News Analysis: Workforce and affordable housing

News Analysis: Workforce and affordable housing
A billboard along Route 22 in Amenia is a part of a wider effort by the Tri-Town Coalition to increase awareness about the lack of affordable housing in northern Dutchess County. 
Photo by John Coston

AMENIA — If one has attended Amenia Town Hall meetings over the past few years, you would have heard much about affordable housing, Silo Ridge, Workforce Housing and more that might seem complicated.

What most do understand is that Amenia, like many other communities in the region and across the country, needs affordable housing. Throughout the surrounding communities of Millerton, Millbrook, Pine Plains and others, the people who work in those towns often can’t afford to live there.

Silo Ridge was recently built, but its accommodations fall into the luxury category, so its builders are expected to also build workforce housing. They can opt out, under current local law, and pay a fee instead. Many local residents oppose this provision. Amenia has a Town Board, a Planning Board and a Zoning Board, and discussions about this problem are ongoing at all of these boards.

Workforce housing is described as being built for families that are between real affordable housing and luxury housing. Many families have two members working full-time jobs, but still can’t afford to buy a house at the current market rates. It’s for families that earn 80-120% of median income, but the actual amount depends on where you live and the market you fit in.

Often people mistake workforce housing and affordable housing, but there is a difference. Affordable housing means any housing that can be afforded by a family that is at 60% of median income or below.

Workforce housing is 61% or a higher amount, for families that are not dependent on the government, or a subsidized program such as Section 8 which can relate to both affordable housing and workforce housing.

What this has to do with Amenia and Silo Ridge is that Silo Ridge has the ability, through current local law, to opt out of building workforce housing by paying a fee. In lieu of building that housing. Resolution 53 of 2021 title reads “..accepting payment in lieu of providing Workforce Housing from Silo Ridge Ventures, LLC. pursuant to the Town of Amenia Workforce Housing Law.” It further states that according to law, any development of 10 or more dwelling units must have at least 10% of the units classified as workforce housing units. Resolution 36 of 2021 created a Town Workforce Housing Trust Fund to hold the funds received either for payments or donations.

Silo Ridge had, at that time, 345 approved units requiring a total of 25 units to be classified as workforce housing units. The town acknowledged receiving payment of $61,000, which was 10% of the calculated $611,000 total agreement amount that was to be paid immediately, as 62 Certificates of Occupancy had been issued.

What Charlie Miller of  the Housing Committee would like to see is the use of density bonuses, and not an option to pay a fee in lieu of building.

Affordable housing has become a problem, and since COVID, many city dwellers have opted to move to more rural locations. But some rural zoning laws and height restrictions can work against many feasible options. So, too, laws that require a certain amount of acreage per dwelling. Add to that the high cost of buying a home; the influx of city buyers helped to elevate pricing, both in buying and in renting. Many people who work in this area just can’t afford to live here.

On Sept. 17 Millerton held a meeting with Community Planning and Environmental Associates (CPEA) and residents from Pine Plains, Amenia and Stanford to discuss the problem of affordable housing.

There has to be a new look at how affordable housing can be made to happen. Workforce housing is one answer. Another answer might be the local communities reviewing their comprehensive plans, and possibly making changes to current local zoning laws to allow for greater housing density.

Amenia is just one community that is trying to come to grips with the problem, but there is much work to be done. As Amenia works on a solution, surrounding communities will be watching, and hopefully solutions will be forthcoming before we lose our workforce to communities that can actually house them.

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