Hopkinton planning board recommends inclusionary zoning with 10‑unit trigger, 20% density bonus

The Hopkinton Planning Board voted Feb. 5 to recommend that the Town Council adopt a revised inclusionary zoning ordinance that would require affordable units for developments that create 10 or more dwelling units and provide a 20% density bonus for qualifying projects.

The board’s decision followed more than two hours of discussion about how inclusionary zoning would interact with state rules, the town’s comprehensive plan and the practical effects on small versus large developments. Ashley, the town planner, and Scott, planning staff who advised the board, explained the changes required by state statute and how the draft ordinance differs from Hopkinton’s prior inclusionary provision.

The vote sends the ordinance — as the board modified it, with a 10‑unit trigger, a 20% density bonus, removal of a fee‑in‑lieu option, and retention of off‑site construction or rehabilitation as an alternative — to the Town Council for final action. A follow‑up motion asked the planner to include a short list of municipal subsidies and zoning incentives (for example, dimensional adjustments, waiver of certain fees, and local density allowances) that the town would normally consider; that amendment also passed.

Why it matters: Hopkinton’s comprehensive plan contains a goal to reach 10% low‑ and moderate‑income (LMI) housing. Board members and staff said inclusionary zoning is a maintenance tool intended to reduce the chance that the town’s LMI share will decline as new market‑rate housing is built. Several board members said the tool is imperfect: it does not by itself guarantee reaching the 10% target, and state statute narrows local discretion in several places (including density bonus requirements and other mandatory components).

Discussion highlights: Ashley, the town planner, told the board the draft modernizes the town’s prior ordinance to comply with recent state changes and that the state law limits the maximum threshold for triggering inclusionary zoning to 10 units. Scott explained how the mandatory density bonus and counting rules work in practice: a developer required to provide X affordable units must also be granted additional market‑rate units under the density bonus, which can reduce the net percentage of affordable units compared with the headline fraction.

Board members debated the trigger number (the draft had used 6 units under the town’s earlier ordinance). Proponents of a 10‑unit trigger said it better protects small, frontage or “compound” projects from being forced to include affordable units that would materially change the character or feasibility of very small developments; proponents of a lower trigger said a smaller number would capture more projects and more affordable units overall. The board elected the 10‑unit trigger by majority. Members also agreed to retain an off‑site alternative (allowing affordable units to be constructed or rehabilitated at another location if on‑site provision is infeasible) and to remove the fee‑in‑lieu option from the ordinance recommendation, citing limited practical value and administrative overhead for small towns.

Data and statutory references presented: Planning staff cited the Rhode Island Housing factbook’s latest annual count showing Hopkinton at about 6.76% affordable housing (the annual count is used by the state). Board members discussed that deed‑restricted units count only once they have a certificate of occupancy, and that deed restrictions may expire (the planner noted the state minimum deed‑restriction term is 30 years and that local practice sometimes uses longer terms).

Process next steps: The board will forward its recommended ordinance (as modified) to the Hopkinton Town Council for public hearings and final adoption. The planner told members the recommendation can be amended later; any council action would follow the town’s public hearing and adoption process.

Votes at a glance: - Planning Board recommendation on inclusionary zoning ordinance (boards exhibit 1, as modified): Motion to recommend adoption with the trigger set at 10 units, a 20% density bonus, removal of the fee‑in‑lieu option and retention of off‑site alternatives — Passed (Wales: yes; Bollock: yes; Nancy: yes; Arrow: yes; Bill Woods: yes; motion carries). (Provenance: transcript topicintro at 2025‑02‑05 509.23; topicfinish at 2025‑02‑05 6406.41.) - Recommendation to include a non‑exclusive list of municipal subsidies/zoning incentives for consideration (e.g., dimensional relief, waiver of certain fees, density bonus as specified) — Passed (Bells: yes; Bollock: yes; Spencer: yes; Arrow: yes; Rollins: yes). (Provenance: transcript around 2025‑02‑05 7026.23–7392.74.) - Continuance: Remedy Energy LLC, development plan review (Main Street/Gray Lane) — Motion to continue review to May 7, 2025 and decision to May 30, 2025 — Passed (recorded votes in meeting transcript). (Provenance: transcript topic range starting 2025‑02‑05 373.80–422.82.) - Continuance: Atlantic Solar LLC, master plan public informational meeting (0 Main Street) — Motion to continue public informational meeting to May 7, 2025 and decision to May 30, 2025 — Passed (recorded votes in meeting transcript). (Provenance: transcript topic range starting 2025‑02‑05 436.94–503.33.)

Sources: The article is based entirely on the Hopkinton Planning Board transcript of the Feb. 5, 2025 meeting and the materials discussed on the public record during that meeting. Quotations and attributions come from speakers listed below.

Ending: The board closed the meeting after approving the recommendation and handling routine continuances; the planning board’s recommendation now moves to the Town Council for its review and public hearings.