A towns' character changes over time

To the Editor:
Once again the opponents of 40B are marshalling their
forces. Much of the recent opposition focuses on the threat
to town "character" and the assertion that 40B hasn't been
successful in promoting affordability. Character is in the
eye of the beholder. I'm sure there were those that groused
about the character of the towns changing when the mills
and mill housing were built. What was once new and
threatening becomes part of a town's character years later.
Change happens.
The latter assertion illustrates a lack of understanding
of 40B, which was designed primarily to address the housing
needs of a specific segment of the population who earn
less than 80 percent of the median income. In that regard
40B has been modestly successful. However, without 40B
many fewer affordable units would have been produced.
The claim that those eligible for the "affordable" units
are penalized by only being able to realize an appreciation
rate equal to the rate of inflation is only true in inefficient
markets where the supply of housing is constrained by
large lot zoning requirements and/or annual development
limitations. In markets without those constraints housing
prices tend to increase at the rate of inflation.
Likewise, the claim that 40B hasn't really impacted
overall housing affordability is true but then again it wasn't
designed to accomplish that broader goal. The primary
reason for differences in housing costs, and affordability,
across the country is the cost of land. The only way to
reduce land cost is by allowing higher development densities.

Overall housing affordability is critical to the future
economic health of Massachusetts. The emigration of
young well-educated adults from the state does not bode
well. Without that segment of the workforce, economic
growth will decline. However, the good news is so will
housing costs. The bad news is housing still may not be
affordable because incomes will also decline.
While not perfect, 40B is a necessary tool in providing
more affordable housing.
Colin Balogh
Ashburnham