1. 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

2. 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.

3. 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

4. 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

5. 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).

6. 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

7. 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

8. 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

9. 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.

10. 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

11. 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

12. 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).

13. 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

14. 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

15. 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.

16. 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