Amherst eyes zoning changes to diversify living choices

By SCOTT MERZBACH

Staff Writer

Published: 02-05-2023 8:04 PM

AMHERST — Zoning changes aimed at streamlining the permitting process for duplexes, triplexes, town homes and converted dwellings, as a means of providing more living options for individuals and families, are being considered by town officials.

At the Planning Board Wednesday, At Large Councilor Mandi Jo Hanneke, who is co-sponsoring the zoning amendment with District 2 Councilor Pat DeAngelis, said the proposal promotes equity through greater housing options and improves sustainability by having more housing variety, while at the same time addressing the existing housing crunch.

“We want more residential dwellings to be permitted through non-hearing, building commissioner, building permit issuances,” Hanneke said.

Three- or four-family homes and duplexes just aren’t being built in recent years, she said.

“We have a town that is full of single-family homes and five or more dwelling units on a parcel, and we are hoping to encourage the building of more than just those two types of dwelling units through these zoning changes,” Hanneke said.

“We’re really trying to find a way so that we can create the best zoning changes that will really support the development of new housing in Amherst that limits socioeconomic segregation, which we have had consistently in this town for years,” DeAngelis said.

At its most basic, the zoning changes would allow the building commissioner to approve some projects, while many special permits through the Zoning Board of Appeals would move to site plan review by the Planning Board, a more straightforward process that might encourage construction.

Among the changes, in the business zoning districts, non-owner occupied duplexes would be permitted by site plan review rather than special permit, while in residential zoning districts owner-occupied and affordable duplexes move to the same permitting path as single-family homes, which means no review by the Planning Board. Non-owner-occupied duplexes would be under site plan review due to more intense use than other types of duplexes.

Article continues after...

Yesterday's Most Read Articles

Smith students occupy admin building, demand divestment from weapons manufacturers
Valley Art Supplies finds right mix by adding bar to longtime Easthampton business
Three candidates in running for Amherst superintendent
Area property deed transfers, March 28
Champions of change: NHS Student Union advocates for students before administrators, School Committee
Taking a stand by sitting-in: Smith College students continue to occupy College Hall

“Most residential uses, at least the ones we are talking about today, are appropriate in most residential zones, and therefore should be site plan reviews,” Hanneke said.

Planners began offering feedback.

“It’s a bold proposal in the context of the town and politics,” Chairman Douglas Marshall said. “Thank you for stirring the pot a bit.”

Board member Johanna Neumann said she appreciates the “comprehensive nudge” to get more housing built in town and the focus on transitional neighborhoods, but also wants to make sure that most housing is going into high-density neighborhoods, such as town center and village centers.

The zoning changes are a logical approach, said board member Andrew MacDougall. “There’s not a lot that I dispute or have concerns about in terms of the spirit of this,” MacDougall said.

MacDougall did say he wondered if incentivizing non-owner-occupied homes, where people pay well above market rate for rents, might exacerbate the demand on housing.

Hanneke said it is unknown how investors and builders might react to the zoning changes. “Our goal is to promote opportunities to build housing,” Hanneke said.

Board member Karin Winter said she applauds the effort, but the town might want to move forward in small increments, since each change has its own repercussions. “I propose that this has to be very incremental, that’s one of my biggest concerns,” Winter said, adding that the town is at risk of losing residents and diversity.

“You see neighborhoods that are deteriorating so that the town is no longer the place we want — walkable, bicycle, livable, with little children that are going to fill our schools — because of these pressures,” Winter said.

Supplementary bylaws may be needed to protect from unintended consequences of these zoning changes, said board member Bruce Coldham, while board member Janet McGowan said if the goal is to create housing for moderate-income families, it’s unclear if that will happen in what she calls a supercharged student housing market.

“Developers are maximizing their investment, and they’re not looking to build a cheap duplex,” McGowan said.

Several residents expressed concern about the current situation with student rentals.

“If you knew that the deregulation would open precarious floodgates — so many more neighborhoods becoming overwhelmed with student rental housing, so many more owner-occupied homes becoming student rentals, so many more UMass faculty and staff, families, retirees, professionals unable to attain housing in Amherst — would you still make that risky decision?” said Ira Bryck of Strong Street

Darcy DuMont of Pondview Drive said the priority should be maintaining low-to-moderate-income single-family neighborhoods including for first-time homebuyers and municipal employees. Already, she said, many developers and profiteers are approaching homeowners, even where she lives, several miles south of the University of Massachusetts campus.

“We’re being bombarded by mailings and phone calls from outfits who offer to pay us cash for our homes and not worry about even cleaning our homes out, or whatever they think will convince us to sell,” DuMont said.

Mario DePillis of Gaylord Street, who has lived in downtown for more than 60 years, said families can’t compete with the rents paid by students, and he’s not convinced the town can build its way out of the conundrum,

“It’s really ignoring the problems that is driving the students to take over and driving the families and the less fortunate and lower income people out,” DePillis said.

Scott Merzbach can be reached at smerzbach@gazettenet.com.]]>