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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


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


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,


• 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


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


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


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.


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.


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


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.


3464

3141

830

2671

9309

2676 1617

3297

3349

1053

2433

9661

3134 1820

2717

2947

1012

2627

8525

4816

1699

2865

2940

905

2522

8166

5353

2438

0

2000

4000

6000

8000

10000

12000

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


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


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


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


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


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.


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.)


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


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.


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


Condominiumsalesfollowedasimilarpatternwithafewyearsoflowerpricesfollowedbyasteadyincreaseinpricesbeginningin2012.

Figure4:MedianSalesPriceofSingle-familyHomesandCondos2006-2016

Source:TheWarrenGroup

b.HomeSalesAsshowninFigure4below,Readingexperiencedadecreaseinthetotalnumberofsalesofbothsingle-familyhomesandcondominiumsbefore2012.Then,in2012,thenumberofsalesbegantoincreaseatthesametimethatpricesbegantoincrease.Thenumberofcondosalesinparticularrosesignificantlywithajumpfrom35condosalesin2011to103condosalesin2012.Thatnumbercontinuedtogrowandcondosalesreachedahighof174in2016.Thiscouldbeindicativeofademandformorediversehousingtypes.

Figure5:TotalNumberofSingle-familyHomeandCondoSales2006-2010


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


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”.


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.


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


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


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)


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


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.


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.


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


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


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%


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.


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


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


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


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


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.


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.


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


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


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


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


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.


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


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.


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.


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.


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


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.


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.


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


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 ✸


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


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


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.

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