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Housing Issues & Opportunities (PDF) HOUSING Credit: Jennifer Lutke Credit: Jennifer Lutke Credit: Jennifer Lutke INTRODUCTION Over the past 300 years, Brookline has evolved from an agricultural community and streetcar suburb to an incredibly diverse community that provides a wide-range of housing types and lifestyle choices from the mixed use, transit-oriented neighborhoods near Coolidge Corner, Brookline Village, and Washington Square to the suburban neighborhoods of South Brookline. Brookline offers a high quality of life to its residents. This report explores the current state of housing in This, in combination with its close proximity and Brookline and defines preliminary issues and oppor- transit connections to Boston and Cambridge, creates tunities related to our housing stock, policies, and an exceptionally desirable community to live in. programs. The report also provides a brief back- Brookline, which consists of roughly six square miles ground on housing in Brookline to foster an under- of land, is home to approximately 54,700 people of standing of where we have come from, in terms of diverse backgrounds, incomes, and lifestyles, includ- evolution of overall development, as well as the vari- ing families, young professionals,and elderly. ous programs and regulations related to housing. Background of Brookline Housing Development Brookline, which began as an agricultural community for veterans after World War II. As the BHA contin- in the 17th century, became a streetcar suburb of ued to develop housing, it added developments tar- Boston during the mid-19th century. At this time, geted to elderly housing to the mix. Brookline’s development opportunities were enhanced by the provision of strong public transit From the late 1950s to the 70s, Brookline engaged in with direct linkages to Boston. urban renewal of the “Farm” and “Marsh”areas of Brookline Village (on Route 9), adding approximate- By 1900, most of the remaining farmland, particular- ly 1300 units including Brooke House, and public ly in North Brookline, had been subdivided into resi- and privately subsidized housing. In 1970, Town dential developments with density that was supported Meeting adopted rent control, which at one point reg- by the existing mass transit linkages. The early 20th ulated approximately 11,000 rental units. In 1991, century was marked by the growth of corridors that Town Meeting passed legislation to phased out rent were directly served by mass transit, such as the control, and, in 1994, the enactment of State Beacon Street, Harvard Street, Washington Street, Referendum Question Nine eliminated rent control in Boylston Street (Route 9) and Commonwealth Massachusetts. Avenue corridors. Today, Brookline’s mix of housing types and densi- In the early 20th century, Brookline began regulating ties creates a development pattern with defined and the use of land with its first Zoning By-law, adopted distinct neighborhoods. Figure 1 displays Brookline’s in 1922. Brookline’s early zoning created districts residential land use pattern and illustrates the variety for residential and business uses, and established and pattern of housing densities throughout the town, simple dimensional requirements such as minimum with most of the multi-family housing located in yard setbacks, maximum height, and building cover- North Brookline and most single-family housing con- age (coverage of building footprint on lot). centrations located in South Brookline. Many of the mixed-density neighborhoods are within close walk- By the mid-20th century, Brookline's citizens recog- ing distance to the the MBTA’s Green Line and nized the need to compensate for the lack of diverse Brookline’s main commercial areas. housing that the market was providing by establish- ing the Brookline Housing Authority (BHA) in 1948. The BHA initially focused on the need for housing Credit: Jennifer Lutke Fuller Street,2000 80 report 5 HOUSING BROOKLINE PLAN 2000-2010 EXISTING RESIDENTIAL LAND USE FIGURE 1 BROOKLINE PLAN 2000-2010 report 5 HOUSING 81 EXISTING HOUSING TRENDS IN POPULA- Brookline Housing Units 1960-1990 balanced by the inception TION AND HOUSING (Source: 1960-1990 US Census) of condominium owner- According to the U.S. 30000 ship and the development 25000 Census, there were approx- 25,353 of condominiums, princi- 24,369 imately 54,700 residents in 20000 23,213 pally through the conver- 19,637 Brookline in 1990. While 15000 sion of rental properties. the total population was no 10000 Condominium units, 5000 greater than in 1960, there # of Housing Units which numbered 2,074 in 0 was a 29% increase in 1960 1970 1980 1990 1980 and 6,299 in 1990, housing units and a reduc- Year increased at a slower rate tion in the average house- during the past decade to CHART 1 hold size from 2.76 to 2.17. 7,743 in 2000. By 1990, The greatest increases in the housing stock were the percentage of renters to total households had fall- made between 1960 and 1970, with more modest en to 57%, a proportion which appears to be holding increases through 2000. A steady, despite the continued conservative estimate based 1960 Units conversion of units. That on US Census data and by Housing Type the proportion of renters is Brookline Building (Source: US Census) still as high as it is may be Department records, indicates explained by the rate at Single-Family >5 units that an average of approxi- 30% which condominiums, them- mately 50 units per year have 35% selves, are used for rental. been added to our housing In 1990, 31 % of condomini- stock over the last decade ums were rented, and these (including new construction, Two-Family households represented 14 % 3-4 Family 13% as well as additions and con- 22% of all renters. versions). The distinction between In 1990, Brookline continued CHART 2 ownership and rental inven- to be a diverse community. tory is an important one, as The number of foreign born 1990 Units rental units traditionally by Housing Types persons, which comprised (Source: US Census) have housed smaller house- 20% of the population in holds of lower income. For Other Single-Family 1960, was up to 21 % in 1% example, while in 1990, 21% 1990. In fact, in the 1990's, >10 units median income in Brookline 38% the Brookline public schools was 123% of the state aver- were serving children from at Two-Family age, there was a great differ- 10% least 63 different countries; 50 ence between the incomes of 3-4 Family 5-9 units 15% distinct languages were spo- 15% owners and renters. At a ken in their households. * US Census categories differ from Brookline Assessor categories (seen in year 2000 chart). time when about 13% of the rental stock was subsidized Brookline's non-white popu- CHART 3 and a good portion of the lation during this period balance was still subject to increased from .5% to 12.6% 2000 Units rent control, the median by Housing Types (or 14.8%, if including the (Source: Brookline Assessor) income of renters was Hispanic population). During $38,817 compared to the Mixed Use the 1970's and 1980's, there Lodging/Dorm/Inn (013, 019, 031, 091) median income of owners, at (121, 122) 4% appeared to have been a 2% Single-Family $96,710. And, not surpris- (101, 109) redistribution of population, 17% ingly, because rental units >8 units with a decrease in several age (112, 907, 908) Two-Family (104) tend to be smaller, the medi- groups, including senior citi- 48% 11% an number of household Three-Family (105) 4-8 units (111) zens (to slightly over 15% of 10% members was 1.6 in renter 8% the population), while adults households, compared to 2.2 between 25 and 44, and chil- * Assessment Classification Codes are located in parenthesis next to each housing type. among owner occupants. dren under five, had When the 2000 census is CHART 4 increased. Forty eight percent available, the most dramatic of all households were classified as families; 39% changes in Brookline's demographic profile are likely were persons living alone; and 13% were households to be noted in the renter population. which included unrelated individuals. Charts 2, 3 and 4 show the The diversity of Brookline's 2000 Buildings changing makeup of the population has reflected both by Housing Types Town's housing stock. (Source: Brookline Assessor) its mix of housing type and Lodging/Dorm/Inn Between 1960 and 1990, (121, 122) >8 units tenure. In 1960, 67% of all 4-8 units (111) 0% according to the U.S. Census, (112, 907, 908) Mixed Use 5% units were occupied by 4% (013, 019, 031, 091) the Town's housing units in 1% renters. The modest growth Three-Family (105) one through four unit build- 11% Single-Family of rental units between 1960 (101, 109) ings had declined by about and 1990 - from 12,757 to 60% 1100 units or 8%. In 1960, Two-Family (104) 14,853 - reflected both the 19% these small structures con- construction of many mid- * Assessment Classification Codes are located in parenthesis next to each housing type. tained 65 percent of the and high-rise affordable and Town's units; in 1990, they market rate rental buildings, CHART 5 comprised only 46 percent. 82 report 5 HOUSING BROOKLINE PLAN 2000-2010 According to Assessing Land Area per Zoning District 1991. According to Brookline Department records 48% of the Source: Brookline GIS GIS data, approximately 320 Town's housing units are now in General dwelling units were added to the Business Office buildings of nine or more units. 3.5% housing stock as a result of new 0.3% Local Business Industrial construction in the past 10 years 1.3% 0.6% LAND USE PATTERNS Multi-Family (not including additions to exist- 12.6% Single-Family Charts 5 and 6 show that single- 70.8% ing buildings and not adjusting Two-Family family houses still comprise 60% 10.9% for demolitions).
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