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Otsego County

A comprehensive study assessing housing needs, exploring opportunities, and developing action plans for Otsego County.

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Otsego County

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  1. Integrated Housing Needs & Opportunities Study Otsego County

  2. Otsego County Integrated Housing Needs & Opportunities Study Ad Hoc Advisory Committee Terry Bliss – County Planning Director Regina Betts – NAACP representative Terry Capuano - United Way Kathie Greenblatt – Catholic Charities Barbara Ann Heegan, Living Communities LLC Joseph Middleton, Karen Halay, Deb Terrell - Bassett Hospital Carolyn Lewis and Zondra Hart - Otsego County Economic Development Tim Hayes - SUNY Oneonta Dan Maskin - Opportunities for Otsego Rob Robinson – The Otsego Chamber Betty A. Schwerd - County Representative-District 10 Robert Taylor – Town of New Lisbon Norm Tiffany – Habitat for Humanities Tony Scalici - Otsego Rural Housing Karen Sullivan - Otsego County Planning Lee Anne White - Otsego County DSS Frances Wright - Office for the Aging Psalm Wyckoff - Otsego County Planning ------------------------------------------------------------------------------ Special Recognition– Focus Group members Tom Armao Maureen Dill Dr. Wendy Mitteager Mark Barstow Bob Harlem Susan O’Handley Doug Beachel Jim Hawver Sarah Patterson Lydia Bell Maureen Hennessy Mary Rab Bruno Bruni Gary Herzig Mike Ranieri Pete Bussmann Tom Horvath Vicki Reissi Brian Clancey Jeff House Tom Shypski Ed Cox Don Huntington Mayor Carol Waller Susan Dalasandro Carolyn Lewis Robert Wood Neighborhood planning is hope… People’s hope

  3. Otsego County Integrated Housing Needs & Opportunities Study “To accomplish great things we must not only act, but also dream; not only plan, but also believe” Anatole France • Task 1 – Initial Scoping Session • Task 2 – Public Participation • Task 3 – Integrated Housing Needs & Opportunities Study • Task 4 – Action Plans • Task 5 - Final Document

  4. Integrated Housing Needs & Opportunities Study Otsego County Components of the Housing Needs Study • Assess housing needs in Otsego County • Understand components of a healthy housing mix • Steps to address local housing market needs • Suggest housing-friendly regulation • Potential tenant & homebuyer demand / options

  5. Why conduct this study? • Significant recent economic changes that affect housing stock • Concentrated economic and workforce growth • Shortage of affordable, quality housing in these areas • Recruitment problems; Service delivery expense; Transportation issues • Week-long family tourism (e.g. baseball camps) and other seasonal occupancy types (e.g. students, second homeowners) • No county-wide, comprehensive and community development plan • Competitive disadvantage in securing state and federal funds • Lack data on specific needs of diversified segments

  6. Wide Income Variation • Local (HH median, ’08 estimates) • Half low/moderate household income; <80% median ($32,332) • One-third higher income; > 120% median ($49,332) • Oneonta Area (with students): $33,831 • Route 7/I-88: $39,121 • Route 28: $40,506 • Route 20: $45,081 • Route 51: $45,717 • Regional (HH median, ’08 estimates) • Otsego County: $40,075 • Schoharie-Chenango-Delaware: $44,686 to $40,665 • New York State: $52,865

  7. Housing Stock • Concentrated Rental • Oneonta area (includes Town) homeowners (54%) • Route 51, Route 7/88, Route 20 corridors (80+%) • Single-Family, Stick-Built Houses • 68% of county market (less in Oneonta) • Mobile homes: 16% Multi-family: 9% Source: 2008 Claritas estimates • Occupied & Owned • 30,158 units • 80% occupied • Owners (74%) Renters (26%)

  8. Housing Vacancy • Seasonal, Recreational, Occasional • 54% (2000 data) of vacant units • Nearly 10% of total units • Not so in Oneonta area • Expected to increase in Census 2010

  9. Migration Trends 2001-2007 • Net loss • Net outmigration of household (87 per year) • Targeted Inflows • Neighbors: 36% in / 32% out • Downstate: 429 households (Suffolk Co: 162) • Targeted Outflows • 698 to outside NYS (net) • 322 to NYS Capital Region (net) • 107 to Central NY (net) Source: IRS county-level filings, 2001-2007

  10. Rental Housing Market • Diverse Renters • Cannot afford Do not want ownership • Rental Occupancy • Oneonta: 46% Route 51 Corridor: 18% • Fair Market Rents (HUD; per month; min. income required) • One-bedroom: $586  $23,440 (30% rule) • Two-bedroom: $689 • Three-bedroom: $916 • Four-bedroom: $952 27% of residents’ have income below this; would spend >30% on rent

  11. Rental Housing Market • Some Unaffordable • No local affordable housing units targeting any households at 50% of median income • Singles Only • Stronger market: non-elderly & one-bedroom • Weakest: elderly & four-bedroom • Oneonta Area • Among Corridors, Oneonta Area showed significant housing need/strongest support • affordable and market rate one- and two bedroom units • non-elderly households

  12. Homeownership Models • Hypothetical Homeownership Program • Private mortgage • Average home purchase price • Subsidy grant program, if necessary • Local illustrations • Household size • Household income • 5.5% interest rate; 30-year loan; 5% down

  13. Illustration: Route 51 Corridor • 3BR for $139,000 (median, April 2009 MLS) • 4-person family, 80% median income ($42,150) • Monthly income $3,513 • 38% of income $1,335 • Less insurance, taxes, utilities $587 • Total available for debt $747 • Total grant required $7,000

  14. Case Study: Route 51 Corridor • Two-income household • Bassett Healthcare Lab Tech & Housekeeper • $55,000 total HH income • Afford: $180,000 house • No more than 30% of HH income on housing • Median Ask in Route 51 Corridor (May 2009) • $110,000 to $257,000 • Depends on bedrooms • Automotive transportation required

  15. Case Study: Route 20 Corridor • One-income household • Otsego County Social Welfare Examiner • $26,000 total HH income • Afford: $70,000 house • No more than 30% of HH income on housing • Median Ask in Route 20 Corridor (May 2009) • $156,500 to $730,000 • Depends on bedrooms • Automotive transportation required

  16. Focus Group: Building • Regulatory Boards • Costly, lengthy process • Board education important • Construction • Density and economies of scale keep costs down • Modular options • More options • Rentals for young, professional • Condos / Townhomes • Downsized for Senior Citizens / Empty nesters

  17. Focus Group: Economic Development • Regulatory Boards • Costly, lengthy process • Board education important • More options • Type • Tenure • Income • Major Institutions Take Lead • E.g. colleges add dormitory supply

  18. Focus Group: Infrastructure • Sewer / Water below capacity, but OLD • Transportation network development could benefit ‘urban’ centers • Shared or Consolidated services • school districts • public works • public safety • E.g. colleges add dormitory supply

  19. Focus Group: Community Services Aging Cohort of Mobile Homes Low/Mod Income can’t compete with students or weekly renters Mixed income development works culturally and economically here Senior and disabled housing needs rising Public transportation could benefit affordable housing outside ‘urban’ centers Local regulations to encourage housing

  20. Implementation Plan Guidance to leaders about vision for the future and guide for achieving it • Goals • Broad ideas related to achieving housing development • Strategies • Express the general methods of achieving stated goals • Action Plans • Detailed actions to accomplish strategies • Information/guidance • Stakeholders Funding sources • Timeframe Expected results • steps required

  21. Otsego County Housing Goals • Provide for a variety of housing • Encourage senior housing development • Mitigate or eliminate barriers to affordable and workforce housing through public education and advocacy • Encourage municipalities to adopt land management tools that create opportunities for affordable and local workforce housing • Expand or improve public infrastructure and transportation access to facilitate more adequate housing

  22. Sample Action Plan GOAL ONE: PROVIDE FOR A VARIETY OF HOUSING IN OTSEGO COUNTY Strategy 1: Identify and improve residential development within city, town and village centers. Action 1.2 Encourage new housing development that fills identified gaps in the housing inventory including in the city, town and village centers such as single family homes, market rate apartments, town homes, condominiums, lofts, and live/work space. Based on information obtained during the planning process, it appears that a variety of housing is needed in Otsego County to meet the needs of local residents.   Priority: High Priority Timeframe: Medium-Term Potential Stakeholders: Otsego County Planning Department, municipalities, private developers Potential Funding Sources: HOME, Affordable Housing Corporation, CDBG, Private Banks

  23. Sample Action Plan Goal Two: Encourage Development of Senior Housing. Strategy 1: : Identify specific subsidized or market rate senior housing developments that will assist the senior population in Otsego County. Action 1.1 Work with local municipalities on their land use regulations to allow various housing development for seniors. There are a variety of zoning techniques that provide for senior housing options: senior housing zoning districts; cluster housing options; elder cottages and accessory apartments. Priority: Medium Priority Timeframe: Short-Term Potential Stakeholders: Otsego County Planning Department, Municipalities Potential Funding Sources: N/A – Staff time Action Goal: Work with 3 communities to effect land use regulation changes within 2 years

  24. Sample Action Plan Goal Three: Mitigate or eliminate barriers to affordable and workforce housing initiatives through a program of public education and support advocacy. Strategy 1: Provide assistance to local municipalities to mitigate and eliminate barriers for housing. Action 1.1 Work with local municipalities to streamline permitting process to develop housing. Based on focus group comments, there is a need for revisions to the “Regulatory Approval” process for developing housing. Ideally, the County should work with local municipalities and develop a uniform review process to the extent possible for all municipalities within the County. Priority: High Priority Timeframe: Short-Term Potential Stakeholders: Otsego County Planning Department, Municipalities Potential Funding Sources: N/A – Staff time Action Goal: Develop a uniform streamlined permitting process within one year and encourage 5 municipalities to adopt the process within 3 years.

  25. Sample Action Plan Goal One: Provide for a variety of housing in Otsego County Strategy 3: In partnership with both county organizations and non-profit housing organizations promote housing rehabilitation and homeownership programs. Action 3.1 Formally establish the Ad Hoc Housing Committee into an Otsego County Housing Action Network During one of the Committee meetings it was suggested that the Ad Hoc Housing Committee formally organize and continue meeting periodically on housing issues facing Otsego County. This group could also ensure coordination with public and non-profit housing organizations to implement housing improvement and assistance programs. Priority: High Priority Timeframe: Short-Term Potential Stakeholders: Otsego County Planning Department, Ad Hoc Housing Committee, municipalities Potential Funding Sources: N/A – Staff time Action Goals: Formally organize the group within one year Meet a minimum of 4 times a year

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