-
Notifications
You must be signed in to change notification settings - Fork 0
Expand file tree
/
Copy pathindex-archive.html
More file actions
1114 lines (1058 loc) · 60.5 KB
/
index-archive.html
File metadata and controls
1114 lines (1058 loc) · 60.5 KB
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
154
155
156
157
158
159
160
161
162
163
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207
208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241
242
243
244
245
246
247
248
249
250
251
252
253
254
255
256
257
258
259
260
261
262
263
264
265
266
267
268
269
270
271
272
273
274
275
276
277
278
279
280
281
282
283
284
285
286
287
288
289
290
291
292
293
294
295
296
297
298
299
300
301
302
303
304
305
306
307
308
309
310
311
312
313
314
315
316
317
318
319
320
321
322
323
324
325
326
327
328
329
330
331
332
333
334
335
336
337
338
339
340
341
342
343
344
345
346
347
348
349
350
351
352
353
354
355
356
357
358
359
360
361
362
363
364
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379
380
381
382
383
384
385
386
387
388
389
390
391
392
393
394
395
396
397
398
399
400
401
402
403
404
405
406
407
408
409
410
411
412
413
414
415
416
417
418
419
420
421
422
423
424
425
426
427
428
429
430
431
432
433
434
435
436
437
438
439
440
441
442
443
444
445
446
447
448
449
450
451
452
453
454
455
456
457
458
459
460
461
462
463
464
465
466
467
468
469
470
471
472
473
474
475
476
477
478
479
480
481
482
483
484
485
486
487
488
489
490
491
492
493
494
495
496
497
498
499
500
501
502
503
504
505
506
507
508
509
510
511
512
513
514
515
516
517
518
519
520
521
522
523
524
525
526
527
528
529
530
531
532
533
534
535
536
537
538
539
540
541
542
543
544
545
546
547
548
549
550
551
552
553
554
555
556
557
558
559
560
561
562
563
564
565
566
567
568
569
570
571
572
573
574
575
576
577
578
579
580
581
582
583
584
585
586
587
588
589
590
591
592
593
594
595
596
597
598
599
600
601
602
603
604
605
606
607
608
609
610
611
612
613
614
615
616
617
618
619
620
621
622
623
624
625
626
627
628
629
630
631
632
633
634
635
636
637
638
639
640
641
642
643
644
645
646
647
648
649
650
651
652
653
654
655
656
657
658
659
660
661
662
663
664
665
666
667
668
669
670
671
672
673
674
675
676
677
678
679
680
681
682
683
684
685
686
687
688
689
690
691
692
693
694
695
696
697
698
699
700
701
702
703
704
705
706
707
708
709
710
711
712
713
714
715
716
717
718
719
720
721
722
723
724
725
726
727
728
729
730
731
732
733
734
735
736
737
738
739
740
741
742
743
744
745
746
747
748
749
750
751
752
753
754
755
756
757
758
759
760
761
762
763
764
765
766
767
768
769
770
771
772
773
774
775
776
777
778
779
780
781
782
783
784
785
786
787
788
789
790
791
792
793
794
795
796
797
798
799
800
801
802
803
804
805
806
807
808
809
810
811
812
813
814
815
816
817
818
819
820
821
822
823
824
825
826
827
828
829
830
831
832
833
834
835
836
837
838
839
840
841
842
843
844
845
846
847
848
849
850
851
852
853
854
855
856
857
858
859
860
861
862
863
864
865
866
867
868
869
870
871
872
873
874
875
876
877
878
879
880
881
882
883
884
885
886
887
888
889
890
891
892
893
894
895
896
897
898
899
900
901
902
903
904
905
906
907
908
909
910
911
912
913
914
915
916
917
918
919
920
921
922
923
924
925
926
927
928
929
930
931
932
933
934
935
936
937
938
939
940
941
942
943
944
945
946
947
948
949
950
951
952
953
954
955
956
957
958
959
960
961
962
963
964
965
966
967
968
969
970
971
972
973
974
975
976
977
978
979
980
981
982
983
984
985
986
987
988
989
990
991
992
993
994
995
996
997
998
999
1000
<!DOCTYPE html>
<html lang="en">
<head>
<!-- Metadata 2024 -->
<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">
<!-- 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.css">
<!-- Favicon
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<link rel="icon" type="image/png" href="images/favicon.png">
</head>
<body>
<!-- Primary Page Layout
–––––––––––––––––––––––––––––––––––––––––––––––––– -->
<!-- Sticky header -->
<div class="sticky">
<div class="container" >
<p class="inline-text">
<a href="https://greenfield-ma.gov/" target="_blank"><img src="images/community.png" alt="Greenfield" class="inline-image"></a>
<span class="title"><b> Housing Study |</span></b><a href="#Overview">Overview</a> | <a href="#People">People</a> | <a href="#Place"> Place </a>| <a href="#Demand">Demand</a>
</p>
</div>
</div>
<!-- Cover banner -->
<div class="cover">
<div class="container" style="margin-top: 0">
<h1>City of Greenfield
<br>Housing Plan Dashboard
</h1>
</div>
</div>
<div class="container">
<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 class="one-half column" style="margin-top: 20px">
</div>
</div>
<!-- Hide the TOC
<div class="row">
<div class="one-fifth column"><a href="#Overview"><img src="images/Overview.png" class="icon" title="Overview"><br><b>Overview</b></a>, introducing the purpose of this dashboard.</div>
<div class="one-fifth column"><a href="#People"><img src="images/People.png" class="icon" title="People"><br><b>Indicators</b></a>, profiling characteristics such as income, employment, household structure, and cost burden.</div>
<div class="one-fifth column"><a href="#Place"><img src="images/Place.png" class="icon" title="Place"><br><b>Solutions</b></a>, to generate new construction that fits with the community's needs.</div>
<div class="one-fifth column"><a href="#Demand"><img src="images/Demand.png" class="icon" title="Demand"><br><b>Next steps</b></a>, and how you can get involved.</div>
</div>
-->
</div>
<!-- Divider row -->
<div class="divider">
<div class="container">
<div class="Twelve columns">
<h2 id="Overview" class="inline-text"><img src="images/Overview.png" class="inline-image" title="Overview">Overview</h2>
</div>
</div>
</div>
<!-- Header row -->
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Greenfield is developing a city-wide housing plan.</h3>
</div>
</div>
<!-- Row with image and text -->
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<p><img src="./images/Greenfield aerial photo.jpg" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
</div>
<div class="four columns" style="margin-top: 2%">
<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>Housing Needs Assessment 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>
<!-- Header row -->
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Top 3 housing goals for Greenfield</h3>
<h5>Greenfield has set three guiding housing goals for Greenfield which encompass the range of actions and strategies needed to address today’s and tomorrow’s key housing challenges. </h5>
</div>
</div>
<!-- Row three call outs -->
<div class="cover">
<div class="unresponsive">
<div class="side-by-side" style="margin-top: 0%">
<p><img src="images/new.png" style="width:50%; max-width: 80px; min-width: 50px;"></p>
<p><b>Build new housing for all income levels.</b></p>
</div>
<div class="side-by-side" style="margin-top: 0%">
<p><img src="images/affordable.png" style="width:50%; max-width: 80px; min-width: 50px;"></p>
<p><b>Provide affordable options for seniors.</b></p>
</div>
<div class="side-by-side" style="margin-top: 0%">
<p><img src="images/preserve.png" style="width:50%; max-width: 80px; min-width: 50px;"></p>
<p><b>Fill affordable housing gaps, especially "missing middle".</b></p>
</div>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="nine columns" style="margin-top: 2%">
<p>The Housing Plan builds on progress made over the past several years, including through the following community planning efforts:</p>
<ul>
<li>Greenfield Housing Study (2014)</li>
<li>Sustainable Master Plan Housing Element (2014)</li>
<li>Downtown Revitalization Plan (2023)</li>
<li>Community Preservation Plan (2023)</li>
</ul>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Summary of findings</h3>
<h5>(To be completed later in the analysis...)</h5>
</div>
</div>
</div>
<!-- People Divider row -->
<div class="divider">
<div class="container">
<div class="Twelve columns">
<h2 id="People" class="inline-text"><img src="images/Place.png" class="inline-image" title="People">People</h2>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<p>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.</p>
<h3>Greenfield's population is growing older.</h3>
<p>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.</p>
<h5>The 65+ population is projected to increase by 30% over the next decade.</h5>
</div>
</div>
<!-- Row with image and text -->
<div class="row">
<div class="eight 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>
</div>
<div class="four columns" style="margin-top: 2%">
<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>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h5>Greenfield’s seniors need smaller, accessible housing options.</h5>
</div>
</div>
<!-- Row with image and text -->
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<table>
<tr>
<th>Households group</th>
<th>Share of total Greenfield households</th>
<th>Share of total Massachusetts households</th>
</tr>
<tr>
<td>Age 65+</td>
<td>36.0%</td>
<td>25.0%</td>
</tr>
<tr>
<td>65+ 1-person</td>
<td>20.5%</td>
<td>9.8%</td>
</tr>
<tr>
<td>65+ 1-2 person in 3+ bedroom units</td>
<td>26.0%</td>
<td>18.6%</td>
</tr>
</table>
</div>
<div class="four columns" style="margin-top: 2%">
<p>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.</p>
</div>
</div>
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<p>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.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Middle-income households have limited housing options in Greenfield.</h3>
<p>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.</p>
<h5>Greenfield has a conspicuously low "missing middle" population (80-120% AMI).</h5>
</div>
</div>
<!-- Row with image and text -->
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<table>
<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>
<td>80-100%</td>
<td>689</td>
<td>$74,480-93,100</td>
<td>$1,850-2,350</td>
</tr>
<tr>
<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>
</div>
<div class="four columns" style="margin-top: 2%">
<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" style="margin-top: 2%">
<h3>Projected growth is mostly lower-income</h3>
<p>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.</p>
<h5>Most of Greenfield’s projected growth is among low-income households (based on recent trends extended)</h5>
</div>
</div>
<!-- Row with image and text -->
<div class="row">
<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 class="six columns" style="margin-top: 2%">
<table>
<tr>
<th>AMI Group</th>
<th>2022</th>
<th>2034</th>
<th>Change</th>
</tr>
<tr>
<td>Below 30%</td>
<td>2,063</td>
<td>2,444</td>
<td>+23.0%</td>
</tr>
<tr>
<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>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Demographics by income level</h3>
<p>These charts break down socioeconomic and demographic indicators by income in terms of AMI level.</p>
</div>
</div>
<div class="row">
<div class="six columns" style="margin-top: 2%">
<h5>Non-white households are more likely to be low-income in Greenfield</h5>
<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>
<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>
</div>
<div class="six columns" style="margin-top: 2%">
<h5>Family households tend to be higher income than non-family households</h5>
<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>
<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>
</div>
</div>
<div class="row">
<div class="six columns" style="margin-top: 2%">
<h5>Most households aged 65+ are lower income. Other age groups are more evenly distributed across incomes.</h5>
<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>
<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>
</div>
<div class="six columns" style="margin-top: 2%">
<h5>People with disabilities are much more likely to be lower-income.</h5>
<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.
<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>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Cost burden in Greenfield</h3>
<p>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.</p>
<h5>Lower-income households are much more likely cost-burdened (homeowners and renters alike)</h5>
</div>
</div>
<div class="row">
<div class="eight 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>
</div>
<div class="four columns" style="margin-top: 2%">
<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">
<div class="container">
<div class="Twelve columns">
<h2 id="Place" class="inline-text"><img src="images/Place.png" class="inline-image" title="People">Place</h2>
</div>
</div>
</div>
<div class="container">
<div class="Twelve columns">
<p> 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.</p>
</div>
</div>
<div class="container">
<div class="row">
<div class="Twelve columns">
<h3>Incomes and affordability are unevenly distributed across the city.</h3>
<h5>Explore this interactive map to compare neighborhoods in terms of income and other indicators.</h5>
</div>
</div>
<div class="row">
<div class="twelve columns">
<style>.embed-container {position: relative; padding-bottom: 80%; height: 0; max-width: 100%;} .embed-container iframe, .embed-container object, .embed-container iframe{position: absolute; top: 0; left: 0; width: 100%; height: 100%;} small{position: absolute; z-index: 40; bottom: 0; margin-bottom: -15px;}</style>
<div class="embed-container">
<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="Greenfield 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>
</div>
</div>
</div>
</div>
<br>
<div class="container">
<div class="row">
<div class="Twelve columns">
<h3>Greenfield has a significant affordable housing supply.</h3>
<h5>15% of Greenfield’s housing units are committed affordable.</h5>
</div>
</div>
<div class="row">
<div class="eight 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>
</div>
<div class="four columns">
<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">
<h3>Uneven mix of housing options</h3>
<h5>Most single-family homes are ownership and most multi-family are rental.</h5>
</div>
</div>
<div class="row">
<div class="eight 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>
</div>
<div class="four columns">
<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">
<div class="Twelve columns">
<h5>Most ownership units are larger and most rentals are smaller</h5>
</div>
</div>
<div class="row">
<div class="eight 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>
</div>
<div class="four columns">
<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">
<h3>The affordability gap is widening.</h3>
<h5>Homeownership is increasingly out of reach.</h5>
</div>
</div>
<div class="row">
<div class="eight 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>
</div>
<div class="four columns">
<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">
<div class="six columns">
<h5>Most current homeowners may not be able to afford current prices.</h5>
<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>
<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>
</div>
<div class="six columns">
<h5>About 45% of Greenfield homeowners pay less than $1,850/mo</h5>
<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>
<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>
</div>
</div>
<div class="row">
<div class="nine columns">
<p>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).</p>
</div>
</div>
<div class="row">
<div class="six columns">
<h5>Today’s average asking rent in Greenfield is about $1,600.</h5>
<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>
<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>
</div>
<div class="six columns">
<h5>About 40% of Greenfield renters pay less than $1,600/mo.</h5>
<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>
<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>
</div>
</div>
<div class="row">
<div class="nine columns">
<p>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.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns">
<h3>Shortage of lower-cost and smaller units</h3>
</div>
</div>
<div class="row">
<div class="nine columns">
<p>Comparing the needs of current residents with the current housing stock reveals potential misalignments between supply and demand.</p>
</div>
</div>
<div class="row">
<div class="six columns">
<h5>Housing needs of current residents</h5>
<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>
<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}}}))}();
</script>
</div>
<div class="six columns">
<h5>Current housing supply and gaps</h5>
<p>These charts compare this “need” to the current housing stock. Highlighted positive gaps indicate under-supply; negative gaps indicate oversupply.</p>
<table>
<tr>
<th>Monthly cost</th>
<th>Need</th>
<th>Supply</th>
<th style="background-color: #fff2cc;">Gap</th>
</tr>
<tr>
<td>Below $700</td>
<td>2252</td>
<td>2063</td>
<td style="background-color: #fff2cc;">189</td>
</tr>
<tr>
<td>$700-$1,400</td>
<td>2285</td>
<td>1948</td>
<td style="background-color: #fff2cc;">337</td>
</tr>
<tr>
<td>$1,400-$1,850</td>
<td>1207</td>
<td>1135</td>
<td style="background-color: #fff2cc;">72</td>
</tr>
<tr>
<td>$1,850-$2,350</td>
<td>703</td>
<td>678</td>
<td style="background-color: #fff2cc;">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>
</div>
</div>
<div class="row">
<div class="nine columns">
<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>
</div>
<div class="container">
<div class="row">
<div class="twelve columns">
<h3>Little new construction in recent decades.</h3>
</div>
</div>
<div class="row">
<div class="six columns">
<h5>Most of Greenfield’s housing stock was built before 1960.</h5>
<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>
<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>
</div>
<div class="six columns">
<h5>About 70 units have been permitted over the past decade.</h5>
<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>
<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>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns">
<h3>The pace of local housing development is starting to increase.</h3>
<h5>There are numerous new projects in the pipeline, especially downtown.</h5>
</div>
</div>
<div class="row">
<div class="six columns">
<p><img src="./images/Greenfield development map.PNG" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
</div>
<div class="six columns">
<div class="scroll-container">
<div class="scroll-content">
<table>
<tr>
<th>Project</th>
<th>Units</th>
<th>Developer</th>
<th>City 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 City 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>
<th>TOTAL</th>
<th>145-199 units or more</th>
</tr>
<tr>
<td><i>Scroll to the right for development details</i></td>
</table>
</div>
</div>
</div>
</div>
</div>
</div>
<div class="divider">
<div class="container">
<div class="Twelve columns">
<h2 id="Demand" class="inline-text"><img src="images/Demand.png" class="inline-image" title="People">Demand</h2>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<p>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.</p>
<h3>Sources of housing demand in Greenfield</h3>
<h5>Greenfield's housing demand orginates from both current and new households.</h5>
</div>
</div>
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<p><img src="./images/Greenfield sankey - simple demand.png" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
</div>
<div class="four columns" style="margin-top: 2%">
<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>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Attainability gaps</h3>
<h5>There are not enough low-cost units to meet demand among low-income residents.</h5>
</div>
</div>
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<iframe title="" aria-label="Column Chart" id="datawrapper-chart-qE148" src="https://datawrapper.dwcdn.net/qE148/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="376" 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 class="four columns" style="margin-top: 2%">
<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>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Downsizing seniors</h3>
<h5>A growing number of seniors will seek new housing options as they age.</h5>
</div>
</div>
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<table>
<tr>
<td>65+ households of 1-2 people in 3+ bedroom units</td>
<td>1,560</td>
</tr>
<tr>
<td>Potential annual downsizing rate</td>
<td>3%</td>
</tr>
<tr>
<th>Units needed to accommodate downsizers over 10 years</th>
<th>468</th>
</tr>
</table>
</div>
<div class="four columns" style="margin-top: 2%">
<p>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+.</p>
</div>
<div class="twelve columns" style="margin-top: 2%">
<p>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.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Organic household growth</h3>
<h5>Greenfield is expected to grow modestly over the next decade.</h5>
</div>
</div>
<div class="row">
<div class="eight 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 class="four columns" style="margin-top: 2%">
<p>Recent trends suggests Greenfield should expect to grow by 417 new households over the next 10 years.</p>
</div>
</div>
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<table>
<tr>
<td>Household growth: 417</td>
<td>Forecasted from 2024 to 2034.</td>
</tr>
<tr>
<td>Overcrowding adjustment: 0</td>
<td>Local rate of 1.3% is below the national average of 3.4%.</td>
</tr>
<tr>
<td>Replacement housing: 43</td>
<td>0.05% of the housing stock is replaced annually</td>
</tr>
<tr>
<td>Vacancy adjustment: 0</td>
<td>Local rate of 5.3% is above the healthy market minimum of 5%</td>
</tr>
<tr>
<td>Substandard adjustment: 0</td>
<td>Local rate of 0.1% is below the national average of 0.4%</td>
</tr>
<tr>
<th>Total units needed: 460</th>
<th>To keep up with growth and maintain a healthy housing stock</th>
</tr>
</table>
</div>
<div class="four columns" style="margin-top: 2%">
<p>To meet the trends extended growth projection, Greenfield would need to add 460 housing units over the next decade. This production target combines demand driven by net household growth as well as other factors which also contribute to maintaining a suitable housing supply over time.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Workforce housing</h3>
<h5>There are not enough units to house essential workers employed in Greenfield.</h5>
</div>
</div>
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<table>
<tr>
<td>Jobs in Greenfield</td>
<td>9,138</td>
</tr>
<tr>
<td>Workers that live and work in Greenfield</td>
<td>2,175</td>
</tr>
<tr>
<td>Portion of local workforce that live in Greenfield</td>
<td>24%</td>
</tr>
<tr>
<td>Desired portion by 2034</td>
<td>35%</td>
</tr>
<tr>
<th>Additional workforce households (and units) by 2034</th>
<th>780</th>
</tr>
</table> </div>
<div class="four columns" style="margin-top: 2%">
<p>As a regional employment hub, Greenfield contains more jobs than housing units. However, only about 24% of the people working in Greenfield live in the city as well. While many of the workers who commute into the city simply choose to live somewhere else, a portion of these workers may prefer to live in the city if the right housing options were available. Increasing the rate of local workforce living in Greenfield to 35% by 2034 would require providing housing affordable to 780 households.</p>
</div>
<div class="twelve columns" style="margin-top: 2%">
<p>Increasing the rate of local workforce living in Greenfield to 35% by 2034 would require providing 780 additional households.</p>
<p>“Workforce housing” is typically considered affordable to 80-120% AMI, a segment of the population vulnerable to displacement if they cannot find adequate and affordable housing, including essential services such as police, firefighters, teachers, skilled nurses, and municipal employees.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Market rate housing</h3>
<h5>The greater Greenfield region could support more market rate housing.</h5>
</div>
</div>
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<table>
<tr>
<td>Region size</td>
<td>152,894 renter households</td>
</tr>
<tr>
<td>Greenfield size</td>
<td>4,499 renter households</td>
</tr>
<tr>
<td>Greenfield share of the market</td>
<td>2.9% of the region</td>
</tr>
<tr>
<td>Regional market rate unit potential</td>
<td>1,873 units/year</td>
</tr>
<tr>
<th>Greenfield's potential share</th>
<th>55 units/year</th>
</tr>
</table> </div>
<div class="four columns" style="margin-top: 2%">
<p>Greenfield could also consider positioning to attract a larger share of the Western Mass market rate housing demand. These units could be added on top of those intended to address local housing needs.</p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns" style="margin-top: 2%">
<h3>Housing demand by income level</h3>
<h5>Each source of demand includes a different mix of household incomes.</h5>
</div>
</div>
<div class="row">
<div class="eight columns" style="margin-top: 2%">
<p><img src="./images/Greenfield demand sankey.png" height=auto width=100% title="CommunityScale" alt="CommunityScale"></a></p>
</div>
<div class="four columns" style="margin-top: 2%">
<p>This diagram illustrates how Greenfield’s 10-year housing demand translate into income levels. While this distribution reflects expected demand over the next 10 years, it does not necessarily coincide with the housing production target in the following Results section. Housing for each income level requires a different set of policies, programs, and subsidies to build. In many cases, there simply is not enough capacity to meet the full demand right away.</p>
</div>
</div>
</div>