Gardner submits first housing plan to state, showing city above 40B threshold

The City of Gardner has submitted its first Housing Production Plan to the state, showing it has reached safe harbor status, which allows it more control of 40B housing project proposals.

Gardner’s Housing Production Plan showed 14% of its housing stock is low or moderate income, putting it above the 10% threshold allowing it to avoid being overruled by the state after it rejects or imposes conditions on a Chapter 40B affordable housing project.

Gardner is the only community in the North Central region to be at or above the 10% threshold, according to the report.

Hingham-based Barrett Planning Group worked with Gardner to produce the report, which provides a roadmap for the city of about 21,500 residents to increase its housing stock. The process of producing the report began in 2025, with it now having been approved by the Gardner City Council and sent to the Massachusetts Executive Office of Housing and Livable Communities for approval. 

The report identified affordability concerns, condition of the current housing stock, as well as lack of shelters and other temporary housing options as issues facing the City, according to a presentation given by Barrett during an Gardner Economic Development Subcommittee meeting in June. A third of Gardner households spend at least 30% of their income on housing-related costs, with 42% of residents being renters. 

About 8.1% of Gardner’s housing stock was built in 2000 or later, with 41% dating back to 1939 or earlier. 

The City’s plans include finding ways to preserve its existing local housing, identifying surplus municipal-owned parcels that could be turned into housing, and targeting populations with the greatest need for housing, including military veterans and people who are at risk of experiencing homelessness. 

The City’s closed Elm Street School was identified by Barrett as one municipal-owned building with potential for development into housing. Barrett suggested potential zoning reforms to boost Gardner’s housing supply, including considering reform of parking requirements in the downtown area and allowing for more types of housing in zones limited to single-family development.

Gardner added 62 housing units between November 2024 and November 2025, bringing its total to 9,588 units, according to state data.

Eric Casey is the managing editor at Worcester Business Journal, who primarily covers the real estate and banking & finance industries.