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Chapter 40B Meeting With State Officials
On Friday, December 1, 2023, a meeting took place where Steve Stearns spoke on behalf of the residents of Millbury, and Daniel Largesse represented the people of Auburn, Senator Michael Moore, Representative Paul Frost, a delegate from Governor Healey’s office, and multiple officials from the Executive Office of Housing and Livable Communities (EOHLC). The primary aim was to tackle concerns related to Chapter 40B, shedding light on certain developers’ misuse, while addressing widespread misconceptions among local officials and residents, frequently misrepresented as factual despite their inaccuracies.
Chapter 40B Public Hearing Opened And Continued
The public hearing began to fulfill Chapter 40B requirements but was continued, likely due to a discrepancy with M.G.L. c. 40A Section 11, concerning the inadequate notification of 16 "interested parties" (direct abutters within 300 feet of the project) because of inaccuracies in the town records. On November 27, 2023, the town received notice of these errors and subsequently provided the correct information to rectify and update their records, documented within the public hearing records. The prudent decision by the Millbury Board of Appeals and the Town in this circumstance to open and continue the public hearing is commendable.
MassDOT Crash Data
We gathered 1,054,919 MassDOT Crash Data records from January 1, 2018, to November 27, 2023, covering the entire state. Our focus was specifically on incidents near the proposed Chapter 40B Rice Pond Village project. Using GPS coordinates, we plotted these accidents onto a Google Map for visualization (view below). Our analysis revealed significantly more information than what the traffic consultant provided. It's crucial for the traffic consultant to address and clarify these discrepancies and why only one minor accident is included in the updated traffic impact study, when clearly residents and the Millbury Planning Board members identified more accidents during the previous public hearings.
Planning Board Weighs In On Rice Pond Village
Millbury Planning Board members document their concerns that the Chapter 40B Rice Pond Village project could significantly affect the town, and that they are prepared to support the Board of Appeals in assessing its impact and any project conditioning as may be required. We suggest a substantial reduction in the scale of this project or its denial, unless all the concerns mentioned here can be effectively mitigated.
Chapter 40B Comparison Of Density
Steven Venincasa, along with his limited liability corporations in which he holds a controlling stake, possesses 47% of the market share. Should Rice Pond Village receive approval, Steven Venincasa and his numerous LLCs would command 67% of the rental market in Millbury. Such a substantial market control raises concerns. Who sees this as a prudent move? Consider antitrust regulations, market upheavals, and the specter of monopolies in this scenario.
Highland Ridge In Berlin Issued Another Stop Work Order
Steven Venincasa is currently developing the Highland Ridge project in Berlin, Massachusetts, under the limited liability corporation named Homes At Highland Ridge, LLC. However, it seems that there are notable issues, as the Berlin Conservation Commission issued a Stop Work Order. The minutes from the Berlin Conservation Commission meeting outline the challenges encountered and the attempts to mitigate the wetlands protection issues caused by the developer and/or their subcontractor(s).