Planning board eyes changes to density‑bonus rules to spur more 'starter' and workforce units

The Planning Board presented an amendment to the planned residential development (PRD) density‑bonus rules that aims to increase production of workforce and "starter" housing without direct town subsidy. The board said the existing PRD bonus has produced relatively few affordable units in recent years because the developer incentives are not large enough to justify the cost of deeply subsidized units.

Under the draft, the PRD density bonus would be adjusted so that the first affordable unit required to trigger a bonus could be a starter‑priced unit (qualifying at a higher income threshold than low income), with subsequent units eligible at moderate thresholds. The change shifts incentives away from low‑income ownership units toward more attainable, workforce housing that may be financially feasible without public subsidy. The board showed historical counts of PRD‑generated affordable units and argued the amendment would generate more units in practice by widening the pool of feasible projects.

Speakers asked how the change would interact with other large projects (for example, MCI redevelopment) and whether it would apply if those parcels are rezoned; planning staff said the PRD incentives apply only in residential zoning districts and would require zoning changes to apply elsewhere.

Why it matters: the amendment aims to increase production of workforce housing through market incentives; supporters said modest starter‑unit requirements are more likely to produce units than demanding deeper affordability requirements that deter development. Critics and some residents asked for more detail on how many units might be delivered and whether the approach risks reducing deep affordability.

Ending: The board will include the amendment in Town Meeting materials and continue to coordinate with the Affordable Housing Trust and other town bodies as PRD and other housing initiatives proceed.