Housing Forum 2-25-23
A collaborative effort by the Comprehensive Plan Update and Review Committee and the newly formed Town Board Housing Committee provided an overview of issues related to current housing needs in Chatham and Columbia County on Saturday, 2/25.
A panel of five speakers offered their perspectives on causes for local housing issues, including the growing disparity between the low availability of housing inventory and escalating housing costs in the area, relative to a significantly lower increase in wages and income for renters and home owners. The panel also talked about some specific ideas for housing development that could address the housing shortage here. Audience members were able to submit questions and comments to the panel and the format allowed for a few public comments near the end of the meeting.
Members of the panel included Elka Gotfryd, Director of the Center for Housing Solutions for the Hudson Valley (Pattern for Progress); Kate Stryker, Senior Research Planner at the Hudson Valley Pattern for Progress; Al Bellenchia, Executive Director for the Columbia County Habitat for Humanity; Eric Ooms, VP of the New York Farm Bureau and local farmer; and Chris Brown, Housing Development Coordinator of the Columbia Economic Development Corporation (CEDC).
Elka Gotfryd served as moderator of the two hour long forum, and kept closely to the agenda to ensure that all of the presenters were heard. She said that one of the biggest barriers to planning for changes in a community is a fear that changes in the community will mean that needs of resident stakeholders will not be met in the future. She emphasized that effective change necessitates some compromise, and that this is more possible in an atmosphere of trust between community members and planners.
Research presented by Kate Stryker showed that local wages have increased three-fold since 1980, while housing costs have increased almost ten-fold in that same period of time. “Attainable housing,” defined as housing that costs less than 30% of a person’s income (owners and renters), has been severely impacted by these changes. Those who pay more than 30% of their income for housing concurrently have much less disposable income for basic needs, including food, education, healthcare, and transportation; these families are economically stressed. On the other side of the coin, if potential residents of a variety of income levels were able to afford housing in the town of Chatham at a cost of 30% (or less) of household income because there were more options for different income levels, those families and the entire town will benefit. A diversity of residents, including younger adults and families and older adults, would live here; as a consequence, there will be more variety in what services would be offered in the community, reduced public service costs, a more reliable employment pool, and greater community stability overall.
Several panelists concurred, saying that the lack of attainable housing is now affecting even mid-career professionals in this area, due to the marked increase in home prices, a limited supply of available housing, and income limitations. The head of the newly formed countywide housing task force Chris Brown said a multipronged approach is necessary to address the housing dilemma: plan and execute an incremental supply of housing, preserve existing housing stock, create an infrastructure master plan for the area as a foundation for new housing, and sponsor or promote land availability through preservation programs.
Al Bellenchia, of Habitat for Humanity, explained the history and accomplishments of this organization in Columbia County. They focus on helping qualified families with low to moderate incomes to achieve home ownership at a subsidized price. Habitat has built 25 starter homes in the county since 1993. In supporting home ownership, they add to the tax rolls, and give new home owners’ equity that can undergird future economic health. They are committed to building three homes per year in the county, and are asking for tax fairness, accommodative zoning, and community support for their efforts. Bellenchia presented one housing approach that Habitat is exploring, where six homes at the cost of less than $250K could be located on 3 acres, sited to provide privacy and individualized design.
Eric Ooms talked about the changing face of local agriculture; saying that farming diversification is more labor intensive and the labor pool is not currently agriculture friendly. He noted that some farmers have limited housing that they might rent to workers, but only a limited number of these rentals and other affordable housing options exist in the town. He said that accessory dwelling units (ADUs) are a possible way for farmers to increase their incomes, if they have the means to build on their properties. ADUs are allowed in some areas of Chatham; the panel agreed that where they are allowable it behooves the community to also regulate short term rentals, so that long term renters have more access to this type of housing. Chris Jones said that some communities have pre-approved ADU designs that are cost efficient and tailored to fit into a particular community’s character. These pre-approved plans can simplify site plan development and permitting for individual land owners.
The overall presentation provided a basic overview of the current state of housing scarcity in Chatham, especially relative to that chunk of housing labelled “accessible,” that is., within the means of individuals and families whose income is relatively limited. Habitat’s Bellenchia said that the housing market supply is clearly out of balance with the demand for a variety of types and prices of housing. He said that if we want and need something new, we may have to give up something old and familiar. Other speakers joined in: The demographics in Chatham and the county are changing; the town is aging and people of modest and professional means are being priced out of the area. One of the top reasons people are leaving NYS and its municipalities is the cost of housing. Without changes in our housing options and availability we won’t have a vital community here.
The forum raised many questions for those in attendance and the planning committees, including these: How do we build all of the housing we need? What zoning changes will support an increase in housing supply while addressing other priorities of the comprehensive plan? How do we create housing designs that are affordable to build, now and in the future? How can the town’s housing plan result in compromises and changes that will generate a cohesive community and a growing economy? How can local towns collaborate and join forces to address these needs?
Find out more about potential planning options, join the discussions, and become part of the solution! Here are two opportunities:
Chatham Town Board Housing Committee meetings: 6:30 pm on the second Monday of each month (contact Destiny Hallenbeck: dhallenbeck@chathamnewyork.us)
County wide Housing Task Force Meeting: March 29 at 4 pm. (contact Chris Brown: cbrown@columbiaedc.com for more information)