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<p class="MsoNormal">Thanks Dan<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I suppose it would have been more helpful to share the impetus for this question and I appreciate your seeking more clarity.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">We have a large older apartment complex with market rate affordable units and long time residents that is currently undergoing a sale due to the passing of a long time owner. Guessing that the property will be sold to a hedge fund or some
other investor that will try to extract maximum value from the purchase, thus putting at risk the market rate affordability of the units.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Belmont is looking to add language to our inclusionary housing bylaw that covers rehabilitation in addition to new construction and we do not expect new units to be added. I have found some good language here and there from places such
as Provincetown (thank you Thaddeus), Somerville, and Worcester, but are still poking around.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Addressing sections like Definitions, Applicability, and Incentives are the primary focus. The proposed new language in Applicability is worded as:<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-family:"Times New Roman",serif">Applicability<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">This Section 6.10 shall apply in all zoning districts to the following uses:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="1" type="a">
<li class="MsoListParagraphCxSpFirst" style="margin-left:0in;mso-add-space:auto;mso-list:l0 level1 lfo1">
<span style="font-family:"Times New Roman",serif">Any development that results in a net increase of four (4) or more dwelling units, whether by new construction, alteration, expansion, reconstruction, or change of existing residential or non-residential space
or use, or to any division of land for the development of six (6) or more dwelling units, except as identified under b) below.<o:p></o:p></span></li></ol>
<p class="MsoListParagraphCxSpMiddle"><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="2" type="a">
<li class="MsoListParagraphCxSpMiddle" style="margin-left:0in;mso-add-space:auto;mso-list:l0 level1 lfo1">
<span style="font-family:"Times New Roman",serif">Any health care-related development that results in a net increase of six (6) or more independent living units.<o:p></o:p></span></li></ol>
<p class="MsoListParagraphCxSpMiddle"><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="3" type="a">
<li class="MsoListParagraphCxSpLast" style="margin-left:0in;mso-add-space:auto;mso-list:l0 level1 lfo1">
<span style="font-family:"Times New Roman",serif">Substantial rehabilitation may vary in degree from gutting and extensive reconstruction to the cure of substantial accumulation of deferred maintenance. Cosmetic improvements alone do not qualify as substantial
rehabilitation under this definition.<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Note that this applies to projects that intend to alter, expand, reconstruct, or change the use of at least 50% of all units in a Development simultaneously or phased over no more than five
(5) year period.<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Critiques are welcome\u2026<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thanks again Dan<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Chris<o:p></o:p></p>
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<p class="MsoNormal"><b>From:</b> Daniel Fortier <daniel.j.fortier@gmail.com> <br>
<b>Sent:</b> Wednesday, April 30, 2025 10:23 AM<br>
<b>To:</b> Ryan, Christopher <cryan@belmont-ma.gov><br>
<b>Cc:</b> Mass Planners <massplanners@masscptc.org><br>
<b>Subject:</b> [EXTERNAL]Re: [Massplanners] Inclusionary Housing Bylaw Question<o:p></o:p></p>
</div>
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<p class="MsoNormal"><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="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.<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Chris, <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Not sure exactly what you are looking for. Substantial Rehabilitation without a density change would not seem to trigger any additional zoning relief. Thinking the rehab is entirely within the existing building envelope a d just brings
the building back to what it was before falling into disrepair.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Beyond that, a couple examples with my thoughts on how I might approach revisions. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">The Dennis Affordable Housing Bylaw allows increases in density on lots under 2.5 acres as Municipally Sponsored Projects. We set a high bar, modified once already, with 50% affordable to households under 80% of median and (after amendment)
25% affordable to households under 120% of median. The Bylaw could be used to convert an historic sprawling farmhouse into a multi family structure if endorsed by the Select Board. Only two takers, one got dragged out in court and was never built as even in
victory it became too expensive. Same person replaced an abandoned burned out structure with a four unit three bedroom rental project. I would probably push to reduce the affordability components if I had it to do over, probably 15% @ 80% of median and 10%
at 120% of median. This lower requirement would make historic preservation projects more profitable. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">In West Dennis Village Center Zoning we allowed multi family housing. Working, for years, with realtors, developers and our historic preservation community, we accomplished the restoration of the Captain Baker house, better known as The
Dennis Columns. The project created 5 for sale units in the restoration project and will add 11 units in historically appropriate buildings on the site (original developer was going to use federal historic preservation funding and got National Park Service
sign off on the design and location of these buildings).<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Also, under the Affordable Housing Bylaw we have approved several conversions of vacant commercial space to residential, some with expanded building envelopes. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Daniel Fortier, AICP Retired Planner <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<div>
<p class="MsoNormal">On Tue, Apr 29, 2025, 2:21\u202fPM Ryan, Christopher via MassPlanners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Hi all<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;mso-margin-bottom-alt:auto">Just following up on this question asked last week. Looking for anyone applying IZ to substantial rehab.<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;mso-margin-bottom-alt:auto">Thanks<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;mso-margin-bottom-alt:auto">Chris<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<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>From:</b> 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> Thursday, April 24, 2025 2:42 PM<br>
<b>To:</b> Mass Planners <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>><br>
<b>Subject:</b> [EXTERNAL][Massplanners] Inclusionary Housing Bylaw Question<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<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"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Good afternoon planners<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;mso-margin-bottom-alt:auto">Our Housing Trust is interested in adding provisions for substantial rehabilitations/renovations to comply with the inclusionary housing bylaw. Do you know of any good examples
of communities that have done this?<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;mso-margin-bottom-alt:auto">They also are interested in the preferred definition of \u201csubstantial rehabilitation\u201d<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;mso-margin-bottom-alt:auto">Thanks in advance.<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;mso-margin-bottom-alt:auto">Chris R.<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;mso-margin-bottom-alt:auto">==========================================<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><i>Christopher J. Ryan, AICP</i></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Director of Planning & Building<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Town of Belmont, MA<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="https://www.google.com/maps/search/19+Moore+Street?entry=gmail&source=g" target="_blank">19 Moore Street</a><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Belmont, MA 02478-0900<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">617.993-2650<o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="mailto:cryan@belmont-ma.gov" target="_blank">cryan@belmont-ma.gov</a><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.belmont-ma.gov%2f1451%2fPlanning-Board&c=E,1,o8b2XHhMCs0FFeFPD8_B3TFG-aMCOSECZ5O_sHv9-Ya7HHb3TQPEIs27R50SHoKJmA2OcUPLCsvz0WJg4o-YnM61hwPQZZre8ZCQimVYZdGC&typo=1" target="_blank">https://www.belmont-ma.gov/1451/Planning-Board</a><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;mso-margin-bottom-alt:auto"> <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;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
</div>
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<p class="MsoNormal">-- <br>
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