Housing Production Plan Town of Reading...Mar 29, 2018 · planned housing, completed projects,...
Transcript of Housing Production Plan Town of Reading...Mar 29, 2018 · planned housing, completed projects,...
TownofReadingHousingProductionPlan,2018Renewal Page1
Housing Production Plan Town of Reading
Prepared for the Town of Reading
By: Elizabeth Rust, ECR Enterprises and
Jennifer M. Goldson, AICP, JM Goldson community preservation + planning with the assistance from the Town of Reading: Jean Delios, Assistant Town Manager; Julie Mercier, Community Development Director; Kim Honetschlager, GIS Administrator, and Ryan Percival, Town Engineer
Date: February 14, 2018
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TableofContentsIntroduction......................................................................................................................................3ExecutiveSummary........................................................................................................................5SummaryofDemographicandHousingCharacteristics..............................................................6GoalsforAffordableHousingProduction..........................................................................................7
Section1:ComprehensiveHousingNeedsAssessment......................................................9A.DemographicAnalysis........................................................................................................................91.TotalandProjectedPopulations:...................................................................................................................92.HouseholdTypes:..................................................................................................................................................93.SchoolEnrollmentandProjections............................................................................................................134.RaceandEthnicity:............................................................................................................................................145.ResidentswithDisabilities.............................................................................................................................146IncomeAnalysis:..................................................................................................................................................15
B.HousingStockAnalysis......................................................................................................................191.HousingUnitsandTypes................................................................................................................................192.HousingTenure...................................................................................................................................................193.YearHousingUnitsConstructed.................................................................................................................204.HousingMarketConditions:..........................................................................................................................205.HousingAffordabilityAnalysis:...................................................................................................................226.M.G.L.Chapter40BSubsidizedHousingInventory.............................................................................26
C.AffordableHousingEfforts...............................................................................................................291.AdoptionofSmartGrowthDistricts(40R).............................................................................................302.ChallengesandConstraintstotheDevelopmentofAffordableHousing...................................32
Section2:AffordableHousingGoalsandStrategies.........................................................41HousingGoals............................................................................................................................................41HousingStrategies...................................................................................................................................42Reaching10%...........................................................................................................................................42RegulatoryStrategies.............................................................................................................................43LocalInitiativeStrategies......................................................................................................................48ActionPlan..................................................................................................................................................55
Appendices......................................................................................................................................56
HousingProfile..............................................................................................................................56
InteragencyPolicy........................................................................................................................57
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Introduction AHousingProductionPlan(HPP),definedinregulationsat760CMR56.03andadministeredbytheDepartmentofHousingandCommunityDevelopment(DHCD),isaproactivestrategyforplanninganddevelopingaffordablehousing.TheHPPidentifiesthehousingneedsofacommunityandthegoalsandstrategiesitwillusetoidentifyandachieveormaintainthe10%thresholdmandatedbyM.G.L.Chapter40B.TheTown’sstatusrelatingtothis10%thresholdisdocumentedontheSubsidizedHousingInventory(SHI),alsoadministeredbyDHCD.ThisHPPProgramenablesmunicipalitiestodevelopastrategytomeetitsaffordablehousingneedsinamannerconsistentwiththeMGLChapter40Bstatute,producehousingunitsinaccordancewiththatplan,anddemonstrateprogresstowardstheiraffordablehousingproduction.BytakingaproactiveapproachintheadoptionofaHPP,citiesandtownsaremuchmorelikelytoachieveboththeiraffordablehousingandcommunityplanninggoals.HPPsgivecommunitiesthatareunderthe10%thresholdofChapter40Bbutaremakingsteadyprogressinproducingaffordablehousingonanannualbasis,morecontrolovercomprehensivepermitapplicationsforaspecifiedperiodoftime.HPPsgivecommunitiesoverthe10%thresholdaframeworktomaintainthestatutoryminimainaccordancewithlocalneedsandcommunitygoals.TheTownofReadingplacesgreatimportanceonplanningforaffordablehousingthroughtheHPPprocess.TheTownofReading’sHousingPlanwasapprovedonMay15,2013andwillexpireaftera5-yeartermonMay15,2018,andassuch,theTownofReadinghasupdatedtheHousingProductionPlan(“HPP”)inaccordancewith760CMR56.03(4).HousingProductionPlanscancreateasafeharborforacommunity.Whenamunicipalityhasacertifiedplan,decisionsoncomprehensivepermitapplicationsbytheZoningBoardofAppeals(ZBA)todenyorapprovewithconditionswillbedeemed“consistentwithlocalneeds”underMGLChapter40B.Readinghassecuredatwo-yearsafeharborcertificationfromtheCommonwealthofMassachusetts,DepartmentofHousingandCommunityDevelopment(DHCD)fortheperiodbeginningonFebruary23,2017toFebruary22,2019asaresultofmeetingitsplannedproductionefforts.Assummarizedbelow,amunicipalitymayrequestthattheDHCDcertifyitscompliancewithanapprovedHPPifithascreatedtherequirednumberofSHIEligibleHousingunitsinacalendaryear.HousingProductionPlansarecertifiedbythefollowingprocess,asidentifiedintheregulations:
• PreparetheHPP:Inaccordancewiththeregulations,writetheplan,includingapublicprocess,andhavetheplanadoptedbytheBoardofSelectmenandCommunityPlanningandDevelopmentCommission,
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• ApprovetheHPP:DHCDapprovestheplan,• CertifytheHPP:CommunitiesmayseekDHCDcertificationoftheHPP(safeharbor),if
inacalendaryear,affordableunits(AFU’s)arecreatedasfollows:o One-yearsafeharbor–Createatleast0.5%ofthetotalnumberofhousing
unitsinReading(48forReading)o Two-yearsafeharbor–Createatleast1.0%ofthetotalnumberofhousing
unitsinReading(96forReading)• RenewtheHPP:ThetermoftheHPPisfiveyearsfromapproval.
TheTownofReadingPublicServicesDepartmentupdatedtheHousingPlanwithfutureplannedhousing,completedprojects,CensusdataandotherdemographicinformationasrequiredbyDHCD.DHCDregulatesHousingProductionPlansunder760CMR56.00,promulgatedonFebruary22,2008.HPPsaredesignedtocreatestrategiestomeetaffordablehousingneedsthatareconsistentwithChapter40Brequirements.InorderfortheHPPtoqualifyforapprovalfromDHCD,theplanmustbecomprisedofthreecomponents:(1)ComprehensiveNeedsAssessment;(2)AffordableHousingGoals;and(3)ImplementationStrategies.
(1) ComprehensiveNeedsAssessment–anevaluationofacommunity’sdemographics,housingstock,populationtrends,andhousingneeds.Theassessmentwillincludeareviewofthedevelopmentcapacity,aswellasconstraints,toensurethatcurrentandfutureneedscanbemet.
(2) AffordableHousingGoals–definedhousinggoalsconsistentwithbothcommunity
characterandthelocalhousingmarket.Thissectionwillidentifystrategiesthatcanbeusedtoproducetherequirednumberofannualhousingunitsneededtoobtainthe10%statutoryminimaandsafeharborcertificationfromDHCD.
(3) ImplementationStrategies–targetedareasforfuturedevelopmentthatwillenablea
communitytoreachtheaffordablehousinggoals.Thismayincludeidentifyingsitesfordevelopmentorredevelopment,investigatingre-zoningoptionstoencouragetheproductionofaffordablehousingunits,andestablishingothertoolssuchasregionalcollaborationsthatcanfosterthedevelopmentofaffordablehousing.
Onceacommunityhasachievedsafeharborcertification,within15daysoftheopeningofthelocalhearingforaComprehensivePermitapplication,theZoningBoardofAppeals(ZBA)shallprovidewrittennoticetotheApplicant,withacopytoDHCD,thatadenialofthepermitortheimpositionofconditionsorrequirementswouldbeconsistentwithlocalneeds,thegroundsthatitbelieveshavebeenmet,andthefactualbasisforthatposition,includinganynecessarysupportingdocumentation.IftheApplicantwishestochallengetheZBA'sassertion,itmustdosobyprovidingwrittennoticetotheDepartment,withacopytotheBoard,within15daysofitsreceiptoftheZBA'snotice,includinganydocumentationtosupportitsposition.DHCDshallthereuponreviewthematerialsprovidedbybothpartiesandissueadecisionwithin30daysofitsreceiptofallmaterials.TheZBAshallhavethe
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burdenofprovingsatisfactionofthegroundsforassertingthatadenialorapprovalwithconditionswouldbeconsistentwithlocalneeds,provided,however,thatanyfailureoftheDHCDtoissueatimelydecisionshallbedeemedadeterminationinfavorofthemunicipality.Thisprocedureshallpausetherequirementtoterminatethehearingwithin180days.Affordable Housing Highlights Since 2013 HPP
• GatewaySmartGrowthDistrict(GSGD)underChapter40R:ContinuedsupportforthecompletionoftheReadingWoodsprojectwith43affordableunitslocatedintheGatewaySmartGrowthDistrict(GSGD)
• ImplementedtheMetroNorthRegionalHousingServicesOfficeastheleadcommunitytoadministeraffordablerequirements,includingpreservingexistingaffordableunits,alongwithNorthReading,SaugusandWilmington.
• DowntownSmartGrowthDistrict(DSGD)underChapter40RExpanded:InApril2017,TownMeetingvotedtoexpandtheDSGDtoincludetheremainderofthedowntownintheBusinessBunderlyingzoningdistrict.
• 40BProjectApproval:InFebruary2017,theZoningBoardofAppeals(ZBA)approveda68-unitrentalhousingprojectknownasReadingVillage,proposednexttotheReadingCommuterRailStationdowntown.InJuly2017,theZBAapproveda20-unitrentalhousingprojectknownasSchoolhouseCommons,asanadaptivere-useoftheformerschoolbuildingassociatedwithSt.Agneschurch.
• 40RProjectApproval:InSeptember2017,PostmarkSquare,anadaptivere-useofthehistoricReadingPostOffice,received40RPlanReviewapprovalfromtheReadingCommunityPlanningandDevelopmentCommission(CPDC).PostmarkSquarewillbeamixed-useprojectwith50residentialunits,10ofwhichwillbeaffordable.InNovember2017,theCPDCapprovedanothermixed-use40Rprojectat20-24GouldStreet.Thisprojectincludes55rentalunits,atleast14ofwhichwillbeaffordable.
• Throughallofitsplanningefforts,Readinghasadded157units(and1.64%)toitsSubsidizedHousingInventory(SHI).
Executive Summary TheTownofReadingcontinuestobeadesirableplacetoliveandwork.ItischaracterizedbyatraditionalNewEnglandcenter,surroundedby
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family-orientedneighborhoods.IthasevolvedovertimefromlargelyanoutlyingcommunitywithastrongagriculturalpresencetoamodernresidentialsuburbjustnorthofBoston.Reading’sproximitytoBostonhasaddedtoitsattractiveness.TheTownhasworkedtoshapehousingdevelopmentandgrowththatcomplementsthecharacterofthecommunity.TheHPPidentifiestoolsforReadingtousethatwillencouragethedevelopmentofaffordablehousingwhilemaintainingthedistincttowncharacter.
Summary of Demographic and Housing Characteristics ThefollowingsummarizesthenotablefindingsfromtheneedsassessmentsectionoftheHousingProductionPlan.TheBottomLine:Readinghasgrownsince2000,withincreasesinpopulation,thenumberofhouseholds,andhousingunits.Inparticular,thegrowthofthe65+populationisnotedanditisprojectedtocontinue.Reading’smedianincomehasrisensignificantly,but25%ofthepopulationislow-income,and30%ofhouseholdsarehousingcost-burdened.MuchofReading’shousingstockisoutofreachforlowerincomehouseholds.Thereisaneedformoreaffordablehousing,particularlyrentalhousingandhousingtargetedatthe65+demographic.Population
• Asofthe2010USCensus,thepopulationofReadingis24,747,anincreaseof4.4%since2000.In2010,thelargestagegroupofReading’spopulationwas35-54 yearolds(35%oftotalpopulation).Therewasanalmost30%increaseinthe60+year-oldgrouping.
• Asofthe2010Census,36%ofReading’shouseholdshavechildrenunder18yearsold,and26%havepersonsage65+.
• Themedianageincreasedfrom39.1yearsoldin2000to41.6 yearsoldin2010.• Racialmake-upispredominantlywhite,with93.5%ofthe population;4.2%ofthe
populationisAsian;1.5%ofthepopulationisHispanicorLatino. Income
• In2015,Reading’smedianhouseholdincomewas$107,654;a40%increasefrom1999,andsignificantlymorethantheBoston-Cambridge-QuincyMetroArea($98,500)orthestateasawhole($68,563).(ACS)
• Anestimated26%ofReadinghouseholdshaveincomesatorbelow80%ofAMI(Low/ModerateIncome).
• 3%ofReading’spopulationisbelowthepovertyline(annualincomebelow$24,600forahouseholdof4),muchlowerthanMiddlesexCounty(8.4%)andMassachusetts(11.6%).
• The2016medianpriceofsinglefamilyhomesinReadingwas$525,000.The2016medianpriceofallhomes,includingcondos,was$479,600.Afteradipinpricesduringthenationalrecessioninthemid-2000’s,housingpriceshavebeenrising
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steadilysince2012andarenowthehighesttheyhaveeverbeen.• Ofthe7,405ofReadinghouseholdswhoowntheirhomes,29.4%arecost-burdened
(spendingover30%oftheirincomeonhousing),while33.1%ofReading’srentersarecost-burdened.71%ofReading’slow-incomehouseholdsarecost-burdened.
HousingStock,SalesandPrices
• Nearly80%ofReading’shousingunitsareowneroccupied,with20%renteroccupied.
• TheTown’shousingstockremainsprimarilysingle-familyat75%oftotalhousingunits.Theremaining25%is:7.5%ofunitsareintwotofourfamilybuildings,7%ofunitsin5-19unitbuildings,and10.5%ofunitsinmulti-familybuildingswith20ormoreunits.
• 9.35%(896units)ofReading’stotalhousingstockiscountedasaffordableontheState’sSubsidizedHousingInventory(SHI),whichfallsshortoftheState’sminimumaffordabilitygoalof10%by62units.
• Reading’s2016mediansalepriceof$525,000requiresanannualincomeofapproximately$140,918,over$33,000higherthanReading’smedianhouseholdincomeof$107,654.
• Basedonthemediansaleprice,Reading’sownershipaffordabilitygapis$125,000formedianincomehouseholds,and$263,000forlowincomehouseholds.
• Basedoncurrentmedianrents,Readingrentalsareoutofreachforlowincomehouseholds.Inaddition,therearenotverymanyrentalsavailable.
Goals for Affordable Housing Production
Readinghasidentifiedhousinggoalsthatarethemostappropriateandmostrealisticforthecommunity.ThesegoalsweredevelopedbyreviewingpreviousstudiesanddocumentsincludingtheReadingHousingPlanof2013,analyzingthecurrenthousingsituationinReading,andthroughpublicinputfromtowncitizensandofficials.Thegoalsareasfollows:1. Create SHI-eligible housing units Supportthecreationofaffordablehousingunits,bothrentalandownershipunits,thatwillcountonthestate’sSubsidizedHousingInventorytoreachthestate’s10%affordablehousinggoalwhilealsofocusingonthespecifichousingneedsofReadingresidents.2. Support Reading’s low income residents SupportthehousingneedsofReading’smostvulnerableresidentsincludingfamilies,seniors,andindividualswithdisabilities,especiallyhouseholdswithextremely-lowandvery-lowincomes.
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3. Preserve existing affordable housing Preserveexistingaffordablehousingtoensuretheyremainaffordableandqualifyforlistingonthesubsidizedhousinginventory.
4. Proactively manage growth Managegrowthandproactivelyplantomitigateimpactsofnewhousingandmixed-usedevelopmenttopreserveandenhancethequalityandcharacterofexistingresidentialneighborhoodsandcommercialareasandtoprovideagreaterdiversityofhousingoptionstosupporthousingneeds.
5. Support affordable rental properties and tenants Supportownersofaffordablerentalunitstoensureappropriatemaintenanceandupkeepandseekopportunitiestoincreaseaffordablehousingunitswithintheseproperties.
6. Strengthen education and local relationships Educatethepubliconaffordablehousingissuesandstrengthenrelationshipswithotherlocalentitiesandregionalpartnersonthetopic.
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Section 1: Comprehensive Housing Needs Assessment TheHousingNeedsAssessmentexaminesdemographicandpopulationdataandtrendsfromavailablesourcessuchastheCensus,regionalplanningagencies,media,etc.,thatillustratesthecurrentdemographicandhousingcharacteristicsfortheTownofReading.Assessingneedswillprovidetheframeworkforthedevelopmentofhousingproductionstrategiestomeetaffordablehousinggoals.A. Demographic Analysis Thepurposeofanalyzingdemographicsistolookatquantitativeandqualitativetrendsandusethedataforfutureplanning.ThissectionprovidesanoverviewofReading’sdemographicsandhowtheyhavechangedovertime.Asthedemographicschangeinthefuture,thehousingneedsofthecommunitycanalsochange.Thesizeandtypeoffamiliesaswellashouseholderageandeconomicstatusallinfluencetheneedsofthecommunity.TheanalysisoftheHousingNeedsAssessmentwillprovideaguidetoidentifygoalsandstrategiesforthisplan.1. Total and Projected Populations: Inthelasttenyears,theTownofReadinghasonlyhada4.4%increaseinpopulation.Overthenext10years,thepopulationisexpectedtoexperienceaslightdeclinebeforehavingaminorincreaseby2030.ThetotalnumberofhouseholdsinReadinghasincreasedfrom2000andisexpectedtoonlyhaveminorincreasesthrough2030.Similartothenationaltrend,Reading’saveragehouseholdsizehasdecreasedinthepasttenyears.In1999theaveragehouseholdsizewas2.84anddecreasedto2.71in2010.Smallerhouseholdsizeisconsistentwithcommunitiesexperiencingslowbutsteadygrowth.
Table1:TotalandProjectedPopulations:1990-2030Year Population %Change Households %Change1990 22,539 -- 7,932 2000 23,708 5% 8,688 10%2010 24,747 4.4% 9,305 7.0%2020 24,342 -1.6% 9,707 6.0%2030 25,189 3.4% 10,346 6.5%Source:2010USCensusandMAPCMetroFuture2035Update,March2011 2. Household Types: Therewereatotalof9,305householdsinReadingin2010,with72%familyhouseholds,and28%non-familyhouseholdsinReading.Thenon-family,whichincludessinglepersonhouseholdsor
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personslivinginthesamehouseholdwhoarenotrelated.Thepresenceofamixoffamilyandnon-familyhouseholdsindicatesthatthereislikelyaneedforavarietyofhousingtypesthatmaynotfitthetraditionalsingle-familyhomemodel.Thedatareflects2,620non-familyhouseholds.Thismaysuggestaneedforaffordabilityoptionsfornon-familyhouseholdswhomayhavespecialhousingneeds.
Table2:HouseholdsTypes:2010HouseholdType 2010 Percentage
FamilyHouseholds: 6,685 71.8%WithownChildrenunder18years 3,205 34.4Married,Husband-wifefamily: 5,695 61.2Withownchildrenunder18 2,791 30.0Malehouseholder,nowifepresent 2,43 2.6Withownchildrenunder18years 89 1.0Femalehouseholder,nohusbandpresent
747 8.0
Withownchildrenunder18years 325 3.5Nonfamilyhouseholds: 2,620 28.2Householderlivingalone 2,189 23.5Householder65andoverlivingalone 962 10.3Averagehouseholdsize 2.64 Averagefamilysize 3.18 TotalHouseholds 9,305 Source:2010USCensus
Otherimportantfactorstoconsiderwhenassessinghousingneedsarehouseholdsizeandtheagecompositionofresidents.Householdsizeisanimportantfactorasitcanhelpdeterminethedemandforcertaintypesofhousing.Similarly,analyzingtheagecompositionofacommunityovertimecanhelpdeveloptrendsforhousingneeds.Forexample,establishedfamilieswithchildrenlivingathomehavedifferenthousingneedsthananemptynesterandorsomeonewhoisover65.MetroFutureisaregionalplandevelopedbytheMetropolitanAreaPlanningCouncil(MAPC)thataddressesfuturegrowthintheBostonmetropolitanregionuntil2030.Figure1summarizesReading’sagecompositionfrom2000andincludesMetroFutureprojectionsuntil2030.Table3illustratesthisinmoredetail.
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3464
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9309
2676 1617
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1053
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9661
3134 1820
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2947
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2940
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8166
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0 to 9 years 10 to 19 years
20 to 24 years
25 to 34 years
35 to 59 years
60 to 74 years
75+ years
Tota
l Res
iden
ts
Age Group
2000
2010
2020
2030
Figure1:AgeCompositionofResidents,2000–2030
Source:2010USCensusandMAPCMetroFuture2035Update,March2011
Table3:CurrentandProjectedAgeDistributionofResidents:2000-2030
Source:2010USCensusandMAPCMetroFuture2035Update,March2011
AgeCohorts
2000 2010 2020 2030
%Changefrom2010-2030
Number%
Number% %
Change Number% %
Change Number% %
Change
0to9years 3,464 14.6 3,297 13.3 -4.8 2,717 11.2 -17.5 2,865 11.4 5.4% -13.110to19years 3,141 13.2 3,349 13.5 6.2 2,947 12.1 -12.0 2,940 11.7 -0.23 -12.220to24years 830 3.5 1,053 4.3 26.9 1,012 4.2 -3.9 905 3.6 -10.6 -14.125to34years 2,671 11.3 2,433 9.8 -9.0 2,627 10.8 8.0 2,522 10.0 -4.0 3.735to59years 9,309 39.3 9,661 39.0 3.8 8,525 35.0 -11.8 6,613 32.4 -22.5 -31.660to74years 2,676 11.3 3,134 12.7 17.1 4,816 19.8 53.7 5,353 21.3 11.2 7175+years 1,617 6.8 1,820 7.4 12.6 1,699 6.9 -6.6 2,438 9.7 43.5 34TotalPopulation 23,708 100 24,747 100
24,343 100 25,189
100
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MAPC’sMetroFutureplansuggeststhatReading’spopulationwillhaveaminorincreaseinoverallpopulationforthenext20years.Howeveritisanticipatedthatasignificantchangeinthecompositionoftheagegroupswilloccur.BasedontheMetroFutureprojections,theyoungeragegroupsareexpectedtodeclineby2030;ages0-9(-13.1%),ages10-19(-12.2%),ages20-24(-14.1%)andages35-59(-31.6%).However,the35-59agegroupisexpectedtoremainthelargestagegroupinReadingandisprojectedtocomprise32.4%ofthepopulationin2030,withthe60-75+agegroupfollowingclosebehindatapproximately31%ofReading’spopulationin2030.In2010thelargestagecohortinReadingwasthoseaged35-59(39%).Peopleinthisagegrouparelikelytobeinanestablishedfamilyhouseholdwithalargerhomethantheyoungeragegroups.Thenextconcentrationofresidentswasamuchyoungeragegroup;thoseaged10-19years(13.5%)andaged0-9years(13.3%).Theseagegroups,withtheexceptionof0-9years,experiencedanincreaseinpopulationbetween2000and2010.Theelderlypopulationalsoincreasedfrom2000to2010.Personsaged60-74experiencedapopulationincreaseof12.7%andthoseaged75+increasedby7.4%.Thedatashowsthatthesecondlargestagegroupin2030willbethoseaged60-74withanincreaseof71%in2030from2010.Eventhoughthechildhoodagegroupsof0-9and10-19areexpectedtodecreaseby2030,collectivelytheywillmakeupalmostone-fourthofthepopulation(23.1%).Adultswhowillbeaged25-34areexpectedtogrowslowlyby2030,onlyincreasingby3.6%.Theyoungadultpopulation(aged20-24)isexpectedtodecreaseby2030andbecomethesmallestagegroupinReading.Bycontrast,theelderlypopulation(ages75+)whichcomprises9.7%ofReadingresidentsisexpectedtoincreaseby34%inthenext20years.Whencombinedwiththe60-74agegroup(21.3%),the60-75+agegroupwillconsistofapproximately31%ofReading’spopulation.Thisisnotsurprisingasthe“baby-boomer”populationiscontainedwithinthisagegroup.Itisimportanttobeawareofthistrendasthispopulationtendstoprefersmallerhousingunitswithlessupkeep.Elderlyresidentscouldhavespecialhousingneedssuchasnursinghomesandassistedlivingfacilities.Adultsaged20to24yearsandaged25to34yearsareexpectedtomakeupapproximately13.6%ofthepopulationin2030.Theseagegroupsaremorelikelytomakeupyoungerfamilieswhowillpurchaseastarterhomethatissmallerandmoreaffordable.Inthenexttwentyyears,asthe35-59agegroupmovesintothenextagegroup,thestockoflargertraditionalfamilyhomes(detached,single-familyunits)maybecomemoreavailable.Thismayallowtheyoungerpopulationtotradeuportakeadvantageofthelargerhomes.Theanalysisofpopulationprojectionsisvitalforplanninganddeterminingfuturehousingneeds.Withtheexpectedincreaseintheolderpopulation,planningeffortsshouldconsidertheneedforsmallerhousingunitswithlessmaintenance,seniorhousingorassistedlivingfacilities.Asthemiddle-agepopulationshiftsintotheolderagegroupsthedemandfor
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larger,traditionalfamilyhousingunitswillbereducedandwillincreasetheopportunityforyoungerfamilieslookingtotrade-uptomoreofthosehomesnowavailable.3. School Enrollment and Projections Figure2belowillustratesthepublicschoolenrollmentsfrom2010to2018.Overall,Readingschoolenrollmenthasremainedfairlystableoverthistimeframe.From2010to2018totalenrollmentdecreasedby5.51%.Enrollmentdecreasedacrosstheboardasdepictedinthetablebelow.TheTownhasnotupdateditsschoolenrollmentprojections.The2013HPPincludedprojectionsonenrollmentwhichwereavailableatthattime.Figure2provideseightyearsofenrollmentdatawhichistheonlydatathatisavailableforinclusionintheupdated2018HPP.
Figure2:ReadingStudentEnrollment
PK,K Elementary Middle High Total2010-11 438 1692 1083 1246 44592011-12 419 1746 1050 1262 44772012-13 407 1736 1055 1285 44832013-14 390 1722 1013 1307 44322014-15 417 1670 1069 1251 44072015-16 413 1691 1020 1270 43942016-17 358 1675 1038 1270 43412017-18* 387 1552 1039 1235 4213+/-since2010 -11.64% -8.27% -4.06% -.88% -5.51%Source:ReadingSchoolCommitteeFY2018SchoolBudget*ReadingSchoolDepartmentasof10/1/17
0500100015002000250030003500400045005000
PK,K
Elementary
Middle
High
Total
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Age NumberPercentofAllDisabledResidents
5-17 221 9.718-64 754 33.365+ 1,291 57TotalPopulationofDisabledResidents
2,266 100
Source:2011-2015AmericanCommunitySurvey
Figure2illustratespublicschoolenrollmentsfrom2010-2011through2017-2018(thecurrentschoolyear).Overall,Readingschoolenrollmenthasremainedfairlystableinrecentyearswithanoveralldecreaseof5.51%.Althoughtotalpopulationprojectionspredictacontinuingdecreaseinschoolagedchildrenbytheyear2030,thisagegroupwillstillcomprise23.1%ofthetotalpopulation.4. Race and Ethnicity: Accordingtothe2010U.S.Census,themajorityofReadingresidentsarewhite(93.5%)andthelargestracialminoritygroupinReadingistheAsianpopulation(4.2%)followedbytheHispanicorLatinopopulationat1.5%.Therewerenorespondentsinthe2010CensusthatidentifiedthemselvesasNativeHawaiianorPacificIslanders. 5. Residents with Disabilities Accordingtothe2011-2015AmericanCommunitySurvey,2,266peopleinReadingreportedlivingwithalongdurationconditionordisability.Ofthosepeople,approximately57%wereaged65andolder.Asthispopulationcontinuestoincrease,itisassumedthatthenumberofdisabledindividualswithinthisagegroupwillalsorise.Manydisabledresidentsrequirespecialhousingneeds,includingcertainaccommodationsforhousingdesign(physicalaccessibility)andreasonableaccesstogoodsandservices.Considerationforthesetypesofhousingoptionsisnecessary,asthedemandwillcontinuetoincrease.
Table5:ResidentswithDisabilities
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6 Income Analysis: 1.MedianHouseholdIncome:In2015Reading’smedianhouseholdincomeof$107,654representedanincreaseof39.7%from1999.MedianhouseholdincomeinReadingwasoneofthehighestamongadjacentneighboringcommunitiesandexceededthemedianfortheBoston-Cambridge-QuincyMetroarea,aswellasthemedianfortheCommonwealthofMassachusettsandtheUS.Alltheadjacentneighboringcommunitiesalsoexperiencedincreasesinhouseholdincomefrom1999.
Table6:MedianHouseholdIncome:1999and2015
Town 1999 2015 %Increase1999-2010
Reading 77,059 107,654 39.7NorthReading 76,962 123,103 60.2Wilmington 70,652 100,862 42.8Woburn 54,897 78,750 43.5Stoneham 56,650 78,099 37.9Wakefield 66,117 85,573 29.4Lynnfield 80,626 118,828 47.4Boston-Cambridge-Quincy,MAMetroArea1
62,700 98,500 57.1
Massachusetts 50,502 68,563 35.8US 41,994 53,889 28.3
Source:2000USCensus&2011-2015AmericanCommunitySurvey2.MedianIncomeofSeniorHouseholds:AlthoughReading’soverallpopulationhasexperiencedalargeincreaseinincomeinthepast15yearsandisearningquiteabitmorethansomeofthesurroundingcommunities(asdisplayedinTable6above),Reading’s65+householdsarenotdoingnearlyaswell.Unfortunately,dataisnotavailablefor1999,buttherecentdatafor2015isinformativeonitsown.Reading’sseniorhouseholdshavesignificantlylowerincomesthanhouseholdsoverall.SeniorhouseholdsalsoearnlessthanmostofthesurroundingcommunitiesandjustslightlymorethanMassachusettsandthecountryoverall.Infact,householdsearningthemedianseniorincomeof$46,617wouldqualifyforaffordablehousingbasedontheincomelimitguidelinesdescribedinSection4below,“AreaMedianIncome.”Thisdatamakesclearthataffordablehousingfortheseniorpopulationwillbeasignificantneedinthecomingyearsduetotheprojectedincreaseinthesenior
1ThisincomedatacomesfromHUD’s1999incomelimitsfortheBoston-Cambridge-Quincy,MAMetroArea
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populationinReadingasdemonstratedinFigure1andTable3above,andduetothelimitedincomeofthisgroup.
Table7:MedianIncomeof65+Households:2015Town 2015
Reading 46,617NorthReading 59,739Wilmington 57,325Woburn 49,504Wakefield 54,567Lynnfield 54,242Massachusetts 45,893US 42,113Source:2011-2015AmericanCommunitySurvey
3.IncomeDistribution:Table8identifiesandcomparesthedistributionofReadinghouseholdincomesfrom1990and2010.In1999,nearlyhalfofallhouseholds(48.2%)earnedlessthanthehouseholdmedianof$77,059.Ofthehouseholdsearningoverthemedianincomein1999,34%ofhouseholdsearnedmorethan$100,000.Readinghouseholdsearnedmuchmorein2010.Approximately49.5%earnedmorethan$100,000whichwasjustoverthemedianincomeof$99,130.Ofthoseearningmorethan$100,000approximately13%earnedmorethan$200,000,a135%increasefrom2000.By2015,thenumberofhouseholdsinthehighestincomebracketsincreasedevenfurther.However,therewerealsoincreasesinthreeofthelowerincomebrackets($15,000-$24,999,$25,000-$34,999,and$35,000-$49,999)between2010and2015.Approximately2,064households(22.5%ofallhouseholds)earnedlessthan$50,000in2015.
TownofReadingHousingProductionPlan,2018Renewal Page17
Table8:IncomeDistribution:1999,2010,2015
IncomeCategory 1999 2010 2015 %Change1999-2015#Of
Households Percent #ofHouseholds Percent #of
Households Percent
Lessthan$10,000 286 3.3 231 2.4 218 2.4 -23.8%$10,000to$14,999 351 4.0 251 2.8 224 2.4 -36.2%
$15,000to$24,999 564 6.5 386 4.3 446 4.9 -20.9%
$25,000to$34,999 590 6.8 470 5.3 553 6.0 -6.3%
$35,000to$49,999 786 9.1 620 7.0 623 6.8 -20.7%
$50,000to$74,999 1,608 18.5 1,214 13.7 974 10.6 -39.4%
$75,000to$99,999 1474 17.0 1,327 15.0 1,158 12.6 -21.4%
$100,00to$149,999 1,892 22.0 2,158 24.3 2,250 24.5 18.9%
$150,000to$199,999 626 7.2 1,086 12.2 1,345 14.7 114.9%
$200,000ormore 492 5.7 1,157 13.0 1,377 15.0 179.9%TotalHouseholds 8,669 100.0 8,882 100.0 9,168 100.0
Source:2000USCensus,2006-2010&2011-2015AmericanCommunitySurvey4.AreaMedianIncomeOnewaytodeterminetheneedforaffordablehousingistoevaluatethenumberofhouseholdsthatqualifyaslow/moderateincomebytheU.S.DepartmentofHousingandUrbanDevelopment(HUD).TheAreaMedianIncome(AMI)isanumberthatisdeterminedbythemedianfamilyincomeofaMetropolitanStatisticalArea(MSA)andthresholdsestablishedbyHUDareapercentageofAMIs.ReadingisincludedintheBoston-Cambridge-QuincyMetropolitanFairMarketRent(FMR)area.FMRsaregrossrentestimatesthatincludetherentplusthecostoftenant-paidutilities2.Section8oftheUnitedStatesHousingActof1937authorizeshousingassistancetolowerincomefamiliesandthecostofrentalhomesarerestrictedbytheFMRthresholdsestablishedbyHUD.
2U.S.DepartmentofHousing&UrbanDevelopmentOfficeofPolicyDevelopment&ResearchJuly2007(rev.)
TownofReadingHousingProductionPlan,2018Renewal Page18
Typically,thresholdsare80%,50%and30%ofAMIandvarydependingonthehouseholdsize.HUDdefineslow/moderateincomeasfollows:• “lowincome”-householdsearningbelow80%ofAMI;• “verylowincome”–householdsearningbelow50%ofAMI;• “extremelylowincome”-householdsearninglowerthan30%ofAMI.
Table9:IncomeLimitsbyHouseholdSize,Boston-Cambridge-Quincy,Reading:2017
Source:U.S.DepartmentofHousingandUrbanDevelopmenthttp://www.huduser.org/portal/
AsshowninTable9,theAMIfortheBoston-Cambridge-QuincyFMRarea,effectiveApril19,2017,is$103,4003.Usingthisnumber,theincomethresholdsforvarioushouseholdsizesweredetermined.Fora3-personhousehold,householdincomeslowerthan$27,900areconsideredextremelylowincome,householdincomeslowerthan$46,550areconsideredverylowincome,andhouseholdincomeslowerthan$70,350areconsideredlowincome.TheReadingincomecategorydatapresentedinTable8isnotavailablebyhouseholdsize,butassuminga3-personhousehold,asofthe2015ACS,therewereprobablyabout3,000,oralmostone-thirdofhouseholds,thatwerelikelyeligibleforsubsidizedhousingaccordingtoHUD.
3AMIdatafor2017wasusedinthisplantocompareto2011-2015ACSincomedata.AMIdatafor2017canbefoundat:www.huduser.org/portaldatasets
IncomeLimitArea
MedianIncome
IncomeLimit
Category
1Person
2Person
3Person
4Person
5Person
6Person
Boston-Cambridge-Quincy
MetropolitanMSA
$103,400
Low(80%)IncomeLimit
$54,750 $62,550 $70,350 $78,150 $84,450 $90,700
VeryLow(50%)IncomeLimit
$36,200 $41,400 $46,550 $51,700 $55,850 $60,000
ExtremelyLow(30%)IncomeLimit
$21,700 $24,800 $27,900 $31,000 $33,500 $36,000
TownofReadingHousingProductionPlan,2018Renewal Page19
B. Housing Stock Analysis 1. Housing Units and Types ThepredominanthousingtypeinReadingcontinuestobesingle-familyhomes.In2000,therewereapproximately8,823totalhousingunits,74.3%ofwhichwere1-unit,detachedhomes(single-familyhomes).Only6.8%ofhousingstructurescontained20ormoreunits;howeverthistypeofhousingwasthesecondlargestinReadingin2000.Similarly,in2015singleunitdetachedhomesremainedthepredominanthousingtype,thoughthepercentageoftotalhomesdroppedabit.Meanwhile,thenumberofhousingunitsinstructureswith20ormoreunitsjumpedfrom601units(6.8%oftotalunits)in2000to1,027units(10.6%oftotalunits)in2015.
Table10:TotalNumberofHousingUnitsbyStructure:2000and2015HousingUnitsPer
Structure2000 2015
Number Percent Number Percent1-unit,detached 6,553 74.3 6,827 70.71-unit,attached 257 2.9 395 4.12units 565 6.4 535 5.53or4units 246 2.8 192 2.05to9units 214 2.4 280 2.910to19units 381 4.3 397 4.120ormoreunits 601 6.8 1,027 10.6MobileHome 6 0.1 0 0Total 8,823 100 9,653 100.0
Source:2000USCensusand2011-2015AmericanCommunitySurvey 2. Housing Tenure
Accordingtothe2000USCensus,therewereatotalof8,688occupiedhousingunits,82.5%ofwhichwereowner-occupied,and17.5%ofwhichwererenter-occupied.By2015,thepercentageofowner-occupiedhousingunitsdecreasedto78.2%andthepercentageofrenter-occupiedhousingunitsincreasedto21.8%.SectionBofthisHPPdiscussedhouseholdtypesandtheprevalenceofnon-familyhouseholdsinReading.Inparticular,ACSdatashowsthatnon-familyhouseholds,specificallyelderly,non-familyhouseholdsaregrowinginnumber.Thedataalsoshowthatnon-familyhouseholdsaremorelikelytoberenters,sothesedemographicchangescouldprovidesomeofthereasonfortherecentincreaseinrenter-occupiedunits.Thedemandforrentalhousingislikelytocontinueincreasingasthepopulationcontinuesagingandthisagingpopulationislikelytoincludemanywhoarelookingtodown-sizeorspendlessonhousingrelatedcosts.
TownofReadingHousingProductionPlan,2018Renewal Page20
1990toMarch2000,731
1980to1989,904
1970to1979,896
1960to1969,11641940to1959,
2327
1939orearlier,2801
1990toMarch2000
1980to1989
1970to1979
1960to1969
1940to1959
1939orearlier
3. Year Housing Units Constructed Readinghasalargestockofolderandhistorichomes.Overhalfofthehousingunitswereconstructedpriorto1960andofthat33%wereconstructedpriorto1940.Thereisroughlyanevendistributionofunitsconstructedfrom1969to2000.Asthesehomescontributetothetown’scharacter,manyofthemarealsoinneedofrepairsandrenovations.ManyresidentsinReadingindicatedtheyhavedifficultyaffordingrepairstotheirhomes,whichonlyaddstothecostburdenexperiencedbysomeresidents4.Multi-generationallivingisnowaneasieroptionduetorecentlyadoptedzoningchangesthatfacilitatecreatingaccessorydwellingunitsinsingle-familyhomes.Figure3:YearHousingConstructed
Source:2010USCensus
4. Housing Market Conditions:
a.MedianSellingPrices
HomesalesinReadingwereimpactedbytheeconomicrecessionof2007/2008,buthaverecovered.Figure3indicatesthemediansingle-familyhomepricein2006was$420,000.Pricesthendecreasedforafewyearsculminatinginalowpointof$400,000in2009.Pricesreboundedthefollowingyearin2010,andthendippedagainin2011.However,single-familyhomepriceshavebeenrisingsteadilysince2012withthemedianpricehitting$525,000in2016.WarrenGroupdatashowsthatsingle-familyhomepriceshavecontinuedtoincreasein2017,withamedianpriceof$595,000insalesfromJanuarythroughJuly2017.
4TownofReadingHousingSurvey2012
TownofReadingHousingProductionPlan,2018Renewal Page21
Condominiumsalesfollowedasimilarpatternwithafewyearsoflowerpricesfollowedbyasteadyincreaseinpricesbeginningin2012.
Figure4:MedianSalesPriceofSingle-familyHomesandCondos2006-2016
Source:TheWarrenGroup
b.HomeSalesAsshowninFigure4below,Readingexperiencedadecreaseinthetotalnumberofsalesofbothsingle-familyhomesandcondominiumsbefore2012.Then,in2012,thenumberofsalesbegantoincreaseatthesametimethatpricesbegantoincrease.Thenumberofcondosalesinparticularrosesignificantlywithajumpfrom35condosalesin2011to103condosalesin2012.Thatnumbercontinuedtogrowandcondosalesreachedahighof174in2016.Thiscouldbeindicativeofademandformorediversehousingtypes.
Figure5:TotalNumberofSingle-familyHomeandCondoSales2006-2010
TownofReadingHousingProductionPlan,2018Renewal Page22
Source:TheWarrenGroupc. RentalPrices:
Thecostofrentalunitsisanimportantfactortoconsiderwhenevaluatingthehousingmarket.Backin2000themedianrentinReadingwas$739,thesecondlowestofalltheneighboringcommunitiesthatabutReading.By2015,medianrentincreasedby73.5%to$1,282,oneofthehigherincreasesamongstneighboringcommunities.Onepossiblereasonforthesubstantialrentincreasemaybeduetotheincreaseinthepopulationgroupmorelikelytorent,creatingmoredemandforrentalunits.Highhomepricesmayalsoforcemorehouseholdstorent.Thistrendisseenintheneighboringcommunitiesaswellwhichallexperiencedsubstantialincreasesinmedianrentbetween2000and2015.
Table11:MedianRent2000,2010,2015forReadingandNeighboringCommunitiesMedianRent 2000 2010 2015 %Change,
2000to2015Reading 739 1,032 1,282 73.5%NorthReading 756 1,289 1,482 96.0%Wilmington 948 1,567 1,624 71.3%Woburn 881 1,187 1,331 51.1%Stoneham 827 1,161 1,289 55.9%Wakefield 795 1,042 1,203 51.3%Lynnfield 572 623 1,443 152.3%Source:2000USCensus,2006-2010,2011-2015AmericanCommunitySurvey
5. Housing Affordability Analysis:
1.CostBurdenOnewaytoevaluatehousingaffordabilityistoexaminetheabilityofhouseholdstopaymortgageorrentasapercentageofannualincome.Householdswhopay30%ormoreoftheirannualincomeonhousingcosts5areconsideredtobehousingcost-burdened.Householdswhopay50%ormoreoftheirincomeonhousingcostsareconsideredseverelyburdened.Thisanalysismayhelpdeterminehow“affordable”itistoliveinaparticularcommunity.
TheUSCensusBureaupreparescustomtabulationsofAmericanCommunitySurvey(ACS)datathatdemonstratetheextentofhousingproblemsandhousingneeds.ThesedataareknownastheComprehensiveHousingAffordabilityStrategyorCHASdata.Table13belowusesCHASdatatoshowhousingcostburdenforrentersandhomeowners.Approximately29.4%ofowner-occupiedhouseholds,and33.1%of
5Costsforhomeswithamortgageincludeallformsofdebtincludingdeedsoftrust,landcontracts,homeequityloans,insurance,utilities,realestatetaxes,etc.Source:US.Census
TownofReadingHousingProductionPlan,2018Renewal Page23
renterhouseholdsarepayingmorethan30%ormoreoftheirannualhouseholdincomeonhousingrelatedcosts.Therefore,atotalof2,800of9,295households(30.1%)inReadingmayhavedifficultypayingtheirhousing-relatedcostsandareconsideredmoderatelytoseverelyhousingcost-burdened.
Table12:MonthlyHousingCostasaPercentageofAnnualHouseholdIncome Households
inReading<=30%ofincomespentonhousing
>30%to<=50%ofincomespentonhousing
>50%ofincomespentonhousing
Number Percent Number Percent Number PercentOwners 7,405 5,220 70.5% 1,205 16.3% 970 13.1%Renters 1,890 1,265 66.9% 330 17.5%
295 15.6%
Source:2010-2014CHASdataCHASdataalsoshowshowrentburdenimpactshouseholdsatdifferentincomelevels.Table13belowshowsagreaterpercentageoflow-incomehouseholdsarehousingcost-burdenedthanhigherincomehouseholds.1,730of2,440(71%)householdswhoearnlessthan80%AMIarehousingcost-burdened.However,only760of6,070(13%)householdswhoearnmorethan100%AMIarehousingcost-burdened.ThisindicatesaneedformorehousinginReadingthatisaffordabletolow-incomehouseholdssotheydonotexperiencesuchasubstantiallevelofcostburden.
Table13:HousingCostBurdenAccordingtoIncomeLevelHouseholdIncomeLevel
Spending>30%ofincomeon
housingcosts
Spending>50%ofincomeonhousing
costs
TotalHouseholds
<=30%AMI 550 495 725>30%-<=50%AMI 705 400 990>50%-<=80%AMI 475 245 725>80%-<=100%AMI 315 95 780>100%AMI 760 35 6,070Total 2,805 1,270 9,295
Source:2010-2014CHASdata
2.HomeOwnershipAffordability–GapAnalysis
Anotherwaytomeasuretheaffordabilityofacommunityistoassesstheaffordabilityofhomeownership.Todoso,theincomeofthebuyermustbeevaluatedagainstthesalespriceofthehome.Thegapbetweenthesalespriceandthepurchasingabilityofapotentialhomebuyeriscalledthe“gapanalysis”.
TownofReadingHousingProductionPlan,2018Renewal Page24
Themediansalespriceofasingle-familyhomeinReadingin2016was$525,000.Ahouseholdwouldhavetoearnapproximately$140,9186toaffordsuchahome.ThisincomeisaboveReading’smedianhouseholdincomeof$107,654in2015,andhigherthantheareamedianincomeof$103,400byover$37,000.Ahouseholdonlylookingtopurchaseacondowouldstillneedtoearnapproximately$125,685toafford$438,445–the2016mediansalespriceofacondoinReading.
Ahouseholdearningthe2015medianincomeofReadingof$107,654canaffordasingle-familyhomepricedatabout$400,000resultinginan“affordabilitygap”of$125,000.Thegapwidensforlowincomehouseholds.A3-personhouseholdearning80%ofAMIor$70,350couldaffordahomecostingnomorethan$262,000.A3-personhouseholdearning50%ofAMIat$46,550couldaffordahomecostingnomorethan$173,430.Table15showstheaffordabilitygapinReadingforhouseholdsatdifferentincomelevels.
Table14:GapAnalysis–Single-FamilyHome
IncomeLevel Income AffordablePurchasePrice
Gap+/-fromMedianSalesPrice
MedianIncome $107,654 $400,000 $125,000LowIncome(80%)
(3-personHH)$70,350 $262,000 $263,00
VeryLowIncome(50%)(3-personHH)
$46,550 $173,430 $351,570
Sourceforincomelimits:U.S.DepartmentofHousingandUrbanDevelopmenthttp://www.huduser.org/portal/
3.RentAnothermeasureofhousingaffordabilityiswhetherlocalrentexceedsHUD-determinedFairMarketRents(FMR)whichwereestablishedasguidelinesforSection8voucherholders.HUDdoesnotpermitvoucherholderstorentapartmentsabovetheFMRbecauseHUDhasdeterminedtheFMRtobeafairandreasonablepriceforthegeographicarea.Table16belowidentifiestheFY18FMRsfortheBoston-Cambridge-Quincy,MA-NHHUDMetroFMRArea.AsTable12aboveshows,themedianrentpaidbyReadinghouseholdsin2015asreportedbythe2011-2015ACAwas$1,282,indicatingthathouseholdsarepayinglessthantheFMRfortheBoston-Cambridge-Quincyarea(assuminga1-bedroom).However,the2011-2015ACSalsoindicatesthat35%ofrentersinReadingwerepaying$1,500ormoreinmonthlyrent,and11%ofrenterswerepayingmorethan$2,000inmonthlyrent.
6FiguresderivedusingtheDHCDSalesPriceCalculator,includinga5%downpayment,30-yearfixedmortgageat4.1%interestrate,andReading’s2017taxrate.
TownofReadingHousingProductionPlan,2018Renewal Page25
Table16:FairMarketRents,Boston-CambridgeQuincy,MA-NHHUDMetroArea
Source:U.S.DepartmentofHousingandUrbanDevelopment,http://www.huduser.org/portal/
SinceACSdatalooksatallcurrentrenters,includingsomewhomayhavebeenrentingforalongtimewithoutarentincrease,theydonotnecessarilypaintanaccuratepictureofthecurrentrentalmarket.AnexaminationofrentallistingsonTruliaonSeptember14,2017givesamoreaccurateassessment.BasedontheselistingsinTable17below,wecanseethatthereisnotmuchavailablerentalhousing–therewereonly11listingsonTruliaonSeptember14th.Inaddition,themedianrentsofhomescurrentlylistedarequiteabithigherthanthemedianrentreportedintheACS,andalsosignificantlyhigherthantheFMRsfor1,2,and3-bedroomunits.
Table17ReadingUnitslistedforrentonTrulia.com,9/14/17
Source:Trulia.com,September14,2017
Readinghouseholdswouldhavetoearnover$51,000toaffordthe2015medianrentinReadingaccordingtotheACS.However,usingthecurrentrentallistingsfromTrulia.com,ahouseholdwouldhavetoearn$79,680toaffordaone-bedroomatthemedianprice.Therefore,a3-personlow-incomehouseholdearning$70,350wouldnotevenbeabletoaffordaone-bedroomrentalatthemedianpricebasedonrecentlistings.
AnothermeasureofhousingaffordabilityiswhetherlocalrentexceedsHUD-determinedFairMarketRents(FMR)thatwereestablishedasguidelinesforSection8voucherholders.HUDdoesnotpermitvoucherholderstorentapartmentunitsabovetheFMRbecauseHUDhasdeterminedtheFMRtobeafairandreasonablepriceforthegeographicarea.InFigure17below,theupwardtrendreflectstheannualadjustmentfactorintendedtoaccountforrentalhousingmarketdemands.GiventheconstraintsontheGreaterBostonrentalhousingmarket,risingFMR’sareunsurprisingandpointtotheneedformorerentalhousingatmultiplepricepoints.AlthoughHUDdeterminesacertainlevelofrentinanareatobefair,FMR’sdonottakeintoaccounthouseholdincome,soevenanapartmentattheFMRisnotnecessarilyaffordabletopeopleatalllevelsofincome.
Efficiency 1-Bedroom 2-Bedroom 3-Bedroom 4-BedroomFairMarketRent2018
$1,253 $1,421 $1,740 $2,182 $2,370
Bedroomsize MedianRent1-bedroomunits(5listings) $1,9942-bedroomunits(4listings) $2,4623-bedroomunits(2listings) $3,713
TownofReadingHousingProductionPlan,2018Renewal Page26
6. M.G.L. Chapter 40B Subsidized Housing Inventory
UnderM.G.L.Chapter40B,affordablehousingunitsaredefinedashousingthatisdevelopedoroperatedbyapublicorprivateentityandreservedbydeedrestrictionforincome-eligiblehouseholdsearningatorbelow80%oftheAMI.Inaddition,allmarketingandplacementeffortsfollowAffirmativeFairHousingMarketingguidelinespertheMassachusettsDepartmentofHousingandCommunityDevelopment(DHCD).Housingthatmeetstheserequirements,ifapprovedbyDHCD,isaddedtothesubsidizedhousinginventory(SHI).Chapter40Ballowsdevelopersoflow-andmoderate-incomehousingtoobtainacomprehensivepermittooverridelocalzoningandotherrestrictionsiflessthan10%ofacommunity’shousingisincludedontheSHI.Amunicipality’sSHIfluctuateswithnewdevelopmentofbothaffordableandmarket-ratehousing.Thepercentageisdeterminedbydividingthenumberofaffordableunitsbythetotalnumberofyear-roundhousingunitsaccordingtothemostrecentdecennialCensus.Asthedenominatorincreases,orifaffordableunitsarelost,moreaffordableunitsmustbeproducedtoreach,maintain,orexceedthe10%threshold.Withinthepast6years,ReadinghasmadegreatprogresswithincreasingthenumberofaffordableunitswithintheTown.Accordingtothestate’sSubsidizedHousingInventory(SHI),approximately9.35%ofyear-roundhousingunitsinReadingareconsideredaffordableasofDecember2017.
Table18belowillustratesthestatusofsubsidizedhousinginReadingfromMarch2004toDecember2017.
$0
$500
$1,000
$1,500
$2,000
$2,500
Efficiency 1Bedroom 2Bedroom 3Bedroom 4Bedroom
Figure15:FMR,Boston-Cambridge-Quincy,MA-NHHUDMetroFMRArea
2010
2011
2012
2013
2014
2015
Source: HUD
TownofReadingHousingProductionPlan,2018Renewal Page27
Table18:ReadingSHIUnitsTimePeriod TotalSHI
UnitsDifferenceinUnits
fromPreviousPeriodPercent
Affordable
March2004 682 NA 7.74%June2011 684 2 7.14%December2017 896 212 9.35%
The212increaseinunitsiscomprisedof:
• 20-24GouldStreet 55units• PostmarkSquare 10units• SchoolhouseCommons 20units• ReadingVillage 68units• Oaktree 11units• JohnsonWoodsII 12units• ReadingWoods 43units• DepartmentofDevelopmentalServices(DDS)Units 6units• ReadingHousingAuthorityUnits -13units(affordability
periodexpired)Table19comparesthenumberofSHIunitswithneighboringcommunitiesthatabutReading.Asidentifiedinthetable,Readinghasapercentageofaffordablehousingunitsthatishigherthanfouroftheneighboringcommunitiesandlowerthanthree–rightinthemiddleoftheneighboringcommunities.
Table19:TotalSubsidizedHousingUnitsforReadingandNeighboringCommunities
Community YearAroundHousing
Units2010
TotalSubsidizedHousingUnits
PercentSHIUnits
March2004
Dec2017
PercentChange
March2004
Dec2017
Reading 9,584 682 896 31% 7.74% 9.35%NorthReading 5,597 83 540 551% 1.72% 9.65%Saugus 10,754 654 732 12% 6.47% 6.81%Wilmington 7,788 615 799 30% 8.61% 10.26%Woburn 16,237 1489 1419 -5% 9.72% 8.74%Stoneham 9,399 494 495 0% 5.35% 5.27%Wakefield 10,459 729 758 4% 7.35% 7.25%Lynnfield 4,319 78 495 535% 1.84% 11.46%
Source:DepartmentofHousingandCommunityDevelopment,Chapter40BSubsidizedHousingInventory(SHI)
TownofReadingHousingProductionPlan,2018Renewal Page28
5.ExistingSubsidizedHousingStockTable20belowidentifiestheexistingsubsidizedhousingunitscurrentlyincludedontheSHIlist(throughSeptember2017).ThisinformationisregularlygatheredandreportedbytheDepartmentofHousingandCommunityDevelopment(DHCD).Thepropertiesarelistedbypropertytype(notchronological).
Table20:ReadingSubsidizedHousingInventoryProperties
DevelopmentName SHIUnits PropertyType Subsidizing
AgencyZoningPermit
AffrdEnd
RHA:Seniorhousing 80 AgeRestrictedRental DHCD/PHA Local Perp
RHA:FamilyScatteredSite 12 FamilyRental DHCD/PHA Local PerpRHA:ScatteredSite 6 FamilyRental DHCD/PHA 40B PerpRHA:PleasantStreet 2 FamilyRental FHLBB Local 2020RHA:WilsonStreet 2 FamilyRental FHLBB Local 2021EMARCReading 12 SupportiveHousing HUD Local 2036
ReadingCommunityResidence 3 SupportiveHousing HUD Local 2037HopkinsStreetResidence 4 SupportiveHousing HUD Local 2042DDS/DMHGroupHomes 52 SupportiveHousing DDS Local NA
CedarGlen 114 AgeRestrictedRental MassHousing 40B Perp
PeterSanbornPlace 74 AgeRestrictedRental MassHousing 40B Perp
ResidencesatPearl 86 AssistedLiving MassHousing Local 2046ReadingCommons 204 FamilyRental FHLBB 40B Perp
Oaktree 11 FamilyRental DHCD/40R 40R PerpReadingVillage 68 FamilyRental MassHousing 40B Perp
SchoolhouseCommons 20 FamilyRental MHP 40B Perp20-24GouldStreet 55 FamilyRental DHCD/40R 40R PerpSumner/Cheney 1 Ownership FHLBB 40B PerpGeorgeStreet 3 Ownership MassHousing 40B Perp
MaplewoodVillage 9 Ownership DHCD/LIP 40B 2054Governor'sDrive 2 Ownership DHCD/LIP 40B 2103JohnsonWoods 11 Ownership DHCD/LIP Local PerpJohnsonWoodsII 12 Ownership DHCD/LIP Local PerpReadingWoods 43 Ownership DHCD/40R 40R PerpPostmarkSquare 10 Ownership DHCD/40R 40R Perp
TOTALS 896 Census2010Units 9.35%
KeytoSubsidizingAgency:MHP–MassachusettsHousingPartnershipDHCD/PHA:DepartmentofHousingandCommunityDevelopment,PublicHousingAuthorityDHCD/LIP:DepartmentofHousingandCommunityDevelopment,LocalInitiativeProgram
TownofReadingHousingProductionPlan,2018Renewal Page29
DHCD/40R:DepartmentofHousingandCommunityDevelopment,40RDDS:DepartmentofDevelopmentalServicesFHLBB:FederalHomeLoanBankofBostonHUD:FederalHousingandUrbanDevelopmentPublicHousingAuthorityReadingalsohasafewprojectsinthepipeline,whichwillgenerateadditionalaffordableunitstotheSubsidizedHousingInventory(SHI).TheCommunityPlanningandDevelopmentCommission(CPDC)recently(2/12/18)approvedamixed-use40RprojectattheformerSunocostationpropertyat467MainStreet.Theprojectconsistsof31rentalunits,8ofwhichwillbeaffordable.Asarentalprojectforwhichatleast25%oftheunitsareaffordable,thetotalnumberofunitsintheprojectwillqualifyforinclusionontheSHI.ThesewillbeaddedtotheSHIinthecomingmonths,whichwillbringReading’sSHIpercentageto9.67%.JohnsonWoodsphaseIIhasanadditional7ownershipunitstoconstructandsell.TheunitswillbeincludedontheTown’sSHIonceCertificatesofOccupancyareissued.
TheZoningBoardofAppeals(ZBA)recentlyreceivedofa120-unitrentalComprehensivePermitapplicationknownasEatonLakeviewApartments.TheprojectreceivedaProjectEligibilityLetterfromMassHousinginOctober2017.Asarentalprojectforwhichatleast25%oftheunitsareaffordable,thetotalnumberofunitsintheprojectwillqualifyforinclusionontheSHI.TheZBAhearingisscheduledtoopeninMarch,2018.
C. Affordable Housing Efforts Readinghaspursuedaproactiveplanningbasedstrategyinanefforttoincreasethesupplyofaffordablehousingandmeetthe10%minimumstatutoryrequirement.TheTownhasmadestridestowardsmeetingthatgoalthroughadoptingzoningchangesandutilizingcurrentplanningbestpractices.TheTown’s2013HPPcreatedaroadmaptofollowastheTownworkedtowardsmeetingitsaffordablehousinggoals.SafeHarbor – Asreportedearlier,inCY2017Readingadded98affordablehousingunitstotheSubsidizedHousingInventory(SHI),theinventoryusedbytheCommonwealthofMassachusettstomonitortheaffordablehousingstatutoryrequirements.Asaresult,theTownsecuredatwo-yearsafeharborcertificationthroughFebruary22,2019.
TownofReadingHousingProductionPlan,2018Renewal Page30
1. Adoption of Smart Growth Districts (40R) GatewaySmartGrowthDistrict(GSGD)InDecember2007,ReadingadoptedtheGatewaySmartGrowthDistrictunderMGLChapter40Rand760CMR59.05(4).Theoverlaydistrictislocatedatthesoutherntownline,nearInterstate95/Route128andRoute28(Reading’sMainStreet).The424unitReadingWoodsprojectiscurrentlycompletedandnearlyfullyoccupied.TheGSGDincludes200ofthe424units.Ofthose200units,43areaffordableandareincludedontheSHI.ThissitewasformerlyacommercialuseownedbytheAddisonWesleyCorporation.DowntownSmartGrowthDistrict(DSGD)InNovember2009,ReadingadoptedtheDowntownSmartGrowthDistrict(DSGD)underMGLChapter40Rand760CMR59.05(4).Thiszoningchangewasalsoaresponsetothe2007HousingPlanwhichidentifieddowntownasanareaforfuturehousingopportunities.Atthattime,theDSGDoverlaydistrictdidnotencompassthedowntowninitsentirety.TheDSGDwillallowfor203additionalhousingunitsbyright.ThefirstprojectthatwaspermittedandconstructedwithintheDSGDwastheOaktreeDevelopmentlocatedattheformerAtlanticMarketsiteonHavenStreet.Thisprojectisamixed-usedevelopmentwithretailusesonthegroundfloorand53residentialunitsabove.At53units,thisprojectexceededthemaximumdensityallowed,butwasgrantedawaiverfromtheCPDCforadensityof73unitsperacre.Atotalof11unitsareaffordableandarelistedontheSHI.InSeptember2017,PostmarkSquare,anadaptivere-useofthehistoricReadingPostOffice,received40RPlanReviewapprovalfromtheReadingCommunityPlanningandDevelopmentCommission(CPDC).PostmarkSquarewillbeamixed-useprojectwith50ownershipresidentialunits,10ofwhichwillbeaffordable.
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ExpandedDowntownSmartGrowthDistrict(DSGD)InAprilof2017,TownMeetingadoptedandtheAG’sofficeapproved,anexpansionoftheDSGDtoincludeapproximately21additionalacres,withapotentialfor113newresidentialunits.IncreasedAffordableHousingPercentageRequirement(rental)intheDSGDInApril2017,TownMeetingalsoadopted,andtheAG’sofficeapproved,increasingtheaffordablehousingrequirementfrom20%to25%forrentalprojectswithintheDSGD.PursuanttoMGLChapter40B,theincreaseto25%willallowtheTowntocountalloftheunitsinarentalprojectversusonlytheactualnumberofaffordableunits.InNovember2017,20-24GouldStreet,aredevelopmentoftheformerEMARCsite(whichiswithin the expanded DSGD area), received 40R Plan Review approval from the ReadingCommunity Planning and Development Commission (CPDC). The mixed-use project willinclude55 residentialunits, at least14ofwhichwill beaffordable.Asa rentalproject forwhichatleast25%oftheunitsareaffordable,all55unitsqualifiedforlistingontheSHI.
The proposed mixed-use 40R redevelopment of the Sunoco station property, mentionedabove,isalsowithintheexpandedDSGDarea.The31-unitrentalprojectiscurrentlyunderreview by the Community Planning andDevelopment Commission. As a rental project forwhichat least25%oftheunitsareaffordable,thetotalnumberofunits intheprojectwillqualifyforlistingontheSHI.PlanningEfforts
• 2015EconomicDevelopmentActionPlan(EDAP)-TheEDAPrecommendationsinclude
expandinghousingandmixeduse.AkeyrecommendationwastoexpandtheDSGD.TheEDAPlinkis:http://www.readingma.gov/planning-division/files/economic-development-action-plan-with-appendices
• Metro North Regional Housing Office (MNRHSO) – In 2015, Reading established theMNRHSOcomprisedof the townsofReading,NorthReading,Wilmington,andSaugus.The MNRHSO shares the expenses of a full-time housing coordinator who monitors
TownofReadingHousingProductionPlan,2018Renewal Page32
existing affordable housing and provides expertise related to affordable housing. AnAdvisoryCommitteeoverseestheMNRHSO.MassachusettshasonlyahandfulofRHSO’sandReadingisproudtohavedevelopedthisfortheMetroNorthregion.
• Comprehensive Update of the Reading Zoning Bylaw (ZBL) – In 2014, the ZBL wasupdated to clarify, simplify, and modernize zoning for ease of use by developers.AccessoryApartmentsarenowallowed“by-right”ifperformancestandardsaremetandiftheunitislocatedinanexistingsingle-familystructure.Aspecialpermitisrequiredforaccessoryapartmentsindetachedstructures,orinvolvingincreasesingrossfloorareatoanexistingsingle-familystructureornewconstruction.Permittingchecklistshavebeendevelopedtosimplifyzoningfurther.
2. Challenges and Constraints to the Development of Affordable Housing a.ExistingHousingAllowancesTheReadingZoningMapillustratesresidentialusestakenfromtheReadingZoningBylaweffectiveasofApril2017.Thetablesbelowidentifywhichtypesofresidentialandbusinessusesareallowedineachzoningdistrict.“YES”indicatesusesallowedbyright.“SPP”meanstheuserequiresaSpecialPermitfromtheCommunityPlanningandDevelopmentCommissionand“SPA”meanstheuserequiresaSpecialpermitfromtheZoningBoardofAppeals.“No”denotesausethatisnotallowed.Table21:UsesforResidentialDistrictsPrincipalUses RES
S-15S-20S-40
RESA-40
RESA-80
PRD-GPRD-M
PUD-R
ResidentialUses SingleFamilyDwelling YES(1) YES NO SPP SPPTwoFamilyDwelling NO YES NO SPP SPPMulti-FamilyDwelling NO YES YES SPP SPPAgeRestrictedMulti-FamilyDwelling
NO SPP SPP SPP SPP
BoardingHouse NO YES NO NO NOTable22:UsesforBusinessandIndustrialDistrictsPrincipalUses BusA BusB BusC IND PUD-B
OverlayPUD-IOverlay
ResidentialUses SingleFamilyDwelling Yes(1) No No No No NoTwoFamilyDwelling Yes No No No No NoMulti-FamilyDwelling Yes No Yes(2) No No NoAgeRestrictedMulti-FamilyDwelling
No No Yes No No No
BoardingHouse No No No No No No
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Source:TownofReadingZoningBy-Law,Tables5.3.1and5.3.2,TableofUses,September,2017
AlthoughReadingisprimarilyzonedforsinglefamilyhomes,otherzoningdistrictsincludingA-40,A-80andBusinessAallowforotherformsofresidentialdevelopmentsuchasapartmentsormulti-unithomes.Table23belowidentifiesthebasezoningdistrictsinReading.
Table23:ReadingBaseZoningDistricts
Source:TownofReadingZoningBy-Law,April2017Inadditiontothebasezoningdistricts,Readinghasseveraloverlaydistricts.Table24belowisacomprehensivelistofallthezoningdistricts,includingoverlayswithintheTownofReading.
ZoningDistrict ShortName Area(sqmiles) Acreage PercentSingleFamily15District S-15 3.3 2,120.1 33.2%SingleFamily20District S-20 4.1 2,643.2 41.3%SingleFamily40District S-40 1.9 1,235.1 19.3%Apartment40District A-40 0.0 30.8 0.5%Apartment80District A-80 0.0 12.8 0.2%BusinessA BUSA 0.1 48.4 0.8%BusinessB BUSB 0.1 55.2 0.9%BusinessC BUSC 0.1 38.8 0.6%Industrial Ind 0.3 209.1 3.3% Totals 10.0 6393.4 100.0%
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Table24:TownofReadingZoningandOverlayDistrictsType FullName ShortNameResidence SingleFamily15District S-15Residence SingleFamily20District S-20Residence SingleFamily40District S-40Residence Apartment40District A-40Residence Apartment80District A-80Business BusinessADistrict BusABusiness BusinessBDistrict BusBBusiness BusinessCDistrict BusCIndustrial Industrial IndOverlay FloodPlainDistrict FOverlay MunicipalBuildingReuseDistrict MROverlay NationalFloodInsuranceFlood
ManagementDistrictNF
Overlay AquiferProtectionDistrict AQOverlay PlannedUnitDevelopment PUDOverlay PlannedResidentialDevelopment PRDOverlay GatewaySmartGrowthDistrict GSGDOverlay DowntownSmartGrowthDistrict DSGDSource:TownofReadingZoningBy-Law,April2017b.DevelopmentCapacityandConstraints:Residentialdevelopmentisconstrainedbymanyfactorsincludingavailabilityofland,landuseregulations,naturalresourcessuchaswetlandsandthreatenedandendangeredspecies,andlimitationsoninfrastructurecapacity.Inordertoevaluatethepotentialdevelopmentcapacity,theavailabilityoflandmustbeevaluatedagainstpotentialdevelopmentconstraints.AvailableLand:TheTownofReadingisapproximately10squaremilesinsizeandcontains6,394acresofland.UsingaGISanalysisitwasestimatedthat1,756acres(27.5%)oflandinReadingisundevelopedorChapter61Land.Ofthat,372acresarepotentiallydevelopable,andonly139acresofdevelopablelandremainafterregulatoryconstraints7areapplied.Thisresultsinapproximately262buildablelotsbasedontheminimumlotsizeof15,000squarefeetrequiredintheS-15residentialzoningdistrict.However,thisbuild-outisforundevelopedlandanddoesnottakeintoaccountpreviouslydevelopedlandthatcouldbesubdividedtoyieldmorehomes.UsingthesameGISanalysisandregulatoryconstraints,itisestimatedthatapotentialof513newhomescouldbebuiltoncurrentlydevelopedland.7 Onlyresidentially-zonedparcelswereincludedintheanalysis.ConstraintsincludeFEMA100yearfloodzones,100'buffersaroundwetlands,streams,andvernalpools,and200'buffersaroundperennialstreams.Aquiferprotectiondistrictandslopewerenotincludedasconstraints.Infrastructureneedswerenotconsideredincalculatingpotentiallots.
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However,theactualnumberislikelytobesignificantlylesswhentakingintoaccountinfrastructurecosts,lotshape,orothergeologicalconditions,aswellasparticularzoningdistrict(specificallyS-20orS-40).Asidentifiedabove,Readinghasseveraloverlaydistricts.Overlaydistrictsarezoningdistrictswhichmaybeplacedovertheunderlyingdistricts.Theprovisionsfortheoverlaydistrictmaybemorestringentorflexiblebasedonthepurposeoftheparticularoverlay.ThefollowingareoverlaydistrictsthatrelatetohousingdevelopmentandtheprovisionofaffordablehousinginReading.Someoftheoverlaysallowforotherformsofdevelopment,increaseddensityindevelopment,andmayhaverequirementsforaffordablehousing.PlannedUnitDevelopment–ResidentialDenotedasPUD-Rthisoverlaydistrictallows,byaSpecialPermitfromtheCPDC,singlefamily,twofamily,apartments,elderlyhousing,amongotheruses.AtleasttenpercentofallresidentialunitsinthePUD-Rmustbeaffordable.Theaffordablepercentagerequirementincreasesto15%forpropertywithin300-feetofamunicipalboundary.ItshouldalsobenotedthatthePlannedUnitDevelopment–Industrial(PUD-I)overlaydistrictalsoallowsresidentialdevelopmentwhentheproposeddevelopmentiswithin200-feetofanotherresidentialdistrict.PlannedResidentialDevelopment(PRD)APRDdistrictisanoverlayzoningdistrictwhichmaybeappliedtoparcelswithintheS-15,S-20,S-40andA-80residentialzoningdistrictsandmustbeapprovedthroughTownMeeting.Uponapprovaloftheoverlay,theCPDCmayissueaSpecialPermitforresidentialdevelopment.InReading,therearetwotypesofPRDdistricts;General(PRD-G)andMunicipal(PRD-M).ThePRD-Grequiresaminimumlotsizeof60,000squarefeetandencouragesaffordableunitdevelopment.PRD-Mdevelopmentisallowedoncurrentorformermunicipally-ownedlandofatleasteightacresandrequiresacertainpercentageofaffordableunits.MunicipalBuildingReuseDistrictTheMunicipalBuildingReuseDistrictisanoverlaydistrictthatallowsfortheredevelopmentorreuseofsurplusmunicipalbuildings.Atleasttenpercentoftheresidentialunitsmustbeaffordable.SmartGrowthDistricts(40R)ReadinghasadoptedtwoSmartGrowth40RDistricts.TheDowntownSmartGrowth(DSGD)Districtisanoverlaydistrictthatallowsformixed-useormulti-familyresidentialwithinthedowntownareaviaplanapprovalbytheCommunityPlanningandDevelopmentCommission.Thisoverlaydistrictrequiresaminimumof20%affordableunits(homeownershipprojects)andaminimumof25%affordableunitsifthedevelopmentisrentalorlimitedtooccupancybyelderlyresidents.TheGatewaySmartGrowthDistrict(GSGD)isalsoanoverlaydistrictlocatedattheintersectionofRoute28(MainStreet)and
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Interstate128/95.Thisdistrictisfullydevelopedwithone424-unitproject(200oftheunitsaretechnicallywithintheGSGD)andincludes43affordableunits(10%).NaturalResourceLimitations:Wetlandsandothernaturalresourcessuchasendangeredspecieshabitatscanplaceconstraintsondevelopment.Asmentionedabove,manylotsareconsideredunbuildableduetothepresenceofsomeoftheseresources.Almostone-fourthofthelandinReadingisconsideredwetlandorwithinthejurisdictionalbufferzonesofresourceareas.Another6%oflandiswithinthe100-yearfloodzone.ReadingislocatedwithintheAberjona,IpswichandSaugusriverwatershedsandmanyofReading’swetlandareasarelocatedinassociatedfloodplains.RareandEndangeredSpecies:TherearethreeareasinReadingwhichcontainrareorendangeredspecies.TheseareasareprotectedundertheMassachusettsEndangeredSpeciesActandtheMassachusettsWetlandsProtectionAct.AnydevelopmentwithintheseareasissubjecttoreviewbytheMassachusettsNaturalHeritageandEndangeredSpeciesProgram(NHESP).ThethreeareasofdesignationincludealargetractoflandwithinthewesternsideoftheTownForestandtwoseparatetractsoflandwithintheCedarSwampneartheBurbankIceArenalocatedontheeasternsideofthetown.c.Infrastructure
PublicWater:TheTownofReading’swaterdistributionsystemiscomprisedof115milesofdistributionmain,2waterboosterstationsand2storagefacilities;one0.75MgallonelevatedtanklocatedatAuburnStreetandone1.0MgallonstandpipelocatedatBearHill.Presently,ReadingpurchasesallofitsdrinkingwaterfromtheMWRAwhichissuppliedintotheTown’sdistributionsystemviaa20”watermainlocatedonBorderRoad.Constructionofasecond36”redundantsupplypipelinewasrecentlycompletedbytheMWRAwhichwillprovideasecondsupplysourcetotheTown’sdistributionsystematLeechParkonHopkinsStreet.TheTownalsohas5emergencywaterconnectionswith3oftheborderingcommunities.PriortopurchasingwaterfromtheMWRA,ReadingoperatedawatertreatmentplantadjacenttotheTownForestwhichdrewwaterfromninewellswithintheTownForestandRevaySwamp,allcontainedwithintheIpswichRiverWatershed.FollowingthetemporaryclosureofwellsasaprecautionarymeasuretoavoidcontaminationfromanoverturnedpetroleumvehicleonRte.93andtoaidinrelievingstresstotheIpswichRiveraquifer,theTowndecommissionedthetreatmentplantin2006andbeganpurchasing100%oftheTown’sdrinkingwaterfromtheMWRA.ReadingcontinuestomaintainthewellsasabackupwatersupplyuntiltheredundantMWRAwatersupplysourceison-line.Readinghasestablishedastrongwaterconservationprogramofferingresidentsrebatesfortheinstallationoflowflowfixturesandappliances,irrigationsensorsandrainbarrels.Theprogramhasbeenextremelysuccessfulandhasloweredwaterconsumptionby10%overa10yearperiod.In2016theaveragedailywaterconsumptionequaled1.7MGDwith
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amaximumdailydemandof2.2MGD.AllwaterpurchasedfromtheMWRAismeteredatthesupplymainsthroughmetersownedbytheMWRAandtheTownofReading.ResidentialandCommercialmeterreadingismodernandefficient,withanautomaticsystemthatusesradiotransmittersforoptimalaccuracyandefficiency.WaterratechangesareestablishedbytheBoardofSelectmenbasedonrecommendationsfromstaff.Reading’swaterdistributionsystemismaintainedonaGISmappinganddatabasesystem.TheoperationofthewatersystemisoverseenbytheDepartmentofPublicWorks,andisonanenterprisebasis,throughwhichthefullcostsofoperationsarebornebythewaterusers,andnotpaidforbylocalpropertytaxes.
PublicSewer:ThesewersystemisownedandoperatedbytheTownandservesapproximately98%ofallpropertieswithintheTown.While159individualpropertiesthroughouttheTownarenotyetconnectedtoavailablepublicsewer,theonlymajorunseweredareasareportionsofMainStreetnorthofMillStreet,andthewesterlyportionofLongwoodRoad.Thesystemconsistsof107milesofsewermain,12wastewaterpumporliftstations,andapproximately7,800localserviceconnections.AllsewagefromtheTown’ssystemdischargesintotheMWRA’sregionalcollectionsystemthrough2majoroutfalls;onealongRte.93inthewestadjacenttoArnoldAvenue,andoneattheendofSummerAvenueinthesouth.AnisolatedcollectionsystemservicingBorderRoadandasmallportionoftheWestStreetareadischargesintotheregionalseweragesystemviatheCityofWoburn.TheregionalseweragesystemisoperatedbytheMWRA,withprincipaltreatmentatDeerIslandfacility.Waterusagemetersmeasureoutfallflowsanddischarges.SewerratechangesareestablishedbytheBoardofSelectmenbasedonrecommendationsfromstaff.TheTown’sconnectionpolicyrequiresallnewdevelopmenttotieintothepublicsewersystemandrequiresconversiontopublicsewerwhenresidentialsepticsystemsfail.Inaddition,theTownsewerconnectionpolicyrequiresthatallnewdevelopmentsperformsystemInflow/Infiltrationimprovementsorthatequivalentcontributionsoftwicethenewflowmultipliedby$4.00aremadetotheTown.Reading’ssewersystemismaintainedonaGISmappinganddatabasesystem.TheoperationofthesewersystemisoverseenbytheDepartmentofPublicWorks,andisonanenterprisebasis,throughwhichthefullcostsofoperationsarebornebythesewerusers,andnotpaidforbylocalpropertytaxes.StormwaterSystem:Readingislocatedintheupperreachesofthree(3)separatedrainagebasins;theIpswichRiverbasintothenorth,SaugusRiverbasintothesoutheast,andAberjonaRiverbasintothesouthwest.Allstormwateriscollectedthroughaseriesofapproximately3,400catchbasins,80milesofpipedsystem,numerousopenwaterbodies
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and450outfalls.TheGISmappingofthestormwatersystemwasupdatedin2016.ThetownhasevaluatedproblematicareasoftheAberjonaandSaugusRiverbasinsandhasdevelopedacapitalplanfortheimprovements.ThesystemisoperatedandmaintainedbytheDepartmentofPublicWorksandisfundedpartiallythroughlocalpropertytaxesandthebalancethroughenterprisefunds.FollowingtheauthorizationoftheMS4permitprogrambytheEPAin2003,theTownestablishedastormwaterenterprisein2006tofundtheadditionaloperationandmaintenanceofthestormwatersystemmandatedbytheMS4permit.Theenterprisefundingisapportionedbasedontheextentofimperviousareawithintheparcel.ThroughthepoliciesestablishedundertheTown’sMS4permitprogram,allnewdevelopmentsarerequiredtoinstallandmaintainstormwatermanagementsystems.Eachsystemmustincludealong-termoperationandmaintenanceplanwhichincludesannualreportingtotheTown.
RoadwayNetwork:Readingcontainsapproximately102milesofstreetsandroads,however,theTownonlymaintainsapproximately92.7miles.TheremainderofroadwaysnotmaintainedbytheTownarestate-ownedorprivately-ownedroadways.TheTownisborderedbyInterstateHighway95(alsoknownasstateRoute128)onthesouthandsoutheast,andInterstateHighway93onthewest.Reading’sroadwaysystemconsistsofseveralarterial,collectorandlocalroadways.Arterialstreets,carryinglargetrafficvolumesandservingasprincipallocalroutesaswellasregionalroutes,include:MainStreet(Route28),andSalemStreetandLowellStreet(Route129).ThesethreemainarterialsintersectattheCommoninthemiddleofTown,andarelinedalmostuninterruptedlywithcommercialanddenselydevelopedresidentialuses.Minorarterialstreetsinclude:HaverhillStreet(residential),WalkersBrookDrive(commercialandindustrial),WashingtonStreet(residential),WoburnStreet(commercialthroughDowntownandotherwiseresidential)andWestStreet(almostentirelyresidential).Collectorstreets,servingtrafficfromneighborhoodstreetsandfeedingintothearterialstreetsinTown,include:FranklinStreet,GroveStreet,ForestStreet,CharlesStreet,WashingtonStreet,HighStreet,SummerAvenue,SouthStreet,HopkinsStreet,andWillowStreet.Since2000,Readinghasutilizedacomputerizedpavementmanagementsystemtoassistindevelopingaroadwaycapitalimprovementplan.In2011thesystemwasconvertedtoaGISbasedmanagementsystem.ThesystemenablestheTowntoreliablydevelopcosteffectiveroadwaymaintenanceplans.Basedonroadwayinspections,eachroadwayisgivenapavementconditionindex(PCI)thatisusedtoidentifytheoverallconditionofthe
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roadways.PCIvaluesrangefrom0to100andthe2016averagePCIofallroadwayswas77.Every3-4years,eachroadwayisphysicallyinspectedtoupdatethedatabaseforpavementdistressesfactors,whichareusedtodeterminepavementlongevityintheprogram.Throughtheuseofthecomputerizedprogram,stateChapter90roadwayfundsandthegeneraloperatingfunds(whichisaresultofaproposition2½override),theTown’splannedannualexpenditureofroadwaymaintenancewillinsureanoverallincreaseintheroadwaysPCIvalueforthenext10to15years.CommuterRail:ReadingisservedbytheMassachusettsBayTransportationAuthority(MBTA)CommuterRailsystem.ThecurrentMBTAschedulehas19commuterrailtrainseachweekdayinboundtoNorthStationindowntownBoston.Atotalof23commutertrainstraveloutboundtoReadingeachweekdayfromNorthStationandofthose13continueontothefinaldestinationofHaverhill.TheReadingtrainstationislocatedintheheartofdowntownatthe“Depot”.ThereisamixofMBTA/TownparkingavailableattheDepot.The113MBTA-ownedspacesareavailableforarateof$4.00/dayandtherearealsoseveralTown-ownedparkingspacesavailabletoresidentsonlyforaone-timefeeof$150.ThemostcurrentridershipdataavailableiscontainedintheMBTA“BlueBook”datedJuly,2014.The2014BlueBookstatisticsshowatypicalweekdaystationboarding(inbound)atReadingstationasofApril,2013was799commuters.Theaverageboardingcountfortheperiod2007–2013forReadingStation(inbound)was834withahighof1010in2011andalowof444in2012.The2009ridershipinReadingwashigherthananyotherstationontheHaverhill/ReadingMBTAline.Lawrencehadthesecondhighestridershipat722.BusService:TheMBTAoperatestwobusroutesfromReadingtotheMaldenCenterOrangeLinesubwaystation.Bus136servicebeginsattheDepotandtravelseastonSalemStreetthroughWakefieldthencontinuessouthonMainStreetwithserviceinMelroseandeventuallyterminatesattheMaldenCentersubwaystation.Bus137alsodepartsfromtheDepot.ThisroutetravelssouthonNorthAvenuethroughWakefieldandcontinuessouththroughMelroseonMainStreetandterminatesattheMaldenCentersubwaystation.TheentireroutefromReadingtoMaldentakesapproximately40minutes.Electrical–ReadingMunicipalLightDepartment(RMLD):In1891,theMassachusettsLegislaturepassedalawenablingcitiesandtownstooperatetheirowngasandelectricplants.FollowingseveralyearsofstudyandSpecialTownMeetings,Readingbeganproducingelectricityfor47streetlightsand1,000incandescentlampsonSeptember26,1895.SpeciallegislationwasenactedonApril8,1908authorizingtheTownofReadingtosellanddistributeelectricitytoLynnfield,NorthReadingandWilmington.Asaresult,RMLDbegandeliveringpowertoLynnfieldCenteronDecember10,1909;toNorthReadingin1910andtoWilmingtonin1912.Therehavebeendecadesofadvancementandachievementsincethoseearlydaysofelectricity,butsomethingshaveremainedconstant.Aftermorethan110years,RMLDisstillcommittedtoreliableserviceatcompetitiverates,butmaintainingthatcommitmentrequiresastuteplanning,innovativeideasandcloseattentiontodetail.
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TheGawsubstationonCausewayRoadinReadingwasconstructedin1969-1970allowingRMLDtoconnecttothegridandpurchasepowerfromalmostanywhereonthenortheastpowerpool.InJune2000,constructionwascompletedonadistributionsubstationconnectedto115,000-volttransmissionlinesinNorthReadinginordertoaccommodategrowthandenhancetheentiresystem'sefficiencyandreliability.Toensurereliability,RMLDhasanongoingpreventativemaintenanceprogramaimedatsolvingproblemsbeforetheyoccur.Today,RMLDservesmorethan27,000customersinitsfour-townservicearea.Aprofessionalstaffof80+employeesbringsabroadscopeofutilityexperiencetoRMLD'sdailyoperation,includinganup-to-dateunderstandingoftheevolvingenergymarket.Withitspeakdemandforelectricityatmorethan155megawatts,RMLDpurchaseselectricityfromanumberofdifferentsourcesthroughlong-and-short-termcontracts.RecenttechnologicaladvancesatRMLDincludeafiberopticcablenetworkthatlinksallsubstationsforstate-of-the-artsystemmonitoringandcontrol.Computersystemsarealsostate-of-the-art,andnowincludeasophisticatedwebsite.Meterreadingismodernandefficient,withanautomaticsystemthatusesradiotransmittersforoptimalaccuracyandefficiency.RMLDsupportsin-lieu-of-taxpayments,communitydevelopmentandenergyeducationprograms.Thisincludesenergyconservationprograms,schoolsafetyprojects,school-to-workpartnerships,outreachtoseniorgroups,communitysupport,andactivemembershipsinlocalcivicgroups.InfrastructureCapacityforPlannedProduction:Reading’soverallinfrastructurecontainsadequatecapacityandcapitalfacilitiesforexistingbuildoutandanticipatedfuturedevelopment.TheTownalsoperiodicallyreviewsandassessesits10-yearCapitalPlantoinsurethatinfrastructurewillbemaintainedandsustainedforprojectedgrowth.TheTownexpectstocontinuethepolicyandpracticeofrequiringmitigationfromdevelopers,financialorotherwise,fortheimpactsoftheirproposedprojects,includinginfrastructureimprovements.Therefore,asneedsareidentifiedthroughstafflevelandconsultantreviewofindividualpermittingapplications,theTownexpectstorequire-asconditionsforapproval-adequateimprovementsandupgradestosystems,resourcesandcapacitytoallowfordevelopmentunderthisHousingProductionPlan,whileprotectingandenhancingnatural,culturalandhistoricalassetsconsistentwiththe2005MasterPlan.
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Section 2: Affordable Housing Goals and Strategies
ThehousinggoalsandstrategiesincludedinthissectionareaimedprimarilyatcreatingmorehousingchoiceandaffordablehousinginReading.ThegoalsandstrategiesalsosupporttheTown’sabilitytoachieveotherinterrelatedcommunitygoals,includinggoalsforeconomicdevelopmentaswellasprotectingqualityoflifeandcommunitycharacter.
Housing Goals InreviewingthepreviousReadingHousingPlanof2013,otherReadingrelateddocuments,analyzingthecurrenthousingsituationinReading,andindiscussinghousingissueswithtowncitizensandofficials,theTownhasidentifiedsixhousingfive-yeargoalsthatarethemostappropriateandmostrealisticforthecommunity.Theyareidentifiedbelow.
Goal 1 – Create SHI-eligible housing units Supportthecreationofaffordablehousingunits,bothrentalandownershipunits,thatwillcountonthestate’sSubsidizedHousingInventorytoreachthestate’s10%affordablehousinggoalwhilealsofocusingonthespecifichousingneedsofReadingresidents.Goal 2 – Support Reading’s low-income residents SupportthehousingneedsofReading’smostvulnerableresidentsincludingfamilies,seniors,andindividualswithdisabilities,especiallyhouseholdswithextremely-lowandvery-lowincomes.Goal 3 – Preserve existing affordable housing Preserveexistingaffordablehousingtoensuretheunitsremainaffordableandqualifyforlistingonthesubsidizedhousinginventory.Goal 4 – Proactively manage growth Managegrowthandproactivelyplantomitigateimpactsofnewhousingandmixed-usedevelopmenttopreserveandenhancethequalityofexistingresidentialneighborhoodsandcommercialareasandtoprovideagreaterdiversityofhousingoptionstosupporthousingneeds.Goal 5 – Support affordable rental properties and tenants Supportownersofaffordablerentalunitstoensureappropriatemaintenanceandupkeepandseekopportunitiestoincreaseaffordablehousingunitswithintheseproperties.Goal 6 – Strengthen education and local relationships
TownofReadingHousingProductionPlan,2018Renewal Page42
Educatethepubliconaffordablehousingissuesandstrengthenrelationshipswithotherlocalentitiesandregionalpartnersonthetopic.
Housing Strategies Thissectionincludesdescriptionsoflocalregulatorystrategies,localinitiativestrategiesandanactionplan,allofwhichareintendedtoassisttheTownofReadinginmeetingitsaffordablehousinggoals.Thestrategiesarelistedimmediatelybelowanddiscussedinmoredetailonthefollowingpages.
Strategy 1: Encourage development in the Priority Development Areas Strategy 2: Adopt an Inclusionary Zoning bylaw Strategy 3: Explicitly Permit Congregate Housing Strategy 4: Provide support for 40R, 40B and Local Permit applications Strategy 5: Seek opportunities for locally-initiated development Strategy 6: Strengthen the Affordable Housing Trust Strategy 7: Explore Creation of a First-Time Homebuyer Program Strategy 8: Identify potential homes for congregate housing Strategy 9: Seek funding to create a local aging-in-place program Strategy 10 Foster partnership initiatives with landlords Strategy 11: Work in cooperation with community partners to promote enhanced public understanding of housing needs and promote creation of affordable housing Strategy 12: Support the Metro North Regional Housing Services Office
Reaching 10% TheHousingProductionPlanguidelinesrequirethattheHPPsetanannualgoalforhousingproduction,pursuanttowhichthereisanincreaseinthemunicipality’snumberofSHIEligibleHousingunitsbyatleast0.50%ofitstotalunitsduringeverycalendaryearincludedintheHPP,untiltheoverallpercentageexceedsthe10%StatutoryMinimum.
Thereshouldbeadirectlinkbetweenthesettingofthesegoalsandtheresultsoftheneedsassessment.Thenumericalgoalshouldbebasedonthetotalyear-roundnumberofhousing
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units.Thetotalyear-roundhousingunitsisthetotalnumberofunitsforthecommunityinthelatestU.S.Censusincludinganychangesduetodemolitionornewconstruction.
TheTablebelowprojectstheTownofReadingSHI.Notethattheunitcountsforprojectsonthefirstthreelinesareforecast.ThedenominatorofYear-roundhousingunitswillbeupdatedbytheCensusandthenreportedbyDHCDin2021/2022.Theseprojectionsarenotincludedinthisupdate,butwillbeincludedinthe2023update.
FY18 FY19 FY20 FY21 FY22 FY23
JohnsonWoods
7 EatonLakeview40B
120
467MainStreet40R
31 SHIUnitsCreated 896 0 38 120 0 0
CumulativeSHIUnits 896 896 934 1054 1054 1054YearRoundUnits(2010Census) 9584 9584 9584 9584 9584 9584
SHI% 9.35% 9.35% 9.75% 11.00% 11.00% 11.00%10%Requirement 958.40 958.40 958.40 958.40 958.40 958.40
+/-10% -62.4 -62.4 -24.4 95.6 95.6 95.6
Regulatory Strategies Regulatorystrategiesrefertorecommendationsthatentailamendmentstolocalzoningbylawsorotherlocaldevelopmentregulationstohelpencouragedevelopmentofmorehousingoptionsincludingaffordablehousing.
Note:Thereisanewstatefundingsource—MassHousing’sPlanningforHousingProductionProgram8—thatcouldhelptosupportReading’seffortstoimplementtheplan’sregulatorystrategies.TheProgramprovidesmunicipalitieswithfundingforadditionaltechnicalcapacitytoimplementrecommendationsofthehousingproductionplananddelivernewmixed-incomehousing.
8MoreinformationaboutMassHousing’sHousingProductionProgram:www.masshousing.com/portal/server.pt/community/planning___programs/207/planning_for_housing_production
TownofReadingHousingProductionPlan,2018Renewal Page44
Strategy 1: Encourage mixed-use development in the Priority Development Areas by considering adoption of various regulatory tools.
AspartoftheReadingEconomicDevelopmentActionPlan2016-2022(EDAPlan),thetownidentifiedfourregionally-significantPriorityDevelopmentAreas(PDAs).AsdescribedintheEDAPlan,redevelopmentinthesePDAswillhelpmeetprojectedregionaldemandsforhousingandcommercialusesandstrengthenexistingplacesbyimprovingthemixofdevelopmenttypesinareaswheredevelopmentalreadyexists.ThePDAsaresitedinareasdefinedashavingmajorgrowth
potentialandnearexistingtransportationresourcesincludingpublictransit,bike,andtrailfacilities,thuscontributingtothecreationofmorewalkablecommunities.
ThefourPDAsaredescribedbelow,asexcerptedfromtheEDAPlan(page6):
PDA#1-DowntownReading.PDA#1isanine-acreareaconsistingof46parcels–theTown’s40RSmartGrowthOverlayDistrictwasexpandedtoincludeaportionofthisarea(PDA#1A)inApril2017.PDA#1AisboundedbyHavenStreet,MainStreet,WashingtonStreet,andHighStreetandincludesmixeduse,commercial,andresidentialdevelopment.PDA#1BisadjacenttotheCommuterRailandisboundedbyLincolnandPrescottstreetsandincludescommercialandresidentialdevelopment–thispropertyisthelocationofanapprovedComprehensivePermit.
PDA#2–SouthMainStreet.PDA#2isa26-acreareaconsistingof82parcelslocatedsouthofthedowntownonSouthMainStreet.PDA#2Apresentlycontainsprimarilylow-densitycommercialdevelopmentandunderutilizedparcels.PDA#2Bconsistsprimarilyoflow-densityresidentialdevelopment.TheTownisinterestedinfacilitatingmoreretailandmixed-usedevelopmentandimplementstreetscapeandroadreconfigurationsthatwillenhancesafetyandthestreet’soverallconnectivitytodowntown.
ReadingPriorityDevelopmentAreasSource:EDAPlan
TownofReadingHousingProductionPlan,2018Renewal Page45
PDA#3–NewCrossingRoadRedevelopmentDistrictandAshStreetParcels.PDA#3consistsofthefive-acreNewCrossingRoadRedevelopmentDistrict,whichconsistsoffourparcelsandincludesvacantlots,derelictbuildings,siteswithindustrialuses,andadjacentparcelsonAshStreet.
PDA#4,-1GeneralWay.PDA#4isonelarge20-acreparcelwithamixofsingle-storycommercialusesandampleparking.TheTownisinterestedinfacilitatingamorevibrantmixofusesandstructuresofdifferentdensitiesinthisarea.
InaccordancewiththerecommendationsoftheReadingEconomicDevelopmentActionPlan2016-2022,theTownrecentlyexpandedtheDowntownSmartGrowthDistrict(DSGD)toPDA#1AandtherestoftheunderlyingBusinessBzoneinthedowntownareatocontinuefosteringmixedusedevelopmentintheCommuterRailstationarea.Thiszoningwillfacilitatemixed-useinfilldevelopment,whichwillhelpmeetReading’sEconomicDevelopmentgoalsaswellasregionaldemandandpotentialshortagesofhousing.Morespecifically,thisstrategyrecommendsthefollowing:
AdoptSub-DistrictswithDesignGuidelinesforPDA#1ToensureappropriatedevelopmentandredevelopmentofpropertiesintheDSGD,theTownshouldadoptsub-districtswithdesignguidelinestailoredtoenhancethecharacterandfurthertheTown’svisionforeachsub-district.
Considerzoningchangestopromotemorecompact,mixed-usedevelopmentInaccordancewiththerecommendationsoftheReadingEconomicDevelopmentActionPlan2016-2022,facilitatemorecompact,mixed-usedevelopmentinPDAs#2(orasa40R,describedabove),#3,and#4.Amendunderlyingzoning(orthroughadoptionof40R)tofacilitatehigherdensitymixeduseandinPDA#2—SouthMainStreet—withafocusonincreasingmixed-useredevelopmentpotentialinPDA#2A,whichhasunderutilizedretailparcelsthatcouldberedevelopedtomixedusewithcommercialonthefirstfloorandresidentialabove.Rezoningformixedusewillgeneratemorefoottrafficdowntown.FacilitatedevelopmentinalignmentwithSouthMainStreetDesignBestPractices.
AdjustzoningrequirementstofacilitatemixeduseinPDA#3and#4.Workwithpropertyowners,developersandmajortenantstopursueparcelconsolidationtofacilitateredevelopment.
Considerzoningchangestoparkingrequirementstopromotemorecompact,mixed-usedevelopmentInaccordancewiththerecommendationsoftheReadingEconomicDevelopmentActionPlan2016-2022,evaluateparkingrequirementsandconsiderzoningamendmentstomakeparkingrequirementsconsistentwithbestpractices.
TownofReadingHousingProductionPlan,2018Renewal Page46
Strategy 2: Adopt an Inclusionary Zoning bylaw Thepurposeofinclusionaryzoningbylaws(IZ)istoensurethatproductionofaffordablehousingunitskeepspacewithconstructionofnewdwellingunits.IZmandatesthatdevelopersprovideaffordablehousingunitsinadditiontomarket-ratehousing.Section9oftheZoningActauthorizescommunitiestoadoptbylawsthatrequireadevelopertoprovideacertainportionofaffordableunits(usually10%to25%)withinanoveralldevelopment.Tohelpoffsetthecostofprovidingtheseunits,thebylawmayofferanincentive,mostcommonlyadensitybonus.Otherincentivesincludeawaiverofzoningrequirementsorpermitfees,fast-trackpermitting,localtaxabatements,andsubsidizedinfrastructure.9
ManyvariationsofinclusionaryzoningprovisionshavebeenadoptedinMassachusettscommunitieswithvaryinglevelsofsuccessatproducingaffordableunits.IZprovisionsinclude:
● aunitthresholdthattriggerstheaffordableunitrequirements● minimumpercentageofaffordableunitsrequired● maximumhouseholdincometargets(e.g.,atorbelow80percentoftheareamedian
income)● eligibilityforthestate’sSubsidizedHousingInventory● densitybonuses,ifapplicable
Forexample,densitybonusesaresometimesofferedtoencouragedeeperaffordabilityofunits(e.g.,unitsaffordabletoextremelylow-incomehouseholds)orahigherpercentageofaffordableunits.
TheTownshouldconsiderallowingcashpayments,off-siteunits,anddonatedbuildablelandasanalternativeinlieuofconstructionofunits.ThecashpaymentsanddonatedbuildablelandcouldbeallocatedtotheReadingAffordableHousingTrusttocreateorpreserveaffordablehousing.
ItwillbeimportanttoexaminethemostcurrentinformationregardingbestpracticesforInclusionaryZoningprovisionsandtocustomizeaReadingbylawtoensureasuccessfuloutcome.
Strategy 3: Amend the Zoning Bylaw to explicitly permit congregate housing Congregatehousingisasharedlivingenvironmentdesignedtointegratethehousingandservicesneedsofeldersanddisabledindividuals.Thegoalofcongregatehousingistoincreaseself-sufficiencythroughtheprovisionofsupportiveservicesinaresidentialsetting.Sometypesofcongregatehousingareofteninconvertedsingle-familyhomes;however,theReadingzoningbylawrestrictsdwellingunitsto“families”ornotmorethanfourunrelatedindividuals,andthisrestrictionmayposeanissueincertainsituationsforcongregatehousing,whichwilloftenhouseupto16people.
9 ExcerptedfromtheHousingToolboxforMassachusettsCommunities:https://www.housingtoolbox.org/zoning-and-land-use/adaptive-reuse
TownofReadingHousingProductionPlan,2018Renewal Page47
Inaddition,congregatehousingsometimesprovidessmallkitchenfacilitiesineachprivateunitinadditiontothesharedcommonfacilities,whichmayconstitutemulti-familyhousingunderthecurrentbylaw’suseregulationsandthusbeprohibitedincertainresidencedistricts(S-15,S-20,andS-40).
Reading’szoningbylawdoesnotappearexplicitlypermitcongregatehousing(a.k.a.grouphomes),whichcanbeanimportanthousingchoicetoaccommodatelaterlifestagesforanolderpopulationandprovidesupportivehousingforindividualswithdisabilities.
TheReadingzoningbylawprovidesthebelowdefinitionfor“family,”whichpresentsFairHousingconsiderations.Policiesthatrequirerelationsbyblood/marriageand/orhavealimitofunrelatedadultsinahouseholdmaybeconsidereddiscriminatoryiftheyhaveanadverseimpactonaprotectedclassincludingpeoplewithdisabilities.Forexample,limitingthenumberofunrelatedpersonsinadwellingcanimpactgrouphomeuses,fosterfamilies,orotheralternativehouseholdcomposition.
Family:Oneormorepersonslivingtogetherinonedwellingunitasasinglehousekeepingunit;provided,however,thatagroupofmorethanfourindividualswhoarenotrelatedbyblood,marriage,orlegaladoptionshallnotbedeemedtoconstituteafamily.
Dwelling,singlefamily:Adetacheddwellingunitarranged,intendedordesignedtobeoccupiedbyonlyonefamily.
However,itisimportanttonotethatdespitetheselimitingdefinitionsandlackofzoningprovisionsforcongregatehousingorgrouphomes,theDoverAmendmentexemptseducationalusesfromlocalzoningandprogramsandservicesthatprovidesupport,training,andskillbuildingforpersonswithdisabilitieshavebeenfoundtobeeducationalinnature.Manycongregatelivingandgrouphomefacilitiesprovidesuchservicestoresidentsandwouldqualifyaseducationalinnature.Inaddition,federallawsprohibitmunicipalitiesfromdiscriminatingagainstpersonswithdisabilitiesthroughtheirlanduseandzoningpolicies.10
Thezoningbylawshouldbeamendedtoensureconsistencywiththeselawsandtoexplicitlypermitcongregatehousinginallresidentialdistricts.ThisstrategywouldhelptosupportthelocalinitiativeStrategy8toidentifyexistinghouseswithpotentialforconversiontocongregatehousing.
Strategy 4: Provide necessary support for 40R, 40B/Comprehensive and Local Permit applications. TheTownhashadmultipledevelopmentproposalsinrecentyearsthatcanhelptocreateamorediversehousingstockincludingaffordableandmixed-incomeunits.TheTownshouldcontinuetoprovidetechnicalandpoliticalsupportforappropriateprojectsthatfurthertheTown’shousingandeconomicdevelopmentgoals.Theseprojectscouldbedevelopmentsin
10FederallawsreferencedhereincludesSection504oftheRehabilitationActof1973,theFairHousingAmendmentsActof1988,andtheAmericanwithDisabilitiesActof1990.
TownofReadingHousingProductionPlan,2018Renewal Page48
40RSmartGrowthDistricts,40BComprehensivePermitapplications,orlocalpermitapplications.
Local Initiative Strategies Localinitiativestrategiesrefertorecommendationsthatthetowncanundertaketofosterthecreationofmorehousingoptions,especiallyaffordablehousing.Theseinitiativesarenotregulatoryinnature–theydealwithallocationoftownresourcesincludingstafftime,funding,andproperty.
Strategy 5: Seek opportunities for locally-initiated development of affordable housing.
Continuetocatalogue,prioritizeandtargettax-foreclosed,foreclosed,andsurpluspublicpropertieswithdevelopmentpotentialTax-foreclosed,foreclosed,andunderutilizedsurpluspublicpropertiescanhavenegativeimpactsonneighborhoodsandmunicipalfinance.Thesepropertiescanbedevelopedorreusedasaffordable,mixed-incomehousingand/ormixed-usedevelopmentandcanpresentopportunitiesforneighborhoodimprovement.
TheTownhasbeentrackingsuchpropertiesandshouldcontinuetodosotoidentifypropertieswithdevelopmentpotentialfortownacquisitionand/ororacooperativeeffortwithnon-profitpartners.
Inaddition,theTownshouldadoptataxtitledispositionplanorpolicythatlaysoutaprocessfortownofficials,includingtheTreasurer,toworkcollaborativelytofosterdevelopment/reuseforaffordablehousingofappropriateproperties.PropertyacquiredintaxtitleforeclosurecanbedisposedofunderChapter60byauctionorunderChapter30Bwhenthetaxtitlecustodiantransfersthepropertytoanothermunicipalagency(includinganAffordableHousingTrust).SuchapropertydispositionthroughChapter30Bcanspecifythatthepropertybedevelopedwithinatimeframeandforaspecificpurpose,includingaffordablehousing.11
CurrentTaxTitleInventory:AsofOctober2017,thetownhadthreetaxtitlepropertieswithexistingsingle-familyhousesthatcouldhavepotentialforconversiontoaffordableunits(9SwanRoad,179PearlStreet,andBrookStreet/RedfieldRoad).
PublicProperty:Thereareroughly332acresofstatelandincludingCampCurtisGuild(25RiverRoad)with291acres(partofwhichisunderconsiderationforuseasanewDPWgarage).Thepropertywillrequirefurtherstudytodetermineifthereareenvironmentalconstraintsorcontamination.Statelandalsoincludesapropertyat9CausewayRoad(lot31-9)with4.7acres.Inaddition,theTowndeclaredanapproximately4.3-acreparcelonOaklandRoad(neartheHighSchool)assurplusinApril
11Source:CHAPA,BackontheRollinMassachusetts:AReportonStrategiestoReturnTaxTitlePropertiestoProductiveUse,2000.
TownofReadingHousingProductionPlan,2018Renewal Page49
PartialListofPotentialFundingSourcesforAffordableHousingTrusts
InclusionaryZoningpayments,including40Rincentivepayments
Paymentsinlieuofprovidingaffordableunits
Voluntarydeveloperpayments
Proceedsfromsalesofsurplusmunicipalortax-foreclosedproperties
Privatedonations
Revenuefromtheleaseofmunicipallandforcelltowers
Proceedsfromresaleofaffordableunits
Appropriationofothermunicipalfunds
2017.TheBoardofSelectmenwillestablishafullypublicprocesstohelpdeterminethefuturedispositionoftheland;manyoptionsfordevelopmentoruseofthisparcelarepossible.
ExplorepartnershipopportunitieswiththeReadingHousingAuthoritytocreateandpreservepublichousingunitsTheReadingHousingAuthority(RHA)wasestablishedin1963andhasbeendevelopingandoperatinghousingforlow-incomeelderly/handicappedpersons,families,andpeoplewithspecialneedsthroughouttheTownofReading.TheAuthorityownsandmanagespublichousingunitsforbothfamiliesandseniors.TheRHAownsfourteen(14)orsounitsofhousingthatitleasestoincomeeligibletenants.Theseunitsarecurrentlyunrestricted,despiteeffortstoworkwiththeRHAtopreserveunitsontheSHI.Someunitshaveexpiredrestrictions,andwererecentlylapsedfromtheSHI.In2017,theHousingAuthorityhiredanewdirector,whichpresentsanopportunityfortheTowntorevisitcollaborativeeffortstorestoretheaffordabilityoftheseunitsbyregulatingthemasLocalActionUnitsundertheLocalInitiativeProgram.TheTownhasidentifiedlocationsofthesefourteenunitsasfollows:Summer/Main(6),SanbornSchoolhouse(4),13Pierce(1),andGazeboCircle(3).
TheHousingAuthorityownspropertyonWaverlyRoad,whichcouldhavesomepotentialfordevelopmentofadditionalunits.InadditiontoexploringthedevelopmentpotentialoftheHousingAuthority’sexistingproperties,theTownplanstoworkcollaborativelywiththeHousingAuthoritytoidentifyotherpropertiesforpossibleexpansionofthepublichousinginventory—possiblythroughthedevelopmentorredevelopmentoftax-foreclosed,foreclosed,and/orsurpluspublicproperties,asdescribedabove.
Strategy 6: Strengthen the Affordable Housing Trust with Additional Sources of Revenue and Further Collaboration ThetownadoptedtheReadingAffordableHousingTrust(AHTF)throughaspecialactin2001.In2001theReadingTownMeetingpassedawarrantarticlewhichauthorizedtheSelectmentopetitiontheMassachusettsGeneralCourttoestablishanAffordableHousingTrustFundforcreationandpreservationofaffordablehousing.TheStatelegislatureapprovedthespeciallegislation.TheBoardofSelectmenactastheTrusteesoftheTrust.12
12 Mitchell,RobertP.,FAICP,AffordableHousingTrustFunds:AReporttotheTownofReading,MA.2013.
TownofReadingHousingProductionPlan,2018Renewal Page50
TheAHTFisrequiredtosubmitanallocationplantoTownMeetingannuallyindicatinghowTrustfundswillbeutilizedinthecomingyearandaccountingforhowtheprioryear’sfundswereallocated.TheAHTFrequiresamajorityvoteofthefullcombinedmembershipoftheBoardofSelectmenandHousingAuthorityforallexpenditures.
SecureadditionalfundingfortheAHTFAdoptionofanInclusionaryZoningbylawwithprovisionsforcashpaymentsinlieuofunitscanprovideasourceofrevenuefortheAHTF,inadditiontootherpotentialsources(seesidebarabove).ThecurrentbalanceoftheAHTFisapproximately$263,000.TheAHTF’spastfundingsourcesincludedthebuy-outofanaffordableunitatSumnerCheneyandthesaleofsurpluslands.NoTown-generatedfundshavebeenallocatedtotheAHTF.CollaborationwithCommunityPartnersTheAHTFfundscanbeleveragedbyworkingincollaborationwithcommunitypartnersincludingnon-profithousingorganizationstocreateandpreserveaffordablehousing.TheAHTFfundscouldsupportafirst-timehomebuyerprogram(seebelow),locally-initiateddevelopments,orotherlocalinitiativestrategies.
Strategy 7: Explore Creation of a First-Time Homebuyer Program AHTFfundscanbeusedtosupporttheprogrammaticandadministrationcostsofhomeownershipassistanceprograms,whichassistlow-tomoderate-incomehouseholdstopurchaseahome.Theprogramscanbedesignedinavarietyofwaysincludingthefollowingthreeexamples:
1)DownPaymentAssistance:Downpaymentassistanceprogramsprovidefinancialsupporttoassistwithdownpaymentandclosingcosts.Thisassistanceisprovidedintheformofdeferredpaymentloanswithrecaptureprovisions.However,thistypeofprogramdoesnotcreateunitsthatwouldcountonthestate’sSubsidizedHousingInventorybecausethesubsidyprovidedismodestandwouldnotcreateadeed-restrictedunit—therefore,Readingwouldbenefitfromconsideringalternativemodels,asdescribedbelow.
2)Purchase/RehabModel:Inthismodel,thesponsoringentity,suchastheAHTForanon-profitorganization,acquiresproperty,rehabilitatesitasnecessary,andsellsittoaqualifiedbuyerforanaffordablepricewithadeedrestrictiontosecureongoingaffordability.Itisimportanttodetermineanacceptablelevelofrehabilitationforthesubjectpropertieswhichstayswithintheprogram’sbudgetanddoesnotplaceunreasonablerepaircostsonthenewhomebuyer.Theseunitsmaybeeligibleforinclusiononthestate’sSubsidizedHousingInventory.
3)SubsidyModel:Inthismodel,thesponsoringentity,suchastheAHTForanon-profitorganization,qualifiespotentialbuyers,whothenlocateamarketratehometopurchasewiththehelpofasubsidyfromthesponsoringentitywhichbuys-downthecostofthemortgagetoanaffordableprice.Apermanentdeedrestrictionisthenexecutedforthepropertytosecureongoingaffordability.Itiscriticaltosetprogramparameters,including
TownofReadingHousingProductionPlan,2018Renewal Page51
maximumsubsidyperunit,maximumpropertyacquisitioncost,andminimumpropertycondition/rehabilitationneedswithqualitystandards,atthestartoftheprocesstoensurethesustainabilityoftheprogram.Theseunitsmayalsobeeligibleforinclusiononthestate’sSubsidizedHousingInventory.
Inallofthesehomeownerassistancemodels,thesponsoringentitymustcreateatransparent,fair,andaffirmativeprocesstomarkettheprogramandselectqualifiedbuyerstoensurecompliancewithfederalFairHousinglawsandtheMassachusettsAnti-DiscriminationAct.
Fortheunitstocountonthestate’sSubsidizedHousingInventory,theprogramguidelinesandmarketingplanmustmeetwiththerequirementsoftheDepartmentofHousingandCommunityDevelopment(DHCD)underthestate’sLocalActionUnitprogram.Unitsmusthaveapermanentdeedrestriction,beaffirmativelyandfairly-marketed,andcomplywithDHCD’sresidentselectioncriteria.
Strategy 8: Identify existing houses with potential for conversion to congregate housing. Congregatehousing,asharedlivingenvironmentdesignedtointegratethehousingandservicesneedsofeldersanddisabledindividuals,isoftencreatedbyconvertinglargersingle-familyhomestohouseupto16residentswithprivatebedroomsandsharedcommonareasincludingkitchen,living,dining,andoutdoorspace.Congregatehousingwilloftenalsohavearesidentmanagerwithasmall(accessory)apartmentwithinthehouseorinanoutbuildingonsite.Inaddition,itisoftenbeneficialforcongregatehousingtobeinawalkableneighborhoodthatisclosetocommunityservices,shops,andpublictransportationincludingbusandcommuterrail.
Thetown,perhapsworkingthroughtheAHTFandinconjunctionwithcommunitypartners,shouldinventoryexistingsingle-familypropertiestoidentifypotentialforconversiontocongregatehousing.AHTFfundscouldsupportacquisitionand/orrehabilitationcostsofcommunitypartnerstofacilitatesuchconversions.
Strategy 9: Seek funding to create a local aging-in-place program Tohelplow-incomeseniorsaffordtostayintheirhomeastheyage,itcanbehelpfultofundsmallrepairsandsafetyimprovementsincludinghandicapaccessibilityimprovements.Thetowncouldfundsuchaprogram.Therearemanymodels.Itwillbeimportanttodesignamodelprogramthathaslimitedadministrativeneeds,duetolimitedstaffcapacity.
Asanexample,thetownofAgawamappliedfor$85,000infederalCommunityDevelopmentFundstocreatetheAgawamAginginPlaceProgram(AIPProgram).13TheAIPProgramwouldprovidegrantsupto$5,000perqualifiedseniorhouseholdtocompletenon-structuralmodificationstoincreasethehealthandsafetyoftheoccupants.Tobeeligible,owneroccupantsmustbe65yearsofageorolder,meetHUDincomeguidelinesforlow/moderate-incomepersons,andhavehomesafetyneedsthatfallunderthepurviewoftheprogram.
13 AlthoughAgawamdidnotreceivetheawardoffederalfundsinFY2018,thecityisapplyingagainforFY2019.
TownofReadingHousingProductionPlan,2018Renewal Page52
Fundingperunitwouldvaryfromafewhundreddollarstothemaximum$5,000tosupportimprovementstothehealthandsafetyofparticipants’homesallowingseniorstoremainlivingindependentlyintheirownhomes.Specificimprovementswillincludetheinstallationofgrabbars,doorlevers,slipresistantstairtreads,dead-bolts,peepholes,smokeand/orcarbonmonoxidedetectors,thecleaningoffurnacesandchimneysorothersimilarworkandactivities.
Strategy 10: Foster partnership initiatives with landlords to upgrade existing apartment complexes and convert to affordable apartments. Readinghasasignificantstockofrentalunitsinolder,mid-sizetolargerrentalcomplexesof20+units.About40percent(777)ofrentalunitsareinbuildingswith20+units.14Oftheseunits,about38percentareinolderbuildingsthatwereconstructedpriorto1980.15Communityworkshopparticipantssupportedupgradingolderapartmentcomplexesandconvertingmoremarket-raterentalunitstoaffordableunitsthatwouldcountontheSHI.TheTowncouldworktofosterandsupportprivatedealstoupgradeandconvertsomeofthesecomplexestoaffordableapartments.
TheTowncouldtargetlocalfunds(e.g.,AHTF)toworkwithprivatepartnerstopurchase,upgrade,andconvert.TheTowncouldreleaseaNoticeofFundAvailability(NOFA)orRequestforProposals(RFP),inaccordancewithMGLc.30B,toseekproposalsfromprivatedevelopersorexistingpropertyownerstoupgradethecomplexandunitsinreturnforlong-termaffordabilityrestrictions.
Inaddition,theTown/AHTFcouldworkcollaborativelywithpropertyownersandnon-profitorganizationstoencourageuseofthestate’snewDonationTaxCreditforpropertydonationstonon-profitorganizationstoconvertexistingbuildingstoaffordableunits.AspartoftheActRelativetoJobCreationandWorkforceDevelopment(H.4569),thestatecreatedtheDonationTaxCreditthatprovidesacreditagainstMassachusettsincometaxliabilityforpropertyownerswhodonateexistinghousingpropertiesorotherstructuresfortheconversionofhousingtoqualifiednon-profitsthatcommittolong-termaffordability.Thecreditisworth50percentofthedonatedvalue,butmaybeincreasedto65percentbyDHCD.PerhapsinReadingthistaxcreditcouldhelptoencourageconversionofmarket-rateapartmentcomplexestoaffordableunits.
Strategy 11: Work in cooperation with community partners to promote enhanced public understanding of housing needs and creation of affordable housing opportunities TheTown,workingwithcommunitypartners,shouldexpandcommunityoutreachandeducationeffortsbyinitiatingapublicawarenesscampaigntobuildandmaintainsupportforlocalaffordablehousinginitiatives.Towardsthatend,theMetroNorthRegionalHousingServicesOfficecouldhelpwiththiseffortbyclearlyarticulatingtheunmetlocalhousingneeds,perhapsthroughcreationofinfographicstoincludeinbrochures,posters,andonline.
14 2012-2016ACS,B25032:TenurebyUnitsinStructure.152012-2016ACS,B25127:TenurebyYearStructure.
TownofReadingHousingProductionPlan,2018Renewal Page53
Inaddition,theTowncouldsolicittheassistanceofotherorganizationstohelpwiththiseffort,suchastheReadingClergyAssociationsorothergroupsinvestedinissuesrelatedtoaffordablehousing.
Aspartofthiseffort,theTownandMetroNorthRegionalHousingServicesOfficecouldconsultavarietyofpublicationsexploringavarietyofconcernsanddebunkingmythsrelatedtomultifamilyhousingdevelopmentanddensity.Forexample,theMassachusettsHousingToolboxmayprovideideastohelpgainsupportandaddressfearsofnewdevelopment,specificallyaroundaffordablehousinginitiatives,includingstrategiesforcommunityengagementanddispellingmisperceptions:https://www.housingtoolbox.org/
TherearemultipleorganizationsworkingtocreateorpreserveaffordablehousingandtoprovideneededservicesinReadingandtheregionsuchasHabitatforHumanityandMysticValleyElderServices.TheTownhasestablishedstrongdialoguewiththeseorganizationsandshouldcontinuetohaveregulardialoguewithnon-profitentitiestopromotethecreationofaffordablehousingopportunities,possiblyincombinationwithfosteringlocalinitiativeprojects,asdescribedearlierinthissection.
Strategy 12: Continue to support the work of the Metro North Regional Housing Services Office TheTownofReadingisthehosttownfortheMetroNorthRegionalHousingServicesOffice(MNRHSO).TheMNRHSOincludesthetownsofReading,NorthReading,WilmingtonandSaugus.TheMNRHSOprovidesaffordablehousingsupportandinformationtomembercommunitiesandcitizenslookingtoliveinourregion.Itsprimarytaskismonitoringthemorethan2,500unitsinthefourmembertownswiththemissionofexpandinglow-andmoderate-incomehousingoptionsandensuringthatownersofaffordablepropertiesareincompliancewiththeirrestrictions.
TheMNRHSOmaintainsawebsitewithusefulinformationforcurrentandfutureresidentsofthemembertownsincludinghousingopportunities,refinancinginstructionsandcurrentinventorypresentations.https://www.readingma.gov/regional-housing-services-office
TownofReadingHousingProductionPlan,2018Renewal Page54
TheTablebelowshowstherelationshipbetweentheGoalsandStrategies.Somestrategiesaddressmultiplegoals.Allgoalsareaddressedbyatleastonestrategy.
Goa
l1:Create
SHIU
nits
Goa
l2:Sup
port
Resid
ents
Goa
l3:
PreserveUnits
Goa
l4M
anage
Growth
Goa
l5:R
ental
Supp
ort
Goa
l6:
Educationan
dRe
latio
nships
Strategy1:Encouragemixed-usedevelopmentinthePriorityDevelopmentAreasbyconsideringadoptionofvariousregulatorytools
✸ ✸
Strategy2:AdoptanInclusionaryZoningbylaw✸ ✸
Strategy3:AmendtheZoningBylawtoexplicitlypermitcongregatehousing ✸ ✸
Strategy4:Providenecessarysupportfor40R,40B/ComprehensiveandLocalPermitapplications. ✸
Strategy5:Seekopportunitiesforlocally-initiateddevelopmentofaffordablehousing
✸ ✸ ✸
Strategy6:StrengthentheAffordableHousingTrustwithadditionalsourcesofrevenueandfurthercollaboration ✸ ✸ ✸ ✸ ✸
Strategy7:ExplorecreationofaFirst-TimeHomebuyerProgram ✸
Strategy8:Identifyexistinghouseswithpotentialforconversiontocongregatehousing ✸ ✸ ✸
Strategy9:Seekfundingtocreatealocalaging-in-placeprogram ✸
Strategy10:Fosterpartnershipinitiativeswithlandlordstoupgradeexistingapartmentcomplexesandconverttoaffordableapartments
✸ ✸ ✸
Strategy11:Workincooperationwithcommunitypartnerstopromoteenhancedpublicunderstandingofhousingneedsandpromotecreationofaffordablehousing
✸ ✸
Strategy12:ContinuetosupporttheworkoftheMetroNorthRegionalHousingServicesOffice ✸
TownofReadingHousingProductionPlan,2018Renewal Page55
Action Plan TheReadingPublicServicesDepartment,specificallythePlanningDivision,havingspearheadedthisplanningeffort,willbethenaturalentitytooverseeallaspectsofitsimplementationandtoprovideregularupdatesonprogresstotheBoardofSelectmenandCommunityPlanningandDevelopmentCommission.Thematrixbelowprovidesmorespecificassignmentofresponsibleentity,supportingentity,andtimeframetoimplementthehousingstrategies.
HousingStrategies
FY20
18
FY20
19
FY20
20
FY20
21
FY20
22
ResponsibleEntity SupportingEntities
Strategy1:Encouragemixed-usedevelopmentinthePriorityDevelopmentAreasbyconsideringadoptionofvariousregulatorytools
CPDCTownMeeting
PlanningDivision
Strategy2:AdoptanInclusionaryZoningbylaw CPDCTownMeeting
PlanningDivision
Strategy3:AmendtheZoningBylawtoexplicitlypermitcongregatehousing
CPDCTownMeeting
PlanningDivision
Strategy4:Providenecessarysupportfor40R,40B/ComprehensiveandLocalPermitapplications.
PlanningDivision Boards,Committees&Commissions
Strategy5:Seekopportunitiesforlocally-initiateddevelopmentofaffordablehousing
BOSRHA
PlanningDivision
Strategy6:StrengthentheAffordableHousingTrustFundwithadditionalsourcesofrevenueandfurthercollaboration
BOSTownMeetingTownManager
RHA
Strategy7:ExplorecreationofaFirst-TimeHomebuyerProgram
PlanningDivision Localbanks
Strategy8:Identifyexistinghouseswithpotentialforconversiontocongregatehousing
PlanningDivision State
Strategy9:Seekfundingtocreatealocalaging-in-placeprogram
PlanningDivisionHumanElderServicesDivision
BOSCouncilonAging
Strategy10:Fosterpartnershipinitiativeswithlandlordstoupgradeexistingapartmentcomplexesandconverttoaffordableapartments
PlanningDivisionTownManager
State
Strategy11:Workincooperationwithcommunitypartnerstopromoteenhancedpublicunderstandingofhousingneedsandpromotecreationofaffordablehousing
PlanningDivision CommunityPartners
Strategy12:ContinuetosupporttheworkoftheMetroNorthRegionalHousingServicesOffice
PlanningDivisionTownManager
TownMeetingBOS
AHT=AffordableHousingTrustCPDC=CommunityPlanningandDevelopmentCommissionBOS=BoardofSelectmen
TownofReadingHousingProductionPlan,2018Renewal Page56
Appendices Housing Profile
Reading, MA Housing Profile
READING HOUSING PRODUCTION PLAN
9/25/17
S u m m a r y o f H o u s i n g N e e d s & D e m a n d
POPULATION & HOUSEHOLDS (Census)
• As of the 2010 US Census, the population of Reading is 24,747, an increase of 4.4% since 2000.
• In 2010, the largest age group of Reading’s population was 35-54 year olds (35% of total population).
• Between 2000-2010, population change by age groups was: • 0-9 years old decreased by 4.8% � • 10-19 years old increased by 6.6% � • 20-24 years old increased by 26.9% � • 25-34 years old decreased by 8.9% � • 35-59 years old increased by 3.8% � • 60-74 increased by 17.1% � • 75+ increased by 12.6% �
• As of the 2010 Census, 35.9% of Reading’s 9,305 households (a household consists of all those occupying one housing unit), have children under 18 years old, and 26.3% have persons age 65+.
• The median age increased from 39.1 years old in 2000 to 41.6 years old in 2010.
• Racial make-up is predominantly white, with 93.5% of the population; 4.2% of the population is Asian; 1.5% of the population is Hispanic or Latino.
• 9% of Reading’s total population and 37.2% of Reading’s 65+ population reports having one or more disabilities.
HOUSEHOLD INCOME & COST OF HOUSING • In 2015, Reading’s median household income was $107,654; a
39.7% increase from 1999, and significantly more than the Boston-Cambridge-Quincy Metro Area ($98,500) or the state as a whole ($68,563). (ACS)
• An estimated 26.3% of Reading households have incomes at or below 80% of AMI. (CHAS)
• 2.8% of Reading’s population is below the poverty line (annual income below $24,600 for a household of 4), much lower than Middlesex County (8.4%) and Massachusetts (11.6%). (ACS)
• The 2016 median price of single family homes in Reading was $525,000. The 2016 median price of all homes, including condos, was $479,600. After a dip in prices during the national recession in the mid-2000’s, housing prices have been rising steadily since 2012 and are now the highest they have ever been. (Warren Group)
• Of the 7,405 of Reading households who own their homes, 29.4% are cost-burdened (spending over 30% of their income on housing), while 33.1% of Reading’s renters cost-burdened. 71% of Reading’s low-income households are cost-burdened. (CHAS)
• A recent survey of available rentals on Trulia.com shows a median rent in Reading of $2,100. The Census reports a median gross rent in Reading of $1,282.
HOUSING SUPPLY (Census & ACS) • The 2011-2015 ACS reports that of Reading’s 9,168 occupied
housing units, 78.2% are owner occupied and 21.8% renter occupied.
• The number of owner-occupied units increased by 83 while the number of rental units increased by 534 between 2000 and 2010.
• The Town’s housing stock remains primarily single-family at 74.8% of total housing units. 7.5% of units are in two to four family buildings, 7% of units in 5-19 unit buildings, and 10.6% of units in multi-family buildings with 20 or more units.
AFFORDABILITY (DHCD Sales Price Calculator, Trulia.com, CHAS) • 8.78% (841 units) of Reading’s total housing stock is counted as
affordable on the State’s Subsidized Housing Inventory (SHI), which falls short of the State’s minimum affordability goal of 10%.
• A low-income 3-person household earning 80% of the Area Median Income (AMI) could roughly afford a home that costs $262,000 or a monthly rent of $1,760. There are 780 Reading households (8.4%) who earn 80%-100% AMI and Trulia.com (as of September 2017) shows that there are 2 homes (both small condos) for sale in Reading under $300,000. There are 3 rental units at this rent.
• Reading’s 2016 median sale price of $525,000 requires an annual income of approximately $140,918, over $33,000 higher than Reading’s median household income of $107,654.
• Based on the median sale price, Reading’s ownership affordability gap is $125,000 for median income households, and $263,000 for low income households. Based on current median rents, Reading rentals are out of reach for low-income households. In addition, there are not very many rentals available.
AFFORDABLE HOUSING STOCK (DHCD SHI & CHAS) • There are 841 units listed on the SHI, 91 ownership and 750 rental
units. • Most (87) of the affordable ownership units were built through the
Local Initiative Program (LIP) – 34 units, or through Chapter 40R permits as part of smart growth zoning districts – 53 units.
• Of the 750 rental units on the SHI, 325 are family units, 268 are age-restricted, 71 are supportive housing units for people with disabilities, and 86 are assisted living units.
• Only 109 of the family rental units are affordable to households earning 80% or less of the AMI; the rest are market-rate units.
• Approximately 2,445 households (26.3% of total households) are eligible for affordable housing, but there are only 570 housing units in Reading restricted for households at or below 80% of AMI.
The Bottom Line: Reading has grown since 2000, with increases in population, the number of households, and housing units. In particular, the growth of the 65+
population and is projected to continue. Reading’s median income has risen significantly, but nearly 1/4 of the population is low-income, and 30% of
households are housing cost-burdened. Much of Reading’s housing stock is out of reach for lower income households. There is a need for more affordable housing, particularly rental housing and housing targeted at the 65+ demographic.
Reading, MA Housing Profile
READING HOUSING PRODUCTION PLAN
9/25/17
Income Limits (2017)
PI ublished annually by Housing and Urban Development (HUD)
2017
# Persons, AMI% 1 2 3 4 5 6 7 8
30% Published $20,650 $23,600 $26,550 $29,450 $31,850 $34,200 $36,730 $40,890
Very Low Income (50%) $36,200 $41,400 $46,550 $51,700 $55,850 $60,000 $64,150 $68,250
Low Income (80%) $54,750 $62,550 $70,350 $78,150 $84,450 $90,700 $96,950 $103,200
100% AMI $72,400 $82,800 $93,100 $103,400 $111,700 $120,000 $128,300 $136,500
Sources:
2010 Federal Census (Census)
2011-2015 American Community Survey (ACS)
2010-2014 Comprehensive Housing Affordability Strategy (CHAS) Data
The Warren Group
Metropolitan Area Planning Council (MAPC) Demographic Profiles
Trulia, trulia.com
Key to Abbreviations:
AMI: Area Median Income set by the Federal Department of Housing and Urban Development
DHCD: MA Department of Housing and Community Development
SHI: MA Subsidized Housing Inventory
TownofReadingHousingProductionPlan,2018Renewal Page57
Interagency Policy
INTERAGENCY AGREEMENT
Regarding Housing Opportunities for Families with Children
This Interagency Agreement (this "Agreement") is entered into as of the 17th day of January, 2014 by and between the Commonwealth of Massachusetts, acting by and through its Department of Housing and Community Development ("DHCD"), the Massachusetts Housing Partnership Fund Board ("MHP"), the Massachusetts Housing Finance Agency (in its own right and in its capacity as Project Administrator designated by DHCD under the Guidelines for Housing Programs in Which Funding is Provided By Other Than a State Agency, “MassHousing”), the Massachusetts Development Finance Agency (“MassDevelopment”) and the Community Economic Development Assistance Corporation (“CEDAC”). DHCD, MHP, MassHousing, MassDevelopment and CEDAC are each referred to herein as a “State Housing Agency” and collectively as the “State Housing Agencies”.
Background
A. DHCD’s 2013 Analysis of Impediments to Fair Housing Choice (“AI”) includes
action steps to improve housing opportunities for families, including families with children, the latter being a protected class pursuant to fair housing laws, including the federal Fair Housing Act, as amended (42 U.S.C. §§ 3601 et seq.) and Massachusetts General Laws Chapter 151B. In order to respond to development patterns in the Commonwealth that disparately impact and limit housing options for families with children, such steps include requiring a diversity of bedroom sizes in Affordable Production Developments that are not age-restricted and that are funded, assisted or approved by the State Housing Agencies to ensure that families with children are adequately served.
B. The State Housing Agencies have agreed to conduct their activities in accordance
with the action steps set forth in the AI. C. This Agreement sets forth certain agreements and commitments among the State
Housing Agencies with respect to this effort.
Definitions
1) “Affordable” - For the purposes of this Agreement, the term “Affordable” shall mean that the development will have units that meet the eligibility requirements for inclusion on the Subsidized Housing Inventory (“SHI”).
2) “Production Development” - For purposes of this Agreement “Production
Development” is defined as new construction or adaptive reuse of a non-residential building and shall include rehabilitation projects if the property has been vacant for two (2) or more years or if the property has been condemned or made uninhabitable by fire or other casualty.
Agreements
NOW, THEREFORE, DHCD, MHP, MassHousing, MassDevelopment and CEDAC agree as follows:
Bedroom Mix Policy 1) Consistent with the AI, it is the intention of the State Housing Agencies that at
least ten percent (10%) of the units in Affordable Production Developments funded, assisted or approved by a State Housing Agency shall have three (3) or more bedrooms except as provided herein. To the extent practicable, the three bedroom or larger units shall be distributed proportionately among affordable and market rate units.
2) The Bedroom Mix Policy shall be applied by the State Housing Agency that
imposes the affordability restriction that complies with the requirements of the SHI.
3) The Bedroom Mix Policy shall not apply to Affordable Production Developments for age-restricted housing, assisted living, supportive housing for individuals, single room occupancy or other developments in which the policy is not appropriate for the intended residents. In addition, the Bedroom Mix Policy shall not apply to a Production Development where such units:
(i) are in a location where there is insufficient market demand for such units , as determined in the reasonable discretion of the applicable State Housing Agency; or
(ii) will render a development infeasible, as determined in the reasonable discretion of the applicable State Housing Agency.
4) Additionally, a State Housing Agency shall have the discretion to waive this
policy (a) for small projects that have less than ten (10) units and (b) in limited instances when, in the applicable State Housing Agency’s judgment, specific factors applicable to a project and considered in view of the regional need for family housing, make a waiver reasonable.
5) The Bedroom Mix Policy shall be applicable to all Production Developments
provided a Subsidy as defined under 760 CMR 56.02 or otherwise subsidized, financed and/or overseen by a State Housing Agency under the M.G.L. Chapter 40B comprehensive permit rules for which a Chapter 40B Project Eligibility letter is issued on or after March 1, 2014. The policy shall be applicable to all other Affordable Production Developments funded, assisted, or approved by a State Housing Agency on or after May 1, 2014.