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Is this taken to mean that an accessory structure setback requirement (presumably the most permissive, like 5') must be also applied to an attached/ ADU addition onto a single-family dwelling (but not to a non-ADU addition)? By strict read, it seems so, but
I would guess the intent was that accessory requirements would only apply to detached ADUs, and the principal dwelling would need to meet the principal setbacks, with or without an ADU.</div>
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<div style="text-align: left; margin: 0in 0in 0.0001pt;"><span style="font-family: Tahoma, sans-serif; font-size: 10pt; color: black;"><b><i>Jay Vinskey, AICP, RLA</i></b></span><span style="font-family: tahoma; font-size: 12pt; color: rgb(0, 0, 0);"><br>
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif" style="font-size:11pt" color="#000000"><b>From:</b> MassPlanners <massplanners-bounces@masscptc.org> on behalf of ruralplanningassociates--- via MassPlanners <massplanners@masscptc.org><br>
<b>Sent:</b> Tuesday, January 28, 2025 10:38 AM<br>
<b>To:</b> 'John Fay Jr' <jfay@cobma.us>; 'Amanda Keefe' <amanda.keefe@redgate-re.com>; 'John Cruz' <john@cruzweb.net><br>
<b>Cc:</b> 'Mass Planners' <massplanners@masscptc.org><br>
<b>Subject:</b> [EXTERNAL]Re: [Massplanners] A Monday ADU Question</font>
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<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif">Hi, John:</span></p>
<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif"> </span></p>
<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif">Here’s what the new regulations say about impermissible local zoning requirements:</span></p>
<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif"> </span></p>
<p class="x_MsoNormal"><i><span style="font-size:16.0pt; font-family:"Calibri",sans-serif">“2. Dimensional Standards. Any requirement concerning dimensional standards, such as dimensional setbacks, lot coverage, open space, bulk and height, and number of stories,
<span style="background:yellow">that are more restrictive than is required for the Principal Dwelling, or a Single-family Residential Dwelling or accessory structure</span> in the Zoning District in which the Protected Use ADU is located, whichever results
in more permissive regulation, provided that a Municipality may not require a minimum Lot size for a Protected Use ADU.”</span></i></p>
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<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif">There is no mention of a standard like this in the ADU statute (Housing Bond Bill sections 7 and 8). But this popped up in the regulations. Seems like a board must comb
through the dimensional requirements for the subject principal dwelling (whatever that is), single-family dwellings in general, or accessory structures in the zoning district – then select the most permissive as the outer limit of their authority. I and other
municipal advocates testified against this as an overreach, but to no avail. </span>
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<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif">Best regards,</span></p>
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<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif">Jeff Lacy</span></p>
<p class="x_MsoNormal"><span style="font-size:16.0pt; font-family:"Calibri",sans-serif">Rural Planning Associates</span></p>
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<p class="x_MsoNormal"><b><span style="font-size:11.0pt; font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt; font-family:"Calibri",sans-serif"> MassPlanners <massplanners-bounces@masscptc.org>
<b>On Behalf Of </b>John Fay Jr via MassPlanners<br>
<b>Sent:</b> Monday, January 27, 2025 4:11 PM<br>
<b>To:</b> Amanda Keefe <amanda.keefe@redgate-re.com>; John Cruz <john@cruzweb.net><br>
<b>Cc:</b> Mass Planners <massplanners@masscptc.org><br>
<b>Subject:</b> Re: [Massplanners] A Monday ADU Question</span></p>
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<p class="x_MsoNormal"><span style="font-size:10.0pt; font-family:Aleo; color:black">Adding to/taking a tack on this conversation: if many of our accessory structures throughout the city are built to the previously allowable side- and rear setbacks of 5 feet,
would requiring a larger setback for an ADU run against the spirit of the law and therefore run the risk of being struck down as overly burdensome? </span></p>
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<p class="x_MsoNormal"><span style="font-size:10.0pt; font-family:Aleo; color:black">Thoughts?</span></p>
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<p class="x_MsoNormal"><b><span style="font-size:11.0pt; font-family:"Calibri",sans-serif; color:black">From:</span></b><span style="font-size:11.0pt; font-family:"Calibri",sans-serif; color:black"> MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org">massplanners-bounces@masscptc.org</a>>
on behalf of John Cruz via MassPlanners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>><br>
<b>Sent:</b> Monday, January 27, 2025 15:24<br>
<b>To:</b> Amanda Keefe <<a href="mailto:amanda.keefe@redgate-re.com">amanda.keefe@redgate-re.com</a>><br>
<b>Cc:</b> Mass Planners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>><br>
<b>Subject:</b> Re: [Massplanners] A Monday ADU Question</span> </p>
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<p class="x_MsoNormal">Yes, by that logic they would be allowed, which makes sense. If it makes sense to do it on the same lot? Probably not, but it'll depend on the development, lot coverage and use, regulations, etc. </p>
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<p class="x_MsoNormal">On Mon, Jan 27, 2025 at 3:16<span style="font-family:"Arial",sans-serif"> </span>PM Amanda Keefe via MassPlanners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>> wrote:</p>
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<p class="x_xmsonormal"><span style="font-size:11.0pt">By that same logic, would any multifamily building, regardless of number of units, be eligible for an ADU as long as it is located in a district where single-family residences are also allowed?</span></p>
<p class="x_xmsonormal"><span style="font-size:11.0pt"> </span></p>
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<p class="x_xmsonormal"><b><span style="font-size:11.0pt; font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt; font-family:"Calibri",sans-serif"> MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org">massplanners-bounces@masscptc.org</a>>
<b>On Behalf Of </b>ruralplanningassociates--- via MassPlanners<br>
<b>Sent:</b> Monday, January 27, 2025 3:10 PM<br>
<b>To:</b> 'Ryan, Christopher' <<a href="mailto:cryan@belmont-ma.gov">cryan@belmont-ma.gov</a>>; 'Mass Planners' <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>><br>
<b>Subject:</b> Re: [Massplanners] A Monday ADU Question</span></p>
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<p class="x_xmsonormal"> </p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">Chris:</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">1) </span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">Here’s what the</span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">new regulations says is a single-family residential zoning district is:</span></p>
<p style="margin-left:1.0in"><i><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">“Single-family Residential Zoning District.</span>
</i><i><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">Any Zoning District where Single-family Residential Dwellings are a permitted or an allowable use, including any Zoning District where Single-family Residential Dwellings are allowed as-of-right
or by Special Permit.”</span></i></p>
<p style="margin-left:1.0in"><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">It’s anywhere they are allowed, not</span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">necessarily exclusively.</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">2) </span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">In answer to your second question, here is the definition of “principal Dwelling:”</span></p>
<p style="margin-left:1.0in"><i><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">“Principal Dwelling. A structure,</span>
</i><i><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">regardless of whether it, or the Lot it is situated on, conforms to Zoning, including use requirements and dimensional requirements, such as setbacks, bulk, and height,</span>
</i><i><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">that contains at least one Dwelling Unit and is, or will be, located on the same Lot as a Protected Use ADU.”</span></i></p>
<p> </p>
<p style="margin-left:1.0in"><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">The principal dwelling or its lot</span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">need not be conforming. The</span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">principal dwelling</span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">must contain at least one dwelling unit, which leaves open two-family and three-family structures as qualifying for the addition of a protected use ADU under this exemption.</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">Here also is a link to the new regulations (which could change before the</span>
<span style="font-size:18.0pt; font-family:"Calibri",sans-serif">31<sup>st</sup>, but likely won’t).
</span></p>
<p><a href="https://www.google.com/url?q=https://www.mass.gov/doc/adu-final-regulations/download&source=gmail-imap&ust=1738614343000000&usg=AOvVaw3jdj8EP1lziEZhGy2xQRcZ"><span style="color:#467886">ADU Protected Use ADUs Regulations </span></a></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">Jeff Lacy</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">Rural Planning Associates</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">896 Graves Road</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">Conway, MA 01341</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif"><a href="mailto:ruralplanningassociates@crocker.com">ruralplanningassociates@crocker.com</a></span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">(413) 230-9693</span></p>
<p><span style="font-size:18.0pt; font-family:"Calibri",sans-serif">. </span></p>
<p class="x_xmsonormal"> </p>
<p><b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif"> MassPlanners <<a href="mailto:massplanners-bounces@masscptc.org">massplanners-bounces@masscptc.org</a>></span><b>
</b><b><span style="font-family:"Calibri",sans-serif">On Behalf Of</span></b> <span style="font-family:"Calibri",sans-serif">
Ryan, Christopher via MassPlanners<br>
<b>Sent:</b> Monday, January 27, 2025 2:07 PM<br>
<b>To:</b> Mass Planners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>><br>
<b>Subject:</b> [Massplanners] A Monday ADU Question</span></p>
<p><span style="font-family:"Calibri",sans-serif">Hi all</span></p>
<p><span style="font-family:"Calibri",sans-serif">Having read the final state regs on ADUs, it still isn’t clear (to me) whether:</span></p>
<p><span style="font-family:"Calibri",sans-serif">1) </span> <span style="font-family:"Calibri",sans-serif">
A single-family zoning district is exclusively single-family or is a district, that among other uses, allows single-family homes</span></p>
<p><span style="font-family:"Calibri",sans-serif">2) </span> <span style="font-family:"Calibri",sans-serif">
If a two- or three-family home in a single-family zoning district, either by-right or non-conforming, is still eligible for a protected use ADU</span></p>
<p><span style="font-family:"Calibri",sans-serif">Any thoughts emerging on these questions?</span></p>
<p><span style="font-family:"Calibri",sans-serif">Thanks</span></p>
<p><span style="font-family:"Calibri",sans-serif">Chris</span></p>
<p><span style="font-family:"Calibri",sans-serif">==========================================</span></p>
<p><b><i><span style="font-family:"Calibri",sans-serif">Christopher J. Ryan, AICP</span></i></b></p>
<p><span style="font-family:"Calibri",sans-serif">Director of Planning & Building</span></p>
<p><span style="font-family:"Calibri",sans-serif">Town of Belmont, MA</span></p>
<p><span style="font-family:"Calibri",sans-serif">19 Moore Street</span></p>
<p><span style="font-family:"Calibri",sans-serif">Belmont, MA 02478-0900</span></p>
<p><span style="font-family:"Calibri",sans-serif">617.993-2650</span></p>
<p><a href="mailto:cryan@belmont-ma.gov"><span style="font-family:"Calibri",sans-serif; color:#0563C1">cryan@belmont-ma.gov</span></a></p>
<p><a href="https://www.google.com/url?q=https://www.belmont-ma.gov/1451/Planning-Board&source=gmail-imap&ust=1738614343000000&usg=AOvVaw3T9N5n4ct_2LbMk9BAMiCb"><span style="font-family:"Calibri",sans-serif; color:#0563C1"></a><a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.belmont-ma.gov%2f1451%2fPlanning-Board&c=E,1,6tQE2VzLCYXa5QAFruFM-1mLBjZs3wE6yzYlxs2QIxzjdKhbLijxJqx0OIPN0wvJnDRssjAse9YIdA-ODLkd5TlDfWo0m7sizYlLT1yuJV84Qw,,&typo=1&ancr_add=1">https://www.belmont-ma.gov/1451/Planning-Board</a></span></p>
<p><span style="font-family:"Calibri",sans-serif">===========================================</span></p>
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<a href="https://www.google.com/url?q=http://masscptc.org/mailman/listinfo/massplanners_masscptc.org&source=gmail-imap&ust=1738614343000000&usg=AOvVaw1_Gv0lYYN0BPQGt-_TTMLG"></a><a href="https://linkprotect.cudasvc.com/url?a=http%3a%2f%2fmasscptc.org%2fmailman%2flistinfo%2fmassplanners_masscptc.org&c=E,1,MekcF0bqqrg2aGO8bvQYKhlMH6GbYD9aE4roUq3iI86WBW-KmsJsieYz3NLXPlg6v4oLchVpBTGSuXLj1MZe1PVhfsynE5PlVafYPq-O&typo=1&ancr_add=1">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a></p>
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<p class="x_MsoNormal"><span class="x_xgmailsignatureprefix">-- </span></p>
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<p class="x_MsoNormal">John Cruz, AICP<br>
<a href="mailto:john@cruzweb.net">john@cruzweb.net</a> | 314-688-6463<br>
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<p class="x_MsoNormal">Misplaced Focus - <a href="https://www.google.com/url?q=http://www.misplacedfocus.com/&source=gmail-imap&ust=1738614343000000&usg=AOvVaw1T2JissBNRyiNdNZV7hI-k"></a><a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.misplacedfocus.com&c=E,1,1zbJVvue1ukKmbbVPPVMbQqxgvBmAMRfmWqb2AeT3jBmkno9VtdZKY91ycycNjPRsY25EMCHmgln2zAHKenBMwVK2DqTEWrpaiKiQijzbXUGWtA,&typo=1&ancr_add=1">www.misplacedfocus.com</a></p>
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<p class="x_MsoNormal"><a name="x_x_SignatureSanitizer_SafeHtmlFilter_UNIQ"></a><a href="https://www.google.com/url?q=http://www.linkedin.com/in/johncarloscruz&source=gmail-imap&ust=1738614343000000&usg=AOvVaw3b4uk-QOCPI-lufQelOLtT" title="View public profile"><span style=""><span style="font-size:8.5pt; font-family:"Arial",sans-serif; color:#0073B2; border:none windowtext 1.0pt; padding:0in; background:#F6F6F6">www.linkedin.com/in/johncarloscruz</span></span><span style=""></span></a><span style=""></span></p>
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