Gordon Woods Project Moves to Front Burner as Town, Developer Meet

The woods had long been eyed by conservationists who wouldn’t abide any development. But that changed when Steve Gang and Helen Bethell sought permission from the BOS to explore a housing-for-conservation deal.”

This week, town officials in Manchester prepare for a large-scale housing proposal off Upper Pine Street in the Limited Commercial District while Essex eyes new cannabis rules, public safety updates, and more.  Let’s get started …

Details are preliminary, but Gang, who also chairs the Conservation Commission, said some things are known.  First is that this week Gang and town officials—including Select Board member Brian Sollosy, Planning Board Chair Sarah Creighton, Zoning Board of Appeals Chair Sarah Mellish, Manchester Affordable Housing Authority’s Chris Olney and Muffin Driscoll—would be heading to Gordon for a meeting with the developer who has the property under agreement.

Gordon College owns at least 127 acres of wooded land in the LCD.  This chunk is significant and much of it is seen as rugged terrain—think steep hills, wetlands, vernal pools, and Gravely Pond which provides more than 50% of Manchester’s drinking water. 

These woods have long been eyed by conservationists in Manchester who wouldn’t abide development of any kind.  But, about a year ago, Gang and Helen Bethell, former executive director at Manchester Essex Conservation Trust and former longtime chair of the Conservation Commission, approached the Select Board to secure the board’s permission to approach Gordon with the idea of a “conservation for housing” swap.  In other words, in exchange for permanently conserving large swaths of acreage around Graveley Pond, the town would allow residential development.  The board said yes, and Gang confirmed they met with school officials to explore ideas for how a restriction-for-residential-development deal might work.

This idea fits with Manchester’s Master Plan, finalized in 2019, which states, “Several million dollars a year in new Town revenues could be possible from development in the Limited Commercial District and Downtown.  Opportunity exists in the LCD for expanded commercial and new residential development to meet community needs.”

Over the years, the property has come close to development.  Decades ago, a wholesale book distributor was interested in developing the site.  Also, Cell Signaling explored the area of creating a biotech campus there before concluding the terrain wasn’t practical for its needs.  In 2022, the company paid about $20 million for nearly 40 acres of land on the other end of the LCD and the campus project is currently underway on 11 of the acres.

Talks between the town and Gordon heated up last year when Manchester was drawing up its state-mandated 3A Zoning districts to bring to voters.  According to Gang, Gordon was very interested in the possibilities the new zoning would bring.  But, in the end, the 3A Districts recommended by the 3A Zoning Task Force did not include the Gordon College Woods.

So, what does that mean for this project?  Well, with town officials meeting the developer and Gordon officials this week, the project could be considered “friendly,” meaning the town would support the permit process by negotiating details like design, number of units, location, and community benefits.

Friendly or not, given the scale of the project, it’s likely the developer plans to pursue a “40B” residential project, referring to the Massachusetts state law that lets developers bypass some local zoning rules if they include affordable housing (usually 20–25% of the units).  Affordable might mean many things, like senior housing.  Or, staff housing.  In 1995, Gordon worked with a developer on Parsons Hill, a 65-unit subdivision off Grapevine Road and adjacent to Rte. 128 in Wenham.  As part of that project, 12 homes were deed restricted as affordable and reserved by Gordon for faculty or staff housing.

There’s another avenue this might take.  Because Gordon College is an educational institution, the project might also proceed under the state’s “Dover Amendment” another state law which, like a 40B, would insulate it from aspects of local zoning if the project has an educational component, such as onsite learning programs or a faculty tie-in. 

Whatever the case, residents will soon find out exactly what’s planned as final details emerge when a formal application is submitted for permitting, first to either the Planning Board or the ZBA, and then to the Conservation Commission.  Or, as was the case last year with Cell Signaling, the project may be initially presented informally for a “Kentucky wind” check with the boards before diving into the lengthily formal permitting process.

In the end, it looks like the LCD is rising to the vision scoped out in the Master Plan.  Stay tuned.

Last month, Essex was part of a Cape Ann-wide Regional Emergency Planning Committee meeting that addressed, among other issues, the regional emergency shelter at (surprise, we have another reference to …) Gordon College and upcoming training exercises, with a potential grant to fund a disaster drill. 

Somewhat related to this, Essex has successfully secured a $7,100 MIIA risk management grant, which could help fund safety equipment.  The plan is to use the funds to install railings at the high pier at Town Landing on the Causeway that has been the subject of recent complaints about fall risks that have been identified.

Earlier this month, MA State Auditor Diana DiZoglio’s Office released an audit of the Massachusetts Cannabis Control Commission (CCC) that determined there are issues that need to be addressed in the CCC’s regulation of the cannabis industry.  The issues largely centered on mismanaged prorated fees for license extensions resulted in revenue loss, procedural inequity, noncompliance with state regulations, and the appearance of potential favoritism and/or impropriety with respect to some being required to pay fees, while others inexplicably did not need to do so.

The report concluded that these issues, along with the CCC’s failure to institute procedures to properly supervise licensing staff, contributed to a significant breakdown of the internal controls. 

Essex has one cannabis dispensary in town, BB Botanics, on John Wise Ave. (Rte. 133) near the Ipswich line.  The dispensary opened after voters approved adult-use cannabis provisions at the June 2020 Essex Annual Town Meeting.  At the time, there was significant anticipation for revenues that would come to the town from sales taxes and fees at the dispensary, but those hopes have largely gone unrealized. 

These new shored up requirements for towns like Essex and Gloucester, where dispensaries operate, may be related to this audit.  Essex Town Counsel is reviewing whether these standards should be enacted as regulations or bylaws.

While Essex Finance Committee previously recommended supporting the bill, the Board added a key caveat: it supports the concept of a study, but not a mandated solution.  Sen. Bruce Tarr’s office indicated there was “no downside” to the bill’s intent, though it is unlikely to pass in its current form.

The BOS asked Zubricki to convey the town’s support to Tarr and MA Rep. Ann Margaret Ferrante, with the understanding that Essex favors guidance over mandates.  The BOS also asked that the proposed legislation be shared with the Town of Manchester and the ME Regional School District.

Separately, Essex will also participate in a new round of national opioid settlements, including Purdue Pharma.  To date, the town has received about $13,000 from earlier agreements, with payments expected to total roughly $43,000 by 2039.  The new settlements will be in addition to that figure.