Figures Don't Lie

RKG VP Kyle Talente appears before Planning Board Housing & Shelter Committees

As has become the routine with any public meeting remotely concerning housing, the joint meeting of the Planning Board and Housing & Sheltering Committee last week to hear yet another housing study report became an opportunity for citizens to poke and prod in general and -- in particular -- air complaints about the town's biggest bogeyman, student housing.

Originally the $30,000 study, an outgrowth of the now dead Gateway Project (killed by the very same NIMBYs) , was to ascertain the market for non student housing. But as President Kennedy once observed, "A rising tide lifts all boats."  And in Amherst, the student housing market is a tsunami.

The usual suspects

According to the consultant, "There's a mismatch between supply and demand.  Students price out folks.  Until that need is met it will continue to happen."  Because student rentals in converted single family homes are oftentimes marketed by the bedroom the combined "buying power" of a typical student household matches that of a family with a household income of $100,000.

Houses coming on the market at a price point of $250,000 are prime meat for ravenous investors who can outbid middle class families.  When those houses are all gobbled up and the demand still exists the next price point will be $275,000, then $300,000 and so on. 

Between 2000 and 2010 only about 325 new units were added to the housing stock, or about 35 units per year.  In that same time frame average rents have risen a whopping 57% -- or twice the rate of inflation. Amherst's official population grew from 34,874 to 37,819 during that time frame.

In a recent Amherst Bulletin column UMass Chancellor Subbaswamy confirms UMass has added 1,000 undergrads since 2009 and will add another 2,000 before the end of the decade.

Umass houses 60% of their total students on campus and plans to maintain that ratio in the future;  so that means 400 of the most recently added 1,000 students found housing off campus, and over the rest of the decade 800 more will be looking for shelter. 

The mistake in the draft report pounced on by John Fox in particular concerns the impact of the spiffy new Commonwealth College facility at UMass, which has about 3,000 students.  But the report seems to treat those students as new additional students increasing the overall population of UMass, when in fact they are already here and have already been counted.

In September the 1,500 bed dorms for Commonwealth College students came online.  Some in the audience insist that was enough to satisfy student housing demands, even though it shelters only 50% of the targeted clientele. 

The snippet of the report that seems to have drawn the most fire

Obviously Umass is using the Commonwealth Honors College as a marketing tool to ensure those 2,000 EXTRA students come before the end of the decade, and that they are high achievers unlikely to participate in rowdy weekend parties. 

Neighbors also pointed out the report does not discuss current student oriented projects under way:  Olympia Place (236 beds) and Kendrick Place (102 beds) have both been approved by the Planning Board, but neither has broken ground. 

Interestingly they didn't throw in The Retreat which is projected to provide 641 student beds because they probably do not wish to jinx their concerted effort to kill that project.

RKG Associates provided all sorts of remedies we can take or leave to stimulate housing production.  But to deny that Amherst even has a housing problem is like denying men have walked on the moon. 

The first step is to admit there's a problem.  "Houston we've had a problem." 

And that problem is us.

Amherst will become a Jekyll and Hyde:  Student slums and high end "upper crust" neighborhoods

Vince O'Connor: Keep politics out of this report (Amherst needs affordable housing NOT student housing)

AFD & Town Reach Agreement (Tentatively)

 

AFD @ Orchard Valley fire last month

Town Manger John Musante told the Amherst Select Board he has come to terms with the Amherst Fire Department on a new three year contract.   The good news for all concerned is that for the first time in over 20 years, minimum staffing level would move up a notch ... to eight on duty.

But only when our three institutes of higher education are in session. Still, an improvement.

In  the early 1970s the department had a minimum staffing level of seven.  In 1976 it dropped to six and would not return to seven until 1992, where it has remained ever since.  Last year the department handled 5,490 emergency calls.

Musante was short on details since nothing has been signed, but he did indicate the union would be receiving a raise (probably 2%) and that a town approved drug and alcohol policy would be enforced.  Local 1764 will vote on the contract sometime before the New Year. 

A Little Guidance

 Alisa Brewer (right) gives SB update report on Regional School District Planning Board

It's not often you see one bureaucracy asking another much bigger bureaucracy in writing to provide mid-course feedback about whether they are on the correct heading.  Almost a private sector kind of thing, to avoid wasting everyones' valuable time.

But it does kind of indicate how this proposed "hybrid" school region is a last minute development.  The main difference in creating a new region (the old idea) vs simply modifying the current regional agreement (the new idea) is that Amherst -- 88% of the region -- will vote on this at an annual Town Meeting rather than a direct ballot vote of the people.

Leverett, Pelham and Shutesbury -- since they do not have a representative Town Meeting -- would vote either concept via their open Town Meetings. 

But in Amherst it makes a BIG difference.  Which is all fine, if you trust Amherst Town Meeting. 

How The Grinch Stole A Christmas Tree

 Amherst Boy Scouts Kendrick Park Christmas Tree oasis

Another less heartwarming Amherst tradition coinciding with the Boy Scout Christmas Tree Sale in Kendrick Park -- also dating back 50 years -- is the tradition of nitwit college aged youth trying to steal one of their Christmas trees.  And getting caught.

The Judge usually fines them $100 each with the fine money going to the Boy Scouts; so in this case, $400 for the attempted theft of one $40/tree.

One Tin Soldier Rides Away

Tom Laughlin, aka Billy Jack

Billy Jack arose with feet flying at a time when America needed him most.  We were mired in the Vietnam war -- piped into living rooms nightly around dinner time with unappetizing "body counts," while newspapers were filled with stories of unrest on our college campuses -- then, along came a hero.

A kick ass one at that.

Tom Laughlin was an anti-establishment renegade both on screen and off.  He wrote, directed, produced and starred in Billy Jack, the story of an ex-Green Beret, half-Native American, a Vietnam vet who took on powerful monied interests to protect the innocent.

The film was made in 1969 when the anti-war movement had grown to an overpowering force, only a year after the assassinations of Bobby Kennedy and Martin Luther King.

Consequently it took another two years before the film made it to theaters as Laughlin won a suit against Warner Bros. who became nervous with its anti-establishment theme and wanted to shelve the movie.   So Laughlin distributed the film himself.  

The movie about a loner doing the right thing ends up being distributed by a loner.

In addition to championing the underdog and demonstrating the true power of resolve, Billy Jack also stimulated an interest in martial arts schools, helping waves of kids increase confidence and discipline in pursuit of those masterful kicks.

The film also set the stage only a few years later for the greatest martial arts movie star of all time to enter the scene, Bruce Lee.

Over the years rumors would be pop up about a new Billy Jack sequel but nothing ever seemed to come of it.   Nor will it, ever.  On December 12, at age 82, Tom Laughlin passed away. 

So stand and raise a right fist, to remember the man who refused to compromise.

Government Shutdown?

Amherst Town Hall inaccessible at the moment

Just after 6:00 PM last night, as our first real winter storm was starting to pick up steam, an emergency call came in reporting a contained "stove fire" at 711 Main Street about a mile downhill from town center.  

The first unit on the scene reported heavy smoke and -- even more alarming -- that the fire was not contained within the stove.  A "box alarm" was struck, automatically toning off duty personnel and call firefighters.

Two engines and an ambulance responded,  and the fire was quickly knocked down without injury.

 711 Main Street.  Large wood structure

 Total time on scene, just over an hour. 

I asked Assistant Chief Stromgren how unusual it is for a stove fire to break out of containment, wondering if the fire literally burns through the metal or does it just become so hot it transfers the heat to adjacent combustible materials?

He replied:

"It is a little unusual but does happen, as in this case.  The fire actually finds its way up and out thru the vent for the oven.  This fire was fueled by plastic Tupperware type products that had been stored in the lower half so it had a lot of fuel and burned hot enough to actually melt the metal vent louvers on the front of the oven."

As usual the incident was handled in a coordinated manner by public servants doing their job while the rest of us sheltered in place.

Dispatchers notify both APD and AFD and whoever is first on scene reports back initial impressions.  

In this case that initial assessment instantly escalated the response via a box alarm.  APD then shuts down Main Street above and below the house so firefighters can run a line to the nearest hydrant.  The chaplain also responds to help comfort the victims.

And the DPW had been out since early afternoon making sure the streets were passable for all us citizens but even more important -- emergency vehicles.

Because fire needs very little time to become a killer beast.

Learning From History

 332 West Street tobacco barn circa 1916 (now under a one year demolition delay)

Amherst recently received  $10,000 in matching funds out of the Survey and Planning Grant Program overseen by the Massachusetts Historical Commission to hire a consultant to map out historic outbuildings (carriage houses, barns, sheds, etc) in the downtown and village centers.

 

35 Triangle Street, Carriage House built for Leonard Hills 

Conversion of single family homes to student rentals could threaten many of these structures sprinkled throughout the town.

According to Community Development Planner Nate Malloy:

"The inventory is not regulatory in nature. If a structure is identified, surveyed, and inventoried, it is not required to be preserved, nor does its presence on the inventory prevent it from being altered or demolished. This is an exercise in documenting what outbuildings are in the community. The intent is to use this inventory to raise awareness of outbuildings and their importance to the cultural heritage and physical character of the community."

 98 Spring Street

The money matches $10,000 Amherst Town Meeting already approved from Community Preservation Act funds, bringing the total budget to $20,000.  Target goal is 100 structures, and Mr. Malloy is confident the consultant will have no trouble finding that many to inventory.

Owners are encouraged to provide the Town and consultant with any background information about their property and the structure identified under this program.

Lessey Street carriage house

 

Hawthorne Farm shed