Housing Board considers accessory dwelling units as potential affordable housing options

AMENIA — From its forthcoming presentation to the Town Board to information related to accessory dwelling units, the Amenia Housing Board gathered for its monthly meeting via Zoom, due to the COVID -19 pandemic, on Tuesday, Nov. 10, at 5:30 p.m.

Member Leo Blackman reported that town Councilman Damian Gutierrez thought it was time the Housing Board check in with the Town Board. As far as what the Housing Board should focus on when talking to the Town Board, Blackman noted that the Housing Board’s mission is a little unclear. According to how it’s written in the town’s zoning code, he said the Housing Board is supposed to administer housing. That said, Blackman said he felt creating housing has to be the board’s mandate and that it could mention this to the Town Board and perhaps ask for a vote or a resolution to update the zoning code to change the mandate.

The Housing Board engaged in a thorough discussion about its housing survey and the survey’s announcement mailing, during which time it explored options for promoting the survey and the various demographics it should contact to gather feedback. 

Next, Blackman talked about the phone call that he, Gutierrez, Housing Board member Tracy Salladay and Councilwoman Vicki Doyle had on Thursday, Oct. 27, with Dutchess County Department of Planning and Development (DCDPD) Housing Coordinator Anne Saylor and two county planners.

During their call, Blackman said they walked the planning representatives through the properties the Housing Board has been looking at more recently to see if the properties have potential to be large enough for their own wastewater system. As it was their sense that it’ll be a few years before Amenia gets a wastewater system, Blackman said they thought they should have the option of doing an affordable housing development now on land that could actually have a wastewater system. He mentioned that they looked at a lot of properties that were large, close to town and not yet for sale. In addition to the DCDPD, information regarding the properties has been sent over to Hudson River Housing.

However, Blackman said Saylor and the planners pointed out that they weren’t considering large enough setbacks from the wetlands, flood zones and how the properties the Housing Board thought were dry might not be entirely dry. He said the conversation also touched on zoning review in terms on what elements might make affordable housing more possible. 

Housing Board members mused that, rather than focus on identifying constraints right away, they were likely better off focusing on establishing and prioritizing the criteria they want for housing, all while accounting for setbacks. Additionally, they talked about what Saylor described as the “low-hanging fruit of affordable housing.” This process involves relaxing the zoning code to allow people to convert their barns into housing units, convert single-family residences into two-family residences and have accessory dwelling units on their properties, thereby creating affordable housing rental properties that can come on the market right away and won’t require a significant amount of permitting or construction costs. Blackman noted Amenia’s zoning code allows accessory apartments and accessory housing units in town.

Sharing with the board what he’s learned so far about affordable housing in the Hudson Valley from the six-part LULA class through Pace Law School, Blackman talked about how to get people to participate in such conversions. Incentives were deemed important in the process, as well as tax statements. As far as funding goes, Blackman said there may be some Dutchess County programs or federal programs where they could come up with some kind of grant to provide some cash up front to residents who want to do this type of conversion.

“I think we have to be creative, or at least a little bit creative, and a little bit brave in terms of being willing to look at the zoning code,” Blackman said, “which I must say when we started this board, I was very, very resistant doing, but I think it’s specifically what we’re looking for is affordable housing… I think we have to think about what’s going to make, first of all, accessory dwelling units more likely and I guess we all need to think about what’s going to make in the future actual affordable construction or mixed-use construction possible.”

Looking ahead, Blackman said the Housing Board might want help from a planner to start thinking about it, while Salladay suggested getting it done through incentives without changing the zoning and sending out a pamphlet to inform Amenia residents that accessory dwellings are a housing option. Housing Board members added the board needs to figure out what’s applicable in Amenia and differentiate between a rental property and affordable housing.

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