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Zoning Tools for Mixed-Use Districts
Bill Reyelt
What is 40R?
2
•  Eligible locations
•  As-of-right, including densities…
Ø  Single-family: 8 units/acre
Ø  2-3 family: ...
3
Features	
  
Chapter 40R
Smart Growth	
  
Compact Neighborhoods	
  
Eligible Location •  Near Transit Station
•  Commerc...
4
The Process / How to Participate
n  Give us a call!
n  Recommend site visit/
pre-application mtg.
n  Submit an applic...
5
40R Participation / Activity
Geographic Distribution
6
33 Approved Districts (12,350 newly-zoned units)
Amesbury 249 Belmont 18 Boston 578 Bridgewater 594
Brockton 1,096 Chels...
7
40R Regulatory Changes
Clarified/Modified:
•  Infrastructure
•  Highly Suitable Location
•  Area of Concentrated
Develop...
8
•  PDF (remaining $100K)
•  PATH: Planning Assistance
Toward Housing
•  $600,000 for land use/
zoning, municipal sites, ...
9
Thank You!
Bill Reyelt / Elaine Wijnja
Dept. of Housing
& Community Dev.
100 Cambridge St.
Boston, MA 02114
617.573.1355...
10
Chapters 40R & 40S
The Basic Concept
FOR THIS…THIS…
Zoning Incentive Payment
($10K-$600K)
Density Bonus Payment
($3K/un...
11
$ Incentives:
40S School-Cost Reimbursements
•  Provides school-cost reimbursement for net rise, if any,
in school cost...
12
Zoning Characteristics
Other characteristics of the
zoning…
n  All Inclusive
n  Primarily Residential
n  No Moratori...
13
40R Zoning Incentive &
Density Bonus Payment
INCENTIVE PAYMENTS
Units Payment
Up to 20 $10,000
21-100 $75,000
101-200 $...
Affordability Minimum
14
Basic 40R Requirements
Affordability…
•  Minimum of 20-25%
•  Required for all
Projects of 13+ un...
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Zoning Tools for Mixed-use Districts

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Bill Reylet

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Transcript of "Zoning Tools for Mixed-use Districts"

  1. 1. 1 Zoning Tools for Mixed-Use Districts Bill Reyelt
  2. 2. What is 40R? 2 •  Eligible locations •  As-of-right, including densities… Ø  Single-family: 8 units/acre Ø  2-3 family: 12 units/acre Ø  Multifamily: 20 units/acre •  Affordability requirement (20%) •  Direct funding: Ø  $10K-$600K Zoning Incentive Payment upon based on District size Ø  $3,000/unit Density Bonus Payment Ø  Eligibility for school-cost reimbursement $ (Chapter 40S)
  3. 3. 3 Features   Chapter 40R Smart Growth   Compact Neighborhoods   Eligible Location •  Near Transit Station •  Commercial District •  Highly Suitable Location •  Near Transit Station •  Commercial District •  Highly Suitable Location Min. Allowable, by-right Density (d.u./acre)   •  Multifamily: 20 •  2&3-Family: 12 •  Single-Family: 8   •  Multi-Family: 8 •  Single-Family: 4   Min. # of zoned units   N/A   1% of housing stock   Required % of Affordable Units   20% (projects =/> 13 units & district as a whole)   10% (projects =/> 13 units)   State Incentives     •  Funding Preference •  Potential 40B Relief •  Direct Payments   •  Funding Preference •  Potential 40B Relief Comparison Summary 40R & Compact Neighborhoods
  4. 4. 4 The Process / How to Participate n  Give us a call! n  Recommend site visit/ pre-application mtg. n  Submit an application n  DHCD Letter of Eligibility n  Local Zoning Adoption n  Evidence of Adoption n  DHCD Letter of Approval/Certification n  Local Project Approval 40R & Compact Neighborhoods Net density of 6 units/acre (Riverwalk, Concord)
  5. 5. 5 40R Participation / Activity Geographic Distribution
  6. 6. 6 33 Approved Districts (12,350 newly-zoned units) Amesbury 249 Belmont 18 Boston 578 Bridgewater 594 Brockton 1,096 Chelsea 125 Chicopee 1,092 Dartmouth 319 Easthampton 482 Easton 280 Fitchburg 676 Grafton 240 Haverhill 526 Holyoke 296 Kingston 730 Lakeville 207 Lawrence 1,031 Lowell 250 Lunenburg 204 Lynnfield 180 Marblehead 17 Marblehead 47 Natick 138 N. Andover 530 N. Reading 434 N.hampton 156 Norwood 15 Pittsfield 296 Plymouth 675 Reading 256 Reading 202 Sharon 167 Westfield 244 3 Eligible/Pending Districts (634 units) Ludlow 350 Norwood 44 Norwood 240 Swampscott ? 40R Participation / Activity: District Sizes & Production
  7. 7. 7 40R Regulatory Changes Clarified/Modified: •  Infrastructure •  Highly Suitable Location •  Area of Concentrated Development •  Underutilized Land •  Mixed Use Density Introduced: •  Conditional Approval Effective Nov. 22, 2013
  8. 8. 8 •  PDF (remaining $100K) •  PATH: Planning Assistance Toward Housing •  $600,000 for land use/ zoning, municipal sites, & other production strategies •  Available July 2014 Planning & Technical Assistance
  9. 9. 9 Thank You! Bill Reyelt / Elaine Wijnja Dept. of Housing & Community Dev. 100 Cambridge St. Boston, MA 02114 617.573.1355/1360 william.reyelt@state.ma.us / elaine.wijnja@state.ma.us 40R & Compact Neighborhoods
  10. 10. 10 Chapters 40R & 40S The Basic Concept FOR THIS…THIS… Zoning Incentive Payment ($10K-$600K) Density Bonus Payment ($3K/unit) 40R: (Cost per – ((edu% x (RE&E tax))+ c.70$) X # of40S: = Basic District Requirements: •  Eligible Location •  By-Right Density Minimum •  Affordability Minimum
  11. 11. 11 $ Incentives: 40S School-Cost Reimbursements •  Provides school-cost reimbursement for net rise, if any, in school costs associated with approved 40R Projects. •  Payment = positive difference between total education cost for eligible students & municipality’s Smart Growth revenues for education + Ch. 70 aid. •  Smart Growth revenues for education are product of the education % (total school spending among all communities divided by total expenditures) and the Smart Growth property & excise tax revenues. •  Administered by DOR’s Division of Local Services.
  12. 12. 12 Zoning Characteristics Other characteristics of the zoning… n  All Inclusive n  Primarily Residential n  No Moratorium/Bldg. Cap n  No Age Restrictions 40R & Compact Neighborhoods 5.8 units/acre (5 units +retail on .86 acres), Pomeroy Commons, Amherst, MA
  13. 13. 13 40R Zoning Incentive & Density Bonus Payment INCENTIVE PAYMENTS Units Payment Up to 20 $10,000 21-100 $75,000 101-200 $200,000 201-500 $350,000 501 + $600,000 BONUS PAYMENTS $3,000 for each unit issued a building permit $ Incentives:
  14. 14. Affordability Minimum 14 Basic 40R Requirements Affordability… •  Minimum of 20-25% •  Required for all Projects of 13+ units •  20% for District as a whole •  Spread proportionately across unit types & location
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