Search Results for: 40B

Wellesley Business Buzz; Asaro Bakery & Cafe coming to Church Square; A long way from 40B; Singh’s expands

February 17, 2022 by Bob Brown Leave a Comment

Our round-up of the latest Wellesley, Mass., business news:

Asaro Bakery & Cafe coming to Church Square

Wellesley’s restaurant recovery continues to gain steam. Word is that a business called Asaro Bakery & Cafe plans to open at 32 Church St., in space occupied by Lyn Evans before it moved to 87 Central St.

This new bakery and cafe appears to involve a team that joined forces in the past on a Faneuil Hall retailer.

We hear Asaro aims to open in June, though has plenty of work to do on the space before that.

We welcome more details at theswellesleyreport@gmail.com, and thank you to a Swellesley reader for passing along the tip.

A long way from 40B

The one-time 40B project at 148 Weston Rd. was described back in 2017 by the developer as a great opportunity for Wellesley to boost its affordable housing stock and as an option for empty nesters looking to downsize but stay in town.

A few affordable units will still be made available even though the project is no longer of the 40B variety. But heads were turning this week when listings rolled out for “connoisseurs of the good life” looking to downsize to a $2.8M 2-bedroom condo or $1.5M 1-bedroom condo with nice trails access not far from Linden and Wellesley Square.

Singh’s expands

The Singh family, which runs Singh’s Cafe in Wellesley, has opened Singh’s Dhaba at 1001 Mass Ave., in Cambridge.

The Harvard Crimson has the lowdown on this new North Indian restaurant that focuses on take-out of its tiffin thali lunch boxes.

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Whatever happened to Wellesley’s ex-40B projects on Delanson Circle & Weston Road?

December 31, 2020 by Bob Brown 2 Comments

We’ve had several inquiries lately about what’s going with the fencing and teardowns at Delanson Circle off of Linden Street across from the now mostly empty Wellesley Square commuter rail lot. It’s not surprising that the proposed condo project for that property might have faded from much of the community’s memory given that it’s been in the works for so long and lately out of the spotlight.

delanson dec 2020 — Wellesley’s newest gated community?

2021 delanson teardown — A week later…teardowns full speed ahead

That’s the future site of Wellesley Crossing, a condo development that has been slogging through the town’s approval process since 2017, originally as a 40B proposal that would have given the developer a break on zoning rules in exchange for including a certain percentage of affordable units. It was among a spate of 40B proposals that developers a few years back foisted upon the town, which has since scrambled to address its lack of affordable housing stock per state standards, in part by developing a housing production plan and in part by making progress on a 40R project at Wellesley Office Park. There’s a movement in town now to be more proactive about making housing in Wellesley more affordable and diverse, such as through the Building a Better Wellesley initiative.

We realized this week that we hadn’t written much since mid-2019 about the Delanson project, or another one dubbed Wellesley Park from the same developer at 148 Weston Road and two adjacent properties. At that time we reported on the projects being scaled way down following meetings between the developer, neighbors, and town officials, and Town Meeting blessed the change in May of that year. Per usual, the developer rode into town aiming high—95 units on Delanson—and settling for less (35), and 55 units across five stories on Weston Road, and settling for 28 units across three stories and a separate 2-family building with affordable units.

In our defense, it’s been tough to keep track of these projects. Not that those developing the projects haven’t been visible—they’ve subjected themselves to a seemingly endless gauntlet of meetings with the Planning Board, Design Review Board, Board of Selectmen, Zoning Board of Appeals, and we must be missing others, over the past few years. It’s not uncommon to see the development team, at the end of the longer stages, jokingly bid a “we’ll miss seeing you on Zoom” farewell to board members (as seen just before the 1-hour 30-minute mark of this Nov. 2 Planning Board meeting recorded by Wellesley Media).

But we’re not gluttons for the punishment of sitting through many of those often hours-long affairs. There’s no big payday coming for us at the end of this process as there presumably must still be for the condo project teams.

Developer Victor Sheen and team grinded out a 2-hour meeting with the Zoning Board of Appeals on the Weston Road project on Dec. 8 fresh off a stint at the Design Review Board on Dec. 2. Sheen (who we did reach out to by email for an update) sounded a bit worn out, no doubt from repeating his project development narrative for the umpteenth time.

148 Weston Rd., proposed 40B site in Wellesley — 148 Weston Rd. site

But the developer still was making fresh appeals for assorted relief, this time related to building height (three stories above a garage) and a retaining wall. Sheen mentioned numerous times how much their plans had already been reviewed by others in town, and how what they are asking for is a matter of fitting in with the topography of the location, which is sandwiched between often busy Weston Road and quieter open space used for trails and gardens.

Not surprisingly, the hearing is being continued into early January for more action-packed discussion, with plans to focus on the construction management plan.

Both projects have passed through two major stages with the town. These are the residential incentive overlay (RIO) and project of significant impact (PSI) approval processes, the latter of which entails everything from town infrastructure to traffic concerns, according to Planning Director Don McCauley, who recently gave us a quick status report on the projects.

While the Weston Road project is already in the process of jumping the last big hurdle—site plan approval—at the ZBA, the Delanson project was waiting for an obligatory appeals period to end before it headed there. Once the projects get through the ZBA it shouldn’t be long until construction is in sight.

That would make for big changes on and around Linden Street, where property manager Federal Reality also has a sizeable Linden Square upgrade in mind that would get underway in 2021. One break for residents concerned about the construction, increased traffic and other threats to the character of their neighborhood is that all appears quiet on plans to redevelop the parking lots at the train station, which have largely gone unused since the pandemic emerged except for a series of drive-in movies.

Wellesley’s 40Bs & goodbye trees

September 23, 2019 by Bob Brown 11 Comments

When we last tuned in to the Wellesley 40B real estate development drama, the projects proposed on Stearns Road, Delanson Circle and Weston Road appeared to be moving ahead, albeit not exactly as developers had envisioned. Not that asking for the universe and settling for the moon isn’t standard practice.

The one 40B project that has actually begun to head toward reality is the 44-unit Fieldstone Way condo complex that’s being built on 12 acres of land on Great Plain Avenue near the dump.

Developer Northland Residential (“Recognized for our dedication to the environment, Northland Residential Corporation is a privately owned company which has become one of New England’s premier developers of extraordinary real estate….”) hasn’t responded to our inquiries, so we’ve been unable to get details on their latest plans. But the first real physical evidence of the project moving forward grabbed residents’ attention this week.

Countless trees have been removed, transforming what was previously heavily forested property into what the developers intend to be a haven for empty nesters and others (nests were certainly emptied during this process). A truckload of the fallen trees even made a very special guest appearance at the Climate Strike rally at Wellesley Town Hall on Friday.

fieldstone way

The new look for 135 Great Plain Ave.

135 Great Plain Ave. Wellesley 40B — 135 Great Plain Ave., pre-clear cutting

fieldstone way — Might not be needing the deer crossing sign anymore…

That project’s progress should give hope to developers whose proposals are still making their way through the town’s gauntlet of approvals. Developers who file for 40B projects can gain leeway on zoning rules in exchange for dedicating a portion of units as relatively affordable. Wellesley has been working to up its affordable housing stock to 10% overall, and that would enable it to avoid thwart proposals for developments it deems as inappropriate.

Upcoming Zoning Board of Appeals meetings will address the following projects:

*Cedar Place at 3 Burke Lane (Sept. 24 and Oct. 2, Town Hall, 7:30pm)

*The Crossings at 136-140 Worcester St. (Rte. 9 East), battling back from a project eligibility denial in late 2018 (Oct. 15, Town Hall, 7:30pm)

Wellesley 40B development update: A Stearns talking to, 680 Worcester St. continued, Town Meeting to get its chance

May 4, 2019 by Bob Brown 1 Comment

Stearns Road, Wellesley, near Sprague school and 680 Worcester St — Stearns Road in Wellesley

The Wellesley Zoning Board of appeals earlier this week dealt with two 40B housing proposals, both of which would sit very near Sprague Elementary School (see Wellesley Public Media recording below to watch the meeting). Developers have pounced on Wellesley in recent years with 40B proposals, which give them leeway on zoning rules in exchange for providing a minimum number of relatively affordable units.

The board first handled the 680 Worcester St., project, and decided to continue the public hearing until May 28. Concerns about emergency vehicle access to the Rte. 9 East property sparked a proposal that J. Derenzo Properties lop off the fifth floor, which would reduce the number of units and associated vehicles by a few. Development consultant Geoff Engler expressed openness to such a change, but asked for a few weeks to hash out a response with his client. The 680 project would bring 20 units, including 5 affordable ones, to the hood.

The most disturbing moment of that part of the hearing came when town engineer Dave Hickey referred to the contents of sewage pipes as “product.”

Stearns Road project

Separately, the ZBA heard final public comments on a 40B proposal at 16 Stearns Rd., that will upend the neighborhood on this dead-end street parallel to the Rte. 9 project. I have to admit, when I first visited the site back in the fall of 2017 to produce a Wellesley Public Media report on 40B projects, I figured there was no chance this one would go through despite an overall Massachusetts track record of most deals getting okayed. When I visited, the street looked like something out of another era, with little kids circling me on their bikes under sunny skies. These neighbors don’t have the benefit of a full basketball court or some other such buffer on their property, as say, some development execs do.

The ZBA’s Robert Levy at the start of the meeting on Tuesday gave a recap of the project, which has been discussed before the board over the course of 8 meetings since September. Looking somewhat squeamish, he also delivered a sort of don’t-blame-the-messenger announcement, clarifying that despite any reservations that the board members have about the appropriateness of the locations for the projects discussed, the board’s responsibility is to uphold the rules for these projects. Its only real recourse for blocking projects like these would be if it found there to be serious health or safety issues — something that neighbors have asserted there are. He also warned that if conditions are put on such projects that the developer determines would make the projects economically unviable, the developer could appeal to a state board and get a go-ahead.

As for this project, which would bring 24 units (6 affordable), road use is expected to more than double. There was discussion at the start of the 16 Stearns Rd., hearing about investing in a possible study to consider changes to the road, including a separate lane for pedestrians. Planning consultant Judi Barrett said during the meeting that the project essentially turns the street into its driveway.

As has been the case at all of these Stearns Road hearings, a strong showing from the neighborhood resulted in numerous comments about the project. A neighborhood spokesman had also delivered a lengthy report ahead of the meeting, which ZBA members said they would read. These neighbors have spearheaded a group called Our Affordable Wellesley pushing for what they call friendly 40B projects.

Concerns raised at this past Tuesday’s hearing included those about the effect of having 2 big projects in the same school district, the environmental impact of building such a project next to the former landfill area that is now Sprague field, and how the projects could affect patients at the Newton-Wellesley Center for Alzheimer’s Care on Rte. 9 right near the Sprague school. Nextdoor neighbor Pete Buhler said the density of the project is at the root of most concerns. “When you take the density out of the equation, just about all of the health and safety things… start to fall out of it.”

After one speaker accused the board and developer of dismissing neighbors’ concerns, Engler spoke up. He complemented the neighbors for the work they’ve put in to researching the issues surrounding the project, but also gave the Stearns Road crowd a stern little lecture that included: “If neighborhood concerns were governing or a deciding factor on whether or not affordable housing

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Delanson Circle, Weston Road non-40B condo projects move forward

April 25, 2019 by Bob Brown 3 Comments

The developer of two formerly 40B proposals at Delanson Circle (near the Wellesley Square commuter rail station) and Weston Road (near the community gardens) has scaled back those plans significantly through negotiations with the town and neighbors, and the Board of Selectmen this week approved an agreement to go forward with the projects.

Because Victor Sheen‘s projects are no longer classified as 40Bs, however, a more complex set of additional approvals will be required, including at the Special Town Meeting in May, plus the Design Review Board, Planning Board and Zoning Board of Appeals. 40B projects give developers leeway about adhering to town zoning bylaws in exchange for a certain amount of relatively affordable units, and once they get through the initial gauntlet of approvals, a comprehensive permit smooths the development process. Developers pounced on Wellesley in recent years to exploit the 40B rules because the town lacked a state-required percentage of affordable units — something Wellesley has tried to address via a housing production plan.

Delanson Circle, Wellesley — Delanson Circle

The Delanson Circle project, dubbed Wellesley Crossing, now also includes parts of adjacent Hollis Street in the wake of property purchases there. Overall, this project that first came across the town’s radar in 2017 has shrunk from a proposed 95 units to 35 with no more than 75 bedrooms on Delanson, plus 4 affordable condo units at 12-18 Hollis Street. The original plans would have resulted in 155 bedrooms.

The main Wellesley Crossing complex will consist of 3 stories, plus underground garage. The max height will be 36 feet, matching the residential limit.

The 148 Weston Road project has shrunk from an initial 55-unit 40B project to a non-40B project with 25 condos. The Wellesley Park developer has also reached a life estate agreement to buy adjacent 140 Weston Road, which will become part of the project (for 2 affordable units) once the current owner vacates the home. Like the Delanson Circle project, Wellesley Park will be 3 stories, with an underground garage.

You can view the Wellesley Board of Selectmen’s discussion on the development agreements in this Wellesley Public Media recording, starting at about the 30-minute mark.

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To 40B or not to 40B in Wellesley: Big changes floated for Weston Road, Delanson Circle projects

December 20, 2018 by Bob Brown Leave a Comment

The developers of proposed 40B projects at 148 Weston Road (near the community gardens) and Delanson Circle (off Linden Street) aired non-40B alternatives that would greatly reduce the size of the buildings and number of units. The nearly 30 affordable units included in the original plans to gain the developers possible zoning breaks under the state’s 40B statute would largely go away under the revised scheme for condos to be offered at market rate (i.e., $$$) prices. This would allow developers to still make a profit while providing far fewer 1-, 2- or 3-bedroom units overall.

The plans, making their way through state and town approval processes since 2017, have been criticized by residents and town officials for being too dense for the existing neighborhoods. Concerns include worsening traffic, pedestrian safety and more. Developers have sought to take advantage of Wellesley’s relatively small affordable housing stock under 40B rules in light of many surrounding communities already having safeguards against unfriendly developments in place, and the town has taken steps over the past year or so to gain more control, such as by creating a housing production plan.

Delanson Circle, Wellesley Town officials and neighbors of the proposed 148 Weston Road and Delanson Circle projects have applauded efforts by the developers to drastically revise their projects, though would still like to see smaller buildings and fewer or smaller units. The developers say they have begun receiving OKs from fire and other officials on their original plans, but still are open to revised projects. The Board of Selectmen set in motion on Monday the crafting of possible placeholders on the warrant (regarding amendments to zoning bylaws) to be discussed at this coming spring’s Town Meeting.

“I don’t believe we have the option of avoiding anything” happening at the locations, said Board of Selectmen Chair Jack Morgan. Getting placeholders in place on the warrant will put pressure on the town and developers to move things forward, he said.

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For the Wellesley Crossing project on Delanson Circle, the developer’s proposed changes would include slashing the number of units from 90 to 42 and the number of parking spaces from 132 to 76. Setback space would double and the overall building volume would decrease by 25%. The developers have also snapped up a couple of properties on bordering Hollis Street, and they would used for affordable units as part of the complex. The average size of units under the condo plan would be closer to 1,700-1,800 sq. ft., about double the

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New Wellesley 40B apartment plan in the works

December 19, 2018 by Bob Brown 1 Comment

Developers are pitching a new 40B project on 2 and 3 Burke Lane, which is located near Cedar Street and Rte. 9, behind the Wok restaurant.

The project leaders are seeking to gain site eligibility from the quasi-public MassHousing organization, a precursor to going for a comprehensive permit from the Wellesley Zoning Board of Appeals.

The developers will look to build a mixed-income apartment complex consisting of 16 units, 4 of them affordable as required under the 40B statute that can give developers leniency on zoning rules. Fifteen units will be newly created in a 2.5 story walk-up building sized at 17K-plus square feet. An existing 1880s single-family home will be preserved as a market rate three-bedroom apartment, and an existing accessory unit will be converted to a management office. Amenities at the Cedar Place Apartments would include a fire pit and picnic area. The developers claim the property will be nicely obscured from abutters via existing trees.

The application for site eligibility was filed with MassHousing at the end of November. If all goes as expected for the developer, it will be meeting with the ZBA by May. That could be optimistic given how long some of the existing 40B plans have dragged out over the past couple of years in Wellesley, but then again, maybe we’ve got this process down.

Wellesley has attempted to gain more control over housing development through the creation of a housing production plan, which was approved recently by the state.

A 40B project on Great Plain Avenue recently secured the town’s blessing, and several other projects are weaving their way through the approval process, with the developers of the 148 Weston Road and Delanson Circle projects earlier this week laying out new non-40B options before the Board of Selectmen.

Burke Lane