Workforce Housing 101 clarifies housing programs and benefits

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.