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10)    Use “inclusionary zoning” as a tool to increase affordable housing production
Inclusionary zoning (IZ) is an affordable housing tool that links the production of affordable housing to the production of market-rate housing.  IZ policies require new residential developments to make a certain percentage of the housing units affordable to low- or moderate-income residents. This mandatory approach is distinct from Incentive Zoning, which may provide density bonuses or fast-track permitting in exchange for affordable units.  As of 2004, 99 cities and towns were found to have IZ by-laws or ordinances, out of 187 cities and towns studied in a broadly-defined geography of Metro Boston.

The Massachusetts Smart Growth Toolkit notes: “In practice, an inclusionary zoning bylaw may include some flexibility to its mandatory provisions. For example, bylaws may only apply to certain types of development, such as new construction or substantial rehabilitation. Inclusionary zoning bylaws may include "in-lieu-of" payment or construction alternatives providing developers the option of paying a fee per unit, building affordable units off-site, or rehabilitating units elsewhere in place of constructing affordable units within the proposed development.”

10.a    All municipalities should adopt Inclusionary Zoning bylaws or ordinances

11)    Increase production of accessory apartments
Accessory dwelling units (sometimes colloquially known as “in-law” apartments) can be a critical component of the region’s housing supply in the coming years.  Accessory apartments allow homeowners to create an additional unit within their single-family home, often at low cost and with minimal community impacts.  Accessory apartments are a “win-win” arrangement, as they generally have lower rents than conventional units, and the rental income helps to defray costs for the homeowner.  These opportunities can offset displacement of low- and moderate-income households, including elders, post-secondary school students, and entry-level workers, when property values and rent prices rise in recently redeveloped areas that lack affordable housing.  As a result, accessory apartments are growing in popularity throughout Massachusetts and the U.S.  Their popularity will continue to increase as average household size decreases over time and more households find they own more home than they need, but don’t want to sell.   MetroFuture calls for the creation of at least 17,000 accessory apartments in suburban municipalities from 2000 – 2030.  

However, many homeowners currently find it difficult to create new accessory units; they may be prohibited outright, or they include onerous requirements.  For example, homeowners may be required to create more parking for the unit, or occupancy may be restricted to family members.  Many municipalities see little incentive to encourage accessory apartments since, unless deed restricted, they are not eligible to be counted in the Affordable Housing Inventory, no matter how affordable they are. 

11.a    All municipalities should adopt Accessory Dwelling Unit bylaws

11.b    MAPC and allied organizations should disseminate a “best practices” model for accessory dwelling unit bylaws

11.c    MAPC and allied organizations should investigate a statewide mechanism for enabling accessory apartments

11.d    Municipalities should establish subsidy programs to support construction of accessory apartments

11.e    MAPC and allied organizations should develop a proposal for regional funding and implementation of subsidy programs for construction of accessory apartments

12)    Implement permitting best practices that streamline housing production
There are many local barriers to increasing housing production.  These barriers include lack of understanding about the need for and beneficiaries of affordable housing.  Other barriers include development requirements, local fees, and tax rules that can strain a local developer’s ability to successfully permit an affordable housing development.  “A Best Practices Model for Streamlined Local Permitting,” developed by the Massachusetts Association of Regional Planning Agencies (MARPA), provided municipalities and developers with techniques to streamline permitting for commercial and industrial developments.  A similar guidebook should assist local housing developers and communities with this process in the housing field, providing model rules, guidelines, and showcasing best practices.

12.a    MAPC and allied organizations should develop a “best practices” model for streamlined permitting of housing developments