THE TRUTH ABOUTU OUAFFORDABLE HOUSING

Dutchess County Planning FederationMarch 13, 2012

Agendag

Housing Affordability Housing Affordability

Definitions

Why is today’s affordable housing different?

Examplesp

Who lives in affordable housing?

How many of you live in affordable housing?

Housing Affordabilityg y

Affordability is relative — it relates to a household’s income, not the cost of the housing unit., g

H i i ff d bl if h h ld d Housing is affordable if a household spends no more than 30% of their income on it

Housing Affordabilityg y

Gates’ 66,000 square foot mansion

Housing Affordabilityg y

House in Four Corners, East Fishkill

Housing Affordability vsvs.

Affordable Housing

Affordable Housingg

Term implies a housing unit that some entity (usually governmental) is restricting the rent or sales prices for some period of time.

DefinitionsDefinitions

DefinitionsDefinitions

Project- vs. Tenant-Based Project vs. Tenant Based

Public Housing

Housing Choice Voucher (f. Section 8)

Affordable Housing Programsg g

Moderately-Priced Housing

Workforce Housing

Senior Housingg

Inclusionary Zoning/Housing

Project vs. Tenant-based housingj g

Project-based – Subsidy provided to the housing

D e f i n i t i o n s

Project based Subsidy provided to the housing

Tenant-based – Subsidy provided to the tenant, who can choose from a variety of housing choicescan choose from a variety of housing choices.

Public HousinggD e f i n i t i o n s

Last public housing development in Dutchess C t b ilt i 1982County was built in 1982

Tenants pay 30% of their income towards rent

Project-based

Housing Choice Voucher (f. Section 8)g ( )

Tenant-based -- there are no HCV/“Section 8” units. D e f i n i t i o n s

Tenant based there are no HCV/ Section 8 units.

This program gives a voucher to income eligible households to help them rent a private apartment (at households to help them rent a private apartment (at or below the fair market rent)

T 30% f h i i d d Tenant pays 30% of their income towards rent and the balance is paid by the voucher

Tenant-based

Affordable Housing Programsg gD e f i n i t i o n s

Different programs, including various government housing programs and municipal inclusionary zoning,

t th i d fi iti d di h th create their own definitions depending on who they want to help.

Any housing unit where a household at or below the median income pays no more than 30% of their income on housing costsincome on housing costs.

Project-based

2012 Dutchess County Rent and Income Limits for Various Affordable Housing ProgramsVarious Affordable Housing Programs

2012 Dutchess County Median Family Income: $87,200

2012 Income Limits/RangesL I H i T C dit P HOME P Oth l d i li itLow Income Housing Tax Credit Program HOME Program Other commonly used income limitsMinimum Income Maximum Income 50% of median 60% of median 80% of median 100% of median

1 person $22,900‐$24,525 $36,660 $30,550 $36,660 $45,500 $61,1002 people $22,900‐$24,525 $41,880 $34,900 $41,880 $52,000 $69,8003 people $29,425‐$34,000 $47,100 $39,250 $47,100 $58,500 $78,5004 l $29 425 $34 000 $52 320 $43 600 $52 320 $65 000 $87 2004 people  $29,425‐$34,000 $52,320 $43,600 $52,320 $65,000 $87,2005 people $34,000  $60,720 $47,100 $56,520 $70,200 $94,2006 people $34,000  $64,920 $50,600 $60,720 $75,400 $101,200

2012 Rent Limits

Low Income Housing Tax Credit Program HOME Program HUD                        Fair Market RentMaximum Rent Example: Pendell 50% median rent 60% median rent

Efficiency $916 – $763 $826 $8261 Bedroom $981 $475 / $618 / $703 $818 $971 $9712 Bedrooms $1,177 $898  $981 $1,189 $1,189$ , $ $ $ , $ ,3 Bedrooms $1,360 $998  $1,133 $1,440 $1,458

2012 TANF*Monthly Allowance Annual Allowance

1 person $450 $5,400p2 people $625 $7,5003 people $833 $9,9964 people $990 $11,8805 people $1,151 $13,8126 people $1,268 $15,216

Affordable Housing Programsg g

Largest affordable housing program in the country D e f i n i t i o n s

Largest affordable housing program in the country and in Dutchess County is the Low-Income Housing Tax Credit Program.

It could be renamed the “Moderate-Income Housing Tax Credit Program”

Example — Pendell Commons

Unit Size Rent1 bedroom (senior) $475 / $618 / $703

2 bedrooms (family) $898 

3 bedrooms (family) $998 

Project-based

Moderately-Priced Housingy g

Any housing unit where a household at or near the D e f i n i t i o n s

Any housing unit where a household at or near the median income pays no more than 30% of their income on housing costs.

…but the teacher in E Fi hkill i h

Project-basedBill Gates doesn’t qualify…

East Fishkill might

Senior HousinggD e f i n i t i o n s

Federal Fair Housing Law – Senior Housing Exemption

Specifically designed for and occupied by elderly under a

Federal Fair Housing Law Senior Housing Exemption

occupied by elderly under a Federal, State or local government program, or

Occupied solely by persons 62+, or

Houses at least one person 55+ in at least 80% of the units and adheres to a policy that demonstrates intent to house

Meadow Ridge II, Beacon

demonstrates intent to house persons who are 55+.

Project-based

Workforce HousinggD e f i n i t i o n s

A term that has been used to describe housing for people in the workforce who were priced out of the people in the workforce who were priced out of the market during the last housing boom.

Project-based

Inclusionary Zoning/Housingy g/ gD e f i n i t i o n s

Inclusionary Zoning – A municipal zoning ordinance which requires

f i b a percentage of units be set aside as moderately-priced

Baxter Green, Pawling

Example – 10% of units in developments of 10 units or more must be affordable to households at or below the median income

, g

Inclusionary Housing – The housing units created through inclusionary zoning.g y g

Project-based

Inclusionary Zoningy g

Yesterdayy

Built as inexpensively as possible Built as inexpensively as possible

Built without consideration for surrounding environment

Had both capital and operating subsidy

Todayy

Built with quality materials which are more cost q yeffective in the long run

Honor surrounding architecture, neighborhoodg , g

One-time capital subsidy to lower development cost -no operating subsidyp g y

Pendell Commons Meadow Ridge II Conklin St.

Local ExamplesLocal Examples

Garden Street, Poughkeepsie (before), g p ( )

Garden Street, Poughkeepsie (after), g p ( )

Garden St. Yesterday and Todayy y

Harlow Row, Poughkeepsie (before), g p ( )

Harlow Row, Poughkeepsie (after), g p ( )

Conklin Street, Poughkeepsie, g p

Four Corners, East Fishkill,

Red Hook Commons, Red Hook,

Meadow Ridge II, Beacong ,

Pendell Commons, Poughkeepsie, g p

Who lives in affordable housing?Who lives in affordable housing?

Pendell Commons: A Case Study

Pendell Commons – NIMBY Flyery

“Workforce Housing (aka Welfare Housing)”

“Pendell Commons Projects”

“These are large, towering Government sponsored LOW

INCOME housing units…”g

Income Sources – Pendell

Opponent quote – “Work Force Housing (aka Welfare Opponent quote – Work Force Housing (aka Welfare Housing)”

A t l D t 86% f h h ld ki ti d

Number of

Primary Source of Income Data

Actual Data: 86% of households are working or retired

Primary Source of IncomeNumber of Households

Employment Wages 43

Retired (Social Security / Pension) 18Retired (Social  Security / Pension) 18

Unemployed (with unemployment compensation) 5

Social  Security Disability (SSDI) / Worker's  Compensation 3

f d l ( )Temporary Assistance for Needy Families  (TANF) 2

Alimony / Child Support 1

Household Size – Pendell

Opponent quote – “I see most low income projects homes with 3-5 minors” – This implies an average household size of 4-7 people.

Actual Data: Average household size family units – 2.8Average household size senior units – 1.3

N b f A N b f

Average Household Size

Average household size senior units 1.3

Number of               Bedrooms in Unit

Average Number of People in Unit

1‐Bedroom 1.0

2‐Bedroom 2.6

3‐Bedroom 3.5

All Children – Pendell

Opponent quote – “I see most low income projects homesOpponent quote – I see most low income projects homeswith 3-5 minors”

Actual Data: No units have 4+ children, only 10% have 3

Number of ChildrenNumber of Family 

Households % of Family Households

Number of Children (under age 18) per Family Household

0 11 23%

1 23 48%

2 9 19%9 19%

3 5 10%

School Age Children – Pendell g

Opponent quotes –

“Is Violet Ave School so empty, it can handle 48+ families?”

“The School District anticipates an additional 120 plus students The School District anticipates an additional 120 plus students from this Project”

“A Major Fiscal Impact…of over $420,000”j p $ ,

Actual Data: There are 36 school-age children living at Pendell or 30% of the opposition’s suggested number

School Children (ages 5–17)

Pendell, or 30% of the opposition s suggested number.

Developer Estimate County Estimate Actual10–20 35 36 29

School Age Children – Pendell g

Opponent quotes –

“Is Violet Ave School so empty, it can handle 48+ families?”

“The School District anticipates an additional 120 plus students The School District anticipates an additional 120 plus students from this Project”

“A Major Fiscal Impact…of over $420,000”j p $ ,

Actual Data: There are 36 school-age children living at Pendell or 30% of the opposition’s suggested number

School Children (ages 5–17)

Pendell, or 30% of the opposition s suggested number.

Developer Estimate County Estimate Actual10–20 35 36 29

Housing Choice Vouchers – Pendellg

4 f h 72 h h ld h h 14 of the 72 households have a voucher

4 are senior citizens 5 are households whose source of income is worker’s

compensation or government assistance (unemployment, SSDI TANF)SSDI, TANF)

5 are working families

Emergency Services – Pendellg y

In 10 months:

33 fire-related calls 23 related to burnt food, incense, shower steam 10 accidental activations

16 emergency medical calls 3 accidental activations

Traffic – Pendell

Opponent quote – “With 73 units, clearly more than 1 car Oppo e quo e W 73 u s, c ea y o e a ca per unit is anticipated.”

Actual Data: Average number of cars by household type is less than County average.

Dutchess County – 1.8 cars per unit

Pendell Commons – 1.0 car per unit

Senior Units - 0.76 car per unit

Family Units – 1.1 cars per unit

So, what is the Truth About Affordable Housing?

Questions/DiscussionQuestions/Discussion

Next Housing Sessiong

Thursday, May 10, 2012 – 6:00-8:00 pm Thursday, May 10, 2012 6:00 8:00 pmFarm and Home Center, Millbrook, NY

Affordable Housing – Impact on Schools and Property ValuesProperty Values Richard Hyman, RH Consulting Rose Noonan Housing Action Council Rose Noonan, Housing Action Council

Speaker Biosp

Kenneth Kearney – KenKgroup@aol.com, 845-306-7705

Kenneth Kearney, the founder and president of the Kearney Realty & Development Group, has been actively involved in Hudson Valley real estate since 1990, working as a property manager, broker, builder and developer. In addition to affordable workforce and senior housing developments in Westchester and Orange Counties, Ken has completed several important projects here in Dutchess County, including:

the County’s first HOME project on the east end of Main Street in Beacon, the gut-rehab of 25 units of workforce housing on Garden Street in the City of

Poughkeepsie, and Red Hook Commons, 96 units of affordable senior housing on a former brownfield.

M l M l d d ll C hkMost recently, Mr. Kearney completed Pendell Commons in Poughkeepsie, an “Intergenerational” affordable housing development featuring 48 workforce housing units, 24 senior units, and a community/clubhouse building.

In 2009, Ken Kearney was recognized by Patterns for Progress as their Hudson Valley Developer of the year.

Speaker Biosp

Mary Linge – mlinge@hudsonriverhousing.org, 845-454-9288

Mary Linge is the Director of HomeOwnership & Education at Hudson River Housing, Inc. Ms. Linge manages the NeighborWorks HomeOwnership Center of Dutchess County, which includes creating and operating sustainable Homeownership Promotion and Preservation Programs. She oversees administration of grants for first-time homebuyers on behalf of New York State, the Federal Home Loan Bank of New York, and Dutchess County. She serves the lead role in HRH’s involvement with municipalities regarding affordable housing options and administration of inclusionary housing ordinances and programs.options and administration of inclusionary housing ordinances and programs.

Ms. Linge currently serves as chair of the National NeighborWorks HomeOwnership Center Advisory Committee in Washington DC, on the NeighborWorks America Data Task Force,

d h S i C i f h N Y k S C li i f E ll i and on the Steering Committee for the New York State Coalition for Excellence in Homeownership Education.

Speaker Biosp

Anne Saylor – asaylor@dutchessny.gov, 845-486-3600

Anne has been Housing Coordinator for the Dutchess County Department of Planning and Development, in Poughkeepsie, since 1990. In this capacity, she is responsible for providing technical assistance to local municipalities, nonprofit agencies and private developers on technical assistance to local municipalities, nonprofit agencies and private developers on all aspects of affordable housing development in Dutchess County.

Anne directs the County's HOME program, the Senior Citizen Owner-Occupied Property R h b l P d h F T H b P Sh l d Rehabilitation Program, and the First Time Homebuyer Program. She also coordinates submission of the Dutchess County Continuum of Care’s annual Homeless Assistance application and oversees the County’s Shelter Plus Care Program which provides rental assistance to homeless individuals and families.