Final Report from the Ad Hoc Committee on Senior Citizen Housing

January 4, 2004; revised January 8; revised January 27; final draft February 24, 2004

Members of the Committee: 

Chairman, Michael Zisser

Richard Altobelli

John Cassone

Joseph DelliCarpini

Reverend Susan Gibson

Josephine Lapadula

Lisa Robb

Richard Slingerland, Village Administrator (ex officio)

Introduction

At the request of the Village of Pelham Mayor, Michael Clain, the Ad Hoc Committee conducted a brief overview of the need for targeted senior citizen housing in the Village of Pelham. Our charge involved several points: (a) ascertain whether or not there is a need for such housing (including a review of recent census data); (b) consider the most effective and viable means for providing such housing; (c) consider potential sites for the construction of this housing; and (d) consider whether the units would be market rate, affordable to low and moderate income households, or some combination of the two. The Committee agreed that it could best serve its role by providing the Mayor and Village Trustees with a general strategy for more rigorously addressing this issue since a full explication would require the serious commitment of Village professional and financial resources. Therefore, the suggestions contained herein, if adopted in some form, would guide subsequent Village actions to implement an effective plan to address the need for targeted senior citizen housing.

Need For Senior Citizen Housing

The need for this type of housing has been a topic of conversation – and an item referenced in previous comprehensive planning studies – for many, many years in Pelham. There are, currently, no housing units in the Village specifically dedicated for the use of senior citizens. The Committee relied on several sources of information to provide a context for its recommendations. First, a study of the 2000 census indicates that approximately 12% of the Village’s population is 65 or older (771 of 6400 individuals), compared with 13.6% in 1990 (871 out of 6395 individuals). This 65 and older population is comprised of 467 “households”.  This population covers the economic spectrum: 36.8% of the households have an income of less than $35,000; 15% have an income less than $15,000; 41% of the households have an income over $60,000. (Note that the decrease in absolute number of people 65 and over corresponds with the anecdotal interpretation that younger families are replacing older “households,” and that the older households are not staying in Pelham for one reason or another).

Second, an “informal” Senior Housing Survey was conducted with the Pelham Senior Citizens organization. There were 72 respondents to a survey given to 105 members. The responses indicated that there was an interest (approximately 38% of respondents) – but certainly no commitment towards – utilizing senior citizen housing if it was affordable.  Any real commitment would depend, of course, on the economic specifics of a project. Third, there is a good deal of anecdotal information about the lack of affordable available living units for people who want to remain in Pelham and “downsize” their living arrangements, but who could not do so given available options. Fourth, there is no provision in the zoning code to allow or encourage what are referred to as “grandparent” units that could partly address this housing issue, i.e. self-contained small living units within existing one or two family homes. Finally, any efforts in the past to create targeted housing of any form, including assisted living units, have not succeeded. Without further research, no definitive answer can be reached regarding actual demand for this housing, but there seems to be sufficient justification for pursuing a modest proposal. Note that the proposal relies on the “marketplace” to determine need.

What Type of Housing Should be Developed

There was agreement that several potential needs should be met with new housing. First, units should be targeted to different income levels, i.e. there is a need for “affordable” market rate units (for moderate and middle-income tenants) as well as affordable subsidized units (for lower income tenants). Second, units should be sized appropriately to allow for studio, one or two bedroom units, with room sizes also adjusted to reduce unnecessary (or unwanted) square footage. Finally, locations should be selected that would enable residents to walk to shops and services and to avoid, whenever possible, the need to use or own private vehicles. There was overwhelming consensus that new housing should be structured so Pelham residents would be given priority consideration for the units to the greatest extent possible within law.

Recommended Strategy (Basic Land Use Points)

(1)   The Village should develop and approve a zoning amendment that would allow for a “senior citizen overlay” to be applied in all the designated business districts (Bus. 1, Bus. 2, Bus. 3 and Res. M). The overlay would specify (but not be limited to) the following: a bonus incentive allowing for more gross square footage and/or more units (i.e. greater density) in a project than would be allowed under current zoning; revisions in room size specifications to allow for more efficient use of space; building design specifications responsive to the physical and social needs of the population; site design specifications responsive to maximizing the use of the land. (Note: There are land use precedents for zoning senior citizen use, but these relate, apparently, more to subdivisions than to higher density use.) 

(2)   The new zone would have a sunset (termination) clause of two years in which potential projects would need to be initiated and approved by the Village. (Note: Projects would not have to be completed in this time period, but developers would have to submit an application under the zoning prior to the expiration of the zoning provisions.)

(3)   The total number of units that could be built in the Village under this zoning amendment would be determined and made available for use on a first come, first served project basis. The recommended maximum allowance in the first phase of this proposal is 50 units, to be developed in one or more actual projects. Additional units could be developed in a later phase of this program.

(4)   The allowable total number of units would be distributed across an agreed upon schedule of Household Income Categories. These categories would be based on the actual income distribution of Pelham’s households led by people 65 and older using an average determined by the 1980, 1990, and 2000 census material. (E.g. If 35% of the households had incomes of $35,000 or less, than 35% of the allowable units would have to be affordable to households earning $35,000 or less.)

Recommended Strategy (Basic Economic Points)

(1)   The Village would consider dedicating the use of publicly owned property for this purpose to be used to underwrite the per-unit cost of affordable housing. Potential sites include: surplus land, fire station parking lot, Village yard, or building over one of the parking structures. (Note: Senior citizen housing could be combined with some other use to maximize the potential value of the land.)

(2)   The Village would initiate discussions with selected private owners and developers to encourage projects within the stated guidelines. Private owners would be encouraged to contribute land to support a project.

(3)   The Village would encourage non-profit organizations to pursue development projects, primarily for affordable units. The expanded use of Section 8 vouchers or the use of Section 202 housing subsidies would also be explored to achieve these goals.

(4)   The Village would encourage the use of tax credits to allow for affordable units.

(5)   The Village will pursue targeted funds available to support special needs housing in New York State.

© 2004 Village of Pelham. All rights reserved