2 family by right 1 14 21I have been focused for weeks in Bay State on the unintended consequences of the infill zoning. With no design standards, no requirements related to affordability, no scaling to fit
the existing density and size of houses in the neighborhood, I feel like I am beginning to live in subdivision hell. And then, along comes the changes to 2-families by right. I believe
that these proposed changes are deeply misguided. I agree with a desire for more affordable housing and more rental housing. I agree with renewable energy sources. I agree with promoting
walkability. But measure what distances from businesses people actually walk for realistic planning purposes. I walk farther and faster than most anyone I know and I have walked the
2.5 miles from Bay State to stores downtown less than 5 times in more than 20 years. You can fantasize about your vision, but it won’t make it so.
We are going to get a ton of cookie cutter, expensive homes, likely condominiums, squeezed in like sardines, lived in by people driving cars to and fro. And we will lose our yards, our
trees, the affordability of existing houses (as more money stands to be made) and the visual uniqueness of our neighborhoods. Just like this, Hospital Hill and the infill zoning changes
were supposed to lead to mixed use development, more affordable housing, walkability. How did that work out? We were sold a bill of goods. What we have really ended up with are a few
wealthy developers, a lot of uniform, expensive homes, more car travel, and an influx of people from other communities who can afford housing that Northampton residents can’t. I predict
more of the same.
I have a strong opinion against these changes, but I do have some suggestions as I am certain you will move ahead with this.
Rentals
Wayne Feiden was referenced today in the Gazette saying that this change should increase the rental stock. Don’t just hope that it will. If what you aspire to is more rental units, put
that in the zoning changes. One of the two units must be a rental. Period. Or if two separate buildings are on the property, one of them must remain a rental unit in perpetuity. Or
incentivize the rental unit with a lower tax rate. As a landlord, I can tell you that with Northampton house sales and property taxes what they are, the economics for renting (as a
landlord), especially newly
constructed units, are not there. Or have different 2-family requirements for owner occupied property.
Keep the homeowner-occupied requirement. Homeowners make often vastly different development choices for their properties, are typically more accountable to neighbors, and are more responsible
with maintenance of their properties. Or you will find yourself in a decade with a city of absentee landlords with all that brings.
Lot size
Before these changes are passed, so that city members have an informed say, provide a map of every neighborhood with existing houses and lot sizes, and show what will be able to be built
by right so that people understand what the city officials whose salaries we are paying, their appointees, and the city officials who we have elected, are supporting.
My city councilor sent me an example of two houses on one lot on Riverside Drive—telling me that this is a good example of what this could look like. I pointed out that the lot in question
is more than 5 times the minimum lot size allowed by these changes.
Do not allow a 3,750 sq ft lot size for a two family that can have buildings up to 3,400 additional square feet. It is too small. We are not that urban a city yet. And sustainability
is not consistent with very large houses
Adjust the zoning changes from 2013 and these ones to have changes in lot sizes commensurate with preexisting lot sizes in different neighborhoods. URB is now vast. The density changes
in Bay State are a radical change compared to the changes in downtown Northampton or Florence. Make more nuanced minimum lot sizes. Revisit these every 5 years so that the development
isn’t so sudden and we can assess the positive and negative effects of the zoning changes.
Do not allow this on contiguous lots that have been subdivided from a larger lot. It will be used as a workaround by developers. Picture the “compound” ( as the building commissioner
described it) at 170 Federal St with this massive square footage overlayed on what was already built. Those were single family lots that could have 2 families by right with 3400 additional
sq footage.
House size and design
Institute meaningful, accountable design standards, including smaller house size limits. Repositioning a garage is laughable in the face of how dramatically an additional 3,400 sq ft
of new construction will change an existing 900 or 1200 sq ft house next door, or an entire street. How are you actually going to recognize character and the function of neighborhoods?
Most importantly, go slow and make sure that what you want to have happen, happens. If you institute these changes, do it with a sunset clause, maybe 12-24 months, and then re-evaluate.
This should have been done with the infill zoning and needs to happen now that we are seeing problematic outcomes. You are responsible for massive changes to the city that can’t be
undone. These changes should be continuously evaluated on a mandated schedule embedded in the zoning legislation, and success/maintenance of the regulations weighed according to the
initial goals of the changes. Be explicit and transparent in this process. For example, we want 75% of all new 2 family properties to be rentals. If in 18 months we are at 25%, something
needs to be changed with the regulations. We want 50% of the two-family houses built to cost under $350,000. If 10% do, re-evaluate and revise. And don’t let people who purchased properties
in the 12-24 month period and didn’t build be able to make use of these changes. Otherwise, the bidding wars in the next 12-18 months will even further tip the scales in favor of deep
pocketed developers.
Be visionary, be responsive, be measured, and be accountable. Or your legacy will be one that is predictable and likely one that is far from what you are hoping it will be.
Debra Bercuvitz
41 Warner St, Florence, MA