Planning board hears proposal to retool PRD density bonus to spur workforce housing

Planning board members spent substantial time on Nov. 12 reviewing a proposed zoning amendment designed to encourage workforce housing in Planned Residential Developments (PRDs).

Matt Johnson, who said he represents the Cochran Housing Foundation, proposed changing PRD density‑bonus language so that developers could earn additional units by offering some units at a workforce level (roughly 110–150% of area median income) rather than toggling between deeply subsidized 80%‑AMI units and higher tiers. Johnson said the tweak is small in wording but could change the economics of PRDs enough that developers build more total units and include a 10% allocation of workforce units without large taxpayer subsidies.

Johnson provided income‑threshold context and an affordability spreadsheet prepared by Liz Rust (titled "Naturally Affordable") that translates mortgage, down‑payment and maintenance assumptions into the household incomes needed to purchase starter units. He said market forces and current mortgage rates affect what income bands are economical to target and estimated that producing units at the 150% AMI tier requires a smaller town subsidy than 80% AMI units.

Keith Bergman, chair of the Concord Municipal Affordable Housing Trust, told the board the Trust had voted unanimously to support the proposal and noted the Trust is prepared to use some of its unrestricted funds and an ARPA allocation the town manager has designated (about $500,000) to support workforce housing. A Select Board member present also expressed support and called the amendment "worth trying."

Board members asked practical questions about unit mix, resale restrictions and enforcement. Members clarified that deed‑restricted affordable units typically remain deed‑restricted on resale, allowing owners to build equity but preventing open market resale at unrestricted prices. Staff reminded the board that PRD density bonuses are negotiated and that the current PRD bylaw already contains several routes to obtain increased density (for example, smaller unit sizes or ground‑floor housing designs), many of which have not been widely used.

After debate, the board conducted a non‑binding straw poll and signaled support for forwarding the draft amendment to town council for legal review and possible placement on a future town meeting warrant. Several members suggested pairing the zoning change with modest town buy‑down funds if the board wants to incent a higher percentage of affordable units.

Next steps: staff will prepare a version of the proposed language for town council review and return with a recommendation on timing and any suggested financial incentives.