Local Summit Panelists Consider Solutions to Housing Shortages

Finding affordable housing in Westchester County is a challenge for many, but is particularly challenging for the working poor, an issue that was explored at the Local Summit’s May 14 breakfast meeting that was held to determine whether there may be local solutions to the problem.

This question was addressed by panelists Norma Drummond (Westchester County Commissioner of Planning), Anna Danoy (Town of Mamaroneck Director of Community Services, Senior Programs and Housing), and Greg Cutler (Mamaroneck Village Planner).

According to the panelists, many factors contribute to the difficulty of providing affordable housing in our area. The cost of housing has far outpaced the rise in incomes over the last 30 years. Land and construction costs are high, as well as the costs associated with navigating the approval process. Many private developers are reluctant to build low income housing due to the limited profitability. Also, sunsetting clauses on previously-built affordable units have converted many units to market-rate housing, further diminishing the stock of affordable housing.

Commissioner Drummond told the audience that the median sales price today for a home in Westchester County is $650,000, an unaffordable price for many, particularly the sector of prospective buyers considered the “working poor.” Housing prices and the need for rental assistance have both increased. The Commissioner advised that the County has a current need for 70,000 affordable units and that the County is taking steps to address this need.

“Affordability” is broadly defined as a household paying no more than 30% of its monthly gross income for all housing costs. Ms. Drummond explained that the median income (determined by HUD) in Westchester County is $120,000 and a family of four can qualify for affordable housing if its income does not exceed $96,250, which is 80% of the County AMI (Area Median Income.)

According to Commissioner Drummond, the County’s efforts to address the housing shortage includes the completion of 700 units built in accordance with the County’s settlement with HUD. More are near completion, she said. The County is preparing a new housing needs assessment which will be released shortly. Also, the County has restarted the Urban County Consortium Program to establish housing and development goals for local municipalities and to direct grant money to participating municipalities.

Ms. Drummond reported that the County also has developed model ordinance provisions for adoption by municipalities to standardize and clarify requirements for affordable housing developers and housing applicants. The County is also working on a model ordinance for accessory apartments which could be another tool in the effort to provide affordable housing.

Part of the problem, reported Village Planner Cutler, is that the disparity between income and rents has changed significantly since 1990. He noted that rents have risen 40% faster than incomes since then. About a year ago, in connection with preparing proposed zoning code changes, the Village of Mamaroneck imposed a building moratorium to allow officials an opportunity to study its housing needs. In preparing its study, the Village found that more than half the households in the Village are “rent burdened” and of those more than half are “severely rent burdened” and the production of below-market-rate housing has declined by 96% since 1990.

The Village study examines how the proposed legislation would change the housing stock, impact infrastructure and affect school enrollment. The Village Board currently is holding public meetings concerning the proposal. The proposed code includes provisions to require the inclusion of affordable units in new construction. Although municipalities may encourage or require the inclusion of affordable units in new construction, often the price is still beyond the means and eligibility of the very poor.

Director Danoy, who handles Section 8 housing (vouchers) for the three municipalities, described local efforts to promote affordable housing. Director Danoy said that the average monthly rent for a one-bedroom apartment in Larchmont/Mamaroneck is $1750. She noted that affordable housing has been built in the community, citing the Hommocks Park Apartments and Pinebrook Condos. Other recent market-rate developments that include affordable units are the Grand Street Lofts, the Avalon, and the Mason. But Ms. Danoy stated that the need for affordable housing is so great that there were 10,143 applications for affordable units at the recent opening of the housing voucher program.

This breakfast forum was hosted by the Larchmont/Mamaroneck Local Summit, an informal community council that seeks to make life better for all in the tri-municipal area. Its monthly meetings are held at the Nautilus Diner in Mamaroneck at 7:45 a.m., generally on the third Tuesday of the month. Meetings will resume in September 2019.