August 25, 2016: Lack of life-cycle housing changes Belmont’s character

August 25, 2016: Belmont Citizen-Herald

Much has been written in recent times about the need to preserve the “character” of Belmont.  Even a quick ride around the Waverley Square area, or around the Grove Street Park neighborhood, reveals the disturbing trend toward massive newly-constructed housing units that tower over their neighbors and dwarf the homes that surround them.

In addition to these changes with the physical housing in Belmont, however, another equally fundamental threat to the character of Belmont is taking place at the same time. This threat, however, is less visible on a day-to-day basis and, as a result, has gained far less attention by Belmont’s policymakers.  People should take heed.

Belmont is increasingly becoming a community where a person cannot reasonably expect to live out their life, including when they are starting out and when they are aging.  The terminology used by community planners refers to “life-cycle housing.”

The lack of affordable housing certainly contributes to the failure to provide cradle-to-grave housing.  However, an exclusive focus on housing affordability diverts attention away from other factors affecting the supply (or lack thereof) of life-cycle housing.  Addressing the issue requires a consideration of housing types and numbers, not merely an examination of prices relative to income.

Belmont’s supply of rental housing, for example, is in sharp decline amongst our double-and triple-deckers.  In just the past fifteen years, the number of units rented in Belmont’s double-decker homes has declined by more than 20 percent; the number of rented triple-decker units declined by nearly one-quarter.  In 2013, Belmont had nearly 500 fewer rental housing units in two-family homes than existed in 2000, while there were nearly 200 fewer rental units in three-family homes.

The trend in decreasing rental housing is often associated with the increased conversion of two- and three-family homes to condominium units.  Each condo is individually sold, rather than the building as a whole being sold to a single buyer.  Each building that is converted to condos tends to eliminate a unit of rental housing.  Two owner-occupied units replace a one-owner/one-renter situation.

One impact of this decreasing supply of rental housing in Belmont’s double- and triple-deckers is the squeeze it places on Belmont’s aging population.  An older person in Belmont is no longer as able to live in a double-decker home, using the rent from the second unit to help subsidize the operating expenses, including property taxes, for the building as a whole.  If one of Belmont’s aging households no longer wants to live in a four-bedroom single family home, the supply of double-deckers, in which they historically might have lived in a smaller more manageable unit, while using the other as a source of income, is quite simply less available.

It’s also one reason that Belmont’s young adults cannot come back to Belmont to begin their careers.  Consider that the number of households age 34 and younger who rent in Belmont has declined by more than 30% just since the 2000 Census.  The number of Belmont households age 34 and younger, renter and owner combined, has declined by more than 20% in that same time period.

Belmont takes pride in preserving its “small town character.” One aspect of that community character, however, is the notion that one can be borne and grow old in their home town.  That character of Belmont is now slowly slipping away.  The character of Belmont inheres not solely in the physical structures that make up its housing stock, but in the people who live here.  Policymakers who assert their commitment to maintaining the character of our community should devote time to addressing our town’s small, and declining, supply of life-cycle housing.

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