CITIZENS' INITIATIVE FOR AFFORDABLE HOUSING
There's a better way to meet this community's needs.
Section 3A and Manchester
State Guidelines to be Implemented Locally:
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Economic Development Bill Signed in January 2021 included a mandate for MBTA Communities to comply with new multi-family zoning requirements;
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This mandate is contained within a new section 3A of Massachusetts General Laws Chapter 40A, the State’s zoning act;
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For that reason, the new mandate is referred to generally as “Section 3A of 40A” or “MBTA Communities”;
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Unlike 40B, this language is not a production mandate. It provides for local control to locate multi-family districts and to establish rules for them.
908, or 37%, of our Housing Units Are Within ½ Mile of the Train Station.
Key features of Section 3A as applied to Manchester:
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Within the new multifamily district of each municipality (“District”), developers can build “by right”;
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The District must include a total of 750 units (including multifamily units already in existence, subject to further guideline clarification); and
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The District must encompass at least 50 acres of buildable land with a minimum unit count of 15 units/acre.
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At least half of the town’s multifamily district acreage must be within ½ mile of the train station;
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The District must include at least one parcel that is at least 25 contiguous acres – but this parcel need not be within ½ mile of the train station.
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Section 3A allows for municipalities to include affordable housing in their plans – but doesn’t mandate that.
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DHCD has confirmed that the Section 3A matter is subject to Town Meeting approval.
Opportunity for Manchester to Plan for Growth Suited to the Town:
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The guidelines are in draft form;
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Public comment on them is welcome and encouraged through March 31, 2022 (CIMAH suggests i) one point per comment and ii) please copy Sharon George, Planning Board Clerk, at georges@manchester.ma.us);
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By May 2, 2022, our Selectmen must hold a briefing on Section 3A (not yet scheduled, but please attend) and file a simple informational form with DHCD;
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Interim Compliance deadline of December 31, 2022;
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DHCD Approval of MBTS Action Plan by July 1, 2023.
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Manchester must adopt new zoning requirement by December 31, 2024;
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Failure to comply leads to Manchester’s forfeiting eligibility for funds under the Housing Choice Initiative, Local Capital Projects Fund and MassWorks programs; and
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Manchester can set its own requirements for affordable housing as a part of this planning.
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3A and Affordable Housing:
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We need more affordable housing;
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MAHT and MHA have been developing plans to build new multifamily units at Newport Park, The Plains, and the DPW site;
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The Plains and the DPW site are beyond the ½ mile radius of the train station.
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Approximately 220 multifamily units exist already within ½ mile of the train station;
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Of these, 63 units are on the SHI and 157 are naturally affordable, and eligible for counting within the 40A guidelines; therefore
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If the draft guidelines hold (750 units total, half of which are near the train station), then the multifamily district within the village needs to accommodate ~ 155 new units on ~ 10 acres.
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The MAHT/MHA Housing Vision anticipates up to 18 new units at Newport Park, which is within the ½ mile radius.
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The other multifamily districts can be defined beyond ½ mile of the train station;
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These can include the DPW site, The Plains, Loading Place Road and other appropriate areas which are admittedly less pedestrian-friendly than those within ½ mile of the train station;
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Of these, 52 units are on the SHI and about 18 are naturally affordable, and eligible for counting within the 40A guidelines; therefore
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If the draft guidelines hold (750 units total, half of which are near the train station), then the multifamily districts outside the village need to accommodate ~ 305 new units (~ 20 acres). Some of these can be at The Plains and the DPW site.
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