Board previews amendments to PRD density bonus targeting moderate-income units; staff to simplify presentation for town meeting

Planning staff presented proposed warrant-article language that would change the PRD (planned residential development) density-bonus provisions to encourage more moderate-income units. The intent is to shift incentives so developers provide additional units at moderate-income thresholds rather than only at low-income thresholds.

Staff said the change would alter the income thresholds that qualify for density bonuses and explained the current bylaw structure — which assigns lower thresholds to certain units in a multi-unit sequence (for example, first, third and fifth units at one threshold and second, fourth and sixth units at a different threshold). The presentation included a summary of recent PRD production (historical chart back to the early 2000s) and counts of units generated under various approaches. Staff noted that conventional PRDs have produced few affordable units in recent years and argued the proposed change is intended to make conventional PRDs more likely to produce workforce housing without relying on public subsidy.

Board members strongly recommended the public-facing presentation be shortened to a clear front-loaded message: state the problem (conventional PRDs are not producing affordable/moderate units), the proposed fix (adjust density-bonus income thresholds), and the expected outcome (more moderate-income units). Members suggested tucking detailed charts and tables into backup slides in the briefing book for questioners.

Staff also raised timing questions tied to the State Housing Inventory (SHI) and specific projects (Baker Ave and Thoreau project) that may affect how the town presents expected SHI additions. Staff will confirm current SHI assumptions and update slides accordingly. No vote was taken; staff will revise the presentation and prepare a concise 5–6 slide version for the public hearing and town meeting.