"Relationships, communities are what really holds this world together. And I ask you, I beg you, to maintain this community in the wonderful way that it is," Ludlow Selectwoman Carmina D. Fernandes told HAPHousing Inc., the group trying to build a 43-unit affordable housing complex in Ludlow.
LUDLOW -- The Zoning Board of Appeals will hold a final hearing May 17 on a controversial plan to build 43 low-income rental units near a busy intersection, elementary school and wetlands area. The hearing is slated for 6:30 p.m. at Ludlow High School, 500 Chapin St.
Despite widespread opposition from town officials and residents, including one member of the Board of Selectmen who begged the project proponent to consider another site, HAPHousing Inc., the largest nonprofit developer of affordable housing in Western Massachusetts, hasn't wavered from its goal to build on a 5-acre parcel at 188 Fuller St.
The project's impact on traffic and public safety and its proximity to the school and a large wetlands area are among the reasons selectmen oppose the plan. All five board members have cited support for affordable housing in Ludlow, where only 3.48 percent of housing is considered affordable, but argue that the Fuller Street site is the wrong spot for a project of this magnitude.
The state has set a 10 percent affordable housing goal for all commonwealth communities.
Some Ludlow officials have even suggested the town repurchase the land from HAPHousing, which recently changed its name to Way Finders.
"We should never have sold this piece of property," Jason Martowski, chairman of the Conservation Commission, said at the ZBA's April 12 hearing on the plan. Martowski has repeatedly asked Way Finders to sit down with town officials to discuss the possibility of selling the parcel back to Ludlow. "I put it on the table, made an offer to them, (but) there's been no dialogue since," he said.
Way Finders is using Chapter 40B, the state's affordable housing law, to build the project, which would not be allowed under regular town zoning regulations. However, Chapter 40B allows developers to override local zoning rules in communities that have not met the state's 10 percent affordable housing goal.
Although Ludlow's affordable housing stock recently rose from 2.2 percent to 3.48 percent, the town is still well below the state goal, according to Rudy Perkins, a project manager and staff attorney at Way Finders.
The nonprofit also has support from the state Department of Housing and Community Development, which has determined that the proposed site and design are appropriate, Perkins said.
Because the town has not met "any of the other statutory or regulatory minima," Perkins said, "there is therefore a rebuttable presumption that there exists a regional affordable housing need that outweighs local concerns."
Ludlow's ZBA can approve the project, approve it with conditions, or reject it outright. If the ZBA were to reject the project, Way Finders could appeal to the State Housing Appeals Committee, which has authority to overrule local ZBA decisions and generally greenlights 40B projects that it deems reasonable.
Selectwoman Carmina D. Fernandes, an attorney, reiterated what she's said at past hearings on the contentious plan.
"We're not against your project. We're against this location," she said at the April 12 hearing before the ZBA. "The density for the small area is just too much. The location, right across from the school, is just too much."
Fernandes and her colleagues on the Board of Selectmen say they have worked well with HAPHousing, now Way Finders, in the past and had hoped build on that good relationship. HAP must also consider Ludlow's concerns about the project, town officials said.
"The mighty dollar, as we can see today, is not everything in this world," Fernandes said. "Relationships, communities are what really holds this world together. And I ask you -- I beg you -- to maintain this community in the wonderful way that it is."