Acton Select Board Candidates Answer Housing Questions

Housing for All, Acton Questionnaire and Responses from Select Board Candidates for the June 29th, 20201 Election.

Housing for All Acton is a coalition of residents and professionals involved in promoting affordable housing. Our Mission Statement is as follows:

“We believe that Acton can and should be an inclusive community with housing options to meet the needs of people at different incomes, household types, and stages of life. For Acton to meet the housing needs of current and future residents we support the creation of new housing including multi-family housing, housing for people with limited incomes, and housing for people with special needs, as well as embracing reusing existing housing for new housing needs.

Housing for All will actively support policies, developments, and projects that we believe will make Acton a more inclusive community and facilitate the creation of new housing opportunities, especially housing that meets identified community needs including increasing access to Acton housing for those who work in the community. We seek to work with residents, and others who care about Acton to advance the goal of an inclusive and welcoming community.

We invited candidates Himaja Nagireddy and Franny Osman to respond to a series of questions on the housing issues facing the Town and below you will find the questions and the candidates’ responses to the questions. We hope this information will be helpful to voters as they make their choices in June 29th election.

1)The Boston region suffers from a severe housing shortage. Rents and home prices in Acton and the region are high and rising, with negative consequences for our community and the wider region. Creating more homes is critical to solving the twin crises of shortage and unaffordability. What role, if any, should the Town of Acton take in supporting the development of multifamily housing, whether deed-restricted affordable (reserved for low- to moderate-income households), “workforce,” or market-rate? Please explain.

Himaja Nagireddy: Thank you so much for this opportunity to share my thoughts on how we can improve availability of affordable housing in Acton; I am very inspired by the work that Housing for All does to address this issue. While we have achieved our 40B obligations, notably with the construction of rental units such as Avalon in 2006, we still have ways to go to ensure that properties are actually affordable to residents. Families earning under $50,000 per year often do not have the financial bandwidth to afford properties built under 40B. We need to adhere to the new Housing Production Plan that the town published recently that focuses on housing rehabilitation and providing services and support for people making less than $50K/year. This is a step in the right direction to solidifying how we define affordable housing, what our long goals are, and how we can feasibly meet Acton’s affordable housing needs while prioritizing sustainability and the protection of our natural resources such as groundwater. Along these lines, we should also examine our current housing stock and start a program that purchases these units, especially those close to important town amenities, and deed-restrict them to make them eligible for affordable housing.

Franny Osman: Acton should take an active role in supporting the development of multifamily housing. Multifamily buildings save energy and money. They promote a sense of community. They provide less expensive homes and thus economic diversity. They allow for shared programs and staff. They destroy fewer trees than individual houses. People are very grateful when they land a home they can afford or that is accessible, in one of these developments such as Avalon or the upcoming Powdermill Rd. apartments. The upcoming Acton Housing Authority development on Main St. will provide apartments for young adults with disabilities when they leave their parents’ homes. Workforce housing would help more of the 10,000 employees in Acton live here. Those workers’ median annual income is half of Acton’s median income.

2) Acton has recently achieved “safe harbor” status under the provisions of Massachusetts General Laws Chapter 40B, including by attaining the “10%” minimum threshold for affordable housing units. Do you think the Town of Acton should still encourage developers to create affordable housing and if so, what tools do you envision using to encourage affordable housing development?

Himaja Nagireddy: The fact that we have fulfilled the requirements in 40B to have 10% of our housing be designated as “affordable” is a tremendous milestone. That said, it is critical that we assess and clearly define the difference between affordable housing as outlined in 40B (where a unity can qualify as “subsidized housing” if it is affordable to households earning 80% of the “Area Median Income” as defined by the federal government) and housing that is actually affordable for families with very low income (under $50k/year), especially since the vast majority of private 40B developments serve buyers and renters at the top of this income range. We need to create a robust plan that outlines clear steps to increasing affordable housing in a fiscally responsible, equitable, and environmentally sustainable way. Here, my experience in water and environmental protection, years of racial and economic justice work, and my recent involvement on the Climate and Housing group with the Climate Mobilization Project, will serve me well.

Franny Osman: Even though we have achieved the state’s “safe harbor” status, meaning we have made sufficient progress in increasing affordable housing units, we should still encourage developers and homeowners reconfiguring their property, to create affordable units. Until we have enough affordable stock for the one quarter of Acton’s households who qualify as low income, we must not rest. Tools we can use include: 1) communication of the 2020 Housing Production Plan goals to developers; 2) tax incentives for property owners who add units to existing buildings; 3) Town Meeting approved changes to the zoning bylaw such that larger structures can be more easily divided into multiple units; 4) promote construction of newly approved Accessory Dwelling Units; 5) minimize hurdles for developments underway such as the Housing Authority at 348-364 Main St. and Mass. Ave. across from the Jr. High; 6) housing grants; 7) a creative new use of Transfer of Development Rights that allows for denser building in one area in exchange for open space protection in another; 8) collaboration with Minuteman Arc and other agencies to build group homes.

3) A new Massachusetts law requires that all communities served by the MBTA, including Acton, create districts proximate to transit that are zoned for multi-family housing development to remain eligible for competitive state grants like MassWorks. What steps would you take to comply with this new state legislation?

Himaja Nagireddy: I think adequate planning is key to responsibly and equitably meeting Acton’s housing demands. To inform if we expand zoning for districts proximate to transit for multi-family housing, we need to assess what the current and projected needs and demands for multifamily housing are, identify whether there are better alternatives to creating new developments, and assess whether units can be sustained (ensure adequate water access that does not significantly deplete groundwater resources, reduce greenhouse gas emissions with renewable energy, protect Acton’s critical environmental areas, etc.).

Franny Osman: I was so happy to see this requirement for multifamily zoning near MBTA stops built into the Economic Development Bond Bill in January 2021. If we comply, we stay competitive for MassWorks grants. A $2.75 million MassWorks grant is what is allowing the Powdermill Rd. family rental apartment project to go forward. And not just for grants: it is the right thing to do, environmentally and socially, to zone multi-family housing near transit. To comply, I would start by reviewing our present zoning near our train station, to see what if any changes are required. Next, I would arrange a joint discussion of compliance with this law, at a Minuteman Area Group for Interlocal Coordination (MAGIC) meeting. MAGIC is our 13-town subregion of the Metropolitan Area Planning Council (MAPC). There is no need to reinvent the wheel in each town; MAGIC allows us to plan and learn together. We can apply for technical support in this work from the MAPC, and as we have done in other areas such as Agriculture and Climate Resiliency, we can then share our learnings with other regions in Mass. I would also look for incentives such as relaxation of parking space requirements, and mitigation such as sidewalk construction.

4) A related question is: Many of those concerned about climate change are encouraging multi-family housing development in walkable neighborhoods near transit as a necessary step in reducing carbon emissions. Do you agree and if you agree; what steps should Acton take in this area?

Himaja Nagireddy: I agree that housing in walkable neighborhoods near transit is a win in terms of combating climate change and improving quality of life for residents. However, I think we need to prioritize finding alternatives to building new units as a way of meeting housing demands more sustainably, especially since new builds can significantly damage the environment and strain critical water resources. Climate action should be a lens we employ when making decisions in all areas of town governance, and I am dedicated to working with the many environmental groups in Acton, such as the Acton Climate Coalition, Green Acton, Acton Sunrise, and the Town Sustainability Manager, to make sure we are working towards a more green future.

Franny Osman: I agree that multifamily housing in walkable neighborhoods near transit reduces carbon emissions. We should take the same steps as we take to respond to the state requirement about MBTA stops. In addition to promoting development and renovations that add these new units, we must optimize the infrastructure and amenities that support walkability nearby. In other words, make sure we accelerate sidewalk construction; maintain the sidewalks in winter; set up a request-response system for problems people see in sidewalk state-of-repair; support the dog park as a walking destination; add streetlights; add crossing lights; and add bike lanes. Most important, we do not just have to put the housing where the transit is but bring the transit to the housing! Reward developers who build multifamily housing with better transit service to that housing. The Maynard Shuttle should be routed to include the Powdermill development. The “CAT Bus” should stop at the Main St. housing; these developments should have required bus stops and kiosks with real time bus location information or communication with the van dispatch, so people feel less isolated and more supported by the transit.

5) Housing advocates and the parents of special needs children have identified affordable housing for people with special needs as an important priority for Acton. What steps would you take or support to advance the goal of increasing affordable special needs housing opportunities in Acton.

Himaja Nagireddy: I look forward to learning more about the work of commissions such as the Committee on Disabilities and the Acton Housing Authority. Just as importantly, I think there is an opportunity to facilitate greater collaboration between these two groups to ensure that we prioritize increasing affordable special needs housing, for both apartments and group homes, in our town. There are many reuse possibilities in villages for group homes that can accommodate special needs, which is an important step in shifting Acton to be a socially just, caring, and inclusive town while minimizing costs to taxpayers.

Franny Osman: In my work with Housing for All and on the Commission on Disabilities and Transportation Advisory Committee over the years, I have met many parents of adult children with disabilities who were either experiencing the challenges of first leaving the school system and being trained by Mass. Rehab or other agencies, and seeking independent housing; or were aging as the parents themselves aged, and the parents were hoping to see the children comfortably and permanently housed. The first step I would take would be to look at what is working now; I would interview families with members in group homes and supportive apartments. I would learn who all the players are in the process of developing successful special needs housing. How did that new house for men with special needs pop up so quickly in West Acton? How is it going? What organization is involved? What funding sources did they use? What housing has MinuteMan Arc created and what ways can towns be most supportive of their work? Replicate those best practices. I would form a coalition of organizations, to apply for state funding. In the next steps, I would promote appealing designs that blend in with existing neighborhoods, paying attention to scale, and have amenities that do not cost much but add to connectivity and a sense of community such as paths and gardens.

6) Do you believe mixed use development that includes multifamily housing should be considered in the redevelopment of the “K-Mart” parcel?

Himaja Nagireddy: I think many of us in Acton have seen the untapped potential of the Kmart parcel to provide needed services to Acton. That said, we need to have a definitive plan for how we plan to use this land before we pursue, acquire, and develop it. I have been listening to the voices of the community on potential projects for this parcel, such as a community center, mixed use retail and housing, and other low-cost shopping options. This land has a lot of potential, given its location to the school, train station, and other amenities, and I recognize the importance of this space in our community. I also believe that we need to focus on empty commercial storefronts Acton. By bringing more small businesses, especially those owned by people of color and providing services of critical needs, such as mental health and counseling, we can reduce our residential tax burden, which is one of my priorities.

Franny Osman: Because of the location of the K-Mart parcel, and its large size, I believe that a combination of retail and housing would work beautifully. It could provide income to the Town, and it would draw people to the soon-to-be finally improved Kelley’s Corner. It would be walkable and welcoming. While I liked the recent proposal of retail and senior housing, I would like to see the opportunity maximized by adding special needs housing to the retail part of that plan. Seniors and adults with disabilities are two groups that both contribute to community life with lively participation, and benefit from a busy, walkable village just a mile from the train station. Transportation will be needed by both residents and staff.

7) Do you believe the Town of Acton should actively promote economic and racial diversity? If you do agree; what specific steps should the Town take toward this goal in housing policy to promote diversity?

Himaja Nagireddy: I wholeheartedly believe that the town, and town governance, has a responsibility to improve diversity, inclusion, and equity in all that we do. Along these lines, I believe that we need to reevaluate policies such as our current and historical zoning and planning practices using a racial justice and equity lens. In terms of action we can take now, we could consider revising our density bonus zoning practices, or the current “lottery” for people who are income qualified for 40B units, to offer preference to those living in environmental justice areas as defined by the State of Massachusetts.

Franny Osman: Yes, a town that is economically and racially diverse is a healthy community that supports its employees and businesses; passes good values to its children; and is a pleasure to live in. It is the ideal that so many of us work toward--where our teachers and first responders can afford to live here, where people of color feel safe, where recently arrived immigrants can land and feel at home, where we hear different languages and enjoy arts and culture, and where we appreciate the history of this land and its past and present peoples. It is a town where we know that our taxes go to good use, strengthening the schools, arts, and amenities such as parks and transportation, and if our taxes create an undue burden, we can turn to the Town for relief. I also feel it is right that our town reflect the diversity of our state. To achieve these ideals, we have to 1) support development that helps us reach the goals of our very rich Housing Production Plan (https://www.mass.gov/doc/acton-plan/download) (read it for inspiration!) including a variety of housing types to attract residents at all stages of life; 2) make sure that our zoning bylaw supports those diverse housing needs; 3) make sure mortgages, real estate sales, and rentals are not subject to discriminatory practices; 5) loosen zoning restrictions so more houses could be turned into multiple units within the same footprint; 6) study past practices that led to the disparity in asset acquisition between black and white households in Massachusetts and support state legislation that promotes fair housing practices. (The wealth gap between black and white Massachusetts residents is 20% attributable to income differences and 27% due to differences in home ownership history. (a Brandeis study))

8) Have you ever publicly supported an affordable housing development here in Acton? I If so, please describe the development and how and why you supported it.

Himaja Nagireddy: There is no time like the present! I support housing developments such as Powder Mill Place, 446 Mass Avenue (Residences of Kelley’s Corner), and the Main Street project. I am also currently working with the Climate and Housing group organized by the Climate Mobilization Project to prioritize the voices and perspectives of moderate-to low-income renters in informing strategic planning around how to increase affordable housing while protecting the environment and addressing climate change.

Franny Osman: I have spoken up in favor of several housing developments and I have seen the peace and joy people feel when they are able to move into appropriate housing. Most recently, through my work on Housing for All, I gathered supporters of the senior and accessible housing planned for 348-364 Main St. The presence of dozens of supporters of the plan helped bring about a positive vote by the Town committee charged with determining the use for that land, to sell the land to the Housing Authority for this future 40-unit building. I supported the plan because I want seniors to be able to move from large houses into smaller units, and to keep people with disabilities here in Town.

I also spoke in favor of the senior units across from the Jr. High, the senior units added to Avalon, and the family apartments on Powdermill Rd. that helped bring the Town to “safe harbor” by adding many rentals. I spoke up in support, in vain, when the owner of 32 Elm St. wanted to create group houses for people with developmental disabilities along with several market-rate homes. I felt the response from the neighborhood should have been more collaborative; it could have led to a pared down plan that still included the group houses but with fewer and smaller other houses. Instead, the loud outcry led the developers to drop that plan and build many fewer larger single-family homes that meant loss of the character and spirit of adding sorely needed special needs housing. The large barn on the property (where the poet Robert Creeley once lived) was the original location for the Friday Night Fun Club, a social gathering for people with developmental disabilities. What a fitting outcome it would have been had the group house plan succeeded.

9) Have you ever publicly opposed an affordable housing development in Acton? If so, please describe the development and how and why you opposed it.

Himaja Nagireddy: I have not publicly opposed an affordable housing development in Acton. That said, I believe there is so much potential with using zoning and planning practices as an opportunity to protect our groundwater and other critical natural resources, in addition to preserving our cultural resources. We need to strategically plan how to increase housing that is genuinely affordable in a sustainable way that takes all these factors, and more, into consideration.

Franny Osman: When I was on the Select Board previously, I spent many long hours trying to find a way that the Town could support the owner of a property on Piper Lane by purchasing their back land at a price similar to that paid to a neighboring property. The purchase would have added a wedge of land to Great Hill Conservation Land, fulfilling the dream of the resident family and other neighbors. Lack of frontage prevented the property from being appraised high enough to allow the Town to use Community Preservation funds to buy the land. Later, a developer was able to purchase an adjacent property to serve as the frontage and planned a 40B development. While I liked the location in a village, the focus on senior units, and the proximity to the train station, I felt the shape of the land-- up a steep hill, on a curve of a fast road, in an historic village section, denying the addition to Great Hill--made the development less than ideal. I also liked supporting the great number of residents who preferred not to have that 40B development there. I was relieved when Town Meeting voted to purchase the land.

In general, while I like the addition of affordable units that 40B’s provide, I do not like the slow pace of adding those units. I much prefer taking giant steps toward affordability. I also take issue with the sidewalkless, car-oriented shape many of those small 40B cul-de-sacs had.

10) Acton has provided some emergency assistance to renters and homeowners impacted by the pandemic. Should Acton consider additional steps at the local level to provide emergency assistance to renters?

Himaja Nagireddy: I think that providing grants through the Emergency Rental Assistance program to renters is critical. Further, adequate outreach to let people know that these resources exist and how to apply is crucial. Similarly, we should continue to facilitate resident applications for tax relief and promote expanded services to residents in Acton Housing Authority Units, to ensure everyone is receiving all the assistance they need.

Franny Osman: I am glad that Acton has the highest proportion of rental units than any of its neighboring towns. These rental units provide the opportunity for an economically diverse population to enjoy all Acton has to offer. It would hurt the residents and the Town for people to suffer evictions. Acton should continue to help its residents stay. I would like to see young people who returned during the pandemic, and older residents, be able to stay in Town. We can include support from Community Preservation funds, private donations, and non-profit participation such as Acton-Boxborough United Way’s Community Impact fund they began during the pandemic. The Golden Rule rules: we should treat our neighbors as we would want to be treated.

11) Most efforts to promote renewable energy have focused on homeowners. What steps would you propose to include renters and other occupants of multi-family housing in Acton’s climate solutions?

Himaja Nagireddy: While Acton has led many local measures to reduce greenhouse gas emissions, these efforts often do not reach the 30% of Acton residents living in multi-family housing, most of them tenants. Without specific efforts to engage those residents and adopt designs that can both reduce greenhouse gas emissions and meet their needs, we continue to miss opportunities to strengthen our efforts and include all residents in climate solutions. We need to build a decision-making structure that centers the concerns and ideas of low-income residents to reduce the climate impact of rental housing in Acton. To do so, we are organizing a committee that centers the voices of renters in discussions with representatives from town governance and local environmental organizations. This is the first step to brainstorming ideas that can then be used to create strategic plans around steps we should take to address the concerns of renters and advance local climate action efforts.

To Housing for all, thank you for these good questions and the opportunity for me to share my thoughts. I hope to continue working on these issues as a member of the Select Board, and invite you to reach out to me via my website at https://votehimaja.org or my campaign FB page at https://www.facebook.com/VoteHimaja with any further questions.

Franny Osman: Renters usually pay their own utilities, so building owners lack the incentive to weatherize, replace windows, replace inefficient appliances, or avail themselves of home energy assessments. I am a founding member of the citizen advocacy group Housing for All, which formed in 2018. Our group has teamed up with the Acton Climate Coalition to work on the issue of empowering renters and other occupants of multi-family housing in climate solutions. We are facilitated by Climatemobilization.com. Our team includes activists from the climate and housing areas as well as residents of rental units with lived experience of drafty or moldy apartments, out-of-date appliances, and a lack of agency to promote more environmentally conscious practices. Our goal is to create a committee of apartment dwellers who take action on this front: to educate and engage building owners, apply for support from town and state funding agencies, appeal to private funders. I plan to suggest that the new committee seek help from our planning agency, MAPC, to effect change in energy conservation practices. MAPC can identify other communities who are ahead of Acton on this work, such as Cambridge, where the Cambridge Energy Alliance educates and facilitates energy assessments, no-cost weatherization services, and financing options for solar energy. Please read more about Franny Osman’s experience and campaign events at ttps://frannyosman.com/.