Residents gathered at the Town Hall on Saturday, Feb. 22, to learn more about options for expanding local housing opportunity and available funding to bring it about. Workforce Housing 101 was organized by the Amenia Housing Board, whose chairman Charlie Miller was at the podium getting things started.
AMENIA — The Amenia Housing Board offered Workforce Housing 101 on Saturday, Feb. 22, attracting about 40 to the Town Hall for an educational meeting on affordable housing definitions, programs and funding.
The event was organized by the Amenia Housing Board with an introduction by chairman Charlie Miller.
Offering a definition of workforce housing, Miller said it falls under the umbrella of affordable housing, along with other types such as veterans’ housing or senior housing, but it is not public housing.
No one should pay more than 30% of monthly income for housing, whether homeowner is paying a mortgage, taxes, insurance or a renter paying rent and utilities. The current median purchase price for a home in Amenia is $450,000, Miller reported.
In 2020, 30% of the families in Dutchess County were housing cost-burdened, paying more than 30% of monthly income for housing.
Dutchess County Development and Planning administers Housing and Urban Development — HUD — projects, providing quality affordable housing for low-income households, as outlined by Paul Hesse, Community Development Coordinator.
Hesse said that while there is not a substantial amount of funding at the county level, it can be helpful to report having received county program assistance when applying for grant funding from other sources. Further, he explained that the county funding can be used to fund housing infrastructure like water and septic.
Providing details about the successful work of Kent (Conn.) Affordable Housing Inc., formed in 1990, President Justin Potter described that town’s two projects: Stuart Farm and South Commons, comprising 37 units, with an additional 13 units in the planning stages. The organization received support from the Community Development Block Grant program, using it for affordable housing infrastructure.
Accessory Dwelling Units — habitable buildings on a property in addition to the main home — are allowable in Kent. If they are contained within a home’s structure, they are allowable by right. If they are detached structures, they require a special permit, Potter explained.
Potter spoke of a spike in Kent housing prices and demand between 2017 and 2025, pandemic years, and current growth in local public support for affordable housing.
Capital expenses receive support from state and federal sources, with valuable assistance provided by the Litchfield County Center for Housing Opportunity, Potter said.
Currently, Potter said, there is a growing common ground to be found between organizations promoting housing opportunities and those whose interests lie in conservation. When designating land for conservation, he said, often roadside parcels can be identified as less desirable for natural habitat, but ideal for housing.
Representing Hudson River Housing of Poughkeepsie, a non-profit housing program, was Javier Gomez, Vice President of Operations, who offered information on affordable home ownership programs, eligibility, and funding.
Of concern to residents was the process through which families are selected for the program’s housing units. Gomez replied that a lottery system is most often used for rental opportunities that draw many applicants. First come-first served is more often used for home ownership opportunities as those applicants navigate a variety of funding strategies.
A question-and-answer period, moderated by Housing Board member Josh Frankel brought questions about the Cascade Road acreage, a Hudson River Housing project being considered by the Planning Board, now in its land-study phase.
Some questions concerned the duration of the affordability requirements, whether in time, the property could be subject to sale at market value.
Miller responded with his opinion that the Housing Board should require that affordable properties remain affordable into perpetuity, thereby limiting potential for market value sale. He acknowledged, however, that there is disagreement about potential sunset provisions.
“I believe that something should be affordable in perpetuity,” Miller said.
Discussion turned to the town-wide effects of a lack of affordable housing. Town Supervisor Leo Blackman noted that local businesses are not able to hire needed help.
About housing inventory, Blackman said that if there are more choices, the people move up and as a result there is more inventory.
“I want us to invest in our community,” Miller told residents, as the meeting broke into conversation and refreshments.
Warriors left-fielder James Singleton, no. 4, made it to base on all four at-bats he had Tuesday at Beekman Park.
AMENIA — The Pine Plains boys baseball team travelled to Beekman Park in Amenia to face off against the Webutuck Warriors.
The game ended with a Pine Plains win of 13-7.
The Bombers' Austin Mielich, no. 35, only made one hit in three at-bats, but it was productive. Mielich secured two runners batted in and a run himself in a later play.Photo by Nathan Miller
The Bombers racked up an early lead in the first two innings, scoring four runs in the top of the first and a fifth in the top of the second before the Warriors managed to score two runs in the bottom of the second.
Webutuck defenders held back the Bombers in the third inning and scored another run, bringing the score to a manageable 5-3 Pine Plains lead going into the fourth inning.
Then the Bombers let it rip. Six more runs in the fourth inning brought the score to 11-4 Pine Plains going into the fifth.
Webutuck managed to score another three runs before the end of the game, but the Bombers nearly matched with two more of their own for a finishing score of 13-7.
Bombers catcher Matthew McGhee, no. 10, put out six batters, including Webutuck's Albert Bailey as he tries to cross home plate on Tuesday, May 13, at Beekman Park in Amenia.Photo by Nathan Miller
The Bombers’ pitchers — Warren Lounsbury, no. 11, and Luke Blackburn, no. 4, only gave up four hits to Warrior batters through the game. Between the two pitchers, the Bombers struck out 13 of Webutuck’s batters. The Warriors’ pitchers — Zach Latrell, no. 1, Gabe Domingez, no. 9, and Pearse Williams — managed to strikeout 11 of the Bombers’ batters.
Mickey Stringer of of North East, left, checks in with Chris Virtuoso, volunteering on Saturday, May 12 at the Old Town Garage on South Center Street as a Climate Smart Task Force member. Stringer’s loaded pickup was part of a long line of vehicles along South Center as residents used the opportunity to dispose of air conditioners, mattresses, lumber, and other bulk items. Town Supervisor Christopher Kennan said he didn’t recall seeing such a long line of vehicles in past years.
Elm Drive Elementary School in Millbrook.
MILLBROOK — Preparing for the village-wide vote on the proposed 2025-26 school budget scheduled for Tuesday, May 20, the Millbrook Central School District held a public hearing on Tuesday, May 6, to review the budget and hear residents’ comments.
The CSD proposed 2025-26 budget to be voted upon as Proposition 1, showed total expenditures of $35,649,651, an increase of $1,074,576 (3.11%) over the current year.
“We’re trying to trim as much as we can,” said Elliott Garcia, Assistant Superintendent for Business, during his budget summary.
Two additional propositions are included on the ballot, both anticipating a bond issue to fund repairs, renovations and improvements to school buildings.
Proposition 2 would bring repair to the Middle and High School buildings, with more work at the middle school estimated to cost $37,381,383. Work would include HVAC, electrical, window replacement, roof and ceiling repair, elevator service and doorway improvements.
The high school work would include HVAC at a total estimated cost of $1,883,099.
The total amount would, however, be reduced by $12 million in currently available funding, so that a bond issue would be needed to cover a total of $27,264,482, to be repaid over a number of years. Taxpayers would need to pay the annual interest on the bonds during the life of the bonds.
Separate funding of energy efficiency improvements at the middle school and high school would carry at total estimated cost of $3 million that would also need to be bond-financed, but that funding would return to the school budget in the form of energy cost savings.
Proposition 3 would bring HVAC, electrical and window replacement at the elementary schools at an estimated cost of $21,779,259, also to be financed by bond issue.
Students from the Middle School Student Council presented a report on a recent survey they conducted and analyzed. Their report was titled, “Repair Our School.”
For their building conditions study, the nine students conducted an in-school survey of students, teachers and staff, receiving 228 responses.
Interpreting the responses as percentages, the students reported that 90% indicated that the middle school does not look as good as it could; more than 80% said they were concerned about the state of the building; 67% had classes interrupted by roof leaks; 75% said it was difficult to learn because of the roof leaks; and 94% said that if the school were their home, they would not stay.
“Our student government never stops working,” said Principal Steven Cabello, adding that the students’ efforts have been invigorating.
School superintendent Caroline Hernandez-Pidala praised the students’ project, the time and care invested in their survey study and their reporting of the results.
“I’m super impressed,” Hernandez-Pidala told the students.
The May 20 polling location is at the Middle School, in the Band room adjacent to the auditorium. Polls will be open between noon and 9 p.m.
The proposed budget, details of the propositions and a copy of the ballot are posted on the CSD website at www.millbrookcsd.org.
Voters in two other school districts will decide on higher spending plans for the coming school year on Tuesday, May 20.
Webutuck Central School District and Pine Plains Central School District propose higher K-12 budgets for the 2025-2026 school year.
The proposed budget for Webutuck, with an enrollment of 637 students from K-12, shows a 5.96% increase from the previous year to $28,665,850. Pine Plains proposes spending $38,712,336, an increase of 2.71%.
Ray Nelson, Earthwise Architecture, requested two variances for 7-9 Main St., one to allow a 9-unit floorplan and another to waive the parking requirements for the building, at a public hearing held by the village Zoning Board of Appeals on Tuesday, May 6.
MILLERTON — Ray Nelson of Millerton presented two possible updated floorplans for the apartment building at 7-9 Main St. to the Zoning Board of Appeals at a public hearing on Tuesday, May 6.
Nelson, on behalf of the building’s owner, is seeking two variances for the property: one allowing a density increase and another waiving the parking requirements for the property.
Village code requires at least 5,000 square feet of lot space per unit for multi-unit properties and 1.5 parking spaces per unit.
The building was configured with 12 units under previous ownership, a non-conforming use.
Nelson submitted a 9-unit plan and a 6-unit plan. He argues the 9-unit plan, which would house one fewer total bedroom than the 6-unit layout, would not require additional parking because the smaller units attract tenants that use fewer parking spaces — young couples, single people and very small families.
“There’s a need for apartments that are in the village,” Nelson said.
The submitted 9-unit floorplan is a reduction from a previously declined 12-unit plan that sought to maintain the current number of units in the property.
Zoning board members concluded the public hearing after brief discussion with the three Millerton residents that attended the meeting.
Zoning board members could not reach a final decision on the variances that night, citing required further deliberation, but they indicated a positive attitude to Nelson’s new plans.
