Acton Housing - Recent History and New Developments
by Tom Beals
ACTON: Acton has a network of housing management, development, and administrative groups, and a variety of programs and proposals, to maintain or expand housing options for seniors, Town employees, and lower-income residents.
A proposal for an Acton Housing Rehabilitation Trust (AHRT) that would purchase and renovate housing for income-qualified Acton residents was passed at the May 17, 2022 Acton Town Meeting. An analysis of the AHRT was presented to the Acton Select board at the Board's October 16, 2023 meeting by Liz Rust, Director of the multi-town Regional Housing Services Office (RHSO). According to that analysis, AHRT did not appear to be feasible in the current fiscal environment.
Massachusetts law (MGL, Chapter 40(B), commonly referred to as "40B") supports affordable housing by requiring that 10% of each town or city's housing meet specified criteria; compliance with that requirement is documented by listing on the subsidized housing inventory (SIL). The official number of "housing units" is by reference to the US Census. Until recently, Acton had been in compliance with the 40B's requirement, but when revised 40B percentages were released, after the 2020 census and pandemic-related delays, Acton went from 10.1% to 8.1%. When a town falls below that 10% threshold, developers are less bound by zoning regulations: "[40B] created a process for granting "comprehensive permits" for the construction of subsidized low or moderate income housing. These permits streamline the development process by consolidating local permitting. They may supersede various local requirements and regulations, including zoning, and are granted on a case-by-case basis by local Zoning Boards of Appeal following a public hearing."
Acton has two groups that acquire 40B-compliant housing. According to the Town website, The Acton Community Housing Corporation (ACHC) is “the Town board charged with facilitating affordable housing ...This quasi-public body is a Select [Board] appointed board, created by a Home Rule petition in 1996. ... The Town's charge to ACHC is to ‘provide affordable housing opportunities for working families with modest incomes.’...The Acton Community Housing Corporation primarily focuses on moderate income households seeking home ownership." By contrast, the Acton Housing Authority (AHA) “provides affordable rental housing units in the Town of Acton and rental assistance in the form of subsidies to low-income individuals and families so that they can rent housing in the private market."
The management of ACHC and AHA housing stock is done by the Regional Housing Services Office, directed by the aforementioned Ms. Liz Rust. The RHSO manages the operations of both owner-occupied and rental housing for Acton and nine other towns; that economy of scale provides the client towns with a wide range of services at a very reasonable cost. Ms. Rust gave her close-of-fiscal year annual presentation at the Acton Select Board meeting on June 5, 2023.
Acton participates in the Massachusetts Community Preservation Act (CPA) which is funded by a 1.5% property tax surcharge. CPA monies are limited to specific categories including community housing; since 2004, the CPA has disbursed almost six million dollars ($5,968,121) to community housing. (34% of CPA funds have gone to open space; housing and recreation are approximately tied at 23%).
Planning for housing has been addressed extensively in long-range planning documents that have been prepared by, and for, Acton. The Acton Master Plan Update (1998), and the Acton2020 (2012) planning documents devote major sections to housing issues. The Community Development Plan (2004) and the Acton Housing Production Plan (2020) deal exclusively with housing issues; having a Housing Production Plan "...give[s] communities that are under the 10% threshold of Chapter 40B, but are making steady progress in producing affordable housing on an annual basis, more control over comprehensive permit applications for a specified period of time."
The newest entrant in the Acton housing network comes from the state as the January 2021 Mass. General Laws c.40A § 3A, and later amended. This law applies to the 51 towns and cities that are served by the Massachusetts Bay Transportation Authority (MBTA), and requires changes to zoning pertaining to multi-family housing. Failure to comply would lead to loss of certain state funding.
The details of how Acton will react to the new zoning requirements has not yet been decided. The new regulations require the Town to add multi-family zoning in fifty acres, ten of which have to be within a half mile of the South Acton MBTA station. The South Acton Vision & Action Plan outlines proposed locations for the rezoning. The Planning Department has sought input from residents through surveys and at open houses at the Acton Memorial Library, Senior Center, South Acton Commuter Rail Station. The rezoning plan will be brought to spring Town Meeting in 2024.
PHOTO: Recent addition to Acton’s affordable housing options: Tavernier Place on Mass. Ave. (Photo by Franny Osman)
ACTON: Acton has a network of housing management, development, and administrative groups, and a variety of programs and proposals, to maintain or expand housing options for seniors, Town employees, and lower-income residents.
A proposal for an Acton Housing Rehabilitation Trust (AHRT) that would purchase and renovate housing for income-qualified Acton residents was passed at the May 17, 2022 Acton Town Meeting. An analysis of the AHRT was presented to the Acton Select board at the Board's October 16, 2023 meeting by Liz Rust, Director of the multi-town Regional Housing Services Office (RHSO). According to that analysis, AHRT did not appear to be feasible in the current fiscal environment.
Massachusetts law (MGL, Chapter 40(B), commonly referred to as "40B") supports affordable housing by requiring that 10% of each town or city's housing meet specified criteria; compliance with that requirement is documented by listing on the subsidized housing inventory (SIL). The official number of "housing units" is by reference to the US Census. Until recently, Acton had been in compliance with the 40B's requirement, but when revised 40B percentages were released, after the 2020 census and pandemic-related delays, Acton went from 10.1% to 8.1%. When a town falls below that 10% threshold, developers are less bound by zoning regulations: "[40B] created a process for granting "comprehensive permits" for the construction of subsidized low or moderate income housing. These permits streamline the development process by consolidating local permitting. They may supersede various local requirements and regulations, including zoning, and are granted on a case-by-case basis by local Zoning Boards of Appeal following a public hearing."
Acton has two groups that acquire 40B-compliant housing. According to the Town website, The Acton Community Housing Corporation (ACHC) is “the Town board charged with facilitating affordable housing ...This quasi-public body is a Select [Board] appointed board, created by a Home Rule petition in 1996. ... The Town's charge to ACHC is to ‘provide affordable housing opportunities for working families with modest incomes.’...The Acton Community Housing Corporation primarily focuses on moderate income households seeking home ownership." By contrast, the Acton Housing Authority (AHA) “provides affordable rental housing units in the Town of Acton and rental assistance in the form of subsidies to low-income individuals and families so that they can rent housing in the private market."
The management of ACHC and AHA housing stock is done by the Regional Housing Services Office, directed by the aforementioned Ms. Liz Rust. The RHSO manages the operations of both owner-occupied and rental housing for Acton and nine other towns; that economy of scale provides the client towns with a wide range of services at a very reasonable cost. Ms. Rust gave her close-of-fiscal year annual presentation at the Acton Select Board meeting on June 5, 2023.
Acton participates in the Massachusetts Community Preservation Act (CPA) which is funded by a 1.5% property tax surcharge. CPA monies are limited to specific categories including community housing; since 2004, the CPA has disbursed almost six million dollars ($5,968,121) to community housing. (34% of CPA funds have gone to open space; housing and recreation are approximately tied at 23%).
Planning for housing has been addressed extensively in long-range planning documents that have been prepared by, and for, Acton. The Acton Master Plan Update (1998), and the Acton2020 (2012) planning documents devote major sections to housing issues. The Community Development Plan (2004) and the Acton Housing Production Plan (2020) deal exclusively with housing issues; having a Housing Production Plan "...give[s] communities that are under the 10% threshold of Chapter 40B, but are making steady progress in producing affordable housing on an annual basis, more control over comprehensive permit applications for a specified period of time."
The newest entrant in the Acton housing network comes from the state as the January 2021 Mass. General Laws c.40A § 3A, and later amended. This law applies to the 51 towns and cities that are served by the Massachusetts Bay Transportation Authority (MBTA), and requires changes to zoning pertaining to multi-family housing. Failure to comply would lead to loss of certain state funding.
The details of how Acton will react to the new zoning requirements has not yet been decided. The new regulations require the Town to add multi-family zoning in fifty acres, ten of which have to be within a half mile of the South Acton MBTA station. The South Acton Vision & Action Plan outlines proposed locations for the rezoning. The Planning Department has sought input from residents through surveys and at open houses at the Acton Memorial Library, Senior Center, South Acton Commuter Rail Station. The rezoning plan will be brought to spring Town Meeting in 2024.
PHOTO: Recent addition to Acton’s affordable housing options: Tavernier Place on Mass. Ave. (Photo by Franny Osman)