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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt'>Megan good points. Cities and towns need to put together programs to help homeowners who choose to go this route. After Dennis adopted its affordable housing by-law in 2001 I spent a lot of time discussing with homeowners considering an ADU under that by-law the pros and cons of being a “landlord”. There are a lot of rights that renters acquire. This makes the thought of having a rental unit that would be available to a complete stranger a difficult decision. To place the burden of an AFHMP on top of that creates an even greater hurdle. I have seen the costs of the marketing plan to run the equivalent at least two months rent. With the risks that go with being a landlord: damage that needs to be repaired at the end of the lease; possible loss of rent if a tenant stops paying; court costs for potential eviction; it is hard to imagine a mom & pop operation wanting to jump into a unit for SHI inclusion. At the end of the day, I probably talked more people out of ADU’s than I convinced to add one.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'>Now, if the town could assist with the marketing, lottery, etc. it could become more attractive. Unfortunately, right now, even having a “ready renter” program is not ideal. A new unit on the RR list has, so far, been required to undertake the initial marketing and lottery costs. This makes the concept unattractive to the average homeowner.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'>The deed restriction (which was part of the Dennis by-law as far back as 2001) is a good concept, but, beyond the benefit of a density increase, the communities need to step up and buy that restriction. Something I guess that would be required to get the deed restriction under the new law.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'>One last caveat, EOHLC will need a significant increase in staffing just to catch up on their current workload, never mind if they get even more LIP’s to process. Great staff over there, but extremely overworked.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'>Daniel Fortier, AICP<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'>Retired Planner <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=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>Megan McD via MassPlanners<br><b>Sent:</b> Saturday, February 15, 2025 7:54 AM<br><b>To:</b> John Fay Jr <jfay@cobma.us><br><b>Cc:</b> massplanners@masscptc.org<br><b>Subject:</b> Re: [Massplanners] [EXTERNAL]Re: [EXTERNAL]Re: ADU Units<o:p></o:p></span></p></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>Hello all -<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I agree with the sentiment that we just need housing, regardless of progress to the % of affordable units. I want to mention that the one additional benefit to going through the process to put a unit on the SHI, is that you actually have to have affordability protections for the units. We *think* ADUs will be naturally occurring affordable housing in many cases, but to preserve affordability in the long term deed restrictions are important. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Perhaps if municipalities (or local CDCs) could assist homeowners with the marketing, lottery and legal paperwork to get a unit on the SHI, that could count as a "local action" and go through the LIP Local Action Unit program. LAU units are much simpler to process than Comp Permits. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Megan McDonough<o:p></o:p></p></div><div><p class=MsoNormal>UMass MRP Graduate<o:p></o:p></p></div><div><p class=MsoNormal>now working in affordable housing development<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>On Sat, Feb 15, 2025 at 8:43<span style='font-family:"Arial",sans-serif'> </span>AM John Fay Jr via MassPlanners <<a href="mailto:massplanners@masscptc.org">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in'><div><p class=MsoNormal>I'd like to add my perspective to the discussion. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>While reaching 10% affordable housing is a milestone, we shouldn't consider it a complete success. Everyone deserves affordable housing, not just those who have benefited from the current system. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>EOHLC's lack of responsiveness likely stems from frustration with the same arguments against change. The state's gradual reduction of Home Rule, while controversial, is understandable given the housing shortage. <br><br>Best,<o:p></o:p></p></div><div><p class=MsoNormal><br>John Fay (he/him)<o:p></o:p></p><div><p class=MsoNormal>Senior Planner<br>City of Brockton<br>Dept. of Planning & Economic Development <br>45 School Street <br>Brockton, MA 02301<br>508.580.7113<br><a href="mailto:jfay@cobma.us" target="_blank">jfay@cobma.us</a><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>On Sat, Feb 15, 2025 at 06:49 Harry LaCortiglia via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in'><div><p><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>Jeff,</span><o:p></o:p></p><p><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>I attended two of those webinars and watched as my questions were ignored in the chat.</span><o:p></o:p></p><p><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>It seems EOHLC really doesn't need to justify, or even be responsive to any input these days. It's not just with ADU Regs... MBTA3A too.</span><o:p></o:p></p><p><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>On a local level, to change even a single word of our town's zoning code, the town would need to hold a properly noticed and advertised Public Hearing. We would have to face the people that will be effected by our wording, and hear from their lips what they believe to be problematic. </span><o:p></o:p></p><p><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>EOHLC isn't holding a Public Hearing for the MBTA 3A Regulations that they are required to promulgate, either. </span><o:p></o:p></p><p><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>It should be telling to see how many actual changes occur to the 3A Emergency Regulations once EOHLC has read all of the comments they've received on their website. (I'm sure all of the comments that are submitted are being duly stored on a thumbdrive somewhere in the office, in conformance with the State Records Retention Schedule.) </span><o:p></o:p></p><p><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>We'll know more once the comment period closes on the 21st. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>H. LaCortiglia</span><span style='font-size:18.0pt'><br></span><span style='font-size:18.0pt;font-family:"Times New Roman",serif'>Georgetown </span><o:p></o:p></p></div><div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>On 2/14/2025 11:47 AM, ruralplanningassociates--- via MassPlanners wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Sarah:</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Don’t hold your breath about the next HLC webinar. I try not to be a negative persona on this list serve, but the development of the EOHLC ADU regulations (5 pages of regulations stemming from two statutory paragraphs) has been problematic. </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>During the development of the regulations EOHLC held several webinars that I attended. They presented what they wanted to present, answered a few <u>hand-picked questions</u> from the chat, then ended the webinar. At no time did I see them answer live questions from the audience or react to comments; nor did they answer the questions I emailed to them. This business of having listening-only sessions doesn’t cut it. Like many of us who have been before town meetings explaining our work and engaging with the public, that agency never put itself in a position where it had to defend its work in real time.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Now, of course, EOHLC can answer every question with “Well, that’s what it says in the regulations.”</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Jeff Lacy</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Rural Planning Associates</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'><a href="https://www.google.com/maps/search/896%0D%0A++++++++++++Graves+Road+%0D%0A+++++++++Conway,%0D%0A++++++++++++MA+01341?entry=gmail&source=g" target="_blank">896 Graves Road</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'><a href="https://www.google.com/maps/search/896%0D%0A++++++++++++Graves+Road+%0D%0A+++++++++Conway,%0D%0A++++++++++++MA+01341?entry=gmail&source=g" target="_blank">Conway, MA 01341</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'><a href="mailto:ruralplanningassociates@crocker.com" target="_blank">ruralplanningassociates@crocker.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>(413) 230-9693</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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" target="_blank"><massplanners-bounces@masscptc.org></a> <b>On Behalf Of </b>Sarah Raposa via MassPlanners<br><b>Sent:</b> Friday, February 14, 2025 11:18 AM<br><b>Cc:</b> Mass Planners <a href="mailto:massplanners@masscptc.org" target="_blank"><massplanners@masscptc.org></a><br><b>Subject:</b> Re: [Massplanners] [EXTERNAL]Re: [EXTERNAL]Re: ADU Units</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Mansfield updated our ADU bylaw at STM and likely put in elements that don't jive with the final regs. Hoping it won't be too much of a disaster for us. <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Our building inspector came back from the SEMBOA (Southeastern Massachusetts Building Officials Association) meeting yesterday with lots of questions and comments after their presentation on ADUs. <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'>Looking forward to the next HLC webinar! <o:p></o:p></p><div><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;vertical-align:baseline'><b><span style='font-family:"Garamond",serif;color:#003300;border:none windowtext 1.0pt;padding:0in'>Sarah L. Raposa, AICP</span></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;border:none windowtext 1.0pt;padding:0in'> </span><span style='font-size:9.0pt;font-family:"Calibri",sans-serif'>(she/her/hers)</span><o:p></o:p></p></div><div><p style='margin:0in;vertical-align:baseline'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;border:none windowtext 1.0pt;padding:0in'>Director of Planning & Development </span><o:p></o:p></p><p style='margin:0in;vertical-align:baseline'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;border:none windowtext 1.0pt;padding:0in'>Mansfield, MA</span><o:p></o:p></p><p style='margin:0in;vertical-align:baseline'><span style='font-size:10.0pt;font-family:"Corbel",sans-serif;border:none windowtext 1.0pt;padding:0in'><a href="mailto:sraposa@mansfieldma.com" target="_blank">sraposa@mansfieldma.com</a> | </span><span style='font-size:9.0pt;font-family:"Arial",sans-serif;border:none windowtext 1.0pt;padding:0in'>508.851.6457</span><span style='font-size:10.0pt;font-family:"Corbel",sans-serif;border:none windowtext 1.0pt;padding:0in'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;border:none windowtext 1.0pt;padding:0in'> </span><o:p></o:p></p></div></div></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On Fri, Feb 14, 2025 at 11:00<span style='font-family:"Arial",sans-serif'> </span>AM Wayne Feiden via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt'><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Of course, towns can add other incentives (greater bonus densities, financial support, etc.) if the units are designed to be affordable under the Local Initiative Program.<o:p></o:p></p></div><div><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><br><i><span style='color:blue;background:white'>Wayne Feiden FAICP</span></i><o:p></o:p></p></div></div></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On Fri, Feb 14, 2025 at 10:56<span style='font-family:"Arial",sans-serif'> </span>AM ruralplanningassociates--- via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt'><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Chris:</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Exactly! The new EOHLC regulations are a double whammy for towns. Not including small ADUs as affordable (or even as half an affordable unit), does nothing for the numerator in the SHI 10% calculation; while counting these little units as full market-rate dwellings bumps up the denominator. End result is towns that add desired ADUs only fall farther behind in attempting to reach their affordable housing goals.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Jeff Lacy</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>Rural Planning Associates</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'><a href="https://www.google.com/maps/search/896%0D%0A++++++++++++++++++++++++++Graves+Road+%0D%0A+++++++++++++++++++++++Conway,%0D%0A++++++++++++++++++++++++++MA+01341?entry=gmail&source=g" target="_blank">896 Graves Road</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'><a href="https://www.google.com/maps/search/896%0D%0A++++++++++++++++++++++++++Graves+Road+%0D%0A+++++++++++++++++++++++Conway,%0D%0A++++++++++++++++++++++++++MA+01341?entry=gmail&source=g" target="_blank">Conway, MA 01341</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'><a href="mailto:ruralplanningassociates@crocker.com" target="_blank">ruralplanningassociates@crocker.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:16.0pt;font-family:"Calibri",sans-serif'>(413) 230-9693</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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" target="_blank">massplanners-bounces@masscptc.org</a>> <b>On Behalf Of </b>Ryan, Christopher via MassPlanners<br><b>Sent:</b> Friday, February 14, 2025 8:30 AM<br><b>To:</b> Harry LaCortiglia <<a href="mailto:hlacortiglia@comcast.net" target="_blank">hlacortiglia@comcast.net</a>><br><b>Cc:</b> 'Mass Planners' <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>><br><b>Subject:</b> Re: [Massplanners] [EXTERNAL]Re: [EXTERNAL]Re: ADU Units</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Great points and I am sure these situations may arise. I was also floored by the fact that these units count in an overall local housing inventory. That’s sure to create a firestorm in any community short of 10% but actively sweating it out to faithfully add affordable units.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Have a good weekend!</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Chris R.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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'> Harry LaCortiglia <<a href="mailto:hlacortiglia@comcast.net" target="_blank">hlacortiglia@comcast.net</a>> <br><b>Sent:</b> Friday, February 14, 2025 7:18 AM<br><b>To:</b> Ryan, Christopher <<a href="mailto:cryan@belmont-ma.gov" target="_blank">cryan@belmont-ma.gov</a>><br><b>Cc:</b> 'Mass Planners' <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>><br><b>Subject:</b> [EXTERNAL]Re: [EXTERNAL]Re: [Massplanners] ADU Units</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div style='border:solid #9C6500 1.0pt;padding:2.0pt 2.0pt 2.0pt 2.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.0pt;background:#FFEB9C'><span style='font-size:10.0pt;color:#9C6500'>CAUTION:</span><span style='font-size:10.0pt;color:black'> This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt'> </span><o:p></o:p></p><div><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>Hi Ryan,</span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>I hope the discussion can continue. </span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>For instance... Which one of those 20 condos on that hypothetical single lot gets the ADU? The first one to apply? </span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>Where on the lot it would be placed, if it were to be a detached unit, could make for some lively condo board meetings. (and litigation...)</span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>Could a building permit be issued without the express written "permission" of the Association? </span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>So many questions...</span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>Happy Valentines Friday!</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>H. LaCortiglia</span><br><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>Georgetown</span><o:p></o:p></p><p> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On 2/13/2025 8:40 AM, Ryan, Christopher wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Hi Harry</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Great <span style='color:black;background:yellow'>last question</span>. Our Counsel opined that only one Protected Use ADU per legal lot can be established, so if the condo was on one lot and had 20 units, only one ADU would be permitted. Of course, the Condo R&Rs would need some level of specificity (likely lacking now) that would facilitate how that could be done. They also deemed the “primary dwelling” to be the largest of the buildings on the lot. I am not sure of that rationale, but hopefully we keep this analysis and discussion going.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Best,</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Chris R.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Town of Belmont</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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" target="_blank"><massplanners-bounces@masscptc.org></a> <b>On Behalf ,</b></span><o:p></o:p></p></div></div></blockquote><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Of </span></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>Harry LaCortiglia via MassPlanners<br><b>Sent:</b> Thursday, February 13, 2025 8:24 AM<br><b>To:</b> <a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a><br><b>Subject:</b> [EXTERNAL]Re: [Massplanners] ADU Units</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div style='border:solid #9C6500 1.0pt;padding:2.0pt 2.0pt 2.0pt 2.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:12.0pt;background:#FFEB9C'><span style='font-size:10.0pt;color:#9C6500'>CAUTION:</span><span style='font-size:10.0pt;color:black'> This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt'> </span><o:p></o:p></p><div><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>Is it Friday already?</span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>There is a mention in the final regs (CMR 71.03 (2) (d)) under <i>Prohibited Regulations,</i> that Protected Use ADU's can't count in density calculations.</span><o:p></o:p></p><p><i><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>(d) Unit Caps & Density. Any limit, quota or other restriction on the number of Protected<br>Use ADUs that may be permitted, constructed, or leased within a Municipality or Zoning<br>District. <b>Protected Use ADUs shall not be counted in any density calculations.</b></span></i><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>So, do ADU's only count when one is <u>not</u> using the number for a density calculation? ("Density Calculations" is not defined in 71.02...)</span><o:p></o:p></p><p><span style='font-size:13.5pt;font-family:"Times New Roman",serif;color:black;background:yellow'>Perhaps EOHLC will someday clarify... I'm still wondering if every condo in a multi condo development can have their very own ADU.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>H. LaCortiglia</span><br><span style='font-size:13.5pt;font-family:"Times New Roman",serif'>Georgetown P.B.</span><o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On 2/12/2025 3:30 PM, Richard McCarthy via MassPlanners wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><img border=0 width=39 height=38 style='width:.4074in;height:.3981in' id="Picture_x0020_1" src="cid:image001.gif@01DB8085.EDB8AB70"></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Garamond",serif'>Good afternoon, </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Garamond",serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Garamond",serif'>I believe an ADU will count towards our total dwelling unit count. Is that correct?</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Garamond",serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Garamond",serif'>Thanks. </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Garamond",serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'>Richard J. McCarthy, Jr.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'>Town Planner</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'><a href="https://www.google.com/maps/search/1%0D%0A++++++++++++++++++++++++++++++++++Liberty+Lane+%0D%0A+++++++++++++++++++++++++++++++Norfolk,%0D%0A++++++++++++++++++++++++++++++++++MA+02056?entry=gmail&source=g" target="_blank">1 Liberty Lane</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'><a href="https://www.google.com/maps/search/1%0D%0A++++++++++++++++++++++++++++++++++Liberty+Lane+%0D%0A+++++++++++++++++++++++++++++++Norfolk,%0D%0A++++++++++++++++++++++++++++++++++MA+02056?entry=gmail&source=g" target="_blank">Norfolk, MA 02056</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'>508-440-2807</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'>Office Hours- Monday through Thursday 9am to 6pm</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'>Closed Fridays</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-family:"Garamond",serif;color:red'>As a reminder, please do not reply all to this email. If you have any questions or comments, email me directly. </span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-family:"Garamond",serif;color:red'> </span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><b><span style='font-family:"Garamond",serif;color:red'>Please be advised that the Secretary of State has determined that e-mail sent by or received by municipal employees is a public record.</span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Bookman Old Style",serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'> <o:p></o:p></p></blockquote></div></blockquote></div></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>-- <br>MassPlanners mailing list<br><a href="mailto:MassPlanners@masscptc.org" target="_blank">MassPlanners@masscptc.org</a><br><a href="http://masscptc.org/mailman/listinfo/massplanners_masscptc.org" target="_blank">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a><o:p></o:p></p></div></blockquote></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>-- <br>MassPlanners mailing list<br><a href="mailto:MassPlanners@masscptc.org" target="_blank">MassPlanners@masscptc.org</a><br><a href="http://masscptc.org/mailman/listinfo/massplanners_masscptc.org" target="_blank">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a><o:p></o:p></p></blockquote></div></div><p class=MsoNormal><o:p> </o:p></p></blockquote></div><p class=MsoNormal>-- <br>MassPlanners mailing list<br><a href="mailto:MassPlanners@masscptc.org" target="_blank">MassPlanners@masscptc.org</a><br><a href="http://masscptc.org/mailman/listinfo/massplanners_masscptc.org" target="_blank">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a><o:p></o:p></p></blockquote></div></div></div><p class=MsoNormal>-- <br>MassPlanners mailing list<br><a href="mailto:MassPlanners@masscptc.org" target="_blank">MassPlanners@masscptc.org</a><br><a href="http://masscptc.org/mailman/listinfo/massplanners_masscptc.org" target="_blank">http://masscptc.org/mailman/listinfo/massplanners_masscptc.org</a><o:p></o:p></p></blockquote></div></div></body></html>