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When no means yes
By adamg on Sun, 09/19/2010 - 11:17am
One Massachusetts is a group seeking a "No" vote on all three of this year's ballot questions, which would cut the sales tax in general, repeal the sales tax on booze in particular and eliminate a state requirement that communities ensure a certain percentage of their homes are "affordable." The group's Harmony Blakeway makes the case that "No" votes would actually be saying:
YES for our communities. YES, we want stable, healthy communities with opportunities for recovery. YES, we believe that all of our friends and neighbors deserve safe homes and neighborhoods. YES, we understand that our shared investment is essential to expanding economic opportunity and prosperity in Massachusetts.
Meanwhile, Dan Kennedy explains why he's inclined to vote "Yes" to repeal the affordable-housing provision, also known as Chapter 40B, because it can encourage overdevelopment, but also makes a request to the state's media:
Over the next few weeks, as we move closer to Election Day, I hope news organizations will take a good, hard look at Chapter 40B and whether it really deserves to be retained. What are the success stories? What are the failures? How could it be improved?
I would just as soon not vote against affordable housing, but right now I don’t see any reason to keep this law on the books.
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Comments
Clever, but confusing -
Clever, but confusing - because in one form of direct democracy, referendum (a vote to repeal a law) "no" really does mean "yes," and vice versa. Referendum is already so confusing that the last time we had one, a major daily newspaper got the recommended vote wrong in its editorial on the subject.
Dan Kennedy writes that
Dan Kennedy writes that he's
Except, he's quick to qualify, not in his hometown. Heavens, no. Not because he's a snob, mind you, but because Danvers faces a water shortage. Dan knows this because his local officials are always pushing conservation. But he doesn't seem to know that those conservation efforts are funded by...new development. That's right. Every new development in the town has to pay a fee calibrated to save two gallons in conservation for every single gallon of new consumption. So what's Dan's solution to the water crisis - an absolute ban on any new housing units in the town? Rezoning and regulating the heavy users, like auto shops and light industry, out of their present sites to conserve water for residents? Heaven forfend. No, he just wants an exemption from 40B. There's no logic here, really, except that Dan has his and will do what it takes to protect it.
I really hate it when a smart guy like Kennedy refuses to recognize his own prejudices.
There are problems with 40B. But these are best viewed as self-inflicted wounds. In an ideal world, the 40B provisions would never actually come into play. Towns with a deficit of affordable units and entrenched hostility to density would rezone their central areas, or set aside tracts near mass transit or commuter rail, to forestall the kinds of ugly, shoehorned development that residents abhor. Ideally, 40B should work its magic by anticipation.
But that hasn't happened. It turns out that even faced with the worst-case scenario of developers dictating development on their own terms, without input from the town, most towns can't muster the political will to fix their broken zoning systems.
There are a number of potential solutions to this problem. One is Kennedy's - allow the theoretically perfect scenario, in which towns voluntarily embrace enlightened zoning, to be the enemy of the good. Another is to tweak 40B to ensure that its projects are more tightly tied to existing transportation infrastructure, and to remedy its other real flaws. But that's a legislative fix, and there seems to be no appetite on Beacon Hill to reopen this particular can of worms. And the last is to leave it in place, and let it have its intended effect. If people really hate it, they have a very simple solution. They can fix the zoning in their own towns so that they'll be exempted from 40B. Then, they don't have to lose any sleep over it. Is that really so hard?
40ByeBye
Even simpler is to get rid of 40B. Which is hopefully what voters will do.
40B alternative
Take Weston by eminent domain and build it out as affordable housing with extensive transit links.
If it weren't for snob zoning and mindless anti-density measures that prohibit cluster housing (where you build on three acres and keep the remaining 40 in trust ...) we wouldn't have 40B.
If snob towns would be willing to pay some hefty levies to Boston and Somerville and Chelsea and other towns where the burdens of affordable and low-income housing are unfairly distributed, we wouldn't have 40B.
If snob towns would have housing where their cops, firefighters, nurses, and teachers can afford to live, we wouldn't have 40B.
And what will that solve?
And what will that solve? Will it make the housing stock in the Boston area more affordable, and expand its availability, to support the growth of business and diminish the competitive disadvantage that high housing costs currently impose on our economy? Will it encourage the sort of density that supports walkable retail and mass transportation, alleviating the congestion that clogs our roads? Will it enable police, firefighters, teachers and other municipal employees to afford to live in the towns where they work?
No, no, and no.
There are no unincorporated communities in the Commonwealth. We're not Phoenix. We can't sprawl our way out of these problems. We have exactly two choices. We can find mechanisms to place density where it belongs, or we can watch our economy stagnate and our social structure ossify.
40B is far from perfect. But if you're going to repeal it, you're casting a vote for a system that isn't merely imperfect - it's fatal to the region's prospects. If the organizers had some reasonable alternative that they wanted to put on the ballot, I'd be happy to give them a hearing. But they don't. They simply want to close their eyes and pretend we don't have a problem here. And that's downright irresponsible.
Every time I see a supposed small-government conservative inveigh against 40B, I give a derisive laugh. You know what 40B does? It removes government interference in the housing market, allowing private enterprise and free markets to impose their own solutions. Repealing 40B means voting to allow government to restrict market-based solutions. Somehow, I don't think most opponents have really grappled with that yet.
How about replacing 40B
Statewide comprehensive land use planning and urban growth boundaries. Take it out of the hands of the towns altogether, beyond some participation in the zoning process.
Infill is the answer right?
(buys popcorn ... sits back)
Our town, and certainly our
Our town, and certainly our neighborhood, are all about small houses, tiny lot sizes and greater density. Danvers begins with a "D," not a "W."
I mostly like the Globe, but
I mostly like the Globe, but I think they would be afraid to take a good, hard look at Chapter 40B or any other program for low-income, because they might not want to report what they find.
All I know is that I work and
All I know is that I work and I live within my means, but the Affordable housing people live in nicer places than I do.
I know the feeling.
Yes, I remember feeling exactly the same way after driving past the blighted, high-density red-brick high-rises in horrible neighborhoods that make up most of the low-income housing in my town. How dare they live in anything better than squalor! There must be a better solution. Are there no prisons, or workhouses?
There are many housing
There are many housing programs for low-income and moderate-income families:
http://www.massresources.org/area_assistance.cfm?p...
Where I live, they all involve better housing stock than I'm living in.
Granted, some of the projects in my area of town have elevated levels of crime around them, but the buildings themselves appear of good quality and well-maintained.
And you should see some of the newer construction in Cambridge, for example.
Check out the programs so that low-to-moderate-income people can OWN condos in prime locations that they AND MOST PEOPLE IN TOWN could not afford, for a small fraction of the market value.
I completely support having programs so that everyone has at least a minimally decent place to live, but the current situation needs wall-to-wall reform. No one should have to live in crime-ridden dumps, but we also shouldn't be creating a bizarre situations in which the poor are being given relatively luxurious rentals or even ownership that most of the non-poor cannot afford.
If it's that much of a heckuva deal...
Why haven't you cut back your work hours so you'd be eligible for these programs?
I haven't applied even when I
I haven't applied even when I have been eligible. Some other people need it more, and accepting charity is not something I was raised to be comfortable doing.
The retail sales tax on
The retail sales tax on alcohol makes no sense, since it's already taxed at the wholesale level.
http://dontrepealalcoholtax.com goes on and on about how alcohol shouldn't be tax exempt, which is rather dishonest of them.
YES on Ballot Question #2 against the often abused 40B law
Hello "the real me", having fought against a 288 unit (six five story buildings) in my own neighborhood of single family homes, you are wrong.
They use 40B to threaten these projects, when they really want to build a mall or some other development, and most of the time the developers' get their other projects instead (zero affordable housing).
By the way, liar, developers owe 100million dollars to this state in overage profits due to the state from these projects. This information is from Michael J. Sullivan Inspector General who calls 40B "a developers' pigfest". They DO COST TAXPAYERS MONEY because as more unsustainable and dense projects get built, schools, sewers, roads, winter clean up, road repair, you name it, needs to be paid for my the taxpayers. THE DEVELOPERS DO NOT PAY FOR ALL THIS STUFF, TAXPAYERS DO! So STOP LYING and put your hands back in your pocket.
The pro 40B coalition has raised over half a million dollars all from bankers, lawyers, builders, you name it. See the connections? Money.
Other affordable housing tools available.
You may want to save this post. The information and the list of Housing which WILL NOT be affected by the Repeal of 40B, is important to know. You will find this information valuable when watching the Attack Ads against the Repeal or should you enter into a discussion with someone who is completely misinformed that is telling you that without 40B there will no longer be any help for those who are in the unfortunate position to need housing. Veterans, Elderly, Handicapped, and Special Needs, along with other forms of REAL AFFORDABLE HOUSING will not be adversely affected and this Fact must be brought to the Voters Attention. The extensive list of housing initiatives below should ease any concerns that you are not compassionate about your fellow human beings, if not, you should be able to realize that the charlatan you are speaking with has another personal agenda or self interest for opposing the 40B Repeal[maybe even protecting a $404,500 compensation package see 2nd message]! The Welfare Program for Developers on the Tax payers Dime in this State, Must End This November[Emphasis Added].
Following the list of “Reputable Housing Programs” is a perfect example of the cronyism and misinformation which is being sold as a “False Bill of Goods” to cities and towns that John is working tirelessly to neutralize.
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What WILL STILL BE BUILT WITHOUT 40B affordable housing
There are more than a few tools available. This is a list that we gave ex-Senator Diane Wilkerson when she said the same thing. People also forget about 40R which has nothing to do with 40B. We also have MGL 122B which gives local housing authorities the responsibility for creating affordable housing but DHCD has been short changing them for years. (There is a State Auditor's report that shows that)
Category I - The following housing programs are low- or moderate-income housing programs for purposes of G.L. c.40B, §§ 20-30, 760 CMR 30.02(k), 31.04 (1)(a).
Eligible Active Programs
A. State Programs
DHCD Chapter 689 (Special Needs Housing)
DHCD Chapter 167 (Special Needs Housing)
DHCD Chapter 705 (Family Low Income Housing)
DHCD Chapter 667 (Elderly/Handicapped Low Income Housing)
DHCD Low Income Housing Tax Credit Program
DHCD Affordable Housing Trust (AHT) (units affordable to people or families with incomes no higher than 80% of the median income)
DHCD Housing Innovations Fund (HIF) (Non-transitional housing only)
DHCD Housing Stabilization Fund (HSF)
DHCD Local Initiative Program (LIP)
DHCD Local Initiative Program (LIP) Units Only2
DHCD Individual Self Sufficiency Program (ISSI)
DMR Group Homes
DMH Group Homes
EOHHS Facilities Consolidation Fund (FCF)
DMR/DMH community-based housing (some uses)
Massachusetts Housing Partnership Fund (MHP)
MassHousing 80/20 Rental Housing
MassHousing Elder 80/20
MassHousing Elder Choice
MassHousing Expanding Rental Opportunities (ERA)
MassHousing Housing Starts
B. Federal Programs
FHLB Affordable Housing Program
FHLB New England Fund (units will count if they meet affordability standards)
HUD HOME Program (Rental Production, Project-Based Homeownership, Homeowner Rehab)
HUD Section 811 (Supportive Housing for Persons with Disabilities)
HUD Low Income Housing Tax Credit Program (LIHTC)
HUD Section 202 (Supportive Housing for the Elderly)
HUD Section 8 Moderate Rehabilitation Single Room Occupancy (SRO) Program
HUD Section 8 Project-Based Rental Certificate Program
HUD Shelter Plus Care (Project-Based Rental Assistance and SRO-Based Assistance only)
HUD CDBG Housing Development Support Program (HDSP) (most uses)
HUD CDBG Community Development Fund (CDF) (non-entitlement communities - some uses)
HUD Enhanced Voucher (Sticky)
USDA Rural Development Section 515 program
Inactive Eligible Programs
A. Federal Programs
Chapter 200 (Veterans’ Housing)
Chapter 13A Interest Reduction Subsidy Program
MassHousing Multi-Family Rental
HUD Section 221(d)(3), 221(d)(4)
HUD Section 231
HUD Section 236
HUD Section 8 New Construction
HUD Section 8 Substantial Program
HUD Section 8 Moderate Rehabilitation Program
B. State Programs
HOP (Homeownership Opportunity Program)4
R-DAL (Rental Development Action Loan)
SHARP (State Housing Assistance for Rental Production)
TELLER ( Tax Exempt Local Loans to Encourage Rental Housing)
Massachusetts Government Land Bank Residential Housing
**
If you go to the link supplied and read the underhanded manner which is being presented by those who are pocketing "We The Taxpayers money" to cities and towns like Cambridge it is obvious that the Opposition will go to any degree to confuse the Mass Voters!