Rice Pond Village Chapter 40B Initial Public Hearing
Please make a note of this important date: On Wednesday, November 29, 2023, starting at 7:00 PM, the Millbury Board of Appeals will host the inaugural public hearing for the Chapter 40B Rice Pond Village project at the Millbury Memorial Junior/Senior High School located at 12 Martin Street in Millbury, Massachusetts. This proposed development is planned for 17 Rice Road in Millbury, Massachusetts, featuring three buildings each standing 4 stories or more. The project includes a total of 192 apartments, with 25% of them designated as affordable housing in perpetuity and 75% being market-rate units.
To jog memories, the Millbury Planning Board rejected Steven F. Venincasa and James Venincasa's earlier attempt to develop this property, featuring 46 condominium units. The denial stemmed largely from their adament refusal to address public safety concerns, which would be further aggravated by their proposed development plans which is four times greater than the previous proposal.
We want to clarify that our neighborhood and community are not opposed to development. We welcome responsible and sustainable growth that aligns with zoning regulations and prioritizes public safety. Contrary to some misconceptions, we are not NIMBYs (not in my backyard). The developers could have gained approval for their previous project if they had addressed the known public safety concerns, but they chose to ignore our concerns, leading to the denial of the project.
The concerns that plagued the previous project persist and are even more pronounced in this Chapter 40B initiative. The scale of this project is four times larger in both density and size compared to the previous proposal, exacerbating the existing issues. These concerns primarily revolve around public safety, including the insufficient capacity of Rice Road, problems at the intersections of Rice Road with South Main Street and Providence Street (Route 122A), challenges posed by the Providence & Worcester Railroad crossing, the unsuitability of a multifamily development on a minor road according to Suburban II Zoning District regulations, the mismatch between the proposed development's architectural style and the neighborhood, surroundings, and town, and the failure to comply with the design guidelines outlined in Chapter 40B. We’ll get into more specifics during the public hearings.
As residents and members of this community, it is essential for us to concentrate our input on specific topic areas concerning the design and documentation, including the design guidelines outlined in Chapter 40B, Millbury’s Zoning Bylaws, Millbury’s Subdivision Rules and Regulations, and other related regulations.
Health
Safety
Environmental
Design
Open Space
Planning
Other Local Concerns (related to physical development of the site)
Here are essential documents that should be reviewed, studied, and understood prior to the upcoming initial public hearing scheduled for Wednesday, November 29, 2023:
Millbury’s Zoning Bylaws (also review amendments not incorporated)
Millbury’s Subdivision Rules and Regulations (also review amendments not incorporated)
The developers, Steven F. Venincasa and James Venincasa, submitted their Chapter 40B LIP Application under the limited liability corporation name of Rice Pond Village, LLC. However, their application package includes several other limited liability corporation names, such as Whitney Street Home Builders, LLC and SJV Investments, LLC. The application package includes:
Section 5 Signed Letter of Interest from Construction Lender
Section 8 Site Plan (Sheets 1-9, Sheets 10-19, and Sheets 20-27)
In our upcoming blog posts, we will delve into the specifics of this proposed project and all of the legitimate public safety and other concerns with this ill-conceived project. If you haven't subscribed yet, we encourage you to do so in order to stay informed and up-to-date.
The proposed Chapter 40B Rice Pond Village project can be easily assessed using common sense: you can't force a square peg into a round hole. It simply doesn't work. Ignoring the facts and warning signs won't lead to success; instead, it's crucial to deny the project based on these evident issues. While the need for affordable housing is undeniable, this particular location is unsuitable. Affordable housing should enhance a community as an asset, rather than becoming a burden or expense.
There are known credibility issues associated with Steven F. Venincasa, James Venincasa, and their team of engineers and consultants. Some of these credibility concerns have been documented in Millbury's public records. Engaging in one's own due diligence is a valuable practice, emphasizing the importance of questioning statements rather than unquestioningly accepting them at face value. Facts do matter.