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[This opinion article was submitted by Matt Allen and signed by CJ Davis, David Merrill, Sarah Kelly and Jim Kelly]
Dear Fellow Resident of Sudbury,
We, the concerned residents of Pine Lakes, write expressing our concern and disapproval of the Sudbury Housing Authority’s (SHA) plan to demolish four single-family homes (21 Great Lake Dr, 8 Oakwood Ave, 2 Beechwood Ave, 9 Richard Ave) and replace them with duplexes. Many of you don’t know about this project since the SHA removed their Article from Town Meeting to avoid public debate on this controversial issue. While we support the SHA’s mission to provide affordable housing within Sudbury, we oppose this specific proposal.
In April, Pine Lakes residents attended information meetings about the project, led by the Cambridge Housing Authority (CHA) as consultants hired by the SHA. Despite unanimous opposition from over 40 residents in each session, the SHA has not engaged in genuine community discussion. Instead, they used these meetings to “check a box” claiming community involvement.
Over the past five months, our interactions with the SHA have only increased our concerns. The SHA plans to spend over $4.18 million on four duplexes (see table below), resulting in $595 per square foot in development costs, much higher than average rates. This is luxury spending to add four small units to their affordable housing stock. In contrast, fully repairing and modernizing all four existing single-family homes would cost less than $500,000 total.
Despite the lower repair costs, the SHA has neglected proper maintenance to these homes. This includes allowing 21 Great Lake to fall into a state of disrepair and remain vacant for two years, making it unavailable to families in need. The reality is the SHA is pursuing this costly project to secure a $1.2 million state award, which requires adding units. While the award sounds great, the project will require $1.1 million in Sudbury CPA funds, $1.2 million in mortgage debt, and other costs that impact us as residents and taxpayers.
The CHA consultants, earning over $260,000 in fees, plan to move the project through zoning hurdles as a “Friendly 40B” project, bypassing town zoning bylaws. This sets a dangerous precedent for future development and likely means other communities in Sudbury (like yours) could meet a similar fate. To reiterate, this is not a NIMBY situation. These homes are already SHA properties today and the families living there are valued members of our community. We oppose the non-sensical spending and development that would be detrimental to our Pine Lakes, and wider Sudbury community.
As proud residents of Sudbury, we celebrate our town’s leadership among neighboring communities, especially with our affordable housing stock at an impressive 11.88%. Surpassing the state’s 10% threshold empowers us to make thoughtful, independent decisions that best serve Sudbury’s unique needs. However, we are deeply concerned that the overlap in board membership between the SHA and the Zoning Board of Appeals (ZBA) might compromise the objectivity of decisions. We fear this could lead to projects being approved without the thorough consideration they deserve. Let’s ensure every decision reflects the best interests of our beloved town and its impacted residents.
Additional concerns include, but are not limited to:
- Density: Pine Lakes is known for its modest single-family homes on small lots. The SHA Proposal crams duplexes into lots averaging 0.20 acres, significantly smaller than other SHA duplex lots in Sudbury at .79 acres. This undoubtably disrupts the neighborhood’s conformity and character.
- Zoning: The proposal claims “modest dimensional zoning relief” however the difference between existing SHA duplex lots suggests otherwise. Allowing this project would be unfair to residents who adhere to strict zoning rules and would set a precedent for future variances.
- Impact on New SHA Residents: Duplexes risk disrupting the neighborhood mindset, as these structures do not fit the character/conformity of Pine Lakes. This could cause future duplex residents to be viewed differently which is unfair to their families.
- Environment: Tearing down existing homes for duplexes will result in the removal of many old, large trees and the installation of larger septic systems, negatively impacting the environment. This will have decades of impact and recovery.
- Traffic: Adding new duplexes means more vehicles at each property, raising safety concerns for parents of young children who see cars speeding through the neighborhood.
We fully support the SHA’s mission but oppose any proposal that calls for duplexes in Pine Lakes. The SHA Proposal is bad for Pine Lakes and Sudbury.
We urge you to join us in submitting your questions and concerns to your elected town officials:
- Town Manager: townmanager@sudbury.ma.us
- Select Board: selectboard@sudbury.ma.us
- Zoning Board of Appeals: appeals@sudbury.ma.us
- SHA Board: info@sudburyha.org
Sincerely,
Matt Allen, CJ Davis, David Merrill, Sarah Kelly and Jim Kelly