1. WHAT IS THE PROPOSED PROJECT?



• The proposed project comprises 32 market-rate units and 8 affordable units within a manor-style building.

• The existing homes at 4 Cliff Road and 14 Cliff Road will be preserved, with additional landscape buffer plantings. These homes will remain single-family residences and will not be part of the condo Homeowners Association (HOA).

• The total project area encompasses approximately 3.74 acres of land on Route 9 and Cliff Road.

• To preserve the existing neighborhood character, the new 3-story manor building has been moved back approximately 170 feet from Cliff Road and is situated approximately 180 feet from Bradford Road.

• The entrance and circular drop-off to the manor building have been relocated from Cliff Road to Route 9, with a secondary access from Cliff Road.

• Approximately 80 garage parking spaces are provided under the manor building, along with around 30 surface parking spaces off the main entrance for visitors along Route 9.

• The property includes a 40-foot-wide access easement connecting it to Bradford Road, which will not be developed for car parking or access. Instead, a natural pedestrian walking path through existing trees will be added for residents to access the adjacent neighborhood.



2. WHAT ARE THE NEW BUILDINGS AND LANDSCAPE GOING LOOK LIKE?



• The development team has consulted local and area architects and landscape architects for the project. Considering comments from the neighborhood, Town residents, and Town Boards, the team is drawing inspiration from the older classic Cliff Estate homes for the design of the manor building at 489 Worcester Road.

• Retaining the single-family homes at 4 and 14 Cliff Road will provide a significant additional buffer to Cliff Road.

• The perimeter of the property will be landscaped with a dense combination of evergreen and deciduous trees.

• A large part of the existing grove of trees between 4 and 14 Cliff Road, as well as a substantial portion of the existing grove of trees on the corner of Route 9 and Cliff Road (near the bridge), will be preserved.

• The existing stone wall along Route 9 will be extended, with a slight berm behind it for planting of trees and shrubs. The existing stone wall in front of 14 Cliff Road will also be extended toward the southeast corner of the property near the bridge.



3. WHAT ARE THE HOUSING NEEDS IN WELLESLEY?



• Many empty-nesters in Wellesley seek to downsize but have limited suitable single-level living options in town.

• Providing housing options for seniors can free up homes in a supply-constrained housing market for young families or those wanting to move to a larger home.



4. HOW DO WE MEET WELLESLEY SUSTAINABILITY GOALS?



• The proposed project aims to be an all-electric, sustainable, handicap-accessible building with no gas hook-up to the street and features native plantings.

• Additional electric vehicle (EV) charging stations will be provided on-site, exceeding current zoning requirements.

• The project will promote sustainable landscape maintenance and explore sustainable building materials and practices.



5. WHAT ABOUT INCLUSIONARY HOUSING?



• The proposed project aligns with the Town’s goal of creating more affordable housing, surpassing Wellesley's recommendation that 20% of market-rate units be affordable. Specifically, 25% of market-rate units are affordable (20% of total units).



6. HOW DO WE MEET WELLESLEY'S HOUSING GOALS & WHY THIS LOCATION?



• This proposed project aligns with the goals stated in the 2018 Town Unified Plan to create additional housing units for aging baby boomers, particularly along the Route 9 corridor where multi-family and senior housing is desired.

• The site was highlighted as an ideal location in the Unified Housing Plan due to its short three-minute walk to the Wellesley Hills train station, town trails, and proximity to shops. The project aims to provide more diversity in housing options, including a central location in Wellesley along Route 16 and Route 9.

• We have been receiving strong interest from residents in the Cliff Estates and surrounding area specifically because of its central location.



7. WHAT ABOUT TRAFFIC?



• Jeff Dirk from Vanasse & Associates (VAI) has been engaged as the development team’s traffic engineer, with over 25 years of experience in Traffic Engineering and Transportation Planning. Jeff is highly respected in both the public and private sectors.

• A preliminary traffic study for the earlier proposed 69-unit project with Cliff Road as the only entrance showed minimal impact.

• The current plan with 22 (32%) fewer units and a primary access from Route 9 further reduces traffic impact on Cliff Road.

• A detailed traffic study conducted in October 2023 also demonstrated minimal impact, to be peer-reviewed by the Town during the approval process.



8. WHAT ABOUT THE WETLAND BUFFER ZONE?



• No work will be done on any wetland area or the 25-foot buffer to the wetlands.

• The work within the 100-foot buffer zone is consistent with Wellesley Wetlands Commission reviews, with invasive trees being replaced by more and larger trees than required by the Wellesley wetlands by-law.

• The entrance and circular drop-off to the proposed manor have been moved from the 100-foot buffer zone to the Route 9 side, significantly reducing driveway area within the 100-foot buffer zone.

• The development team, with a certified wetlands scientist/consultant, will guide the project through the approval process for any work within the 100-foot wetland buffer zone, backed by a wildlife study showing no issues.

• Stormwater and wetlands studies have been performed, subject to Town review, ensuring compliance with all local and state requirements.



9. WHAT ABOUT LEDGE REMOVAL?



• No blasting is planned.



10. WHAT ARE THE FISCAL BENEFITS OF THIS PROPOSAL FOR THE TOWN?



• As a potential 40R housing project, the State provides financial assistance to the Town in the form of cash incentive payments and density bonus payments.

• The proposed project is expected to generate one-time permitting fees and increase ongoing property tax revenue by approximately $650,000+ per year over current receipts for the three parcels of land.



11. SOME NEIGHBORS HAVE SUGGESTED THAT IF THIS IS PROJECT IS APPROVED THEN A BUILDING LIKE THIS COULD BE BUILT IN YOUR NEIGHBORHOOD. IS THIS TRUE?



• This is not accurate; the 489 project's approval is based on its well-located Route 9 location, with less than a 3-minute walk to the train station, as endorsed by the Unified Housing Plan in 2018.



12. SOME NEIGHBORS HAVE SUGGESTED THAT IF THIS IS PROJECT IS APPROVED THEN HOUSES IN THE SURROUNDING NEIGHBORHOODS WOULD BE DEVAULED. IS THIS TRUE?



• The development team disagrees. Our route 9 location, building design and landscape buffer will not devalue homes in the area neighborhoods. Additionally, recent strong single-family sales activity near The Bristol and Terrazza (similar projects near residential neighborhoods) suggest no net negative impact on area home sales. Furthermore, many academic studies (cited below) also support this.



13. SOME NEIGHBORS HAVE SUGGESTED THAT IF THIS IS PROJECT IS APPROVED IT WILL STRAIN WELLELEY’S INFRASTRUCTURE, SCHOOLS AND THE FIRE DEPARTMENT. IS THIS TRUE?



• While acknowledging increased demands on town infrastructure, the project is expected to expand Wellesley’s tax base faster than any demands placed on services resulting in a net positive effect.