Housing Production Plan Reveals Affordability Challenges in Duxbury

Selectboard Approves Plan Amid Concerns Over Housing Costs, MBTA Zoning Rejection

DUXBURY, MA - November 25 - Duxbury's updated Housing Production Plan, presented to the Selectboard on Monday, highlights significant affordability gaps in both rental and ownership markets. The plan, approved by the board, outlines strategies to increase affordable housing options and maintain the town's exemption under 40B appeals processes.

Lynne Sweet of LDS Consulting Group presented the plan, which shows the average two-bedroom single-family home in Duxbury selling for $889,000. This price is more than double what would be considered affordable for a family of four paying one-third of their income towards housing costs.

"If you looked at what an affordable home could be priced, assuming a family in a four and paying a third of your housing costs, third of your income towards housing costs, that home would be priced at $342,000, and the affordability gap is over half a million dollars," Sweet explained.

The rental market shows similar challenges. The newest two-bedroom apartments in town are renting for $3,585 per month, requiring an annual income of $142,000 to afford.

Dan Coughlin, Chair of the Duxbury Affordable Housing Trust, emphasized the difficulty in meeting state-mandated affordable housing goals. "The fact of the matter is the denominator increases a lot faster than the numerator does and so it's kind of an elusive goal," Coughlin said.

The plan sets a target of producing 35 units of affordable housing annually for the next five years to reach the state's 10% affordable housing goal. However, Coughlin acknowledged this is unlikely to be achieved.

Selectboard member Amy MacNab questioned the inclusion of expanding the senior property tax work-off program in the plan. Sweet explained it was related to preventing displacement of low-income seniors struggling to maintain their homes.

The board approved the plan with amendments, including removing references to the tax work-off program and modifying language about potential rezoning in Hall’s Corner.

In related news, the MBTA Communities Working Group will remain established but inactive following the town's rejection of proposed zoning changes at a recent special town meeting.

Steve Gandt, Chair of the working group, reported, "The working group believes that progress toward compliance is not possible at this time, and I emphasize at this time, due to the pending SJC decision and the negative vote from special town meeting."

The group will await the outcome of legal challenges and potential state guidance before determining next steps. Gandt noted, "We have an opportunity to express to the state that we, as a town, have worked very hard to develop a plan that would put Duxbury in compliance with the MBTA Communities Law and guidance. But, despite that, the voters have clearly expressed that the requirements of the law are unworkable for Duxbury."

The Selectboard voted to extend the working group's charge indefinitely, allowing them to reconvene when more information becomes available.

In other business, the board approved annual liquor license renewals for 2025 and granted one-day licenses for upcoming events. They also appointed two new members to the Coastal Resiliency Task Force.

The next Selectboard meeting is scheduled for Dec. 2 at 6:30 p.m. in the mural room.