A Presidential Expansion

Presidential Apartments, nine new buildings with plenty of parking

Kendrick Place, with 36 units/104 tenants, wasn't the only new apartment complex to open for business yesterday.  Presidential Apartments, built back in the 1960s, opened an entire new cluster of nine buildings holding 54 units/96 tenants.

But unlike Kendrick Place, six of those units will be "affordable" thereby adding to the town's Subsidized Housing Index which currently stands at 11.18%.

Any community in Massachusetts with an SHI lower than 10% is open to a Ch40B development that allows bypassing of local zoning ordinances for a housing project with at least 20% of the units subsidized.

 Moving in yesterday

"College aged youth" currently make up 59% of Amherst's population because of course UMass, our #1 employer. 

Kendrick Place and Presidential Apartments are, like bookends, conveniently located on either side of our flagship of higher education. 

A New Player In Town

The Amherst Municipal Affordable Housing Trust Board of Trustees had their groundbreaking meeting last night, hearing a brief presentation by Rita Farrell of the Massachusetts Housing Partnership on all the possibilities relating to affordable housing that lay ahead for this new entity.

Town Meeting approved the formation of the Housing Trust last year (after rejecting the idea back in 2008) and the Select Board only recently appointed the seven members:  

The first test for the Trust comes next month when Town Meeting votes the Community Preservation Act Committee recommendations of $846,633 in projects which includes $25,000 in "due diligence" money for the Trust. Originally they requested $50,000 but without a committee membership yet in place the CPAC was hesitant to fully fund the request.

There was some discussion last night as to whether the term "due diligence" is broad enough for the committee to invest in a wide variety of start up activities. 

The Trust will be allowed to accept grants, private donations (of money or property) or payments from developers due to Inclusionary Zoning requirements, but the bulk of their funding is expected to be Community Preservation Act funds. 

Since Amherst voters recently approved doubling the surcharge up to the maximum 3% the CPA fund has a significantly expanded bottom line with a projected surplus of $1.3 million after Town Meeting approval of this year's ($846,633) projects.

The fledgling committee hopes the Trust becomes both well-funded and credible to allow for more nimble deal making with affordable housing developers.   Currently the town is just over the 10% threshold  on the state Subsidized Housing Inventory thus insulating us from a Ch40B development.

Although the Trust could themselves take on the roll of developer, but with all the requirements imposed on a public agency (prevailing wage for one) it's highly unlikely.

Because of a strangling of supply over the past generation Amherst has become ever increasingly unaffordable.  And not just to low-income residents, but middle-income families as well.

The two most recent taxpayer funded housing studies clearly indicate that additional housing is desperatily needed across the entire economic spectrum.

My vote for the Municipal Affordable Housing Trust logo

Perhaps by benefit of the halo non-profit entities get to wear the Affordable Housing Trust will have better luck overcoming the stigma attached to anyone who tries to do housing development in this town, where NIMBYs are nothing if not formidable.

Could be worse:  We could be Boston

Affordable Housing Cushion

Olympia Oaks 42 units now count towards town's Subsidized Housing Index

Amherst town officials can now breath a sigh of relief over our Subsidized Housing Index score.  A letter from Department of Housing and Community Development to Assistant Town Manager Dave Ziomek brought the good news:

After inclusion of Olympia Oaks 42 units, our SHI stands at 11.18%, up from the last official count of 10.8%.

When a municipality falls below 10% they are subject to the dreaded Chapter 40B, meaning a developer can ride in on a bulldozer and build pretty much whatever housing they wish, as long as 25% of the units are "affordable."

Last spring Town Meeting threw $1.25 million (using Community Preservation Act money) at the problem by giving the money to Beacon Communities to help purchase Rolling Green Apartments for $30.25 million, thereby preserving 41 of 204 units as affordable.

But a quirk in the bureaucracy allows all 204 Rolling Green units to be counted as "affordable" even though only 41 are.

That alone is what saved the town from falling below the magic 10% threshold, because even with Olympia Oaks 42 new units, the loss of 204 Rolling Green units would have brought the town down to only 9%.

Town Manager John Musante recently stated, "Affordable housing is one of the community's highest priorities for this coming Town Meeting."

Of course now that the threat of a Ch40B development is buried, it will be interesting to see if affordable housing maintains its place as a "highest priority."

Homeless In A College Town

First Baptist Church, 434 North Pleasant Street

The Housing & Sheltering Committee hosted the unveiling of a report last night done by two area college students over the past semester under the direction of John Hornik dissecting the overall operation of Craig's Doors, the seasonal homeless shelter operated part-time out of the First Baptist Church at the main gateway to UMass.

 John Hornik, Sakshi Bhatnager, Grace Nash

The homeless shelter originally started in 2010 as simply a "warming place", morphed into an overnight shelter run by Milestone Ministries and then became "Craig's Doors".

The facility runs on a $300,000 operation budget, two-thirds from the state and one-third from the town and is open from November until April 30 during New England's most dangerous season of the year, winter.

 Most recent year unique visitors are down, but utilization is up

The shelter has a capacity of 22 beds (16 men, 6 women) and oftentimes turns away two or three potential users, although during particularly bad weather they can get permission from Town Manager John Musante to expand capacity to 34 guests.  

The shelter has a close working relationship with Amherst police who visit nightly just as a courtesy call.  That way should their emergency services be needed residents do not view them as hostile outsiders. 

Year's worth of public safety calls (or about a weekend's calls to students' parties disturbances)

One of the criticisms of the shelter is that it does not enforce a strict policy of alcohol abstention prior to coming into the facility.  This of course can lead to behavior that requires the services of Amherst police.

 Click to enlarge/read

The other drawback that's a concern to downtown businesses is the facility attracts individuals to town who do not have a job or meaningful ways to occupy their time during the day.   Town center becomes a magnet for some of them to hang out ... panhandling, or a roughhousing in such a way as to make potential customers uncomfortable.

Of course the alternative is potential death due to the elements, so the inconvenience of occasional bad behavior is offset by the greater good:  keeping people safe.

 Comparison with Interfaith Cot Shelter in Northampton, a "dry" shelter i.e. no under the influence of alcohol admissions allowed 

John Hornik pointed out that Craig's Doors is safe for a few more years at its current location, but needs a permanent home.

Funding is also not guaranteed as the lion's share comes from the state as "earmarked funds," which means they have to be renewed annually and as such are subject to the vagaries of the state legislature.

Although having state senator Stan Rosenberg about to assume his powerful leadership roll should be comforting.

Gimme Shelter

 AHSC co-Chair Nancy Gregg (front row ctr) Greg Stutsman (right) Denise LeDuc (left)

The Amherst Housing & Sheltering Committee heard plenty of news this morning, mostly bad.

Amherst Housing Authority Executive Director Denise LeDuc described the Section 8 program she oversees as a "no win situation" due to a cut in Housing and Urban Development funds as a result of "sequestration."

A double barrel hit for affordable housing in Amherst as the number of vouchers are likely to be cut 11%, from 413 down to 368 ... meaning 45 families are out of luck.

Additionally the AHA will discuss at their next meeting reducing the amount of value each voucher represents.  Currently, because of the high cost of housing in Amherst, the vouchers are valued at a "fair market rate" of 120% (compared to Springfield) but will be reduced to 105%.

Rising  rent costs at both Rolling Green Apartments and Echo Village Apartments located next door also came up for discussion, led by assistant Town Manager Dave Ziomek standing in for Town Manager John Musante.

The town commissioned the Massachusetts Housing Partnership to do an extensive inventory and structural analysis of Echo Village as due diligence for possible purchase.  Although Ziomek was quick to point out the "Town is not in business of buying housing to keep it affordable.  We are trying to act as catalyst to make it happen."

The report cost $9,000 but MHP absorbed half and the town paid the other half using Community Preservation Funds.  Town Manager Musante has also commissioned MHP to do the same type of analysis for Rolling Green Apartments, a more expensive project as Rolling Green (204 units) is far larger than Echo Village (24 units).

Rolling Green is higher on the priority list because the 204 units are all counted towards the town Subsidized Housing Inventory (currently at 10.8%) and the loss of those units will drop us well below the magic 10% threshold (8.5%), allowing a developer to run roughshod over local zoning as long as their mega-project includes 25% affordable units.

The recent "Housing Production Plan" was accepted by the state last month so it buys the town a one year reprieve from a hostile Ch40B development, but the housing market needs to see 48 units of affordable housing added per year.

Olympia Oaks on East Pleasant Street is breaking ground any day now and will provide 42 units of affordable housing but the project has been in the works for many years, way prior to the Housing Production Plan,  so the state could rule it does not count towards the 48 units.

According to Ziomek "the town is reaching out to Department of Housing and Community Development" to  clarify the Olympia Oaks situation and to ascertain when the one year clock actually started ticking toward the end goal of 48 units. 

In other bad news staff liaison Nate Malloy informed the committee that the Planning Board's "inclusionary zoning" article -- a tightening up of the currents regulations -- will not be ready for the fall town meeting.

The zoning bylaw would force developers (with projects greater than 10 units) in projects that are allowed "by right" to have a certain percentage be affordable, or a fine would be paid into an "affordable housing trust fund."

If for instance a developer builds 200 market rate units the minimum state standard requiring the town to stay above 10% threshold for affordability means that developer is creating a deficit of 20 units in the SHI index.

Inclusionary zoning would require them to cover the deficit either by including that minimum number of affordable units in the actual construction project or paying into a fund the purchase price of a three bedroom home.

At the August 21 Planning Board meeting "The Retreat," a 191 cottage style student housing  project in northeast Amherst was used as an example, with a projection of up to 40 units of affordable housing being created if the new bylaw was in effect.  

But since that will take a two-thirds vote of Amherst Town Meeting to pass, a B-I-G "if" indeed.

Assistant Town Manager Dave Ziomek (left) Select Board member Alisa Brewer (right)

Meanwhile, UMass Prof gets $3.2 million federal grant to prevent pregnant Hispanic women from, umm, getting fat.

A Search For Affordable Housing Solutions

 Housing & Sheltering Comm Co-Chairs: Greg Stutsman left, Nancy Gregg to his left

On Wednesday morning the Housing & Sheltering Committee voted unanimously NOT to recommend to the Amherst Select Board they support passage of House Bill No. 2225 "An act relative to the definition of low and moderate income housing."

The bill if passed would essentially water down the requirements imposed on cites and towns to maintain a 10% ratio of "affordable" housing stock by allowing mobile homes to be counted as affordable.

Co-Chair Greg Stutsman told the committee he "couldn't recommend trying to create a loophole."

After hearing public comment from knowledgeable observer Walter Wolnik the committee agreed to take up discussion at their next meeting of spearheading a campaign to modify the Pacheco Rule, which currently restricts UMass from working with private developers to build student housing.

In a recent column in the Amherst Bulletin UMass Chancellor Subbaswamy cited  UMass  as "the third-largest residential campus in the nation," and went on to declare "the university is committed to exploring the feasibility of a legislative remedy that would allow us to pursue public-private partnerships to address our housing needs."

Due to the overwhelming influence of higher education, college students make up over half the town's population.  And this demographic is inadequately served, as any large off campus housing proposal over the past 30 years must survive a gauntlet of well armed NIMBY opposition, which few have managed to do.

As a result single family homes dispersed throughout Amherst neighborhoods are snapped up by investors who subdivide the units into student rooming houses that sometimes mimic the antics of "Animal House".

Rolling Away

 

Rolling Green Apartments, 204 units

The Amherst Select Board seems to have simply thrown up their hands and quit the fight to maintain our 10% minimum threshold for Subsidized Housing Inventory, a vaccine against a Chapter 40B mega-housing development being shoved down our throats.

Currently with 1,035 affordable units out of a total of 9,621, the town stands at 10.8%.  Rolling Green's 204 units represent 20% of our total stock of affordable housing, so once lost the Town's overall SHI drops to 8.5%.

Town officials have known for a half-dozen years that Rolling Green Apartments would be eligible to go to market rate because their federally subsidized loans were closing out.

The 50 year old complex is currently valued at $9,119,200 so an eminent domain taking is unlikely.  Town Meeting showed little stomach for eminent domain action last spring, rejecting the idea of taking Echo Village Apartments or the "development rights" of the property in northeast Amherst now slated to become "The Retreat" student housing development.

Almost three years ago Town Meeting appropriated $25,000 for a study pretty much specifically targeting the Rolling Green situation.  With the deadline now a mere three weeks away, it would appear Rolling Green is a lost cause.

Not overly "affordable"

And clearly Select Board Chair Stephanie O'Keeffe is not happy about the pace or focus of the process thus far.




You also have to wonder how uncomfortable this makes about-to-be-displaced tenants at Echo Village feel? Their situation came on suddenly, as Jamie Cherewatti only bought the property in January and then immediately jacked up the rents.

Plus, unlike Rolling Green,  the 24 Echo Village units do not count towards our affordability index, so town officials have a little less to lose with their instant transition to market rate.  And in Amherst, "market rate" is EXPENSIVE.

The Feds lump Amherst in with Springfield when setting maximum allowances for Section 8 housing vouchers.  But since Amherst rental units are so expensive (median rent of $1,108 in 2010) those vouchers go elsewhere.  Currently only half the 400 vouchers administered by Amherst Housing Authority are used by clients living in Amherst. 

Fortunately the town recently commissioned a "Housing Production Plan" to shed light on this chronic housing problem, so the state allows a one year reprieve from an unfriendly Ch40B development.

Maybe now town officials will get serious.

Rising Star Committee

 

Housing & Sheltering Committee (and liaisons) this morning

This being Amherst, naturally I have to fall back on a Native American sounding designation title award for a relatively new committee with a very PC sounding official name:  The Housing and Sheltering Committee.

The committee was born out of a merger between the Housing Partnership/Fair Housing Committee and The Committee on Homelessness, but only after the Select Board dissolved the two former committees.  So I guess you could describe them as a Phoenix who arose from the ashes.

For a committee that only first met on May 30, 2012 they have made great strides towards becoming a political powerhouse.  At this morning's meeting Select Board liaison Alisa Brewer stated in her usual succinct manner:  "Planning Board members and Planning staff irritate some people.  You come from a purer place ... your opinion matters."

And Planning Board liaison Connie Kruger (also former Amherst Senior Planner for 16 years) told the board it would be "political suicide not to include this committee in on zoning issues."

As a further example of the consolidation of political capital, HSC co-chair Greg Stutsman was recently appointed to the always influential Planning Board.  If not for the fact both these boards are volunteer activities the state would probably disallow that as double dipping or a conflict of interest.

The HSC can take credit for one of the more influential consultant reports issued in the past 30 or 40 years, the "Housing Production Plan."

This report graphically illustrates the problems created when supply and demand are out of whack.  And of course the largest creator of supply is the University of Massachusetts at Amherst, a town where 59% of the population are now "college aged youths."

The committee is considering ways of increasing housing supply through zoning changes, as well as possibly forming a land or housing trust to develop projects on their own.  And with the highly regarded reputation they have established in just over a year, it could happen.

Amherst is now teetering on the brink of falling below the 10% affordable housing threshold thus opening the town up to a Chapter 40B mega housing project.   Zoning changes to help increase the supply of affordable housing requires a difficult to attain two-thirds vote of Town Meeting.

The Housing & Sheltering Committee will certainly help lead the charge.  And they stand an infinitely better chance than did "The Light Brigade."