Housing Task Force

Housing Task Force Meeting Minutes #18 Thursday, September 26, 2024 7pm Village of Port Chester Conference Room Attendees: Chester Edwards, Monica Fonseca, Aldo Vitagliano, Andrew Weiss, Ursula Winchell. Absent: Margaret Adamson, Arley Arno, Lisa Cordasco, Jane Lippman, Kathy Pandekakes, Catrina Shivers, Luis Yumbla. Summary The meeting opened at 7:05pm. The approval of the September 12, 2024 meeting minutes was tabled until the next meeting. Various aspects of affordable housing development, including potential Code amendments, consulting needs, and funding challenges were discussed. The feasibility of a Home Rule initiative and considered alternative approaches to increase affordable housing options were explored. The meeting also covered technical aspects of affordable housing, such as rent calculation and developer challenges, as well as the need for further education and expertise on the subject. It was mentioned that Rye Town Justice Tony Provenzano is now the Director of the Housing Authority. It was acknowledged that the Task Force has been listening to a lot of information, but has not discussed the information regarding how to proceed. The discussion about an MOU from Pace, Land Use, Law Center and Housing Action Council, Inc. was ongoing. Home Rule Initiative and Consultant It was discussed that there would be an upcoming meeting of Task Force Chair, Co- Chair and Secretary with the Village Manager Stuart Rabin, Planning Director Greg Cutler and Trustee Joan Grangenois-Thomas regarding the potential hiring of a consultant. The Task Force is awaiting the MOU from Tiffany Zezula and Rose Noonan regarding the feasibility of a Home Rule initiative. Chester Edwards expressed his desire to understand the specifics of the Village's situation, while Monica Fonseca emphasized the importance of pivoting if the home rule initiative proves unfeasible. The conversation ended with an understanding that the Task Force will need to gather more information before making any decisions. Affordable Housing Funding and Regulation It was clarified that while the Village can't directly fund the projects, they can be privately funded. It was further discussed whether the affordable housing should primarily benefit the local community or be open to the wider region. It was suggested amending the code to increase the percentage of affordable housing from 10% to 20%, but that this might deter developers. It was also proposed to change the ratios on affordable housing to benefit the local community more. However, the need for a numbers person to assess the feasibility of these proposals was emphasized. Affordable Housing Consultant Needs Discussion was held regarding the need for a consultant to help with the development of affordable housing in Port Chester. It was agreed that the consultant should be guided by their specific needs and not be given a blank slate. It was suggested that there might be other ways to bring affordable housing to Port Chester, such as accessory dwelling units or programs for existing landlords to increase housing capabilities. The need for mixed use units was also expressed. However, uncertainty about the community's readiness for such measures was expressed. It was decided to wait for the MOU before making any decisions. Exploring Affordable Housing and Home Rule Options The need for affordable housing in the village, as per a 2019 report commissioned by the board was discussed. Amending the existing code to allow for greater affordability was discussed as an alternative if the preferred option wasn't available. It was suggested that the Task Force should present both options to the Board of Trustees, as we should not restrict ourselves to what the Board thinks. The potential involvement of HUD and the need for a comprehensive report was also discussed. It was agreed that the Task Force can propose what to write into the Code, but to pass HUD scrutiny it must be fair and non-discriminatory. Concern was expressed about being hyper- focused on Home Rule and the Task Force should explore other options like ADUs and SSI. Affordable Housing Challenges and Redevelopment Strategies The challenges of creating affordable housing due to limited land availability was discussed. The redevelopment of existing communities like Oak Street, Grove Street, and Locust Avenue, or building up existing tall buildings were proposed. The idea of nonprofits purchasing co-ops and converting them into affordable units was explored, but concerns about the financial feasibility were raised. The current market situation and the potential impact of converting existing housing were discussed. It was suggested to focus narrowly on affordable housing and reaching out to developers like those responsible for the Magellan and Rose Associates for insights. The need for guidance from someone experienced in running affordable housing projects was also mentioned. Affordable Housing Calculation and Lottery System The concept of affordable housing and the calculation of rent based on income were discussed. An initial misunderstanding that the rent would be set at 60% of the Area Median Income (AMI) and that the rent would be the same regardless of the number of people in the household was discussed. It was clarified that the rent is indeed based on 60% of the AMI, but it also depends on the number of people in the household and their income. It was explained that the rent is not fixed and can vary based on the household size. The lottery system for affordable housing units, was discussed. The lottery system is based on the number of people in a household, and the rent cannot exceed 30% of their combined income. Affordable Housing Challenges and Solutions The challenges of developers building affordable housing units was discussed. It was agreed that the Task Force needs to know the mechanics of how affordable housing works from a developer’s perspective. It was suggested that Rose Noonan, who is director of the Action Housing Action Council, could provide valuable insights. Also discussed was the possibility of an upcoming moratorium on accessory dwelling units and the potential for more affordable housing through such units. It was mentioned that New York State funding may be available for qualifying affordable housing projects. It was decided to reach out to Shelley Mayer’s or Steve Otis's office for further information on the topic. Finding a Speaker to Understand the Developer’s Financial Aspect Finding a speaker to explain the financial aspects of the project for developers and renters was discussed. It was decided to reach out to Tiffany Zezula, Rose Noonan, Tim Foley of the BRI, and Westchester County Planning Director Blanca Lopez for recommendations on potential speakers. Next steps Monica to reach out to Tiffany and Rose for recommendations on a speaker who can explain the financial aspects of affordable housing from both developer and renter perspectives. Aldo to contact Tim Foley for potential speaker recommendations on affordable housing financials. Monica to email Blanca at Westchester Residential Opportunities for information on affordable housing calculations. Chester to email the task force reminding them of the next meeting on October 10th. Task force to prepare for meeting with Sue Raven and village officials on October 4th to discuss consulting assistance. Meeting closed at 8:05pm. Next meeting is Thursday, October 10, 2024 7pm at the Village Hall Conference Room 222 Grace Church St Port Chester NY.