Woodland Village

See the Comprehensive Permit Application

The Developers of the Woodland Village Affordable Housing project have submitted revised plans for the development to the ZBA. Two sets of plans have been submitted showing two separate options.

Woodland Village – 152 Unit For Sale

About the Project:

Woodland Village is a 152 unit Affordable Housing development proposed in the Town of Hanover by developer Hanover Woods, LLC (John J. Sullivan, Manager). This project is to be constructed on property owned by William J. Murphy, Jr., adjacent to the Route 3 and Route 53 Interchange (located in the Interchange Zoning District). This project would be permitted under Massachusetts General Laws (M.G.L.), Chapter 40B, and 760 Code of Massachusetts Regulations (CMR) 56 (Comprehensive Permits for Low or Moderate Income Housing).

Project Plans and the Permitting Process:

Under Massachusetts General Laws (MGL) Chapter 40B the Hanover Zoning Board of Appeals (ZBA) will be the permit-issuing authority for all local permits required from any local board or agency. Plans depicting the proposed development are available for inspection in the Hanover Department of Municipal Inspections (Planning Office) at Town Hall during normal business hours. The graphics below excerpted from the proposal illustrate the overall project design and location.

Public Hearings:

A Public Hearing was opened by the Hanover Zoning Board of Appeals (ZBA) to hear the developer's proposal for this project on December 28, 2009. At the request of the developer, the Public Hearing was continued to February 8, 2010 and again until March 8, 2010. This meeting was continued to May 10, 2010 pending the outcome of an ongoing appeal by the applicant of the Board's prior determination that "a denial of the permit or the imposition of conditions or requirements would be "Consistent with Local Needs," as that term is defined by the state. This determination provides the Town "safe harbor" from proposed 40B projects which do not address the needs or concerns of the Town.

The applicants appeal was decided by the Housing Appeals Committee on June 21, 2010. According to the HAC decision “The Board may not invoke safe harbor protections since the developer filed its comprehensive permit application on October 22. 2009. The Town of Hanover was certified as in compliance with its approved Housing Production Plan, effective October 29, 2009. But for the Board to invoke safe harbor protections with regard to the developer's application, that compliance must have been established '"as of the date of the Project's application:" 760 CMR 56.03(1). Thus, the question is whether or not the developer’s October 12 submission to the Board of its application without the full filing fee constitutes an application for the purposes of 56.03( 1).5 We agree with the developer that its October 22 submission constitutes an application for such purposes.”

After this decision the Zoning Board of Appeals was required to resume the hearing schedule for this project. On August 23, 2010 the ZBA held a public hearing where the applicant and their engineers presented their proposed project again to the ZBA and to the public. This meeting was continued to September 20, 2010. At this meeting it was determined that two (2) of the members of the ZBA had potential conflicts of interests with this hearing; David Delaney’s father and David Connolly’s wife’s father is an abutter to the proposed Woodland Village Project. The Board of Selectmen has been searching for a new Board member for the ZBA. The applicant’s attorneys and Town Counsel have been in communication concerning this issue and a determination as to who is eligible to vote on this hearing should be made at the next scheduled hearing on December 20, 2010.

Planning

Board Meeting to Discuss Interchange Zoning District:

On October 25, 2010 the Planning Board met informally with Jack Sullivan and Brian Murphy to discuss the Town’s approved Zoning By-law regarding the Interchange District, and the May 2010 Town Meeting Article #60 that proposed changes to this district. At Town Meeting in May 2010 the Town voted to pass the Advisory Committee’s motion on this article that it be referred back to the Planning Board for further study. This meeting on October 25 was to begin that discussion again. Jack Sullivan and Brian Murphy have asked the Planning Board to enter into discussions concerning possible changes to the Interchange Zoning District. These changes include the addition of a residential component as well as some buffer changes to make the property more developable for them. The Planning Board has agreed to discuss these changes with them, but has not agreed to support any of these changes at this time. They met again on November 22. Jack Sullivan gave the Board a list of possible changes which the Board is now considering. They plan to meet again to continue the discussion on December 27, 2010.

If you have any questions regarding this proposed development, the permitting process, Hanover's "safe harbor" status, or proposed Zoning Bylaw amendments please call the Assistant Town Planner in the Department of Municipal Inspections at (781) 826-7641.

To view the full (original) legal notice for this hearing, click here.
To view the letter issued by the Zoning Board of Appeals to the developer regarding the Town's "safe harbor" status, click here.
To view the letter from the Massachusetts Department of Housing and Community Development (DHCD) regarding Hanover's "safe harbor" status, click here.
To view the full Interlocutory Decision regarding Hanover Woods LLC filed by the Commonwealth of Massachusetts Housing Appeals Committee on June 21, 2010 click here.

Timeline of Events of the Woodland Village project with links to pertinent documents.

DATE	EVENT
OCTOBER 2008	Town submits comments to Mass Housing concerning Site eligibility application.
August 27, 2009	Woodland Village receives Mass Housing Project Eligibility Approval Letter
October 22, 2009	Woodland Village Application Received by ZBA with check for $8,500 and letter contesting the application fees.
October 26, 2009	Town Planner sends copies of Woodland Village plans to Town Boards and Depts for review.
November 3, 2009	ZBA sends letter to Woodland Village that they cannot accept their application without the full filing fees.
November 4, 2009	Comments received by ZBA from Doug Billings- Water Dept.
November 24, 2009	Hanover receives letter from DHCD confirming Hanover’s compliance with the Affordable Housing Plan from October 29, 2009 until October 28, 2011.
December 3, 2009	ZBA sends letter to Woodland Village stating they are in compliance with DHCD SHI.
December 3, 2009	Applicant sends in $29,500 check with letter objecting to fees and reserving right to appeal them for refund.
December 14, 2009	Selectmen send letter to ZBA with their review of the project
December 17, 2009	Woodland Village files appeal to Department of Housing and Community Development (DHCD).
December 22, 2009	Conservation Commission letter of review received.
December 23, 2009	Request from Woodland Village to continue hearing scheduled for December 28.
December 23, 2009	Review from W. Sweeney – Police Dept.
December 24, 2009	Review from B. Stone – Fire Dept.
December 28, 2009	ZBA Public Hearing Notice
December 28, 2009	Letter received from Jean Murphy (Abutter) with concerns about project.
December 28, 2009	Scheduled ZBA hearing – Letter sent to Woodland Village with amount needed for posting and mailing – Meeting rescheduled to February 8, 2010 at applicant’s request.
January 7, 2010	Town Counsel responds to applicant’s DHCD appeal.
January 12, 2010	Applicant responds to Town Counsel’s response.
February 2, 2010	Letter to ZBA from DHCD that case needs to go to Housing Appeals Committee (HAC)
February 3, 2010	Letter from applicant requesting continuance of February 8, 2010 hearing until March 1 or after
February 8, 2010	Scheduled ZBA hearing – continued until March 8, 2010.
February 25, 2010	Applicant files initial pleading with HAC.
March 1, 2010	Letter from HAC to ZBA informing them of initial pleading by applicant.
March 2, 2010	Letter from Town Counsel to Selectmen in response to their request for information.
March 3, 2010	Letter from applicant indicating they will not be at March 8 hearing and consider to be in a stay until HAC decision.
March 4, 2010	Town Counsel submits Notice of Appearance to HAC.
March 5, 2010	Con Com sends reminder letter to applicant about Con Com issues
March 8, 2010	Scheduled ZBA hearing – Continued to May 10, 2010.
April 29, 2010	Town Counsel submits motion for extension to file briefs to May 12, 2010 to HAC.
May 10, 2010	Scheduled ZBA hearing – continued until June 14, 2010.
May 17, 2010	Town Counsel files brief with HAC.
May 18, 2010	Applicant files brief with HAC.
May 21, 2010	Town Counsel sends Town Planner a copy of the brief submitted by Hanover Woods LLC.
June 14, 2010	Scheduled ZBA hearing – continued until July 28, 2010
June 21, 2010	HAC issues decision – Upholds fees, denies “safe harbor” – The applicant is responsible for the full fees, but the Town must accept the application as of the filing date.
July 26, 2010	Zoning Board of Appeals Public hearing opened on the Woodland Village Comprehensive Permit Application.
August 4, 2010	ZBA sends notification to abutters about continuation of Woodland Village hearing to August 23, 2010.
August 23, 2010	Continuation of ZBA’s Public Hearing on Woodland Village.
September 20, 2010	Continuation of ZBA’s Public Hearing on Woodland Village.
October 5, 2010	Zoning Board of Appeals receives approval from MHP for technical assistance.
October 18, 2010	ZBA opens meeting and votes to continue the public hearing on Woodland Village to November 15, 2010.
November 15, 2010	Continuation of ZBA’s Public Hearing on Woodland Village. Motion is made and accepted to continue the public hearing on Woodland Village to December 20, 2010.
4-15-11	Developer submits revised plans for 152 units of for sale housing
5-6-11	Developer submits revised plans for 252 units of rental housing
5-13-11	Jacobs Engineering submits traffic study peer review
May 23, 2011	Developer's response to peer review of traffic study
June 13, 2011	Response to Comprehensive Environmental Incorporated (CEI) Review of Site Plan , dated May 18, 2011: Letter from Hanover Woods; Figure A; Figure B
June 13, 2011	Conservation Commission's Comments on Woodland Village Project
September 28, 2011	Decision on Woodland Village Comprehensive Permit filed with Town Clerk.
October 18, 2011	Hanover Woods, LLC's Appeal of Comprehensive Permit with Conditions and Motion for Reduction in Filing Fee
October 28, 2011	Environmental Notification Form Submitted to MEPA ENF Plans 1 ENF Plans 2
December 9, 2011	Applicant submits letter of Change of Notice to the HAC.
December 27, 2011	Letter to MEPA
December 29, 2011	ZBA Opposition to Notice of Change in Applicant's Proposal 11/4 Hanover Woods
March 14, 2012	Ruling on Notice of Project Change for Woodland Village
April 4, 2012	Public Hearing at 7:45 p.m., Large First Floor Hearing Room - Hearing Notice
March 22, 2012	Hanover Woods LLC submission of 200 Unit Comprehensive Permit Plan
April 12, 2012	Vanasse & Associates Traffic Impact Assessment Connery Associates Impact Report
April 24, 2012	Con Com Revised 40B Letter to ZBA
April 24, 2012	Comprehensive Environmental Inc. Modification Review
April 24, 2012	Jacobs Traffic Review
April 25, 2012	DPW Memo to ZBA
April 25, 2012	At 7:45 p.m., Large First Floor Hearing Room - Continuation of public hearing on 200 unit plan.
April 25, 2012	Barbara Stone, Hanover Fire Department comments
April 26, 2012	Vanasse & Associates Response to Review Comments
May 4, 2012	McKenzie Engineer Group, Inc. Response to Town Review Comments
May 4, 2012	Grading Plans 1, 2, 3, 4, 5
May 15, 2012	At 7:45 p.m., Large First Floor Hearing Room - Continuation of public hearing on 200 unit plan.
June 11, 2012	7:45 p.m. – Continuation of public hearing for Woodland Village

"Woodland Village" Project Plans & Details:

Architect's Rendering of the Front Facade for all four (4) proposed 3-story (24 unit) buildings.

Architect's Rendering of the Front and Left End Facades for all proposed 2-story townhouse style buildings (typical).

Location of Woodland Village off Woodland Drive, Washington Street and Webster Street.

Location of Woodland Village off Woodland Drive and Blue Spruce Way.

Proposed Development Plans for "Woodland Village" adjacent to existing homes and neighborhoods.

Proposed Development Plans for "Woodland Village" adjacent to existing homes and neighborhoods. Major development components are labeled.

(Note: This plan is rotated from the above images for convenience.)

For More Information:

If you have any questions regarding this proposed development or the permitting process please call the Assistant Town Administrator/Town Planner in the Department of Municipal Inspections at (781) 826-7641.