On August 1, 2024, both the Massachusetts House and Senate passed a final version of the Affordable Homes Act (AHA). It provides an historic $5billion plus for housing. In addition, policy changes seek to minimize obstructions to housing production including superseding local zoning bylaws when necessary. The policy changes as well as the amount of money have the potential to change the housing landscape statewide.
Some policy changes are a permission structure. For example, the Residential Tax Exemption (RTE) can now exceed 35% and go as high as 50%. However, the municipality retains the right to adopt RTE and to decide at what level. As another example, within the legislation, Berkshire County towns can be is designated “seasonal communities” (resort area). The designation will impact eligibility and funding. A seasonal community (resort) may acquire year-round housing occupancy restrictions for rental or other housing; acquire and develop housing units with preference for public employees that are necessary to the health and safety of maintaining a year-round community. These may include teachers, public works employees, and seasonal workers.
Other policy changes are not choices; they are state regulations that supersede local zoning bylaws. For example: Lee just passed a bylaw limiting the building of Accessory Dwelling Units (ADUs) to full-time residents only. However, the new bill allows ADUs to be built by-right. That removes any restriction placed by the local government. Lee’s local bylaw will be overridden by the AHA and allow all property owners to build ADUs — full-time residents, part-time residents, and non-resident investors. Also, AHA allows the building of tiny houses on tiny lots.
All the new policies — permissions and restrictions — in the AHA leave much work for our own Planning Board (PB) to do in response.
First, to read and digest AHA and the numerous changes. Compare state overrides with current local bylaws and determine what changed for Stockbridge. Then, in a public session, share the elements and potential impacts with the public. Finally determine if there are any elements that we should take advantage of and any we should counteract.
The AHA is 180 pages of policies and grants meant to create change and it will. We should manage change as well as we can.
We urge the PB: this is not the time to limit meetings. This is the time to work on our behalf.
At the July 2, 2024 Planning Board meeting, the chair suggested that PB meet only as needed. We implore the Planning Board to reconsider. These are rapidly and significantly changing times. Stockbridge needs an informed and active PB.
SU consistently recognizes and thanks the volunteers that serve this Town. Amazing that there are almost 100. We are so lucky to have each and every one. People thinking about what is best for Stockbridge and giving their time on our behalf. We sincerely understand if it becomes a burden and would always whole-heartedly thank and never judge anyone who thought it was too much and wanted to step down.
The Affordable Home Act is one of three that propose new policies statewide to meet housing shortages and climate change. The other two will likely pass next term. New policies in all three are intended to reshape our communities to meet the challenges. Again and again, folks write to SU hoping to protect and maintain the character of this community. Can we? That challenge is now at our doorstep. Don’t step away — step up — and thank you to all.
