Having done a Project in Barre recently the State may want to see how it should be done!

 

Permitting in Vermont, both costs and timing, are similar to New Hampshire and other New England States. The real issue in Vermont is the appeal process and the attitude of municipal and State employees. Quite often their personal agenda come through in the process.

 

What we needed is a new approach to land planning statewide that helps communities to plan for their future based on what each community wants/needs which gives landowners and developers a clear indication what the community wants and how to get there.

 

I work throughout the State and in general the communities want good development.

 

However, I also find most land use regulations are to say the least screwed up and do not foster good development.

 

One of my major concerns is that I see Project being built to withstand an appeal at the expense of a better Projects.

 

It’s time to dig a little deeper and fix this.

 

 

 

 

 

 

 

 

To all,

 

I read the bill.  My comments are that workforce housing is an important issue, and if the Legislature thinks that two pilot projects will help solve the problem,  then perhaps this is a start.

 

However, I think we need to think about what will be the likely result: two subsidized projects that provides some workforce housing.  In other words, many of the underlying issues that drive the cost of developing housing are not likely to be addressed, except perhaps for the two pilot projects:

 

·         Unwillingness or inability to build units with some economies of scale.  Large projects are deemed to be either undesirable or the infrastructure or parcels don’t exist in areas where the housing is needed.

·         Notwithstanding the relaxation of permitting, it remains costly and onerous.

·         Given the time and resources to get started on these projects, competition is deterred, especially if community input limits the areas to be developed.

·         Lack of predictability in the development of housing despite the need.  For private, for profit housing developers, it’s risk versus reward, and if it takes years from planning to occupancy, risk is enhanced and reward diminished.  This assumes, of course, that as a matter of public policy, Vermont wants to have private entities developing housing rather than relying regional, affordable housing developers doing it all.

 

The underlying premise of the bill is that housing projects that are built to meet the needs of the market must have set asides to create units that are affordable based on determinations of median income.    This, as any developer will confirm, is known as “cost shifting,” which is how the State here and elsewhere are trying to create uniform coverage for health care, not really a good model in my view.  

 

The population that we are clamoring to have: young professionals, usually single or couples who earn above the median income do not qualify for set aside units or don’t want to spend $1,000 to $1,300 for one BR unit, or $1,300 to $1,700 for 2 BR unit, which is what the market demands for energy efficient, new or renovated units.   The cost shifting approach, without a significant subsidy, will not solve this problem.  No doubt, there will be plenty of proposals from many communities for the pilot projects since the State is pledging the resources that make success more likely.   It’s also safe to say that there will never have enough taxpayer dollars to solve the problem throughout the State.  I would hope that when proposals are evaluated that some consideration will be given to 1) the market rents, and 2) the minimum net subsidy that is required for the project to be feasible. 

 

If H702 has any traction, and it passes this year or next, maybe we will know the results 3 or 4 years from now, which in itself is indicative how serious we really are about creating reasonably priced housing.

 

Joel Schwartz

Barre Area Development, Inc.

P.O. Box 265

14 N. Main Street, Suite 2004

Barre, VT 05641

 

Phone (802) 476-0660

 

 

 

 

 

As a point of origin, the Addison County Economic Development Corp (Fred Baser’s district) has been exploring the cost of housing versus affordability specifically related to work force affordability for some time now.  We see it as a major hurdle in attracting and keeping a strong work force in VT – whether it be single family homeownership or rental units.  We proposed this concept after conversation with RE developers and others and asked Fred to sponsor it for us.

 

We hope that the RE developers see value in this bill and that you will support the concept.  Yes, Fred is a good resource if you have questions, as is former legislator Paul Ralston.  ACEDC board president and Country Home Products CFO, Christopher Knapp, also hopes to testify tomorrow, in favor of the bill.

 

-Sarah Cowan, board member, ACEDC

 

 

Sarah A. P. Cowan
Senior Vice President
National Bank of Middlebury
P. O. Box 189
Middlebury VT  05753
Direct Phone: (802) 388-0888
Fax:  (802) 388-6077
Email: scowan@nbmvt.com

 

 

From: vtdevelopment-manager@simplelists.com [mailto:vtdevelopment-manager@simplelists.com] On Behalf Of Blair Enman
Sent: Wednesday, February 24, 2016 11:25 AM
To: vtdevelopment@simplelists.com
Subject: RE: [VT Dev] H702 -- Workforce housing bill

 

Katie:

 

Thanks, I’ll try to find time to review the bill, so many others in the way.

 

Blair J. Enman, PE, Founding Partner

 

Seeking Cost Effective Solutions since 1982

www.EnmanEngineering.com

 

61 Prospect Street

Rutland, VT 05701

(802) 775-3437

 

From: vtdevelopment-manager@simplelists.com [mailto:vtdevelopment-manager@simplelists.com] On Behalf Of Katie Taylor
Sent: Wednesday, February 24, 2016 11:20 AM
To: vtdevelopment@simplelists.com
Subject: Re: [VT Dev] H702 -- Workforce housing bill

 

Blair,

 

We will be testifying in favor of the concept. As always, the details are important. The bill is quite short, and I would recommend taking a look at it. 

 

Funding would be appropriated from the state for infrastructure improvements, and the exact location of the projects is not stated. Those interested would have to apply, and one must happen in a community of less than 10k and one in a community of more than 10k.

 

Katie 

Sent from my iPhone

On Feb 24, 2016, at 10:45 AM, Blair Enman <benman@enmanengineering.com> wrote:

Katie:

 

Are you testifying in favor or opposed? What is the gist of the testimony? Who is funding these endeavors? What is the expected expense? Will this require more staffing at the state?

 

Are these located in Chittenden County, or are they to be located in the rest of Vermont?

 

Thanks,

 

Blair J. Enman, PE, Founding Partner

 

Seeking Cost Effective Solutions since 1982

www.EnmanEngineering.com

 

61 Prospect Street

Rutland, VT 05701

(802) 775-3437

 

From: vtdevelopment-manager@simplelists.com [mailto:vtdevelopment-manager@simplelists.com] On Behalf Of Katie Taylor
Sent: Wednesday, February 24, 2016 10:34 AM
To: vtdevelopment@simplelists.com
Subject: Re: [VT Dev] H702 -- Workforce housing bill

 

All,

 

I will be testifying on this bill tomorrow afternoon on behalf of the Lake Champlain Chamber and GBIC - if there are issues you would like raised, please let me know.

 

Thank you,

Katie 

On Feb 24, 2016, at 10:25 AM, Stephanie Hainley <shainley@whiteandburke.com> wrote:

All,

The House Housing & Military Affairs Committee will be taking testimony tomorrow (Thurs) on H702 -- a bill promoting workforce housing.

"The bill would authorize planning grants, infrastructure funding, and regulatory benefits to support two workforce housing pilot projects to be sited in neighborhood development areas."

http://legislature.vermont.gov/assets/Documents/2016/Docs/BILLS/H-0702/H-0702%20As%20Introduced.pdf

If you're interested in testifying, Fred Baser is the sponsor and would have more information.

Stephanie

--

 

<mime-attachment.gif>

White + Burke Real Estate Investment Advisors, Inc.

Founded 1990

Stephanie T. Hainley
Chief Operating Officer & Senior Project Manager
40 College Street, Suite 100
PO Box 1007
Burlington, VT 05402-1007
P: 802-862-1225 x16
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www.whiteandburke.com

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