City of Melrose - Office of Planning and Community Development

Contact Information:
City Hall
562 Main Street
Second Floor
Melrose, MA 02176

Hours of Operation:
The Office is open in conjunction with City Hall Hours:
8:30AM-4:00PM Monday-Thursday
8:30AM-12:30PM Fridays
Staff may also be reached by phone on Friday afternoons.

Mission Statement

It is the mission of the Office of Planning and Community Development (OPCD) to protect and enhance the quality of life in Melrose. To accomplish this mission OPCD provides long range planning, manages the capital improvement program, reviews and recommends changes in zoning, applies for and administers grants and community development programs and implements special projects. Additionally, OPCD supports the work of several Boards and Commissions in the City and reviews all major land use proposals, including subdivision plans and significant residential and commercial development proposals.

Introduction to Melrose

Melrose is primarily a residential community, whose development started in the mid 1800s as a result of the completion of the Boston & Maine Railroad which made Melrose easily accessible from Boston. In the late 1800s many Victorian homes were built and the 1920s and 1930s saw construction of many homes as well. Currently over 86% of developed land (and 56% of all land) in Melrose is used for residential purposes.

Melrose has a central downtown business area and three neighborhood commercial areas clustered around the three commuter rail stations. There are two industrial and service commercial areas in Melrose; one on Route 99 and the other is an area on Tremont Street. Commercial and industrial areas comprise 7% of developed land (5% of all land).

Melrose is a short 13 minute commuter train ride to Boston and is only 7 miles from Logan airport. Melrose is a "Garden City" with a "greenbelt" that separates it from other communities. This greenbelt includes several recreation resources including the Middlesex Fells Reservation, Pine Banks Park, Mt. Hood Memorial Park and Golf Course, Bellevue Country Club, and the Conservation areas around and including Towners and Swains Ponds. Open space and recreation areas in the City comprise 27% of all land in Melrose.

Although there is little available land for new residential subdivisions the City continues to see redevelopment activities in the downtown and other commercial areas. In the past three years, the Planning Board has reviewed and permitted two significant redevelopment proposals: Oak Grove Village, a mixed-use residential community to be built on 15 acres located on the Melrose/Malden border and Station Crossing, a 48-unit Condominium building currently being built on Willow Street, the former site of Melrose Bowl.

Planning for the Future

The City of Melrose seeks to maintain its position as a family oriented community with a high quality of life for its residents, a stable and diverse mix of commercial services, and numerous cultural and recreational opportunities. The Master Plan creates a framework through which the community’s unique character will be promoted and preserved.

The Melrose Master Plan is a tool to guide City officials and residents as they work to anticipate and prepare for future challenges, shape areas with the potential for change, identify ways to improve the community, and protect and enhance the unique character of Melrose. The Master Plan focuses on physical aspects of the city, takes a long-range perspective, and emphasizes strategies and implementation. The Master Plan is a living document, which should be used as a springboard for dialogue, planning, and action and should be revised and updated on a regular basis.

The Master Plan provides useful data on Melrose’s demographic makeup, land use profile, economic situation, and predicted future trends in these three areas. It highlights the community’s goals for the future and it provides specific strategies to reach these goals.

The Melrose Master Plan was most recently revised in 2004. The Master Plan Advisory Committee wrote the Melrose Master Plan 2004, adopted by the Planning Board in June of 2004, with assistance from Taintor Associates, a consultant retained by OPCD through the state Executive Order 418 program. The Committee Members, who were appointed by the Mayor, represent diverse sectors and interests of our community, including the environment, historic resources, affordable housing, schools, and the business community.

Community Representatives
Peter Bowman, Chair
Alderman Gail Infurna
Charlene Weekley
Anne DeSouza-Ward
Steve Gould
Joan Cassidy
Dr. Jane Desforges
Philip Kukura
Andrew Gallup
Mike Henry

City Representatives
Mayor Robert J. Dolan
Denise Gaffey, Director, OPCD
Jack Beckley, Director, Council on Aging
Holly Killmer Regan, Assistant Planner

The Mayor strongly endorses the Master Plan and work toward implementing the strategies identified in the plan is underway. Planning for Melrose’s future is an important and rewarding task in which all members of the community have a role.

In 2000, OPCD updated the City’s Open Space and Recreation Plan. This effort provided a five-year plan for improvements to the City's park system and was incorporated into the new Master Plan. The previous version of the open space plan resulted in a new successful model for the management and operation of the Mt. Hood Memorial Park and Golf Course as well as an overall Master Plan for improvements at Mt. Hood. The Mt. Hood Master Plan was the impetus for a $2 million improvement project completed in the mid-90’s, which included $1 million in funding from the State’s Urban Self Help Grant program. An effort was recently initiated to update the Melrose Open Space and Recreation Plan. A revised Plan is expected to be submitted to the state in 2005.

In late 1997, OPCD took on the responsibility for the School Building Program and for implementing the School Facilities Master Plan, which was originally approved in 1997. OPCD managed design and construction of the new Lincoln School , which opened in September 2000 and the new Roosevelt School , which opened in September 2002. Each of these projects will receive state reimbursement of 67% of the costs including interest on the bonds being used to pay for the project. OPCD is currently coordinating design and construction of the new Middle School.

In 1996, OPCD completed a Police and Fire Station Facilities Plan and assisted in the development of a MIS/GIS plan for the networking of the City’s computers. OPCD also assisted in the Schools Technology Plan, which was completed and approved by the Commonwealth of Massachusetts Department of Education in spring 1996. Based on the Technology Plan the Schools received grant funding from the state in spring 1997. The Technology Plan efforts are being guided by the School’s Technology Council.

In 1995, OPCD completed master plans for Memorial Hall and Ell Pond and was responsible for the design and construction of the Milano Senior Center. OPCD has been responsible for implementing the Memorial Hall Master Plan and oversaw the construction of four phases of preservation work, totaling 1.2 million.

In 1993, OPCD prepared the Blueprint for Melrose 1993-1995. The Blueprint for Melrose was a working plan for the management and operation of the City of Melrose. It was based on input from all of the City departments. Much of this plan was implemented including an array of new management approaches that make City services more efficient, development of a five year Capital Improvement Program (CIP) several projects of which are well underway, implementation of a sewer and water enterprise fund, and several privatization initiatives.

In 1926, the Supreme Court upheld the validity of zoning, ruling it appropriate to limit an individual’s property rights in the best interest of the general public. In Massachusetts, zoning is authorized through the Mass General Laws, Chapter 40A. In Melrose, the Zoning Ordinance describes the rules and regulations regarding how land is developed locally.

Parties building or renovating a structure or changing an element of a lot should consult the Zoning Ordinance to ensure that the project complies with the City’s rules and regulations. When a proposed project does not comply with the Zoning Ordinance, the party has the option to seek a variance from the Zoning Board of Appeals that would allow the petitioner to build out of compliance with the Zoning Ordinance. Some types of building projects require a special permit from the Zoning Board of Appeals or Planning Board . The Zoning Ordinance explains in what cases a special permit is required, what requirements must be met to be eligible for a special permit, and the process of applying for a special permit.

The recently revised Master Plan, approved in June of 2004, recommends several changes and additions to the Melrose Zoning Ordinance in order to provide the City with more tools to guide development in a manner that protects and enhances the resources of Melrose. Recent zoning amendment actions include the following:

Affordable Housing Incentive Zoning Special Permit—Residential developments of five or more units are required to provide 10% of the total number of units as affordable. In return, developers are allowed to increase the density of the development by the number of affordable units required as appropriate. The purpose of this ordinance is to help develop affordable housing options to meet the diverse housing needs of Melrose’s community members.

Site Plan Review—All new industrial or commercial uses, new residential developments of four or more, extensions in excess of 2,500 sq. ft. of an existing industrial, commercial, or multi-family use, or the construction or expansion of a parking lot for a municipal, institutional, commercial, industrial, or multi-family structure or purpose requires a review by the Planning Board to ensure that the proposal meets the City’s standards and character.

The Planning Board is the body responsible for administering the subdivision regulations. Any party considering subdividing land into lots which do not have adequate frontage must apply to the Planning Board for approval. The Planning Board, with assistance from OPCD staff, review subdivision proposals to ensure they meet the City and State requirements and fit well with the character of Melrose. A copy of the Subdivision Regulations may be purchased at the Office of Planning and Community Development in City Hall.

In December 1997, OPCD took on the responsibility for the School Building Program and implementing the Melrose Schools Facilities Master Plan. New school building projects include the Lincoln Elementary School, which opened in 2000 and the new Roosevelt Elementary School, which opened in 2002. and the new Veterans Memorial Middle School, which opened in in 2007.

The Melrose School Building Committee oversees the design and construction of the new Middle School. The Committee consists of volunteer community members and City officials, including the following members:

John McLaughlin, Jr., Chair, McLaughlin Insurance
Mayor Robert J. Dolan
Ira Baline, Architect, Bergmeyer
Tom Brow, Principal, Melrose Veterans Memorial Middle School
Mike Cassavoy, Engineer, Edwards & Kelcey
Katherine Clark, School Committee
Trudy Dooner, Principal, Lincoln School
George Doyle, Alderman
Denise Gaffey, OPCD Director
Joe Huggins, School Facilities Director
Gail Infurna, Alderman
Dr. Rosemary Leblanc-Considine, Superintendent
Bill Mack, Shawmut Construction
Mary Beth McAteer-Margolis, School Committee
Joe Nevin, Architect, Bergmeyer
Paul Ormond, Engineer, Haley & Aldrich
Helen Overlan, Principal, Roosevelt
Michael Santos, Alderman

The new Middle School opened in September 2007. Design for the new Middle School began in earnest in March of 2004 following a successful debt exclusion vote the proceeding fall. Tappe Associates, the Architect for the Roosevelt School and for earlier design work on the Middle School, was selected to design the new building. The new building is 220,000 square feet and four stories to accommodate three teams in the 6^th, 7^th, and 8^th grades. This new facility also contains state-of-the-art smart board technology in every classroom, a 900 seat auditorium and a multi-court gymnasium.

Middle School Solar Panel Grant from Massachusetts Technology Collaborative. The City of Melrose received a $340,000 grant to design and construct a30-kilowatt solar array on the Melrose Veterans Memorial Middle School. Click the link below for live monitoring status of the system.

The new Roosevelt School opened in September 2002. The complete demolition of the old structure and construction of a 69,500 square foot building was completed over an 18-month period. The new facility contains state-of-the-art education technology available to all students, including computers and television monitors in each classroom with cable TV and Internet access. This $11.8 million project also contains additional classrooms for music, art, and physical/occupational therapy, and a regulation, full sized, 7,000 square foot gymnasium.

The new Lincoln School facility was completed in September 2000. The facility is a combination of a complete renovation of the 21,000 square foot original building built in 1896 and a new 44,000 square foot addition to the rear. This $10.3 million project includes 18 classrooms, gymnasium, cafetorium with a stage, library media center, computer lab, art room, and a music room. State of the art educational technology was included as part of the project.

· Sign and Façade Grant Program – OPCD provides grants to business applicants for up to 50% of the cost of attractive business signs and façade improvement. The maximum grant is $1,000 for a sign and $500 for a façade improvement. In fiscal year 2004, OPCD approved 14 sign and façade grants. Applications for a sign and façade improvement grant can be picked-up at OPCD. Applications must be received and approved before any work on the project begins.

The City of Melrose is committed to encouraging the development of affordable housing opportunities in the City of Melrose. Please click on the links below to learn more about the City’s Programs.

1. To receive information about upcoming lotteries sponsored by the City of Melrose, please e-mail us at OPCD@cityofmelrose.org with your name, address, and telephone number and with the subject line “affordable housing list.”

2. This is where the City will list current affordable housing lotteries (including ownership and rental opportunities) being administered by the City. At this time, the City of Melrose is not administering an affordable housing lottery.

1. Melrose Affordable Housing Corporation owns and manages affordable rentals within the City of Melrose. To learn about the availability of their units contact the Melrose Affordable Housing Corporation at 781-662-8479 or email MAHC@melroseha.com

2. Oak Grove Village. The lottery for the 14 affordable rentals available at Oak Grove Village was held in March of 2007. Applications are currently being received for a waiting list. When affordable units become available the management company will contact the waiting list in the order applications are received. To obtain an application and learn more about the units available contact Oak Grove Village at 781.662.3900.

To learn more about lotteries occurring in surrounding communities call a community directly or visit the following websites:

1. Webster Willows - A lottery including 3 condominiums in the newly constructed 26 unit condominium building on Pleasant Street located close to mass transit. The lottery was held in November 2007

2. Oak Grove Village - 14 affordable apartments within the Oak Grove Village mix-use development located next to mass transit and parks were available through a lottery. The lottery was held in March of 2007.

3. Station Crossing - A lottery including 5 condominiums in the newly constructed 48 unit condominium building located close to mass transit and downtown Melrose. The lottery was held in January of 2006.

The First Time Home Buyers workshop provides helpful information about the process of purchasing a home, including how to finance a home, understanding your credit history, and learning about financial assistance available. The workshop is an excellent resource and we strongly encourage people interested in purchasing a home to take the workshop. Melrose offers the workshop through the North Suburban Consortium. To find out when the next workshop will be offered, please contact The North Suburban Consortium at 781.324.5720. Accredited First Time Home Buyer’s workshops are also offered throughout the state. For a list of the dates and location of upcoming workshops visit the Citizen’s Housing and Planning Association’s (CHAPA) website: www.chapa.org/housing_workshops2005.htm

To qualify for the following programs, applicants must have taken a CHAPA certified first time homebuyers workshop (see above for listing).

Down payment and Closing Cost Assistance. The City of Melrose offers down payment and closing cost assistance through the North Suburban Consortium (NSC). To be eligible for this assistance household income must not exceed 80% of the medium in the Boston metropolitan area as defined by HUD and the property to be purchased must not exceed the maximum sale price for the particular community in which the house is located. Additionally, eligible applicants must either use the Soft Second mortgage package or a Mass Housing Finance mortgage package (described below); however, some exceptions do apply.

To obtain an application contact the North Suburban Consortium at 781.324.5720. If you are applying for an affordable housing ownership unit in Melrose through a City administered lottery you do not need to fill out an additional application to apply. However, you must indicate your interest in participating in this program to OPCD.

Second Soft Loan Program. The Soft Second Loan Program offers reduced cost mortgage financing. Borrowers must be creditworthy and meet standard underwriting criteria. To qualify household income must not exceed 100% of the median income for the Boston Metropolitan Area as defined by HUD. Through the “Soft Second” program borrowers get two mortgages through a participating lender. The second mortgage is subsidized by the North Suburban Consortium through a Mass Housing Partnership Loan. Borrowers pay less than the standard mortgage and interest payments on the second mortgage and avoid having to pay private mortgage insurance.

Mass Housing Finance Agency. The Mass Housing Finance Agency offers several programs including subsidized mortgage packages. To learn about these programs visit their website at www.masshousing.com or call them at 617.854.1000.

Grants and Loans for Creating Affordable Housing: The City of Melrose is a member of the North Suburban Consortium, which administers federal HOME funds. With these funds, the City has been able to financially support the development of affordable rental and home ownership opportunities within Melrose. HOME funds are available in the form of grants and loans and are administered on a rolling basis. Applications for HOME funds can be obtained through the City’s Office of Planning and Community Development, OPCD@cityofmelrose.org or 781-979-4190 or download the application at the North Suburban Consortium's website: www.northsuburbanconsortium.org/index.php?page=developers .

Fall 2006—MAHC received a grant from the North Suburban Consortium to purchase a six unit rental building. The three units, for which the Home funds were earmarked, have rents that are affordable to households making 60% of area median income as determined by HUD. The remaining three units have rents affordable to households making 80% of median income.

Spring 2004—MAHC received a grant from the North Suburban Consortium to purchase a three unit rental building. The two HOME funded unites have rents affordable to households making 60% of area median income as determined by HUD.

Winter 2006—Five units affordable to households making 80% of median income was a condition of the Special Permit granted by the Planning Board . Home funds were used to further reduce the sale price of the units to be affordable to households making 60% of median income. The developer also received a construction loan through the NSC to secure the completion of the project.

Winter/Spring 2008—Three affordable units within a 26 unit condominium building were made available through a collaboration between the developer and the City. The City used HOME Funds to subsidize the three units to make them affordable to households making 80% of median income.

Affordable Housing Zoning Change: In the summer of 2004 the City of Melrose adopted the Affordable Housing Incentive Zoning Program Special Permit. This special permit requires that residential and mix-use developments with five or more residential units include 10% of the units as affordable to household making 50% to 80% of median income in the Boston metropolitan areas as defined by HUD. OPCD anticipates new affordable housing units becoming available in 2009.

OPCD is responsible for managing the Capital Improvement Program (CIP) process. Each year department heads are asked to submit capital improvement requests to the Capital Improvement Committee. The CIP Committee members are as follows:

Since the inception of the CIP process in FY95, the following funding has been allocated for CIP projects:

FY 95	$368,894
FY 96	$1,000,000
FY 97	$2,300,000
FY 98	$ 491,000
FY 99	$12,800,000 (including Lincoln School)
FY 00	$170,000
FY 01	$12,010,700 (including Roosevelt School)
FY 02	$200,000
FY 04	$39,170,000 (Melrose Middle School)
FY 05	$11,700,000 (Melrose Middle School)

In Fiscal Year 2006 the CIP Committee received applications for forty projects from seven different departments. The CIP Committee designated four of the projects as Priority Group A. Thirteen projects received a Priority Group B ranking and twenty-three projects received a Priority Group C ranking. No projects received a Priority Group D or E ranking, which means that the CIP Committee determined that all of the projects were worthwhile, as funding becomes available.

For FY 2008 the CIP Committee received new requests for CIP funding from four departments. These requests were consolidated with the projects submitted for consideration form the preceding years, which have not yet been funded. The CIP Committee met to consider the new requests and to rank them according to priority within the existing list of projects. The final list included three projects in Priority Group A, twelve projects in Priority Group B and twenty-three projects in Priority Group C. No projects received a Priority Group D or E ranking, which means that the CIP Committee determined that all of the projects were worthwhile, as funding becomes available. Seven projects were taken off the list because they were funded in the past year.

The CIP Committee recommends fifteen of the projects for funding in FY 2008. These include the following three Priority Group A projects listed in ranked order:

For FY 2009, the active CIP list of projects has been updated to reflect projects that were funded in FY2008 and a new project added by the Mayor and School Department involving capital improvements to the High School. This request was consolidated with the projects submitted for consideration from the preceding years, which have not yet been funded. The final list includes three projects in Priority Group A, eight projects in Priority Group B and twenty-two projects in Priority Group C. No projects received a Priority Group D or E ranking, which means that the CIP Committee determined that all of the projects were worthwhile, as funding becomes available. Four projects were taken off of the list because they were funded in the past year and two school projects were taken off the list and consolidated under the High School Upgrades Project.

The CIP Report recommends eleven projects for funding in FY 2009. These include the following three Priority Group A projects listed in ranked order:

The Department of Conservation and Recreation’s Flood Hazard Management Program has partnered with Federal Emergency Management Agency (FEMA) to assist with the administration and management of FEMA’s flood hazard mapping program in Massachusetts. New preliminary Flood Insurance Rate Maps (FIRM) for the City of Melrose have been issued by FEMA. FEMA has released these new maps as part of an initiative to modernize the City’s flood hazard maps that were last published in 1986. The final maps will be produced in a digital format that will incorporate base data obtained from MassGIS. No new flood modeling or updates to actual flood hazard data for the City of Melrose have taken place and there are no changes to existing flood zone designations.

The Planning Board is made up of nine volunteer members, who are appointed by the Mayor and approved by the Board of Aldermen. The following is a list of current members:

Mike Cassavoy, Chairman
Richard Connolly, Vice-Chairman
Anne DeSouza-Ward, Clerk
Edward Cassidy
Tom Pawlina
John Sadowski
Robert Mercado
Gerry Marcus
Carla Francazio

The Planning Board has several different responsibilities, including the following six major ones. The Planning Board administers the Subdivision Regulations, meaning the Board reviews and makes a decision as to whether a subdivision proposal is approved, approved with conditions, or denied. The Board is the special permit granting authority for particular special permits as described in section 235.61 of the Melrose Zoning Ordinance, meaning that the Board reviews and makes a decision on applications for these special permits. The Board reviews all Zoning Board of Appeals (ZBA) cases (applications for a variance or a special permit from the Melrose Zoning Ordinance) and provides a non-binding recommendation to the ZBA regarding the case. The Board proposes zoning amendments to the Board of Aldermen and plays a role in reviewing proposed amendments received by the Board of Aldermen. This role involves holding a public hearing and submitting a written report to the Board of Aldermen before they vote. The Planning Board has the authority to officially approve a Master Plan. The Board most recently approved the latest revision of the Master Plan in June of 2004 (click on Master Plan at the top of the page to view it online). And lastly, with the recent adoption of Site Plan Review, the Planning Board is charged with evaluating the impact on the community of residential, commercial, and industrial projects that meet the threshold for review. When appropriate, the Site Plan Review Committee of the Planning Board will require alterations in the projects to mitigate impacts.

The Planning Board is supported by the staff of the Office of Planning and Community Development who offers administrative assistance as well as guidance on the technical and theoretical aspects of planning.

The Planning Board meets the fourth Monday of every Month, unless otherwise posted, and schedules Design Review and Zoning Sub-Committee meetings as well as special full board meetings and public hearings on an as-needed basis.

The Historic District Commission is made up of seven volunteer members and three alternates, who are appointed by the Mayor and approved by the Board of Aldermen. The City ordinance establishing the Historic District enumerates that the membership of the Commission shall include: one member nominated by the local historical societies, one member nominated by the Massachusetts society of the American Institute of Architects, one member nominated by the Boston Society of Landscape Architect, one member nominated by the Eastern Middlesex Board of Realtors, a lawyer, and one or more residents, owners or renters of property in the historic district to be administered by the Commission. The following is a list of current members:

L. Bradley Hutchinson, Chairman
Philip F. Kukura, Vice Chairman
Stephen E. Casey
Charlene A. Marinelli
Robert E. Sherman
Judith Q. Sullivan
Michael D. Coleman
David Gerson, Alternate

The Commission aims to restore and maintain the high quality historic features of the downtown area, which enhances the village-feel and sense of place within the City’s center. An application for a Certificate of Appropriateness must be completed for all construction or alteration of exterior features within the Downtown Melrose Historic District, located along Main Street between Foster and Emerson Streets. The Commission, which meets on an as-needed basis, reviews all applications and votes to grant, grant with conditions, or deny the application. A Certificate must be obtained before a building permit will be issued for projects within the Historic District.

The Historic District Commission is supported by the staff of the Office of Planning and Community Development.

The Community Development Council (CDC) is a volunteer group of residents appointed by the Mayor to ensure broad-based citizen participation in community planning. The CDC meets quarterly, to consult with OPCD about grant programs and other community development issues. The following is a list of current members: