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<!DOCTYPE html>
<html lang="en">
<head>
<!-- Google tag (gtag.js) for github dashboards -->
<script async src="https://www.googletagmanager.com/gtag/js?id=G-56575F4C50"></script>
<script>
window.dataLayer = window.dataLayer || [];
function gtag(){dataLayer.push(arguments);}
gtag('js', new Date());
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})(window,document,'script','dataLayer','GTM-WJ5WD2NX');</script>
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<!-- Metadata 2024 -->
<meta charset="utf-8">
<title>Lancaster Housing Production Plan Dashboard</title>
<meta name="description" content="Explore our interactive dashboard to understand housing needs in Lancaster. This tool provides insights into housing availability, affordability, and trends.">
<meta name="keywords" content="Lancaster, Housing, Urban Planning, CommunityScale, Assessment, Dashboard">
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<meta property="og:description" content="Housing Production Plan educational dashboard for Lancaster. Provides detailed analysis and insights on housing trends, affordability, and needs.">
<meta property="og:site_name" content="CommunityScale">
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<body>
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height="0" width="0" style="display:none;visibility:hidden"></iframe></noscript>
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<!-- Primary Page Layout
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<!-- Sticky header -->
<div class="sticky">
<div class="topnav">
<div class="logo-and-menu">
<p class="inline-text">
<img src="images/client/client-logo.png" alt="Community" class="inline-logo">
<span class="title">Housing Production Plan 2024-2029</span>
</p>
<div class="nav-options">
<div class="desktop-pages">
<!-- Links must be added here for desktop -->
<a href="#Overview">Back to top</a>
<a href="#Goals">Goals</a>
<a href="#Housing needs">Housing needs</a>
<a href="#Strategies">Strategies</a>
</div>
<div id="clickDiv" class="mobile-menu-icon">
<a class="menu-icon">
<i class="fa fa-bars"></i>
</a>
</div>
</div>
</div>
<div id="targetDiv" class="">
<!-- Links must be added here again for mobile -->
<a href="#Overview">Back to top</a>
<a href="#Goals">Goals</a>
<a href="#Housing needs">Housing needs</a>
<a href="#Strategies">Strategies</a>
</div>
</div>
</div>
<!-- Cover banner -->
<div id="Overview" class="cover">
<div class="container" style="margin-top: 0">
<h1>Town of Lancaster
<br>Housing Production Plan Executive Summary
</h1>
<div class="row">
<div class="nine columns" style="margin-top: 20px">
<p>This dashboard was created by <a href="http://communityscale.com">CommunityScale</a> for the <a href="https://www.ci.lancaster.ma.us/community-development-planning">Town of Lancaster</a> with support from the Department of Community Development and Planning and the Affordable Housing Trust. The objective of this dashboard is to outline the plan's objectives and priorities, share key observations and findings about the local housing landscape, and highlight recommended strategies to increase housing production and address affordability challenges.</p>
</div>
</div>
</div>
</div>
<!-- Header row -->
<div class="overview">
<div class="container">
<!-- Row with image and text -->
<div class="row">
<div class="six columns" style="margin-top: 2%">
<p><img src="./images/client/client-splash.jpg" class="image-cover" height=350px width=100% title="CommunityScale" alt="CommunityScale"></p>
</div>
<div class="six columns" style="margin-top: 2%">
<h4>What is the Housing Production Plan?</h4>
<p>By state statute MGL Chapter 40B, cities and towns are required to provide more than 10% of their total year-round housing units as deed-restricted Affordable Housing. Affordable Housing is deed-restricted housing that eligible low- and moderate-income residents can afford by paying no more than 30% of their annual household income. Lancaster has 3,053 housing units, per the 2022 Census ACS 5-Year estimate, of which 188 (or about 6.2%) are deed-restricted Affordable Housing units on the state’s Subsidized Housing Inventory (SHI).</p>
<p>This website version of the plan highlights key observations and findings. The Housing Production Plan is also available in a detailed and downloadable PDF format:</p>
<p><a href="./CommunityScale_Lancaster_Housing_Production_Plan_2024-2029.pdf" target="blank"><button>📄 Read the full plan</button></a></p>
<p>This plan was adopted by Lancaster's Select Board and Planning Board and received approval from Executive Office of Housing and Livable Communities (EOHLC) in 2024.</p>
</div>
</div>
</div>
</div>
<!-- Header row -->
<div class="container" id="Goals">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h2>Affordable Housing Goals</h2>
<h6>These goals reflect the Town’s priorities, local housing residents’ needs, the community’s overall growth objectives, and EOHLC’s defined statutory requirements.</h6>
</div>
</div>
<!-- Row call outs -->
<div class="row">
<div class="boxes">
<div class="box">
<p class="large-emoji">🏡</p>
<h5 style="margin-top: 0%; margin-bottom: 10%">Achieve and maintain <a href="https://communityscale.com/what-is-40b-safe-harbor/">Safe Harbor</a></h5>
</div>
<div class="box">
<p class="large-emoji">💰</p>
<h5 style="margin-top: 0%; margin-bottom: 10%">Reduce cost burden</h5>
</div>
<div class="box">
<p class="large-emoji">🏘️</p>
<h5 style="margin-top: 0%; margin-bottom: 10%">Provide housing for lower income levels</h5>
</div>
<div class="box">
<p class="large-emoji">♿</p>
<h5 style="margin-top: 0%; margin-bottom: 10%">Provide housing for special needs populations</h5>
</div>
<div class="box">
<p class="large-emoji">🌱</p>
<h5 style="margin-top: 0%; margin-bottom: 10%">Environmentally sustainable development</h5>
</div>
</div>
</div>
</div>
<!-- Housing Needs Divider row -->
<div class="divider" id="Housing needs" style="background:linear-gradient(to right,rgba(255, 255, 255, 0.9),rgba(255, 255, 255, 0.8)), url(images/client/background1.jpg); background-repeat: no-repeat; background-size: cover">
<div class="container">
<div class="twelve columns center-align">
<div class="divider-header">
<div class="divider-icon">
<img src="images/theme/People.svg" class="inline-image" title="Housing needs">
</div>
<h2 class="inline-text">Housing needs</h2>
</div>
<h5>Lancaster has been evolving consistently over the last two decades and will continue to change over the coming 5 years. At the rate of change since 2010, Lancaster will add about 210 households in the coming 5 years. To achieve a healthy housing market, additional homes are needed to achieve a healthy vacancy rate and replacement homes. In total, this housing needs assessment recommends at least 295 homes be built in the next 5 years.</h5>
<div class="chip-container">
<a href="#Growth"><button class="button-primary">Growth projection</button></a>
<a href="#Market"><button class="button-primary">Market adjustments</button></a>
<a href="#Cost-burden"><button class="button-primary">Cost burden</button></a>
</div>
</div>
</div>
</div>
<!-- Named subheader container -->
<div id="Growth" class="container">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Growth projection</h3>
<h6>The following analysis examines household characteristics and housing need in terms of household incomes relative to the local Area Median Income (AMI). For example, households within the "60-80%" group earn between 60% and 80% of the HUD-established AMI for the metro area. Each household AMI group has a different need for monthly housing costs.</h6>
</div>
</div>
<!-- Row with image and text -->
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>The number of households in Lancaster has been growing at a rate of 2.3% a year since 2010</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Interactive area chart" id="datawrapper-chart-6eNYn" src="https://datawrapper.dwcdn.net/6eNYn/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="380" data-external="1"></iframe>
<script type="text/javascript">!function () { "use strict"; window.addEventListener("message", (function (a) { if (void 0 !== a.data["datawrapper-height"]) { var e = document.querySelectorAll("iframe"); for (var t in a.data["datawrapper-height"]) for (var r = 0; r < e.length; r++)if (e[r].contentWindow === a.source) { var i = a.data["datawrapper-height"][t] + "px"; e[r].style.height = i } } })) }();
</script>
<figcaption>
This chart illustrates trends in households by percentage of area median income, adjusted for inflation. The projection is based on recent trends extended. Depending on economic, policy, and other conditions, the actual future may vary. Source: HUD, ACS 5-year, CPI.
</figcaption>
</div>
</div>
</div>
<!-- Named container -->
<div id="Market" class="container">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Market adjustments</h3>
<h6>In addition to growth, every local market should maintain sustainable vacancy rates and offer hospitable housing stock to best serve community residents. Supplementary housing production is often necessary to keep each of these indicators in a healthy range. Drivers of housing production are household growth and a some replacement housing. Vacancy rate, overcrowding rate, and substandard housing rate are considered as well.
</h6>
</div>
</div>
<!-- Row with image and text -->
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>Production of 295 units in the next 5 years is recommended for a healthy housing market </h4>
<p>This production target combines demand driven by net household growth as well as other factors detailed at right which also contribute to maintaining a suitable housing supply over time.
</p>
</div>
<div class="six columns" style="margin-top: 2%">
<table class="tr1 tc2">
<tr>
<th>Units</th>
<th colspan="2">Factor</th>
<th>Market adjustment</th>
</tr>
<tr>
<td>210</td>
<td>🏘️</td>
<td>Household growth</td>
<td>Forecasted from 2024 to 2029</td>
</tr>
<tr>
<td>0</td>
<td>👥</td>
<td>Overcrowding adjustment</td>
<td>Local rate of 1.9% is below than the national average of 3.4%</td>
</tr>
<tr>
<td>8</td>
<td>🔨</td>
<td>Replacement housing</td>
<td>0.05% of the housing stock is replaced annually</td>
</tr>
<tr>
<td>77</td>
<td>🔑</td>
<td>Vacancy adjustment</td>
<td>Local rate of 2.4% is below the healthy market minimum of 5%</td>
</tr>
<tr>
<td>0</td>
<td>🏚️</td>
<td>Substandard adjustment</td>
<td>Local rate of 0.0% is below the national average of 0.4%</td>
</tr>
<tr class="important">
<td>295</td>
<td>📊</td>
<td colspan="2">Total units needed</td>
<td></td>
</tr>
</table>
<figcaption>
Source: ACS 5-Year, 2010-2022
</figcaption>
</div>
</div>
</div>
<!-- Named container -->
<div class="container" id="Cost-burden">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Cost burden in Lancaster</h3>
<h6>Households are cost burdened when paying more than 30% of their income on housing costs. They are considered severely cost burdened when these costs exceed 50% of their income. For renters, this includes lease rent and utilities. For homeowners, this includes mortgage costs, property taxes, insurance, utilities, and any condo fees.</h6>
</div>
</div>
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>A household with a median income cannot afford the median home price due to escalating home prices and interest rates despite rising incomes</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Interactive line chart" id="datawrapper-chart-TusCl" src="https://datawrapper.dwcdn.net/TusCl/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="360" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
</script>
<figcaption>
Sources: FRED Federal Bank of St. Louis; CommunityScale, Covid-19 TSA preflight screening requirements
</figcaption>
</div>
</div>
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>In Lancaster, low-income households are more cost burdened. Households earning >80% AMI are less cost burdened. </h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-kFSC4" src="https://datawrapper.dwcdn.net/kFSC4/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="263" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<figcaption>
Source: ACS 5-Year, HUD, CPI, $147,400 Eastern Worcester County, MA HUD Metro FMR Area Median Family Income
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<h2 class="inline-text">Strategies</h2>
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<h5>The following strategies are described in this section. The table below compares the anticipated outcome of each strategy against the Town’s stated affordable housing goals.</h5>
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<h3>Regulatory strategies</h3>
<h6>Actions the Town can take that do not require new funding sources.</h6>
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<h4>Create an inclusionary zoning (IZ) option for deeper affordability at 60% AMI</h4>
<p>The Town should amend its Inclusionary Zoning bylaw to create an option for deeper affordability at 60% AMI immediately after achieving Safe Harbor status. Specifically, the Town should introduce a provision allowing developers to provide fewer total affordable units if those units are restricted to households earning 60% of Area Median Income (AMI) or less.</p>
<p>To implement this strategy, the Town should maintain the existing inclusionary zoning requirements as a baseline while adding the new option. The amendment should carefully calibrate the reduction in total required units to ensure it provides a meaningful incentive for developers while still producing an adequate number of deeply affordable units. </p>
<p>This approach can address the needs of Lancaster's most housing cost-burdened residents while still encouraging overall affordable housing production. This strategy also provides developers with more flexibility in meeting inclusionary zoning requirements.</p>
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<div class="six columns" style="margin-top: 2%">
<p><img src="./images/client/strategy1.jpg" class="image-cover" height=250 width=100% title="CommunityScale" alt="CommunityScale"></p>
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<h4>Zone South Lancaster at the Railroad Bridge to be a mixed-use walkable district</h4>
<p>The Town should rezone the area of South Lancaster near the Railroad Bridge to create a mixed-use walkable district. The Town should amend the zoning map to designate this target area as a mixed-use district that facilitates the development of cost-effective and efficient housing while incorporating commercial uses on the ground floor of buildings.</p>
<p>To implement this strategy, the Town should develop new zoning regulations that allow for higher density residential development, require or incentivize ground-floor commercial uses, establish design standards promoting walkability, and reduce parking requirements. These regulations should include provisions to encourage a mix of housing types and affordability levels, while ensuring that cost-effective construction methods are permitted to promote housing affordability.</p>
<p>This approach can create a vibrant, mixed-use area in South Lancaster that provides both housing options and commercial amenities in a pedestrian-friendly setting. By encouraging a diverse mix of uses and housing types, the Town can address its housing needs while fostering a dynamic and walkable neighborhood.</p>
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<div class="six columns" style="margin-top: 2%">
<p><img src="./images/client/strategy2.jpg" class="image-cover" height=250 width=100% title="CommunityScale" alt="CommunityScale"></p>
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<h3>Local programs</h3>
<h6>Local investments and resources that can support the Affordable Housing Goals</h6>
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<h4>Fund the Lancaster Affordable Housing Trust (LAHT) with a variety of sources</h4>
<p>The Town should capitalize the Lancaster Affordable Housing Trust (LAHT) through a variety of funding sources. This strategy aims to ensure a stable and robust financial foundation for the Trust, enabling it to effectively pursue its affordable housing initiatives. </p>
<p>Potential funding mechanisms include adjusting upwards the Fee-In-Lieu of providing inclusionary zoning units; sale of public surplus properties; and one time revenues such as Free Cash that is unspent at the end of the fiscal year. </p>
<p>By implementing this multi-faceted funding approach, the Town can strengthen the LAHT's capacity to support affordable housing development, preservation, and programs. This strategy aligns with the overall goal of increasing affordable housing options in Lancaster and provides the Trust with the financial tools necessary to address the community's housing needs effectively.</p>
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<p><img src="./images/client/strategy3.jpg" class="image-cover" height=250 width=100% title="CommunityScale" alt="CommunityScale"></p>
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<h4>Increase CPA from 1% to 2%</h4>
<p>The Town should consider a gradual increase in Lancaster's Community Preservation Act (CPA) rate from 1% to 2% over the next five years to generate additional funding for affordable housing initiatives. </p>
<p>However, recognizing that Lancaster's tax base is predominantly residential, this increase could significantly impact the overall cost of living for residents. To address this concern, the Town should make the CPA rate increase contingent upon expanding the town's commercial and industrial tax base as outlined in Lancaster’s Master Plan fiscal strategy. This will diversify revenue sources and reduce the burden on residential taxpayers. The proposed CPA increase would maintain current exemptions for income-eligible residents, ensuring it doesn't adversely affect those most vulnerable to rising living costs. </p>
<p>Looking ahead, if Lancaster successfully expands its commercial and industrial sectors, the plan proposes considering a further increase in the CPA rate to the maximum of 3%. This balanced approach seeks to address affordable housing needs while promoting sustainable economic growth and considering the financial well-being of Lancaster residents.
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<p><img src="./images/client/strategy4.jpg" class="image-cover" height=250 width=100% title="CommunityScale" alt="CommunityScale"></p>
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<h4>Town land disposition for affordable housing</h4>
<p>The Town should leverage its land assets to advance affordable housing goals. Specifically, the Town should identify municipally-owned parcels that are suitable for residential development, with a focus on locations within walking distance of essential amenities and services. Examples for potential affordable housing development include the 4 developable acres at the Kilbourne Road site and the 0 Old Union Turnpike parcel.
</p>
<p>To implement this strategy, the Town should issue Requests for Proposals (RFPs) for the development of these parcels. These RFPs should be structured to align with Lancaster's affordable housing objectives, potentially specifying requirements for the number of affordable units, target income levels, and other community benefits. By offering town-owned land for development, Lancaster can reduce land acquisition costs for affordable housing projects, making them more financially feasible and thereby indirectly finance housing that might not otherwise be feasible.
</p>
<p>This approach can be an effective way to increase the town's affordable housing stock without requiring direct financial investment from the municipality. It also allows the Town to maintain a degree of control over the development process.
</p>
<p><a href="./Lancaster-Town-Owned-Map.pdf">View a high resolution map of Town-owned property (35MB PDF).</a></p>
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<p><a target="_blank" rel="noopener noreferrer nofollow" href="./Lancaster-Town-Owned-Map.pdf"><img src="./images/client/strategy5.jpg" class="image-cover" height=250 width=100% title="CommunityScale" alt="CommunityScale"></a>
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<h4>Expand public utility capacity on Main Street to accommodate more housing</h4>
<p>The Town should expand public utility capacity on Main Street to accommodate more housing development. Specifically, the Town should address the current constraints on water and sewer capacity that are limiting housing growth in this area.
</p>
<p>This approach can effectively remove a significant barrier to housing development in a key area of Lancaster. By proactively addressing infrastructure limitations, the Town can encourage developers to pursue housing projects that align with community goals. Additionally, improved utility capacity can benefit existing residents and businesses.
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<p><img src="./images/client/strategy6.jpg" class="image-cover" height=250 width=100% title="CommunityScale" alt="CommunityScale"></p>
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<h4>Ensure that housing that achieve the Town’s goals is in the redevelopment program for the Former Atlantic Union College and DCAMM property</h4>
<p>The Town should ensure that housing achieving Lancaster's goals is included in the redevelopment programs for both the Former Atlantic Union College and DCAMM property. Specifically, the Town should actively influence the development process for these key sites to incorporate housing that aligns with community objectives.
</p>
<p>To implement this strategy, the Town should engage proactively with the owners and potential developers of these sites. This engagement should involve clearly communicating Lancaster's housing goals and priorities, potentially through design guidelines, zoning overlays, or development agreements. The Town should also consider offering incentives or beneficial permitting processes for projects that meet or exceed affordable housing targets.
</p>
<p>This approach can leverage significant redevelopment opportunities to address Lancaster's housing needs. By guiding the development of these large properties, the Town can ensure that new housing contributes to affordability.
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<p><img src="./images/client/strategy7.jpg" class="image-cover" height=250 width=100% title="CommunityScale" alt="CommunityScale"></p>
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<h4>Thank you for reading</h4>
<p>Contact information can be found at the bottom of this page.</p>
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<p>Access a PDF copy of the full Housing Production Plan:</p>
<p><a href="./CommunityScale_Lancaster_Housing_Production_Plan_2024-2029.pdf" target="blank"><button>📄 Read the full plan</button></a></p>
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<p><a href="https://www.ci.lancaster.ma.us/community-development-planning">Lancaster Community Development & Planning</a> is responsible for coordinating and directing all community development planning activities in the Town.</p>
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<p><a href="http://communityscale.com">CommunityScale</a> is a pioneering urban planning and spatial data analysis company serving clients across the United States. Follow CommunityScale on <a href="https://www.linkedin.com/company/communityscale">LinkedIn</a> and <a href="https://twitter.com/CommunityScale">Twitter/X</a>. This dashboard is <a href="https://github.com/CommunityScale/Lancaster">open source</a> MIT license.</p>
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<h2 class="inline-text">Place</h2>
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<h5> The following section profiles the community spatially and assesses Lancaster’s housing stock and affordability, detailing characteristics such as structure type, bedroom count, and development timeframe as well as household costs and market pricing for local rental and ownership units.</h5>
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<h3>Incomes and affordability are unevenly distributed across the Town.</h3>
<h6>Explore this interactive map to compare neighborhoods in terms of income and other indicators.</h6>
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<small><a href="//communityscale.maps.arcgis.com/apps/Embed/index.html?webmap=4fb53c6245b44580a6150c7c9c83282e&extent=-72.8387,42.4886,-72.369,42.7226&zoom=true&scale=true&legendlayers=true&disable_scroll=true&theme=light" style="color:#0000FF;text-align:left" target="_blank">View larger map</a></small>
<br><iframe width="500" height="400" frameborder="0" scrolling="no" marginheight="0" marginwidth="0" title="Lancaster HNA" src="//communityscale.maps.arcgis.com/apps/Embed/index.html?webmap=4fb53c6245b44580a6150c7c9c83282e&extent=-72.6725,42.5523,-72.5223,42.666&zoom=true&previewImage=false&scale=true&legendlayers=true&show_panel=true&disable_scroll=true&theme=light"></iframe>
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<h3>Lancaster has a significant affordable housing supply.</h3>
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<h4>15% of Lancaster’s housing units are committed affordable.</h4>
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<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-hfOOz" src="https://datawrapper.dwcdn.net/hfOOz/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="201" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>The local housing stock includes a mix of committed affordable housing supported by federal programs such as Low Income Housing Tax Credits (LIHTC) and Housing Choice Vouchers. For households with particularly low incomes, these units can represent one of the only housing options available to them.</p>
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<h3>Uneven mix of housing options</h3>
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<h4>Most single-family homes are ownership and most multi-family are rental.</h4>
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<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-Abb6A" src="https://datawrapper.dwcdn.net/Abb6A/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="213" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>This graph inventories the local housing stock in terms of each unit's structure type, a characteristic defined as the number of units in the building that contains a given unit.</p>
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<h4>Most ownership units are larger and most rentals are smaller</h4>
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<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-medVs" src="https://datawrapper.dwcdn.net/medVs/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="196" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>This graph inventories the local housing stock in terms of bedroom count by unit by tenure. The majority of Lancaster’s housing units are two bedroom or larger, especially among ownership units.</p>
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<h3>The affordability gap is widening.</h3>
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<h4>Homeownership is increasingly out of reach.</h4>
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<iframe title="" aria-label="Interactive line chart" id="datawrapper-chart-nex3B" src="https://datawrapper.dwcdn.net/nex3B/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="360" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>This chart compares the median listing price in Lancaster with the home value affordable to a household earning the median household income. A wider gap means higher barrier to entry for first-time homebuyers and increased risk that an existing resident might be priced out of the community if they choose or need to move to a different house.</p>
<p>"Affordable" is defined as monthly housing costs that do not exceed 30% of a household's income (i.e. that do not trigger cost burden). Housing costs involve more than just the monthly mortgage payment. Other costs that factor into this affordability calculus include property tax, private mortgage insurance (PMI), insurance, utilities, and condo fees.</p>
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<h4>Most current homeowners may not be able to afford current prices.</h4>
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<iframe title="" aria-label="Interactive line chart" id="datawrapper-chart-Kt9cq" src="https://datawrapper.dwcdn.net/Kt9cq/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="364" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>This chart tracks the typical market value for single family homes and condos over the past several years. The adjacent table translates these values into monthly costs (mortgage + tax and other costs).</p>
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<h4>About 45% of Lancaster homeowners pay less than $1,850/mo</h4>
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<iframe title="" aria-label="Bar Chart" id="datawrapper-chart-WvCzf" src="https://datawrapper.dwcdn.net/WvCzf/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="173" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>This chart summarizes the distribution of costs across all ownership units in the area, most of which last transacted years ago.About 45% of Lancaster homeowners pay below $1,850/mo compared to the $2,213 and $2,763 required to afford a condo and single family on today’s market.</p>
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<h6>These charts reveal the significant difference between how much most homeowners currently pay per month (right) and it would cost per month to own a home purchased on today’s market (left).</h6>
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<h4>Today’s average asking rent in Lancaster is about $1,600.</h4>
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<table>
<tr>
<th>Unit size</th>
<th>Lancaster asking rent</th>
<th>Recently built developments asking rent</th>
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<td>Studio</td>
<td>$878</td>
<td>$1,919</td>
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<tr>
<td>1 bed</td>
<td>$1,449</td>
<td>$1,804</td>
</tr>
<tr>
<td>2 beds</td>
<td>$1,676</td>
<td>$2,188</td>
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<td>3 beds</td>
<td>$2,013</td>
<td>N/A</td>
</tr>
</table>
<p>The rents indicated at right compare recent listings in Lancaster with recently built market rate rental housing within an hour drive from Lancaster (13 properties with 10+ units built since 2018). The gap between these contemporary benchmarks and prevailing local rents help explain why developers seem to be passing over Lancaster for the time being. However, this gap may be narrowing, improving the prospects for new construction in Lancaster.</p>
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<h4>About 40% of Lancaster renters pay less than $1,600/mo.</h4>
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<iframe title="" aria-label="Bar Chart" id="datawrapper-chart-Mmol6" src="https://datawrapper.dwcdn.net/Mmol6/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="173" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>The average asking rent should be understood as the typical cost to a household signing a new lease under current conditions. In reality, because this is a single average value, actual asking rents may vary depending on characteristics such as size, location, and property features but they will collectively track along this trendline. The “Current renter costs” total includes newly occupied units along with units that have been occupied for longer (and where rent may have been set at a much lower rate than today’s asking price).</p>
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<h6>These charts illustrate the difference between how much many renters currently pay per month (right) and it would cost per month to sign a new lease on today’s market (left). While there are many renters paying comfortably more than current asking prices, a significant portion would likely be unable to afford a new apartment if they needed to relocate within the community.</h6>
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<h3>Shortage of lower-cost and smaller units</h3>
<h6>Comparing the needs of current residents with the current housing stock reveals potential misalignments between supply and demand.</h6>
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<h4>Housing needs of current residents</h4>
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<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-pEkRF" src="https://datawrapper.dwcdn.net/pEkRF/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="245" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
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<p>This chart simulates the unit mix today’s local population would choose if all households could move into units that match their likely bedroom preferences and willingness to pay.</p>
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<h4>Current housing supply and gaps</h4>
<p>This is an instructive but largely hypothetical analysis due to the scale of the gap and the challenge of delivering new affordable housing in large quantities.</p>
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<table class="uniform-columns tr1 tr2 tr3 tr4">
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<th>Monthly cost</th>
<th>Need</th>
<th>Supply</th>
<th class="important">Gap</th>
</tr>
<tr>
<td>Below $700</td>
<td>2252</td>
<td>2063</td>
<td class="important" >189</td>
</tr>
<tr>
<td>$700-$1,400</td>
<td>2285</td>
<td>1948</td>
<td class="important" >337</td>
</tr>
<tr>
<td>$1,400-$1,850</td>
<td>1207</td>
<td>1135</td>
<td class="important" >72</td>
</tr>
<tr>
<td>$1,850-$2,350</td>
<td>703</td>
<td>678</td>
<td class="important" >25</td>
</tr>
<tr>
<td>$2,350-$2,800</td>
<td>506</td>
<td>550</td>
<td>-44</td>
</tr>
<tr>
<td>Above $2,800</td>
<td>1276</td>
<td>1855</td>
<td>-579</td>
</tr>
</table>
<figcaption>These charts compare this “need” to the current housing stock. Highlighted positive gaps indicate under-supply; negative gaps indicate oversupply.</figcaption>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align">
<h3>Little new construction in recent decades.</h3>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>Most of Lancaster’s housing stock was built before 1960.</h4>
</div>
<div class="six columns">
<iframe title="" aria-label="Table" id="datawrapper-chart-9ttr4" src="https://datawrapper.dwcdn.net/9ttr4/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="353" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
</script>
<p>Nearly three quarters of Lancaster’s housing production took place before 1970 with very little new construction in recent years. This table chronicles the community's development history, indicating decades with relatively more or less construction activity. 2020 or later is approximate as new housing units are completed.</p>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>About 70 units have been permitted over the past decade.</h4>
</div>
<div class="six columns">
<iframe title="" aria-label="Column Chart" id="datawrapper-chart-SHy1i" src="https://datawrapper.dwcdn.net/SHy1i/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="377" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r=0;r<e.length;r++)if(e[r].contentWindow===a.source){var i=a.data["datawrapper-height"][t]+"px";e[r].style.height=i}}}))}();
</script>
<p>Building permitting history is a proxy for construction activity over time. Lancaster has seen very little new permits during the past decade. While there are some proposed developments on the horizon, none have reached the building permit stage yet.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align">
<h3>The pace of local housing development is starting to increase</h3>
<h6>There are numerous new projects in the pipeline, especially downtown.</h6>
</div>
</div>
<div class="row">
<div class="insight">
<div class="five columns">
<p><img src="./images/client/Lancaster development map.PNG" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
</div>
<div class="seven columns">
<div class="scroll-container">
<div class="scroll-content">
<table>
<tr>
<th>Project</th>
<th>Units</th>
<th>Developer</th>
<th>Town funding</th>
<th>Other support</th>
</tr>
<tr>
<td>Wilson’s redevelopment</td>
<td>61 apartments</td>
<td>Community Builders</td>
<td>ARPA and HoDAG</td>
<td>Mass Development</td>
</tr>
<tr>
<td>60 Wells Street shelter</td>
<td>36 apartments + 30 shelter beds</td>
<td>CSO</td>
<td>CDGB and CPA</td>
<td>EOHLC funding</td>
</tr>
<tr>
<td>156-176 Main Street</td>
<td>20-70 apartments (TBD)</td>
<td>Tim Grader, Rural Development Inc.</td>
<td>CPA</td>
<td>Mass Housing Partnership funding</td>
</tr>
<tr>
<td>184 Petty Plain Rd</td>
<td>1 single family</td>
<td>Habitat for Humanity</td>
<td>CPA</td>
<td>N/A</td>
</tr>
<tr>
<td>187 Hope St</td>
<td>2-3 duplex/triplex</td>
<td>Oxbow Design</td>
<td>CPA</td>
<td>N/A</td>
</tr>
<tr>
<td>71 Montague Town Road</td>
<td>13 apartments</td>
<td>Olive Street Development</td>
<td>N/A</td>
<td>N/A</td>
</tr>
<tr>
<td>107 Fairview Street</td>
<td>6 duplexes</td>
<td>N/A</td>
<td>N/A</td>
<td>N/A</td>
</tr>
<tr class="important">
<td>TOTAL</td>
<td>145-199 units or more</td>
</tr>
<tr>
<td><i>Scroll to the right for development details</i></td>
</table>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
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<p>PROGRESS TRACKER</p>
<h4>What progress have we made towards meeting our goals?</h4>
<p><i>Last updated on August 27, 2024</i></p>
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<div class="row">
<div class="boxes">
<div class="box">
<p class="large-emoji">🚧</p>
<p class="large-number">898</p>
<p>Units currently in the pipeline</p>
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<div class="box">
<p class="large-emoji">📝</p>
<p class="large-number">140</p>
<p>Units currently permitted but not completed</p>
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<div class="box">
<p class="large-emoji">🧱</p>
<p class="large-number">589</p>
<p>Units completed since 2024</p>
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<div class="box">
<p class="large-emoji">📈</p>
<p class="large-number">34%</p>
<p>Towards reaching goal of 11,250 units by 2029</p>
</div>
</div>
</div>
</div>
</div>
<div class="progress-tracker">
<div class="container">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<p>PROGRESS TRACKER</p>
<h4>What progress have we made towards meeting our goals?</h4>
<p><i>Last updated on August 27, 2024</i></p>
</div>
</div>
<div class="row">
<div class="boxes">
<div class="box">
<p class="large-emoji">🚧</p>
<p class="large-number">898</p>
<p>Units currently in the pipeline</p>
</div>
<div class="box">
<p class="large-emoji">📝</p>
<p class="large-number">140</p>
<p>Units currently permitted but not completed</p>
</div>
<div class="box">
<p class="large-emoji">🧱</p>
<p class="large-number">589</p>
<p>Units completed since 2024</p>
</div>
<div class="box">
<p class="large-emoji">📈</p>
<p class="large-number">34%</p>
<p>Towards reaching goal of 11,250 units by 2029</p>
</div>
</div>
</div>
</div>
</div>
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