Affordable Housing Production Plan for the Town of Duxbury, Massachusetts “Affordable housing should be unique to Duxbury without relying on Chapter 40B. The Town should look at the particular needs of residents rather than following a formula set for all municipalities in the state.” Presentation to: Duxbury Affordable Housing Trust Fund Town of Duxbury Board of Selectman and Planning Board January 27, 2014

Introduction Part I – The affordable housing needs assessment. The objective of Part I is to estimate present and projected demand for various types of affordable housing in the Town of Duxbury. Part II – The affordable housing production plan. The objective of Part II is to set affordable housing goals and strategies to meet these goals. Benefits of becoming a “certified community”. Our overall goal is to educate the Trust and Community: Provide strategies to leverage funding resources to meet the affordable housing needs in Duxbury. Equip the Trust to review developer proposals. Allow the Trust to be proactive on affordable housing matters in the community.

Housing Production Plan Overview Executive Summary Summary of Key Findings Demographic Analysis Housing Characteristics Affordable Housing Inventory Demand Analysis Stakeholder Interviews Zoning Review Funding Mechanisms for Affordable Housing Constraints on Future Development Affordable Housing Production Goals Affordable Housing Implementation Strategies Short Term Action Plan

Affordable Housing Primer The Town of Duxbury is in the Boston PMSA. The chart below shows the 2013 Income Limits based on household income as a percentage of area median income (AMI): Income Limits Number of Persons Per Household % AMI 1 2 3 4 5 30% AMI $19,850 $22,650 $25,500 $28,300 $30,600 50% AMI $33,050 $37,800 $42,500 $47,200 $51,000 60% AMI $39,660 $45,360 $56,640 $61,200 80% AMI $47,150 $53,900 $60,650 $67,350 $72,750 110% AMI $72,710 $83,160 $93,500 $103,840 $112,200 AVERAGE SALARIES FOR TOWN OF DUXBURY EMPLOYEES Teachers $65,173 Police officers $65,248 Firefighters $58,984 Town Hall administrative staff $42,850

Maximum Allowable Rents The chart below shows the 2013 maximum allowable rents by household income as a percentage of area median income (AMI): # Bedrooms SRO Studio 1 Br 2 Br 3 Br 4 Br 30% Rent $372 $496 $531 $637 $736 $821 50% Rent $619 $826 $885 $1,062 $1,227 $1,370 60% Rent $743 $991 $1,275 $1,473 $1,644 80% Rent $883 $1,178 $1,263 $1,516 $1,751 $1,953 110% Rent $1,362 $1,817 $1,948 $2,337 $2,700 $3,014 2013 Studio 1 Br 2 Br 3 Br 4 Br  FMR $1,035 $1,156 $1,444 $1,798 $1,955 Island Creek Village North: Rents at 80% of AMI. Home Sales Price: $170,000 for a condo and $218,000 for SFH (Family of 4 at 70% of AMI).

Conclusions to Needs Assessment Strong foundation laid by the Local Housing Partnership. Much needed low income and moderate income homeownership units on the horizon. Few housing choices for households earning less than 80% of AMI. Fewer housing choices for renters at all income levels. Concern over loss of subsidized units at Island Creek West. Need for additional housing choices for seniors on a fixed income and for young professionals looking to return/live in Duxbury. Need for housing and supportive services for special needs populations. Need to connect Trust with additional resources/partners. Need for mixed use housing options. 6

Constraints on Affordable Housing Development Water and Sewer Infrastructure Some areas of town without municipal water and wastewater treatment access Conservation Open space acquisition program that prohibits development on many parcels Presence of wetland areas, bogs, floodplains, aquifers limit development High barriers to entry Land costs Real estate taxes Regulatory constraints

Housing Production Goal Current SHI 3.4% with 229 units planned/not yet on inventory which would bring SHI to 6.5% in 2015. Goal: Produce 10 (.17%) units a year. Reach 10% in approximately 2035. Annual Subsidized Housing Unit Production to work towards achieving 10% Goal Year 2014 2015 2016 2017 2018 2019 2020 Housing Units 5,875 6,228 10% 588 623 Production 10 SHI 417 427 437 447 457 467 477 Gap 171 161 151 141 131 121 146 % of Total Units 7% 8% *assumes 6% growth 2010-2020

Affordable Housing Goals Preserve existing affordable units, especially rental units for very low income households; Increase the supply of affordable rental housing for low-income (60%-80% AMI) households; Increase the supply of affordable rental housing for low-income (30%-60% AMI) households; Increase affordable homeownership opportunities for first-time homebuyers earning 70%-80% AMI and 80%-100% of AMI; Increase housing and support opportunities for special needs populations; Identify additional sources of funding for affordable developments; Amend the Zoning By Law to further encourage affordable housing.

Implementation Strategies Provided a menu of over 25 strategies in the following categories: Education and Capacity Building Strategies Zoning and Planning Strategies Preservation Strategies Housing Production Strategies

Implementation Strategies Education and Capacity Building Strategies Continue to educate and train committee members Educate the public Partner with a provider of First Time Home Buyer Classes Secure professional assistance Partner with housing providers and agencies Create a guide of financing options for low-income homeowners/landlords Examine energy efficiency/green building programs

Implementation Strategies Zoning and Planning Strategies Re-organize and Simplify the Zoning By-law Streamline the Review Process Amend the Accessory Apartment Provision to the By-law Few permits have been issued. Allow in a detached structure (or only in historic detached structure?) Make it a by right use with Administrative site plan review. Consider an amnesty program. Review standards (i.e. decrease eligibility time from 10 years after construction to five years).

Implementation Strategies Zoning and Planning Strategies – cont’d Provide Incentives to comply with the Inclusionary Housing Provision to the By-law Amend the Neighborhood Business District Section of the Zoning By-law to encourage the development of family apartments above the ground floor of a commercial building Re-examine the Affordable Housing Provision in the Zoning and make it more effective Consider a fee waiver or reduction program for affordable units Examine Project Review Functions/Funding Allocations

Implementation Strategies Preservation Strategies Work with the Beacon Companies to preserve Island Creek Village West Ensure that all eligible affordable units are added to the SHI Buy down existing affordable units with new deed riders Pursue CDBG funding to establish a housing rehabilitation program

Implementation Strategies Housing Production Strategies Complete Camp Wing and Grange/Fire Station Developments. Support Completion of Island Creek Village North Identify and make available Town-owned land for affordable housing development (Lincoln Street – tax credit – Example: The Villages, Wareham). Identify vacant, abandoned or underutilized land for affordable or mixed-income housing development. Establish a down payment assistance program for first-time homebuyers. Continue to partner with private developers. Consider joining a HOME Consortium. Leverage existing funding resources.

Next Steps Approval by Planning Board and Selectman Approval by State (60-90 days) Getting Started: Follow one year plan on page 94: Set Benchmarks Develop Budget Questions: Lynne D. Sweet LDS Consulting Group, LLC 617-454-1144 ldsweet@ldsconsultinggroup.com