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Working to Develop Affordable Housing

Bob is in Mashpee, Massachusetts, where the affordable housing project is well underway with five of the eleven homes currently under construction. Bob talks with developer and general contractor Joe Valle about the pace of the project and the four homes that will be designated as affordable by housing agency guidelines. Valle introduces Bob to Zella Elizenberry of the Mashpee Affordable Housing Committee, Jamie Regan the chair of the Mashpee Zoning Board of Appeals, and Eric Smith, the Mashpee Assistant Town Planner. Together they explain the process that led to the approval and construction of Mashpee's first ever 40B affordable housing project. Regan explains that just 10 years ago zoning would have permitted the construction of four homes on this parcel of land, but today it is zoned for only two. While the board sees the need for affordable housing, they wanted to be sure there would be moderately priced housing, too. Elizenberry explains the original intent of the law, which was to prevent "snob zoning" or exclusion of lower-priced, affordable homes in wealthier communities. In exchange for the zoning relief, developers are required to provide 25 percent affordable housing in a development governed by Act 40B. Smith adds that the key areas where zoning relief was extended to the project are in reduced lot size and reduced frontage for the homes. They all agree that this development must speak well for Mashpee and its commitment to quality affordable housing. By law and by intent, the affordably priced homes must be identical to the market-priced homes in the same development, in terms of materials, workmanship, and design. Bob notes that the development is built on a cul-de-sac, which is perfect for young families.

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Working to Develop Affordable Housing

computer-generated transcript - may not be 100% accurate

" OK how many weeks has it been since you broke ground where we've been here Bob since about early June we put our road into the utility workers started building houses in August so we're talking about three months have about three months and we got a total of how many houses that will be permitted under with total of eleven homes and alternative we've got about. Five under way we got one missing. Well under way we got others that are approaching completion yeah end of the 114. Of them will be affordable right that's correct to be three that will be. Traditional affordable and one that's moderate so now we're gonna learn a little bit more about the process of making them affordable hi I'm. Bob I want to meet some folks from how to match speak with otherwise."

" And very high -- every didn't vote for me renewing we're reveals her slip the assistant town plan. Now I'm glad you could join us today because as I understand it this project is the first of its kind for the town. After about thirty years of deliberating this the first time that we've made progress towards creating this type of project right that's very that's very funny how that happens."

" had a developer that saw the opportunity with four acres. The zoning has changed over the last ten years ten years ago you could build four homes here and then the current zoning is for two homes. So when Joe decided to go the forty B process he was able to negotiate with the town to put eleven homes and he mentioned four affordable. As a board we're very concerned about many different things but we know the need for affordable housing is very good. And we want to make sure that there was also some moderate housing in this group."

" So tell -- how does this forty B law work well it's a lot it was at that. Put on the books in the Commonwealth of Massachusetts many many years ago and you original intent was it called snob zoning yes it was so they can't communities. -- excluding. Affordable. Units in the community and -- so and this is the first one for the town mashed it. Doesn't look that literally. Mandates. That if you give the building. Special zoning. Privileges they must include. 25% of that development as affordable housing. "

" So Florida houses here will be affordable now what are some of the zoning changes that are required to make it work we'll zoning relief for lot size for example -- Our zoning answers to acres were commuted by 8000 square feet well Molson class sizes -- about what 10000 square yard arms around here and so that's been keeping factor. Also the frontage is and reduce maintenance -- to. So those are the key elements that in many communities you've got these. Minimum requirements for lot size and make it so difficult for developers to put in the kind of housing that can be made affordable. And that -- we don't rule was keenly interested in being true that this the first community of this type in Ashby. Was done well and would represent for the future the kind of community that the town. Would like to hang out and that's what I'm so enthusiastic about it is there is no differentiation here between what is an affordable house and what is a market value house they're all identical in terms of the quality of materials and the quality of workmanship and design yes well must be Hussein and her reports -- cul-de-sac so that makes it very liveable for young families. And we've got detailing that you're putting in that also gives it that New England character thanks for coming on folks."

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Discussing the Plot Plan for Affordable Housing on Cape Cod

Bob meets with Joe Valle, the developer and general contractor for the River Hill development in Mashpee, Massachusetts, on Cape Cod. Although Mashpee has zoning laws that restrict housing development to minimum two-acre lots, Valle found that this land could not be adequately broken up into two two-acre parcels. So, he applied for zoning relief through Massachusetts' Act 40B and was able to use the 4.5-acre parcel to build 11 homes, four of which are affordable. Valle shows Bob the plan for the new neighborhood, indicating where the affordable homes will be located. He also shows him the available house-plan options. Homebuyers may choose from a Colonial, a Cape, or a ranch model. All homes will be of the same size and specifications, ranging from 1,320 square feet to 1,600 square feet. They will be finished with wood siding, either cedar shingle or clapboard. Valle explains that 40B affordable houses may not differ in size, appearance, or materials from their market-priced neighbors. Valle is also limited, by law, to a 20 precent profit on the development. This will come mostly from the market-priced homes that should sell for around $345,000. He does remark that challenges, like the increase in building supply prices, may limit his profit even further. Still, Valle is excited to use the law as a tool to build beautiful, affordable housing for families who want to live and work in the community.

Discussing Falmouth's Model for Affordable Housing

Bob visits with John Druley of Quaker Homes in Falmouth, Massachusetts. Druley is developing a parcel of land in Falmouth that will have eight homes, two of them affordable for families earing a modest income. Bob and Druley discuss the reality of housing in Falmouth, where one-acre building lots are required for new housing. A lot, Druley explains, will sell for around $300,000 with no construction. For this development, Druley has invoked Massachusetts' Act 40B to gain relief from zoning restrictions such as the one-acre minimum lot size. In return, Druley must make 20 percent of the homes available as affordable homes, for those earning up to 80 percent of the area's median income. The lots are 10,000 sqaure feet with a 40-foot setback from the road, 10-foot sidelines, and a 45 to 50-foot backyard. The homes are 1,800-square-foot Capes with attached garages, clad in white cedar shingles, with skylights, architectural-style roof shingles, and no-maintenance, energy-efficient vinyl windows. Druley explains that the affordable and market-priced homes must be indistinguisable in design, materials, and layout. The state assigns a 40B auditor to monitor the project and assure that no corners are cut on the affordable homes, and that the developer earns no more than 20 percent profit from the development. Druley explains that the market-priced homes in the neighborhood will sell for between $375,000 and $400,000, which will help offset the $119,900 selling price for the affordable homes.

Building Affordable Housing Under Act 40B

Developer Joe Valle explains Massachusetts' Act 40B to Bob. This statute allows a developer to make full use of the land, without the constraints of stringent town zoning laws, in exchange for the creation of quality affordable homes. This four-acre parcel would typically have two homes, but Act 40B has allowed for the development of 11 homes, four of which are affordable in price. They will sell for half the price of the market homes in the neighborhood. The remaining homes will be sold at market price, but by law all of the houses must be of the same quality, size, workmanship, and layout.

Affordable Housing Problems on Cape Cod

Bob talks with Pat Fiero of the Housing Assistance Corporation about the difficulty in finding land and developing affordable housing on Cape Cod. Fiero tells the story of Dennis, Masssachusetts, where a forward-thinking zoning bylaw allows development of undersized lots if used for affordable housing. The reality is that neighbors have banded together to block such projects, so they do not come to pass. Known as the NIMBY (not in my backyard) response, such thinking prevents people who work in these communities from being able to live in them. It also keeps many who have grown up in these towns from being able to raise their families there.