MARSHFIELD HOUSING PARTNERSHIP NEWSLETTER APRIL 2005
HOUSING PARTNERSHIP SEEKS TO SLOW 40B DEVELOPMENT GROWTH
Marshfield’s Housing Partnership is working hard to save the town from uncontrolled growth. The state mandates under the so called “anti-snob zoning” Chapter 40B development law, all communities in Massachusetts must have at least 10% of housing affordable as determined by certain income and cost guidelines. If a city or town is below this mark, developers can by-pass local zoning and build large apartment complexes. This is their right, if they pledge to make 25% of this new housing affordable. Only 4.45% of Marshfield’s housing is considered affordable by the state.
The Marshfield Housing Partnership was formed by the Selectmen in December 2002 to “identify the needs of residents for affordable housing and develop strategies that are consistent with other town priorities to meet these needs.” (quote from the 2004 Marshfield Community Housing Plan). Seven citizens and one Selectman serve on the Partnership. This year’s chairman is Roger J. Dashner. He also serves on the Planning Board and has been a citizen of Marshfield since 1984. “We want to get control of our future” Mr Dashner reported at the Selectmen’s Advisory Committee that met on March 29, 2005. “Our mission is to encourage modest planned growth with affordable housing included. If the town permits or produces about 70 units each year through our own
planning, we can refuse to allow outside developers from claiming the right to build apartments wherever they please in Marshfield. “ Mr. Dashner said.
At the Selectmen’s meeting the Housing Partnership also presented an updated account of its activities in the past few months. In December of last year the Partnership retained the services of a Housing Coordinator, Mr. Thomas Bentley. He brings to the town twenty-five years of experience in affordable housing. His first task is to assist Marshfield in qualifying for a yearlong moratorium on further 40B developments through the state “Planned Production” guidelines. These regulations allow a community to control its 40B growth if it annually permits or completes affordable units that equal at least .75 percent of its overall housing. In Marshfield there are 9,117 units, which means 68 new affordable units must be either under permit or occupied in 2005 to give the town relief from 40B. Current 40B projects
permitted by the Zoning Board of Appeals also count toward this goal, but they must not be tied up in litigation to count.
Mr. Bentley reports that Marshfield is near the mark and he has completed an application for approval by the Selectmen and final submission to the state. If this application is approved, Marshfield can begin to encourage more practical development over time. Some of these activities are outlined in the town’s Community Housing Plan authorized by the selectmen last year and approved by the state one month later. Copies are available at the Library, at the Selectmen’s Office, an online at the Town’s web page.
The Partnership’s first priority for reasonable development is the “conversion plan” This assists current property owners in town to rehabilitate their existing rental apartments to conform to affordable rents. An other Partnership priority is for changing zoning to allow a small accessory apartment when a new house is built. Sometimes called a “mother-in-law” unit, these single bedroom attachments could be added on if the owner pledged to make the rent always conform to affordable limits.
HOUSING PARTNERSHIP PROPOSES THREE WARRANT ARTICLES FOR TOWN MEETING
The Marshfield Housing Partnership has proposed three warrant articles to be voted on in this year’s Annual Town Meeting beginning on April 25, 2005:
· Adopt the provisions of M.G.L. Ch. 44 Sec. 55C to create a Municipal Affordable Housing Trust Fund.
· Authorize expenditure of $65,000 from Community Preservation Funds reserved for Community Housing to fund support for and implementation of the Marshfield Community Housing Plan endorsed by the Board of Selectmen.
· Authorize appropriation of a sum from Community Preservation Funds reserved for Community Housing, in accordance with the terms and provisions of M.G.L. Ch. 44B so that at least ten percent of the sums collected in FY2005 will be allocated for said purpose, to the Marshfield Affordable Housing Trust Fund.
The first article seeks to create a “Municipal Affordable Housing Trust Fund”. This is a special financial account that would be managed by the Selectmen, who would also be the majority of the trustees for the Trust if it were created. This Trust would be able to direct funds voted in allocation by Town Meeting from Marshfield’s annual Community Preservation (CPA) tax revenues. The town collects these CPA funds through a 3% surtax on property. By state law, these CPA dollars must be spent directing 10% to open space; 10% to historical preservation; and 10% to affordable housing preservation or creation in Marshfield. The remaining 70% may be spent for any of these three purposes by vote of the town. To assist the many communities in Massachusetts that need these special
Trusts, the Legislature passed Housing Trust Bill Chapter 491, and Governor Romney signed this on January 7, 2005. The design of Marshfield’s Trust Fund would conform to this Legislative initiative.
The second article at Town Meeting requests that $65,000 of CPA funds be directed to the newly formed Affordable Housing Trust Fund. This is identical to an article passed last year and the funds would be used for those same purposes proposed, which is the continued funding of consultant services to help organize Marshfield’s effort to control 40B growth by implementing a planned approach to affordable housing.
The third article requests that the balance of revenues in 2005 from the allotted ten-percent of Community Preservation Funds be similarly directed to the newly formed Affordable Housing Trust. This amount equals $87,393. The trustees of the Trust would determine the use of the funds in the coming year. Its principle purpose is expected to be for the rehabilitation and conversion of existing apartments in town into affordable rental or ownership units.
TOWN SEEKS PROPERTY OWNERS INTERESTED IN AFFORDABLE HOUSING CONVERSION
Soon all owners of multi-unit apartments in town will receive this notice:
Dear Property Owner:
The Town of Marshfield is seeking to encourage productive efforts that will help our community increase its inventory of affordable housing, and depending on the availability of funding, may be able to partner in converting all or a portion of your property to affordable units.
You may be eligible for grants or discounted financing to rehabilitate your property and in some cases expand its capacity. This may be possible if you are interested in making all or a portion of your property “affordable” housing under state guidelines.
Housing designated as affordable is often directed toward moderate-income families and individuals. For example, in Marshfield a family of four could have an annual income in excess of $60,000 and still qualify for an affordable rental apartment or first-time homebuyers unit.
Affordable housing guidelines allow for reasonable revenues to property owners. Funds awarded can assist with exterior and interior property improvements, acquisition costs, and other technical expenses associated with housing renovation and/or refinancing. Rent levels or housing sale prices under affordable initiatives allow owners competitive return for their investments. If you would like to know more about these initiatives and funding opportunities in the Town of Marshfield, please contact The Town Planner. He also can be reached by email at phalkiotis@townofmarshfield.org and at the Planning Office - Marshfield Town Hall, 870 Moraine Street, Marshfield, MA 02050 – telephone: (781) 834-5547.
Printed by the Marshfield Housing Partnership 870 Moraine Street, Marshfield MA 02050 –
Contact (978) 973-2362
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