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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Here\u2019s my take on things. I have little faith in fiscal impact models.
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<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">A few years ago, MHP asked me to take a look at a then-new 200-unit Chapter 40B rental development in a desirable suburb off I-495 near Lowell. (To be clear: 75% market-rate
units, 25% affordable units, and no three-bedroom units.) Although both the developer\u2019s fiscal impact analyst and the reviewing board\u2019s peer review consultant had projected new K-12 enrollments in the 20-25 children range, about 70+ kids boarded school buses
from that development the first day of school in the fall. Needless to say, the town was surprised. I decided to look at a couple of other developments in town to try to figure out what was going on. At another project with about the same number of units,
I found only 11 school-age children. Hmmm. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I learned from that assignment that models can tell you only so much. One of the main reasons the new development housed 70+ new students had to do with the way the project
was marketed, and that\u2019s something no fiscal impact model can ever account for. The developer\u2019s firm had a working relationship with a company that brings highly educated talent to the U.S. from other countries for two years to work in our high-tech/biotech/life
science industries. The families who arrive with children want their children in the best public schools available while they\u2019re in the U.S. Funny thing about that \u2026 isn\u2019t that what most parents want, regardless of income, race, ethnicity, or national origin?
Another feature of the new 200-unit development: the first thing you see when you drive along the access road is a lovely playground. And isn\u2019t that what people want for their children, too \u2013 a safe and attractive place to play? Sadly, most new apartment developments
lack the most basic play spaces for children \u2026 sorry folks, but a clubhouse and tennis court isn\u2019t what most 7- or 8-year-old children are looking for. (I have nine children, folks \u2013 I know something about kid.) It seems to be fashionable in the multifamily
industry to design developments that will discourage families with children. Why? Because the public believes that every housing development costs more money than the revenue it brings in, and planners who should know better often reinforce that opinion.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">A few colleagues have said the 200-unit development with 70+ school-age children is an outlier. I don\u2019t think it is. I find these projects once in a while. It\u2019s definitely
not the norm, but it isn\u2019t exactly an outlier either. I don\u2019t care if you\u2019re using the flawed American Farmlands Trust model or some other model you think is a crystal ball, there are things about how a new development will operate and the kinds of households
it appeals to, and how those households make choices about where to live, that are difficult if not impossible to capture in a fiscal impact study conducted during the approval process. Comparing two 200-unit multifamily developments may lead you to similar
conclusions, but if you don\u2019t look at where they\u2019re going to be built, how tall the buildings are, what amenities they offer, how dense the development will be, and how the properties will be managed, your conclusions will probably be flawed. Moreover, to
understand how new development will affect your community, you need to understand how your city/town departments and public schools operate. Some town departments are stressed; some are not. You also need to understand your community\u2019s financial management
practices. If you\u2019re not willing to take the time to understand these things \u2013 if you just want a spreadsheet to dump some numbers into \u2013 you\u2019re going to miss some critically important information that will likely determine the real impact of growth.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Last comment on this topic (fortunately for all of you!). If we\u2019re really dedicated to creating communities for all, let\u2019s stop asking some types of housing to \u201cpay for themselves\u201d
while other types of housing slide through the approval process with barely a ho-hum. Better yet, let\u2019s stop with the nonsense that commercial developments always generate more revenue than what it costs to serve them. That, too, is a marvelous urban legend.
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Judi Barrett
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">BARRETT PLANNING GROUP LLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">350 Lincoln Street, Ste. 2503<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Hingham, MA 02043<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Office: (781) 934-0073, x7<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Cell: (781) 206-6045<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;color:black">From:
</span></b><span style="font-family:"Calibri",sans-serif;color:black">Wayne Feiden <wayne@feiden.org><br>
<b>Date: </b>Friday, June 20, 2025 at 12:07<br>
<b>To: </b>Jeff Lacy <ruralplanningassociates@crocker.com><br>
<b>Cc: </b>"judi@barrettplanningllc.com" <judi@barrettplanningllc.com>, Harry LaCortiglia <hlacortiglia@comcast.net>, MassPLanners MassPLanners CPTC <massplanners@masscptc.org><br>
<b>Subject: </b>Re: [Massplanners] Starter Homes M.G.L c40Y Draft Regulations Public Comment Period<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">The 2007 study I was citing is <b><a href="https://donahue.umass.edu/documents/UMDI_FiscalImpact.pdf">The Fiscal Impact of Mixed-Income Housing Developments on Massachusetts Municipalities</a></b>.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">More recently MGL 40S has put some of this to the test. 40R projects have the right for reimbursement of school costs, the primary driver that Jeff's studies focus on, under some circumstances. Certainly there have been significant 40S
payments, but they have been far less than planners and municipal officials originally thought since those impacts have been less. I have not seen a detailed study on this, but no doubt it's out there. <o:p></o:p></p>
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<i><span style="color:blue;background:white">Wayne Feiden FAICP</span></i><o:p></o:p></p>
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<p class="MsoNormal">On Fri, Jun 20, 2025 at 12:00<span style="font-family:"Arial",sans-serif">\u202f</span>PM Jeff Lacy <<a href="mailto:ruralplanningassociates@crocker.com">ruralplanningassociates@crocker.com</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"><span style="font-size:16.0pt;font-family:"Calibri",sans-serif">This was the 90s when these studies came out. After the AFT study was publicized, concluding that residential didn\u2019t
pay for itself, follow-up studies established the assessed value cutoff between which covered their costs and which didn\u2019t. I then recall developers making representations to planning boards about how \u201chigh end\u201d their homes were, thus riding above the threshold,
so not to worry. </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">Land uses that require a subsidy from other land uses to break even can only persevere until the cumulative subsidy
is exhausted. I would say to Wayne and Judy that if there is an assessment tool out there that individual communities can use to debunk this notion, let\u2019s put it out there so we misinformed planners may see the light.</span><o:p></o:p></p>
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<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">896 Graves Road</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">Conway, MA 01341</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 (cell)</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"><span style="color:#0563C1">ruralplanningassociates@crocker.com</span></a></span><o:p></o:p></p>
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<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"> Judi Barrett <<a href="mailto:judi@barrettplanningllc.com" target="_blank">judi@barrettplanningllc.com</a>>
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<b>Sent:</b> Friday, June 20, 2025 11:16 AM<br>
<b>To:</b> Wayne Feiden <<a href="mailto:wayne@feiden.org" target="_blank">wayne@feiden.org</a>>; Jeff Lacy <<a href="mailto:ruralplanningassociates@crocker.com" target="_blank">ruralplanningassociates@crocker.com</a>><br>
<b>Cc:</b> Harry LaCortiglia <<a href="mailto:hlacortiglia@comcast.net" target="_blank">hlacortiglia@comcast.net</a>>;
<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a><br>
<b>Subject:</b> Re: [Massplanners] Starter Homes M.G.L c40Y Draft Regulations Public Comment Period</span><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>
<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">I agree completely, Wayne. People don\u2019t understand how to evaluate the fiscal impact of new housing or any other
land use. If planners have trouble figuring this out, I don\u2019t know how we can expect local officials to understand, let alone the general public.
</span><o:p></o:p></p>
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<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;color:black">Judi Barrett
</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;color:black">BARRETT PLANNING GROUP LLC</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;color:black">350 Lincoln Street, Ste. 2503</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;color:black">Hingham, MA 02043</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;color:black">Office: (781) 934-0073, x7</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;color:black">Cell: (781) 206-6045</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-family:"Calibri",sans-serif;color:black">From:
</span></b><span style="font-family:"Calibri",sans-serif;color:black">Wayne Feiden <<a href="mailto:wayne@feiden.org" target="_blank">wayne@feiden.org</a>><br>
<b>Date: </b>Friday, June 20, 2025 at 10:43<br>
<b>To: </b>Jeff Lacy <<a href="mailto:ruralplanningassociates@crocker.com" target="_blank">ruralplanningassociates@crocker.com</a>><br>
<b>Cc: </b>Harry LaCortiglia <<a href="mailto:hlacortiglia@comcast.net" target="_blank">hlacortiglia@comcast.net</a>>, "<a href="mailto:judi@barrettplanningllc.com" target="_blank">judi@barrettplanningllc.com</a>" <<a href="mailto:judi@barrettplanningllc.com" target="_blank">judi@barrettplanningllc.com</a>>,
MassPLanners MassPLanners CPTC <<a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a>><br>
<b>Subject: </b>Re: [Massplanners] Starter Homes M.G.L c40Y Draft Regulations Public Comment Period</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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. <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">I will point out, however, that while the American Farmland Trust (AFT) identified the high cost of residential development, they used a
<b>average cost approach.</b> When the Citizens Housing and Planning Association (CHAPA) did a similar analysis, specifically of multi-family housing, they used a
<b>marginal cost approach</b>, 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.<o:p></o:p></p>
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<i><span style="color:blue;background:white">Wayne Feiden FAICP</span></i><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"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">On Fri, Jun 20, 2025 at 10:27<span style="font-family:"Arial",sans-serif">\u202f</span>AM Jeff Lacy 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"><span style="font-size:16.0pt;font-family:"Calibri",sans-serif">Fundamental rub with lower-priced housing, technically \u201caffordable\u201d 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.
</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">The American Farmland Trust some decades back did a \u201cCosts of Community Services\u201d 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).
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<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">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\u2019s a given family of four in a house, it\u2019s better for the town that the house
have a higher assessed value (to better pay for the same service demands, education in particular).</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">This tension between a societal need and a fiscal reality is the point I think Harry is making.</span><o:p></o:p></p>
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<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">896 Graves Road</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">Conway, MA 01341</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 (cell)</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"><span style="color:#0563C1">ruralplanningassociates@crocker.com</span></a></span><o:p></o:p></p>
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<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>Harry LaCortiglia via MassPlanners<br>
<b>Sent:</b> Friday, June 20, 2025 6:34 AM<br>
<b>To:</b> Judi Barrett <<a href="mailto:judi@barrettplanningllc.com" target="_blank">judi@barrettplanningllc.com</a>><br>
<b>Cc:</b> <a href="mailto:massplanners@masscptc.org" target="_blank">massplanners@masscptc.org</a><br>
<b>Subject:</b> Re: [Massplanners] Starter Homes M.G.L c40Y Draft Regulations Public Comment Period</span><o:p></o:p></p>
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<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">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.</span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">The challenge to adopting new districts at town meeting in this community can often come down to framing the argument in beneficial monetary terms.
</span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">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.</span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">We lost the carrot.
</span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">Not surprisingly, we do not have a 40R District.</span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">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. </span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">We just went through a Prop 2&1/2 override, so carrot$ could be very helpful.</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">Best,</span><br>
<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>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">It seems to me the best incentive is getting some affordably priced housing! <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="border:solid windowtext 1.0pt;padding:0in"><b>Error! Filename not specified.</b></span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Judi Barrett<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">(she, her, hers)<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Barrett Planning Group LLC<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">350 Lincoln Street, Ste 2503<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Hingham, MA 02043<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">(p) 781-934-0073<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">(c) 781-206-6045<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">On Thu, Jun 19, 2025 at 6:37<span style="font-family:"Arial",sans-serif">\u202f</span>AM Harry LaCortiglia 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><span style="font-size:13.5pt;font-family:"Times New Roman",serif">Thank you Filipe,</span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">The link you provided states that "Massachusetts offers incentives and technical assistance for towns and cities to create these districts."</span><o:p></o:p></p>
<p><span style="font-size:13.5pt;font-family:"Times New Roman",serif">Could you elaborate with respect to the incentives for towns?</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">Best,</span><br>
<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.
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">On 6/18/2025 3:19 PM, Zamborlini, Filipe (EOHLC) via MassPlanners wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt">Dear MassPlanners,</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt">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
<a href="http://www.mass.gov/starterhomes" target="_blank">www.mass.gov/starterhomes</a>. We anticipate that final regulations will be effective in the early fall.</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt">Thank you,</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">Filipe</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><i><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Filipe Zamborlini (he/him/his)</span></i></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:"Calibri",sans-serif">Manager, Community Assistance Unit</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">Executive Office of Housing and Livable Communities (EOHLC)</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">Livable Communities Division</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">100 Cambridge Street, Suite 300</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">Boston, MA 02114</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="mailto:filipe.zamborlini@mass.gov" target="_blank"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">filipe.zamborlini@mass.gov</span></a><o:p></o:p></p>
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