Affordable Housing

jonbenson.org

When I moved to Acton in 1981, the housing profile of the town was very different than it is now. At that time there were NO affordable deed restricted units for low income households. In 1969, MA adopted the MA Comprehensive Permit Act, known as Chapter 40B. Chapter 40B sets a minimum goal for all cities and towns of 10% affordable units, serving low and moderate-income residents. The Town was at 0% when I arrived and today, under my watch as Chair of the Board of Selectmen, we are at 10%! Acton currently has 10.55% (or 894 units) on the state’s Subsidized Housing Inventory. The attainment of the 10% minimum, known as “safe harbor,” affords the Town more discretion and leverage under 40B, enabling it to be more selective in considering and permitting 40B projects.

Since 2018 the Town has invested significant time and effort on evaluating its housing needs and ways to address them. Acton was designated a Housing Choice Community by Governor Baker which made us eligible for grants for housing-related projects. In 2020, the Town also adopted a new Housing Production Plan and I was the Selectmen’s representative on the HPP Steering committee. I became a member of a new housing advocacy group, Housing for All.

I credit the Acton Community Housing Corporation, the Town’s affordable housing board, for educating me and the community about affordable housing and the need for a diversity of housing. I have attended most of the ACHC’s meetings as the Selectmen’s liaison the past 3 years and look forward to learning more in my second term on the Board. Among the important housing-related trends in Acton to understand:

• Our population has grown significantly over the last 20 years
• Our population is aging
• Our school population is declining
• Most of our housing is single family units
• The cost of housing is prohibitively expensive for people earning a “normal” wage
• There are insufficient options for seniors, whether long-time residents hoping to age in place or seniors on limited, fixed incomes

What do these facts mean for our future?

• As this town’s population grows, housing needs will continue to change.
• Moderate-cost housing is not available, so younger people can’t or don’t want to move in and long-term residents who are seniors on fixed incomes have difficulty staying.
• In the absence of measures to address these issues, long-term residents and seniors are becoming the primary source of tax revenue. This is not sustainable.

The town must pursue housing strategies to provide the kind of housing that both young people and down-sizing adults want. For example, higher density housing in town centers, in walkable locations, convenient to transit and other amenities.

The Town also must also act to support racial equity and inclusion, through the provision of diverse housing options that are affordable for individuals in a broad range of incomes. I strongly agree with this statement of ACHC member Bob Van Meter:

“While there are other steps that Acton can take as a municipality in support of racial justice and inclusion, I believe the single most powerful thing that Acton can do as a local community is to support housing that is open to a broad range of income categories and thus necessarily to many more people of color than currently are able to live in Acton.”

Excerpt from Racial Justice for Suburban Communities, Bob Van Meter (2017)

In 2020, as I mentioned, the Town adopted a new Housing Production Plan with well over 800 residents participating and sharing their opinions on housing goals. Acton residents affirmed the need for different housing types that provide options for people at different stages of life, from young families with children to retirees looking to downsize.

Acton will build on its history of diligent efforts to provide affordable housing with the goals and strategies laid out in the Housing Production Plan. I am committed to this Plan and the implementation of its objectives to make Acton a community with a diverse array of housing that is affordable for all.

I will be running for re-election to the Board of Selectmen in the March 30th Town Election. Visit my website to learn more about me jonbenson.org