This document discusses smart growth zoning strategies for Massachusetts communities to promote density, affordability, and walkability. It outlines how incentive-based zoning can encourage higher density development in strategic locations through economic incentives. Key recommendations include using subdistricts to customize densities and standards, excluding infrastructure areas from developable areas, allowing non-residential uses, engaging in proactive planning led by design concepts, and carefully selecting sites. Successful initiatives include clear policy intent and regulations to achieve the community's vision through grassroots processes and town meeting votes.

1. Density, Affordability, and Walkability through Smart
Growth Zoning (40R) in Massachusetts
Angus Jennings, AICP
Principal
Source: Kevin Lynch,
Image of the City

2. Learning from Julie Campoli’s “Made for Walking”
“Many urban areas owe their
revival to location. Given our
car-based culture, it is difficult
to create a truly walkable,
human-scaled environment
from scratch.. Greenfield sites,
with their large, empty
parcels, pose fewer
restrictions. As space is
allocated, the perceived
demand for parking often
trumps density and proximity.”
Source: Julie Campoli,
Made for Walking, Lincoln
Institute for Land Policy, 2012

3. Downtown Maynard A “walkable” destination
1/4
mile
1/4
mile
1/3
mile

4. Incentive-based zoning
• Structural and perpetuating housing
affordability problem due to shortage of
land appropriately zoned for higher
density residential; supply lagging – and
misplaced
• Concept: economic incentives for
communities to voluntarily adopt higher
density zoning in smart growth locations
• Creation of “zoned land” resulting in
market-driven site selection among
smart growth / incentive housing zones
• Out-migration of young professionals
was a driving concern leading to new
legislation

5. Smart Growth Zoning: An Overview
• Smart Growth Location
• As-of-right permitting,
subject to Design
Standards
• Infrastructure
Certification (may be
conditioned on agreed
improvements)
• State (DHCD) approval
required before Town
Meeting vote
T

6. Smart Growth Zoning: An Overview
• Smart Growth Location
• As-of-right permitting,
subject to Design
Standards
• Infrastructure
Certification (may be
conditioned on agreed
improvements)
• State (DHCD) approval
required before Town
Meeting vote

7. Smart Growth Zoning: An Overview
• Smart Growth Location
• As-of-right permitting,
subject to Design
Standards
• Infrastructure
Certification (may be
conditioned on agreed
improvements)
• State (DHCD) approval
required before Town
Meeting vote

8. Smart Growth Zoning: An Overview
• Smart Growth Location
• As-of-right permitting,
subject to Design
Standards
• Infrastructure
Certification (may be
conditioned on agreed
improvements)
• State (DHCD) approval
required before Town
Meeting vote

9. The Zoning Amendment process in Massachusetts relies upon a substantial public
process to build consensus and achieve the required 2/3 vote.

10. Practical aspects: Tips for Scoping the Work
• Key aspects of work:
• Conceptual planning -
consensus based vision for
where we’re hoping to get
• Mapping - district and sub-
district boundaries
• Density calculations
• Zoning and Design Standards
• Process to secure approval by
DHCD
• Infrastructure evaluation;
planning for potential public
improvements, including
strategies for financing
• Where applicable, execution of
development agreements
• Several successful Smart Growth
Districts in Massachusetts have
relied upon private investment for
some or all of required steps

11. Recommendations for local zoning reform
• Subdistricts: customize
allowed uses, densities,
design standards
• Developable Area: Exclusion
of drainage or road R.O.W.
from developable area
• Non-residential sub-districts
• Proactive planning
• Design drives regulation:
Using design concepts,
create excitement for project
design before talking about
the zoning itself.
• Careful site selection

12. Recommendations for local zoning reform
• Subdistricts: customize
allowed uses, densities,
design standards
• Developable Area: Exclusion
of drainage or road R.O.W.
from developable area
• Non-residential sub-districts
• Proactive planning
• Design drives regulation:
Using design concepts,
create excitement for
project design before talking
about the zoning itself.
• Careful site selection

13. Recommendations for local zoning reform
• Subdistricts: customize
allowed uses, densities,
design standards
• Developable Area: Exclusion
of drainage or road R.O.W.
from developable area
• Non-residential sub-districts
• Proactive planning
• Design drives regulation:
Using design concepts,
create excitement for
project design before talking
about the zoning itself.
• Careful site selection

14. Recommendations for local zoning reform
• Subdistricts: customize
allowed uses, densities,
design standards
• Developable Area: Exclusion
of drainage or road R.O.W.
from developable area
• Non-residential sub-districts
• Proactive planning
• Design drives regulation:
Using design concepts,
create excitement for
project design before talking
about the zoning itself.
• Careful site selection
Source: Russ Preston, Principle Places

15. Recommendations for local zoning reform
• Subdistricts: customize
allowed uses, densities,
design standards
• Developable Area: Exclusion
of drainage or road R.O.W.
from developable area
• Non-residential sub-districts
• Proactive planning
• Design drives regulation:
Using design concepts,
create excitement for
project design before talking
about the zoning itself.
• Careful site selection

16. Recommendations for local zoning reform
• Subdistricts: customize
allowed uses, densities,
design standards
• Developable Area: Exclusion
of drainage or road R.O.W.
from developable area
• Non-residential sub-districts
• Proactive planning
• Design drives regulation:
Using design concepts,
create excitement for
project design before talking
about the zoning itself.
• Careful site selection

17. Design Standards Flexible, but lock in key elements

18. Grassroots processes have - in many cases - led to local
reforms. Day 1 opponents sometimes became advocates.
Prime mover sometimes Town, sometimes landowner or
developer, sometimes residents...
Successful initiatives included a clear statement of policy
intent, and regulations to achieve it.

19. Closing
• Massachusetts Town Meeting voters
have enacted Smart Growth Zoning -
by a 2/3 vote - in many locations
• Many more innovative zoning
amendments intended to foster
investment in village centers, through
home rule, are also on the books
• Local motivations range from proactive
to strategic / defensive; but regardless
of initial motivation, intent is to
influence private investment patterns
• Favorable zoning aligns a developer’s
interest in predictability with the public
interest of advancing a publicly
endorsed vision for the future
Angus Jennings, AICP
Principal
128 Belknap Street, Concord, MA
www.agjennings.com
agjennings@icloud.com