WILMINGTON, MA — A 120-unit apartment development has been proposed for North Wilmington, in the area of 378 to 382 Middlesex Avenue, on Jefferson Road, across from Elia’s Country Store.
Andrew Chaban, CEO of Princeton Properties Management, was in front of the Board of Selectmen at their meeting on Monday night for a presentation and Q&A that lasted 60 minutes. (Watch it all HERE beginning around the 22-minute mark.)
“The goal tonight is to get a sense if the members of the Board of Selectmen think this project has merit,” said Chaban. “We’d like to do this project under the local initiative petition under Chapter 40B statute. We want to do this in conjunction with the town and Board of Selectmen before we approach the Zoning Board of Appeals.”
“We’re not coming in here and telling the town we want this no matter what. If the Board of Selectmen thinks this is something that makes sense, we’d be happy to proceed,” Chaban later stressed. “If the Board of Selectmen believe this is something not in keeping with what they’d like to see, we’d be happy to bow out gracefully. We have no intention of doing this in an adversarial way.”
Chaban noted that Princeton Properties, which owns and operates 7,400 apartment units, has an established history in Wilmington. They were the original developers of Avalon Oaks West and a past property manager for Regency Place.
Their new proposal calls for 2 or 3 apartment buildings, at least one of which would contain underground parking. The development would contain 120 units — 50% would be 1 bedroom, 40% would be 2 bedroom, and 10% would be 3 bedroom.
80% of the apartments would be available at market rate, while 20% would be affordable (at 50% of the area median come). While only 20% (24 units) would be affordable, under the state’s affordable housing regulations, ALL 120 units would actually count towards the town’s affordable housing stock.
70% of the affordable units would have a Wilmington resident preference.
Chaban encouraged the Selectmen and the residents to view his company’s website to get an idea of their projects, including recent ones in Chelmsford, North Andover, and Westford. The development would likely have an outdoor pool, a clubhouse, and a fitness facility.
Chaban said he was familiar with previous plans from another developer that was looking at placing 285 apartment units on the site, which he felt was much too large. The town confirmed such different iterations of a plan did exist, including one which called for up to 365 apartment units.
While no engineering has been done yet, Chaban and his team are aware of the riverfront and wetlands associated with property.
“Our goal is to minimize intrusion into the resource areas as much as possible,” he noted.
Princeton Properties would work the town on securing a Mass Works grant to bring town sewer 0.5 miles down Middlesex Avenue to service the development. Princeton recently received a $2.7 million Mass Works grant in conjunction with the town of North Andover for infrastructure improvements related to a new apartment complex.
Chaban also said that Princeton Properties and the land sellers — the Elia family — would be “responsible partners” relative to issues currently occurring at the North Wilmington commuter rail station.
“We have had conversations with the seller and let them know it was a very strong likelihood that for this proposal to advance, [creating additional parking for commuter rail riders] would be one of the issues on the table. The seller is willing to work with us and the town to achieve a solution,” noted Chaban.
Chaban also pointed out that the Town’s Master Plan calls for housing at the proposed location.
“We think this project makes a lot of sense,” Chaban said. “We feel like it meets what the Town’s Master Plan calls for. From a sewer perspective, it makes a lot of sense. And we’re familiar with the Mass Works tools.”
Would there be retail in addition to the 120 apartments? What happens to additional retail?
It’s an open question as to whether or not there would be any retail stores built as part of the development, or what would happen to the existing retail (e.g., EJ’s Pizza, 7 Chakras, Rick’s Barber Shop, etc.) on the property.
“Under Chapter 40B, a certain portion of multi-family developments can have retail. We are open to having some retail there. We truly have a blank slate. We’re in the housing business. If retail were to go there, we’d likely partner with a retail developer to handle that piece,” Chaban told the Selectmen. “Where the existing tenants fit into that is a long way down the road. If the town would like to see some retail, we’re certainly open to it.”
“Our option A would be to NOT put retail there. We’d like to keep it as simple as possible. We’re looking for the path of least resistance,” stressed Chaban. “If the town would like to see some mixed use, we’re open to it, but our first option – and what we see as right for this location and at this time – is just apartments…. We’d put just 120 apartments in, with or without retail.”
Selectmen React: It Could Be MUCH Worse, And This Actually Helps Prevent Large-Scale Housing Development In The Future
To be able to deny 40B proposals, Wilmington’s housing stock must be considered at least 10% affordable. (To be affordable, as defined by the state, the unit must be deed restricted, affordable to incomes at 80% of the area median income or lower, and meet fair marketing requirements. Wilmington’s area median income is currently $103,400.)
By ensuring that 10% of the town’s housing stock is considered “affordable” by the completion of the 2020 census, the town will be able to fight off unwanted 40B projects. It’s currently estimated that Wilmington WILL fall below 10% by approximately 70-80 units. This project’s 120 units, if approved and the project stays on schedule, would fix that problem.
“I’d rather see a friendly 40B [like this proposal] than a nasty 40B,” said Selectman Mike McCoy. “The 120 apartments would go towards are 10% stock. If we do support this kind of a development, all 120 units would be considered affordable, so that would bring us up over the 10% threshold.”
“We’re looking at a 40B development that’s going to be 120 units and will work with us to have a local preference. Otherwise, we’d probably be looking at something like 365 units there and a couple hundred units somewhere else and another somewhere else, and all of a sudden the traffic issues we have now will exponentially grow,” agreed Selectman Jonathan Eaton. “This seems a lot more palatable to me than some of the alternatives. I’m always wary of bigger developments, but this is a lot less imposing than it could be.”
“It seems to me that this proposal DOES hold merit,” said Selectman Kevin Caira. “I’m pleased to hear that a Mass Works grant would be pursued to bring the sewer line down. I’m also pleased to hear you talk about the MBTA issues. We’re trying to convince the MBTA to put in platforms. They’re saying there’s not enough use. This could bring use to that station, which in turn would make it a viable option for the addition of platforms that have been needed.”
Caira did note he’d prefer a 108-unit development, like was recently built in Chelmsford, as opposed to the proposed 120.
During public comments, former Selectman Frank West cautioned hat extending the sewer line down to Jefferson Road could be the catalyst for future housing developments in the area. Longtime environmental activist and former Selectwoman Suzanne Sullivan cast doubt on the developer’s building footprints due to their proximity Lubbers Brook and the abutting wetlands and riverfront.
“We’ll digest all this and talk with our residents to get some feedback, and then discuss further at a future public meeting,” Selectman Chair Greg Bendel told Chaban.
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