BERLIN

HOUSING SURVEY

 

Population:

 

The 2000 US Census counted 2,380 residents in Berlin, a slight increase from the 1990 Census count of 2,293 residents. With a total landmass of 12.9 square miles, Berlin has a population density of roughly 184 people per square mile. The table below presents Berlin’s growth in population over the years, as well as the Town’s projected population for the year 2010.

 

Table 1

Berlin Population Growth

 

Year                             # of People                   Numerical Change                    % Change

1930                              1,075                                       ----                                ----

1940                              1,057                                       -18                               -1.7%

1950                              1,349                                       292                              27.6%

1960                              1,742                                       393                              29.1%

1970                              2,099                                       357                              20.5%

1980                              2,215                                         16                                5.5%

1990                              2,293                                         78                                3.5%

2000                               2,380                                         87                                3.8%   

2010*                             2,552                                       172                                7.2%          

 

Sources: US Census Bureau.

* = Forecast for 2010 provided by the Massachusetts Institute for Social and Economic Research (MISER) at UMass Amherst.

 

The table above shows that Berlin experienced a significant growth in population between 1940 and 1970. The growth rate has since stabilized with less than 100 new residents being added to the Town’s population per decade since 1970. According to the Massachusetts Institute for Social & Economic Research (the State’s premier statistical forecaster), Berlin’s population growth rate is projected to see a modest increase (7.2%) over the next ten years, or twice the rate of growth that occurred in the 1980s and 1990s. It should be noted that the Institute (MISER) is in the process of revising its population projections based on the 2000 US Census data and will release its new numbers in late 2003/early 2004. According to the Berlin Town Clerk’s annual town census for 2003, there are already 2,645 residents in Berlin, thus exceeding MISER’s 2010 population projection for Berlin.

 

Table 2

Population Growth – Neighboring Communities

 

Year

Berlin

Bolton

Boylston

Clinton

Hudson

Marlborough

Northborough

1980

2,215

2,530

3,470

12,771

16,408

30,617

10,568

1990

2,293 (3.5%)

3,134 (23.8%)

3,517 (1.4%)

13,222 (3.5%)

17,233 (5.0%)

31,813 (3.9%)

11,929 (12.9%)

2000

2,380 (3.8%)

4,148 (32.4%)

4,008 (14.0%)

13,435 (1.6%)

18,133 (5.2%)

36,255 (14.0%)

14,013 (17.5%)

2010*

2,552 (7.2%)

5,467 (31.8%)

4,099 (2.3%)

13,657 (1.6%)

18,891 (4.2%)

34,118 (-5.9%)

14,880 (6.2%)

 

Sources: US Census Bureau; forecast for 2010 provided by the Massachusetts Institute for Social and Economic Research (MISER) at UMass Amherst.

 

The previous table indicates that Berlin has had the lowest population growth rate when compared to its adjacent neighbors. Percentage-wise, the Town of Bolton has experienced the highest rate of growth, while the City of Marlborough has seen the largest numerical increase to its population. Overall, this subregion has grown by a whopping 17.5% over the past twenty years; however, Berlin has grown by just 7.4% during this timeframe. Bolton and Marlborough’s proximity to Route 495 has swept them into the growth occurring in the Boston-metro area; however, this does not explain why Berlin has not grown at a similar pace.

 

Housing Growth:

 

The table below shows how the Town’s housing stock has grown over the years and allows for a comparison against the growth in population. Please note that this table refers only to Berlin’s year-round occupied housing units. It is clear from comparing Table 1 (Population Growth) and Table 3 below that Berlin’s housing stock has grown at a much faster rate than its population during the last forty years.

 

 Table 3

Housing Unit Growth

 

                                    # of Occupied

Year                             Housing Units               Numerical Change                    % Change

1960                                    475                                  ----                                  ----

1970                                   577                                  102                                 21.5%

1980                                   703                                  126                                 21.8%

1990                                    799                                    96                                 13.7%

2000                                    872                                    73                                   9.1%

 

Sources:  = US Census.

 

 

Table 4

Housing Unit Growth – Neighboring Communities

 

Year

Berlin

Bolton

Boylston

Clinton

Hudson

Marlborough

Northborough

1980

703

863

1,225

4,662

5,320

10,925

3,351

1990

799 (13.7%)

1,052 (21.9%)

1,330 (8.6%)

5,320 (14.1%)

6,362 (19.6%)

12,152 (11.2%)

4,058 (21.1%)

2000

872 (9.1%)

1,424 (35.4%)

1,573 (18.3%)

5,597 (5.2%)

6,990 (9.9%)

14,501 (19.3%)

4,906 (20.1%)

 

Sources: US Census.

 

Taken together, Tables 2 and 4 indicate that the housing stock of Berlin’s neighboring communities is growing at a faster rate than their populations, with several towns (Berlin among them) adding more housing units than new residents during the last twenty years. The last two decades saw a tremendous growth in the number of housing units throughout this vicinity. Berlin’s housing stock grew at a slower rate than its neighbors during the last twenty years; however, the Town still added 169 new housing units during this time period (while adding only 165 new residents).

Average Household Size:

 

The previously presented population and housing clearly indicates that Berlin’s housing stock has and continues to grow at a faster rate than its population. This is not surprising when one considers the national trend towards smaller household sizes. Couples are having fewer children today and many households are of the single parent variety. Berlin’s US Census data confirms this trend. In 1960, the typical Berlin household contained 3.67 people. By 1980, the persons per household figure had declined to 3.27 and by 2000, to 2.72 persons per household.

 

Another factor contributing to smaller household sizes is “the graying of America”, that is, our nation’s elderly population is expanding. The Census data clearly demonstrates that this national trend is taking place in Berlin. In 1970, the median age of Berlin’s population was 26.1 years of age. By 1990, the median age had increased to 35.8 years of age, and the recent year 2000 Census shows the median age has continued to increase and now stands at 39.5 years of age.

 

Housing Unit Inventory:

 

Table 5

Type of Housing Units - Year 2000

 

                                                                        # of Units                     Percentage of Total

One Unit (detached):                                              779                                    87.2%

One Unit (attached):                                                 11                                      1.2%

Two Units:                                                                44                                      4.9%

Three or Four Units:                                                 31                                      3.5%

Five or More Units:                                                  28                                      3.2%

Mobile Homes:                                                           0                                      0.0%

TOTAL:                                                                 893                                    100%

 

Source: 2000 US Census.

 

Table 6

Type of Housing Units in Neighboring Communities - Year 2000

 

Town                           One Unit          Two Units        3-4 Units          5+ Units           Mobile Homes

Berlin                             790                       44                 31                    28                             0

Bolton                          1,427                       27                 22                      0                             0

Boylston                       1,330                       69                 59                  138                           10

Clinton             2,780                     980               992               1,034                           58

Hudson                        4,615                     588               552               1,223                         190

Marlborough                7,832                  1,628               856               4,065                         513

Northborough               4,261                     288               221                  224                             8

 

Source: 2000 US Census.

 

 

 

Please note that Tables 5, 6 and 7 include all housing units, including vacant houses and seasonal houses. Also note that while the US 2000 Census did not identify any mobile homes in Berlin, the Town Assessor tax records indicate that there are indeed nine mobile homes scattered throughout the town: two on Gates Pond Road, two on River Road West, and then single units on Boylston Road, Coburn Road, Sawyer Hill Road, Pleasant Street, South Street and Central Street.

 

Tables 5 and 6 indicate that slightly less than 90% of Berlin’s housing stock is of the single-family home variety and just over 10% is of the multi-family variety (only Northborough has a higher percentage of multi-family units at 22.6% of its total housing stock). A similar breakdown can be seen in the housing stock of Berlin’s less populated neighbors (Bolton, Boylston and Northborough). This does not represent a healthy mix of housing opportunities for Berlin residents, especially when one considers the average cost of a single-family home in Berlin (more on this in the following discussion). The larger communities of Clinton, Hudson and Marlborough show a healthy mix of single-family and multi-family housing options. Berlin has added some diversity to its housing stock since 2000, with the addition of 66 condominium units built as part of the Meadowbrook Village over-55 development located off River Road West.

 

Age of Housing Stock:

 

Table 7

Age of Housing Stock

 

Year Structure Built                              Number of Units                       % of Housing Stock

            1990-2000                                                 133                                                14.9%

            1980-1990                                                   92                                                10.3%

            1970-1980                                                 120                                                13.4%

            1960-1970                                                   82                                                  9.2%

            1940-1960                                                 147                                                16.5%

            1939 or earlier                                            319                                                35.7%

            TOTAL:                                                     893                                                100%

 

Sources: US Census.

 

Table 7 above indicates that roughly one third of Berlin’s housing stock was built before World War II. Of Berlin’s six adjacent neighbors, only Clinton has a larger percentage of pre-World War II housing stock (50%). The remaining five comparable communities have a much lower percentage of pre-World War II housing (ranging from 14% to 26%). Of Berlin’s six adjacent neighbors, Northborough has the lowest percentage of older housing (14.3%). With over one third of Berlin’s housing stock being over 60 years old and more than half (52.2%) being over 40 years old, it is safe to say that many of Berlin’s residential dwellings would not meet the State’s current building code or pass muster with the Town’s Building Inspector.

 

Substandard Housing

 

The Berlin Board of Assessors has identified 13 properties along Dudley Road as most likely qualifying as substandard housing (housing units that cannot meet the Town’s current building code). The Dudley Road housing units represent an aging dense development with very little in the way of property improvements over the years. The 13 homes were built between 1937 and 1965 are all in below average to fair condition with an average assessed value of $161,700.

 

Housing Occupancy:

 

Table 8

Type of Occupancy (Owner/Renter - 2000)

 

                                                                        # of Units                     Percentage

Owner Occupied Housing:                                    706                               81.0%

Renter Occupied Housing:                                    166                               19.0%

 

Source: 2000 US Census.

 

Table 8 above indicates that 81% of Berlin’s housing stock is owner-occupied. Of Berlin’s six adjacent neighbors, three have a higher percentage of owner-occupied housing (Boylston – 83.7%, Northborough – 84%, and Bolton – 93.4%), while three have a lower percentage of owner-occupied housing (Clinton – 54.1%, Marlborough – 61%, and Hudson – 71%). The percentage of owner-occupied housing in Berlin has remained fairly stable over the past thirty years, hovering right around 80%.

 

Table 9

Type of Occupancy in Neighboring Communities (Owner/Renter - 2000)

 

                           Berlin               Bolton                Boylston        Clinton         Hudson         Marlboro        Northborough

Owner Units:    706 (81%)      1,330 (93%)    1,317 (84%)  3,028 (54%)  4,964 (71%)  8,842 (61%)     4,123 (84%)   

Renter Units:    166 (19%)           94   (7%)       256 (16%)  2,569 (46%)   2,026 (29%)  5,659 (39%)       783 (16%)

 

Source: 2000 US Census.

 

Table 9 above indicates that, when compared to Berlin, only the Town of Bolton has fewer rental units. Berlin has a higher percentage of rental units than Boylston and Northborough, but a lower percentage compared with its more urban neighbors of Clinton, Hudson and Marlborough. The data presented in Table 9 indicates that Berlin fairs reasonably well for a rural community in terms of rental unit availability.

 

In terms of the percent of occupied housing units versus the percentage of vacant units, the 2000 Census reported that 97.6% of Berlin’s housing units were occupied, indicating a vacancy rate of 2.4% (mostly rental units). This occupancy rate is comparable to Berlin’s six adjacent neighbors, where the vacancy rate ranges from 95.8% (Clinton) to 98.1% (Northborough).

 

Vacant and Abandoned Properties

 

According to the Berlin Board of Assessors, there are only two vacant and/or abandoned properties in Berlin:

 

 

·        #7 Derby Road – Poor Condition. Assessed Valuation: $102,400.

·        #339 Old Central Street – Unsound Condition. Assessed Valuation: $106,900.

 

Types of Households:

 

Table 10

Households by Type (2000)

 

                                                                           # of Households                    Percentage

Married Couple Family:                                               666                                     76.4%

Non-Family Household:                                                206                                     23.6%

 

Source: 2000 US Census.

 

Table 10 above indicates that just over three quarters of Berlin’s households consists of married families. This represents a slight decrease since the 1990 Census when family households accounted for 80% of all Berlin households. There has been a slight rise in the number of households headed by females. The 1990 Census counted 59 households headed by females while the 2000 Census counted 71 such households.

 

Table 11

Households by Type – Comparable Communities (2000)

 

Household Type     Berlin          Bolton          Boylston          Clinton           Hudson          Marlboro      Northborough

Married Couple

Family:                      666 (76%)     1,202 (84%)   1,141 (72%)      3,400 (61%)     4,845 (69%)    9,285 (64%)     3,866 (79%)

 

Non-Family

Household:             206 (24%)        222 (16%)      432 (28%)      2,197 (39%)     2,145 (31%)    5,216 (36%)     1,040 (21%)

 

Source: 2000 US Census.

 

Table 11 above indicates that of Berlin’s adjacent neighbors, only Bolton and Northborough have a higher percentage of married couple households than Berlin. This is fairly typical for communities where single-family homes represent the predominant housing type. Those communities where the vast majority of the housing stock is made up of single family homes tend to have a higher percentage of married couple households than those communities with a significant number of multi-family rental units.

 

Housing Demand Assessment & Needs Analysis:

 

The following analysis will document the demand for housing in Berlin, the housing needs of local residents and what is actually available (and affordable) for housing opportunities. Before going any further, it is important to outline the assumptions used in this analysis.

 

·        The analysis makes use of year 2000 statistics so that they may be cross-referenced to the 2000 US Census data.

·        The median family income (family of four) for the Boston Metropolitan Statistical Area (MSA), as determined by the federal Department Housing & Urban Development (HUD) HOME Program income limits for the year 2000, is $65,500.

·        The State Department of Housing & Community Development (DHCD) Year 2000 Housing Certification Program lists the median family affordable purchase price for a new home in the Boston MSA at $297,000.

·        Berlin’s poverty-level income figure was obtained from the 2000 US Census ($17,029 is the federal poverty-level income figure for a family of four).

·        Housing demand and need was calculated for poverty-level households, low-income households (poverty-level to 50% of the area median income), low-to-moderate income households (50-65% of the area median income), moderate-to-middle income households (65-80% of the area median income), middle-income households (80-150% of the area median income) and upper income households (above 150% of area median income).

·        It was assumed that households making up to 65% of the area median income would not be in the market for buying a home but instead would most likely rent their housing.

·        It was assumed that households making more than 65% of the area median income would most likely be in the market for buying a home.

·        For renters, it was assumed that 30% of their annual income would go towards rent.

·        For homebuyers, it was assumed that 30% of their monthly income would go towards a house mortgage principal and interest, and $300 a month for taxes and insurance. It was further assumed that homebuyers would make a down payment of at least 5% and have a 30-year mortgage at 7.5%.

·        The number of rental units and their price ranges were estimated from the 2000 Census.

·        Year 2000 home sales data was obtained from the Berlin Assessors Office and only qualified homes sales were used in the ensuing analysis.

 

Table 12 below provides an affordability analysis for Berlin’s rental units. The table outlines the various renter income categories, the number of Berlin households fitting the income categories, the number of rental units in Berlin that are affordable to the various income categories and the gap/surplus for such rental units.

 

Table 12

Rental Unit Need/Demand Analysis

 

Income                         Range of                          Range of                       # of                     # of                            Deficit/

Group                           Incomes                           Affordable Rent         Households        Actual Units            Surplus

Poverty                        $17,029 and below          $425 and below                     96                       54           -42

Poverty-to-Low          $17,029 - $32,750             $425 - $820                         120                         24           -96

Low-to-Moderate       $32,750 - $42,575             $820 -$1,065                           56                       10           -46

 

Source: US 2000 Census Data and CMRPC Analysis, March 2003.

 

Table 12 indicates that Berlin has a shortage of rental units that are affordable to poverty-level households, low-income households, and low-to-moderate income households. The 2000 US Census further supports this assertion as more than 51% of Berlin’s renter households (85 out of 166 renter households) were identified as paying more than 30% of their monthly income towards rent. It is generally assumed that renters paying more than 30% of their monthly income towards rent are exceeding their affordability. It should also be noted that above and beyond the number of actual units existing for poverty-to-moderate income households listed above, there were 59 rental units with a monthly rent of $1,065 or more, and there were 19 rental units where no cash rent was charged (most likely in-law apartments). All told, there is a shortage of 184 rental units for those households making 65% or less of the area’s median income.

 

The waiting list for the apartments at Northbrook Village further supports the need for affordable rental units. Northbrook Village is a 40-unit multi-family housing development located off of Pleasant Street. Funded by the USDA Rural Development’s housing program  (Section 515: low-income, multi-family housing), and built in 1980, this apartment complex currently serves as home for 40 senior citizen households. The complex is managed by a private entity, as the Town of Berlin does not have a formal Housing Authority. The Town has established a Housing Partnership and this entity is currently discussing with Rural Development the possibility of adding a few more units at Northbrook Village; however, the Partnership would like to ensure that some form of home health care services can be provided for the new units. Northbrook Village has 17 elderly households on its waiting list. These are 17 elderly households from across the region.

 

As Berlin does not have a formal Housing Authority, it does not participate in the Department of Housing and Community Development’s various housing programs for elderly/handicapped households (DHCD Program 667), low-income families (DHCD Program: 705), or the DHCD rental voucher programs for low-income households or non-elderly disabled households.

 

It should be noted that Northbrook Village apartment complex represents the only housing in Berlin that is counted towards the Town’s 10% threshold for low and moderate-income housing as required under Chapter 40-B of Massachusetts General Laws. Chapter 40-B MGL outlines a municipality’s responsibilities regarding the provision of low and moderate-income housing. The law defines low and moderate-income housing as “…any housing subsidized by the federal or state government under any program…”. Thus, by definition, a government subsidy is required in order to qualify as low and moderate-income housing. Please note that this is quite different from the issue commonly known as “affordable housing” which is generally defined as housing that costs no more than one third of a person’s total income. Chapter 40-B states that at least 10% of a community’s housing stock must consist of low and moderate-income housing (keep in mind the State’s definition). Currently, there are only a handful of municipalities in Massachusetts that have achieved this 10% threshold (only Worcester in the CMRPC region). At the present time, only 4.49% of Berlin’s housing stock is considered low and moderate income (the 40 units of Northbrook Village). For municipalities that do not meet the 10% threshold, the practical consequences are as follows (beware the hammer!).

 

Any developer proposing low and moderate-income housing can have the project exempted from local zoning and subdivision requirements and the development could be built in any zoning district, regardless of suitability. In reality, low and moderate-income housing developments are usually built in areas that have suitable infrastructure and convenience amenities (water, sewer, proximity to public transportation, etc.). Chapter 40-B is commonly known as the “Anti-Snob Zoning Act”. The table below looks at how Berlin’s percentage of low and moderate income housing stock stacks up against its adjacent neighbors.

 

 

Table 13

Percentage of Low/Moderate Income Housing – A Comparison

 

Berlin              Bolton              Boylston      Clinton          Hudson        Marlboro          Northboro

4.49%              0.95%              1.50%           9.06%         6.68%          7.95%              3.23%

 

Source: Massachusetts Department of Housing & Community Development – Chapter 40-B Subsidized Housing Inventory (April 2002).

 

Table 13 above indicates that Berlin fares better than its small-town neighbors in terms of its percentage of low/moderate income housing; however, its three urban counterparts (Clinton, Hudson and Marlborough) have a much higher percentage of housing units counting towards the 10% threshold required under Chapter 40-B. With only 40 housing units currently counted towards Berlin’s 10% low/moderate income housing unit threshold, the Town would need to create another 49 such units created in order to reach the goal of having 10% of its housing stock consist of low/moderate income housing. However, it is important to remember that if non-subsidized housing continues to be built at a faster pace than low/moderate income housing, Berlin’s percentage of low/moderate income housing will decrease. This scenario has been taking place in Berlin for quite some time. In 1990, Berlin’s percentage of low/moderate income housing was 5.00%; thus, the Town’s percentage of low/moderate income housing has declined as a percentage of Berlin’s overall housing stock. A further decline is anticipated unless the Town takes proactive steps to counter this trend.

 

Even with the shortage of rental units in Berlin, the Town ranks well when compared to the region’s other communities in terms of affordable rental units. The Year 2000 DHCD Housing Certification Program lists an affordable monthly rent figure of $1,638 (30% of area median family income) for the Boston MSA. According to the Year 2000 US Census, there were only nine rental units in Berlin (out of a total of 166 rental units) that had monthly rents exceeding $1,500. The Census did not have a monthly rent category beyond the $1,500 and above category, thus it is quite possible that some of the nine rental properties in this category had monthly rents below the Boston MSA affordable monthly rent figure of $1,638. Thus, Berlin’s rental units are quite affordable when considered within the regional context.

 

However, as most rental units are within multi-family dwelling structures, it should be noted that Berlin DOES NOT allow multi-family housing anywhere in Town, either By Right or by Special Permit. This is a significant regulatory impediment to creating new apartment units and multi-family dwellings in Berlin. According to CMRPC’s Year 2000 buildout analysis for Berlin, the Town has 4,184 acres of vacant, developable, residentially zoned land (all within the Residential/Agricultural District); and yet none of this land is available for new apartments or multi-family dwellings. Berlin has somewhat mitigated the lack of multi-family housing opportunities through the accessory/in-law apartment provisions of its zoning bylaw.

 

Berlin fares marginally better in terms of providing opportunities for home ownership. There were 21 property sales in Berlin during the year 2000, of which 13 were qualified home sales. The table on the following below provides an analysis of demand for homeownership in Berlin. The table outlines the various homeownership income categories, the number of Berlin households fitting each category and the median sales price of various types of housing units in Berlin for the year 2000.

 

It is important to note that the State has two standards for what constitutes “affordable housing”. For Chapter 40-B MGL, an “affordable housing” unit is one that is affordable to those households that make up to 80% of the area median household income. Under Chapter 40-B, households that make 80% of the area median income are considered to be of “moderate” income and households that make up to 50% of the area median income are considered to be “low” income. The Housing Certification Program created under Executive Order-418 has a much more liberal standard for what constitutes “affordable housing”. For the purpose of EO-418, communities need to show that the majority of new housing units created during a calendar year are affordable to those households making up to 150% of the area median income.

 

Table 14

Homeownership Need/Demand Analysis

 

Income                                                   Range of                                Range of Affordable            # of                          

Group                                                     Incomes                                 Housing Prices                    Households            

Moderate-to-Middle                            $42,575 - $52,400   $115,260 - $152,100                       58

Middle-to-Upper                                  $52,400 - $98,250   $152,100 - 297,000       316

Upper                                                    $98,250 and above               $297,000 and above                   224

 

2000 Low Income Household (50% of area median) Affordable Purchase Price (Boston MSA):                           $78,420

2000 Moderate Income Household (80% of area median) Affordable Purchase Price (Boston MSA):           $152,100

2000 EO-418 Housing Certification Affordable Purchase Price (Boston MSA):                                                     $297,000

2000 Median Sales Price in Berlin For Single Family Home:                                                                                       $267,098

(13 qualified sales in 2000)

 

Source: Low and moderate income affordable purchase price calculations were performed by CMRPC based on the DHCD calculation formula, the EO-418 Housing Certification affordable purchase price was prepared by DHCD, and the 2000 home sales data is from the Berlin Assessors Office.

 

Table 14 above indicates that homes in Berlin are selling for well above what is affordable to low and moderate-income households as defined by Chapter 40-B; however, the home sales data would have allowed Berlin to qualify for Housing Certification Under Executive Order-418.

 

There have been a number of changes during the past three years and these changes have implications for housing in Berlin. The housing market along the I-495 beltway has exploded while the regional economy has experienced a dramatic slow-down with an accompanying rise in unemployment (the State’s unemployment rate was 2.6% in 2000, and it now stands at 5.6% as of August 2003) and drop in family income levels. Under the EO-418 Housing Certification Program, the affordable housing purchase price for the Boston MSA (as determined by DHCD) has risen from $297,000 in 2000 to $375,123 in 2003. This represents an increase of 26% in the affordable purchase price for a new home since the year 2000. Meanwhile the median family income for the Boston MSA has risen to $74,200 for the year 2003, an increase of 13%. Thus, the cost of housing in the Boston MSA has risen twice as fast as the rise in the area’s median family income during the last three years. This trend has serious implications for the affordability of housing in Berlin.

 

Data from the Berlin Board of Assessors further bears out the trend of rising housing prices in Berlin. Based on housing sales data for a three-year period (2000 through 2002), the average sales price of a single-family home in Berlin has risen to $379,433 (slightly higher than the Boston MSA affordable purchase price of $375,123). Further, the average sales price of a condominium unit in Berlin for this three-year period was $324,000. Recent subdivision activity in Berlin has further exacerbated the cost of housing. During the past three years, three new single-family housing developments have occurred (Gates Pond Road, Brigham Road & Lyman Road), with averaged assessed values of $343,200, $457,100 and $549,800 respectively. These numbers indicate that Berlin has a serious housing affordability problem that is only getting worse.

 

In terms of addressing the housing needs of low and moderate-income households as defined in Chapter 40-B MGL, the year 2003 housing affordability figures are as follows:

 

2003 Low Income Household (50% of area median) Affordable Purchase Price (Boston MSA):                           $94,740

2003 Moderate Income Household (80% of area median) Affordable Purchase Price (Boston MSA):           $178,315

2003 EO-418 Housing Certification Affordable Purchase Price (Boston MSA):                                                     $375,123

2003 Average Sales Price in Berlin For Single Family Home:                                                                                     $379,433

 

Source: Low and moderate income affordable purchase price calculations were performed by CMRPC based on the DHCD calculation formula, the EO-418 Housing Certification affordable purchase price was prepared by DHCD, and the 2000 home sales data is from the Berlin Assessors Office.

 

Thus, the trend in housing sales in Berlin is such that housing for low and moderate-income households (as defined by Chapter 40-B) is moving even further out of reach. Moreover, home sales are becoming so high the Town may also have difficulty in meeting the more liberal standard for affordable housing as spelled out in the EO-418 Housing Certification Program. It is not as if the Town is running out of vacant developable land or is approaching full buildout. Berlin’s residential zoning district (Residential/Agricultural) allows single-family housing By Right. According to CMRPC’s Year 2000 buildout analysis for Berlin, the Town has 4,184 acres of vacant, potentially developable, residentially zoned land which, if fully developed under the Town’s current zoning standards, enough to accommodate 1,338 new house lots.

 

Housing-Related Issues in Berlin

 

1.         Multi-Family Housing Options: Berlin’s zoning bylaw does indeed contain standards for multi-family development. Section 550 of the zoning bylaw limits multi-family dwelling structures to no more than twelve (12) units per building, and also limits the number of bedrooms per multi-family dwelling structure to no more than two bedrooms for 95% of the multi-family units. The zoning bylaw’s Table of Dimensional Requirements (Section 620) further states that the minimum lot area for multiple dwelling apartments shall be 80,000 square feet for the first three units, plus 10,000 square feet for each additional unit. However, a read through the zoning bylaw’s Table of Principal Use Regulations (Section 320) indicates that multi-family housing is not allowed anywhere in Town either By Right or by Special Permit.

 

 

Berlin’s zoning scheme appears to treat multi-family housing options in the same manner as senior housing. The zoning bylaw contains standards for a Senior Residential Development Overlay District (Section 430); however, it is up to private landowners to propose such a development, which in turn necessitates Town Meeting approval for a zoning change for the particular property in question. Such is the case for multi-family housing options. The zoning bylaw contains standards for multiple dwellings; however, it is up to individual landowners to propose such developments, which in turn gets considered by all of Berlin’s registered voters at Town Meeting by way of a zoning change warrant article. Thus, while the Town’s zoning bylaw does contain standards for both senior housing and multi-family housing, Berlin would rather place the onus on creating such housing on private landowners rather than allow such housing By Right or by Special Exception. Having such uses go through the Town Meeting approval process as zoning change warrant articles represents yet another hurdle to creating senior housing and multi-family housing in Berlin.

 

2.         Cluster Housing/Open Space Development Options: It is evident from the results of the Community Planning citizen survey that Berlin citizens are concerned about maintaining the community’s rural character. Although Berlin’s landscape is notable for its rolling hillsides, agricultural fields and old homesteads, development pressure does have the potential to alter the landscape in less than desirable ways. Cluster-housing/open space development is a concept that allows for building houses closer together and on smaller lot sizes than would normally be allowed under the underlying zoning standards, while preserving the remaining land as open space. Cluster housing appeals to developers because it enables them to build shorter subdivision roads and (where available) extend public utilities at a reduced cost. Cluster housing can help to preserve rural character if the local bylaw gives the Planning Board the flexibility to determine what areas of the property are to remain as undeveloped open space (preserve the ridgeline by having the houses clustered up front, or preserve the rural character of local roads by tucking the houses back from the road). Cluster housing can make economic sense for a municipality in several instances, such as having a central location for picking up school children instead of having the bus stop at every student’s house, reduced infrastructure costs and the permanent protection of open space. If municipal utilities are required, the lines for such utilities can be extended into a cluster subdivision cheaper than they can be extended down an existing road as part of a conventional development proposal and a portion of the cluster development’s open space can be used to provide recreation facilities for the residents instead of the Town having to acquire and develop recreation facilities on its own. It should be noted that several cluster-housing/open space development bylaws have been brought before Berlin voters at Town Meetings over the past six years, with none of them being approved.

 

3.         Municipal Review of Multiple Lot ANR Proposals: Currently the Town does not have any mechanism to review development plans unless they are submitted to the Planning Board as a subdivision proposal (which means the construction of a new subdivision road). Thus, if a developer wanted to create 20 new lots along an existing Town road, the Town would have limited review authority. The plan would simply be submitted to the Planning Board for their signature as an Approval Not Required (ANR) plan. The only municipal review would occur when the developer applies for driveway permits from the Highway Department or building permits from the Building Inspector and these permits are issued after the lots have been created.