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Falls Village commission sets IHZ amendments for May 14 public hearing, fixes 14‑unit cap and 27‑bedroom cap
Summary
After months of confusion over density calculations, the Planning & Zoning Commission voted unanimously to send IHZ text amendments to public hearing, setting a fixed cap of 14 dwelling units and a 27‑bedroom limit and retaining a 100% affordability requirement.
The Falls Village Planning & Zoning Commission voted unanimously to move proposed amendments to the Incentive Housing Zone (IHZ) regulations to a public hearing on May 14, 2026, and to adopt specific caps to align the local rules with the original state‑approved concept.
Commissioners said the town’s IHZ documents contained inconsistent references to density and ‘‘maximum required density,’’ which had created uncertainty for developers and nonprofit partners. The commission set a fixed cap of 14 dwelling units per IHZ zone (reflecting the 2013–14 state application) and added a 27‑bedroom cap. The commission also affirmed that IHZ units must remain 100% affordable and agreed language cleanup is needed to clarify density formulas and waiver procedures.
Commissioner Eileen Kinsella moved to send the IHZ text amendments, including a 14‑unit cap, to a public hearing; Matthew Macchi seconded the motion, which carried unanimously. Commissioners later moved and approved an amendment to add a 27‑bedroom cap (motion by Doug Cohn; second by Greg Marlowe) and a package motion combining 14 units, a 27‑bedroom cap, a 100% affordability requirement, and language cleanup (motion by Greg Marlowe; second by Tim Metzger). The public hearing is scheduled for Thursday, May 14, 2026, at 6:30 PM at Town Hall.
Minutes reference prior applications and approvals: the commission noted a state application approving 14 units for the IHZ area in 2013–14 and a later River Road Homes application that proposed 28 units and was reduced after public comment. The commission also recorded that nonprofit housing partners (cited in the minutes as Jocelyn Ayer, LCCHO) previously confirmed that nonprofits may seek density waivers for 100% affordable projects; the commission's stated goal is to align local IHZ language with the original state‑approved intent.
The proposed amendments will be subject to the public hearing process and legal notice requirements; the Zoning Enforcement Officer is responsible for publishing the legal notice for the May 14 hearing.
