northampton housing needs assessment and strategic plan 11-2010
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Northampton Housing Needs Assessment and Strategic Plan
Mary Clare Higgins, Mayor Prepared by the Northampton Housing Partnership • Gordon Shaw, Chair • Lynne Wallace, Vice Chair • Martha Ackelsberg • J en Dieringer • Margaret Murray • Richard Abuza • Betsy Sierstna Technical support fron1 Peg 1\.eller, Housing and Community Development
Senior Planner; T eri Anderson, Director of Community and Economic Dev.; and Wayne Feiden, Director of Planning and Development
Karen Sunnarborg, Consultant; photos courtesy of Dietz & Cotnpany Architects, Inc. and Kraus- Fitch Architects, Inc.
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Benefits
• Serves as a local resource/ reference on wide range of housing issues including characteristics, trends, market conditions, resources and priority needs
• Assists the City in making funding decisions including CPA and CDBG funds
• Assists the City in promoting affordable housing
• Provides information to non-residents, including developers, on housing needs in Northampton
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Benefits
• Assists City and developers in obtaining grant and loan funds for affordable housing
• Proposes actions that the City can take to meet the range of local housing needs
• Establishes accountability for proposed actions by indicating the entities that are responsible for implementation
• Provides information on the implementation of each strategy
• Helps increase the City's Commonwealth Capital score
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Guiding Principle
"Support a wide variety of housing types that increase rental and homeowners hip units to create and presetVe a range of affordability and choice in housing options."
Sustainable Northampton Comprehensive Plan
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What is Mfordable Housing?
Subsidized affordable housing/ Chapter 40B definition:
• Deed restricted
• Mfirmatively marketed
• Available to households earning at or below 80°/o of area median income with housing costs of no more than 30°/o of income
Community housing: Mfordable to households earning at or below 100°/o of area median income
Workforce housing: Mfordable to households earning between 80°/o and 120°/o of area median income
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What housing is affordable in Northampton?
• Of the 12,282 year-round housing units, 1,452 units or 11.8°/o are currently included in the state's Subsidized Housing Inventory (SHI). Also, 93 units are eligible for inclusion, bringing the percentage to 12.7°/o ( 10. 9°/o without Hathaway Farms).
• Planned development should push Northampton beyond 12°/o, but expiring affordability restrictions threaten to eliminate some units from SHI in the future.
• The number of affordable units needed will increase over time based on housing growth, projected to be almost 13,000 for the next census.
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Demographic Trends
• Population stability with small recent declines in population and slow fttture growth
• Increasing number of households -- substantial increase in smaller families, more non-family households and more single-person households
• Aging population
• Fewer children
• Somewhat lower incomes on average in comparison to the county and state
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Housing Trends
• Slow but steady growth
• Decrease in number of persons per unit
• About half rental housing but limited growth in rental units
• High housing prices despite poor market conditions
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Priority Housing Needs
• Homelessness prevention
• Shelter system/ Housing First model
• Producing and • preservtng
affordable housing
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Producing and Presetving Mfordable Housing-- Needs
1. Rental housing for individuals
2. Housing rehabilitation
3. Presetvation of existing affordable rental stock
4. Rental housing for small families
5. First-time homeowners hip for small families
6. Housing for at-risk and special needs populations
7. Nontraditional models that meet local needs (such as artist live-work space and workforce housing)
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Housing Goals
1. Create new housing along range of income levels -ownership & rentals
2. Preserve and sustain existing affordable housing
3. Work to end homeless ness
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Goal # 1: Organizational Strategies
• Conduct community education
• Capitalize the Mfordable Housing Trust Fund
• Monitor/report on implementation of this Plan
• Formalize the affordable housing review process
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Goal # 1: Regulatory Strategies
• Adopt inclusionaty zoning
• Ease restrictions on developtnent near city and village centers
• Promote mixed-use development in more locations
• Revise cluster zoning provisions
• Modify accessory aparttnent requiretnents
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Goal # 1: Regulatory Strategies
• Rewrite TDR ordinance
• Revise parking • requtrements
• Explore form-based • zontng
• Establish a new mixed-use • • tnnovattons zone
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Goal# 1: New Housing Production Strategies
• Continue to pursue nontraditional housing models
• Fund small infill development
• Establish a subsidy guarantee program
• Make suitable public property available
• Provide down payment and closing cost asst.
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Goal # 2: Promote the Aff/ Sustainability of Existing Housing
• Monitor and maintain SHI units
• Convert existing housing to affordability
• Rehabilitate the Grove Street Inn
• Promote sustainable • energy conservatton
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Goal # 2: Help Preserve Affordable Market Units
• Sustain and expand housing rehab programs
• Sustain and improve existing SRO units
• Create a climate of public support for landlords
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Goal # 3: Continue Active Support for Efforts to End Homelessness
• Continue to facilitate/ support the ThreeCounty Continuutn of Care
• Continue to participate in WMNEH • Support hotnelessness prevention
progratns • Support Housing First efforts • Work on econotnic developtnent and
poverty issues
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Next Steps
• Conduct public meeting to present draft and obtain feedback
• Adoption of Plan by Northampton Housing Partnership
• Obtain endorsements/ approval from the Mayor, Planning Board and City Council
• May submit Plan to the state at some point under Housing Production requirements
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For more information, visit the City's web site at
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