The document discusses the negative impact of 40B legislation on Norwell and the South Shore, highlighting financial and environmental abuses by developers, and the resulting strain on the town's resources. It outlines the scarcity of affordable housing options and the challenges posed by numerous pending and completed 40B projects, which further exacerbate issues like drainage, wildlife habitat disruption, and municipal services. The residents call for a moratorium on 40B projects and urge for better collaboration between the government and towns to address affordable housing needs responsibly.

1. Experiencing 40B in Norwell An educational presentation on the abuses of 40B legislation on the South Shore (7/31/2008)

2. Goal Demonstrate the impact of the financial and environmental abuse of 40B legislation Seeking a moritorium on 40B projects a better solution to affordable housing

3. Agenda….. Norwell and the South Shore Affordable Housing in Norwell 40B projects in Norwell today Problems with Developers Impact on town Impact on environment Lies and illegal actions Town, Homeowner expense

4. (1) Norwell, MA

5. South Shore Plymouth 1620 Norwell 1628 NORWELL Area 21.2 sq. miles 100% Land 20.9 sq. miles 98.5% ((Wetlands 6.4+ sq. miles 30%+)) Water 0.3 sq. miles 1.5% Under 14 sq. miles useable land

7. South Scituate Map 1871

8. Norwell 1891

9. South Shore – Google Map

10. Norwell: a rural town Settled in 1628 Indian settlements before that Part of Scituate from 1636 until 1849 Early shipbuilding, forestry, farms Today mostly residential Small business/commercial areas Town water from aquifer, all septic systems Lots of wetlands and surface water Winding, narrow country roads, drainage problems Yankee town… always stretching tax money

11. Zoning

12. (2) Town of Norwell Affordable Housing Plan January 23, 2006 document… “ After a population explosion in the 1950s and 1960s, Norwell’s population stabilized and remained static from 1973 through 1996. In 1997 the population increased by 6%, but it has remained stable since then. Largely as a result of Norwell's unusual soil and water table situation, its rate of growth has remained less than all of its neighboring towns.” “ Norwell…is endowed with much land which has traditionally been regarded as unbuildable - wetlands, dense glacial tills, and areas of clay soils. This …has limited the number of available building lots in Norwell for …decades. …the fundamental scarcity of good lots in Norwell, has caused the cost of a building lot …to skyrocket. It is difficult to find a building lot …for less than $300,000. At that price… building affordable units in single-family homes in Norwell is not feasible.”

13. Norwell Affordable Housing Situation The Town has made efforts on affordable housing There is Section 8 housing in town One 40B project completed in 1993 Two 40B projects completed in 2000, 2002 There are seven (7) 40B projects in various stages in 2008. This is now the developer’s route of choice. Developers are looking to maximize profits. Recent development has included McMansions on single buildable lots. The remaining large parcels are mostly backlands which cannot be developed other than under 40B, dodging bylaws.

14. Where is the Affordable Housing?

15. (3a) Norwell Low and Moderate Income Housing Projects under 40B West End Way , completed in 1993 under a comprehensive permit pursuant to 40B by the town of Norwell, 4.67 ac. 4 units, 1 affordable Jacobs Estates , Assinippi, completed in 2000, 44 independent living 62+ condos + 1 manager condo = 45 units , 11 affordable on 5 ac. Silverbrook , South Street, completed in 2002; originally filed for 99 units on 24 ac. as 74 market rate units, 25 affordable; revised to and built as 40 detached units , 10 affordable units on 24 ac. Washington Place / Washington Woods , Washington Street, under construction, 3/2002 applied for 39 condos, 10 affordable , on 11 ac. 10/2003 granted permit with conditions, appeals on wetlands issues. Autumn Woods , Summer Street (pending approval) 5.9 ac. 12 condos, 3 affordable in Norwell plus 16+ ac. 12 condos, 3 affordable in Scituate Damon Farm, Washington Street (pending approval) 32 condos , 11 buildings with 24 condos, 6 affordable on 8.5 ac. in Norwell. Hingham approved 4 buildings with 8 condos, 2 affordable. Queen Anne’s Corner TRAFFIC

16. (3b) Norwell Low and Moderate Income Housing Projects under 40B Norwell Commons , South Street, (pending approval) 198 rental units, 50 affordable on 36.79 ac. (2) 3 story buildings with 24 units each plus (3) 4 story buildings with 50 units each. (95) 1BR, (95) 2BR, (8) 3BR = 309 BR Simon Hill Village , Simon Hill/Prospect Street (pending approval), originally filed for 198 condos , revised on 5/28/08 to 84 condos, 21 affordable on 28.7 ac (22.6 wooded ac. and 6.1 ac. wetlands) in flood plain district, watershed and wetlands protection district, residential district A. (Developer lost control of some land, scaled back.) WETLANDS, HISTORIC INDIAN BURIAL SITE, ENDANGERED SPECIES Tiffany Hill, Tiffany Road (pending resolution of lawsuits), 6-20-03 applied for 66 condos; 4-14-04 reduced to 48 condos; 5-12-04 changed to 44 condos, 11 affordable on 18.4 ac. WETLANDS White Barn Village , White Barn Lane/Circuit St/Forest St (pending resolution of lawsuits) filed for 44 units, 11 affordable; changed verbally but not in filings to 40 units, 10 affordable on 9.5 ac. WETLANDS

17. Additional Norwell Low and Moderate Income Housing Norwell Knoll , Washington Street, 100 subsidized elderly housing units Habitat for Humanity , 1 house on South St. Section 8 housing , est. 200 units Pilgrim Motel, 405 Washington St. Park View Inn, 350 Washington St. Capeway Motel, 149 Washington St.

18. Additional Norwell Housing Efforts Donovan Farms , off Circuit Street, age 55+ condos, cluster zoned housing, required revised town bylaws to preserve wetlands and open space This is the Village Overlay District 44 units clustered on 45 acres Walking paths, wetlands, wildlife habitat

19. (4) The Problems with 40B Developments Endangered species and wildlife habitat Wetlands Impact on neighborhood drainage Impact on roads, traffic Impact on services: water , police, fire, schools Developer financial abuse, lack of cooperation

20. Wildlife Habitat

21. Eastern Box Turtle At Stetson Meadows, proposed cemetery site; on land proposed for White Barn Lane and Simon Hill 40B projects

22. Blue Peregrine Falcon, Simon Hill

23. Yellow Spotted Salamanders are seen in the Simon Hill area

24. Deer, Hawks, Coyotes, Fox, Turkeys…

25. Geese, ducks, raccoons…

26. Wetlands

27. Role of Wetlands Role in ecology & hydrology of watersheds Wetland functions wildlife habitat and food chain support surface water retention or detention groundwater recharge (filter surface water runoff) nutrient transformation Wetland values support for commercially valuable fish and wildlife flood control , reduced erosion supply of drinking water , enhancement of water quality recreational opportunities

28. North River area

29. Impact on Drainage

30. Simon Hill Survey Map

31. Mass DEP Wetlands Map

32. Impact on roads, traffic

33. Roadways

34. Impact on Town Services Water , Police, Fire, Schools Official Website of the Mass. Dept. of Fish and Game… Low Flow Inventory South Coastal Basin Suspected Causes Water Withdrawals Several sources have noted that Third Herring Brook in Hanover and Norwell (not to be confused with Third Herring Brook in Pembroke ) is severely depleted by nearby public water supply wells for the Town of Hanover. The Water Commissioner for the Town of Norwell reported that a several-hundred-foot stretch of river below the town wells for Hanover and Norwell near Pond Street in Hanover and South Street in Norwell has repeatedly run dry (4).

35. Impact on Town Services Water , Police, Fire, Schools Norwell has lawn and garden watering , etc. water restrictions nearly every year Last year Water Department customers were threatened with fines, penalties, and water disconnection for violations Adding 700 units to as 3500 housing unit town with water problems today is crazy. We need a complete building moritorium until adequate water is available to all.

36. Financial Abuse of 40B Developers use shadow companies to inflate the cost of land &development in Norwell & elsewhere. Neighbors & the town are forced to manage the environmental impact of increased drainage problems. Neighbors are never made whole from increased water damage. Neighbors & the town are forced to hire lawyers to fight environmentally disastrous 40B proposals. 40B hurts towns, neighborhoods, and families. We see Senator Robert Hedlund making it an issue… the Patrick administration needs to help on 40B

37. Unique Features

38. Water Resources

39. Open Space

40. Buildout Status

41. Town Owned Protected Land

42. Town wned Property

43. Norwell Master Plan Recommends Create a green network to Preserve open space to protect water Protect continuous open space along water corridors Promote public awareness of historic sites Manage residential development to preserve town character Support affordable housing, considering use of town properties, mixed use zoning, and other strategies Increase non-residential tax revenues Improve appearance and function of Route 53 Make Norwell Center a focus of community Traffic calming strategies on high traffic roads Create safe network of walking and bike paths Study town facilities needs and alternative uses of town properties

44. Here are the 40B Projects

45. Mass GIS 2005 Jacobs Estates

46. Mass GIS 2001 Silver Brook

47. Mass GIS 2005 Silver Brook

48. Tiffany Road 40B

49. Route 53 – Washington Woods - 2002

50. Mass GIS 2002 Washington Woods

51. Washington Woods – 2002 to 2004 1 Jan 2004

52. Route 53 – Washington Woods - 2008

53. Route 53 – Washington Woods - 2008

54. The Patriot Ledger and Boston Globe Real Estate Ads 7/2007 and 2/2008 NORWELL SUNDAY, 1-3 & MONDAY, 4:30-7. WASHINGTON WOODS. 239 Washington St., Unit #5. THE BEST PLACE TO LIVE BETWEEN BOSTON & THE CAPE IS NOW IN NORWELL at Washington Woods! Nantucket shingle-style luxury condominium residence (non-age restricted). A luxurious lifestyle with commuter convenience. $539,000 02-24-08 Boston Globe Magazine ½ page color ad Washington Woods – Phase I Now Complete – Two Bedroom luxury condominiums starting at $585,000

55. White Barn Lane 40B

56. This land was once flat fields

57. Now it isn’t

58. Mass GIS 2005 White Barn Lane

59. Forest & Circuit Streets water (600 photos worth)

60. Spring 2010 Storms

61. Traffic

62. Traffic on Forest Street Forest Street December 5, 2007 Forest & Circuit Streets March 26, 2008 Forest Street July 2, 2008

63. The Culvert Lawsuit

64. Mass GIS 2005 Norwell Commons

65. Simon Hill 40B

66. Town-wide 40B Problems Intrusion on wetlands Impact on water table and surface water Health hazards: more water, more mosquitoes Inappropriate density, size Impact on wildlife, endangered species Geese, hawks, owls, bats, coyotes, fox, rabbits, turkeys, squirrels, deer, skunks, deer, …. Endangered turtles, salamanders, plants Impact on traffic, schools, police, fire Changing character of the town, lost open space No incentive to maintain affordable units by residents

67. Lies and Dirty Tricks Attempts to avoid escrow Nonpayment of amounts owed for fees, expenses Misleading engineering reports Unwillingness to provide drainage, sewage treatment data Traffic studies done at inappropriate times Poorly done, misleading environmental studies No pro formas filed Incomplete filings Broken promises on payments Developer strategy has been to go to court for 40B approvals Warren Baker

68. Stop the Madness Work with towns on affordable housing Incentives for cities and towns to act directly Housing needs nearby transportation and jobs Smart growth, not 40B growth Remove incentives for developers to violate environmental bylaws Enforce financial auditing (good start) Immediate moratorium on 40B projects

69. Letters and Tea Bags "We, the Board of Selectmen and residents of the Town of Norwell, are fast reaching that point of civil disobedience, and the spark for our explosion are the provisions of the Mass. General Laws Chapter 40B,“ … Norwell selectmen, letter to Gov. Patrick, June 11, 2008 "Chapter 40B has been a significant detriment to the 'moral cause' of developing affordable housing, and has been extremely divisive in almost every community," … Marshfield selectmen, Boston Globe, July 31, 2008

70. "The government solution to a problem is usually as bad as the problem." Milton Friedman (1912 –2006) American Nobel Laureate economist -- please work with the towns --