Letter To the Editor: No To Rent Control In Ossining

Dear Editor;
Two years ago as part of the discussion on ETPA (rent control) in Ossining I authored a study attempting to compare affordability in Ossining with that of the other communities in Westchester County. The study utilized ACS data (American Community Survey data published by the Census Bureau) to show that Ossining was an affordable community when compared to other towns and villages in Westchester county. It further showed that Ossining compares well in affordability against those communities that have initiated ETPA. Below is my 2018 study.

AFFORDABLE HOUSING IN OSSINING - 2018

In 2016, Lynn Brooks-Avni, the Director of Planning and Development for the village was asked to give the board of trustees an overview of affordable housing in Ossining. Lynn responded that the village was doing quite well compared to other towns and villages in Westchester County. Chapter 62 had been passed in 2006 which mandated affordable housing in all new development. Since that time a number of housing studies have been initiated by the Village. Lynn estimated that the village already had approximately 850 units of affordable housing of which 154 were designated for seniors.

“For a village of fewer than 30,000 people within 3 square miles we’re doing pretty well.”

Since that time, several housing affordability studies have been performed in Ossining. Notably, Kevin Dwarka’s study listed 8 solutions for Ossining of which ETPA should be the last to be considered. More recently, Pattern for Progress pointed out that 56% of renters and 43% of homeowners suffer with housing cost burden of unaffordable or severe pointing to low household income levels and a high property tax rate as principal causes.

But is Ossining affordable and how does it compare to the rest of Westchester?

The Income and Rent Guidelines for Westchester County state that estimated housing costs based on 30% of income at 100% Area Median Income (AMI) should be between $2,050 per month for a 1 person household and $2,927 per month for a 4 person household. At 80% AMI, the monthly rents are between $1,640 for a 1 person household and $32,341 for a 4 person household. At 60% AMI are the rental figures are between $1,250 for a 1 person household and $1,756 for a 4 person household. So how affordable is Ossining?

The American Community Survey composite figures for 2012 – 2016 are shown on the attached sheet for all communities in Westchester County and lists apartment rental price categories. The light green vertical column shows the percent of rents in a community with rents less than $1500 per month. The light red column shows the percent of rents in a community with more than $1500 per month. According to these figures the Village of Ossining has 54.8% of its rentals at less than $1500

per month. This is a change from 56.8% when the study was performed two years ago and presents
itself very favorably when compared to all other villages and most cities in Westchester County.
Those villages and towns that currently have the ETPA program are highlighted in beige. The Village
of Ossining is shown in dark green. Of the 12 villages currently in the ETPA program, Ossining has a
higher percentage of apartment housing with rents under $1500 per month than all but 3!
What conclusions can we draw from this?
1. Ossining has a higher percentage of lower cost, affordable rental housing than most other towns
and villages in Westchester County as shown by its percent of apartment rentals under $1500 per
month..
2. The introduction of ETPA into a community does not provide the community with a greater amount
of affordable housing, but usually with less. Ossining is more affordable than most Westchester
County Communities including 9 of 12 villages with ETPA. Most of the communities with ETPA have
a lower percentage of sub $1500 per month apartments than does Ossining.
3. If ETPA were a solution to affordability, the reverse would be true.

SAY “NO” to ETPA

John Van Steen
Ossining, NY