Housing Appeals Committee & other Court Cases

Including SJC Cases

Listed Chronologically by Date

Shortcut to Year
2004
Date
Appellant
Appelle/Community
Decision #
Case Summary
HAC Decision
Subseq. Court Action
Upheld Overturned
9/13/71 Country Village Corporation Hanover ZBA 70-03 1) 88 units – acres
2) Limited Dividend organization defined
3) Sewage and drainage plans must comply with state code require plans for sewage and drainage unreasonable
4) Determination of site eligibility (SJC Case)
 . X 363 Mass. 339
11/19/71 Concord Homeowning Corporation Concord ZBA 71-01 1) 60 units - 55 acres . X 363 Mass. 339
7/27/72 Elio Di Biase & Ugo Di Biase as they are Trustees of the Riverside Realty Trust Chelmsford ZBA 72-01 No case summary available . X .
8/27/73 Bedford Town, Inc. Bedford ZBA 72-07 No case summary available . X .
8/27/73 Dartmouth West Housing Associates Dartmouth ZBA 71-04 1) 496 Units
2) Less than majority of HAC members
3) In case of ZBA denial issue becomes “Consistent With Local Needs” 3 criteria 1 ½% + .3 land
4) JV Language- intent of venture to be a limited dividend Corp. within the meaning of Sec. 21
5) Completion of final plans and why not require @ time of application
6) Land under water calculation 1 ½% + .3% marshes - swamps 		. X .
8/27/73 Lexington Inter Faith Corporation Lexington ZBA 72-11 1) 6 units . X .
2/13/74 Inter Faith Housing Corporation Gardner ZBA 72-05 1) Schools - ZBA cannot deny due to impact . X .
2/13/74 Orlando Todino, trustee of Glen Realty Trust Woburn ZBA 72-04 1) 132 units
2) Scattered lots
3) HAC upheld ZBA decision
 X . .
2/13/74 Waltham Housing Authority Waltham ZBA 72-06 1) 24 units - 3.1 acres . X .
2/13/74 Whitman Housing Associates Weymouth ZBA 73-01 1) 150 units – 9 acres
2) Multi-Family in single-family zone
3) Other property zoned appropriately (Gardner Decision)
4) HUD 236 Program
5) Elderly need for affd. Housing considered sep. from all affd. Housing
 . X .
2/13/74 Wilson Street Trust Norwood ZBA 71-06 1) 150 units-9.1 acres
2) Standing with option (see Dartmouth)
3) SJC decision to outweigh the need for housing v. safety, health, etc.
4) School Impact-Statute does not recognize such impact as a ground for sustaining the denial of a comprehensive permit
5) Traffic
 . X .
2/13/74 Woodcrest Village Associates (Maynard Development Associates) Maynard ZBA 72-13

1) 156 units-16.1 acres
2) 12 HAC Hearings
3) Adequacy of plans
4) Consistent with local needs (see Dartmouth West)
5) Sec 23 – word “reasonable” and consistent with local needs denied by the SJC as surplus verbage
6) Sewage extension plans are adequate at comprehensive permit stage (see Country Village drainage and sewer plans)
7) School impact – statute does not recognize
8) SJC Case
9) Limited Dividend Organ.

. X 370 Mass. 64
4/22/74 Whitman Housing Associates Weymouth ZBA 73-01 Decision . X .
4/22/74 Woodcrest Village Associates Maynard ZBA 72-13 1) 156 Units on 16.1 acres
2) Limited dividend
3) Complete plans not required.
4) Statutory Criteria 10%-1 ½% or .3%
5) Decision reasons for denial not part of record
6) Water Pressure
7) School Impact
8) MEPA
 . X .
5/10/74 Planning Office for Urban Affairs, Inc. Beverly ZBA 73-04 1) 104 units - 14 acres . X .
5/10/74 Elio Di Biase & Ugo Di Biase as they are Trustees of the Riverside Realty Trust Chelmsford ZBA g72-01 1) 449 units - 48 acres . X 370 Mass. 90
7/18/74 Acton Housing Authority Acton ZBA 72-09 1) Review Completed . X .
7/18/74 Hancock Bank & Trust Co. and Westborough Country Village Company Westborough ZBA 72-08 No case summary available . X .
8/5/74 Community Development Co. of Billerica Billerica ZBA 72-12 1) 240 units . X .
8/5/74 T/D/B/ Realty Trust Northbridge ZBA 71-05 1) 150 units
2) School impact not to be considered
 . X .
8/29/74 Planning Office for Urban Affairs Lexington ZBA 73-03 1) 16 units - 225 acres . X .
9/25/74 Hadley West Associates Haverhill ZBA 74-02 1) 242 units – 18.48 acres
2) Right to the into sewer
3) School impact – irrelevant		 . X .
1/23/75 Auburndale Gardens, Inc. Newton ZBA 74-05 1) 140 units – 10 acres
2) Motion to intervene allowed
 . X .
3/14/75 Hayward Pond Park, Inc. Concord ZBA 74-04 1) 58 units
2) Motion to intervene allowed
 . X .
3/14/75 Planning Office for Urban Affairs Scituate ZBA 73-02 1) 40 units
2) Title
3) Sewer
4) Traffic
5) Building design
 . X .
4/1/75 Pioneer Home Sponsors, Inc. Northhampton ZBA 74-01 1) 170 units – 17.6 acres
2) Community at 10%
3) HAC supports denial of ZBA
 X . .
5/5/75 Planning Office for Urban Affairs N. Andover ZBA 74-03 1) 230 units – 31 acres
2) HAC “De Novo” – new info allowed
 . X Citation 4 Mass. App. Ct. 676
7/8/75 Hugh W. Browne, Tr. Walpole ZBA 75-01 1) 252 units-37 acres
2) Adequacy of plans
3) ZBA cannot deny upon grounds the development would impose additional costs for sewer & drainage
4) Developer cannot be held responsible for town’s deficient drainage system
. X .
7/8/75 Millhaus Trust of Upton Upton ZBA 74-08 1) 65 units rehab-5 acres
2) Density
3) Industrial v. residential use
4) Water pressure-Fire use
. X .
12/2/75 Revere Housing Authority Revere ZBA 74-10 No case summary available . X .
12/3/75 Robinwood, Inc. Rockland ZBA 72-03 1) 304 units – 20.6 acres
2) HAC approved 104 units
 . X .
8/23/76 Forty Eight Company Westfield ZBA 75-06 1) 175 units – 7.2 acres
2) Industrial area
3) Propane gas storage
4) HAC supports ZBA denial
 X . .
8/23/76 Pond View Glen Associates Melrose ZBA 75-05 1) 114 units – 6.18 acres
2) Master plan consideration
3) HAC decision affirmed
 . X .
11/20/78 Lewis S. Gordon d/b/a Lewis S. Gordon Senior Citizens Apartments Dennis ZBA 78-01 1) 64 units – 7.4 acres
2) FMHA
 . X .
12/4/78 Saugus Commons Associates Saugus ZBA 77-04 1) 266 units-264 acres
2) Reasonable-surplus verbage
3) Sewer moratorium
4) Approvals subsequent to ZBA decision
5) HAC case on hold
6) Sewer beyond control of the town
7) Denial of building permit “Nuisance Factor”
 . X .
1/9/81 Riverboat Associates South Hadley ZBA 80-10 1) 170 units rental - 16.5 acres . X .
3/4/81 Cedar Street Associates Wellesley ZBA 79-05 1) 16 units – 1.25 acres
2) MHFA programs qualify under 40B – tenanted by persons of various
3) Comprehensive Permit not spot zoning
4) MHFA – site approval carries great weight
5) Supreme Court
6) SJC (Ardmore Decision)
 . X

Citation 385 Mass. 651

Citation 436 Mass. 811
6/15/81 Raymond Daddario Greenfield ZBA 80-03 1) 60 units, 10 acres
2) Farmers Home Loan
3) Limited Dividend defined
4) Intervention denied
5) Site eligibility not required
6) Appeal to Superior & Appeals
7) Superior Ct. to SSC
 . X .
6/22/81 Carroll Center for the Blind Newton ZBA 80-13 Decision X . .
10/20/81 Dartmouth Crossroads Associates & Claremont Co., Inc. Dartmouth ZBA 80-12 1) Planning concerns are or are not sufficient to outweigh the need
2) Impact on schools		 . X .
4/1/82 Adams Housing Authority Adams ZBA 81-09 No case summary available . X .
4/30/82 Sherwood Estates Peabody ZBA 80-11 1) Project before HAC is different thru ZBA application motion to remand to ZBA denied. Changes not substantial.
2) Grade and length of access road constitutes a planning defect
3) ZBA decision is upheld by HAC
4) Affirmed Essex Superior Court No. 82-1114, 4-30-82		 X . .
6/1/82 Berkshire East Associates Huntington ZBA 80-14 1) 44 units – FMHA
2) Town believes 10% reached
3) Complete drainage plans not required
4) Financial burden to the town for fire protection outweighs the need for affordable housing
5) HAC supports the denial of the ZBA		 X . .
6/30/82 Milton Commons Associates Milton ZBA 14 Mass. App. Ct. 111 SJC Case
1) Constructive Approval		 . X .
8/20/82 Harbor Glen Associates Hingham ZBA 80-06 No case summary available X . .
3/1/83 Brown Street Associates Attleboro ZBA 82-02 1) 140 units – 8.2 acres
2) Uneconomic conditions, reduction of units from 140 to 70
3) HAC upholds ZBA decision		 X . .
3/21/83 South Norfolk Elderly Housing Services, Inc. Sharon ZBA 82-09 1) 99 units – 14 acres
2) Undesirable concentration of elderly
3) Adequacy of design
4) HAC amends conditions
5) Subsequent HAC amendment		 . X .
3/28/8 Medway Housing Authority By Its Agent John M. Corcoran d/b/a John m. Corcoran Co. Medway ZBA 82-07 1) 100 units – turnkey 7.81 acres
2) Approval with 22 conditions rendering approval uneconomic
3) Suggested finding of fact		 . X .
8/4/83 Billerica Housing Authority Billerica ZBA 83-02 1) 33 units “667” rental program
2) A condition cannot contain a condition subsequent which nullifies it		 X . .
2/2/84 Millbury Housing Authority Millbury ZBA 83-05 1) 6 units – Rental 705 Program
2) On site lighting		 X . .
6/5/84 Watertown Housing Authority Watertown ZBA 83-08 1) Intent of Legislature . X .
4/9/85 Shamray Limited Partnership Raynham ZBA 84-01 1) 34 units . X .
7/22/85 Methuen Housing Authority By Its Agent Lanam Development Methuen ZBA 84-02 1) 42 units – 5.7 acres
2) Intervention		 . X .
8/26/85 Quadruplex Housing, Inc. Kingston ZBA 85-01 1) 20 units
2) FMHA		 . X .
10/28/85 Saugus Housing Authority Saugus ZBA 85-02 No case summary available . X .
11/22/85 Line Street Associates Southampton ZBA 83-06 1) 24 units – 25 acres
2) FRHM
3) .03% or 10 acres
4) Aquifer
5) Water from an abutting town		 . X .
12/23/85 Bittersweet Associates Limited Partnership Randolph ZBA 85-10 No case summary available . X .
3/25/87 Crossroads Housing Partnership Barnstable ZBA 86-12 1) 58 Units – 7 Acres
2) Standing issue must be addressed during hearings 31.01 (1)		 . X .
4/8/87 The Ledges of Peabody Apts. Associates Limited Partnership Peabody ZBA 86-07 1) 165 units – 16.5 acres – HOP
2) Motion to intervene denied		 . X .
10/5/87 Douglas Lebel & Jeffrey A. Sollows, Stoneybrook Village, Inc. Barnstable ZBA 87-11 1) Permit subject to approval from another board (sewer) X . .
10/9/87 Barnstable Housing Authority Barnstable ZBA 86-17 1) 20 units
2) Mentally ill occupants		 . X .
4/8/88 Mill Valley Limited Partnership Amherst ZBA 86-25 1) 164 units
2) Uneconomic reducing to 82 units
3) Density
4) Number of conditions beyond the spirit/intent of law
5) Conditions post permit
6) HAC modified conditions		 . X .
5/11/88 Ludlow Housing Authority Ludlow ZBA 87-09 1) 2 appeals simultaneously . X .
6/15/88 Georgetown Housing Authority Georgetown ZBA 87-08 1) Approval of Comprehensive Permit
2) Rescission of approval		 . X .
8/23/88 Merrimac Meadows Corp. Tewksbury ZBA 87-10 1) 241 units – 39 acres
2) HOP Program
3) Construction approval
4) “De Novo” issue
5) Traffic		 . X .
8/25/88 Wrentham Housing Authority Wrentham ZBA 87-21 1) 30 units
2) ZBA requires sprinklers (uneconomic)
3) Municipal obligation to correct water supply
4) Affirmed Superior Court		 . X .
9/15/88 Haverhll Green Associates Limited Partnership Haverhill ZBA 87-14 1) 324 units – 12.5 acres
2) Water supply
3) Drainage
4) Traffic
5) Density
6) School impact		 . X .
10/19/88 Silver Tree Limited Partnership Taunton ZBA 86-19 1) 516 units – 114 acres total; 50 acres buildable
2) Interdocutory (Introductory) appeals
3) Municipal responsibility to provide safe streets and infrastructure 760 CMR 31.06 (4) and adequate school facilities
4) School burden
5) Consideration of a master plan
6) Density calculation 7.3 units per acre 		. X .
12/15/88 Hamilton Housing Authority Hamilton ZBA 86-21 No case summary available . X .
5/2/89 West Boylston Housing Authority West Boylston ZBA 88-22 1) Hazardous Waste
2) Density-From 40 to 29 overruled
3) Approval of conditions. Burden of proof. Uneconomic
4) BOH – Not proven health concerns overrides the need.
5) Reasonableness in view of housing needs.
6) Uneconomic conditions 		X . .
5/3/89 Edwin L. Peterson and Lawrence M. Hallaran, Trustees of Shorebrook Trust Yarmouth ZBA 88-11 1) 64 units – 3.2 acres
2) HOP Program
3) Conditions uneconomic – 25 units approved
4) HAC approved 47 units
5) Yarmouth ZBA appeals to Barnstable Superior Court 12/29/89		 . X .
10/12/89 South Hadley Housing Authority South Hadley ZBA 88-16 1) 18 units – “705” Rental
2) Reduction to 12 units		 X . .
10/12/89 Telamos, Inc. Chelmsford ZBA 88-23 No case summary available . X .
12/18/89 Lee Housing Authority Lee ZBA 89-08 1) 16 Units
2) Development close to quarry – safety concern
3) Town alleges in excess of 10%
• Must be under state or Federal program
• Income limitations
• Lock in period (deed restrictions)
4) Sewer moratorium
• Power to overide
5) Town meeting vote
• Power to overide		 . X .
5/9/90 H.T.C. Inc. Merrimac ZBA 89-10 1) 44 units reduced to 20 units
2) Town to sign curb cut permits, sewer & water
3) Appealed to Essex Superior Court No. 91-1255, 2/6/92		 . X .
6/20/90 Abington Housing Authority Abington ZBA 89-38 1) 77 units - 4 scattered sites X . .
6/20/90 Commons At Westwood, Inc. Westwood ZBA 89-47 1) LIP Program
2) 100 Single Family Homes
3) Extend time limit for commencement of const.
4) Changes to conditions
5) Insubstantial change		 . X .
6/20/90 Wilmington Arboretum Apts. Associates Limited Partnership Wilmington ZBA 87-17 1) 204 apts.-22.49 acres
2) 80/20 Teller Program
3) Intervention-sewer, water boards
4) Findings why town by laws impact affordable housing
5) Sewer extension uneconomic
6) Local Board committee can order sewer & water connection		 . X .
9/19/90 Mayflower On The Bay Realty Trust Plymouth ZBA 89-42 1) 80 units – 12 acres
2) Amend Comp. Permit
3) HAC upheld ZBA decision		 X . .
11/14/90 Wayne Walega & Richard Walega d/b/a/ Richway Associates Acushnet ZBA 89-17 1) Hazardous Waste
2) Density-From 40 to 29 overruled
3) Approval with conditions Burdens of proof uneconomic
4) BOH- Not proven health concerns overrides the need
5) Reasonableness in view of Housing Needs
6) Uneconomic 		. X .
11/14/90 Wheelock Grant Corp. Westwood ZBA 90-04 1) Extend time limit for construction . X .
1/16/91 Sheridan Development Corp. Tewksbury ZBA 89-46 1) HOP Program Single-Family 25 Lots-11.9 acres- 2.1 units per acre-
2) Reasons for denial:
a. Valid health, safety, environmental or other concern which supports the denial
b. That such concern outweighs the regional need for housing
3) Role of Board of Health
4) Condition-sign plans by pro.		 . X 00-P-245
3/20/91 H.T.C. Inc. Merrimac ZBA 89-10 1) 44 units – HOP
2) Amend Comp. Permit		 . X .
3/20/91 Stoneham Heights Limited Partnership Stoneham ZBA 87-04 1) 153 units – Sharp Rental or HOP Condominiums
2) MHFA Site Eligibility Letter covers both Sharp & HOP
3) MHFA rebuts HOP eligibility
4) Limited Dividend Organization eligible to receive funding (Hanover v. HAC)
5) HAC review not limited to jurisdiction of HAC
6) Funding is a concern of the HAC
7) Distinguish between “standing & jurisdiction”
8) Upheld ZBA decision		 X . .
3/20/91 Tetiquet River Village, Inc. Raynham ZBA 88-31 1) HOP-Single Family
2) ZBA decision upheld
3) Developer not represented by counsel.
4) Application requirements-not rigid or mandatory
5) Signed plans
6) Not required to go to the expense of completing plans		 X . .
6/12/91 Spencer Livingstone Assoc. Ltd. Partnership Medfield ZBA 90-01 1) 14 units (R-dal)
2) Sight distance
3) Fire access- cul-sac turning radius
4) Leaching catch basins		 . X .
9/19/91 Groton Housing Authority Groton ZBA 91-07 1) 25 units
2) Waiver list
3) Looped water system		 . X .
11/12/91 G.P. Affordable Homes Corp. Falmouth ZBA 89-24 1) 20 single family on 5.7 acres
2) HOP Program
3) Length of cul-de-sac
4) Environmental impact to brackish pond
5) Inconsistency of regulations of subsidized and non-subsidized units		 . X .
11/18/91 KSM Trust Pembroke ZBA 91-02 1) 38 units 4.7 acres-8.5 units per acre Teller Program
2) de novo – The committee can only base its decision on the issues raised during the de novo hearing and not reasons raised by the board in the ZBA decision
3) Master plans considerable weight by HAC		 . X .
11/18/91 Oxford Housing Authority Oxford ZBA 90-12 1) 72 Units- 13 acres
2) Adequacy of plans
3) Drainage Plans-Submittal
4) Septic System Plans 		. X .
1/23/92 Billerica Development Corporation Billerica ZBA 87-23 1) 80 units-8.7acres HOP Program
2) HOP is an eligible 40B housing program
3) Traffic
4) Density- Does not have to match neighborhood for sound planning
5) Drainage- Pre and Post flows preliminary plans
6) Hydro geologist report not required
7) Limited Dividend Corp
8) Site eligibility letter not required at time of submission		 . X .
1/23/92 Hamlet Development Corp. Hopedale ZBA 90-03 1) 60 units – HOP
2) 28 acres
3) Proximity to airport
4) HAC upheld ZBA decision		 X . .
4/2/92 Cooperative Alliance of Massachusetts Taunton ZBA 90-05 1) Water tank makes development uneconomical
2) 200Town House units – 32 acres
3) Developers failure to appeal an original condition does not bar it from doing so later
4) Defining uneconomic		 . X .
6/25/92 CMA, Inc. Westborough ZBA 89-25 1) 180 units 80/20 teller 10.3 acres
2) MHFA-site letter # of assurances
3) MHFA-site letter approval-reduces fundability issues (Hanover)
4) Redesign from scratch
5) Application List – Guidance
6) Final plans
7) Waivers – Not necessary to justify
8) No remand		 . X .
6/25/92 John Owens, et al Belmont ZBA 89-21 1) HOP Program-10 units(duplex)-1/2 acre 20 du per acre
2) Remand
3) Appeal of 6 units
4) Well crafted decision
5) Appellant-pro se
6) Change of subsidy program
7) Town legal fees		 . X .
6/25/92 Lexington Ridge Associates Lexington ZBA 90-13 1) 18 acres – 198 units
2) 80/20 Teller Program
3) Middlesex Superior Court
4) Uneconomic conditions
5) 32 conditions unusually high
6) Units be maintained as rental
7) Affd. units in perpetuity
8) Prohibits condo conversion
9) ZBA decision upheld		 X . .
9/24/92 Capital Site Management Associates Limited Partnership Wellesley ZBA 89-15 1) 56 units – 2.7 acres (12.1 per)
2) HOP Program
3) Remanded by HAC to ZBA – Substantial changes, reduced to 33 units
4) Fire hazards
5) Traffic – site distance
6) Children – site hazards
7) Economic viability – not within HAC purview 		. X .
9/24/92 Thayer Place Housing Associates Limited Partnership Deerfield ZBA 91-13 1) 24 units – Farmers Home . X .
9/28/92 Wilmington Arboretum Apts. Assoc. Ltd. Partnership Wilmington ZBA 87-17 1) Transfer of permit . X .
12/3/92 Northern Middlesex Housing Associates Billerica ZBA 89-48 1) SHARP Rental
2) 118 units – 8.6 acres
3) ZBA reduced to 80 units
4) Local by-laws rules & regs are frozen at time of Comprehensive Application
5) Noise standards (HUD)		 . X .
1/27/93 Mapleleaf Development Associates Haverhill ZBA 88-14 1) 120 units – 14 acres
2) HOP Program
3) Adequate water supply
4) City cannot fail to remedy condition as a denial for Comp. Permit 760 CMR 31.06 (8)
5) Density of 8.5 per acre is not a density problem		 . X .
6/14/93 Ipswich Housing Authority Ipswich ZBA 91-01 1) 20 units – 3 acres – 705 Housing Program
2) On site leaching vs. septic
3) Uneconomic
4) Other boards – (HAC) must consider ZBA decision not recommendation of the other boards
5) Fire Truck – cul de sac turning		 . X .
6/14/93 Woodland Heights Partnership Bourne ZBA 91-06 1) 40 units – 7.6 acres
2) Teller – rental
3) Within zone of contribution		 . X .
7/28/93 Canton Housing Authority Canton ZBA 91-12 Decision . X .
8/4/93 Anglewood Housing Development Limited Partnership Kingston ZBA 90-06 1) Interim Order X . .
9/23/93 Little Hios Realty Trust Plymouth ZBA 92-02 1) Conventional 70 acres – 404 houses
2) LIP 81 units on 1 acre lots
3) Safety hazards from traffic
4) LIP approval withdrawn project no longer eligible		 X . .
10/12/93 Northern Middlesex Housing Associates Billerica ZBA 89-48 Memorandum on Remand . . .
10/13/93 L. Martin Johnson Wareham ZBA 92-05 1) 40 units – 8.8 acres
2) LIP Program
3) Move to intervene
4) Selectman withdraw LIP Approval
5) HAC supports ZBA denial		 X . .
12/8/93 Albro/Southborough Limited Partnership Southborough ZBA 92-06 1) Extension to comp permit
2) Extension of commencement of construction
3) 170 units – 54 acres HOP Program		 . X .
12/8/93 Red Gate Road Realty Trust Tyngsborough ZBA 93-01 1) HOP Program Condominium
2) Extending permit time to commence construction
3) Consistent with local needs
4) Purpose of 40 B v 40 A
5) Extended for 18 months		 . X .
2/16/94 Southbridge Housing Authority Southbridge ZBA 91-09 No case summary available . X .
6/28/94 An. Co. Inc. Haverhill ZBA 90-11 1) HOP Program private HOP
2) 120 Units (30) Duplex; (15) Quadreplex
3) 28.9 Acres
4) Co-Developers AN. Co. Haverhill Fairways
5) Limited Dividend Corp.
6) 40’ Frontage
7) Intervention
8) Down Stream Flooding
9) Zero increase rate for new impervious surface.
10) History & function of site eligibility letter		 . X .
2/28/95 Matthew A. Welch Easton ZBA 94-06 1) Correct deficiency bodies X . .
9/7/95 CSR Management Inc. Yarmouth ZBA 95-01 No case summary available . X .
9/15/95 Anglewood Housing Development Kingston ZBA 90-06 1) Agreement for judgement X . .
10/2/95 Anglewood Housing Development Limited Partnership Kingston ZBA 90-06 1) Application for 39 SF 12 then 25
2) Water fee $500 per unit approved		 . X .
3/21/96 Hastings Village, Inc. Wellesley ZBA 95-05 1) How NEF can be eligible funding service
2) 25% be low income (pg. 11)
3) Regulatory Agreement
4) NEF is a Federal Program
5) Eligibility Letter- What is required.		 X .  
9/12/96 Anglewood Housing Development Limited Partnership Kingston ZBA 90-06 1) Frontage (50’) and set back
2) Plans ruling
3) Substantial change		 . X .
9/26/96 Shamrock Construction Whitman ZBA 96-02 1) HOP Program
2) Stipulation – entry for judgment
3) Project change to change utilities above ground		 X . .
9/26/96 Southbridge Housing Authority Southbridge ZBA 91-09 1) Remanded by Superior Court
2) 12 units rental “705”		 . X .
1/8/98 Hastings Village, Inc. Wellesley ZBA 95-05 1) Intervene will not be affected in a manner different from other town residents
2) Application 52 apts. Approved 32, 2.19 acres
3) Not best design –Not a HAC issue
4) Return on investment
5) Developer’s fee
6) Because some smaller affordable developments could be built does not mean developers proposal should not be approved
7) Developer has a right to present its own proposal and neither the board or abutters “redesign the project from scratch” also CMA v. Westborough
8) Uneconomic
9) Density 24 Du per acre
10) Limited Dividend status		 . X .
10/9/98 An Co. Inc. Haverhill ZBA 90-11 1) Transfer of Permit . X .
3/5/99 Stuborn Limited Partnership Barnstable ZBA 98-01 1) NEF is an eligible funding source (40 B) . X .
5/24/99 Cedar Holding, Inc. Dartmouth ZBA 98-02 1) Elder’s Choice Program
2) Neighborhood-ask to intervene
3) Matters to be addressed by subsidizing agency (MHFA)
4) Agreement for judgment		 . X .
5/24/99 Cedars Holding Inc. Dartmouth ZBA 98-02 1) Agreement for judgment for Comp. Per.
2) Abutters interest greater than that of the Community at large
3) Neighborhood valued		 . X .
10/18/99 Messenger Street Plainville Senior Housing Development Partnership Plainville ZBA 99-02 1) 84 Rental
2) MHFA 80/20
3) Opening of hearing
4) Water Commissioner file $40,000
5) ZBA decision is consistent with local needs.		 X . .
8/12/00 Dexter Street, LLC North Attleboro ZBA 00-01 1) Flood plain issues
2) Municipal Services		 . X .
6/28/01 Farm Street Trust Dover ZBA 01-01 1) Unbuildable lots X . .
6/28/01 Woodridge Realty Trust Ipswich ZBA 00-04 1) 2-Lots
2) Application recommends applied common sense not technical manner
3) Completion of plans
4) Preliminary subdivision plan definition
5) Right to cure 60 days
6) Defining open space
7) Window of affordability 70-80%		 . X .
9/27/01 Drumlin Development, LLC Sudbury ZBA 01-03 1) 45 Units – Elders Choice Program
2) Change for a sign post comp. Permit
3) ZBA denied–upheld by HAC		 X . .
9/27/01 Franklin Commons Ltd. Partnership Franklin ZBA 00-09 1) 108 units – 12 acres
2) Sight distance
3) Sewage disposal/moratorium
4) Drainage plans
5) Density 		. X .
3/4/02 Cloverleaf Apartments, LLC Natick ZBA 01-21 1) NEF 183 units – 1.5 acres
2) 1.5% land area determined
3) Changes to proposal		 . X Amicus Brief
4/10/02 Hilltop Preserve LTD Partnership Walpole ZBA 00-11 1) MHFA 80/20 rental
2) 300 apts – 42 acres
3) Municipal services – town cannot use its duty to provide services as a basis for denying a Comp. Permit
4) Schools – impact cannot be used for a denial
5) Emergency services – police/fire
6) Roadways cannot point to a bad situation which is under duty to correct as reason for denial
7) Fire protection – flows & pressure
8) Pedestrian access is an existing problem and will not be exacerbation by the proposed development
9) ZBA decision overturned		 . X .
5/7/02 Dennis Housing Corp. Dennis ZBA 01-02 1) 50 units on 3.2 acres – 2.7 upland LIHTC Program
2) HAC has the power to override the Cape Cod Commission
3) Nitrogen loading
4) Sidewalks considered gem space
5) Density – Proposed design over-utilized the site
6) ZBA decision upheld by HAC		 X . Citation 439 Mass. 71
7/17/02 Delphic Associates LLC Middleborough ZBA 00-13 1) New England Fund (NEF)
2) 10 single family – 4 acres
3) MGL 40 A – minimum frontage
4) Applicant – no legal existence
5) Intervention – denied post hearing
6) HAC – waive doctrine of merger
7) Turning radius – fire truck
8) Developer established Prima Facie case		 . X Middleborough v. Housing Appeals Committee
7/17/02 Scippa, Rocco Wayland ZBA 00-12 1) Land value v. density
2) 12 condominiums
3) 1.66 acres
4) Comp. Permit Application completed requirements = common sense
5) Traffic study (full) not required
6) Application completeness
7) Reduced interest considered a subsidy		 . X .
9/18/02 Stuborn Limited Partnership Barnstable ZBA 98-01 1) Master plan considered – must have produced affordable housing
2) NEF
3) Condominium – 32 units, 4 acres
4) Planning concerns (master plan) outweighs need for low & moderate housing
5) ZBA decision upheld		 X . .
9/23/02 Transformations, Inc. Townsend ZBA 02-14 1) New England Fund (NEF)
2) 44 single family homes – 30 acres
3) Constructive approval denied by HAC		 X . .
12/23/02 Cloverleaf Apartments, LLC Natick ZBA 01-21 1) NEF 183 units – 1.5 acres
2) 1.5% land area determined
3) Changes to proposal		 . X Amicus Brief
12/23/02 Delphic Associates LLC Hudson ZBA 02-11 1) Housing Starts Program
2) 52 condo units – 10 acres
3) Resale restrictions, deed rider survive foreclosure
4) MassHousing Amicus
5) Intervention of Housing Authority denied
6) Affd. Restrictions different between rental & ownership
7) Appealed by ZBA to Superior Court		 . X .
5/19/03 Casaletto Estates, LLC Georgetown ZBA 01-12 1) NEF
2) 56 Condominiums - 7.2 acres
3) Constructively not granted
4) Intervention granted
5) NEF Eligible Program (HAC Rational)		 X    
6/11/03 9 North Walker Street Development, Inc Rehoboth ZBA 99-03 1) 44 units - 13 arces - Single only
2) NEF
3) Original Developer withdrew
4) Remand granted
5) Conditions in aggregate
6) Increase Affordability to 30% denied
7) Subdivision approval by ZBA
8) ZBA decision upheld		   X  
6/11/03 Archstone Communities Trust Woburn ZBA 01-07 1) Units - 74.46 acres
2) NEF -Rental
3) Waiver list - failure to list particular item shall not render App invalid
4) Uneconomic conditions
5) Density
6) Local Wetland ByLaws not inforceable
7) Reduction in density from 640 to 420		   X  
6/11/03 Cirsan Realty Trust Woburn ZBA 01-22 Review Complete
1) 168 Apts - 9 acres
2) NEF		   X  
7/11/03 Satuite Woods Realty Trust Scituate ZBA 02-03 -Motion to Intervene
-Joint Motion for Entry of Order Granting Comprehensive Permit
1) NEF, 21 acres, 96 units
2) Intervention denied
3) Joint motion to grant permit		 . . .
9/22/03 Settlers Landing Realty Trust Barnstable ZBA 01-08 1) 56 Single Family
2) Notice of Project Change - 168 townhouses
3) Reduction of density = denial		 . X .
9/24/03 Arbor Hill Holdings Limited Partnership Weymouth ZBA 02-09 1) NEF 29.5 Acres X . .
11/19/03 Louis Chin, and listed parties Scituate ZBA Land Ct. 287331 Massachusetts Land Court Decison
1) NEF
2) Walden Woods LLC 		. . .
1/26/04 Atwater Investors, Inc. Ludlow ZBA 01-09 1) 241 Units - 80 Acres
2) NEF
3) Uneconomic Conditions
4) ZBA Reduction to 195
5) "Tot Lot"
6) Conditions in Aggregate
7) Acquisition Value		   X  
1/26/04 Peppercorn Village Realty Trust Hopkinton ZBA 02-02 1) NEF 56 Units
2) Town water v. On site water
3) Unequal treatment to Affrd. v. Conv. Developments
4) Motion to Intervene - Granted
5) Conditions Economic in Aggregates
   X  
1/26/04 Transformations, Inc. Townsend ZBA 02-14 1) 30.5 Acres - 44 Units
2) NEF Eligibile Program
3) ZBA Failed to File within 40 days
4) Prima Facie Case - must show		   X  
3/22/04 Pyburn Realty Trust Lynnfield ZBA 02-23 1) NEF 20 units
2) 3.6 acres
3) Town water and septic		   X  

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