Gutierrez: Langwood Commons no longer subject to MEPA
Published on January 23rd, 2008
STONEHAM, MA - Gutierrez Company officials recently submitted documentation to state officials insisting that the Langwood Commons project no longer triggers required reviews by a Mass. environmental agency.
According to Ted Doyle, a new spokesman for the Burlington company and partner Simpson Housing, LP, the two developers contend that reductions in the size of the mixed-use project have dropped traffic impacts below the thresholds that mandate Mass. Environmental Policy Act (MEPA) office reviews.
Based upon state regulations, any new development that requires financial assistance or permits from a state agency, and exceeds certain thresholds, must go through MEPA studies before that project may break ground.
The proposed redevelopment of the Boston Regional Medical Center, located across from Spot Pond nearby the Winchester, Melrose, and Medford lines, required a MEPA review on at least two grounds: For sewer system infrastructure and because it was expected to draw more than 3,000 new daily car trips to and from the site.
"It doesn't appear that we'll be requiring state permits," said Doyle, referring to former plans that sought to alter curb cuts and sewer lines along the Middlesex Fells Reservation parkways.
"Everybody will make their own determinations, but as part of the compromise in making a project that everybody can live with, we've fallen below the thresholds," the spokesman maintained.
Last December, the Gutierrez Company settled the last of three lawsuits challenging the development, which will consist of approximately 400 housing units and 225,000 square feet of office space.
As part of that settlement and a previous agreement with two abutting citizens, the Burlington firm reduced the size of the project by 10 percent.
The town's Selectmen and Zoning Board of Appeals had authorized the developer to build 450 units, 10 percent of which were affordable, and to reuse the vacant 250,000 square foot BRMC complex.
When Simpson Housing first teamed up with the Gutierrez Company in the spring of 2004, they had hoped to build 600 housing units. However, the Selectmen later whittled the residential portion down to 550 dwellings, and the ZBA further chopped 100 other units off during its deliberations.
"We really hope not," responded Doyle, when asked if he expected long-standing opponents of the BRMC redevelopment to continue fighting the project. "The main point is that we've been in the process of tremendous compromise over the past decade or so."
According to Melrose resident Mike Ryan, the executive director of environmental group the Friends of the Fells, he had suspected that the Gutierrez Company might attempt to find away around the MEPA process. Ryan, a staunch opponent of the Langwood Commons project and a previously defeated 919,000 square foot office park, contends that the 10 percent reduction in the development won't reduce traffic levels below the 3,000 car threshold.
"I'm sure he has good lawyers," said the environmental activist, who plans to challenge the developer's newest assertions. "I expected that he was going to try to run around me. But the MEPA thresholds are pretty clear." Referring to MEPA's most recent decision on the Langwood Commons project, Ryan argues that the Gutierrez Company will have to prove that the development changes constitute a reduced-build alternative.
The Melrose resident further claimed that documentation proves that the developers traffic estimates are completely erroneous.
"10 percent? Do you really think that's what the fight has been about all these years," said Ryan. "That's a good one. It all comes back to what the historic level of traffic was. At every MEPA review, we fought over that."
"The burden of proof is on him," the Friends of the Fells member added. "He was asked to meet with DCR and show them how the project will be reduced enough to not cause harm."
According to Town Administrator David Ragucci, who welcomed the opportunity for the project to break-ground, he believes that opponents of the Langwood Commons development have caused Stoneham great harm.
"It's unfortunate that the opposition not only cost the Town of Stoneham's taxpayers, but also caused the state to lose out on an opportunity to improve those roadways at no cost to the taxpayers of the Commonwealth," the Town Administrator said.
Subscribe and get Home Delivery of The Independent
Save 36% off the newstand price — that's like 18 FREE issues!