Bill Reylet

1. 1
Zoning Tools for Mixed-Use Districts
Bill Reyelt

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
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
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
40R Participation / Activity
Geographic Distribution

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
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
• 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
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
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
$ 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
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
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. 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