iz workshop 2014: a1 shrewsbury inclusionary zoning
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Effective Inclusionary Zoning
Kristen D. Las, AICPDirector of Planning and Economic
DevelopmentTown of Shrewsbury, MA
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Shrewsbury Overview
• Suburb of Worcesterand Boston
• 36,600 Population – 2010• 13,919 Year round housing units – 2010• 855 Total SHI Units (6.14%)• Inclusionary Housing adopted October 2005• 18 Units created through Inclusionary Zoning
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
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Inclusionary Housing Bylaw• Applies to all developments involving creation of 5 or
more dwelling units or lots.• Single family, duplex, apartments, townhouses by right• Special permit to increase percentage of duplexes up to
25%• Special permit for payment in lieu, land donation or off
site unit(s)• Exemption-large lot areas and greater frontage
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
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Inclusionary Housing BylawDistrict Type Minimum Affordable
Rural AA, A, B and Residence A
10%
Residence B-1 and B-2 12.5%
Multifamily District 12.5% single or two family15% apartment/condo
Apartment District 25%
Senior Housing 15%
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
Density bonus for Rural A, B and Residence A districtsMinimum lot area decreased from 20,000 sf to 19,000 sf (single family) & 40,000 sf to 22,000 sf (two family)
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Madison Place
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
• 12 acre site• Completed 2012• 8 buildings • 12 units/building• 96 1 & 2 bedroom units
(840-1,100 square feet)• 15% inclusionary (15 units)
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Grove Meadow Farms
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
• 4 acre site• Nearing completion• 11 lots• 12 units (1 duplex)• 15% inclusionary
(2 units)
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143 North Quinsigamond Avenue
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
• 39,795 sf site• Completed 2013• 7 units• 10% inclusionary• (1 unit) –Variance Granted by ZoningBoard of Appeals
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Willow Woods Estates
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
• 3.4 acre site• Completed 2013• 6 lots• Special Permit – payment in lieu of unit• $233,300 to Affordable Housing Trust Fund
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Creative Ways Developers Work Around Bylaw
• Division of land to four lots and then waiting 24 months to subdivide/develop additional lots.
• Building five new units on property with one existing dwelling (tare down)
• We have not seen an increase in 40B development due to the bylaw.
Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
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Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
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Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
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Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
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Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov
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Town of Shrewsbury, Massachusetts --------------------------------------------------------------------------------------------------------------------100 Maple Avenue | Shrewsbury, MA 01545 | www.Shrewsbury-MA.gov