Hopedale_LotA_RFP_11_24_25.pdf

REQUEST FOR PROPOSALS (RFP)

Disposition of Town-Owned Property for Housing Development Under M.G.L. c.

30B

Lot A – Mendon Street (Route 16) / Hill Street, Hopedale, Massachusetts

Intended for Development of Mixed-Income Housing Including Affordable Units under M.G.L.

c. 40B

I. INTRODUCTION AND COMMUNITY CONTEXT

The Town of Hopedale, Massachusetts (“the Town”), acting through its Select Board, invites qualified and experienced developers to submit proposals for the purchase and development of Town-owned land identified as Lot A. This Request for Proposals is issued pursuant to M.G.L. c. 30B, §16 governing the disposition of real property. The Town’s objective is to support the creation of high-quality mixed-income housing that aligns with long-term municipal goals, including affordability, environmental sustainability, and diversification of the local housing stock.

The Town of Hopedale is a historic mill community characterized by a strong civic identity, a walkable village core, and a growing need for housing options that serve young families, seniors, and the local workforce. According to the 2023 Hopedale Master Plan, the Town faces increasing demand for attainable housing, pressure on existing housing stock, and limited land available for new development. The Plan identifies the expansion of diverse housing opportunities—including multi-family, mixed-income, and context-sensitive development—as essential to meeting community needs while strengthening the Town’s economic base.

The proposed development of Lot A represents a significant opportunity to advance the Town’s Master Plan priorities by creating new affordable units, improving site connectivity, encouraging compact design, and introducing new recreational amenities. As part of the Town’s vision for strategic land use, proposals that incorporate community facilities—such as a turf athletic field and track—will be viewed as highly advantageous.

Proposers are encouraged, if they deem it appropriate, to propose necessary zoning changes that can allow for retail and commercial as part of the overall project.

II. PROPERTY DESCRIPTION

Lot A consists of approximately 31.36 acres located along the easterly side of Mendon Street (Route 16) and Hill Street. The parcel is depicted on a plan entitled “Plan of Land Hill Street and Mendon Street (Route 16) Prepared for the Town of Hopedale,” dated January 28, 2020.

The parcel includes areas of wooded land, varied topography, utility easements, and opportunities for subdivision, clustering, or innovative site design.

A full legal metes-and-bounds description is attached as Attachment A.

III. DEVELOPMENT OBJECTIVES

The Town seeks a development program that advances its housing and land use goals, including:

- Creation of mixed-income housing including a minimum of 25% affordable units under M.G.L. c. 40B.

- Attractive, high-quality residential design compatible with the surrounding neighborhood and natural landscape.

- Preservation of meaningful open space and protection of critical environmental resources.

- Integration of pedestrian circulation, internal walkways, and community recreation assets.

- Consideration of a collaborative design and construction plan for a turf athletic field and track.

IV. MINIMUM REQUIREMENTS

All proposals must meet the following minimum requirements:

- Commitment to pursue a Comprehensive Permit under M.G.L. c. 40B.

- Minimum of 25% deed-restricted affordable units.

- Submission of a conceptual site plan including layout, density, circulation, and utilities.

- Demonstrated capacity and experience in mixed-income housing development.

- Submission of all required certifications (Non-collusion, Tax Compliance, etc.).

V. PREFERRED DEVELOPMENT FEATURES

The Town will consider proposals more advantageous if they include:

- 30–40% affordable units.

- Energy-efficient design and sustainability features.

- Maintenance of natural buffers and minimization of impervious surfaces.

- Contributions to local and regional infrastructure.

- A comprehensive plan to design and construct a turf track and athletic field on or adjacent to the site.

VI. PROPERTY CONDITION, UTILITIES & ACCESS

Developers are responsible for all due diligence including environmental, geotechnical, and utility verification.

VII. EVALUATION CRITERIA

Proposals will be evaluated based on non-price and price criteria including housing program quality, developer experience, community benefits, and financial terms.

VIII. SELECTION PROCESS

The Selectboard will evaluate proposals, conduct interviews, and select a developer.

IX. SUBMISSION REQUIREMENTS

Responses must include narrative, site plan, financials, experience, price, and required forms.

X. TIMELINE

• Optional Site Visit: Wednesday, January 14th at 12:00 p.m. (Noon)

• Proposal Deadline: Wednesday, March 18th at 10:00 a.m.

• Submission Requirements: One hard copy and one digital copy on USB thumb drive

• Delivery Address: Town of Hopedale, Town Administrator’s Office, 54 Mendon Street, Suite 10, Hopedale, MA 01747

Potential applicants are encouraged to contact the Town directly should they wish to conduct geotechnical assessments on the parcel throughout the RFP process.

XI. ATTACHMENTS

Attachment A: Parcel Description; Attachment B: Maps; Attachment C: Required Forms.

XII. ACQUISITION STRUCTURE, CONTINGENCIES, AND ZONING FLEXIBILITY

1. Conditional Purchase and Sale Agreement (P&S) The Town intends to enter into a Purchase and Sale Agreement with the selected developer.

The conveyance of the property will be expressly contingent upon the developer obtaining all required State approvals related to the Comprehensive Permit under M.G.L. c. 40B. No transfer of title shall occur until the Comprehensive Permit has been issued, all statutory appeal periods have lapsed, and any additional conditions required by the Town have been satisfied.

2. Zoning Flexibility and Town Meeting Authorization The Town acknowledges that proposals may include requests for zoning changes, overlay districts, or other regulatory adjustments necessary to achieve the development program.

The Town is open to reviewing such proposals, provided that any zoning change is subject to the statutory process requiring:

- Approval by Town Meeting; and

- Review and approval by the Massachusetts Attorney General's Office (AGO), as required for all zoning bylaw amendments.

3. Creative Approaches to Purchase and Sale Agreement The Town is open to creative approaches to the Purchase and Sale Agreement structure, including phasing, conditional development milestones, infrastructure commitments, and mutually beneficial arrangements. The P&S will, however, stipulate conditions that the Town will require to remain in place as contingencies, including but not limited to:

- Receipt of a Comprehensive Permit;

- Confirmation of financing capacity;

- Compliance with environmental and infrastructure requirements;

- Final development program consistent with this RFP;

- Continued Town Meeting approval for disposition and for any zoning adjustments requested.