[Massplanners] Starter Homes M.G.L c40Y Draft Regulations Public Comment Period

Fri Jun 20 10:43:15 EDT 2025

Jeff identifies where a lot of opposition to affordable and attainable
housing comes from, even in spite of the overwhelming social and economic
need for such housing.

I will point out, however, that while the American Farmland Trust (AFT)
identified the high cost of residential development, they used a *average
cost approach.* When the Citizens Housing and Planning Association (CHAPA)
did a similar analysis, specifically of multi-family housing, they
used a *marginal
cost approach*, which resulted in very different outcomes. New housing
rarely creates the need for a new city hall, fire station, police station,
etc, so the marginal cost from new housing is much lower.

*Wayne Feiden FAICP*

On Fri, Jun 20, 2025 at 10:27 AM Jeff Lacy via MassPlanners <
massplanners at masscptc.org> wrote:

> Fundamental rub with lower-priced housing, technically “affordable” or
> not, is fiscal. Cities and towns are principally concerned with making
> their budgets work without overrides and revolts. Their principal
> obligations are to provide essential services and infrastructure that
> residents expect and retaining an experienced high-quality workforce.
>
>
>
> The American Farmland Trust some decades back did a “Costs of Community
> Services” study in New England that looked at various land uses, what local
> government services they demanded, and how much they contributed in
> property taxes toward those services. Commercial, industrial, and open
> space all demanded less than they contributed. Residential, as a category,
> demanded more than contributed. But the residential results were a mixed
> bag, with an assessed value cutoff between the homes that covered their
> costs (higher assessed values) and those that did not (lower assessed
> values).
>
>
>
> For the AFT the takeaway was that, as a category, open farmland not only
> exerted fewer demands upon municipal services, but actually subsidized
> residential. So keeping those lands from being residentially subdivided
> made dollars and sense. For municipalities, the takeaway was that,
> fiscally, if there’s a given family of four in a house, it’s better for the
> town that the house have a higher assessed value (to better pay for the
> same service demands, education in particular).
>
>
>
> This tension between a societal need and a fiscal reality is the point I
> think Harry is making.
>
>
>
> Jeff Lacy
>
> Rural Planning Associates
>
> 896 Graves Road
>
> Conway, MA 01341
>
> (413) 230-9693 (cell)
>
> ruralplanningassociates at crocker.com
>
>
>
>
>
> *From:* MassPlanners <massplanners-bounces at masscptc.org> *On Behalf Of *Harry
> LaCortiglia via MassPlanners
> *Sent:* Friday, June 20, 2025 6:34 AM
> *To:* Judi Barrett <judi at barrettplanningllc.com>
> *Cc:* massplanners at masscptc.org
> *Subject:* Re: [Massplanners] Starter Homes M.G.L c40Y Draft Regulations
> Public Comment Period
>
>
>
> Since we're currently at 11.4 % Affordable on the SHI it's a safe bet that
> the Town recognizes the inherent value in affordability, Judi.
>
> The challenge to adopting new districts at town meeting in this community
> can often come down to framing the argument in beneficial monetary terms.
>
> Years ago our attempt at a 40R adoption failed by only 2 votes at Town
> Meeting. By the time we were ready to try adoption again at a subsequent
> Town Meeting, the State's incentive funding had dried up.
>
> We lost the carrot.
>
> Not surprisingly, we do not have a 40R District.
>
> In the aftermath of a contentious MBTA 3A adoption, until the bruises
> fade, the passing of new Zoning Amendments will now entail getting the
> citizens to forget the stick EOHLC used to achieve MBTA 3A adoption, and
> focusing more on the potential carrots that the town may receive.
>
> We just went through a Prop 2&1/2 override, so carrot$ could be very
> helpful.
>
> Best,
> H. LaCortiglia
> Georgetown P.B.
>
>
>
> It seems to me the best incentive is getting some affordably priced
> housing!
>
> Judi Barrett
>
> (she, her, hers)
>
> Barrett Planning Group LLC
>
> 350 Lincoln Street, Ste 2503
>
> Hingham, MA 02043
>
> (p) 781-934-0073
>
> (c) 781-206-6045
>
>
>
>
>
> On Thu, Jun 19, 2025 at 6:37 AM Harry LaCortiglia via MassPlanners <
> massplanners at masscptc.org> wrote:
>
> Thank you Filipe,
>
> The link you provided states that "Massachusetts offers incentives and
> technical assistance for towns and cities to create these districts."
>
> Could you elaborate with respect to the incentives for towns?
>
> Best,
> H. LaCortiglia
> Georgetown P.B.
>
>
>
>
>
> On 6/18/2025 3:19 PM, Zamborlini, Filipe (EOHLC) via MassPlanners wrote:
>
> Dear MassPlanners,
>
>
>
> The Executive Office of Housing and Livable Communities (EOHLC) is pleased
> to announce the opening of the public comment period for the Starter
> Home/Chapter 40Y regulations. We welcome your continued feedback on these
> draft regulations during the public comment period that starts on June 20,
> 2025 and closes on July 25, 2025. Submit a comment at
> www.mass.gov/starterhomes. We anticipate that final regulations will be
> effective in the early fall.
>
>
>
> Thank you,
>
> Filipe
>
>
>
> *Filipe Zamborlini (he/him/his)*
>
> Manager, Community Assistance Unit
>
> Executive Office of Housing and Livable Communities (EOHLC)
>
> Livable Communities Division
>
> 100 Cambridge Street, Suite 300
>
> Boston, MA  02114
>
> filipe.zamborlini at mass.gov
>
>
>
>
> <https://outlook.office.com/bookwithme/user/b4eb39dbb6b34b3fb6d841ec0fdb7916@mass.gov?anonymous&ep=signature>
>
> Book time to meet with me
> <https://outlook.office.com/bookwithme/user/b4eb39dbb6b34b3fb6d841ec0fdb7916@mass.gov?anonymous&ep=signature>
>
>
>
>
>
>
>
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