{"items": [{"author": "Hollis", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922", "anchor": "fb-10100114890215922", "service": "fb", "text": "$400k as 'affordable' makes me wonder how affordability is defined.", "timestamp": "1570542457"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114902216872", "anchor": "fb-10100114890215922_10100114902216872", "service": "fb", "text": "→ Hollis the specific numbers are made up, but should be in about the right range. In affordable housing, \"affordable\" is defined relative up the area median income, for example \"60% AMI\" units. I think this also uses the \"no more than 1/3 of income for housing\" rule. I don't know the exact formula, but I think it's something like:

[EDIT: my earlier numbers were based on misreading a table on my phone]

* For a family of four, 60% AMI affordability in Cambridge is an income of $71k [1]

* 1/3 of that is and $24k/year for housing

* Monthly that's $2,000

* That's should be enough to do a mortgage payment on a ~$300k house

[1] https://www.cambridgema.gov/.../hud2019inclimitswebcdbgef...", "timestamp": "1570549705"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114918159922", "anchor": "fb-10100114890215922_10100114918159922", "service": "fb", "text": "→ Here are 2br condos for 80% AMI at $257k: https://www.somervillema.gov/.../inclusionary-housing...", "timestamp": "1570555100"}, {"author": "Hollis", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114919018202", "anchor": "fb-10100114890215922_10100114919018202", "service": "fb", "text": "→ Jeff Kaufman $257k and $400k feel quite different to me in terms of affordability echelon, but I'm not familiar with the Boston market the way you are.", "timestamp": "1570555385"}, {"author": "opted out", "source_link": "#", "anchor": "unknown", "service": "unknown", "text": "→ this user has requested that their comments not be shown here", "timestamp": "1570555408"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114919103032", "anchor": "fb-10100114890215922_10100114919103032", "service": "fb", "text": "→ I would also be strongly in favor of building more public housing", "timestamp": "1570555428"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114919532172", "anchor": "fb-10100114890215922_10100114919532172", "service": "fb", "text": "→ Both because it helps the people who get to live in it, and because any new housing helps everyone.", "timestamp": "1570555620"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114985100772", "anchor": "fb-10100114890215922_10100114985100772", "service": "fb", "text": "→ Hollis there\u2019s a handy calculator that Vermont Housing Finance Agency maintains where you can plug in annual income and get the price of a home you can afford, or vice versa. It\u2019s based on market data for Vermont, but based on Jeff\u2019s 60%AMI being $71k, the 100%AMI would be $118,333, which could afford a $400k home under typical conditions. https://www.housingdata.org/.../homeownership.../calculator", "timestamp": "1570583532"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114986208552", "anchor": "fb-10100114890215922_10100114986208552", "service": "fb", "text": "→ Jeff Kaufman to your point about density bonuses, the biggest challenge for planners is figuring out what an appropriate figure is. Often density bonuses don\u2019t get used because it\u2019s not enough incentive to make a project viable. This tool helps figure that out in a general context, but needs to be fine-tuned to specific areas. https://inclusionaryhousing.org/calculator/", "timestamp": "1570583982"}, {"author": "Hollis", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114986268432", "anchor": "fb-10100114890215922_10100114986268432", "service": "fb", "text": "→ Darren that's a cool calculator. Using Jeff's $71k, it says you should be able to afford a $250k house assuming you have $23,344 cash available for closing costs. I'm skeptical that a lot of families of four with a $71k annual income have $23k in cash sitting around.

With the 100% AMI conversion you described, it does get you to a $415k house, but it also suggests you'd need $36,762 cash for closing costs. That seems like a lot more cash than most people I know have access to.

(that being said, I know this is your field, so I'm probably missing something)", "timestamp": "1570583994"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114987286392", "anchor": "fb-10100114890215922_10100114987286392", "service": "fb", "text": "→ Hollis we've been talking about the affordable-restricted ownership, but there's also affordable-restricted renting which doesn't require having large amounts of money saved for a down payment.", "timestamp": "1570584473"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114987795372", "anchor": "fb-10100114890215922_10100114987795372", "service": "fb", "text": "→ Last sequential post: another approach many communities are using is zoning by form (form-based code) rather than the \u201cd\u201d word (density). It gets the community the design or look they want (allaying many objections re: traffic, parking, neighborhood character) while allowing the property to support the most that the housing market will bear. If done right, it satisfies most if not all the coalition interests.", "timestamp": "1570584613"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114987860242", "anchor": "fb-10100114890215922_10100114987860242", "service": "fb", "text": "→ Darren thanks for the links!

One thing I really liked about the Cambridge MA proposal was that it was very substantial (and applied to the whole city). It would definitely have been enough to get developers to build, though of course that's also why there was so much opposition.", "timestamp": "1570584625"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114988299362", "anchor": "fb-10100114890215922_10100114988299362", "service": "fb", "text": "→ Darren can you give an example of a case where you feel form based zoning has worked really well?", "timestamp": "1570584744"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114989427102", "anchor": "fb-10100114890215922_10100114989427102", "service": "fb", "text": "→ Hollis, the down payment is indeed the big problem, not least because rents are so high that people can\u2019t save for basic needs, much less a down payment. Many people end up doing a lower down payment and accepting the private mortgage insurance payment, but it\u2019s really difficult when the market is so tight that offers come in above asking price (which you can\u2019t factor into a mortgage). This is why home equity subsidy programs are so important.", "timestamp": "1570585094"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114989971012", "anchor": "fb-10100114890215922_10100114989971012", "service": "fb", "text": "→ Darren \"offers come in above asking price\"

How does that work with affordable units? I had assumed that they had fixed prices? Or is it only income restrictions that keep the prices down on the units?", "timestamp": "1570585239"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114990470012", "anchor": "fb-10100114890215922_10100114990470012", "service": "fb", "text": "→ Jeff Kaufman, I\u2019m sure it was a great proposal (can you link to it?) I think part of the challenge is justifying a local action to a national and international problem, one that appears to fundamentally change one\u2019s home place. The real problem is that there are too many people who want to live in desirable areas (demand), and incomes generally aren\u2019t keeping up with costs of living (demand). Increasing supply is the traditional economic solution, but the social and environmental costs of growth are real and not easily quantified in planning calculus.", "timestamp": "1570585519"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114991083782", "anchor": "fb-10100114890215922_10100114991083782", "service": "fb", "text": "→ Darren: https://www.cambridgema.gov/.../74B9BB16BB974B619201B2AC1...", "timestamp": "1570585896"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114890215922&reply_comment_id=10100114991448052", "anchor": "fb-10100114890215922_10100114991448052", "service": "fb", "text": "→ (sorry for delayed replies) Jeff Kaufman, I\u2019ll look some up FBC examples for you tomorrow at work. The \u201coffers above asking\u201d is generally a market-rate single-family housing problem (at least in VT), but because there are so few affordable units, many people who might qualify for them are out on the regular market. It would also affect non-profit organizations looking to acquire properties to convert to perpetually affordable units.", "timestamp": "1570586154"}, {"author": "Dagon", "source_link": "https://www.lesswrong.com/posts/bgCmoEtNhyYDqaskZ#DYErqZbYoLqk7HZpu", "anchor": "lw-DYErqZbYoLqk7HZpu", "service": "lw", "text": "Unfortunately (or perhaps not), it's not possible in the modern world to make trades and compromises. Democracy won, everything is visible and everything is too public and obvious to quietly give up some of your goals in order to meet others. There's no "in exchange for" anymore.

Voters and public figures want exactly their plan, and will not support those who alter it.

", "timestamp": 1570543188}, {"author": "Jim", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562", "anchor": "fb-10100114937800562", "service": "fb", "text": "You forgot the most important coalition: Landlords. Landlords are currently aligned with NIMBY and will remain aligned with NIMBY. A big part of the problem is that people don't have landlords and developers as separate categories in their mind, and wind up attacking developers (the ones who can solve the housing shortage) for the sins of landlords (who profit from exacerbating it).", "timestamp": "1570563274"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100114942541062", "anchor": "fb-10100114937800562_10100114942541062", "service": "fb", "text": "→ Jim you're right: existing landlords (well, except for me) want high rents and there's not much you can do to fix this. Some of them would be interested in being able to rebuild (much) larger but not most of them.", "timestamp": "1570565317"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100114949746622", "anchor": "fb-10100114937800562_10100114949746622", "service": "fb", "text": "→ On the other hand there aren't that many landlords", "timestamp": "1570568191"}, {"author": "Jim", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100114951642822", "anchor": "fb-10100114937800562_10100114951642822", "service": "fb", "text": "→ Landlords are few in terms of number of people, but their stake is large and concentrated, so they show up to the meetings and have a significant impact.", "timestamp": "1570569129"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100114953324452", "anchor": "fb-10100114937800562_10100114953324452", "service": "fb", "text": "→ Jim I'll update the post to specifically call out landlords when I'm next at a computer!", "timestamp": "1570570026"}, {"author": "Andrew", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100114956508072", "anchor": "fb-10100114937800562_10100114956508072", "service": "fb", "text": "→ Also, they can set their own work hours, so they can show up to meetings.", "timestamp": "1570571500"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100114960619832", "anchor": "fb-10100114937800562_10100114960619832", "service": "fb", "text": "→ Updated!", "timestamp": "1570572760"}, {"author": "Phillip", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115050070572", "anchor": "fb-10100114937800562_10100115050070572", "service": "fb", "text": "→ Suggesting all landlords are anything is incorrect, poorly considered and offensive (but since they have money it's always just fine to disparage them). First their are owner occupied landlords such as Jeff and Julia, or about half the housing on my street growing up in Cambridge in the 60s. their priorities tend to be covering the mortgage and having no trouble tenants. Maximizing dollars is usually low on their priority list. then their are investor/landlords. when I was growing up (not that I have) these tended to be doctors and lawyers (for some reason not accountants, which as an accountant I find mysterious). Then their are the tradesmen who buy fix rent build equity and repeat. Then their are the developers who both buy and build. finally there are the big firms who own lots of stuff either regionally or or nationally. Tell me all of those groups have the same motivation.", "timestamp": "1570631931"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115056048592", "anchor": "fb-10100114937800562_10100115056048592", "service": "fb", "text": "→ Phillip in general renters want rent to decrease and landlords want rent to increase. This isn't something that is true for every single renter or landlord, but it's true often enough that it's meaningful to talk about \"renters\" or \"landlords\" as a potential group in a coalition.", "timestamp": "1570634591"}, {"author": "Phillip", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115074381852", "anchor": "fb-10100114937800562_10100115074381852", "service": "fb", "text": "→ My comment was not directed at your coalition groupings though I think you should consider them in terms the actual people you meet, but to Jim's suggestion that landlords want to see a shortage of housing, which I find unlikely based on my experience.

I consider it extremely unlikely you have found renters with the expectation of rent going down. Assuming they want to live in a well maintained building, I consider unlikely they even desire it, once they think about it. What renters hope for in general is increases that are less than their increases in income. Landlords mostly do expect that rents will go up, but the magnitude of their expectations matters, many have the same expectations as renters for moderate increases. Others will have short term/transactional thinking and will want to charge what the market will bear.", "timestamp": "1570644358"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115075514582", "anchor": "fb-10100114937800562_10100115075514582", "service": "fb", "text": "→ Phillip Compare:

* Boston rents, June 2011: https://www.jefftk.com/apartment_prices/index#2011-06-16&2

* Boston rents, June 2019: https://www.jefftk.com/apartment_prices/index#2019-06-18&2

Rent has gone up enormously, but costs to landlords has not gone up similarly (unless they bought their buildings recently). I do think we should build enough housing that market rent falls. For example, if we built enough that a 2BR where I live went for $2000/month (what it rented for in 2011, adjusted for inflation) and not $3000/month (what it rents for today) that would be a good thing!

(I say this as a landlord, knowing the rent I would get would fall. I'm ok with that: I value a healthy community that people can afford to live in more than a market that pays me a lot of money for happening to buy a two-family at a good time.)", "timestamp": "1570644893"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115386296772", "anchor": "fb-10100114937800562_10100115386296772", "service": "fb", "text": "→ Phillip expanded my reply into a post: https://www.jefftk.com/p/rent-needs-to-decrease", "timestamp": "1570797324"}, {"author": "David Chudzicki", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115400543222", "anchor": "fb-10100114937800562_10100115400543222", "service": "fb", "text": "→ I rent from Jeff. I would like my rent to go down.", "timestamp": "1570804811"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115400583142", "anchor": "fb-10100114937800562_10100115400583142", "service": "fb", "text": "→ David get more housing built and it will ;)", "timestamp": "1570804839"}, {"author": "David Chudzicki", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114937800562&reply_comment_id=10100115400667972", "anchor": "fb-10100114937800562_10100115400667972", "service": "fb", "text": "→ Posting a lot of cheap listings on Craigslist would be easier.", "timestamp": "1570804915"}, {"author": "Ben", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961063942", "anchor": "fb-10100114961063942", "service": "fb", "text": "One downside is that the anti-building lobby can set the affordability requirements (along with all the other regulations, etc.) so high as to make building less economic.", "timestamp": "1570572966"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961063942&reply_comment_id=10100114974871272", "anchor": "fb-10100114961063942_10100114974871272", "service": "fb", "text": "→ Ben right: to be a good compromise we need to only accept affordability restrictions that increase the total number of units that end up being built", "timestamp": "1570579154"}, {"author": "Alexander", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961063942&reply_comment_id=10100116571845922", "anchor": "fb-10100114961063942_10100116571845922", "service": "fb", "text": "→ Jeff Kaufman That already exists in many cities, but then the \"anti-displacement\" groups still oppose developments with the excuse that the affordable percentage isn't high enough. Or if it's 100%, then they complain that 80% AMI isn't really poor. They will always move the football.", "timestamp": "1571264088"}, {"author": "Jacob", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962", "anchor": "fb-10100114961552962", "service": "fb", "text": "I don't think I buy this argument. Massachusetts has had a statewide density bonus program for over a decade, Chapter 40B. I don't believe that's had any significant impact on housing-related coalitions in the state. https://en.wikipedia.org/.../Massachusetts_Comprehensive...", "timestamp": "1570573222"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962&reply_comment_id=10100114990819312", "anchor": "fb-10100114961552962_10100114990819312", "service": "fb", "text": "→ Jacob, I linked this in an earlier reply, but check out the Grounded Solutions Network\u2019s Inclusionary Housing Calculator: https://inclusionaryhousing.org/calculator/", "timestamp": "1570585777"}, {"author": "Jacob", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962&reply_comment_id=10100114998124672", "anchor": "fb-10100114961552962_10100114998124672", "service": "fb", "text": "→ What does that have to do with anything I said?", "timestamp": "1570588872"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962&reply_comment_id=10100114998329262", "anchor": "fb-10100114961552962_10100114998329262", "service": "fb", "text": "→ I think the claim is that 40B didn't allow enough bonus density to be worth using?", "timestamp": "1570588971"}, {"author": "Jacob", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962&reply_comment_id=10100114998468982", "anchor": "fb-10100114961552962_10100114998468982", "service": "fb", "text": "→ That's definitely false, at least in the exurbs. (Mike spent a lot of time working with that.) Maybe in the city it was true.", "timestamp": "1570589074"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962&reply_comment_id=10100115026612582", "anchor": "fb-10100114961552962_10100115026612582", "service": "fb", "text": "→ Jacob, sorry for my lack of clarity-should have explained more. You mentioned that 40B hasn\u2019t had a significant impact, and I replied in an earlier comment that density bonuses generally don\u2019t work unless they\u2019re calibrated to real market conditions and development costs, instead of just an arbitrary number. The link I provided allows you to play around with the factors affecting cost to see if your bonus is actually effective. I\u2019m not familiar enough with 40B to know if and where it\u2019s been effective, but I\u2019d like to know more!", "timestamp": "1570617242"}, {"author": "Jacob", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962&reply_comment_id=10100115062859942", "anchor": "fb-10100114961552962_10100115062859942", "service": "fb", "text": "→ I don't see why the effectiveness of density bonuses should be relevant to their effects on coalition-building.", "timestamp": "1570638732"}, {"author": "Darren", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114961552962&reply_comment_id=10100115134142092", "anchor": "fb-10100114961552962_10100115134142092", "service": "fb", "text": "→ Sorry, I clearly misunderstood where you were going based on the wikipedia page. Carry on!", "timestamp": "1570669036"}, {"author": "Alex", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114963264532", "anchor": "fb-10100114963264532", "service": "fb", "text": "In the SF YIMBY organization, there is a clear red line drawn between two groups: the anti-displacement group and the NIMBY / \"character of the neighborhood\" / \"not enough free parking\" / nothing-better-to-do-in-retirement-than-show-up-at-2pm-midweek-meetings-to-oppose-a-3-unit-condo-on-my-block group.

From a politics point of view, this makes sense: you are easy to vilify and oppose if you set yourself up in opposition to community activists with a compelling narrative. In contrast, there's no moral defense for the latter group: their motives are purely self-serving and they benefit from the racist legacy of redlining, and so it's easy to make a case for the common good that they should not win. Plus, it is this latter group that dominates discussion in bonkers-low-density places like west SF, Palo Alto, Cupertino, etc., so that's where there is the biggest opportunity for easy wins.", "timestamp": "1570573926"}, {"author": "Jeff Kaufman", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100114993444052", "anchor": "fb-10100114993444052", "service": "fb", "text": "This is the sort of thing I'm really hoping we can get a solid coalition against: https://gothamist.com/.../angry-queens-residents-shout...", "timestamp": "1570586842"}, {"author": "Kiran", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100115006946992", "anchor": "fb-10100115006946992", "service": "fb", "text": "What we need is YIYBY. Yes, in your back yard, and you don't get to decide.", "timestamp": "1570593939"}, {"author": "David Chudzicki", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100115006946992&reply_comment_id=10100115031048692", "anchor": "fb-10100115006946992_10100115031048692", "service": "fb", "text": "→ Kiran agreed, the most plausible solutions are all at the state level", "timestamp": "1570622725"}, {"author": "Mike", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100115063658342", "anchor": "fb-10100115063658342", "service": "fb", "text": "I really appreciate this discussion, as the folks here definitely have some great perspectives that are different from what I see in the \"leafy and loaded\" towns west of Boston!", "timestamp": "1570639248"}, {"author": "Mike", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100115067605432", "anchor": "fb-10100115067605432", "service": "fb", "text": "I may be wrong, but it seems to me that the larger problem is that most government policies towards housing (like mortgage interest exemptions and emphasis on 'housing starts') have been focused not on making safe housing available to people, but on the economic development that building housing contributes to the economy. For many people, buying a home is their most significant investment, and appreciation of that investment is critical to wealth-building over their lifetimes. So, this understandably adds a layer of anxiety to any change that could potentially affect their biggest asset. That, along with inflation at the top end of the market, (often unoccupied units bought for speculation) affects what gets built and pushes prices up way faster than any rational affordable housing policy can counteract. Local folks are left shoveling against the tide, regardless of the density in their communities.", "timestamp": "1570640853"}, {"author": "Alexander", "source_link": "https://www.facebook.com/jefftk/posts/10100114878659082?comment_id=10100116571167282", "anchor": "fb-10100116571167282", "service": "fb", "text": "Density bonus programs create an incentive for people who want more subsidized housing to support downzonings, since the more strict the by-right zoning is the more likely developers are to seek the density bonus. This argument has actually been used to push downzonings in New York. It also means that the subsidy for low-income units is basically being paid by a distortionary tax on new units specifically, rather than on the whole community.

People have been fantasizing for years about a coalition between YIMBY and \"anti-displacement\" groups but it never seems to happen. The Cambridge Affordable Housing Overlay fight is just the latest demonstration of how groups that claim to only oppose development because it's \"unaffordable\" will find disingenuous reasons to still oppose upzoning for more housing even if it's subsidized.", "timestamp": "1571263733"}]}