A public information session on a proposed affordable housing project elicited strong reactions from Ludlow officials and citizens, most of whom criticized the location of the HAP Housing project.
LUDLOW -- The site of a future housing project is unsuitable because of its proximity to a busy intersection, elementary school, and wetlands habitat, according to town officials and residents who are unhappy with a proposal by HAP Housing, the region's largest nonprofit developer of affordable housing.
"It's a lousy location for this project," William E. Rooney, vice chairman of the Ludlow Board of Selectmen, said at a recent public comment session on the plan.
The nonprofit organization plans to use the Chapter 40B affordable housing law to build 43 low-income rental units on a 5-acre parcel at 188 Fuller St. The proposal has elicited strong opinions, some of which were shared during a long, occasionally tense meeting at Ludlow High School on Dec. 21.
Public safety officials in attendance expressed concerns about traffic congestion and access to the site, while citizens worried about the project's impact on taxes, property values and Chapin Elementary, the overcrowded school located across from the proposed housing complex.
"If you're looking to be a partner with the Town of Ludlow, you've got to hear it loud and clear: This is not the project for 188 Fuller St. It just shouldn't be there," Rooney said. "And I think the sooner that we all come to that conclusion, the better off we're going to be."
Chapter 40B sets a 10 percent affordable housing goal for all municipalities and permits developers to override certain aspects of local zoning bylaws to help communities reach that goal. Only around 2.2 percent of Ludlow's housing is considered affordable, according to the Chapter 40B Subsidized Housing Inventory maintained by the state Department of Housing and Community Development.
Some Ludlow residents commented on the difficulty of stopping a 40B project, a sentiment shared by Ed Minnie, a member of the town's Planning Board and Conservation Commission.
"Personally, I have reservations about the neighborhood and the density and putting a project like this next to single-family homes," Minnie said. "But HAP is an organization that knows what they are doing. ... They purchased this property, and whether people like it or not, they're going to come in. I think it would be best for us to work with them."
When one resident asked why the town was discussing the project if it's a done deal, as Minnie suggested, Selectmen Chairman Brian M. Mannix took issue with the idea of Ludlow being powerless against the 40B process. "Well, sorry, Mr. Minnie, I don't believe you -- 'like it or not,'" Mannix said, using Minnie's own words and receiving hearty applause for the remark.
"There are many legal, legitimate reasons why a project of this type might not go through," Mannix said. "A lot of them have to with safety issues. A lot of them have to do with conservation issues. So just to make a blanket statement of 'like it or not, it's going through,' I don't believe that."
HAP officials plan to file a Chapter 40B application with the town in January. Once that happens, the public will have more opportunities to provide feedback on the project, according to Ellen Freyman, an attorney representing the housing organization.
"We are now doing all our preliminary work that we need in order to finish the application so that we can file our 40B application with the ZBA," she said, adding that several public meetings have already been held and HAP is receptive to people's concerns.
"I don't think we're trying to push it through at all. This is a process that we're working on together with the town," Freyman said. "We do take your comments and concerns seriously."
Faith Williams, HAP's senior vice president of property and asset management, was unable to immediately provide selectmen with certain financial figures, including the projected cost of the housing complex. "I don't even know that we have a total development cost, because we don't have final plans yet," she said.
Selectmen have repeatedly raised concerns about the location and scale of the project, which includes too many units for the parcel, according to Rooney. "That was something that we talked about with you when you first came in front of us, that you should go back and take a look at and consider," he said. "I haven't seen any evidence of that."
Mannix pointed out that the housing project would be built next to wetlands and a brook. "You're putting a project right down next to a swamp," he said. "I asked the question in the past: 'Gee, where are the children going to play in this project, and what are we going to do to keep them out of this swamp?' We have no answer."
The intersection of Fuller and Chapin streets is already a congested area, said Ludlow Fire Chief Mark H. Babineau, who also raised concerns about the maneuverability of fire trucks trying to enter and exit the facility.
Police Chief Paul Madera said his focus is on public safety, noting that the intersection is a candidate for traffic control. "And I'm talking about lights," he said. "It has become very, very congested over the years."
One of the more heated exchanges occurred when Ludlow resident "Ryan," a transplant from Palmer who didn't provide a surname, suggested that the town is opposed to the project because of the type of people who might live there.
"It sounds to me that we're not really complaining about location. We're complaining about something else, OK, and that's another issue entirely," he said, his voice rising as he continued.
"We have a 1 percent minority status in this town. One percent! We're all white!" Ryan claimed, despite U.S. Census estimates indicating the town is about 94 percent white. "The towns that are successful now are towns like Amherst and Northampton that are diversified and take care of their citizens."
Ryan works with single moms from Springfield and Holyoke "who are raising kids who would love to live in a town like Ludlow and who are happy to pay taxes and be part of the community," he said. "But you guys sound like you don't want them here."
That prompted Mannix to interrupt the man. "Excuse me, but I've heard very few if any people here speaking that way," the selectmen chairman said.
When Ryan continued to talk, Mannix asked him to "be quiet," stating, "I have the floor at the moment."
"No you don't," Ryan said. "I'm talking."
"You are excused," Mannix said.
"No I'm not," Ryan said. "You cannot treat people like this."
Ryan offered a parting comment: "If you will not let HAP have a project here, simply on the grounds that you don't want more people here, I will stand with HAP and try to encourage them to sue the town in court for discrimination, OK. You do not treat people like that."
Rooney, an attorney by trade, called Ryan's remarks "outrageous." Ludlow works well with HAP and the color of a person's skin has never been part of past discussions with the organization, according to Rooney. "For you to suggest that, get your facts straight before you accuse this town and anybody here of being discriminatory," he said.
Resident Bruce Benjamin asked about the project's impact on taxes. "What's going to happen when my property value goes down? Are my taxes going to go down, or is the tax rate going to go up so that I'm still paying the same thing?" he said. "Everything that I've worked for is my home."
Benjamin said the project would affect all town residents. "I understand people need housing, but at the same time you gotta be fair to the people that are living here, that spent their life savings where they're living," he said.
Jason Martowski, chairman of the Ludlow Conservation Commission, said the town missed an opportunity to buy the Fuller Road parcel. "We made a mistake in not purchasing this property and nobody wants to talk about it," he said. "We, as taxpayers, did not vote for the Community Preservation Act ... and this could have paid for this piece of property."
Martowski proposed sitting down with HAP and its lawyers to come up with a solution, such as reimbursing HAP for the cost of the property "and any fees they've incurred," he said. "Let's offer them an opportunity to come up with a new site -- no harm, no foul -- and let's work together and find another location in Ludlow."
Selectmen voted to issue a letter of opposition to the project.