Post on 10-Oct-2015
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MILTON HOUSING PRODUCTION PLAN
Karen Sunnarborg, ConsultantWith technical support from William Clark, Town Planner
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
HOUSING GOALSMeet local housing needs along the full range of incomes, promoting social and economic diversity and stability.Leverage other public and private resources to the greatest extent possible.Insure that new housing creation is harmonious with the existing community.Strive to meet the 10% state standard for affordable housing.Provide a wide range of housing alternatives to meet diverse housing needs.Promote smart growth development.Preserve the existing affordable housing stock including its diversity of prices, building types and lot sizes.
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
WHAT IS AFFORDABLE HOUSING?Different programs have different criteria/for example rental versus ownership.40B definitionSubsidized development25% of units restricted to households at or below 80% of AMI ($61,000 for family of 3)Regulatory agreement monitoredAffirmative marketing but local preference for 70% of affordable unitsMILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
SUBSIDIZED HOUSING INVENTORY (SHI)Of Miltons 9,641 year-round, housing units, 426 units or 4.44% are considered affordable. Milton needs at least 538 more affordable units converted or produced to meet the state 10% target based on existing stock.Based on buildout projections, this total figure increases to more than 600 affordable units, based on current zoning, requiring of the projected new units be affordable.Can count 100% of all units in SHI for 40B rental developments, 25% for 40B homeownership projects.
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
WHAT IS HOUSING PRODUCTION?State regulations under Chapter 40B offer communities greater local control over affordable housing development.First step is getting Housing Plan approval from the state. Plan must include annual affordable housing production goals of 0.50% of the communitys year-round housing stock or 48 units for Milton.For each one-year or two-year goal met, the Town can apply for certification from the state that enables the ZBA to deny inappropriate Chapter 40B developments without the developers ability to appeal.MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
HOUSING NEEDS ASSESSMENTSlowing population growth.Proportionately more children, fewer young adults and more seniors.More families.Growing income disparities with increases in median household income ($104,357) and poverty.Median household income of owners and renters was $119,420 and $27,853, respectively.Median income of renters decreased from $41,071 in 1999.Almost 1/5 of all households were earning less than $35,000 while more than half were earning above $100,000.
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
Chart1
9382
16434
18708
22395
26375
27190
25860
25725
26062
27003
Number of Residents
Population Growth, 1920 to 2010
Sheet1
19209,382
193016,434
194018,708
195022,395
196026,375
197027,190
198025,860
199025,725
200026,062
201027,003
Sheet2
Sheet3
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
Chart1
199020002010
573705583
179220872412
885419534
1038837537
173916671410
144216951864
84711281491
96312271675
2010 census
2000 census
1990 census
Number of Residents
Changes in Age Distribution: 1990 to 2010
Chart2
174516401544
487558556222
191013011779
345025331955
415542123422
257341554238
252421323686
449342344157
1990 Census
2000 Census
2010 Census
Number of Residents
Changes in Age Distribution: 1990 to 2010
Sheet1
199020002010
0 to 41,7451,6401,544
5 to 194,8755,8556,222
20 to 241,9101,3011,779
25 to 343,4502,5331,955
35 to 444,1554,2123,422
45 to 542,5734,1554,238
55 to 642,5242,1323,686
65 +4,4934,2344,157
Sheet2
Sheet3
HOUSING NEEDS ASSESSMENT (CONTINUED) The borrowing power of the average household, based on the towns median income of $104,357 is about $475,000.Median house price of $520,099 requires an income of about $110,000.The affordability gap is therefore $45,000, the difference between the median priced home and what a household earning at median income can afford. The addition of down payment and closing costs would increase this gap to at least $155,000.The gap increases to $212,000 for those earning 80% AMI.
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
HOUSING NEEDS ASSESSMENT (CONTINUED)There are very few if any homes on the market for less than $300,000.About 27% of Milton households were spending too much on their housing.Lowest rental listings for apartments in older homes ranged from $1,475 to $1,650.Rentals for houses ranged from $1,795 to $3,200 and condos ranged from $2,700 to $2,950.A $1,650 apartment requires an income of about $72,800 plus up-front cash of almost $5,000.
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
HOUSING STRATEGIES PLANNING AND REGULATORY REFORMPromote affordable housing through cluster zoningExplore adoption of 40R/40SPromote infill development on noncomplying lotsReduce parking requirements under specific circumstancesStreamline the permit approval process/Affordable Housing GuidelinesAmend accessory apartment bylawMILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
HOUSING STRATEGIES BUILD LOCAL CAPACITYConduct an educational campaignCapitalize the Affordable Housing Trust FundHire an Assistant Planner/in processApprove CPA
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
HOUSING STRATEGIES HOUSING PRODUCTIONContinue to promote mixed-use and transit-oriented developmentContinue to support adaptive reuseSupport scattered-site, infill housingMake Town-owned property available for affordable housingMILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
HOUSING STRATEGIES HOUSING PRESERVATIONMaintain affordability of SHIHelp qualifying residents access housing assistance
MILTON HOUSING PRODUCTION PLAN*
MILTON HOUSING PRODUCTION PLAN
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