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<!DOCTYPE html>
<html lang="en">
<head>
<!-- Google tag (gtag.js) -->
<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());
gtag('config', 'G-56575F4C50');
</script>
<!-- Metadata 2024 - sample for clients -->
<meta charset="utf-8">
<title>Greenfield Housing Study Dashboard</title>
<meta name="description" content="Explore our interactive dashboard to understand housing needs in Greenfield. This tool provides insights into housing availability, affordability, and trends.">
<meta name="keywords" content="Greenfield, Housing, Urban Planning, CommunityScale, Assessment, Dashboard">
<meta name="author" content="CommunityScale">
<link rel="canonical" href="https://communityscale.github.io/Greenfield/">
<meta property="og:title" content="Greenfield Housing Study Dashboard">
<meta property="og:type" content="article">
<meta property="og:url" content="https://communityscale.github.io/Greenfield/">
<meta property="og:image" content="https://raw.githubusercontent.com/CommunityScale/Greenfield/main/images/socialcard.jpg">
<meta property="og:description" content="Housing Study educational dashboard for Greenfield. Provides detailed analysis and insights on housing trends, affordability, and needs.">
<meta property="og:site_name" content="CommunityScale">
<meta property="og:locale" content="en_US">
<meta property="article:author" content="CommunityScale">
<meta property="article:tag" content="Urban Planning">
<meta property="article:tag" content="Housing">
<meta property="article:tag" content="Greenfield">
<meta name="twitter:card" content="summary_large_image">
<meta name="twitter:title" content="Greenfield Housing Study Dashboard">
<meta name="twitter:description" content="Interactive dashboard providing insights into Greenfield's housing needs. Explore data on affordability, availability, and trends.">
<meta name="twitter:image" content="https://raw.githubusercontent.com/CommunityScale/Greenfield/main/images/socialcard.jpg">
<meta name="twitter:creator" content="@CommunityScale">
<meta http-equiv="content-language" content="en">
<link rel="preconnect" href="https://fonts.googleapis.com">
<link rel="preconnect" href="https://fonts.gstatic.com" crossorigin>
<link href="https://fonts.googleapis.com/css2?family=Roboto+Condensed:ital,wght@0,100..900;1,100..900&family=Source+Sans+3:ital,wght@0,200..900;1,200..900&display=swap" rel="stylesheet">
<!-- Mobile Specific Metas
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<meta name="viewport" content="width=device-width, initial-scale=1">
<!-- CSS
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<link rel="stylesheet" href="css/normalize.css">
<link rel="stylesheet" href="css/cs-template.css">
<!-- Favicon
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<link rel="icon" type="image/png" href="images/theme/favicon.png">
<!-- Icon library
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<link rel="stylesheet" href="https://cdnjs.cloudflare.com/ajax/libs/font-awesome/4.7.0/css/font-awesome.min.css">
</head>
<body>
<!-- Primary Page Layout
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<div class="sticky">
<div class="topnav">
<div class="logo-and-menu">
<p class="inline-text">
<img src="images/client/client-logo.png" alt="Greenfield" class="inline-logo">
<span class="title">Housing Plan 2024</span>
</p>
<div id="clickDiv">
<a class="menu-icon">
<i class="fa fa-bars"></i>
</a>
</div>
</div>
<div id="targetDiv" class="">
<a href="#Overview">Back to top</a>
<a href="#People">People</a>
<a href="#Place"> Place </a>
<a href="#Demand">Demand</a>
</div>
</div>
</div>
<script>
const clickDiv = document.getElementById("clickDiv");
const targetDiv = document.getElementById("targetDiv");
clickDiv.addEventListener("click", function() {
// Toggle the 'expanded' class to handle expansion and collapsing
targetDiv.classList.toggle("expanded");
if (targetDiv.style.height === '0px' || targetDiv.style.height === '') {
// Measure the auto height by temporarily setting the div's height to 'auto'
const autoHeight = targetDiv.scrollHeight + 'px';
// Set height to current computed height
targetDiv.style.height = autoHeight;
// Once the animation is done, set the height to 'auto' to adapt to content changes
setTimeout(() => {
targetDiv.style.height = 'auto';
}, 500); // Match the transition duration
} else {
// If it's expanded, collapse it
targetDiv.style.height = targetDiv.scrollHeight + 'px'; // Set the height to its current scroll height
setTimeout(() => {
targetDiv.style.height = '0px'; // Shrink back to zero
}, 10); // Small delay to allow the previous height setting to take effect
}
});
// Add event listener to the links inside targetDiv to remove expanded class and collapse div
targetDiv.addEventListener("click", function(event) {
if (event.target.tagName === "A") {
// Remove the 'expanded' class when a link is clicked
targetDiv.classList.remove("expanded");
// Collapse the div by setting height back to 0
targetDiv.style.height = targetDiv.scrollHeight + 'px'; // Set height to its current height
setTimeout(() => {
targetDiv.style.height = '0px'; // Animate height back to 0
}, 10);
}
});
</script>
<!-- Sticky header -->
<!-- <div class="sticky">
<div class="nav-container" >
<p class="inline-text">
<img src="images/client/client-logo.png" alt="Greenfield" class="inline-logo">
<span class="title">Housing Plan 2024</span>
</p>
<div class="navbar">
<a href="#Overview">Back to top</a> | <a href="#People">People</a> | <a href="#Place"> Place </a> | <a href="#Demand">Demand</a>
</div>
</div>
</div> -->
<!-- Cover banner -->
<div id="Overview" class="cover">
<div class="container" style="margin-top: 0">
<h1>City of Greenfield
<br>Housing 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://greenfield-ma.gov/">City of Greenfield</a>. 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/Greenfield aerial photo.jpg" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
</div>
<div class="six columns" style="margin-top: 2%">
<h4>Greenfield is developing a city-wide housing plan</h4>
<p>This housing needs assessment combines extensive quantitative data analysis with consideration of the community’s goals for its future to produce a 10-year housing production target.</p>
<p>This website version of the study highlights key observations and findings. The Housing Needs Assessment document is also availble in a much more detailed, downloadable pdf format:</p>
<p><a href="https://docs.google.com/presentation/d/1RgziR0sq0CrdSUhm9lWpNB4xV_gJkDU1canw5z0JRwE/edit?usp=sharing" target="blank"><button>View Detailed Report</button></a></p>
<p>The People and Place sections of this report were presented at a public meeting on May 22, 2024. A video of this presentation is available <a href="https://www.youtube.com/watch?v=LUDM-pgbCJo" target="blank">here</a>.
</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>
<!-- 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>
<!-- People Divider row -->
<div class="divider" id="People" style="background:linear-gradient(to right,rgba(255, 255, 255, 0.9),rgba(255, 255, 255, 0.8)), url(images/theme/people-background.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="People">
</div>
<h2 class="inline-text">People</h2>
</div>
<h5>The following section profiles the people of Greenfield, detailing characteristics such as income, household structure, and cost burden. These indicators combine to describe the local population's housing needs and preferences which inform this report's recommended strategies for new housing production to meet demand and fill gaps in affordability and attainability.</h5>
<div class="chip-container">
<a href="#Aging"><button class="button-primary">Aging</button></a>
<a href="#Income"><button class="button-primary">Income</button></a>
<a href="#Household-structure"><button class="button-primary">Household structure</button></a>
<a href="#Cost-burden"><button class="button-primary">Cost burden</button></a>
</div>
</div>
</div>
</div>
<div id="Aging" class="container">
<div class="row section">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Greenfield's population is growing older</h3>
<h6>Greenfield’s population has been rapidly aging over the past decade, with the 65+ age group growing while other age groups shrink. If these trends continue through the next decade, about a third of the population will be over 65+ with fewer adults at ages associated with starting and raising families. In general, younger households are more likely to prefer family-oriented housing and neighborhoods where as older households may have a broader range of preferences and priorities, including senior options.</h6>
<h6>The broader Greenfield region has substantially more small senior households living in larger units than the state average. Many households in this group might be interested in downsizing to smaller units in more walkable locations near amenities, services, and transit.</h6>
</div>
</div>
<!-- Row with image and text -->
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>The 65+ population is projected to increase by 30% over the next decade.</h4>
<p>This chart illustrates trends in population by age cohort, both historic and projected. The projection is based on recent trends extended. Depending on economic, policy, and other conditions, the actual future age distribution may vary over time.</p>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Interactive area chart" id="datawrapper-chart-skZAr" src="https://datawrapper.dwcdn.net/skZAr/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="388" 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 population by age cohort, both historic and projected. The projection is based on recent trends extended. Depending on economic, policy, and other conditions, the actual future age distribution may vary over time.
</figcaption>
</div>
</div>
</div>
<div class="container">
<!-- Row with image and text -->
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>2x more 1-person senior households in Greenfield compared to MA, requiring more accessible housing options</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<table class="uniform-columns tr2 tr3 tr4">
<tr>
<th>Age 65+ households</th>
<th>Share of total Greenfield households</th>
<th>Share of total Massachusetts households</th>
</tr>
<tr>
<td>All person and bedroom units</td>
<td>36.0%</td>
<td>25.0%</td>
</tr>
<tr class="important">
<td>1–2 person</td>
<td>20.5%</td>
<td>9.8%</td>
</tr>
<tr>
<td>1–2 person and 3+ bedroom units</td>
<td>26.0%</td>
<td>18.6%</td>
</tr>
</table>
<figcaption>Greenfield’s population includes a much higher proportion of seniors than the state overall. More specifically, Greenfield has much higher rates of 1-person senior households, including nearly 4 times the rate of renters. Many households in this group might be interested in alternative housing options more tailored to a single seniors’ needs, incomes, and lifestyle preferences.</figcaption>
</div>
</div>
</div>
<div id="Income" class="container">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Middle-income households have limited housing options in Greenfield.</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>Greenfield has a conspicuously low "missing middle" population (80-120% AMI).</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<table class="uniform-columns tr1 tr2">
<tr>
<th>AMI level</th>
<th>Total households</th>
<th>Household income range</th>
<th>Monthly affordable housing costs</th>
</tr>
<tr>
<td>Below 30%</td>
<td>2,025</td>
<td>Below $27,930</td>
<td>Below $700</td>
</tr>
<tr>
<td>30-60%</td>
<td>1,921</td>
<td>$27,930-55,860</td>
<td>$700-1,400</td>
</tr>
<tr>
<td>60-80%</td>
<td>1,139</td>
<td>$55,860-74,480</td>
<td>$1,400-1,850</td>
</tr>
<tr class="important">
<td>80-100%</td>
<td>689</td>
<td>$74,480-93,100</td>
<td>$1,850-2,350</td>
</tr>
<tr class="important">
<td>100-120%</td>
<td>56</td>
<td>$93,100-111,720</td>
<td>$2,350-2,800</td>
</tr>
<tr>
<td>Above 120%</td>
<td>1,849</td>
<td>Above $111,720</td>
<td>Above $2,800</td>
</tr>
</table>
<p>These households typically represent a community’s “middle class” workforce, including public safety officers, skilled nurses, educators, and municipal employees. Greenfield’s low proportion of 80-120% AMI households is likely a result of limited available housing options at price points this group can afford, requiring they live elsewhere.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Projected growth is mostly lower-income</h3>
<h6>Greenfield’s household population has grown slowly since 2010. In terms of relative income levels, most of the growth has been concentrated among lower-income households. The >120% AMI group has also grown while middle-income groups have shrunk. The table below estimates how much these groups will change by 2034 if these trends continue.</h6>
</div>
</div>
<!-- Row with image and text -->
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>Most of Greenfield’s projected growth is among low-income households (based on recent trends extended)</h4>
<table class="uniform-columns tr1 tr2 tr3 tr4">
<tr>
<th>AMI Group</th>
<th>2022</th>
<th>2034</th>
<th>Change</th>
</tr>
<tr class="important">
<td>Below 30%</td>
<td>2,063</td>
<td>2,444</td>
<td>+23.0%</td>
</tr>
<tr class="important">
<td>30-60%</td>
<td>1,948</td>
<td>2,210</td>
<td>+16.6%</td>
</tr>
<tr>
<td>60-80%</td>
<td>1,135</td>
<td>1,099</td>
<td>-3.9%</td>
</tr>
<tr>
<td>80-100%</td>
<td>678</td>
<td>569</td>
<td>-18.7%</td>
</tr>
<tr>
<td>100-120%</td>
<td>550</td>
<td>403</td>
<td>-30.4%</td>
</tr>
<tr>
<td>Above 120%</td>
<td>1,856</td>
<td>1,922</td>
<td>+4.3%</td>
</tr>
</table>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Interactive area chart" id="datawrapper-chart-1OBVO" src="https://datawrapper.dwcdn.net/1OBVO/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="381" 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>
</div>
</div>
</div>
<div class="container" id="Household-structure">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Demographics by income level</h3>
<h6>These charts break down socioeconomic and demographic indicators by income in terms of AMI level.</h6>
</div>
</div>
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>Non-white households are 3x more likely to be lowest income in Greenfield</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-72yWJ" src="https://datawrapper.dwcdn.net/72yWJ/2/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="203" 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>Greenfield’s lowest income groups are its most racially diverse, especially the <30% AMI group. Other income levels are relatively consistent in their ratios of white and non-white households.</p>
</div>
</div>
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>Family households tend to be higher income than non-family households</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-TCxBX" src="https://datawrapper.dwcdn.net/TCxBX/1/" 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}}}))}();
</script>
<p>Families with children are concentrated in the >120% and <80% AMI groups. Nonfamily households are predominantly low-income (this group includes one-person households). Families without children (such as couples) are most common at the >120% AMI level.</p>
</div>
</div>
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>Most households aged 65+ are lower income. Other age groups are more evenly distributed across incomes.</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-TcxMr" src="https://datawrapper.dwcdn.net/TcxMr/1/" 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}}}))}();
</script>
<p>Most households in the >65 age group have incomes below 60% AMI. Households between 25-64 are most prevalent in the >120% AMI but also particularly numerous in the 30-60% and <30% AMI groups. The small group of youngest households (<25 years) are relatively evenly distributed across all AMI levels.</p>
</div>
</div>
<div class="row insight">
<div class="six columns" style="margin-top: 2%">
<h4>People with disabilities are much more likely to be lower-income.</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-tPgu8" src="https://datawrapper.dwcdn.net/tPgu8/2/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="183" 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>Greenfield’s resident population includes many people with disabilities that may restrict their housing choices. Lower-income households are more likely to include people with one or more of these disabilities but there are significant numbers across the income spectrum. This chart summarizes people with disabilities by income level. People with multiple disabilities are counted multiple times in this dataset.
</div>
</div>
</div>
<div class="container" id="Cost-burden">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Cost burden in Greenfield</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>Lower-income households are much more likely cost-burdened (homeowners and renters alike)</h4>
</div>
<div class="six columns" style="margin-top: 2%">
<iframe title="" aria-label="Stacked Bars" id="datawrapper-chart-T724X" src="https://datawrapper.dwcdn.net/T724X/1/" 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}}}))}();
</script>
<p>In Greenfield, most low-income households are cost burdened. Most households earning >80% AMI are not cost burdened.</p>
</div>
</div>
</div>
<div class="divider" id="Place" style="background: linear-gradient(to right,rgba(255, 255, 255, 0.9),rgba(255, 255, 255, 0.8)), url(images/theme/place-background.png); 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/Place.svg" class="inline-image" title="Place">
</div>
<h2 class="inline-text">Place</h2>
</div>
<h5> The following section profiles the community spatially and assesses Greenfield’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>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align">
<h3>Greenfield has a significant affordable housing supply.</h3>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>15% of Greenfield’s housing units are committed affordable.</h4>
</div>
<div class="six columns">
<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}}}))}();
</script>
<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>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align">
<h3>Uneven mix of housing options</h3>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>Most single-family homes are ownership and most multi-family are rental.</h4>
</div>
<div class="six columns">
<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}}}))}();
</script>
<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>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>Most ownership units are larger and most rentals are smaller</h4>
</div>
<div class="six columns">
<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}}}))}();
</script>
<p>This graph inventories the local housing stock in terms of bedroom count by unit by tenure. The majority of Greenfield’s housing units are two bedroom or larger, especially among ownership units.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align">
<h3>The affordability gap is widening.</h3>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>Homeownership is increasingly out of reach.</h4>
</div>
<div class="six columns">
<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}}}))}();
</script>
<p>This chart compares the median listing price in Greenfield 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>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>Most current homeowners may not be able to afford current prices.</h4>
</div>
<div class="six columns">
<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}}}))}();
</script>
<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>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>About 45% of Greenfield homeowners pay less than $1,850/mo</h4>
</div>
<div class="six columns">
<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}}}))}();
</script>
<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 Greenfield 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>
</div>
</div>
<div class="row">
<div class="twelve columns center-align">
<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>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>Today’s average asking rent in Greenfield is about $1,600.</h4>
</div>
<div class="six columns">
<table>
<tr>
<th>Unit size</th>
<th>Greenfield asking rent</th>
<th>Recently built developments asking rent</th>
</tr>
<tr>
<td>Studio</td>
<td>$878</td>
<td>$1,919</td>
</tr>
<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>
</tr>
<tr>
<td>3 beds</td>
<td>$2,013</td>
<td>N/A</td>
</tr>
</table>
<p>The rents indicated at right compare recent listings in Greenfield with recently built market rate rental housing within an hour drive from Greenfield (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 Greenfield for the time being. However, this gap may be narrowing, improving the prospects for new construction in Greenfield.</p>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>About 40% of Greenfield renters pay less than $1,600/mo.</h4>
</div>
<div class="six columns">
<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}}}))}();
</script>
<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>
</div>
</div>
<div class="row">
<div class="twelve columns center-align">
<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>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align">
<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>
</div>
</div>
<div class="row insight">
<div class="six columns">
<h4>Housing needs of current residents</h4>
</div>
<div class="six columns">
<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>
</div>
</div>
<div class="row insight">
<div class="six columns">
<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>
</div>
<div class="six columns">
<table class="uniform-columns tr1 tr2 tr3 tr4">
<tr>
<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 Greenfield’s housing stock was built before 1960.</h4>
</div>
<div class="six columns">
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<p>Nearly three quarters of Greenfield’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>
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<h4>About 70 units have been permitted over the past decade.</h4>
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<p>Building permitting history is a proxy for construction activity over time. Greenfield 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>
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<h3>The pace of local housing development is starting to increase</h3>
<h6>There are numerous new projects in the pipeline, especially downtown.</h6>
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<p><img src="./images/client/Greenfield development map.PNG" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
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<th>Project</th>
<th>Units</th>
<th>Developer</th>
<th>City funding</th>
<th>Other support</th>
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<td>Wilson’s redevelopment</td>
<td>61 apartments</td>
<td>Community Builders</td>
<td>ARPA and HoDAG</td>
<td>Mass Development</td>
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<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>
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<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>
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<td>184 Petty Plain Rd</td>
<td>1 single family</td>
<td>Habitat for Humanity</td>
<td>CPA</td>
<td>N/A</td>
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<td>187 Hope St</td>
<td>2-3 duplex/triplex</td>
<td>Oxbow Design</td>
<td>CPA</td>
<td>N/A</td>
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<td>71 Montague City Road</td>
<td>13 apartments</td>
<td>Olive Street Development</td>
<td>N/A</td>
<td>N/A</td>
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<td>107 Fairview Street</td>
<td>6 duplexes</td>
<td>N/A</td>
<td>N/A</td>
<td>N/A</td>
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<td>TOTAL</td>
<td>145-199 units or more</td>
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<td><i>Scroll to the right for development details</i></td>
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<h2 class="inline-text">Demand</h2>
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<h5>In order to calibrate future housing production to best meet the community's needs, two factors must be established: how many units are needed in total and what is the right mix of unit types and prices. The following section addresses each of these factors to inform recommendations that effectively meet local need and reflect the community's values and priorities.</h5>
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<h3>Sources of housing demand in Greenfield</h3>
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<p><img src="./images/charts/Greenfield sankey - simple demand.png" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
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<h4>Greenfield's housing demand orginates from both current and new households.</h4>
<p>Based on the analyses contained within the People and Place sections of this report, Greenfield’s housing demand is driven by a number of factors that include both unmet demand among existing residents and new growth among projected and potential future residents. This chart illustrates demand origins on the left and demand drivers on the right.</p>
<p>Each demand driver in more detail below followed by an estimated quantification of total demand by income level.</p>
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<h3>Attainability gaps</h3>
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<h4>Low-income residents require 623 units below $2,350 per month</h4>
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<p>The gap analysis compares Greenfield’s distribution of household incomes to its mix of housing options by cost to uncover potential supply shortages at different price points. The analysis identified a shortage of 623 units across a range of price points below $2,350 per month.</p>
<p>Adding units at these price points would help take pressure off existing residents currently experiencing cost burden.</p>
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<h3>Downsizing seniors</h3>
<h6>About 26% of Greenfield’s senior households contain 1-2 people and live in a 3+ bedroom home. Given changing housing preferences and needs as people age, it is likely a portion of these senior households will explore downsizing options such as a smaller, accessible unit with fewer bedrooms located in a walkable location. If 3% of these households sought new units to downsize into each year, the city would need to add 468 units appropriate for seniors over the next 10 years.</h6>
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<h4>Seniors require 468 new units over the next 10 years</h4>
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<td>65+ households of 1-2 people in 3+ bedroom units</td>
<td>1,560</td>
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<td>Potential annual downsizing rate</td>
<td>3%</td>
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<td>Units needed to accommodate downsizers over 10 years</td>
<td>468</td>
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<figcaption>Greenfield’s seniors currently comprises a large portion of the total population and this share is expected to grow considerably over the next 10 years. By 2034, the City will be home to about 6,000 households aged 65+.</figcaption>
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<h3>Organic household growth</h3>
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<h4>Greenfield is expected to accommodate 417 new households over the next 10 years</h4>
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<p>Recent trends suggests Greenfield should expect to grow by 417 new households over the next 10 years.</p>
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<h4>Need header here: Organic growth requires 460 units in the next 10 years?</h4>
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<th>Formula</th>
<th>Variable</th>
<th>Amount</th>
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<td>Forecasted from 2024 to 2034.</td>
<td>Household growth</td>
<td>417</td>
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<td>Local rate of 1.3% is below the national average of 3.4%.</td>
<td>Overcrowding adjustment</td>
<td>0</td>
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<td>0.05% of the housing stock is replaced annually</td>