HomeMy WebLinkAbout2006-09-28 Board of Selectmen PacketAgenda
Housing Forum
September 28, 2006 - 7:30 PM
Reading Senior Center - 49 Pleasant Street
1 Introduction of Participants
• Poard of Selectmen
• CPDC
• ZBA
• Reading Housing Authority
• Reading School Committee
• Reading North Reading Chamber of Commerce
• Economic Development Committee
2 Purpose
• Understand the framework of smart growth, 40R, and 40S
• Understand the provisions of the Master Plan with respect to Affordable housing
• Review (briefly) Affordable Housing Strategies proposed in Housing Plan draft.
• Define potential approaches for using 40R/40S as part of Reading's Affordable Housing
Strategy
3 Presentation on Smart Growth, 40R, and 40S by Eleanor White, President of
Housing Partners Inc.
4 Affordable Housing Review
a. Rcview 2005 Master Plan Affordable Housing Goals - Chris Reilly & CPDC
b. Review Proposed Affordable Housing Strategies in Draft Housing Plan -
Cbris Reilly & CPDC
5 Develop strategies and tactics for using 4011/40S to support Reading's
Affordable Housing Goals - All
6 Next Steps
• Master Plan Implementation Subcommittee - Housing Plan Public. Forums (Oct 2006)
• Presentation of Housing Strategies to Board of Selectmen (October 26, 2006)
• Interim Report to Town Meeting - November 13,2006
• BOS Approval of Planned Productions Plan (January 2006)
• CPDC Preparation of initial Housing Plan Zoning changes - November-January
• Special Town Meeting January/February 2007 to present final plan and adopt measures
(zoning changes),
• Submission of Plan to DHCD - March 2007
7 Adjourn -10pm f
HOUSING PARTNERS, INC.
142 Galen Street - Suite B • Watertown, MA 02472 ° (617) 924-7240 *Fax (617) 924-7168
Marvin N1. 5iflinger, Chairman msifling@housingpartnersinc.com
Eleanor G. White, President ewhite@housingpartnersinc.com
BRIEF BIO: ELEANOR G. WHITE
President, Housing Partners, Inc.
Eleanor White has worked in the fields of affordable housing development, property asset
management and public administration since 1967, including (from 1983-1995) as Deputy Director and
Chief of Operations of the Massachusetts Housing Finance Agency (now MassHousing), directing all
activities of this $4.2 billion quasi-public lending institution. Before MHFA, Ms. White held a variety of
positions at the U.S. Department of Housing and Urban Development in Washington and Boston from
1967-1983.
Currently, Ms. White is President of Housing Partners, Inc., a Boston area-based national housing
consulting and asset management firm she formed in 1995 with Marvin Siflinger. Housing Partners is
working with a wide range of public and private-sector clients on topics relating to new housing
development, multifamily housing policy and strategic planning, property and asset management, assisted
living, organizational development, and most recently 40R Smart Growth Zoning.
Ms. White holds an A.B. cum laude from Harvard/Radcliffe College, `67 (where she remains a
very active alumna), a Master of Public Administration from Northeastern University, `75, and was a Loeb
Fellow at the Harvard University Graduate School of Design, '78-`79.
Ms. White has served and is serving on numerous boards of directors, including the Massachusetts
Housing Investment Corporation, the Real Estate Finance Association, the CenterPoint Foundation, the
Harvard Alumni Association, and MassALFA (the assisted living association). Ms. White has served as
President of the Mass. Association for Mental Health, and Treasurer of the Greater Boston Real Estate
Board (and Chaired its Diversity Task Force). She is immediate past President of the Board of Citizens
Housing and Planning Association, Co Chair of both the CHAPA/MassALFA Statewide Task Force on
Affordability in Assisted Living and the Commonwealth Housing Task Force (the most diverse coalition of
interests in Massachusetts history to advocate for increased housing production), is Co-President of the
B'nai B'rith Realty Unit in Boston, Senior Vice President of the American Jewish Committee Boston
Chapter, and is Vice-Chair of the Affordable Housing Committee of the Rental Housing Association. She
has won many awards for excellence in programs of affordable housing and related services, as well as for
her far-reaching contributions to the community, and has lectured extensively at the NET Center for Real
Estate, the MIT Dept. of Urban Studies and Planning, the Tufts Dept. of Urban and Environmental Policy,
and the Harvard J.F. Kennedy School of Government. She was appointed by Mayor Thomas Menino to
membership on the Mayor's Housing Advisory Group, is Chair of the Boston Foundation's Housing and
Economic Development Policy Committee, serves on the American Institute of Architects Housing
Committee Advisory Circle, and is a Member of the Urban Land Institute.
In 2000, Ms. White received a National Diversity Award from Fannie Mae and Working Mother
magazine in recognition of her extensive work over the years on behalf of people of color and women, in
2004 she received the Boston Foundation Civic Achievement Award, and in 2006 she received an
achievement award from HomeStart. She and her husband received the Community Service Award from
the American Jewish Committee in 2005
Ms. White lives in, Newton, Massachusetts, with her husband Barry, an attorney, they have been
married since 1967 and are the parents of three sons.
D
Building on our Heritage
A Housing Strategy for
Smart Growth and Economic Development
Chapter 40R and 40S
The Commonwealth Housing Task Force
and the Resulting Legislation '
The Center for Urban and Regional Policy
Northeastern University
Eleanor White: 617-924-7240 or ewhite@housingpartnersinc.com
Barry Bluestone: 617-373-8595 or b.bluestone@neu.edu
Ted Carman: 617-482-1997 or carman@concordsgdey.com
February, 2006
The Current Situation
❑ Corporations, educational institutions, medical centers and non-profits
have increasing difficulty attracting workers to Massachusetts.
O Many of the state's best young minds are leaving for areas with more
affordable housing.
e In 2004 Massachusetts was only state In the U.S. to lose population and in 2005 the
only state to lose population 2 years in a row.
r Between 1990 and 2000, the number of 20-34 year olds in the Commonwealth declined
by 16 percent
❑ Future economic growth depends on housing at reasonable prices.
❑ The unique quality of life in New England is threatened by accelerating
sprawl.
2
1
0
The Commonwealth Housing Task Force
❑ Members of the Commonwealth Housing Task Force
(CHTF) include business leaders, private and public
housing developers, labor leaders, housing advocates,
foundations, the academic community, the
environmental movement and the leaders of many of the
state's cities and towns.
❑ CHTF represents an historic coalition of diverse interests
dedicated to coordinated advocacy for new ways to .
increase production for housing across all income levels.
The Commonwealth Housing Task Force
❑ Retained the Center for Urban and Regional Policy at
Northeastern University, Barry Bluestone, Director, to
build upon the ideas presented by Ted Carman for smart
growth zoning. CURP retained Ted Carman, President of
.Concord Square Development, Inc. and Eleanor White,
President of Housing Partners, Inc. to develop and refine
these ideas into a Task Force report.
❑ The CHTF Report was released on October 30, 2003.
The Massachusetts Senate President released outside
sections of the FY2005 Budget (that would become Ch.
40R) on May 11, 2004. Ch. 40R was passed by the
Legislature and signed by the Governor in June of 2004.
Ch. 40S was passed and signed in November of 2005.
DY
The Problem and its Resolution
❑ The shortfall in housing production results from insufficient
land zoned for the development of apartments and single
family homes on smaller lots.
❑ Enough land needs to be zoned so that the private sector can
efficientiv increase oroduction to meet the demand for new
housing - when and where it is needed.
❑ The zoned land should conform to Smart Growth principles. It
should encourage the provision of more open space and
enhance historic preservation efforts.
❑ More housing affordability is essential. Massachusetts has
been named the least affordable state for housing in the U.S.
([NAPA Press Release 9/3/03)
5
Mate Perspective on Ch 40R
❑ Planning tool to promote lower cost housing, to
stem sprawl and create vibrant communities.
❑ Encourages mixed use, directs growth to areas
near transit, optimizes existing infrastructure,
and protects open space.
❑ Appropriate for suburban, rural and urban
communities.
0
Smart Growth
❑ "A principle of land development that emphasizes
mixing land uses, increases the availability of
affordable housing by creating a range of housing
opportunities in neighborhoods, takes advantage of
compact design, fosters distinctive and attractive
communities, preserves open space, farmland,
natural beauty and critical environmental areas,
strengthens existing communities, provides a variety of
transportation choices, makes development
decisions predictable, fair and cost
effective and encourages community and
stakeholder collaboration in development
decisions." [M.G.L.. ch. 40R, §1]
The Basics of Chapter 40R
❑ Allows local option to adopt Overlay Districts near transit,
areas of concentrated development commercial districts, rural
village districts, and other suitable locations
❑ Allows "as of HOW residential development at minimum
allowable densities
❑ Provides that 20% of the units be affordable
❑ Allows Mixed Use and Infill
❑ Provides two types of payments to municipality
❑ Encourages open space and protects historic districts
Smart Growth Locations
0 Smart Growth (overlay) Zoning Districts in
three locations are eligible for incentives:
1. Within. 1/2 mile of rapid transit or commuter rail
station, bus, or ferry terminal; or very near .a
sheltered bus stop connecting to one.
2. Town centers and other areas of concentrated
development.
3. Highly suitable location, especially with
underutilized industrial, commercial or
institutional properties.
9
Size of District
® Proposed districts can't exceed 15% of total
land area of the community. Aggregate
land area of all districts can't exceed 25% of
total land area.
® In a district of less than 50 acres, up to
10% of developable-land may be included as
open space; or 20% in districts with more
than 50 acres of developable land (not
counting land for the open space).
10
5
Allowable Density (zoning mustaiiow):
❑ Up to 8 units per acre for single family homes
❑ Up to 12 units per acre for 2-3 family homes
❑ Up to 20 units per acre for multifamily housing
11
Affordability
❑ The Smart Growth Zoning bylaw must include
mechanisms to insure that 20% of the total
residential units constructed in the district are
affordable to households-at 80% of median
income.
❑ 20% of the units in projects having more than
12 units must be affordable.
❑ Not less that 25% of the units in a project
exclusively. serving the elderly, the disabled or
for assisted living must be affordable.
12
0
Chapter 40R Incentive Payments
O A new Smart Growth Housing Trust Fund is established under
Ch. 40R to make payments for new units allowed in the
district.
■ From it the State will pay a one-time "zoning incentive
payment" within 10 days of DHCD confirmation of approval
of a Smart Growth Zoning District:
up to 20 new units-$ 10,000 201-500 units $350,000
21-100 units $ 75,000 over 500 units $600,000
101-200 $200,000
■ In addition a one-time "Density Bonus Payment" of $3,000
will be paid by the state for each new or rehabbed housing
unit built within a smart growth zoning district, to be paid
within 10 days of issuance of building permit.
13
Example
11111111
❑ District would allow an additional 250 units to
be built. Incentive payment = $350,000
❑ 128 Permits are issued for 3 developments
.36 units x $3000 = $108,000
12 units x $3000 = $36,000
80 units x $3000 = $240,000
Density Bonus Payment = $384,000
TOTAL PAYMENTS TO MUNICIPALITY= $734,000
14
(9
Proposed Chapter 40R State Incentives
O Special priority for State discretionary funds
from Executive Offices of Environmental
Affairs, Transportation, DHCD and A&F
(schools, transportation, water, sewer, etc.).
❑ CHTF proposed that the State hold communities
harmless from additional school costs attributable to
children in new units in the Districts. Such a plan was
devised by CURP Staff, led by Ted Carman, and was
passed by the Legislature and signed by the Governor as
Chapter 40S in November, 2005.
15
School Aid Proposal
❑ Chapter 40S provides that Chapter 70 includes a Smart
Growth Education Supplement.
® The structure tracks the structure of Chapter 70
Funding.
■ The Supplement encourages communities to enact
Chapter 40 R Smart Growth Districts by minimizing the
financial impact of new homes on the education budget
for each community.
® The formula for the Supplement is also designed to
minimize the long term costs to the State.
16
Chapter 40 S
❑ Ch. 40S, passed'in November, 2005 is a companion to
Ch. 40 R. It provides incentives for higher density
development in Smart Growth Locations.
❑ Ch. 40S provides "'insurance" that the State will pay for
net school costs (if any) for students in new housing in
Ch. 40 R Districts.
❑ V there are no net costs, there is no payment.
❑ By taking the school cost issue off the table, it will allow
private real estate markets the opportunity to produce
needed housing.
17
The 40S Formula
❑ Annually count the number of students who live in
new housing in the 40 R District.
❑ Multiply the number of students times the
community's average cost of education Education
Costs).
❑ Determine the property tax and excise revenues for
new growth in the 40R district.
❑ Multiply the Property Tax and Excise Revenues times
the average education percent (about 52%) in the
Commonwealth. Revenues for Education).
❑ If Education Costs exceed the Revenues for
Education, the State makes up the difference.
❑ Payments will be made annually, and indefinitely.
18
I1
Link to 40B Reform
❑ Construction of housing within the new Smart
Growth Zoning Districts will count in the
normal way toward the Ch. 40B 10 percent
goal.
❑ Ch. 40R represents a way for communities to
channel and direct new development where
they want to see it and with local design
requirements. Adequate production within the
districts may forestall consideration of Ch. 40B
outside the districts.
19
Implementation Assistance
❑ Through MassHousing, $3 million has been
made available for technical assistance to cities
and towns interested in smart-growth
development, and is available for the work
required to plan and zone for Smart-Growth
Zoning Districts. (Priority Development Fund)
❑ DHCD administers these funds, is currently
accepting applications, and has made awards.
20
D__~
Steps to Create a District - I
1. Municipality schedules an initial meeting with
DHCD to discuss the location and then holds a
public hearing locally on whether Smart
Growth Zoning should be adopted.
2. The Municipality submits a formal application
to DHCD prior to adoption of the zoning.
3. DHCD makes a preliminary determination
whether the application satisfies the
requirements and issues a Letter of Eligibility.
21
Steps to Create a District - II
4. The Municipality may proceed to adopt the
zoning subject to any modifications required
by the Department.
5. Upon adoption of the Smart Growth Zoning,
the Municipality submits evidence of passage.
6. DHCD issues a Letter of Approval which states
the number of Incentive Units and the amount
of the payment from the Smart Growth Trust
Fund.
22
Benefits
❑ Expands local planning efforts
❑ Allows communities to address housing needs
❑ Allows communities to direct growth
❑ Can help meet 10% threshold under Ch 40B
❑ Can be part of a planned production plan that
achieves the 10% 40B goal on a gradual basis
❑ Can be used to identify preferred locations for
40B developments
o
23
Funding Strategy Components for
Affordability included in the CHTF Report
❑ Maintain or increase the allocation for housing under the
Private Activity Bond Cap at the current level. .
❑ Gradually increase the housing portion of the State Annual
Bond Cap from its current level of 9.1% to 15%.
❑ Gradually increase annual state outlays for housing by $120
million. In the next decade this would add nearly $675 million
for housing affordability. The FY05 budget directed an
additional $2 million into the Affordable Housing Trust Fund.
❑ Sell surplus State property and use a portion of the funds for
increasing State assistance for housing affordability. The FY05
budget required that after the first $25 million in proceeds
from surplus land sales, the next $25 million will be deposited
into the Smart Growth Housing Trust Fund to fund Ch. 40R
incentives to communities. New legislation is now pending.
24
~Y
Summary of New Units
Estimated Future
Affordable
Affordable
Total Units
Production
Not
Units
Units
in Districts minus
Transferred to equals
New
and Mthln
Outside Districts (d1
Districts
Production
mciudee Districts
$50,0001 unit
2004
1
0
0
0
0
200
2005
2
U
0
0
0
270
2006
3
1,600
700
900
320
440
2007
4
2,700
1,200
1,500
540
720
2008
5
4,200
1,800
2,400
840
970
2009
6
4,400
1,900
2,500
880
1,150
2010
7
4,600
2,000
2,600
930
1,320
2011
8
4,900
2,100
2,800
970
1,500
2012
9
5,100
2,200
2,900
1,020
1,680
2013
10
5,400
2,300
3,100
1A70
1,850
32,900
14,200
18,700
6,570
1 10,100
Total New Housing Produced
28,800
(Net new units, t,wwdms affordable outside district.)
25
Estimated Program Costs
Smart Growth Zoning Districts
❑ Incentive and Density Bonus Payments for Smart Growth
Zoning Districts allowing 50,000 housing units are
projected to cost approximately $15 million per year
over ten years.
❑ After 10 years in operation, the cumulative new state
school costs for 33,000 new housing units in Smart
Growth Zoning Districts at a "hold harmless" level would
be approximately $35 million per year.
❑ The current Chapter 70 school reimbursement budget is
$3.0 billion. The cumulative costs after ten vears would
equal only 0.7% of the projected Chapter 70 budget. It
will be significantly less in earlier years.
26
0
10 Year Program Costs Before
Revenue Offsets
i0ko
Incentive and
Impia-
FundIq.p for
Fundlnp for i
Total
Density
Increased <
mena8on
Affordabliity
Affordability
.
Fstlmatod
F.Y.
Bonus ;State Educatlon;
Funds
Within
Outside
Program
Payments
Payments
j Districts
Districts
Costs
2005
1
0
0
.
5,000
-
0
10,000
.
.
.
15,OOD
2006
2
5,300
0
5,000
0
.
13,600
23,900
2007
3
10,200
2,000
5,000
8,200
21800
47
200
2008.
.4
16,000.
6,000..
_4,000......
14,200
35,600
,
..........._.76,000.. .
2,099
5
18,000
11,000
4,000
22,700
.
47,300
103,000
2010
6
18,800
16,300
4,000
24,400
55,600
119,100
"
2011
7
19,800
22,100
4,000
26,300
63,700
`
-
135,90D -
2012
8
20,800 ,
28,200
4,000
28,300 ~
71,700
~ " ~ 153,OOD
2013
4
21,800
32,500
4,000
168,30D
2014
.
10
i 22,400 I
34,500
4,000
32,700
87,300
.
180,900
}
$153,100
152,600
$43,000
$187,2DD
$486,400
$1,022,360
. Etlucatbn and Alfor
dability CosR have been inhaled al:
2.5%
t
Tolat prog,=m 2sts
are beforF revenues _d offsets
_
;
27
School Aid Formula
Projected Single Family Costs
Total
Annual
Cumulative
F.Y.
Years
Homes
Cost
with Inflation @
3.0%
2005
1
0
0
0
2006
2
0
0
0
2007
3
0
0
0
2008
4
600
1,715,360
1,874,420
2009
5
1200
3,430,719
5,735,724
2010
6
1358
3,882,431
10,236,525
2011
7
1426
4,076,838
15,104,483
2012
8
1497
4,279,822
20,368,125
2013
9
1572
4,494,242
26,061,296
2014
10
1650
4,717,239
32,216,223.
9,303
26,596,650
28
School Aid Formula
Projected Multifamily Costs
Total
Annual
Cumulative
F.Y.
Years
Units
Cost
with Inflation @
3.0%
2005
1
0
0
0
2006
2
0
0
0
2007
3
0
0
0
2008
4
1000
109,923
120,115
2009
5
1500
164,884
305,693
2010
6
2851
313,389
668,997
2011
7
2994
329,108'
1,061,969
2012
8
3143
345,486
1,486,874
2013
9
3301
362,854
1,946,527
2014
10
3466
380,991
2,443,634
18,255
2,006,635
29
Total Projected Additional State Spending
on School Aid
10th Year - FY 2014
Single Family: 32,216,223
Multifamily: 2,443,634
Total $34,659,857
_._.._....._..__._....._.._..i
Inflation Adj. Ch. 70 Budget @ 4% 4,768,094,572 .
Education Supplement, as f 0.7%
30
Proposed Revenue Sources
lll~
❑ Increased state revenues from income and sales taxes
on construction related wages and the purchase of
materials from 56% of the new units built are estimated
to average $32 million per year after the fifth year.
❑ Increased state revenues from economic expansion due
to increased housing availability are estimated to grow
to $34 million by the tenth year.
❑ Revenue from the sale of state land.
❑ New state appropriations.
31
Revenues and Revenue Offsets
Net Program Costs
(000'6)
Revenues Revenues
Revenues
from i
from
Total ;
Total
Net
As %
i
from
Economic
From
Estimated-
Estimated
Program
of Slate
F.Y.
Canstrriction
Growth
Sate of Land
Revenues
Program !
.
Costs
Budget
Costs
2005
1
15,000_
15. ..,.000..
.........._5,0_._._00s
1
_0
O,aO%
2006
2
23,400
28,4bb .
23,900
9_
o.ao%
2007
3
9,700
1,400:
35,000
46,100
-
_
47,200
1,100
0.00%
2008
4
18,000
4,000
40,000
62,000
76,000
14,000
O.o6%
2009
5
i .28,,.. 000
8,000..
.
. 42600.`
.
---J •
76,600 ;
27,000 I
o.1t% I
2010 i
6
; 28,300
12,300
;
44,100
84,700:
119,100 V
34,400 1
0.14% 1
2011
7
1 30,700
17;000
46,300
94,000!
- -
135,900
41,900 (
0.1T%
2012
8
33,400
22,200 i
48,600
104,200.
_
153~,000 T
48,800
o2o%
2013
9
36,300
27,700 ;
_
51,100
_
-
115,100
16B,300
53,200
y
_
0.23% -
2014
16
39,500
.
33,800 ;
_ .
53,600
.
126,900.
180,900
54,000
0.26%
221,900
126,400
399,100
747,400
$274,900
-$1.,02,2,.3D0..
Net Cost - First
A
a
4.Y ears of Program (2004 _ 2007)
3
t
515.6_.. mlillon I
-
_
anu
l
te-Budgei,-200
,-esiimaled;-X24-
Bi
if^^
524.
0 -1 -151100^ {
t
{
Revsnues from c
onst. and econ
omic growth, I
nflated et:
3.5%~ ,
32 T1
J
Anticipated Results
Q Substantial amounts of land zoned, as-of-right, for
single family and apartment development, in Smart
Growth locations
❑ 33,000 new housing units in Smart Growth Zoning
Districts
❑ Additional State funds for affordability
will significantly improve basic housing conditions and
moderate housing price increases in the Commonwealth.
33
~'+URREET U
V
.O ®o Census ~rdable
~,0 Alto
of. Goal _
10
2006 E%lsting
a/o Oorc - lable 6ef JECTED
PR~- u + t4evv j 00/0
20®0 p~ardable
,~.~lstrng
Deficit #14U~
v7--
g83
675 0
7.55 0
2..
.raw
Hou
LIP d use r ~ 1 De`~el®p.
M~Xe ed R.esrdentra
t'lann pia,tments
Accessory
eline -
eG ed P
g~x
~p~easant St•
~~A t
Na'~ita pSP)
Current 406 k -Phase 2
dohuson woods
91274 010
675 (7.2 )
252
100
400
80
400
36
VS.
60
60
Master Plan Advisory Committee
2005 Master Plan-CHAPTER I 1 IMPLEMENTATION
1/1/2006
Page 125 of 199
CPDC conduct hearings relative to Scenic Road applications and prepare
zoning articles for Town Meeting consideration.
For Historic District designation, initiate dialogue with residents within
the potential area and review petitions for Historic District designation
(December, 2006)
Objective 21): Promote the design of new construction to seamlessly connect with their
receiving surroundings.
1. Develop Mansionization Zoning
• CPDC to prepare "Mansionization" or other appropriate zoning article to address
"tear-down-rebuild" and environmental issues.
• Town Meeting to consider zoning article. (May, 2008)
2. Inventory Undeveloped Land
• CPDC/Town Planner to inventory remaining undeveloped land within residential
districts for consideration by Town for acquisition based on criteria set forth in the
Town Open Space Plan.
• Failing acquisition of such land by the Town, CPDC to consider PUD-R Overlay
zone on undeveloped sites within residential districts. Prepare zoning article for
Town Meeting consideration. (Initial Review, November, 2006)
Housing Action StrateLyies
Objective 113. Pursue an Increase in Town Involvement and Investigate Additional
Funding Vehicles to Achieve Housing Goals. Communicate Housing Goals to Residents.
Create New Housing Partnership (HP) with the Objective to Coordinate Housing Related
Action Strategies under the Master Plan.
• Town Manager to recommend Charter for HP
• Board of Selectmen appoints HP members (June 2006)
2. Pursue Additional Funding for Housing Using the Community Preservation Act (CPA)
• Board of Selectmen appoints new CPA Committee to not only prepare the
recommendation for implementing the CPA but also to identify the programs to be
funded by it (March, 2006)
• Town Meeting considers CPA warrant article (November 2006)
• If Town Meeting approves, ballot question to create and fund CPA is placed on the
ballot for Town election (March 2007)
• Submit CPA funding request to State (September, 2007)
3. Communicate Housing Goals
Master Plan Advisory Committee
2005 Master Plan-CHAPTER i 1 IMPLEMENTATION
1/1/2006
Page 126 of 199
• HP continues to make Town residents aware of housing goals and initiatives
(Ongoing, beginning November, 2006)
Objectives 2A and 2B. Encourage New Developments and the Rehabilitation and
Reconstruction of Existing Buildings Consistent with the Town's Character and Identity
and Meeting State Mandated Affordable Housing Goals.
1. Prepare zoning article which would allow cluster development (PRD) in all S-15 and S-
20 zoning districts provided one in eight units is affordable and $30,000/market unit is
contributed to Housing Trust Fund for market units above/below eight.
• CPDC prepares zoning article
• Town Meeting considers zoning article (May, 2006)
2. Modify Section 4.3.2.8 (Accessory Apartments) of the Zoning Bylaws to remove the
restriction that an accessory apartment must be occupied prior to 1982 in the portions of
the residential districts adjacent to the Depot.
• CPDC prepares zoning article
• Town Meeting considers zoning article (May, 2006)
Objective 5A. Introduce Mixed Use Zoning in the Downtown and Around the Depot
1. Prepare a zoning article that would allow residential units on all floors except the street
portion of the first floor of properties in the Business B zoning district.
• CPDC drafts zoning article
• CPDC reviews draft of article with Board of Selectmen
• Town Meeting considers zoning article (November, 2005)
Economic Development Action Strateizies
Objective 2A: Establish an Economic Development Commission
1. Determine structure of the Commission
• Town Manager acid Town Planner study the various options available under state law
and recommend to the Board of Selectmen the type of Economic Development
Commission (EDC) to best meet the Town's development needs and to leverage
additional State and Federal developmental grants. (February 2006)
2. Establish the Commission
• The Board of Selectmen takes the necessary steps to establish the EDC and appoint
qualified and dedicated citizens to the commission. (November; 2006)
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Rev. September 19, 2006
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Section 2. Affordable Housing Goals and Strategies
CONSISTENCY WITH EO 418 COMMUNITY PLAN AND 2005 MASTER PLAN
Thu goals and objectives below are consistent with the Town of Reading's adopted EO
416- Community Plan and 2005 Master Plan.
Policies & Strategies
CuiTent institutions, Town administration and Boards (Selectmen and Planning) have
limited resources to fully develop the housing policies that Reading needs, policies
ranging from new projects to preservation and from zoning amendments to extended
planned programs. Numerous advocacy, technical and consulting roles have to be
assigned so that a pro-active position in housing can be manifest within the Town
government, the Town administration and among the residents.
SHORT TERM (1-2 YEARS)
Goal 1 Establish a strong public commitment to housin, and develop
proactive housing policies.
Objectives:
A. Strengthen existing housing non-profits in order to ensure potential
programs and funding strategies in Reading.
Action Strategies:
1. Create New Housing Partnership (HP) with the Objective to Coordinate Housing
Related Action Strategies under the Master Plan.
• Town Manager to recommend Charter for HP
• Board of Selectmen appoints HP members
2. Pursue Additional Funding for Housing Using the Community Preservation Act
(CPA)
• Board of Selectmen appoints new CPA Committee to not only prepare the
recommendation for implementing the CPA but also to identify the programs
to be funded by it
e Town Meeting considers CPA warrant article
• If Town Meeting approves, ballot question to create and fund CPA is placed
on the ballot for Town election
• Submit CPA funding request to State
3. Town to negotiate with developers for contributions (funds) toward the
Affordable Housing Trust Fund as mitigations for various project impacts
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B. Pursue an increase in town involvement to improve on communicating the
housing goals to residents.
Action Strategies:
l.. Establish a process between the Housing Partnership, the Board of Selectmen, the
CPDC and the Housing Authority that sustains the communication and
monitoring of the housing goals of the 2005 Master Plan and the importance of
fulfilling them.
Affordabilitv
Housing Affordability is one of the greatest challenges of the current generation. Housing
supply has dwindled while demand has increased, driving prices ever higher. This
dyi,amic creates a financial strain on even fully employed individuals, let alone young
farailies with only 1 wage earner or the elderly with limited means. In addition to a
critical social issue, the lack of affordability hampers recruitment of a skilled workforce
for the local and regional economy, given lower costs of living in other competitive wage
markets. The Town relies on civil servants to maintain quality of life; a diverse and
affordable housing stock is needed to retain these individuals and insulate the elderly
from substandard housing.
As of early 2003, only a 9% of cities and towns in the Commonwealth met the 10%
affordability criterion of M.G.L. Chapter 40B. Reading, belonging to the vast majority of
non-conforming communities, needs to take steps to increase its affordable units and
avoid the likelihood of having of its zoning regulations and Master Plan
recommendations bypassed by developers. The impact that comprehensive permit
developments have into the Town life, can be illustrated in several layers: abrupt increases
of density, alienated housing enclaves disconnected from the surrounding fabric,
localized spikes in the Town's traffic flow, sudden changes in school population,
unbalanced loads in resources and infrastructure.
INTERMEDIATE TERM (1-5 YEARS)
Goal 2 Increase affordable units
Objectives:
A. Encourage rehabilitation and reconstruction of existing buildings for low and
moderate-income multi-family housing.
9),
B. Encourage new developments consistent with Reading's character and
identity and meeting state mandated affordable housing goals.
Action Strategies:
1. Monitor the state-level Building Code changes
2. Review existing residential Zoning By-Laws to determine opportunities for
encouraging reuse of multifamily housing for affordable units
3. Prepare zoning article which would allow cluster development (PRD) in all S-15
and S-20 zoning districts provided one in eight units is affordable and
$30,000/market unit is contributed to Housing Trust Fund for market units
above/below eight
• CPDC prepares zoning article
• Town Meeting considers zoning article
PLANNED PRODUCTION I # of Affordable Units/yr Total #of Units /yr
Annual Units 14 32
4. Modify Section 4.3.2.8 (Accessory Apartments) of the Zoning Bylaws to remove
the restriction that an accessory apartment must be occupied prior to. 1982 in all
districts that allow residential use.
• CPDC prepares zoning article
• Town Meeting considers zoning article
PLANNED PRODUCTION # of Affordable Units/yr ( Total #of Units /yr
Annual Units 125 ( 25
5. Identify locations appropriate for BOS Sponsored LIP projects.
(Refer to EO 418 MAP 4)
PLANNED PRODUCTION ( # of Affordable Units/yr I Total #of Units /yr
Annual Units 125 1100
6. Housing Authority creates affordable units using funds from the Affordable
Housing Trust Fund
PLANNED PRODUCTION I # of Affordable Units/yr ( Total #of Units /yr
Annual Units 12 12
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Downtown
Mixed-use developments in downtown can maximize the use of valuable space by
allowing for compact developments. These developments of increased density are easier
to mstain themselves by providing for various options of marketable units, from low rent
to high end. In addition, the downtown itself can be revitalized after business hours, with
downtown residents in less need of a second car due to the proximity of the Depot.
Goal 3 Address mixed-use zonine in Town
(Refer to Mixed-Use Opportunities Map)
Objectives:
A. Introduce mixed-use zoning in the Downtown and around the Depot
Action Strategies:
1. Prepare a zoning article that would allow residential units on all floors except the
street portion of the first floor of properties in the Business B zoning district.
• CPDC drafts zoning article
• CPDC reviews draft of article with Board of Selectmen
• Town Meeting considers zoning article (ADOPTED November 2005)
2. Collect recommendations from the Ad hoc Downtown Parking Task Force in an
effort to alleviate obstacles in the development of housing units in downtown.
C13)
PLANNED PRODUCTION 1 # of Affordable Units/yr I Total #of Units 1W
Annual Units 1 10 15.0
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Prime Downtown Locations for Mixed-Use Redevelopment
B. Review 40R/40S for consideration of additional zoning changes
Action Strategies:
1. Review current Mixed Use Overlay Zoning against 40R/40S requirements
2. Make recommendations for changes to Zoning By-Laws to adopt 40R/40S
districts
TOTAL INTERMEDIATE PLANNED PRODUCTION
PLANNED PRODUCTION I I # of Affordable Units/yr I I Total #of Units /yr
Annual Units 1166 . I 1 209
Dig ersity
Ina context larger than affordability, housing diversity is essential to building a strong
community. The demographic changes occurring in the Region impose a wide range of
housing needs and Reading will need to address these needs with Town-wide strategies.
Though we may not cope with all the elements of social diversity at the same time, the
least we can expect is for our parents and children to have a realistic option of staying in
Town. In the early stages of Reading's development to a New England Township,
diversity was evident in the size of households, housing types and in the mixing of uses
within the neighborhoods. Today, diversity - a core element of Reading's character and
identity - is being lost, a loss which deeply affects the future of the community, not only
as built environment, but also as people.
LONG TERM (5-10 YEARS)
Goal 4 Promote a common understandine of the affordability issue
Objectives:
A. Establish a comprehensive permit policy or guidelines adopted jointly by the
Board of Selectmen, CPDC and Housing Partnership.
B. Align town boards, committees and commissions to the goals set forth by the
Housing Partnership.
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C. Housing partnership to work with developers from the initial (pre-site
approval) meeting through the comprehensive permit process
D. Housing partnership to establish a close working relationship with non-profit
developers in the NSPC sub-region.
E. Analyze the 2010 census as it relates to the MPAC demographic projections
for Reading and the housing needs chapter of the 2005 Master Plan and
adjust this Plan.
Goal 5 Promote Diversitv in housing tvves & households
Objectives:
A. Avoid exclusionary zoning and mansionization by "spreading" diversity of
housing types to all neighborhoods.
B. Provide incentives for small scale age-focused housing (over 55, young
couples, nursing homes, etc). To make elderly housing development realistic
and attractive to a wide-range of incomes, establish communication channels
with qualified developers for over-55 housing project developments which
offer choices to a diverse group of citizens.
C. Provide tax-relief for elderly homeowners who grant the Town a right of first
refusal to purchase their home at a reduced price.
Neighborhood DesiLyn
Historically, the early settlements that developed to urban centers/villages in New
England were laid out in a method known today as Traditional Neighborhood Design
(TND). TND in suburban communities is the basis for a balanced human experience of
the built environment as part of a larger natural environment. On one hand, the size and
diversity of buildings within the neighborhood "color" the experience of residency in
Reading. On the other hand, the human scale of the neighborhood itself, the comfortable
distance to the village center, the variety of land-uses and the uniqueness of the natural
resources "color" the experience of the community of Reading.
9
Goal 6 Promote Neighborhood preservation
Objectives:
A. Establish the fundamental elements of Reading neighborhoods. Engage
Town meeting members as weel as the broad public in forums about rading
neighborhoods and conduct open-house events that present those elements.
B. Associate historic preservation with Reading's character and engage the
Realtor's association in the discussion about historic features.
C. Establish general planning guidelines for new developments as part of
CPDC's proactive planning incentives and in conjunction with
Massachusetts Climate Protection Plan.
D. Amend the mixed-use zoning article to allow for multi-family developments
with an affordability share in those areas of the Downtown where single-
family housing exists as a non-conforming use.
E. Compete for housing and community development state funds in an effort to
develop mechanisms aimed at retaining elderly Reading residents at their
homes.
Goal 7 Promote Long Term Solutions for Affordability,
(Refer to EO 418 Map 4)
A. Reduce limitations on the conversion of single-family units to two-family
units.
PLANNED PRODUCTION # of Affordable Units/yr I Total #of Units /yr
Annual Units ( 50 1100
B. Encourage infill development particularly near commuter rail station.
C. Simplify and streamline regulations and procedures and review zoning and
subdivision bylaws to see if there are measures that add to the cost of housing
that could be reasonably amended or eliminated, while allowing restricted
development of nonconforming lots subject to linkage contributions for the
Affordable Housing Trust Fund.
D. Take steps to retain expiring use properties as affordable housing. Establish
an open/available to the public affordability tracking web page.
E. Offer rehab loans and/or grants to low to moderate income persons with
funds from the state CDBG, HOME consortium, or other sources.
F. Accept donated or reduced-price property.
G. Identify vacant and underutilized properties that may be suitable for
housing. Setup a GIS system that does the following on a per precinct basis:
evaluates infrastructure and its capacity
tracks number of affordable units
- tracks potential developments
This system can serve as a geographical overview of where the affordable units
go and where not.
H. Adopt mixed use at the Addison Wesley Site. If the proposed development
introduces a number of jobs that impacts local and regional housing, specify
appropriate mitigation measures (e.g., linkage, inclusionary zoning,
provision of affordable housing).
I. Identify municipal facilities that will soon stop meeting state standards and
target them as future municipal housing projects. Award those projects to
developers that offer the best affordable housing use, rather than the highest
purchase price.
TOTAL LONG TERM PLANNED PRODUCTION
PLANNED PRODUCTION ( I Minimum I M Maximum
Annual Units 11100 1 1 200
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