Chatham Housing Production Plans Gets Final OK

CHATHAM – The town has “set the table” for creating more affordable and attainable housing, but as the newly finalized housing production plan notes, there’s still a lot more work to be done.

The plan, which was approved by the planning board and select board last week, includes some 44 strategies for continuing to make progress in filling the town’s housing needs. And it’s not all about affordable housing.

“It really goes beyond that,” said Laura Smead of consultant JM Goldson. “It’s about market rate housing, attainable housing and affordable housing all together.”

Currently, 178 housing units in town, 4.8 percent of the total, are included in the state’s subsidized housing inventory. To reach the 10 percent threshold set by the state — which allows the town more flexibility regarding 40B housing developments — 370 subsidized units are required. The select board has set a goal of building 200 affordable housing units in the next five years.

Chatham is facing the same housing issues as other towns in the region: a mismatch between what residents earn and the price of housing. To afford a mortgage on the $1.3 million median home price, an income of $300,000 is needed, Smead said. Chatham’s median household income is $83,835.

“There’s a big gap between people who might make too much to qualify for deed restricted affordable, but don’t make nearly enough to meet what the market has for housing,” she said.

More than 32 percent of households are “cost burdened” or “severely cost burdened,” paying 30 percent or more of monthly income in rent or mortgage payments.  Fifty-four percent of housing units in town are seasonal.

Goals set in the plan include creating and conserving year-round housing stock for all income levels; ensure housing opportunity for year-round residents and workers; address the seasonal workforce housing needs; strategically local new housing to minimize barriers to development; maximize interest in investment in affordable and attainable housing; share regional resources; and reach subsidized housing inventory goals.

The list of 44 strategies to reach those goals fall into three buckets, Smead said: planning, policy and zoning strategies; local initiatives and programs; and capacity education and coordination. Some of the strategies include allowing more multi-family units especially in commercial areas; limiting the size of houses when they are out of scale; allow duplexes in all residential districts; expedite permits for affordable and attainable housing; consider incentive programs to promote more year-round housing; consider expanding housing authority properties; and partner with local businesses to find ways to house seasonal workers.

The full document is available on the housing page of the town’s website.

There’s a lot there, Smead allowed. “It’s more like a menu of choices” that will need coordination between town officials, boards and committees and residents, she said. The plan has a five-year horizon.

Select board members had concerns about too many zoning changes.

“I don’t want this to look like driving a Mack truck through the zoning bylaw,” said board member Dean Nicastro.

“We’re not going to pick everything,” noted chair Michael Schell, who also chairs the town’s affordable housing trust board. The plan provides tools that the town can choose from in addressing housing needs, he said. He allowed that it will be “very, very challenging” to get zoning changes through town meeting as they require a two-thirds majority vote to pass.

The recommendations “have a long way to go before they’re a reality,” added board member Jeff Dykens.

With a few suggested language changes, the board voted to approve and adopt the plan. After a final draft is completed, it will be submitted to the Executive Office of Housing and Livable Communities for approval.