IZ Workshop 2014: A1 groton inclusionary zoning

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IZ Workshop 2014: A1 groton inclusionary zoning

  1. 1. INCLUSIONARY ZONING Groton’s Experience Michelle Collette, AICP Town Planner
  2. 2. Groton, Massachusetts
  3. 3. Land Area: 32.5 square miles Population: 10,937 Government: Open Town Meeting Affordable Units: 208 Units or 5.2% Open Space: 8889 acres or 41% land area Miles of roadway 107 Public Water: 60% Public Sewer: 15% Rivers: Nashua & Squannacook ACEC: Squannassit/Petapawag Groton’s Community Profile
  4. 4. Affordable Housing Units
  5. 5. Zoning By-law Provisions Adopted Zoning Provision Special Permit Granting Authority Required Affordable Threshold Bonus Units Units Approved to date 1982 Subsidized Elderly Housing Zoning Board of Appeals 50% All No 4 1982 Planned Multifamily Residential Development Planning Board Optional 0 No 74 1990 Flexible Development Planning Board 15% 10 units Yes 26 2005 Accessory Apartments Zoning Board of Appeals Optional 0 No 0 2008 Town Center Overlay District Planning Board 15% 6 units Yes, with TDR’s 3 Other - Site Plan Review Planning Board (By-right Optional 0 No 5
  6. 6. Flexible Development Flexible Development Definitions: AFFORDABLE TO PERSONS OR FAMILIES QUALIFYING AS LOW INCOME — Affordable to persons in the Lowell metropolitan statistical area under the applicable guidelines of the Commonwealth's Department of Housing and Community Development earning less than 50% of the median income. AFFORDABLE TO PERSONS OR FAMILIES QUALIFYING AS MODERATE INCOME — Affordable to persons in the Lowell metropolitan statistical area under the applicable guidelines of the Commonwealth's Department of Housing and Community Development earning more than 50% but less than 80% of the median income. HOUSING FOR PERSONS WITH DISABILITIES — A dwelling unit in compliance with the standards of the Americans with Disabilities Act and pertinent Massachusetts standards.
  7. 7. Flexible Development Affordable component. (1) As a condition of the grant of any special permit for a flexible development for any development creating more than 10 dwelling units, affordable units shall be required as follows: (a) Fifteen percent of the units shall be affordable to persons or families qualifying as low or moderate income.
  8. 8. Rocky Hill Subdivision Groton Housing Authority Nine Rentals Units
  9. 9. Inclusionary Units in Subdivisions
  10. 10. Town Center Overlay District (8) Affordable housing requirements. (a) In any TCOD development with more than six dwelling units, at least 15% of the dwelling units shall be restricted as affordable units as defined in § 218-26B of this chapter. (b) Computation of the required number of affordable units shall be based on the total number of dwelling units in the TCOD development, including any density bonus units and any already existing dwelling units. Where the computation results in a fractional number, the fractional number shall be rounded up or down to the nearest whole number.
  11. 11. Town Center Overlay District TDR Receiving Area
  12. 12. Boynton Meadows – TCOD Community Preservation Funds Restored historic building at 134 Main Street Addition on the rear of 134 Main Street
  13. 13. Subsidized Elderly Housing SUBSIDIZED ELDERLY HOUSING — Housing in which 50% of the dwelling units are subsidized under any program or plan that will result in the development of low- or moderate-income housing, such housing which the Groton Housing Authority certifies carries restrictions to limit the eligibility of the occupants and sale price, if applicable to within guidelines as defined in applicable federal or state statute, whether built or operated by any public agency or any nonprofit or limited dividend organization with occupancy reserved to persons 55 years of age or older.
  14. 14. Existing cape converted to a two-family dwelling for people 55 and older Camp in the Lost Lake area demolished and replaced with a three- family dwelling
  15. 15. Accessory Apartments The Board of Appeals shall provide special consideration to an application for an accessory apartment which will be restricted to a rent affordable to a person or household of low or moderate income. Affordable to persons or families qualifying as low or moderate income shall mean affordable to persons in the Lowell metropolitan statistical area under the applicable guidelines of the Commonwealth's Department of Housing and Community Development earning not more 80% of the median income. The deed restriction for such unit shall be provided by the Board of Appeals.
  16. 16. Planned Multifamily Special Permit Rivercourt Residences
  17. 17. Implementation Planning Board or ZBA: • Include clear, concise conditions in the Special Permit • Establish a phasing schedule based upon market-rate building permits or occupancy permits • Have flexibility with all parties while keeping affordable units on track
  18. 18. Housing Coordinator Housing Coordinator is a part-time staff position funded through the Community Preservation Act housing funds Housing Coordinator: – Provides administrative support to the Affordable Housing Trust and Housing Partnership – Works with the Boards, developers, and the DHCD on legal agreements including lottery, regulatory & monitoring agreements – Works with prospective buyers, renters, and others with a housing crises
  19. 19. Problems & Solutions Problem: Buy-out provisions were in place from 1990- 2000 but resulted in no new affordable housing units. Solution: Housing Authority used funds for down payment on rental units created under inclusionary zoning provisions. Problem: Foreclosure resulted in loss of one inclusionary unit in a duplex despite local efforts to mitigate the loss. Solution: The Affordable Housing Trust will eventually have enough funds to intervene in foreclosures.
  20. 20. Problem: Off-site affordable units were not constructed because abutters appealed the ZBA decision to allow construction on a legal non- conforming lot of record. Solution: Off-site construction option removed from the by-law to avoid costly litigation. Problem: Affordable units may not be required in a specific section of the Zoning By-Law Solution: Do not be afraid to ask for affordable units – many developers will say “yes.”
  21. 21. Challenges Universal accessibility Increase inventory of rental units Temporary, emergency housing Regionalization
  22. 22. Michelle Collette, AICP Town Planner Groton, Massachusetts 978.448.1105 mcollette@townofgroton.org

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