Ulster County Housing Action Plan 2021

Ulster County Housing Action Plan (2/2021) Page 2 Hudson Valley Pattern for Progress

Letter from the County Executive

We release this Housing Action Plan as twelve months of pandemic have starkly revealed just how hard so

many in our community are struggling to make ends meet – especially with ever-increasing housing costs. I

want to thank the members of our Housing Advisory Committee for contributing their service and their

perspectives to helping us understand the challenges facing us and begin undertaking solutions.

This report makes clear that our housing market was in crisis even before the pandemic. It carefully examines

the data and lays out the steps we need to take to address it. It shows how a combination of rising inequality

and a failure to build the housing we need has produced an untenable situation for all but our highest-earning

households.

In these times of unprecedented disruption, we need to do more than thank our essential workers. We need

to make sure that our teachers, our nurses and firefighters, restaurant and grocery workers -- all the people

who have kept us safe, fed, and well -- can continue to live in the communities they serve. Our seniors need

to be able to age in the communities they’ve called home for decades. Our young people need to be able to

stay and raise their own families here.

I’m calling on our whole community – elected officials, business leaders, our healthcare, education and

environmental communities – to come together to reverse this crisis. We need to examine how we decide

what to build and where and get beyond piecemeal, not-in-my-backyard conversations to proactive,

community-driven solutions to building the housing we need.

Ulster County has taken our own first steps by designating the site of the old jail on Golden Hill for housing

and beginning a development process there. Every community in the County needs to do the same. The

County will provide technical and financial support to every community that undertakes this.

Housing is an economic development issue, a community health issue, and a moral issue. I hope you’ll join us

in tackling this crisis and strengthening our community.

Patrick K. Ryan

Ulster County Executive

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Letter from the County Legislature

On behalf of the Ulster County Legislature, we thank Executive Ryan and his team for their leadership and

partnership in producing the first-ever comprehensive study of our county's housing crisis. The Legislature

gives special thanks to the Housing Advisory Committee members for their service, expertise, and

commitment to building an equitable path forward to ensure Ulster residents have access to affordable

housing.

The Ulster County Housing Action Plan details the complex forces that have shaped our housing crisis and

outline proactive policies that county and municipal governments can enact to provide housing solutions that

respond to community need and create a diverse range of housing opportunities for every income level.

We understand that the challenge of affordability—and the cost burdens that keep our families up at night—

are not limited to only the lowest-income households. Nearly one-third of homeowners and more than half

of renters in Ulster County are currently living in unaffordable homes.

Our housing challenges are more urgent now than ever. Record pandemic-related job losses, coupled with a

tight housing market and skyrocketing prices, have gut-punched and financially devastated many in our

communities.

The Legislature stands ready to enact innovative policy, utilize new and existing funding tools to establish

housing funds for Ulster County, and implement a Housing Smart Communities program to facilitate the

development of affordable housing countywide. Together, we can provide strong incentives, guidance, and

support for local communities to meet their housing needs.

David B. Donaldson

Chair, Ulster County Legislature

 
 
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CONTENTS 
EXECUTIVE SUMMARY ................................................................................................................................... 9 
PART 1: OVERVIEW ...................................................................................................................................... 12 
Introduction ................................................................................................................................................ 13 
Demographic and Socioeconomic Highlights and Findings: .......................................................................... 14 
Response to the Challenge....................................................................................................................... 15 
Background and History .............................................................................................................................. 16 
Ulster County Housing Plans and Initiatives ............................................................................................. 16 
Municipal Efforts to Meet Housing Needs ................................................................................................ 18 
County Level Actions ............................................................................................................................... 19 
State Level Actions .................................................................................................................................. 20 
Fair Housing – A Brief Summary ............................................................................................................... 22 
Impediments and Incentives to Affordable Housing ................................................................................. 24 
Community and Economic Benefits of Affordable Housing ....................................................................... 26 
Toward a People-Centered Economy ....................................................................................................... 30 
Methodology ............................................................................................................................................... 32 
PART 2:DEMOGRAPHICS .............................................................................................................................. 34 
Major Findings: Demographics .................................................................................................................... 35 
Population Change .................................................................................................................................. 36 
Ulster County Population Density ............................................................................................................ 37 
Age Distribution....................................................................................................................................... 38 
Race and Ethnicity ................................................................................................................................... 40 
Jobs and Income .......................................................................................................................................... 42 
Major Findings: Jobs and Income ............................................................................................................. 42 
Median Household Income by Municipality, 2018 .................................................................................... 43 
Changes in Income and Spending Power .................................................................................................. 45 
Poverty .................................................................................................................................................... 50 
Housing Stock .............................................................................................................................................. 51 
Major Findings: Housing Stock ................................................................................................................. 51 
Home Sale Trends .................................................................................................................................... 54 
Housing Affordability ................................................................................................................................... 55 
Major Findings: Housing Affordability ...................................................................................................... 55 
Change in Renter Income and Median Rent ............................................................................................. 56 
Out of Reach............................................................................................................................................ 56 

 
 
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Housing Cost Burden ................................................................................................................................... 58 
Ulster County: Housing Cost Burden Details ............................................................................................. 59 
Ulster County: Housing Cost Burden Summary ......................................................................................... 60 
Housing Cost Burden by Race and Ethnicity.............................................................................................. 63 
Severe Housing Problems......................................................................................................................... 63 
ALICE ....................................................................................................................................................... 65 
Homeless Population ............................................................................................................................... 67 
Portrait of Housing Need ............................................................................................................................. 70 
The Impact of COVID ................................................................................................................................... 73 
PART 3: HOUSING ACTION PLAN: RECOMMENDATIONS ............................................................................... 75 
Housing Action Plan: Recommendations .................................................................................................. 76 
RECOMMENDATION 1: Establish an Ulster County Housing Task Force .................................................... 78 
RECOMMENDATION 2: Establish Partnerships and Collaborate with Developers for Scattered Site 
Redevelopment Re-development ............................................................................................................. 80 
RECOMMENDATION 3: Increase the Supply of Supported and Transitional Housing in Ulster County ....... 83 
RECOMMENDATION 4: Housing Smart Communities Initiative ................................................................. 86 
Join the Program and Engage the Community ...................................................................................... 90 
Establish a Community Outreach and Educational Campaign on the Importance of Developing a Range 
of Housing Options .............................................................................................................................. 91 
Create Innovative Housing Solutions .................................................................................................... 91 
Create a Municipal Housing Action Plan ............................................................................................... 92 
Implement Upzoning and Mandatory Affordability .............................................................................. 93 
Adopt an Affordable Housing Overlay District ...................................................................................... 97 
Streamline the Approval Process .......................................................................................................... 98 
Issue Municipal Term Sheets ................................................................................................................ 99 
Issue Request for Concepts (RFC) for Selected Sites ........................................................................... 102 
Implement Expedited Permitting for Energy Efficient Housing ............................................................ 103 
Adopt and Enforce High Efficiency Building Codes .............................................................................. 105 
Implement a Housing Rehabilitation Program .................................................................................... 106 
Adopt Short Term Rental Regulations................................................................................................. 108 
Promote the Development of Accessory Dwelling Units ..................................................................... 109 
Adopt Existing Real Property Tax Laws ............................................................................................... 110 
RECOMMENDATION 5: Establish Housing Funds for Ulster County ......................................................... 112 
Appendix ................................................................................................................................................... 116 
Stakeholder Interview Summary ............................................................................................................ 117 

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Short Term Rentals ................................................................................................................................ 119

Community Engagement – Public Comments ......................................................................................... 123

Acronyms in Community Development and Affordable Housing ............................................................ 125

Demographic, Housing and Economic Tables for All Ulster County Municipalities .................................. 128

Housing Resources ................................................................................................................................ 136

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DEBBIE BRIGGS

VP, Human Resources & Community

Relations

Ellenville Regional Hospital

DEB DEWAN

Woodstock Housing Committee

ERICA BROWN

Community Outreach Coordinator

Radio Kingston

HAYES CLEMENT

Real Estate Broker

Berkshire Hathaway

KATHY GERMAIN

Vice President of Housing Service

RUPCO

LAURA PETIT

Ulster County Legislator

RICHARD PARETE

Supervisor

Town of Marbletown

RICK ALFANDRE

CEO

Alfandre Architecture

TOM SMILEY

CEO

Mohonk Mountain House

EVELYN WRIGHT, Deputy County Executive served as coordinator for the Committee

DENNIS DOYLE, Planning Director provided technical assistance and contract management

The Ulster County Housing Advisory

Committee is comprised of Legislators

and businesses and community leaders

from across the County. Members

Include:

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EXECUTIVE SUMMARY

This Housing Action Plan (HAP) was developed based on community and stakeholder input and a data-driven

analysis of housing conditions, demographic trends, and socioeconomic metrics. Both the qualitative and

quantitative findings in this report demonstrate a critical need to address housing affordability in Ulster

County. It is difficult to overstate housing challenges and the resulting hardships experienced by many Ulster

County residents.

Housing costs are increasing, household spending power is declining, and the supply of safe and affordable

housing in the County does not meet the demand. As a result, housing costs for many are financially

unsustainable, housing insecurity is common, and hundreds of County residents are homeless.

Many of the above issues have been exacerbated by the devastating impacts of the COVID-19 pandemic.

Immediate action must be taken to promote the creation of affordable housing and alleviate the significant

hardships associated with unaffordable housing and inadequate housing supply. To that end, this HAP sets

forth five principal recommendations designed to address housing needs in the County. These

recommendations specifically target common barriers to the creation of housing including high development

costs, cumbersome approval processes, and community opposition.

Rents are up and renter incomes are down

• Since 2010, median rent in Ulster County inceased by 16% while the median household

income of renters decreased by 1%.

Home Prices are rising

• From 2013 to 2019, the average sale price of a single-famiy home in Ulster County

increased by 17%

Many County residents are financially burdened by housing costs

• Approximately 13% of homeowners and 30% of renters in Ulster County spend more

than half of their total income on housing costs.

There is a mismatch between the housing needed and the housing being built

• Most new, single-family development in Ulster County consists of larger homes with

high-end finshes on large lots. As of December, 2020, the average size of all homes built

in Ulster County since 2015 was 2,245 square feet with a median sales price of

$425,000.

The wealth gap is widening

• Since 2010, household Incomes have been stagnant and spending power has decreased

for all but the highest earning households in Ulster County.

Hundreds of County residents are homeless

• A point-in-time count from January 2020 identified 438 homeless individuals in Ulster

County. 576 students in the County experienced homelessness at some point during the

2018-2019 school year.

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Quotes from Community Engagement and Outreach

“The economy was one of haves and the have nots before the pandemic.

The gap is becoming even more apparent now.”

“I waited for three years to get rental assistance. Now that I have it, I can’t find an

apartment within the rent limits.”

“I know a family that lived in the same apartment for nine years. An outside company

bought the building and increased the rent by 40% in one year.

The family had to move out of the community.”

"As an employer, I often have positions go unfilled, even well-paying ones, because

people can't find an affordable place to live in the community."

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Over the past 20 years, there have been a number of housing plans, reports, and studies completed for

Ulster County, all of which have pointed to the lack of affordable housing and housing options in general.

Each report identifies that there is a housing crisis, lays out a series of strategies, and in some cases,

provides an actual number of units needed by municipality.

This HAP calls for a renewed commitment to address housing needs in Ulster County.

The Ulster County Housing Advisory Committee, County Legislature, County Executive’s office, and the

Planning Department have all been involved in the development of this HAP. The continued involvement

of all of these groups will be critical for the successful implementation of the recommendations in this

report. Furthermore, buy-in and commitment from local governments, communities, and county

residents at large will be essential for substantive and lasting change to be accomplished.

Recommendations

ESTABLISH AN ULSTER COUNTY HOUSING TASK FORCE:

Municipal policies and actions are key to achieving housing goals. A county level

housing task force would support municipal housing efforts and facilitate the

development of affordable housing.

ESTABLISH PARTNERSHIPS AND COLLABORATE WITH

DEVELOPERS FOR SCATTERED SITE (RE)DEVELOPMENT:

Throughout Ulster County, there are vacant housing units and parcels/lots that offer one

possible housing solution in a market where supply and rising prices are an issue. The

Ulster County Housing Task Force working with County departments should identify and

inventory these sites. Once identified the County should create a portfolio of scattered

site development, redevelopment, and/or adaptive reuse housing opportunities to offer

to developers.

INCREASE THE SUPPLY OF SUPPORTED AND TRANSITIONAL

HOUSING IN ULSTER COUNTY:

Supportive and transitional housing is of critical importance in Ulster County. Transitional

housing is housing designed to help break the cycle of homelessness and poverty by

providing affordable units with onsite services. The County should help identify

appropriate locations for this type of housing and consider offering incentives to

communities where these are sited.

CREATE A HOUSING SMART COMMUNITIES INITIATIVE:

Create a certification program through which Ulster County municipalities complete a

series of housing actions to achieve certification as a Housing Smart Community.

Certification should offer financial incentives from the County, guidance, technical

support, and peer support.

ESTABLISH HOUSING FUNDS FOR ULSTER COUNTY:

Create a dedicated source of funding for housing initiatives in the County. The funds

would be used to support the creation of new housing and the preservation of existing

housing, rental assistance, incentives for municipal participation in the Housing Smart

Communities Initiative, and capital improvements for infrastructure to support housing

development. This fund could also support the technical assistance and other efforts

associated with the Housing Smart Communities Initiative.

RECOMMENDATIONS

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PART 1: OVERVIEW

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INTRODUCTION

There is no one number or single metric to describe Ulster County’s housing affordability needs. A large

number of households, both renters and homeowners, across the economic spectrum and throughout the all

localities in the County are housing cost burdened. The challenges associated of providing affordable housing

are incredibly complex and dynamic – and are a reflection of the entire housing market.

The overarching goal of this Housing Action Plan (HAP) is to provide Ulster County and municipal leaders as

well as community stakeholders, non-profit organizations and members of the community with research and

data to improve their understanding of housing affordability dynamics in the County. In recognition that

elements of the research and data analysis will raise new questions and issues, this study provides a roadmap

for community leaders and stakeholders to establish policies, programs, and initiatives to address the

challenges uncovered in the data analysis.

Ulster County undertook this HAP to establish a foundation for the creation and preservation of a range of

housing options in Ulster County. While this HAP focuses primarily on affordable housing, the

recommendations cover a wide range of housing challenges. This HAP is not a fair share housing allocation

plan, does not assign a number of units to specific municipalities, and is not a fair housing assessment.

The HAP looks at the County’s history of housing policies, includes data analysis, and provides findings on a

wide variety of demographic, housing stock, and housing affordability issues. It includes an analysis for each

municipality in the County. This approach is crucial for informing important conversations and fostering open

dialogue about housing in Ulster County going forward. Additional research and analysis was conducted

through review of existing documents, plans, and reports, coupled with a series of interviews with community

stakeholders and a public forum.

This HAP is designed as a tool for use by a variety of audiences, including municipal boards and councils,

planning, zoning, school and other local boards, advocates, economic development agencies, Industrial

Development Agencies (IDAs) and a myriad of non-profit housing agencies and market-rate housing

developers. The HAP provides recommendations and strategies for meeting the housing needs for the entire

spectrum while being cognizant and respectful of municipal home rule.

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DEMOGRAPHIC AND SOCIOECONOMIC

HIGHLIGHTS AND FINDINGS:

 Ulster County’s population is getting older. The median age in Ulster County increased from 41.2

in 2010 to 43.7 in 2018, and is expected to continue to increase over the next several years as the

baby boomer generation ages. The housing implications of this are that in most Ulster localities,

there is a need for more senior housing.

 Large and quickly growing employment sectors do not pay living wages. At the higher end, the

Healthcare and Social Assistance sector, which as of 2018 made up 16.3% of county jobs, has an

average salary of $43,258. At the lower end of wages, Accommodation and Food Services, which

in 2018 accounted for 12.3% of jobs in Ulster County, offers an average wage of $22,288.

 Incomes are stagnant or declining for all but the highest earning households. The lowest earning

households have seen the greatest decline in income between 2010 and 2018, with incomes down

14.3% (after adjusting for inflation).

 While median wages are down 4% across the spectrum, renters have disproportionately low

wages as compared to homeowners. Owner occupied household income went down by 3% while

renter household income dropped by 13% (after adjusting for inflation).

 With dropping wages and the rising cost of living, the poverty rate in Ulster County has increased

between 2010 and 2018 from 12.9% to 13.9%. In some municipalities, such as the Towns of

Shawangunk and Hardenburgh, over 20% of the population now lives in poverty.

 County-wide, most of the housing stock is owner occupied. However, in the urban centers of the

City of Kingston, the Village of Ellenville, and the Village of New Paltz the majority of the housing

stock is renter occupied.

 There are a substantial number of second homes and vacation/recreational homes in Ulster

County, which complicates the measurement of residential vacancy rate. The residential vacancy

rate is highest in the more rural municipalities located in the northwest corner of the County.

 A quarter of Ulster County’s housing units were built over eighty years ago and nearly 60% built

over 50 years ago. Older houses have a higher risk of containing lead-based paint, needing

substantial structural repair, and replacement of major systems like heating or plumbing. In

addition, the lack of insulation and lower quality windows result in higher heating and cooling

costs.

 From 2013 to 2019, the number of annual single-family home sales in Ulster County increased in

every year except 2018.

 From 2013 to 2019, the average sale price of a single-family home in Ulster County increased by

17% and the average sale price of a 2-3 family home increased by 24%.

 Housing costs are typically the largest part of a household budget. Approximately 13% of owners

and 30% of renters in Ulster County spend more than half of their income on housing costs, an

amount that makes them considered “severely cost burdened.”

HIGHLIGHTS

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Response to the Challenge

Ultimately, the housing challenges in Ulster County are explained in part by the simple economic theory of

supply and demand. There is an insufficient supply, or inventory, of homes at an affordable price point.

Increasing the supply reduces the pressure on the existing housing stock, which may result in downward

pricing and an increase in affordability.

One might ask why the private sector has not responded to the market need, and what is the appropriate

response of the public sector? If cost is the barrier, there are several ways to change the cost dynamic of

building housing: land costs, construction, the development process and taxes. Policies and strategies to

reduce costs would result in the creation of more housing. Community opposition is another significant barrier

to the development of housing.

No single policy can meet the housing needs of Ulster County on its own. This HAP provides recommendations

for a mix of local and county policies. These actions are necessary to address the full scope of housing demand

and these policies must account for unique housing conditions that vary from municipality to municipality. The

need for a variety of new housing options is also evident; there is a need for additional housing with supportive

services, accessible housing for persons with special needs and the aging population, housing that is close to

employment and service centers, and housing that is energy efficient.

The housing challenge is more urgent now than ever. The COVID-19 pandemic induced job losses with record

unemployment. These conditions, coupled with a tight housing market and skyrocketing prices, have been

devastating for many Ulster County residents, including renters, would be homebuyers, and existing

homeowners.

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BACKGROUND AND HISTORY

Ulster County Housing Plans and Initiatives

Ulster County Housing Advisory Committee

The Housing Advisory Committee was formed in June 2020 in recognition of growing need to address housing

affordability and the housing shortage in Ulster County. The Committee is comprised of members with a broad

range of backgrounds and is tasked with evaluating housing trends, conducting public outreach, and providing

housing related recommendations. The Committee has been closely involved in the development of this

Housing Action Plan.

Ulster County Comprehensive Plan

In 2008, Ulster County adopted a Housing Strategies Plan as an element of the Ulster County Comprehensive

Plan. The Housing Strategies Plan provides an analysis of housing conditions throughout the County and

demonstrates how housing costs are rising at a faster rate than wages. The plan also establishes five

overarching housing strategies for Ulster County. The County has implemented and continues to implement

these strategies. Many of the strategies require the partnership and participation of local municipal

governments. The five strategies are:

1. Undertake a “Full Court Press” Public Information-Education Campaign to Raise Public Official and

Citizen Awareness about the Importance of Housing Choice to the County's Economy and Livable

Communities;

2. Implement a County-wide “Housing-Friendly” Zoning Policy;

3. Conduct a Feasibility Analysis of the Efficacy of Establishing a Community Housing Trust to

Preserving Housing Affordability in the County;

4. Develop Creative Approaches to Reward the County's Communities for Efficient Use and Expansion

of Existing Regional Infrastructure to Support Higher Density Housing Development;

5. Develop and Integrate a Comprehensive Set of County-Municipal Housing Targets Consistent with

the Economic Development and “Smart Growth” Needs of the County and Individual Municipalities.

Three-County Regional Housing Needs Assessment (Rhna)

The RHNA was developed in response to the last housing strategy in the list above: “Develop and Integrate a

Comprehensive Set of County-Municipal Housing Targets Consistent with the Economic Development and

‘Smart Growth’ Needs of the County and Individual Municipalities.” The RHNA is the product of a

partnership between Orange, Dutchess, and Ulster County to evaluate the growing need for more housing in

the region. Starting from a base year of 2006, the report identified the gap between the projected housing

need and projected housing supply for the year 2020. The study also identifies projected municipal level

need for affordable housing. Unfortunately, the production of new housing units has not come close to the

projected housing needs identified in this report.

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Annual Rental Housing Survey

Every year the Ulster County Department of Planning administers an annual rental housing survey that collects

local rental housing data from property owners in Ulster County. The results of the survey are developed into

a report that provides valuable data and trend analysis for metrics such as vacancy rate, rental housing

demand, and affordability.

Ulster County Homeownership And Housing Rehabilitation Programs

In partnership with RUPCO, Ulster County provides financial assistance to low- and moderate-income

homeowners and first time homebuyers in Ulster County. These programs improve existing housing stock and

reduce barriers to homeownership by providing assistance with closing costs, down payments, and housing

rehabilitation.

Ulster County Continuum Of Care

Supported through the County Planning Department and managed by RUPCO, the Continuum of Care (CoC) is

federally required in order to receive funds for homeless housing from the US Department of Housing and

Urban Development (HUD). The CoC is designed to support a number of programs to assist homeless and

formerly homeless people in their transition toward temporary and eventually, permanent housing. Ulster

County Continuum of Care is a county-wide effort to reduce homelessness by collecting and analyzing local

homeless data, providing services, and evaluating the outcomes of existing programs. The program also

advocates for additional funding to create affordable housing for the homeless population. The CoC has been

very successful for over 25 years in providing assistance to homeless families and individuals, however federal

allocations are insufficient to address all of the county’s needs.

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Municipal Efforts to Meet Housing Needs

Municipal land use decisions and regulations largely determine where and what type of housing can be built.

Several communities in the County have been pro-active in meeting their housing needs through actions such

as the adoption of inclusionary zoning, enacting short-term rental laws, supporting the creation of accessory

dwelling units, and other actions. These actions can provide insight for other communities in the County.

Below are just four examples of municipalities that have taken actions toward affordable housing.

1. City of Kingston

o Kingston City Land Bank (KCLB) – Inaugurated in 2018, the KCLB has a mission to convert

distressed properties into community assets including new housing opportunities. The

KCLB also provides an expedited mechanism to facilitate the reuse of vacant properties,

and through a selective process can incentivize primary residency, disincentivize

speculation and promote affordable homeownership.

o Executive Order issued by Mayor Noble that all developments with five or more units of

housing are required to have a minimum of 10% affordable units at 80% AMI

2. Village of New Paltz

o New Paltz Affordable Housing Law specifies that the Village must have an affordable

housing board.

o The law also mandates inclusionary affordable housing in any new development with

more than ten units. Zero Place is a new apartment building opening this year that will

include several new affordable units as specified by the law.

o The Landlord-Tenant Relations Council is a group that works to improve relations between

landlords and tenants.

o The Village also offers a density bonus for the provision of affordable housing.

o The Village has a rental registry in place that will make it easier to track Short Term Rentals,

if a law restricting them is passed.

3. Town of Woodstock

In 2019, the Town of Woodstock adopted a short-term rental law that limits non-owner-

occupied units to rental for 180 days of the year, prohibits STRs in multi-family dwellings of

three or more units, puts a cap on the number of STRs, and requires STRs to register and pass

an annual inspection, among other rules.

As recommended in the Woodstock Comprehensive Plan adopted December 2018, the Town

of Woodstock created The Woodstock Housing Committee to develop strategies to address

housing needs in the community as set forth in the Plan. The Committee activities support the

goals of the 2018 Woodstock Comprehensive Plan to balance inclusiveness, community values

and environmental preservation, while promoting sustainable growth.

Woodstock Housing Committee launched a community outreach campaign in December 2020

to build awareness and engage the community on the need for housing options. Currently, the

Committee is collaborating with Family of Woodstock to develop a “home share” pilot in the

town, and a needs assessment survey is available on online until January 15, 2021.

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4. Town of Marbletown

In 2019, the Town of Marbletown adopted the Accessory Apartment Law. The new law states

the following:

Under the new law, “Apartments accessory to the principal permitted residential use of

the same parcel are permitted in all districts, except that they shall not be allowed in the

I-1 District and a Special Use Permit shall be required in the S-R E and S-R N districts in the

event of exterior modification to the structure shall require a Certificate of

Appropriateness permit. It is the intent of this provision to expand affordable housing

opportunities in the Town, particularly for small families and senior citizens, to allow more

efficient use of residential and accessory structures, to provide expanded economic return

to enable older homeowners to maintain their home and to provide options for local

workers, young and older families, live-in help or health providers.”

County Level Actions

Ulster County has used it eligibility for federal Community Development Block Grant funds to provide

homeownership and housing rehabilitation assistance to low and moderate-income families since the early

2000’s. More recently, the County’s Capital Program now includes funding that may be used to assist in

providing needed infrastructure for affordable housing developments. In addition, Ulster County, through its

Planning Department and County Planning Board, has provided assistance to municipalities that has resulted

in inclusionary zoning, increase in permitting accessory dwelling units, adoption of regulations on short-term

rentals, and inclusion of housing affordability in comprehensive plans.

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State Level Actions

Currently, the State’s efforts to promote the development of affordable housing are directed at providing

funding through tax credits and through consolidated funding awards, establishing tax policies in assessing

affordable housing, and multiple programs directed at homelessness. There is much more that the State can

do that would assist in the creation of affordable units. Ulster County It should continue advocate for state

policies that increase funding options for housing and assist in removing the barriers to housing

development at the local level as noted below:

The

State

could...

•create enforceable rights to support the development of affordable

housing where they are needed, similar to enforceable right to establish

group homes known as the N.Y. Mental Hygiene Law 41.34 (Padavan Law)

which exempts group homes from zoning laws.

•mandate localities to develop affordable housing plans just as they are

required to develop comprehensive plans and tie those plans to.

•mandate municipalities to adopt and implement actions toward the

mitigation of barriers associated with the development of affordable

housing in order to receive economic development incentives and financial

resources such as participation in the Consolidated Funding Rounds.

•create fair share housing targets and require communities to affirmatively

meet those targets.

•allow that affordable housing be considered a community benefit and be

eligible for funds.

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To this end, in February 2020, New York State Senator Metzger from the 42

District in Ulster County

introduced a bill to amend municipal and tax law to expand use of community preservation funds for “the

preservation and promotion of safe and affordable housing using the state smart growth public infrastructure

criteria”. The criteria include:

a. to advance projects for the use, maintenance or improvement of existing infrastructure;

b. to advance projects located in municipal centers;

c. To advance projects in developed areas or areas designated for concentrated infill development

in a municipally approved comprehensive land use plan, local waterfront revitalization plan

and/or brownfield opportunity area plan;

d. to protect, preserve and enhance the state's resources, including agricultural land, forests,

surface and groundwater, air quality, recreation and open space, scenic areas, and significant

historic and archeological resources;

e. to foster mixed land uses and compact development, downtown revitalization, brownfield

redevelopment, the enhancement of beauty in public spaces, the diversity and affordability of

housing in proximity to places of employment, recreation and commercial development and the

integration of all income and age groups;

f. to provide mobility through transportation choices including improved public transportation and

reduced automobile dependency;

g. to coordinate between state and local government and inter-municipal and regional planning;

h. to participate in community based planning and collaboration;

i. to ensure predictability in building and land use codes; and

j. to promote sustainability by strengthening existing, and creating new communities which reduce

greenhouse gas emissions and do not compromise the needs of future generations, by among

other means encouraging broad based public involvement in developing and implementing a

community plan and ensuring the governance structure is adequate to sustain its

implementation.

k. to mitigate future physical climate risk due to sea level rise, and/or storm surges and/or flooding,

based on available data predicting the likelihood of future extreme weather events, including

hazard risk analysis data if applicable.

Ulster County Housing Action Plan (2/2021) Page 22 Hudson Valley Pattern for Progress

Fair Housing – A Brief Summary

This section of the report is NOT to be interpreted as a Fair Housing Assessment or an analysis to address past

and/or any current regulatory requirements to Affirmatively Further Fair Housing. This section is meant to

provide basic information to assist building an understanding of fair housing.

The US Department of Housing and Urban

Development (HUD) provides the following background

summary about fair housing on their website: “On April

11, 1968, President Lyndon Johnson signed the Civil

Rights Act of 1968, which was meant as a follow-up to

the Civil Rights Act of 1964. The 1968 Act expanded on

previous acts and prohibited discrimination concerning

the sale, rental, and financing of housing based on race,

religion, national origin, sex, (and as amended)

handicap and family status. Title VIII of the Act is also

known as the Fair Housing Act (of 1968)”.

More specifically, HUD also provides the following

excerpt about the Fair Housing Act:

“It is illegal to discriminate in the sale or rental of housing, including against individuals seeking a

mortgage or housing assistance, or in other housing-related activities. The Fair Housing Act prohibits

this discrimination because of race, color, national origin, religion, sex, familial status, and disability.

A variety of other federal civil rights laws, including Title VI of the Civil Rights Act, Section 504 of the

Rehabilitation Act, and the Americans with Disabilities Act, prohibit discrimination in housing and

community development programs and activities, particularly those that are assisted with HUD

funding. These civil rights laws include obligations such as taking reasonable steps to ensure

meaningful access to their programs and activities for persons with limited English proficiency (LEP)

and taking appropriate steps to ensure effective communication with individuals with disabilities

through the provision of appropriate auxiliary aids and services. Various federal fair housing and civil

rights laws require HUD and its program participants to affirmatively further the purposes of the Fair

Housing Act.”

Prior to July 23, 2020, HUD required communities to take steps to Affirmatively Further Fair Housing (AFFH)

as part of the obligations it assumes when it accepted federal funding through HUD, such as the Community

Development Block Grant program. HUD replaced AFFH on July 24, 2020 with a new rule called Preserving

Community and Neighborhood Choice, which “…defines fair housing broadly to mean housing that, among

other attributes, is affordable, safe, decent, free of unlawful discrimination, and accessible under civil rights

laws. It then defines ‘affirmatively furthering fair housing’ to mean any action rationally related to promoting

any of the above attributes of fair housing.”

One of the most widely known and utilized federal housing program administered by HUD is the Community

Development Block Grant (CDBG) program. The CDBG funds are allocated to states and directly allocated to

municipalities and counties designated as Entitlement Communities. Ulster County is not designated as an

Entitlement Community and must compete for CDBG funding with other non-entitlement communities across

New York State.

“The Fair Housing Act protects people from

discrimination when they are renting or buying a

home, getting a mortgage, seeking housing

assistance, or engaging in other housing-related

activities. Additional protections apply to federally-

assisted housing”.

-US Department of Housing and Urban Development

Ulster County Housing Action Plan (2/2021) Page 23 Hudson Valley Pattern for Progress

Entitlement communities were required to complete a comprehensive Analysis of Impediments (AI) to Fair

Housing. The purpose of the AI is to serve as the substantive, logical basis of Fair Housing Planning, and provide

essential and detailed information to policy makers, administrative staff, housing providers, lenders, and fair

housing advocates.

While this assessment is not currently required, the following excerpt may act as a guide for communities to

conduct their own AI as a process to ensure a full understanding of the impact local actions have in terms of

fair housing.

An Analysis of Impediments typically includes the following:

1. A comprehensive review of a jurisdiction’s laws, regulations, and administrative policies, procedures,

and practices;

2. An assessment of how those laws affect the location, availability, and accessibility of housing

3. An assessment of conditions, both public and private, affecting fair housing choice for all protected

classes; and

4. An assessment of the availability of affordable, accessible housing in a range of unit sizes.

Impediments to Fair Housing choice are:

a. Any actions, omissions, or decisions taken because of race, color, religion, sex, disability, familial

status, or national origin which restrict housing choices or the availability of housing choices; and

b. Any actions, omissions, or decisions which have the effect of restricting housing choices or the

availability of housing choices on the basis of race, color, religion, sex, disability, familial status,

or national origin.

New York State has also enacted laws to support the provisions of the Federal Fair Housing Act. Specifically,

the State enacted Executive Law Article 15, Human Rights law, the Fair Housing Act and the Equal Credit

Opportunity Act.

In Ulster County, Local law #4 of 2018 establishes a comprehensive human rights law for the County and places

the responsibility in the Human Rights Commission and the Human Rights Officer.

Ulster County Housing Action Plan (2/2021) Page 24 Hudson Valley Pattern for Progress

Impediments and Incentives to Affordable Housing

The impediments for the development of housing, especially affordable housing that serves low-income

individuals and families are well known. They include community opposition, the cost of development,

regulatory restrictions including the approval process, land, labor and materials, and dwindling federal, state,

and local financial incentives and grants, and the expenses associated with maintaining the physical structure.

The lack of water, sewer, roads, and other infrastructure and the availability of appropriate locations also

represents impediments to the development of housing.

Barriers are present in some communities even before a developer gets to present a project, as impediments

are drafted directly into local land regulations and the approval process itself. More specifically, allowable

density, the lack of as of right uses, multiple reviewing agencies at the local level, and unreasonable fee

structures can contribute to the feasibility of a project due to time delays, conflicting requirements, or

reduction in allowable units. These factors also ultimately increase the cost to renters and home buyers, and

therefore impact affordability.

Over the course of the last few years, the cost of land and the cost of construction have been major

impediments to housing development, factors that have only been exacerbated by the pandemic. Today, we

face issues related to the availability of contractors, including skilled labor such as carpenters, masons,

electricians, and plumbers as well as the less skilled workforce, such as laborers. Simultaneously there has

been a significant increase in the cost of building materials that the pandemic has magnified and accelerated

due to supply chain issues.

Community opposition is another significant barrier to the development of housing. Whether the housing is

being developed as market rate or as an affordable complex, Not In My Back Yard (NIMBY) is apparent.

Opposition typically occurs when developers approach a municipal board for an approval of their proposed

development rather than during the adoption of land use regulations

Financial incentives also play a critical role in developing affordable housing for very low, low- and moderate-

income households. There are limited financial resources for the development of affordable housing that

result in lower rents or a lower purchase price in the case of homeownership. In terms of rental housing, the

financial resources typically include the Low-income Housing Tax Credit program, Community Development

Block Grants, New York State Housing Trust Funds, developer equity, and a cadre of additional resources that

act as bricks to build what is known in the development industry as a “capital stack”.

In addition to the above financial resources, local financial incentives can play an important role. These

include: waiving local municipal development fees, reserving municipally owned land or buildings for

affordable housing to be sold at fair value and, most importantly, using Payment In Lieu of Taxes (PILOT). A

PILOT is a fiscal tool that establishes a schedule of payments to a taxing jurisdiction such as a county, town,

village, city, and/or a school district. PILOT’s authorized by an industrial development agency (IDA) generally

offer a schedule of payments over a period of years that replaces the taxes that would have been paid had

the property been fully taxable. This type of incentive is utilized to make a project financially feasible.

Ulster County Housing Action Plan (2/2021) Page 25 Hudson Valley Pattern for Progress

There is a fundamental difference between PILOT’s for affordable housing and those granted for other

projects, as affordable housing already enjoys special assessment practices. Under Section 521-a of the Real

Property Tax Law, affordable housing developments assessments are based on the net income generated by

the development rather than on the value of the buildings (the income-based approach). The local assessor

must establish these rates annually using documentation submitted by the owner. PILOT’s for affordable

housing generally utilize this income-based approach to set fixed payment schedules based upon projected

income. The PILOT removes the potential for annual disagreements with local assessors over net income,

providing certainty of future revenue to the taxing jurisdiction and future costs to the developer. Without that

certainty, obtaining the long-term financing needed for affordable housing development can be substantially

more difficult or impossible.

Adequate water, sewer, roads, bridges, transportation, and telecommunications (broadband) infrastructure

are all critical for meeting a community’s housing and economic development needs.

Where municipal water and sewer infrastructure already exist, this infrastructure must be able to support

appropriate density needed to make housing and other economic development activities financially feasible.

Although some municipalities have excess capacity, many have treatment facilities nearing their capacity.

Water and sewer distribution and collection lines may also not be sufficient in terms of both age or size to

support additional development in particular areas. Where treatment facilities are at capacity, municipalities

typically seek to push the cost of expanding capacity on to the development through fees or required

upgrades. Municipalities seeking to increase their commercial tax base through private investment and meet

their housing needs must consider the necessary infrastructure investment required to support these goals.

Ulster County Housing Action Plan (2/2021) Page 26 Hudson Valley Pattern for Progress

Community and Economic Benefits of Affordable Housing

Affordable housing is of fundamental importance to the overall health and wellbeing of all communities and

represents a critical part of the socioeconomic infrastructure of any community.

Some of the community and social benefits include:

IMPROVED HEALTH

OUTCOMES

Stable and safe housing is a key factor in individual health. Persons

without stable and safe housing have lower stress levels are better able

to maintain their health and well-being.

IMPROVED EDUCATION

OUTCOMES

The availability of affordable housing means children are more likely to

have a stable home life, change schools less frequently, have better

school attendance, and have a better chance of succeeding in school.

IMPROVED EMPLOYMENT

OUTCOMES

When people have stable housing that they can afford that is near their

place of employment, they are more likely to be able to reach work on

time, to maintain employment, and be financially independent.

HIGHER CIVIC

ENGAGEMENT

Individuals that benefit from having housing that they can afford which is

near employment centers spend less time commuting and have more time

for other meaningful activities, and higher capacity to be engaged with

their families, and larger communities.

MORE STABLE

COMMUNITIES

The availability of affordable housing means people are better able to

establish stable communities. In strong communities, there are important

social safety networks in which nearby relatives or friends may assist with

childcare, during emergencies resident community members may help

one another out, and young people may benefit from positive mentors

from the community who are outside their immediate family.

REDUCED PUBLIC SERVICE

COSTS

Residents of affordable housing are less likely than the unhoused to

require emergency services such as neighborhood safety, evictions related

public costs, and emergency room visits.

LOWER THE RISK OF

FORECLOSURE

Affordable housing programs and opportunities produce a path to

homeownership, eliminating a number of significant foreclosure-related

costs that municipalities would otherwise have to absorb.

Ulster County Housing Action Plan (2/2021) Page 27 Hudson Valley Pattern for Progress

Affordable housing that is near employment centers also provides countless economic benefits for

individuals, local employers, local businesses, and as a driver of economic activity:

LOCAL SPENDING

Residents with affordable housing are not cost burdened and pay less than

30% of their income toward housing, which allows for increased

expenditures within the local economy on goods and services. With more

“disposable income”, available residents can afford to spend more on

other necessities, including groceries, clothing and health care, which

creates a benefit for the small business owner in their home

neighborhood.

INDIVIDUAL FINANCIAL

SECURITY

The availability of affordable housing means children are more likely to

have a stable home life, change schools less frequently, have better school

attendance, and have a better chance of succeeding in school.

WORKFORCE

ADVANTAGES

Surveys and supporting research show that both employers and workers

understand the importance of affordable housing in attracting and

retaining a skilled workforce.

Housing affordability increases the availability and reliability of workers for

local businesses, which reduces the overall costs of business. Employers

have less turnover and fewer costs related to hiring and training new staff.

In today’s economy where competition for workers is so intense, access to

affordable housing in close proximity to one’s place of work is essential.

The development of new housing stimulates economic activity in both the short and long term.

STIMULATES INVESTMENT

AND INCREASES

GOVERNMENT REVENUES

Housing development boosts the tax base while often reducing urban

blight and adding value to surrounding parcels of land by triggering other

local investment. The construction of affordable housing leverages

substantial public and private investment and supports the

redevelopment, stabilization and revitalization of urban centers and

neighborhoods. The taxes and fees associated with the development of

affordable housing – both during the construction and after the homes are

occupied – can represent significant revenue for state and local

governments.

SUPPORTS ECONOMIC

DEVELOPMENT

Increasing the supply, or inventory, of housing mitigates challenges of

attracting economic development projects. In order to have a successful

economic development strategy – the availability of workforce housing is

a critical part of the formula. In other words, quality and affordable

housing is paramount for the attraction of businesses both large and small

looking to site their operations in the county.

INCREASE CONSUMER

SPENDING

Building affordable housing increases the buying power of both those

involved in its construction and those who occupy it afterward.

Ulster County Housing Action Plan (2/2021) Page 28 Hudson Valley Pattern for Progress

HOUSING DEVELOPMENT

CREATES JOBS

The creation of housing whether new single-family homes, multi-family

complexes or home improvement, generates local employment

opportunities and provides a positive economic benefit in the community.

Housing development creates a variety of jobs beginning with the pre-

development stages of site selection, engineering, and the design and

approval stage all the way through occupancy and long-term property

management. The pre-development stages of housing consist of jobs in

architecture, real estate, engineering, market analysis, and environmental

and legal services. The construction of housing produces employment in

the building trades, material suppliers, real estate and lending industries,

and for attorneys. Post construction, there are full-time jobs created in

property management and maintenance, and a cadre of employment

opportunities within the local business community that are needed to

support new residential development and residents. These include local

shops, plumbers, electricians, food services, utilities, pharmacies and

more. In terms of affordable housing development, the industry leverages

substantial public and private investment and supports the

redevelopment, stabilization and revitalization of neighborhoods.

Ulster County Housing Action Plan (2/2021) Page 29 Hudson Valley Pattern for Progress

Impact of a Prototypical 50-unit Affordable Housing Development in NYS

The following data and analysis from HR&A Advisors, Inc., a premiere national consultant and industry leader

in the analysis on affordable housing, issued a brief, Economic Impacts of Affordable Housing on New York

State’s Economy in February 2017. The brief was prepared for the New York State Association of Affordable

Housing (NYSAFAH). The brief included pertinent sets of data related to the construction of a typical 50-unit

project in NYS. When adjusting for the increased cost of development, construction, and property

management, these benefits would show an even larger impact in 2020.

A balanced mix of low-income housing, workforce housing, and luxury housing fosters an inclusive community

where people can live and meaningfully contribute to the local economy regardless of their socioeconomic

status. Local housing policy should recognize the importance of a wide range of housing options as a critical

element of community stability, individual wellbeing, economic development and the attraction and retention

of a workforce. Therefore, linking housing policy and the development of housing options is vital for economic

development and the overall health and sustainability of community.

HR&A Advisors Inc., - 50-unit complex:

 $16.6 million in total economic spending. This includes the $9.4 million in investment, which is

reflected in the IMPLAN input-output model as direct economic spending. The investment would

stimulate an additional $3.9 million in indirect economic spending and an additional $3.3 million in

induced economic spending.

 100 total one-time jobs. This includes 46 direct jobs in construction-related sectors, 30 indirect jobs

in industries supporting construction, and 24 induced jobs from their household spending in a range

of industries, including construction, architecture and engineering, professional services,

restaurants, retail, etc.

 $6.43 million in total employee compensation. This figure includes $3.8 million in direct

compensation in construction-related industries. The spinoff activity would support $1.5 million in

indirect employee compensation and $1.1 million in induced employee compensation. The overall

average compensation across all industries (including spinoff effects from indirect and induced

spending) would be approximately $63,400 per year.

In addition to temporary impacts during the construction period, the 50 occupied affordable housing

units would have a permanent impact on local and neighborhood economies. The total ongoing impacts

from 50 households could be expected to generate the following economic impacts:

 $2.0 million in annual economic spending. This total includes $1.2 million in direct spending on local

goods and services and building operations and maintenance. This direct spending is expected to

generate an additional $0.4 million in indirect spending and $0.4 million in induced spending.

 14 total jobs. This figure includes 10 direct jobs (approximately 8 jobs in a range of industries

supported by local consumer spending and 2 in building operation and maintenance positions). In

addition, local spending would generate 2 indirect jobs and 2 induced jobs.

 $0.7 million in total annual compensation. This includes $0.4 million in direct compensation. Spinoff

activity would generated $0.1 million in indirect compensation and $0.1 million in induced

compensation annually. The overall average compensation across all industries (including spinoff

effects from indirect and induced spending) would be approximately $46,500 per year.

Ulster County Housing Action Plan (2/2021) Page 30 Hudson Valley Pattern for Progress

Toward a People-Centered Economy

In the fall of 2020, the Ulster 2040 Working Group released the report Building a People Centered Economy.

This plan is summarized here because it presents an argument for workforce and affordable housing as part

of the social infrastructure needed for economic development aligned to the needs of people. The Ulster

report also presents ideas for the creation of higher paying employment opportunities, a significant factor is

the issue of housing affordability.

The Working Group had technical assistance and support from Ulster County staff of the Office of the Ulster

County Executive, Patrick K. Ryan and the Department of Economic Development.

Some of the key economic issues the report identifies include: rising poverty rates, the issue that there are

not enough education, job or housing opportunities to keep young people in the County, and that high

numbers of households struggle to meet basic living costs, with higher rates for Black and Hispanic and Latinx

households.

The vison set forth in the report is a “people-centered economic development strategy that generates not

only growing GDP and job numbers, but creates opportunity, prosperity, and high quality of life for all

residents.” The three areas of focus for the vision include a process of collaboration involving a wide range of

partners and stakeholders, resiliency and sustainability and the importance of planning for shocks like that of

COVID, and localism where local networks of trade and commerce are strengthened.

The report identifies four target clusters and key strategies for each including:

AGRICULTURE, FOOD & BEVERAGE;

HEALTH

Key Strategy:

“building robust infrastructure across the value

chain, expanding access to local and regional

markets, and investing in protecting and ensuring

access to farmland”

WELLNESS & CARE

Key Strategy:

“making affordable space available for cluster

businesses and improving reach and the

effectiveness of our workforces training and

business support programs”

CLEAN ENERGY & ENVIRONMENT

Key Strategy:

“positioning our businesses and our workforce to

make 21

-century green infrastructure and

developing centers of excellence in the research

and development of clean energy and water

technologies”

MAKERS & CREATORS

Key Strategy:

“improving care access to residents throughout

the County and supporting opportunities for

career growth cluster workers”

Ulster County Housing Action Plan (2/2021) Page 31 Hudson Valley Pattern for Progress

A section of the report outlines a plan for enhancing economic and social infrastructure. Businesses need

traditional infrastructure, like internet, water and sewer, and roads but also a “well-developed pool of

people”. The types of infrastructure the report calls for include education and training, child and senior care,

broadband access, public spaces, affordable housing, arts and culture, recreation and justice. The justification

for investing in these areas is:

“If we continue to ignore these needed investments, we should expect to see a continuation of the

challenges that plague many of our businesses today: they have jobs to fill, but – especially for entry-

level positions – they are unable to find reliable and qualified candidates to fill them. Even as they

increase hourly wages, these increases cannot keep up with rapidly-increasing costs of basic needs.”

Ulster County Housing Action Plan (2/2021) Page 32 Hudson Valley Pattern for Progress

METHODOLOGY

The Ulster County Housing Action Plan was developed using a multifaceted approach that in addition to

research, analysis of existing conditions and plans also included, stakeholder interviews, public outreach, and

review models and best practices from around the country and here at home. The development of the HAP

was guided by the Ulster County Housing Action Committee and Pattern for Progress served as consultants to

HAP.

Ulster County Housing Action Committee

The Ulster County Housing Action Committee is comprised of legislators and business and community leaders

from across the County. Members include:

 Debbie Briggs - VP, Human Resources and Community Relations, Ellenville Regional Hospital

 Deb DeWan - Woodstock Housing Committee

 Erica Brown - Community Outreach Coordinator, Radio Kingston

 Hayes Clement - Real Estate Broker, Berkshire Hathaway

 Kathy Germain - Vice President of Housing Services, RUPCO

 Laura Petit - Ulster County Legislator

 Richard Parete - Supervisor, Town of Marbletown

 Rick Alfandre - CEO, Alfandre Architecture

 Tom Smiley - CEO, Mohonk Mountain House

Evelyn Wright, Deputy County Executive served as coordinator for the Committee

Dennis Doyle, Planning Director provided technical assistance and contract management

Over the course of seven months, the Committee working with the consultants sought to define affordability

and other important housing terms, evaluate the unique challenges faced by different localities within the

County, assess the impact that the COVID Pandemic has had on housing and communities in Ulster County,

and began to develop solutions and a plan to engage and educate the public about the importance of

addressing the County’s housing needs.

Interviews

A series of interviews was conducted with individuals closely associated with housing issues including

municipal leaders, housing funders, not-for profits, service providers, health advocates, and the housing

industry, among others. Selected from different Ulster County localities and organizations, the interviews

serve as an invaluable resource for a deep understanding of the complex issue of housing in Ulster County.

The interviews resulted in approximately ten hours of qualitative research material that informed Patterns

analysis and development of housing solutions. The interviews are summarized in the appendix of this plan.

Data Collection and Analysis

The demographic, economic and housing data collection and analysis was conducted using a standard

analytical approach. Data was collected and analyzed at both the County level as well as at the individual

municipal level. New York State data is often included as a point of comparison.

Ulster County Housing Action Plan (2/2021) Page 33 Hudson Valley Pattern for Progress

The data sources are identified with each table or map and are primarily based on the U.S. Census, the

American Community Survey (ACS), Housing Urban Development (HUD) data from the Comprehensive

Housing Affordability Strategy (CHAS), and residential sales and trends from Multiple Listing Service (MLS)

data. Note: at the time the demographic research and analysis was conducted – the ACS 2018 was the most

recent data available from the U.S. Census Bureau. The ACS 2019 data was released in mid-December 2020

and does not represent any substantial change in demographics and/or the subsequent analysis and

conclusions of trends.

The analysis and interpretation of data, demographics and existing conditions is critically important to the

establishment of a healthy housing mix in Ulster County. The tables, maps and graphs in this document

demonstrate the interconnection and complex relationships among housing, socio-economic, and

demographic data in order to identify housing gaps and needs in Ulster County.

To equip municipal leaders with relevant information about their own community, a separate housing data

profile for every municipality in Ulster County. These housing data profiles include information about

demographics, income and housing affordability that is specific to each municipality.

Margin of Error

All of the tables and maps in this report depicting data at the municipal or county level were made using data

from American Community Survey (ACS), which is released every year by the U.S. Census Bureau. The ACS

collects data from a statistically significant sample of the population and extrapolates the results to provide

an estimate. Due to the nature of the ACS as survey, each estimate also includes a margin of error.

Generally speaking, the smaller the geography being analyzed, the larger the margin of error is. One way to

mitigate the margin of error is to use a 5-year rolling average. The 5-year average uses five consecutive years

of ACS data, which increases the sample size and limits the impact of outlier values. The margin of error for 5-

year ACS datasets is generally much lower than the margin of error for 1-year ACS datasets. All of the ACS data

used in this report is a 5-year average.

Adjustments for Inflation

Several times throughout this report, there are monetary values that are adjusted for inflation. Due to

inflation, the value of a dollar, in terms of how much can be purchased with it, goes down over time. For

example, $1 in 2010 had the same purchasing power as $1.14 dollars in 2018. When analyzing metrics like

rent or household income, adjusting for inflation provides a more accurate representation of how these

metrics change over time

Although adjusting for inflation is a valuable and worthwhile tool for analyzing dollar values over time, it can

sometimes cause confusion. In practice, adjusting for inflation will show results where metrics like income or

rent do not increase as much as people expect them to. In some cases, a dollar value that is increasing over

time may result in a decreasing value after adjusting for inflation.

Review of Existing Policies and Models

Additional research and analysis was conducted through a thorough review of existing policies, plans and

reports related to affordable housing, data from various county departments, municipal planning

documents and housing reports where available.

Ulster County Housing Action Plan (2/2021) Page 34 Hudson Valley Pattern for Progress

PART 2:DEMOGRAPHICS

Ulster County Housing Action Plan (2/2021) Page 35 Hudson Valley Pattern for Progress

MAJOR FINDINGS: DEMOGRAPHICS

 Overall, the population of Ulster County declined slightly from 2010 to 2018, dropping by

1.90%.

 In the same period, the urban center of the county, the City of Kingston, had an even more

significant drop in population, with a total population decline of 3.19%.

 As with most counties of the Hudson Valley, Ulster County’s population is getting older. The

median age in the County increased from 41.2 in 2010 to 43.7 in 2018.

 The percentage of the population that is over 55 years of age grew, while the percentage that

is under 19 years of age decreased.

 In general, the towns in Ulster County, which are more rural, have a higher median age than

the City of Kingston and the villages in the County.

 While still predominately white, Ulster County is becoming more diverse. Mirroring national

trends, Ulster County’s Hispanic and Latino population is growing, up 19.3% from 2010 to 2018.

 The White population declined slightly but remains the largest and racial ethnic group in the

County at 79.48% of the total population.

FINDINGS

-DEMOGRAPHICS

Ulster County Housing Action Plan (2/2021) Page 36 Hudson Valley Pattern for Progress

This report includes the most recent demographic data from the U.S. Census American Community Survey 5-

Year Estimates. When available, the numbers and percentage changes for years 2010 and 2018 are studied.

The earlier data set is included along with 2018 numbers to show trends over time. Total population,

population density, median age, population change by age cohort, and race and ethnicity, are all studied at

both the county and municipal level. Unless otherwise indicated, data for the Towns of New Paltz, Saugerties,

and Wawarsing, represent the unincorporated areas of these towns. This is the area within a town, but outside

of any villages.

Population Change

Ulster Municipalities Total Population 2010 and 2018 and % Change

The table on this page represents total

population by municipality and the county

at large for years 2010 and 2018 as well as

the percentage change between the two

years. Ulster County’s population has

contracted by 1.90% between 2010 and

2018. The City of Kingston, the largest

urban area, has seen a decrease in

population of 3.19% between 2010 and

2018. The Village of New Paltz, location of

the college SUNY New Paltz, has seen

6.31% growth in population since 2010, an

absolute number change of 426. Of all

Ulster localities, Hardenburgh saw the

greatest percentage growth in population

(49.34%) but because of a small

population, to begin with this only

amounted to an absolute number increase

of 75. The Towns of Denning, Kingston, and

Shawangunk also all experienced a

growing population over the eight-year

period. The remaining towns and villages

all saw a drop in population. The Town of

Shandaken saw the greatest percentage

drop in population over the eight-year

period at -12.12% and an absolute number

decrease of 384.

Source: U.S. Census - American Community Survey

2010 and 2018

TOWNS

2010

2018

% Change

Denning

522

533

2.11%

Esopus

9,145

8,831

-3.43%

Gardiner

5,658

5,636

-0.39%

Hardenburgh

152

227

49.34%

Hurley

6,385

6,126

-4.06%

Kingston

959

1,116

16.37%

Lloyd

10,766

10,515

-2.33%

Marbletown

5,681

5,509

-3.03%

Marlborough

8,752

8,686

-0.75%

New Paltz

7,160

7,039

-1.69%

Olive

4,473

4,306

-3.73%

Plattekill

10,439

10,251

-1.80%

Rochester

7,304

7,203

-1.38%

Rosendale

6,158

5,907

-4.08%

Saugerties

15,475

15,237

-1.54%

Shandaken

3,168

2,784

-12.12%

Shawangunk

14,029

14,030

0.01%

Ulster

12,451

12,388

-0.51%

Wawarsing

9,241

8,857

-4.16%

Woodstock

5,986

5,822

-2.74%

VILLAGES

Ellenville

4,158

4,043

-2.77%

New Paltz

6,749

7,175

6.31%

Saugerties

3,996

3,872

-3.10%

CITY

Kingston

23,975

23,210

-3.19%

COUNTY

Ulster

182,782

179,303

-1.90%

Ulster County Housing Action Plan (2/2021) Page 37 Hudson Valley Pattern for Progress

Ulster County Population Density

Source: U.S. Census - American Community Survey 2018

The map on this page shows the population density for each municipality within Ulster County. With large

amounts of rural and mountain communities, Ulster County has relatively low population density overall.

Generally, within the County, density increases going east in the direction of the Hudson River. The urban

areas including the City of Kingston and the villages are pockets of higher density within the County. The

Village of New Paltz has the highest density of any municipality within Ulster County at 4,116 people per

square mile. The Town of Hardenburgh has the lowest density at less than five people per square mile.

Ulster County Housing Action Plan (2/2021) Page 38 Hudson Valley Pattern for Progress

Age Distribution

Ulster County Median Age: 2010 and 2018

The table on this page shows the median age for each

municipality for years 2010 and 2018. As is true in most

of the Hudson Valley, Ulster County’s overall population

is aging. The median age increased from 41.2 in 2010 to

43.7 in 2018. The County population is also slightly older

than that of New York State, which has a median age of

38.7 as of 2018.

In 2018, the Town of Shandaken had the highest median

age at 58.9. Not surprisingly, of all Ulster municipalities,

the Village of New Paltz, with the SUNY New Paltz

campus, had the lowest median age of 21.4.

In general, the towns, which are more rural, have a

higher median age than the villages and City of Kingston.

*Data for the Towns of New Paltz, Saugerties, and

Wawarsing includes the incorporated areas of these towns.

This is the area within the villages.

Source: U.S. Census - American Community Survey 2010 and 2018

TOWNS

2010

2018

Denning

45.5

47.8

Esopus

42.1

43.2

Gardiner

45.1

47.5

Hardenburgh

50.1

55.2

Hurley

47.4

51.9

Kingston

48.6

46.8

Lloyd

39.4

43.9

Marbletown

46.2

48.7

Marlborough

40.7

44.8

New Paltz

24.1

24.8

Olive

47.7

49.6

Plattekill

37.2

46.5

Rochester

43.9

46.5

Rosendale

41.1

45.2

Saugerties

43.5

Shandaken

50.4

58.9

Shawangunk

38.7

39.3

Ulster

46.1

Wawarsing

39.8

40.7

Woodstock

49.9

56.7

VILLAGES

Ellenville

34.7

35.2

New Paltz

21.6

21.4

Saugerties

39.7

CITY

Kingston

36.7

37.9

COUNTY

Ulster

41.2

43.7

STATE

New York

38.6

38.7

Ulster County Housing Action Plan (2/2021) Page 39 Hudson Valley Pattern for Progress

Source: U.S. Census - American Community Survey 2010 and 2018

The chart on this page shows age groups within Ulster County as a percentage of the total population for years

2010 and 2018. From 2010 to 2018 Ulster County’s population under 19 decreased as a percentage of the

total population. In the same period, all age groups over 55 grew as a percentage of the total population. The

percentage of the total population that is between the ages 20 and 34 grew from 2010 to 2018, while the

percentage of the total population that is between the ages 35 and 54 contracted.

As the population that is over 65 years continues to grow as a percentage of the population there will be a

need for more senior housing options. For those who wish to age in place existing housing stock will likely

need physical modifications to mitigate accessibility challenges. Seniors who are living on a fixed income and

unable to maintain their home may need affordable rental housing and possible housing with supportive

services or assisted living.

0 1 2 3 4 5 6 7 8 9

under 5 years

5 to 9 years

10 to 14 years

15 to 19 years

20 to 24 years

25 to 29 years

30 to 34 years

35 to 39 years

40 to 44 years

45 to 49 years

50 to 54 years

55 to 59 years

60 to 64 years

65 to 69 years

70 to 74 years

75 to 79 years

80 to 84 years

85 years and over

% of Total Population

Ulster County Age Groups as a Percentage of Total Population

2018 2010

Ulster County Housing Action Plan (2/2021) Page 40 Hudson Valley Pattern for Progress

Race and Ethnicity

The chart on this page shows the major ethnic and racial groups in Ulster County in year 2010 and 2018. The

“Other” grouping includes American Indian and Alaska Native alone; Native Hawaiian and Other Pacific

Islander alone; Some other race alone; Two or more races including some other race; and Two or more races

excluding Some other race.

Ulster County Race and Ethnicity 2010 and 2018

Source: U.S. Census ACS 2010 and 2018

As is true with much of the Hudson Valley and with New York State, Ulster County’s Hispanic and Latino

population has grown significantly over the last decade up 19.3% from 2010 to 2018. The Asian population

also grew with a 10.1% increase. Racial and ethnic groups collectively classified as “Other” had the greatest

percentage gain (45.9%) but remain small in number at less than 11,000 for the whole county. Ulster County

has a smaller White population and Black or African American population than it did in 2010 with a decrease

of 5.5% and 2.9% respectively.

Most Ulster County municipalities have seen a drop in the White population with the exception of the Towns

of Plattekill, Kingston, and Hardenburgh. The most significant drop in absolute number was the City of

Kingston (-2,097). Even with this decrease, Ulster County remains predominantly white (79.48%). Most

municipalities have seen an increase of the Hispanic and Latino population with the exception of the Village

of Ellenville (-16.6%) and the Towns of Hardenburgh, Hurly, Plattekill, Rosendale, and Wawarsing. The most

significant decline by absolute number was in Plattekill (-964).

The Hispanic and Latino population makes up 10.03% of the total county population. Racial and ethnic groups

collectively classified as “Other” account for 6.06% of the population, followed by the Black or African

American population at 5.36% and the Asian population at 1.89%.

150,751

9,905

3,077

7,445

15,065

142,515

9,614

3,389

10,867

17,976

White alone

Black or African

American

Asian

Other

Hispanic or Latino

2018 2010

Ulster County Housing Action Plan (2/2021) Page 41 Hudson Valley Pattern for Progress

TOWNS

Total

White

Black or

African American

Asian

Other

Hispanic or

Latino

Denning

2.1%

-24

-4.6%

Esopus

-314

-3.4%

-688

-0.2%

-297

-76.2%

21.8%

354

141.6%

482

286.9%

Gardiner

-22

-0.4%

-69

-1.3%

275.9%

-100

-100%

34.0%

23.7%

Hardenburgh

49.3%

-6

-100%

Hurley

-259

-4.1%

-287

-4.8%

2.2%

-32

-60.4%

189

111.2%

-42

-19.4%

Kingston

157

16.4%

123

13.7%

-24

-75.0%

22.7%

288.2%

Lloyd

-251

-2.3%

-143

-1.7%

-196

-18.8%

-262

-69.3%

25.3%

284

31.3%

Marbletown

-172

-3.0%

-661

-12.7%

275

1100.0%

187

217.4%

8.1%

7.4%

Marlborough

-66

-0.8%

-242

-3.0%

2.5%

79.6%

32.5%

25.4%

New Paltz

-121

-1.7%

-147

-2.3%

34.2%

-45

-33.6%

-32

-13.7%

1.8%

Olive

-167

-3.7%

-618

-14.5%

57.1%

142

47.0%

218

335.4%

Plattekill

-188

-1.8%

899

13.0%

-280

-34.0%

-44

-22.6%

256

220.7%

-964

-39.1%

Rochester

-101

-1.4%

-702

-10.4%

91.0%

-8

-15.1%

675

137.2%

226

124.9%

Rosendale

-251

-4.1%

-260

-4.8%

-49

-37.4%

172

75.4%

-107

-24.2%

Saugerties

124

0.8%

185

1.3%

-23

-7.3%

318

123.7%

-205

-27.8%

Shandaken

-384

-12.1%

-333

-11.7%

-28

-100.0%

-71

-79.8%

-20

-21.7%

37.4%

Shawangunk

-919

-8.0%

-19

-1.8%

183

156.4%

20.6%

749

63.5%

Ulster

-63

-0.5%

-1,052

-9.6%

416

194.4%

-144

-38.5%

696

282.90%

376

2.2%

Wawarsing

-384

-4.2%

-68

-1.1%

-689

-49.7%

-30

-37.0%

668

433.80%

2.2%

Woodstock

-164

-2.7%

-136

-2.5%

47.3%

-61

-34.1%

-69

-17.7%

41.8%

VILLAGES

Ellenville

-115

-2.8%

-42

-2.1%

9.3%

153

124.4%

9.3%

-270

-16.6%

New Paltz

426

6.3%

-48

-0.9%

-63

-20.0%

3.8%

-439

-70.6%

728

193.1%

Saugerties

-124

-3.1%

-185

-5.3%

164.3%

-318

-76.1%

205

82.7%

CITY

Kingston

-765

-3.2%

-2,097

-12.6%

378

11.8%

316

82.9%

296

17.0%

518

18.2%

COUNTY

Ulster

-3,479

-1.9%

-8,236

-5.5%

-291

-2.9%

312

10.1%

3,422

46.0%

2,911

19.3%

Source: U.S. Census ACS 2010 and 2018

Race and Ethnicity by Municipality: Number and % Change 2010-2018

Ulster County Housing Action Plan (2/2021) Page 42 Hudson Valley Pattern for Progress

JOBS AND INCOME

Major Findings: Jobs and Income

 Incomes are stagnant or declining for all but the highest earning households. Between 2010 and

2018, inflation adjusted median household income went down by 4%.

 At the lowest quintile, the mean income declined by 14.3% in the period between 2010 and

2018.

 Renters disproportionately experience low wages as compared to homeowners. Owner occupied

household income went down by 3% while renter household income dropped by 13% (after

adjusting for inflation).

 Ulster County’s most significant employment sector is Government, which accounts for 21.5% of

jobs and offers an average wage of $60,291.

 The quickly growing sector, Healthcare Care and Social Assistance also provides a high number of

jobs for the County (16.3%) with an average salary of $43,258.

 Accommodation and Food Services is another quickly growing sector, now accounting for 12.3%

of jobs in the County. This sector offers low wages with an average of $22,288.

 Well-paid jobs that require minimal education and training are on the decline. The Manufacturing

sector with an average wage of $50,121 lost a 339 jobs between 2010 and 2018, a 9.2% drop.

Transportation and Warehousing, another low skilled and medium wage sector lost 226 jobs, a

15.2% drop.

 On the upside, the Construction sector grew by 869 jobs (43.8%) and saw an increase in wages

off over $8,000 from 2010 to 2018. The average Construction wage as of 2018 was $55,555.

 The poverty rate in Ulster County increased from 12.9% to 13.9% in the eight years between

2010 and 2018.

 Besides the Village of New Paltz, which has an artificially inflated poverty rate due to the high

number of college students, the Towns of Shawangunk and Hardenburgh now have the highest

poverty rates in the County at 24.1% and 21.6% respectively.

FINDINGS: JOBS & INC

OME

Ulster County Housing Action Plan (2/2021) Page 43 Hudson Valley Pattern for Progress

This report includes the most recent jobs and income data from the New York State Department of Labor -

Quarterly Census of Employment and Wages (QCEW), and the U.S. Census American Community Survey 5-

Year Estimates. When available, numbers are and percentage changes for years 2010 and 2018 are included

in order capture trends over the last decade. Median household income, owner and renter incomes, income

quintiles, and poverty status, are all studied at both the county and municipal level.

Median Household Income by Municipality, 2018

*Data for the Towns of New Paltz, Saugerties, and Wawarsing includes the incorporated areas of these towns. This is

the area within the villages.

Source: U.S. Census - American Community Survey 2018

The map on this page represents the median household income by Ulster County municipality for 2018.

Median household income ranges from $41,753 in the Village of New Paltz to $83,430 in the Town of

Shawangunk. The low-income in the Village of New Paltz in likely in part explained by the high number of

college students who either work part time or are unemployed. The urban areas including the City of Kingston

and the villages have lower median household incomes than the surrounding towns.

Ulster County Housing Action Plan (2/2021) Page 44 Hudson Valley Pattern for Progress

Median Wages by Age Cohort 2010 to 2018 (Dollars)

*Wages are adjusted for inflation to 2018-dollar amount

**Data for the Towns of New Paltz, Saugerties, and Wawarsing includes the incorporated areas of these towns. This is

the area within the villages.

Source: U.S. Census - American Community Survey 2010 to 2018

The above chart shows median wages by age cohort from years 2010 to 2018. In Ulster County, only

householders over 65 years of age have seen a wage expansion since 2010 when wages are adjusted for

inflation. All householders between the age 25 and 64 have seen an average wage reduction in the same

period. The most significant decline in wages was for people under the age of 25 for which wages dropped by

$8,443 or 21.62%.

$39,045

$30,602

$69,511

$68,826

$78,791

$74,759

$45,344

$47,724

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

$80,000

$90,000

2010 2011 2012 2013 2014 2015 2016 2017 2018

Householder under 25 years Householder 25 to 44 years

Householder 45 to 64 years Householder 65 years and over

Ulster County Housing Action Plan (2/2021) Page 45 Hudson Valley Pattern for Progress

Changes in Income and Spending Power

From 2010 to 2018, overall median household income has gone up by 11% in Ulster County. Owner occupied

households saw their income increase by 11% and renter occupied households experienced income

stagnation.

While median income increased overall, when 2010 incomes are adjusted for inflation, the data shows that

household spending power decreased for all household types. In other words, the increase in median

household income in Ulster County from 2010 to 2018 did not keep up with the rate of inflation. Households

overall have less spending power in 2018 than they did in 2010.

Median household Income (Unadjusted)

Household Type

2010 Median

Income

2018 Median

Income

$ Change

% Change

Owner Occupied

Households

$71,016

$78,914

$7,898

11%

Renter Occupied

households

$35,000

$34,730

-$270

-1%

All Households

$57,584

$63,348

$5,764

10%

Source: U.S. Census - American Community Survey 2010 to 2018

Change in Median Household Spending Power after Adjust for Inflation

Household Type

2010 Median

Income

2018 Median

Income

$ Change

% Change

Owner Occupied

Households

$81,235

$78,914

-$2,321

-3%

Renter Occupied

households

$40,036

$34,730

-$5,306

-13%

All Households

$65,870

$63,348

-$2,522

-4%

Source: U.S. Census - American Community Survey 2010 to 2018

Ulster County Housing Action Plan (2/2021) Page 46 Hudson Valley Pattern for Progress

Change in Income and Spending Power

*Data for the Towns of New Paltz, Saugerties, and Wawarsing includes the incorporated areas of these towns. This is

the area within the villages.

Source: U.S. Census - American Community Survey 2010 to 2018

TOWNS

2010 Median

Household

Income

2010 Median

Household

Income in 2018

Dollars

2018 Median

Household

Income

2010 to 2018

Change In Median

Household Income

2010 to 2018

Change In Median

Household

Spending Power

Denning

$53,125

$60,769

$80,972

$27,847

52%

$20,203

33%

Esopus

$65,617

$75,059

$69,042

$3,425

-$6,017

-8%

Gardiner

$84,161

$96,271

$75,399

-$8,762

-10%

-$20,872

-22%

Hardenburgh

$35,357

$40,445

$50,000

$14,643

41%

$9,555

24%

Hurley

$67,798

$77,554

$81,125

$13,327

20%

$3,571

Kingston

$54,063

$61,842

$79,583

$25,520

47%

$17,741

29%

Lloyd

$64,030

$73,244

$69,337

$5,307

-$3,907

-5%

Marbletown

$81,865

$93,645

$69,258

-$12,607

-15%

-$24,387

-26%

Marlborough

$64,405

$73,673

$80,353

$15,948

25%

$6,680

New Paltz

$63,217

$72,314

$72,500

$9,283

15%

$186

Olive

$53,553

$61,259

$68,285

$14,732

28%

$7,026

11%

Plattekill

$54,529

$62,375

$58,205

$3,676

-$4,170

-7%

Rochester

$55,326

$63,287

$60,173

$4,847

-$3,114

-5%

Rosendale

$56,639

$64,789

$70,566

$13,927

25%

$5,777

Saugerties

$54,190

$61,988

$60,396

$6,206

11%

-$1,592

-3%

Shandaken

$43,349

$49,587

$39,219

-$4,130

-10%

-$10,368

-21%

Shawangunk

$78,740

$90,070

$83,430

$4,690

-$6,640

-7%

Ulster

$53,183

$60,836

$54,658

$1,475

-$6,178

-10%

Wawarsing

$43,690

$49,977

$47,229

$3,539

-$2,748

-5%

Woodstock

$60,826

$69,579

$73,356

$12,530

21%

$3,777

VILLAGES

Ellenville

$40,223

$46,011

$46,034

$5,811

14%

$23

New Paltz

$41,722

$47,726

$41,753

$31

-$5,973

-13%

Saugerties

$50,592

$57,872

$44,620

-$5,972

-12%

-$13,252

-23%

CITY

Kingston

$46,098

$52,731

$48,186

$2,088

-$4,545

-9%

COUNTY

Ulster

$57,584

$65,870

$63,348

$5,764

10%

-$2,522

-4%

Ulster County Housing Action Plan (2/2021) Page 47 Hudson Valley Pattern for Progress

From 2010 to 2018, median household income in Ulster County increased but spending power decreased. The

urban center of the county, the City of Kingston saw an 8.6% decline in household spending power. The Village

of Saugerties also saw a significant change in household spending power, decreasing by 23%. The greatest

percentage decrease in household spending power occurred in the Town of Marbletown (-26%). The Town of

Denning had the greatest percent increase in household spending power (33%).

Ulster County Income Quintile Means 2010 and 2018

Lowest

Quintile

Second

Quintile

Third

Quintile

Fourth

Quintile

Highest

Quintile

Top 5

Percent

2010

$16,521

$40,736

$66,269

$99,466

$196,856

$327,798

2018

$14,161

$36,687

$63,283

$99,037

$208,946

$358,098

% change

-14.3%

-9.9%

-4.5%

-0.4%

6.1%

9.2%

*2010 Income adjusted for inflation

Source: U.S. Census - American Community Survey 2010 to 2018

The table on this page represents income mean by quintile for Ulster County for years 2010 and 2018. In Ulster

County, quintiles for mean income show that in all but the highest quintiles, the mean income has decreased

from 2010 to 2018. The most significant drop in mean income was in the lowest quintile (14.3%) followed by

the second quintile (9.9%). According to this measure, income inequality is increasing as those in the highest

quintile have higher and growing incomes while those at the bottom have significantly decreasing incomes.

Across the Ulster County’s municipalities, most of the loss between 2010 and 2018 is concentrated in the

lower four quintiles. In 16 of the 24 municipalities in Ulster County, the percent change of mean income for

the lowest quintile was more than 10%. Of these, the mean income loss for the lowest quintile in the Towns

of Hurley and Shawangunk was more than 40%.

The greatest increase of mean income was for the top 5 percent in the Town of Kingston (190%) followed by

the Town of Denning (131.9%) and the Town of Rochester (126.1%).

Ulster County Housing Action Plan (2/2021) Page 48 Hudson Valley Pattern for Progress

Ulster County Income Quintile Means by Municipality:

Percentage Change 2010 to 2018

TOWNS

Lowest

Quintile

Second

Quintile

Third

Quintile

Fourth

Quintile

Highest

Quintile

Top 5 Percent

Denning

43.7%

26.1%

25.0%

17.1%

92.0%

131.9%

Esopus

-16.6%

0.0%

-8.9%

-4.7%

13.9%

20.3%

Gardiner

-25.8%

-20.0%

-21.2%

3.0%

11.6%

14.2%

Hardenburgh

N/A

Hurley

-41.9%

-19.6%

5.5%

9.8%

17.8%

38.0%

Kingston

4.8%

27.1%

26.0%

19.6%

74.9%

190.1%

Lloyd

-14.8%

-7.6%

-2.7%

-4.6%

1.7%

6.5%

Marbletown

-30.8%

-21.7%

-26.2%

-30.6%

-14.0%

-12.3%

Marlborough

-21.0%

9.3%

9.0%

1.1%

8.6%

7.0%

New Paltz

-18.1%

-4.6%

-3.3%

-1.5%

-4.4%

-8.3%

Olive

11.2%

8.8%

4.8%

-1.6%

-36.4%

-52.7%

Plattekill

-6.4%

-12.6%

-3.9%

9.8%

10.3%

12.0%

Rochester

4.2%

8.8%

-1.6%

9.3%

66.6%

126.1%

Rosendale

-27.0%

-6.1%

10.3%

10.5%

13.6%

12.9%

Saugerties

-15.7%

-10.4%

-2.2%

0.4%

0.7%

-8.4%

Shandaken

8.8%

-7.6%

-17.4%

-13.4%

-28.0%

-39.3%

Shawangunk

-45.5%

-18.5%

-4.4%

-0.4%

21.7%

52.6%

Ulster

-20.2%

-18.3%

-11.5%

-7.2%

5.5%

6.5%

Wawarsing

-11.6%

-1.8%

-3.6%

-7.7%

6.0%

21.6%

Woodstock

47.0%

7.9%

4.6%

6.8%

11.4%

11.3%

VILLAGES

New Paltz

-27.1%

7.4%

1.9%

-2.3%

-13.1%

-20.2%

Saugerties

-38.5%

-19.5%

-14.6%

-15.3%

-6.2%

7.3%

Ellenville

-21.0%

-13.8%

-18.4%

-4.7%

7.2%

3.1%

CITY

Kingston

-2.5%

-13.2%

-9.3%

-3.1%

3.3%

4.4%

COUNTY

Ulster

-14.3%

-9.9%

-4.5%

-0.4%

6.1%

9.2%

*2010 Income levels adjusted for inflation

Source: U.S. Census - American Community Survey 2010 to 2018

Ulster County Housing Action Plan (2/2021) Page 49 Hudson Valley Pattern for Progress

Percentage of Jobs and Average Wage by NAICS Code

2018 Annual

Change 2010-2018

Number

of Jobs

% jobs

of total

Average

Wages

Number

of Jobs

% of

Jobs

Average

Wages

% of

average

wages

Agriculture, Forestry, Fishing and

Hunting

1,018

1.7%

$32,700

$1,670

5.38%

Mining

105

0.2%

$54,794

10.5%

$2,891

5.57%

Construction

2,851

4.7%

$55,555

869

43.8%

$8,293

17.55%

Manufacturing

3,328

5.5%

$50,121

-339

-9.2%

-$256

-0.51%

Wholesale Trade

1,489

2.5%

$57,515

172

13.1%

$3,816

7.11%

Retail Trade

8,634

14.2%

$30,475

-168

-1.19%

$699

2.35%

Transportation and Warehousing

1,262

2.0%

$35,814

-226

-15.2%

$1,064

3.06%

Information

852

1.4%

$41,162

-61

-6.7%

-$6,079

-12.87%

Finance and Insurance

1,438

2.4%

$65,787

-267

-15.7%

$9,399

16.67%

Real Estate and Rental and

Leasing

892

1.5%

$45,918

178

24.9%

$7,635

19.94%

Professional and Technical

Services

1,737

2.9%

$60,839

267

18.2%

$13,780

29.28%

Management of Companies and

Enterprises

344

$73,155

117

51.5%

$14,761

25.28%

Administrative and Waste

Services

2,217

3.7%

$40,750

121

5.8%

$1,200

3.03%

Educational Services**

803

1.3%

$34,658

-29

-3.5%

$5,394

18.43%

Health Care and Social Assistance

9,927

16.3%

$43,258

1,080

12.2%

$2,801

6.92%

Arts, Entertainment, and

Recreation

861

1.4%

$29,313

11.7%

$4,967

20.40%

Accommodation and Food

Services

7,442

12.3%

$22,288

1,519

25.7%

$3,241

17.02%

Other Services, Ex. Public Admin

2,369

3.9%

$27,290

422

21.7%

-$290

-1.05%

Total, All Government***

13,074

21.5%

$60,291

-1,019

-7.2%

$1,075

1.82%

Unclassified

0.2%

$38,946

-17

-15.0%

-$44,785

-53.49%

TOTAL

60,739

2,794

*2010 wages adjusted for inflation

** Private education services only-not public

***Includes all public education jobs

Source: New York State Department of Labor - Quarterly Census of Employment and Wages (QCEW), Annual 2018

The table above shows job numbers and wages by NAICS industry code for the year 2018 along with the

change since 2010. As an industry sector, Government is the largest employer in Ulster County making up

21.5% of jobs. Healthcare Care and Social Assistance is quickly growing industry and accounts for the second

largest number of jobs (16.3%) with an average salary of $43,258. Another fast growing sector,

Accommodation and Food Service, makes up 12.3% of all Ulster employment at the average wage of

$22,288. Despite continuing to hold the largest number of jobs, Government had the highest loss of

employment in absolute numbers (-1,019). The Manufacturing sector also lost a significant number of jobs (-

339) as did Transportation and Warehousing (-226).

Ulster County Housing Action Plan (2/2021) Page 50 Hudson Valley Pattern for Progress

Poverty

The Table on this page shows the percentage of the

population in poverty by Ulster County municipality for

years 2012 and 2018. Data for 2010 is not available. Ulster

County’s poverty rate has increased from 12.9% to 13.9% of

the total population from 2010 to 2018.

The City of Kingston has seen a slight increase in that time

from 17.4% to 18.0%. The Village of New Paltz, which has

one of the highest rates of poverty, most likely due to the

large SUNY student population, has seen a reduced

percentage of the population in poverty, down to 34.8%

from 39.5%. Besides the Village of New Paltz, the Towns of

Shawangunk and Hardenburgh now have the highest

poverty rates in the County at 24.1% and 21.6%

respectively.

*2012 Data is the earliest data year available

**To determine the poverty rate, the U.S. Census uses income thresholds that vary by family size. In 2018, the income

threshold for a family of four was $25,100. Households with total income less than this amount are considered in

poverty.

Source: U.S. Census - American Community Survey 2012 to 2018

% of Population for which poverty

status is determined

TOWNS

2012

2018

Denning

11.6

7.2

Esopus

7.7

13.9

Gardiner

11.6

Hardenburgh

8.7

21.6

Hurley

8.8

Kingston

10.9

Lloyd

8.9

10.1

Marbletown

5.5

12.8

Marlborough

10.8

New Paltz

22.8

17.3

Olive town

12.7

Plattekill

12.1

12.5

Rochester

11.9

Rosendale

6.9

Saugerties

8.6

10.6

Shandaken

11.1

17.6

Shawangunk

18.9

24.1

Ulster

11.3

Wawarsing

20.2

17.6

Woodstock

10.7

14.4

VILLAGES

New Paltz

39.5

34.8

Saugerties

10.1

Ellenville

21.6

19.6

CITY

Kingston

17.4

COUNTY

Ulster

12.9

13.9

Ulster County Housing Action Plan (2/2021) Page 51 Hudson Valley Pattern for Progress

HOUSING STOCK

Major Findings: Housing Stock

 The housing Stock in Ulster County is predominantly owner occupied.

 The City of Kingston, Village of Ellenville, and Village of New Paltz are the only municipalities

in the County where there are more renter occupied housing units than owner occupied

housing units.

 There are a substantial number of second homes and vacation/recreational homes in Ulster

County, which complicates the measurement of residential vacancy rate.

 The residential vacancy rate is highest in the more rural municipalities located in the

northwest corner of the County.

 Over a quarter of housing units in Ulster County were built over eighty years ago.

 Nearly 60% of the housing stock in Ulster County was built over 50 years ago. Older houses

have a higher risk of containing lead-based paint, needing substantial structural repair, and

needing replacement of major systems like heating or plumbing.

 From 2013 to 2019, the number of annual single-family home sales in Ulster County increased

in every year except 2018.

 From 2013 to 2019, the average sale price of a single-family home in Ulster County increased

by 17% and the average sale price of a 2-3 family home increased by 24%.

FINDINGS: HOUSING ST

OCK

Ulster County Housing Action Plan (2/2021) Page 52 Hudson Valley Pattern for Progress

Housing Stock Summary Metrics

TOWNS

Total

Housing

Units

Occupied

Housing

Units

Renter

Occupied

Owner

Occupied

Vacant

Units*

Vacancy

Rate*

Denning

511

195

18%

82%

20%

Esopus

3,819

3,414

27%

73%

290

Gardiner

2,549

2,245

22%

78%

Hardenburgh

372

108

31%

69%

19%

Hurley

3,299

2,794

11%

89%

148

Kingston

509

466

14%

86%

Lloyd

4,432

3,907

31%

69%

398

Marbletown

3,055

2,269

14%

86%

114

Marlborough

3,929

3,469

34%

66%

412

11%

New Paltz

2,937

2,547

22%

78%

307

11%

Olive

2,618

1,898

20%

80%

202

10%

Plattekill

4,371

4,001

23%

77%

265

Rochester

4,308

2,861

25%

75%

551

16%

Rosendale

2,693

2,331

22%

78%

263

10%

Saugerties

7,088

6,031

24%

76%

570

Shandaken

2,889

1,447

24%

76%

356

20%

Shawangunk

4,533

3,924

22%

78%

455

10%

Ulster

5,737

5,194

36%

64%

421

Wawarsing

4,375

2,977

29%

71%

644

18%

Woodstock

4,175

2,808

22%

78%

381

12%

VILLAGES

Ellenville

1,849

1,592

54%

46%

152

New Paltz

2,288

1,935

73%

27%

308

14%

Saugerties

1,946

1,765

48%

52%

105

CITY

Kingston

10,592

9,361

53%

47%

1,047

10%

COUNTY

Ulster

84,874

69,539

31%

69%

7,579

10%

STATE

New York

8,287,087

7,316,537

46%

54%

625,394

*housing units “for seasonal, recreational, or occasional use” and “for migrant workers” are excluded from the number

of vacant units and the vacancy rate

Source: U.S. Census - American Community Survey 2018

The majority of housing units in Ulster County (69%) are owner occupied. In most municipalities, the number

of owner occupied housing units exceeds the number of renter occupied housing units by a large margin. The

City of Kingston and the villages of Ellenville and New Paltz are the only municipalities in the County where

there are more renter occupied housing units than there are owner occupied housing units. The housing stock

in the Village of New Paltz is 73% renter occupied. The presence of SUNY New Paltz in the Village of New Paltz

is likely a significant contributing factor to the high number of renter occupied housing units in the Village as

college students generate a demand for rental units.

Ulster County Housing Action Plan (2/2021) Page 53 Hudson Valley Pattern for Progress

Ulster County contains a substantial number of vacation and second homes that are not occupied year-round.

To get a more accurate representation of truly vacant properties, housing units used for seasonal,

recreational, or occasional use were excluded from the vacancy calculation. Housing for migrant workers was

also excluded. The vacancy rate in Ulster County (10%) is slightly higher than the vacancy rate in New York

State (8%). The highest vacancy rates within Ulster County are generally found in the more rural municipalities.

The three highest vacancy rates in the county are in the towns of Denning (20%), Shandaken (20%), and

Hardenburgh (19%), all of which are located in the rural northwest corner of the County.

The housing stock in Ulster County is relatively old. Older housing stock is generally associated with higher

maintenance and energy costs and more overall housing issues. Lead-based paint, which poses a significant

health risk, especially for children, was used in homes until 1978.Approximately 68% of the housing stock in

Ulster County was built prior to 1979, meaning a significant portion of the housing stock in the County could

potentially contain lead-based paint. Nearly 60% of the housing stock in the County was built over 50 years

ago. Houses that are over 50 years old are at a much higher risk of needing substantial structural repair or

replacement of major systems like heating or plumbing.

Age of Housing Stock

Source: U.S. Census - American Community Survey 2018

0% 5% 10% 15% 20% 25% 30% 35%

Built 1939 or earlier

Built 1940 to 1949

Built 1950 to 1959

Built 1960 to 1969

Built 1970 to 1979

Built 1980 to 1989

Built 1990 to 1999

Built 2000 or later

Ulster County New York State

Ulster County Housing Action Plan (2/2021) Page 54 Hudson Valley Pattern for Progress

Home Sale Trends

Since 2013, both the price and number of single-family home sales has been trending upward in Ulster County.

From 2013 to 2019, the average price of a single family home has increased by $45,786 and the median price

has increased by $33,050. Through October of 2020, both the median and average price of single-family

homes has continued to rise.

The COVID-19 pandemic has significantly affected the real estate market throughout the Hudson Valley in a

number of ways. The impact of pandemic is not captured in this data.

Single Family Homes

2013

2014

2015

2016

2017

2018

2019

2020*

Count

1,123

1,284

1,379

1,609

1,672

1,649

1,701

1,496

Median

Sale Price

$209,000

$210,000

$200,000

$215,000

$215,135

$224,500

$242,050

$266,550

Average

Sale Price

$237,236

$245,206

$236,028

$245,080

$249,043

$255,400

$278,357

$318,037

*Through October 2020

Source: Office of Real Property Tax Services

Similar to single-family home sales, the price of 2- and 3-family homes has also trended upwards since 2013,

though less consistently. With relatively fewer sales of this housing type, the average sale price is more volatile

and prone to being skewed by outlier sale prices. The number of 2- and 3-family home sales dropped off

significantly in 2016, before spiking back up in 2017.

2 and 3-Family Homes

2013

2014

2015

2016

2017

2018

2019

2020*

Count

126

105

Median

Sale Price

$146,000

$210,000

$139,000

$195,000

$165,000

$195,000

$193,450

$240,000

Average

Sale Price

$167,253

$215,005

$182,596

$206,500

$202,083

$208,377

$206,592

$263,373

*Through October 2020

Source: Office of Real Property Tax Services

Ulster County Housing Action Plan (2/2021) Page 55 Hudson Valley Pattern for Progress

HOUSING AFFORDABILITY

Major Findings: Housing Affordability

 The incomes of renters have not kept up with rising rents in Ulster County. From 2010 to

2018, median rent in the County has increased by 16% while the median income of renters

has decreased by 1%.

 The average wage of renter households in Ulster County does not provide an income to be

able to afford a 2-bedroom apartment at the fair market rent set by HUD. “Affordable” rent

is defined as no more than 30% of total income.

 Most of the homes for sale in Ulster County are too expensive for current County residents.

 For households earning the median Ulster County income, only 8.5% of houses for sale in

the County in mid-September 2020, were below the affordable purchase price.

 In over half of Ulster County municipalities there are fewer than 5 homes for sale that are

below the affordable purchase price for a household earning the median income for that

municipality.

 53% of renter households and 31% of owner households in Ulster County spend more than

30% of their income on housing costs.

 28% of renter households and 14% of owner households in Ulster County spend more than

half their income on housing costs.

 Racial and ethnic minorities are disproportionately affected by housing cost burden in Ulster

County. 32% of Black or African American households and 30% of Hispanic households are

severely cost burdened while only 17% of White households are severely cost burdened.

 According to the ALICE program by United Way, approximately 31% of households in Ulster

County are above the federal poverty line but still struggling to afford basic living essentials.

 The most common employment sectors in the County have relatively low average wages

that do not produce household incomes high enough to afford the median sale price of a

single-family home in the County and those in the service sector do not produce incomes

that are in line with affordability based on HUD Fair Market Rents.

FINDINGS: HOUSING AF

FORDABILITY

Ulster County Housing Action Plan (2/2021) Page 56 Hudson Valley Pattern for Progress

Change in Renter Income and Median Rent

2010

2018

Change

Percent

Change

Median Income of Renter Households

$35,000

$34,730

-$270

-1%

Median Rent

$939

$1,086

$147

16%

Source: U.S. Census - American Community Survey 2010, 2018

From 2010 to 2018, the median income of renters has remained largely unchanged, slightly decreasing by 1%.

While renter incomes have stagnated, median rent has gone up by 16%. This increase in rent represents an

additional $147 per month. In other words, from 2010 to 2018, renters in Ulster County have experienced a

$270 decrease in annual income and a $1,764 increase in annual spending on rent. Renter incomes are

stagnant while rents are increasing. This is further exacerbated by inflation; the spending power of renter

households has decreased by over $5,000 since 2010.

Out of Reach

The above illustrates the challenge of finding affordable rental housing in Ulster County by showing how many

hours someone would need to work to afford a 2-bedroom apartment. In this scenario, the Fair Market Rent

(FMR) for a 2-bedroom apartment is used. The U.S. Department of Housing and Urban Development (HUD)

calculates FMR every year and uses it as a baseline to determine rental voucher values. The average rent for

an unsubsidized apartment of equivalent size is typically higher than FMR.

$1,155

• The Fair market

Rent for a 2

bedroom

apartment

$22.21

• To afford that

apartment renters

need to earn an

hourly wage of

$13.33

• The average wage

of a renter in

Ulster County is

$693

• Earning the

average hourly

wage, renters can

only afford a

montly rent of

Gap Between Fair Market Rent and Affordable Rent

-$462

$1,155

•The Fair market

Rent for a 2

bedroom apartment

$13.33

•The average wage of

a renter in Ulster

County is

$693

•Earning the average

hourly wage, renters

can only afford a

montly rent of

To afford the Fair Market Rent, someone earning the average wage would need to work

67 Hours per week

Ulster County Housing Action Plan (2/2021) Page 57 Hudson Valley Pattern for Progress

The table shows that an affordable rent for someone working a typical 40-hour workweek earning the average

wage rate in Ulster County is $693 per month. In this scenario, “affordable” means that the cost of rent does

not exceed 30% of total income. At the average wage rate of $13.33 per hour, someone would have to work

67 hours per week to earn an income that would make a 2-bedroom apartment affordable.

Summary of Affordability for Homeownership by Municipality

TOWNS

2018 Local Median

Household Income

Median Active Price

# of

Active Listings

Low

Listing Price

High

Listing Price

Income Required to Purchase

Median Priced Home

Required Income for

Purchase as % of County AMI

Maximum Purchase based on

Local Median Income

# of Active Listings below

Maximum Purchase

Denning

$80,972

$630,000

$89,900

$2,250,000

$199,000

238%

$249,000

Esopus

$69,042

$362,000

$50,000

$5,900,000

$116,000

139%

$210,000

Gardiner

$75,399

$619,950

$54,000

$2,500,000

$196,000

234%

$230,000

Hardenburgh

$50,000

$1,950,000

$595,000

711%

$148,000

Hurley

$81,125

$359,900

$199,500

$2,350,000

$115,000

137%

$251,000

Kingston

$79,583

$344,500

$195,000

$465,500

$115,000

137%

$234,000

Lloyd

$69,337

$354,900

$158,500

$950,000

$120,000

143%

$200,000

Marbletown

$69,258

$599,000

$180,000

$3,500,000

$180,000

215%

$222,000

Marlborough

$80,353

$379,900

$149,000

$1,200,000

$139,000

166%

$215,000

New Paltz

$72,500

$449,000

$225,000

$2,500,000

$154,000

184%

$205,000

Olive

$68,285

$484,450

$135,000

$1,395,000

$138,000

165%

$232,000

Plattekill

$58,205

$425,000

$234,500

$975,000

$144,000

172%

$165,000

Rochester

$60,173

$416,000

$115,000

$1,800,000

$126,000

151%

$181,000

Rosendale

$70,566

$269,900

$109,900

$2,200,000

$87,000

104%

$217,000

Saugerties

$60,396

$349,900

101

$95,000

$1,900,000

$115,000

137%

$178,000

Shandaken

$39,219

$314,950

$95,000

$2,550,000

$95,000

114%

$98,000

Shawangunk

$83,430

$329,500

$89,900

$2,025,000

$112,000

134%

$243,000

Ulster

$54,658

$294,500

$101,000

$795,000

$99,000

118%

$157,000

Wawarsing

$47,229

$337,000

$110,000

$1,950,000

$113,000

135%

$125,000

Woodstock

$73,356

$625,000

$225,000

$2,990,000

$179,000

214%

$247,000

VILLAGES

Ellenville

$46,034

$195,900

$69,000

$339,000

$70,000

84%

$115,000

New Paltz

$41,753

$529,700

$325,000

$849,900

$160,000

191%

$109,000

Saugerties

$44,620

$279,000

$165,000

$6,950,000

$87,000

104%

$122,000

CITY

Kingston

$48,186

$268,450

$79,500

$2,300,000

$93,000

111%

$127,000

COUNTY

Ulster

$63,348

$375,000

773

$50,000

$6,950,000

$121,000

145%

$189,000

Source: US Department of HUD, Census Bureau and American Community Survey, Ulster County MLS, Listings as of mid-September

2020

Ulster County Housing Action Plan (2/2021) Page 58 Hudson Valley Pattern for Progress

HOUSING COST BURDEN

Every year, The U.S. Department of Housing and Urban Development (HUD), in partnership with the U.S.

Census Bureau, publishes a housing cost burden dataset known as “CHAS” (Comprehensive Housing

Affordability Strategy). CHAS data includes information about household income and housing affordability. To

better understand localized housing affordability, CHAS income data is expressed a percentage of Household

Area Median Family Income (HAMFI). This approach allows for a more accurate representation of local

housing affordability. In 2016, the HAMFI in Ulster County was $75,900. The table below shows the calculated

value of household incomes at 80%, 50%, and 30% of HAMFI in Ulster County.

Ulster County 2016 HAMFI

100%

80%

50%

30%

2016

Household Area

Median Family

Income (HAMFI)

$75,900

$60,720

$37,950

$22,770

Source: HUD – Median Family Income Documentation System

In addition to providing information on income, CHAS data also tracks housing cost burden expressed as the

percentage of household income spent on housing costs. For renters, housing costs are defined as the cost of

rent and utilities. For homeowners, housing costs are defined as the cost of mortgage payments, utilities,

association fees, insurance, and real estate taxes. For the purposes of this report, CHAS data is used to define

housing cost burden the following manner:

Housing

Cost Burden

Definition

(Percentage of Household Income Spent on Housing Costs)

Affordable

Less than or equal to 30%

Unaffordable

Greater than 30% but less than or equal to 50%

Severely Cost Burdened

Greater than 50%

Ulster County Housing Action Plan (2/2021) Page 59 Hudson Valley Pattern for Progress

Ulster County: Housing Cost Burden Details

Affordability: All Income Levels

Affordable

Unaffordable

Severe

Total

RENTERS

9,865

5,070

6,060

20,995

as a % of the total number

47.0%

24.1%

28.9%

100%

OWNERS

33,480

8,100

6,765

48,345

as a % of the total number

69.2%

16.8%

14.0%

100%

COMBINED RENTERS AND OWNERS

43,345

13,170

12,825

69,340

as a % of the total number

62.5%

19.0%

18.5%

100%

0.0%

20.0%

40.0%

60.0%

80.0%

100.0%

Renters Owners Combined

28.9%

14.0% 18.5%

24.1%

16.8%

19.0%

47.0%

69.2%

62.5%

Severely Cost Budened Unaffordable Affordable

28.9%

Severely Cost

Burdened

53.0%

Living in Severely

Cost Burdened and

Unaffordable

Housing

Renters

14.0%

Severely Cost

Burdened

30.8%

Living in Severely

Cost Burdened and

Unaffordable

Housing

Owners

18.5%

Severely Cost

Burdened

37.5%

Living in Severely

Cost Burdened and

Unaffordable

Housing

Renters

and

Owners

Ulster County Housing Action Plan (2/2021) Page 60 Hudson Valley Pattern for Progress

Ulster County: Housing Cost Burden Summary

Combined Renters and Owners

Number and Percentage of Owners and Renters by Income Level

Owner

Renter

Total

Household Income <= 30% HAMFI

3,620

37.5%

6,035

62.5%

9,655

Household Income >30% to <=50% HAMFI

4,615

51.1%

4,425

48.9%

9,040

Household Income >50% to <=80% HAMFI

7,285

63.2%

4,235

36.8%

11,520

Household Income >80% to <=100% HAMFI

4,715

69.8%

2,040

30.2%

6,755

Household Income >100% HAMFI

28,110

86.8%

4,260

13.2%

32,370

Total

48,345

69.7%

20,995

30.3%

69,340

Renters Only

Number of Renters by Affordability Level

Affordable

< 30%

Unaffordable

30% to 50%

Severe

> 50%

Total

Severely

Cost

Burden

Household Income <= 30% HAMFI

1,180

745

4,110

6,035

68.1%

Household Income >30% to <=50% HAMFI

935

1,905

1,585

4,425

35.8%

Household Income >50% to <=80% HAMFI

1,925

1,995

315

4,235

7.4%

Household Income >80% to <=100% HAMFI

1,725

280

2,040

1.7%

Household Income >100% HAMFI

4,100

145

4,260

0.4%

Total

9,865

5,070

6,060

20,995

28.9%

Owners Only

Number of Owners by Affordability Level

Affordable <

30%

Unaffordable

30% to 50%

Severe

> 50%

Total

% Severely

Cost

Burden

Household Income <= 30% HAMFI

680

505

2,435

3,620

67.3%

Household Income >30% to <=50% HAMFI

1,385

1,285

1,945

4,615

42.1%

Household Income >50% to <=80% HAMFI

3,560

2,315

1,410

7,285

19.4%

Household Income >80% to <=100% HAMFI

2,940

1,215

560

4,715

11.9%

5,695 Renter Households =< 50% HAMFI

Severely Cost Burdened

8,345 Renter Households =< 50% HAMFI

pay over 30% toward rent

Ulster County Housing Action Plan (2/2021) Page 61 Hudson Valley Pattern for Progress

The CHAS data for Ulster County shows that housing cost burden affects renters more than owners. 29% of

renters are severely cost burdened compared to 14% of owners. While housing cost burden

disproportionately affects renters, it is important to note that there are more severely cost burdened owners

than there are renters. This is due to the fact that overall there are more owner occupied then renter occupied

households in the County.

The CHAS data also shows that lower income households experience more housing cost burden. This is true

for both renters and owners. Among renters with a household income that is <=30% of HAMFI, 68% are

severely cost burdened. Among owners in the same income category, 67% are severely cost burdened. On the

opposite end of the income spectrum, less than 1% of renters who earn >100% of HAMFI are severely cost

burdened and 1.5% of owners in the same income category are severely cost burdened. This pattern is largely

because housing is an essential need and typically the largest expense in a household budget. The lower a

household income is, the greater the chance that they will be forced to spend over half of their income on

housing costs.

Household Income >100% HAMFI

24,915

2,780

415

28,110

1.5%

Total

33,480

8,100

6,765

48,345

14.0%

4,380 Owner Households =< 50% HAMFI

Severely Cost Burdened

6,170 Owner Households =< 50% HAMFI

pay over 30% toward owning a home

Ulster County Housing Action Plan (2/2021) Page 62 Hudson Valley Pattern for Progress

The map below classifies every municipality in Ulster County by what percentage of households are severely

cost burdened. In the Town of Gardiner and The Village of New Paltz, more than a quarter of households are

severely cost burdened. It is important to remember that cost burden is a measure of housing costs relative

to household income. This map illustrates that housing cost burden can affect both communities with

relatively high household incomes like Gardiner, and communities with relatively low household incomes,

like the Village of New Paltz.

Source: U.S. Department of Housing and Urban Development CHAS 2012-2016

Ulster County Housing Action Plan (2/2021) Page 63 Hudson Valley Pattern for Progress

Housing Cost Burden by Race and Ethnicity

Racial and ethnic minorities are disproportionately affected by housing cost burden. In Ulster County, well

over half of Black or African American households are unaffordable households or severely cost burdened

households. White households have the lowest percentage of both unaffordable households and severely

cost burdened households.

Affordable

Cost-Burdened

Severely Cost

Burdened

Black or African-American, non-Hispanic

985

820

865

Hispanic, any race

2,080

940

1,325

Asian, non-Hispanic

505

200

185

Other, non-Hispanic

710

210

285

White, non-Hispanic

38,215

10,995

10,180

Source: U.S. Department of Housing and Urban Development CHAS 2012-2016

Severe Housing Problems

HUD defines three types of severe housing problems:

 A lack of complete plumbing or kitchen facilities

 More than 1.5 occupants per bedroom (overcrowding)

 Severe cost burden

By far the most common severe housing problem in Ulster County is severe cost burden. Several households

have more than one severe housing problem. Overall, there are approximately 13,199 households in Ulster

County with at least one severe housing problem.

32%

30%

21%

24%

17%

31%

22%

17%

19%

37%

48%

57%

59%

64%

Black or African-

American, non-

Hispanic

Hispanic, any race Asian, non-Hispanic Other, non-Hispanic White, non-Hispanic

Severely Cost Burdened Cost-Burdened Affordable

Ulster County Housing Action Plan (2/2021) Page 64 Hudson Valley Pattern for Progress

Source: U.S. Department of Housing and Urban Development CHAS 2012-2016

Ulster County Housing Action Plan (2/2021) Page 65 Hudson Valley Pattern for Progress

ALICE

The ALICE project by United Way is an effort to quantify and describe the number of households that are

struggling financially but not typically captured by traditional measures of poverty (ALICE data should not be

used for program eligibility or program funding). ALICE stands for Asset Limited, Income Constrained, and

Employed. The ALICE project calculates a minimum “Survival Household Budget” with extremely conservative

costs for housing, childcare, food, transportation, health care, technology costs, and taxes with an overall 10%

for miscellaneous expenses. This budget is rounded to the nearest U.S. Census ACS income category and

adjusted for household composition. Households that are below the budget threshold yet are above the

federal poverty line are categorized as “ALICE households”. In other words, ALICE households represent

working families who earn enough to be ineligible for government assistance but are still struggling to afford

basic living essentials.

Source: United Way, ALICE project 2018

The chart above shows the share of households below the poverty line, ALICE households, and households

above the ALICE threshold for each municipality in Ulster County. The chart also shows the percentage of

households below the ALICE threshold (including households in poverty). In Ulster County, the Village of

Ellenville has the highest percentage of households below the ALICE threshold (66%), closely followed by the

Town of Shandaken (64%). Nearly half (49%) of households in Shandaken are ALICE households, the highest

percentage in the County.

% Below ALICE

Threshold

Denning

30%

Esopus

39%

Gardiner

31%

Hardenburgh

46%

Hurley

35%

Kingston

30%

Lloyd

39%

Marbletown

37%

Marlborough

33%

New Paltz

24%

Olive

40%

Plattekill

47%

Rochester

39%

Rosendale

40%

Saugerties

43%

Shandaken

64%

Shawangunk

31%

Ulster

48%

Wawarsing

52%

Woodstock

39%

Ellenville (village)

66%

New Paltz (village)

59%

Saugerties (village)

55%

Kingston (city)

57%

Ulster County

42%

ALICE Household Status

12%

14%

26%

24%

12%

13%

10%

15%

10%

12%

10%

14%

11%

10%

19%

12%

10%

31%

43%

46%

33%

42%

27%

39%

35%

20%

49%

33%

30%

28%

37%

29%

18%

25%

23%

28%

21%

25%

27%

19%

29%

27%

58%

43%

45%

41%

34%

61%

48%

52%

69%

36%

57%

60%

61%

53%

60%

76%

67%

63%

61%

70%

65%

54%

69%

61%

70%

Poverty ALICE Above ALICE

Ulster County Housing Action Plan (2/2021) Page 66 Hudson Valley Pattern for Progress

Source: United Way, ALICE project 2018

Ulster County Housing Action Plan (2/2021) Page 67 Hudson Valley Pattern for Progress

Homeless Population

The inability of people to find affordable housing is the largest contributor to homelessness. Ulster County’s

housing challenges are a crisis for households who are unable to find any housing options and as a result end

up living on the street or in a shelter.

The Continuums of Care (CoC) is a regional planning body that coordinates housing and services funding for

the homeless. The CoC is required by HUD to conduct a Point-in-Time (PIT) count of sheltered and unsheltered

people on a single night in January each year. The following is the PIT for Ulster County 2020.

Ulster County: Continuum of Care Point-in-Time Homeless Count-January 2020

Unsheltered HUD Homeless

Sheltered and Unsheltered Totals

Number of Households with Children

Number of Persons in Families

260

Number of Children under 18

146

Number of Individual Households

172

Number of Individuals

178

Total Homeless

438

Source: Ulster County Continuum of Care/RUPCO

New York State Department of Education tracks homeless students. For the school year 2018-2019 Ulster

County had 576 students that experienced homelessness at some point during the school year. The majority

of these students were “Doubled-Up” meaning they were living with another family that may have been a

relative or friend. In the same school year, 94 students were in a shelter and 149 were living in a hotel or

motel.

Ulster County: Student Homeless Population: 2018-2019

Doubled-

Up*

Hotel /

Motel

Sheltered

Unsheltered (cars, parks,

campgrounds, temporary trailer, or

abandoned buildings)

Total by Primary

Nighttime Residence

333

149

576

* Doubled-up describes a shared living arrangement where one family temporarily lives with family, friends, or other

relatives

Source: New York State Department of Education

Ulster County Housing Action Plan (2/2021) Page 68 Hudson Valley Pattern for Progress

Ulster County: Student Homeless Population – 2018-2019

2007-

2008

2008-

2009

2009-

2010

2010-

2011

2011-

2012

2012-

2013

2013-

2014

2014-

2015

2015-

2016

2016-

2017

2017-

2018

2018-

2019

Ellenville

CSD

101

112

110

112

108

Highland

CSD

Kingston

City SD

134

263

187

234

280

227

228

212

204

230

236

Marlboro

CSD

New Paltz

CSD

Onteora

CSD

Rondout

Valley CSD

Saugerties

CSD

Wallkill

CSD

s indicates less than five (5) reported

Source: New York State Department of Education

Ulster County Housing Action Plan (2/2021) Page 69 Hudson Valley Pattern for Progress

The table on this page is a PIT count that shows Ulster County homeless facilities, the number of homeless

people present at the facility, and a bed count as well as a calculation for utilization rate on a single night in

2020. At more than half of the facilities (ten out of nineteen), the utilization rate was at or above 100%. This

indicates that the need for this type of service is high. The GCI Permanent Housing for Women with Children

was at 114% utilization rate. This is likely explained as a mother with an infant or small child, but is still

indicatory that this population is vulnerable and reliant of limited services.

Ulster County Homeless Housing Inventory: 2020

Organization Name

Project Name

Point in

Time

Count

Total

Beds

Utilization

Rate

Catholic Charities of

Ulster, Orange and

Sullivan

Code Blue Warming Center

100%

Family of Woodstock

Darmstadt Shelter

57%

Domestic Violence

82%

Family House

36%

Family Housing SHP Program

67%

Family Inn

100%

Family Shelter Program

100%

FAMILY SHP 2 PROGRAM

65%

Family's SRO Program

97%

Midway I and II

75%

Rapid Re-Housing Families

100%

RRH for Domestic Violence

Survivors

100%

GCI

Permanent Housing for

Women w Children

114%

People Inc.

People Home Again

100%

Rehabilitation Support

Services

OASAS S+C

81%

RUPCO

Hasbrouck Apartments

100%

RUPCO ESG Program

100%

Ulster County

Patriots Project

25%

Ulster County DSS

Area Motels

288

100%

TOTAL

549

Source: Ulster County Continuum of Care/RUPCO

Ulster County Housing Action Plan (2/2021) Page 70 Hudson Valley Pattern for Progress

PORTRAIT OF HOUSING NEED

This section explores the comparison between local wages and the cost of housing in terms of

homeownership.

This chart contains data from two different sources. Data from the

2018 American Community Survey (U.S. Census

Bureau) is derived from a survey of residents, and data from the

NYS Department of Labor is derived from a survey of

employers that report data about their employees. Though largely compatible, there is one employment sector where

these two data sources do not align due to the way the data is reported. The number of residents employed in the

“Educational services” sector represents every resident that self-identified as being an educator; however, the average

wage for the “Educational services” sector represents only privately-employed educators.

Ulster County Area Median Income by Family Size

% AMI

1-person

2-person

3-person

4-person

5-person

6-person

30%

$17,600

$20,100

$22,600

$26,200

$30,680

$35,160

50%

$29,300

$33,500

$37,700

$41,850

$45,200

$48,550

60%

$35,160

$40,200

$45,240

$50,220

$54,240

$58,260

80%

$46,900

$53,600

$60,300

$66,950

$72,350

$77,700

100%

$58,600

$67,000

$75,400

$83,700

$90,400

$97,100

Source: Department of Housing and Urban Development (HUD)

Ulster County Employment and Wages*

Number of

Residents

Employed in

Industry

% of

Employed

Residents

Average Industry

Wage in Ulster

County

Agriculture, forestry, fishing and hunting

814

$32,700

Mining, quarrying, and oil and gas extraction

0.1%

$54,794

Construction

6,576

$55,555

Manufacturing

5,233

$50,121

Wholesale trade

1,852

$57,515

Retail trade

10,789

12%

$30,475

Transportation and warehousing

3,357

$35,814

Utilities

859

$54,794

Information

1,772

$41,162

Finance and insurance

3,742

$65,787

Real estate and rental and leasing

1,520

$45,918

Professional, scientific, and technical services

5,403

$60,839

Management of companies and enterprises

0.1%

$73,155

Administrative and support and waste management services

2,305

$40,750

Educational services**

10,701

12%

$34,658

Health care and social assistance

13,775

16%

$43,258

Arts, entertainment, and recreation

2,082

$29,313

Accommodation and food services

6,584

$22,288

Other services, except public administration

4,458

$27,290

Public administration

4,764

$60,291

Total - All Industries

86,733

$44,020

Ulster County Housing Action Plan (2/2021) Page 71 Hudson Valley Pattern for Progress

Housing Need Scenarios for Top Industries in Ulster County

Family of 1

1 income

AMI $58,600

Family of 2

1 income

AMI $67,600

Family of 3

1 income

AMI $75,400

Family of 4

2 incomes

AMI $83,700

Family of 5

2 incomes

AMI $90,400

Industry/Job title

Accommodation and

food services

Health care and

social assistance

Construction

Income 1:

Manufacturing

Income 1:

Professional,

scientific and

technical services

Income 2:

Retail

Income 2:

Educational services

% of Employed Population

8.0%

16.0%

8.0%

6.0%

12.0%

Annual Average Wage

$22,288

$43,258

$55,555

$50,121

$60,839

$30,475

$34,658

% County AMI Adjusted for

Family Size

38.0%

64.0%

73.7%

96.3%

105.6%

Monthly Housing Cost

Should Not Exceed

$557

$1,081

$1,389

$2,015

$2,387

Can Afford a Home Valued

up to

$48,000

$125,000

$165,000

$245,000

$293,000

Median Sales Price

$375,000

Gap (What’s Affordable –

Median Sale Price)

-$327,000

-$250,000

-$110,000

-$130,000

-$82,000

Number of Homes for Sale

on MLS at Affordable Price

0 / 773

22 / 773

45 / 773

168 / 773

272 / 773

* Based on NYS ORPS; ** Based on Ulster MLS search mid-September 2020

Scenarios are based on standard underwriting with a 30 year fixed rate mortgage at 3.25% interest and 5% down payment. The tax

rate is based on the Ulster County Real Property Data Report, which does not include special districts. The school tax is based on the

primary district in the town. The underwriting assumes that as a household size increases from one person to five persons, the other

recurring monthly debts that are used in the back end ratio also increase.

Existing market conditions for Ulster County show a median price of $375,000 with homes on the market for an average of 68 days.

There are 773 single-family homes for sale with a low of $50,000 and a high of $6,950,000.

Assuming a 4-person household with $650 in other recurring monthly debt, such as car loans, personal loans, student debt, and other

unsecured loans, would need to earn $121,000 a year in order to purchase the median priced home in the County. This represents

145% of the Area Median Household Income for Ulster County. The median household in Ulster County is $63,348, which can

purchase a home valued at $189,000. There are 66, single-family home out of 773 active listings below $189,000, representing 8.5%

of the total market.

Ulster County Housing Action Plan (2/2021) Page 72 Hudson Valley Pattern for Progress

Portraits of Housing Needs

Family of Four

Family of Three

Family of Five

Family of One

Accommodation and food

services: $22,288

Makes up 8% of employed

population in Ulster County

38.0% of AMI

Rent should not exceed

$557/month

Can afford a home valued up

to $48,000

Construction: $55,555

Makes 8% of employed

population in Ulster County

73.7% of AMI

80% of AMI

Rent should not exceed

$1,389/month

185,000

Can afford a home valued up

to $165,000

Manufacturing: $50,121

Retail: $30,475

Makes up 6% and 12% of

employed population in Ulster

County

96.3% of AMI

74% of AMI

Rent should not exceed

$2,015/month

Can afford a home valued up

to $245,000

Professional, Scientific and

Technical Services: $60,839

Educational Services: $34,658

Makes up 6% and 12% of

employed population Ulster

County

105.6% of AMI

Rent should not exceed

$2,387/month

Can afford a home valued up

to $293,000

Family of Two

Health care and social

assistance: $43,258

Makes up 16% of employed

population in Ulster County

64% of AMI

Rent should not exceed

$1,081/month

Can afford a home valued up

$125,000

Ulster County Housing Action Plan (2/2021) Page 73 Hudson Valley Pattern for Progress

THE IMPACT OF COVID

The impact of the COVID-19 pandemic in Ulster County has been widespread and pervasive – health,

healthcare, jobs, transportation, and housing have all been affected. One of the most visible effects of the

COVID-19 pandemic was the immediate and dramatic impact on the workforce. As the virus spread and non-

essential businesses were ordered to close in late March, Ulster County and the Mid-Hudson region

experienced historically high unemployment rates. The unemployment rate peaked in Ulster County at 14.9%

in April. From April to July, the monthly unemployment rate remained above 10%. For context, the next

highest monthly unemployment rate in the past 30 years occurred in 2012 during the Great Recession when

the unemployment rate reached 9.1%. As many lost their jobs, the number of unemployment insurance claims

skyrocketed. In the Mid-Hudson region, the number of unemployment insurance claims in early April of 2020

was twenty to thirty times larger than the number of claims in early April of 2019.

Ulster County Monthly Unemployment Rate: January 1990-October 2020

Source: New York State Department of Labor

Another effect of the COVID-19 pandemic was a significant exodus from New York City as people sought

escape urban environments where the virus was more widespread. Due to its proximity to New York City,

Ulster County and the rest of the Mid-Hudson region was a natural landing place for those fleeing the city.

This substantially increased the demand for housing in Ulster County.

As the demand for housing went up, housing market activity and housing supply simultaneously went down

as evidenced by sharp decreases in new listings, closed sales, and months of inventory. These decreases were

primarily the result of COVID-19 disrupting several aspects of the home buying process. In the spring of 2020,

when the virus was rapidly spreading throughout New York State, there was significant apprehension about

in-person home tours. In many cases, real estate agents were discouraged or prohibited from showing homes.

Additionally, home closings throughout the region were delayed due to the pandemic-related disruptions to

municipal services.

8.2%

9.1%

14.9%

10%

12%

14%

16%

1990

1991

1992

1993

1994

1995

1996

1997

1998

1999

2000

2001

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

Ulster County Housing Action Plan (2/2021) Page 74 Hudson Valley Pattern for Progress

Real Estate Market Housing Trends: 2019-2020

New Listings

Closed Sales

Months of Inventory

(Supply)

2019

2020

Change

2019

2020

Change

2019

2020

Change

Ulster

County

1,228

930

-24.3%

524

418

-20.2%

8.6

5.3

-38.4%

Mid-

Hudson

Region

12,617

8,978

-28.8%

5,755

4,409

-23.4%

Source: New York State Association of Realtors, Quarterly Report on the New York State Market 2020

The increase in demand for housing and the simultaneous decrease in housing supply resulted in a tight

housing market with increased prices. Compared to the second quarter of 2019. The median price of a single

family home in Ulster County increased from $235,000 in Q2 2019 to $275,000 in Q2 2020. This represents an

increase of 17%, which is among the largest increases in the Mid-Hudson Region.

The demand for housing also fueled new construction activity as local officials saw an increase in subdivision

activity and building permit requests. The County Health Department also recorded an increase in the number

of septic permits as most of the new development occurred outside of urban areas.

The COVID-19 pandemic has put a spotlight on financial and housing insecurity in the region. Before the

pandemic hit, many households with little to no savings were living one emergency away from a financial

disaster. The combination of pandemic induced job losses and a tightening housing market has been

devastating for many Ulster County residents and has yet to play itself out as foreclosures and evictions remain

paused as of the writing of this report.

Housing costs are typically the largest part of a household budget. Approximately 13% of owners and 30% of

renters in Ulster County spend more than half of their income on housing costs. A statewide eviction

moratorium has temporarily helped many renters stay in their homes; however, many of these renters will

not be in a strong financial position to make up the missed payments when the moratorium is lifted. Delayed

rent payments can also have a significant effect on landlords who are often counting on rental income to cover

the cost of a mortgage and other expenses. Landlords and homeowners who have gone into mortgage

forbearance as a result of the pandemic may have a hard time making up the missed payments, especially if

they are required to pay in a lump sum.

The full impact and long-term consequences of the COVID-19 pandemic likely will not be known for years to

come. However, what is clear now is that the immediate impacts on health, employment, and housing have

been devastating for many Ulster County residents.

Even before the pandemic, rising housing costs and stagnant wages were contributing to housing insecurity

in the County. The pandemic has exacerbated these problems and heighted the urgent need to address

housing issues in Ulster County.

Ulster County Housing Action Plan (2/2021) Page 75 Hudson Valley Pattern for Progress

PART 3: HOUSING ACTION PLAN:

RECOMMENDATIONS

Ulster County Housing Action Plan (2/2021) Page 76 Hudson Valley Pattern for Progress

Housing Action Plan: Recommendations

Ulster County is far from homogeneous in terms of geography, governance, socio-economics, demographics,

employment centers, and local capacity within government and non-profit services. There are 20 towns, 3

villages, and 1 city with different elected officials in each. Just as different geographic parts of the region

require unique solutions, different demographic segments of the region’s population require custom-tailored

strategies to meet their specific housing needs.

Housing, economic and demographic data, in addition to countless anecdotal stories make a clear case for the

need for housing solutions in Ulster County. The following recommendations offer a targeted response to the

unique housing challenges of the County and are designed as a menu of options that promote, support, and

encourage the development and preservation of a wide range of housing options.

It is important to note that without a public policy response the private sector is unlikely to move to meet the

affordability needs within the County and non-profit sector cannot, by itself, address these needs.

Ulster County has a strong contingent of non-profit and community-based organizations in place. In particular,

RUPCO as the designated Rural Preservation Corporation and an affiliate of NeighborWorks America has

provided a multitude of housing and service programs for decades. Ulster County also has the benefit of a

strong Continuum of Care network and a number of smaller non-for-profit agencies that provide numerous

housing and service programs.

The largest urban center in the county, the City of Kingston, has a number of housing initiatives and programs

directly funded through the US Department of Housing and Urban Development (HUD). Additionally, there

are subsidized rental housing developments that range from Public Housing to privately held developments

primarily funded through the Low-income Housing Tax Credit program. Nonetheless, there is a lack of housing

inventory and the demand is growing.

Based upon the research and analysis conducted within this housing study, to address the identified need, the

County should consider implementation of the following recommendations:

Establish an Ulster

County Housing Task

Force

Establish Partnerships

and Collaborate with

Non-profit Housing

Developers for Scattered

Site Redevelopment

Increase the Supply

of Supportive and

Transitional Housing

Design and

Implement a Housing

Smart Communities

Initiative

Establish Housing

Funds for Ulster

County

Ulster County Housing Action Plan (2/2021) Page 77 Hudson Valley Pattern for Progress

In adopting these recommendations, the County will need to identify the needed resources and funding for

implementation and provide staff support or secure consultant support, or a combination of the two. Some

of these recommendations are not new to the County and may be easily introduced, while others will need

additional review and further adaptation to be successfully implemented in Ulster County. Each

recommendation requires resources that may include research, analysis, capacity building, community

engagement, programmatic design and delivery systems, legal work, legislative action, and in some cases,

fiscal support.

Example of How Other Counties Resource and Staff Housing Programs:

 Tompkins County Planning Department Staff – The Tompkins County Planning Department has two

staff members dedicated to housing work including a Senior Planner and the Deputy Commissioner

of Planning and Sustainability. Identifying specific staff and directly assigning tasks and responsibilities

can create efficiencies and removes confusion of roles within a large department with no single point

of contact.

Ulster County Housing Action Plan (2/2021) Page 78 Hudson Valley Pattern for Progress

RECOMMENDATION 1: Establish an Ulster County Housing Task

Force

Although affordable housing is an urgent need in many Ulster County communities, municipalities

often do not have the necessary time or resources to address the issue in a meaningful way. A county

level housing task force would support municipal affordable housing efforts and facilitate the

development affordable housing in a number of ways:

 Assessment of Housing Need – The task force could periodically analyze the latest housing

trends and data and provide an assessment of housing needs. Understanding the local housing

conditions is an important first step for tackling the issue. A county level task force is well suited to

conduct this assessment.

 Educational Materials – The findings of housing needs assessments conducted by the task

force should be used to demonstrate the need for and the benefits of affordable housing. The task

force could disseminate this and other types of educational materials via presentations, publications,

and social media.

 Assist in Site Selection - Housing development in Ulster County is difficult for a number of

reasons including high land and construction costs, a desire to preserve open space, high

infrastructure costs, and community opposition. The task force could alleviate some of these

difficulties by helping to identify appropriate and efficient sites for affordable housing development

or redevelopment. The product of this work is an inventory of both publicly and privately owned

vacant sites and buildings. The Task Force should review and propose zoning modifications for these

sites to encourage the development of affordable housing. The preparation for making sites housing

ready reduces time and costs associated with the planning process, which in the long run reduces cost

to the end user, whether for a renter or homeowner.

 Support the Housing Smart Community Initiative (see recommendation below)

To maximize effectiveness and build community buy in, the task force should be comprised of

representative cross section of people from a variety of relevant professions and positions in the

community. The types of people on the task force could include:

 Ulster County Planning Board representatives

 Ulster County Department of Social Services representatives

 Non-profit developers

 For profit developers

 Tenant Associations

 Other mission driven organizations with a mission related to housing

 Municipal Officials

 Landlords

 Other community stakeholders

The Ulster County Planning Department should be charged with administrative and technical support

for the Task Force and providing appropriate resources as note above.

RECOMMENDATION 1

Ulster County Housing Action Plan (2/2021) Page 79 Hudson Valley Pattern for Progress

Example:

The City of Albany Housing Affordability Task Force (formed in 2016). Their stated goal is to:

“…study the issue of affordable housing in the city of Albany, assess the demand and supply

for it, and explore the ways the City of Albany can protect existing opportunities for quality,

stable, and affordable housing for city residents and extend those opportunities to

underserved communities.”

Since its creation, the City of Albany Housing Task force has taken actions to advance these goals. They have

held public forums, conducted tenant surveys, analyzed housing and demographic data, and provided

recommendations to the City Government.

Ulster County Housing Action Plan (2/2021) Page 80 Hudson Valley Pattern for Progress

RECOMMENDATION 2: Establish Partnerships and Collaborate with

Developers for Scattered Site Redevelopment Re-development

Throughout Ulster County, there are vacant lots and housing units that offer a potential solution for a

housing market with a limited and dwindling supply and rising prices. The Housing Task Force (see above

recommendation) will identify and inventory these sites. The next step is for the County to work with a

wide array of non-profit housing and/or for profit developers to create a portfolio of scattered sites for

redevelopment.

What is Scattered Site (Re)Development?

 A portfolio of small housing sites (1-4 units)

that are not necessarily contiguous but are

grouped as a single development in order to be

eligible for tax credits, for lending purposes, for

benefits from economy of scale, and for

management simplicity

 Properties may need minor rehabilitation or

may require greater investment such as entire

building construction

Benefits of Scattered Site Re-development:

 Eliminates neighborhood blight

 Less community opposition than large multi-family housing

 Infill development typically faces less community opposition than large scale, greenfield development

 Supports the preservation of open space

 Housing solution with shorter timeline than new construction of large developments. The re-

development of existing properties serviced with infrastructure can be months as opposed to years for

new development.

 Improves municipal tax base by reuse of vacant land and/or buildings

 Improves neighboring property values

 Typically reduces crime and leads to safer neighborhoods

 Typically, the sites are within existing neighborhoods and are already served by roads, water, sewer,

and other infrastructure and services

 A large portfolio of sites allows developers to benefit from an economy of scale, bulk purchasing, labor,

management, and administrative costs

 Creates more economically diverse neighborhoods

 Because sites themselves are varied, offers a range of housing types at a range of affordability levels

Iberville Off-Site Homes – Scattered Site Development

Source: http://www.redmellon.com

RECOMMENDATION 2

Ulster County Housing Action Plan (2/2021) Page 81 Hudson Valley Pattern for Progress

Best Practices Scattered Site (Re)Development

 Management Cost – to achieve lower maintenance, and administrative costs a good management plan

for scattered site housing is required. The housing stock will vary, the maintenance requirements will

vary, therefore planning is key to controlling costs. New technologies such as smart systems to alert

property owners of maintenance issues and keyless locks for entry reduce the maintenance costs of

scattered sites.

 Asset and Fiscal Management – to reduce costs, properties should be grouped together as a single

entity for purposes of financial operations, especially when using the LIHTC program and other state

and federal programs like CDBG and HOME.

 Identify areas with a high number of vacant lots and buildings as potential target zones for scattered

site redevelopment. Management across a large geographic area is difficult even with new smart

system technologies so it is best is sites are located within a set area.

There are several existing regional non-profit housing developers that are candidates for the (re)development

of scattered site housing in Ulster County.

Role of County:

 Initiate conversation with non-profit and for profit housing developers about scattered site

development

 Identify areas with a high number of vacancies as potential target zones for scattered site

redevelopment

 Issue a Request for Qualifications (RFQ) to identify a development partner for the (re)development of

a scattered site project

 Work with the developer to access state and federal funds for housing rehabilitation such as the Main

Street program, CDBG and HOME funds

 Offer continued support and technical assistance throughout planning process

 Support and provide incentives for tax relief and infrastructure improvements

 Support job training and local hiring

 Offer matching funds from the County housing funds (see Recommendation #5). State and federal

housing programs are extremely competitive. Local support and financial commitment increase the

competiveness of projects.

Examples:

 Newburgh Community Land Bank – The Newburgh Community Land Bank acquires vacant properties

throughout the city, eliminates obstacles for redevelopment, and returns the properties back to the

market. The properties typically include deed restrictions that establish affordability, occupancy, and

rehabilitation requirements.

 Hillside Views Neighborhood Revitalization – A $22 Million redevelopment of 12 sites in Troy, NY.

The redevelopment of eight buildings will create 58 new housing units. 15% of the units are reserved

for homeless households and 25 units are for seniors. Some of the original structures were

rehabilitated while other were demolished and replaced with new buildings.

https://thenyhc.org/projects/hillside-view-apartments/

Ulster County Housing Action Plan (2/2021) Page 82 Hudson Valley Pattern for Progress

 Iberville Off-Site Housing – In New Orleans, in the Iberville project, forty-six scattered vacant and

blighted homes were rehabilitated for affordable housing. The project is part of the Choice

Neighborhoods Redevelopment Plan from the U.S. Department of Housing and Urban Development.

http://www.redmellon.com/new-page

 Home First Access Housing, Chicago - Accessible Scattered Site Development of 54 units on 25

scattered sites. The development created units accessible for individuals with disabilities while also

stabilizing blocks in one Chicago neighborhood. The units are available as rental for persons with 20%-

60% AMI. The project was funded through the Illinois Affordable Housing Trust Fund and with LIHTCs.

https://iff.org/programs/home-first/

 Leon N. Weiner & Associates is an affordable housing developer that has used federal low-income

housing tax credits (LIHTCs) to redevelop a portfolio of scattered sites in Baltimore that were built

under the federal Rural Development programs. The small properties were put together into a single-

ownership entity in order to access the tax credits and more easily manage the properties and keep

up with compliance requirements.

 Cleveland Housing Network (CHN) – CHN originated in 1981 as a coalition of organizations working

on the issue of vacant housing. Since that time, CHN has created a scattered site portfolio of affordable

rental properties and lease to own properties. Most of the sites have come from city and county land

banks. CHN has sold over 1,000 homes throughout the City under its lease to own program, which

uses LIHTC. Renters in the lease to own program rent for 15 years before having the option to

purchase their home. In that period, renters, who typically are at 50% AMI, are prepared for the

responsibilities and financial realities of homeownership through the CHI Family Success Initiative. In

total CHN has developed over 6,000 units including both single family and multi-family units.

 BEC Continuum Resyndication Project – 762 units in 56 properties in Bedford Stuyvesant and Crown

Heights Brooklyn were preserved as affordable units, and received needed rehabilitation and

maintenance. https://www.multihousingnews.com/post/phase-ii-of-brooklyn-affordable-housing-

on-track/

 Scattered Sites along Center Avenue– Project still in development. Proposal for the redevelopment

of scattered sites in the Center Hill neighborhood of Pittsburgh. Redevelopment would create

affordable housing opportunities as well as contribute to the revitalization of the neighborhood. The

Urban Redevelopment Authority of Pittsburgh has issued an RFQ for the scattered site

redevelopment. https://www.ura.org/proposals/centre-avenue-rfq

Ulster County Housing Action Plan (2/2021) Page 83 Hudson Valley Pattern for Progress

RECOMMENDATION 3: Increase the Supply of Supported and

Transitional Housing in Ulster County

Transitional housing is designed to help break the cycle of homelessness and poverty by providing

affordable units with onsite services. Supported housing is similar, but is typically targeted for people

who require ongoing support due to mental illness, drug addiction, or other underlying conditions.

Supported and transitional housing is of critical importance in Ulster County. For the past four years

there have been approximately four hundred homeless people identified during the annual Point In

Time (PIT) count in late January, which is conducted by a consortium of providers participating in the

federally designated Continuum of Care. The PIT includes over one hundred homeless children every

year. There are additional homeless that are missed by this count or were not homeless at the time of

the count, as the count represents a snapshot in time.

Ulster County Point-in-Time Homeless Count

Source: Ulster County Continuum of Care

The development and operation of a permanent supported and transitional housing program is much

less costly than non-traditional methods that include the use of hotels and motels. As individuals and

families successfully transition out of homelessness, they generally become less reliant on social

services. Under current state regulations, when residents need emergency shelter, Ulster County

Department of Social Services is required to place them in local hotels and motels. Although this

provides much needed temporary shelter, this is an expensive fix and does not address the roots of the

problem.

Ulster County can facilitate the creation of transitional and supported housing in a number of ways.

They can facilitate site selection for potential non-profit developers such as RUPCO, Hudson River

Housing or other mission driven, non-profit organizations. The County could also enter into a formal

partnership with these organizations using a pre-determined rate to house homeless individuals and

families. The funding would cover the operating expenses and onsite services. There are three different

local examples of supported and transitional housing below.

159

150

159

152

244

304

265

236

147

183

154

132

411

464

432

388

2017 2018 2019 2020

Individuals Persons in Families Children Under 18 Total Homeless

RECOMMENDATION 3

Ulster County Housing Action Plan (2/2021) Page 84 Hudson Valley Pattern for Progress

Local Examples of Supported and Transitional Housing:

Name: The Galvan Civic Motel

Location: Greenport, NY

Operator: Galvan Foundation

Description: The Galvan Foundation transformed a former roadside motel into a 25-unit emergency and

transitional housing for the homeless population in Columbia County. This project is a

partnership between the Columbia County Department of Social Services and the Galvan

Foundation. Their agreement dictates that the Galvan Foundations charges the County at

market rate to lodge homeless individuals and families, and the Galvan Foundation must

spend a percentage of that revenue on onsite services.

Name: Landmark Place

Location: Kingston, NY

Operator: RUPCO

Description: Landmark Place is a redevelopment project at a site previously known as the Alms House in

Kingston. The plan for the development includes 66 units of affordable and supportive

housing for people aged 55 and over. Onsite services will address wellness, healthcare, mental

illness, and chronic homelessness.

GALVAN CIVIC MOTEL

ALMS HOUSE – SITE OF LANDMARK PLACE

REDEVELOPMENT

Ulster County Housing Action Plan (2/2021) Page 85 Hudson Valley Pattern for Progress

Name: Fallkill Commons on Rose

Location: Poughkeepsie, NY

Operator: Hudson River Housing

Description: Fallkill Commons on Rose is a new 78-unit affordable apartment complex that opened in April,

2020. The affordable apartments are rented

at a price that is affordable to those

earning an income that is 50% of area

median income or lower. Thirty-nine of

the units are set aside for individuals

who are experiencing homelessness.

There are onsite services to support

the independent living and

transitioning out of homelessness. The

Empire State Supported Housing

Initiative funds the support services.

Other supportive housing sites

operated by Hudson River Housing

include the Hillcrest House and the

Lagrange House.

Name: The Cornerstone Residence

Location: Newburgh, NY

Operator: Safe Harbors of the Hudson

Description: The Cornerstone Residence is a 128-unit permanent supported housing development in

downtown Newburgh. The Cornerstone Residence was created in 2004 by redeveloping the

former Hotel Newburgh. The development includes amenities such as a computer lab, library,

and fitness center. It also includes onsite-supportive services such as case management, job

training, and a wellness center. The apartments are rented at a price that is affordable to

those earning an income that is 30% or 50% of area median income or lower.

FALLKILL COMMONS ON ROSE

THE CORNERSTONE RESIDENCE

Ulster County Housing Action Plan (2/2021) Page 86 Hudson Valley Pattern for Progress

RECOMMENDATION 4: Housing Smart Communities Initiative

Municipal policies and actions in a large part shape how well a community is able to satisfy housing

needs. The county has the responsibility to support a municipality in its efforts to this end. Through the

Housing Smart Communities Initiative (HSCI), Ulster County would provide incentives, guidance, and

support for local communities to meet their housing needs.

Based on the NYS Climate Smart Communities program, which has helped more than 300 communities

Adopt an Affordable

Housing Overlay District

Streamline the Approval

Process

Issue Municipal Term

Sheets

Issue Request for Concepts

(RFC) for Selected Sites

Implement Expedited

Permitting for Energy

Efficient Housing

Adopt and Enforce High

Efficiency Building Codes

Join the Program and

Engage the Community

Create a Municipal

Housing Action Plan

Implement Upzoning and

Mandatory Affordability

Implement a Housing

Rehabilitation Program

Adopt Short Term Rental

Regulations

Promote the Development

of Accessory Dwelling

Units (ADUs)

Adopt Existing Real

Property Tax Laws

Create Innovative Housing

Solutions

Establish a Community

Outreach and Educational

Campaign on the Importance of

Developing a Range of Housing

Options

RECOMMENDATION 4

Ulster County Housing Action Plan (2/2021) Page 87 Hudson Valley Pattern for Progress

statewide work through a menu of actions to address climate challenges, under the HSCI, Ulster County would

provide technical support, funding, and incentives to communities that are tackling their housing supply and

affordability challenges. Municipalities would receive HSCI Certification after a completion of a certain number

of weighed actions toward the creation, preservation, and support for housing for all members of the

community. HSCI provides the following benefits:

 Results in the creation and adoption of a municipal Housing Action Plan

 Encourages and supports the development and preservation of housing for households at all income

levels

 Encourages energy efficient housing that lowers energy bills and the overall cost of housing

 Eligibility for County grants and incentives from the Ulster County Community Housing Fund

 Access to resources, training, tool and expert guidance from the County

 Networking and sharing best practices with peers

 Increases competitiveness for County funded incentives toward infrastructure expansion and

improvements, IDA benefits, and property tax relief

 Certification as a Housing Smart Community spans the terms of elected officials, boards, and councils

Communities are certified as an HSCI after receiving a set amount of points for fulfilling certain housing

actions.

The foundational actions in the program are to Join the Program and Engage the Community, Establish a

Community Outreach and Educational Campaign on the Importance of Developing a Range of Housing

Options and Create and Adopt a Municipal Housing Acton Plan. Communities join the program by passing a

municipal resolution and forming a local Housing Smart Committee to help guide their work and engage the

community in the process. Success of the HSCI program is dependent on having communities that are informed

on housing issues and engaged in the process. To this end, the municipality should establish a community

outreach and educational campaign that ensures housing advocacy groups as well as the general public are

invited into the discussion around housing at every step of the process. Then, through a Housing Action Plan

(HAP), communities articulate and commit to a series of actions. The adoption of a HAP makes it easier to pass

land use reforms for the production of needed housing. Completion of the HAP would equal the first level of

certification in the Housing Smart Community Initiative.

The County should commit up to $100,000 per year over a 5-year period to support municipalities that choose

to create and adopt a housing action plan. Communities would apply for $25,000 allocations to cover the cost

of the HAP. Municipalities would be required to provide a minimum 10% match. The County would manage

the development of the Plan through the County Planning Department. The Planning Department would

provide guidance and technical assistance associated with the Plan’s implementation.

Communities will be able select additional actions from a menu of options, each weighed in a point system

Ulster County Housing Action Plan (2/2021) Page 88 Hudson Valley Pattern for Progress

according to the level of impact of the action. The menu should include the following actions, described in

much more detail in the next sections of this report:

Action

Expected Outcome

Foundational Steps

Join the Program and

Engage the Community

A formal commitment to the HSCI process and formation of a Housing Smart

Committee to help the community assess its housing challenges and select

action steps to address them.

Establish a Community

Outreach and Educational

Campaign on the

Importance of Developing

a Range of Housing

Options

Local campaign to educate and provide technical assistance to municipal

leaders and the public about housing, affordable housing, linkages between

economic development, wages, and housing, and the importance in meeting

the housing needs of a community. All HSCI planning efforts should include

community input. Local residents, business leaders, and others should be

part of the process in order to ensure actions are in line with community

needs and goals.

Create a Municipal

Housing Action Plan

A municipal Housing Action Plan helps communities identify opportunities

for the development of needed housing and creates a framework for future

development. The adoption of a housing action plan is a key step toward

land use reforms that result in communities meeting local housing needs.

Ulster County will commit resources to supporting municipalities that choose

to create and adopt a plan.

Land Use Changes

Implement Upzoning and

Mandatory Affordability

Increase building height in order to have more housing and businesses in a

community. With pressure to maintain open space, upzoning within certain

parts of a community allows for the creation of additional housing without

the need to develop on open space. Upzoning can provide for additional

areas in the community where multi-family units can be constructed, allow

2-family dwellings without an increase in lot size, and increase density and

mixed use of buildings. The resulting development is more walkable, vibrant,

transit accessible and environmentally sustainable. New buildings in an

upzoned area must also include a percentage of housing units that are

affordable to households making 60-80% area median income.

Adopt an Affordable

Housing Overlay District

An Affordable Housing Overlay would allow for the development of

affordable housing in neighborhoods.

Ulster County Housing Action Plan (2/2021) Page 89 Hudson Valley Pattern for Progress

Development and Approval Process

Streamline the Approval

Process

A significant barrier to the development of new housing is the approval

process. In order to ensure that communities meet their housing needs, they

can create a streamlined planning processes involved in development

approvals for the type of projects they wish to see.

Issue Municipal Term

Sheets

Municipalities can clearly communicate terms of development, provide a list

of tax incentives, and specific community conditions and asks through term

sheets.

Issue Request for

Concepts (RFC) for

Selected Sites

Through an RFC, a municipality requires plans for the development of a site

that provides a public good, including the creation of affordable housing, and

is the best use of the publicly owned land.

Clean Energy and Energy Costs

Implement Expedited

Permitting for Energy

Efficient Housing

An expedited permitting process can help reduce the costs of development.

By offering a shortened process, a municipality can incentivize certain types

of desirable development including affordable housing and energy efficient

buildings. Because energy costs are a significant component of the total

housing cost burden, prioritizing energy efficient homes helps ensure

affordability.

Adopt and Enforce High

Efficiency Building Codes

Building codes enhance the affordability of new homes by ensuring that they

meet high energy-efficiency standards and have low energy cost burdens.

Implement a Housing

Rehab Program

A municipal supported Housing Rehab Program (through CDBG, HOME,

NYSERDA, Weatherization, or USDA funds) would optimize the use of the

existing housing stock as well as reduce housing costs by creating more

energy efficient buildings.

Leverage Existing Housing Stock

Adopt Short Term Rental

Regulations

Short Term Rentals (STRs) remove housing from the market, which

exacerbates the need for more housing units. Regulating non-owner

occupied and multi-family STRs are part of the solution to meeting housing

needs.

Promote the

Development of

Accessory Dwelling Units

(ADUs)

Accessory dwelling units (ADUs) are small homes owned and managed by

existing homeowners. ADU programs often allow single-family homeowners

to build small “accessory” units in a garage, in the back or side yards, or

attached to the home. Some local codes allow ADUs within the existing

building’s structure. ADUs are an efficient use of existing sewer and water

infrastructure, creating additional housing units while not contributing to

sprawl. ADU’s are low-cost due to the size and are a valuable source of

affordable rental housing for seniors, young workers, and single person

households.

Adopt Existing Real

Property Tax Laws

Municipalities can encourage homeownership, incentivize the reuse of

vacant properties, increase affordability to homebuyers, mitigate barriers to

entry, and assist in the long-term retention of homeowners through existing

New York State Real Property Tax Laws. Examples include: NYS ORPS 421f,

421k, 457, 458a, 485a, and 485b

Other Actions

Ulster County Housing Action Plan (2/2021) Page 90 Hudson Valley Pattern for Progress

Create Innovative

Housing Solutions

The creation of new approaches and concepts to meet the housing needs of

the municipality– approved by the County as a point “bonus” in the HSCI.

The following sections provide detail to the actions listed above for which municipalities may consider to

achieve the HSCI Certification. Depending on how many points each action is worth in the final developed

initiative, a municipality may have to complete somewhere between five and ten actions in addition to the

municipal Housing Action Plan for certification. It is important to note that the following actions offer targeted

solutions to meet community housing needs and that a municipality can enact any of the actions regardless

of whether the community is participating in the HSCI or not.

Join the Program and Engage the Community

(Housing Smart Communities Initiative Action)

As in the Climate Smart Communities program, joining the Housing Smart Communities Initiative (HSCI) begins

with a formal commitment to the process, via municipal resolution. The County should develop a model

resolution for communities to adapt and adopt, noting the reasons the community has determined to address

its housing challenges and committing to working through the HSCI program elements.

The next foundational step is to form a municipal Housing Smart Committee to lead community engagement

and advise and collaborate with the municipal government on plans and activities to address housing

challenges. Many communities in Ulster County have already created some sort of housing body to review,

recommend, and – in some cases – implement housing policy, ranging from informal study groups to village

boards, and these bodies may include work on the HSCI program in their mandates, or new bodies may be

formed.

The Housing Smart Committee should include broad based representation from the community. Members of

this committee may include but not be limited to local residents, municipal officials, staff, and members of

policy and decision-making boards. The role of the Committee includes helping review data on the

community’s housing supply and affordability, making recommendations on HSCI activities, and, crucially,

engaging the broader community in assessing and grappling with housing challenges.

Because the local land use decisions that ultimately drive housing supply can be simultaneously contentious

and confined to a small fraction of the community, facilitating a broad and constructive conversation is an

essential foundation for informed policy. The Committee can help the community capture a full and accurate

picture of the housing situation, its impact on the community, and its relationship with economic development

opportunities and barriers and to begin creating consensus around positive steps to address it.

Ulster County Housing Action Plan (2/2021) Page 91 Hudson Valley Pattern for Progress

Establish a Community Outreach and Educational Campaign on the Importance of Developing

a Range of Housing Options

(Housing Smart Communities Initiative Action)

Municipalities should continually engage the community on housing issues. Housing advocacy groups as well

as the general public should be invited into the discussion around housing at every step of the process.

Community opposition and misunderstanding is a significant factor as to why the supply of affordable housing

does not meet the need. Affordable housing developers avoid certain communities where they do not think

they will succeed in moving a project forward. A local multifaceted educational campaign would serve to

educate both elected leaders as well as the general public on the importance of housing all members of a

community, and make the community more receptive to affordable housing projects.

As part of the education campaign municipalities would do the following actions:

Workshop series on housing policy, education, and technical assistance for local municipal leaders: In order

to comprehend the dynamics of affordable housing and to act to meet housing needs, it is critical for

local municipal officials, staff, and policy and decision-making boards and councils to understand the

benefits affordable housing brings to a community. The workshop series would be directed to municipal,

planning, zoning and school boards. Providing both qualitative and quantitative data is imperative to

paint the full picture of housing, its inter-relationship with community dynamics and its role in economic

development. Dispelling beliefs and creating a positive “Housing Story” in a facilitated manner provides

the opportunity for constructive conversation to lay the foundation for informed policy.

General Public housing workshop– following the workshop for municipal leaders, this information should be

then disseminated to the general public through additional workshops.

Ulster County should consider awarding HSCI points to communities that have a local educational campaign

for both elected leaders as well as the general public on the importance of housing all members of a

community and make the community more receptive to affordable housing projects.

Create Innovative Housing Solutions

(Housing Smart Communities Initiative Action)

The HSCI should include a maximum number of points that can be awarded to municipalities with housing

policies or regulations that do not fall within the scope of any of the above actions. This would allow

municipalities to get credit for innovative or creative actions that positively affect housing outcomes in their

community, but are not specifically outlined by the HSCI. The points should be awarded at the discretion of

the County.

Ulster County Housing Action Plan (2/2021) Page 92 Hudson Valley Pattern for Progress

Create a Municipal Housing Action Plan

(Housing Smart Communities Initiative Action)

Municipal level policies and actions are key in whether a community is able to satisfy housing needs.

Therefore, it is recommended that each municipality create their own Housing Action Plans (HAP). In a HAP,

communities identify opportunities for the development of needed housing and create a framework for

future development. The adoption of a HAP is a key step toward land use reforms that result in communities

meeting local housing needs. Ulster County will commit resources to supporting municipalities that choose

to create and adopt a plan.

The Housing Action Plan should include the following:

 Housing needs assessment and analysis

 Site inventory

 Identification of local constraints to the development of new homes

 An action plan for achieving local housing goals

Depending on local housing needs, the municipality should consider including the other Housing Smart

Communities Initiative (HSCI) actions as actionable items in the HAP:

 Implement Upzoning and Mandatory

Affordability

 Adopt an Affordable Housing Overlay

District

 Streamline the Approval Process

 Issue Municipal Term Sheets

 Issue Request for Concepts (RFC) for

Selected Sites

 Implement Expedited Permitting for

Energy Efficient Housing

 Adopt and Enforce High Efficiency

Building Codes

 Implement a Housing Rehabilitation

Program

 Adopt Short Term Rental Regulations

 Promote the Development of Accessory

Dwelling Units (ADUs)

 Adopt Existing Real Property Tax Laws

 Establish a Community Outreach and

Educational Campaign on the Importance

of Developing a Range of Housing Options

 Create Innovative Housing Solutions

Upon completion and adoption of a municipal HAP, municipalities qualify for first level certification in the

HSCI.

With a completed HAP, the next step is for municipalities to implement the plan. The implementation of

actions on the plan will count toward a higher level of certification in the HSCI.

Ulster County Housing Action Plan (2/2021) Page 93 Hudson Valley Pattern for Progress

Implement Upzoning and Mandatory Affordability

(Housing Smart Communities Initiative Action)

Zoning laws regulate both use and density within districts. In many instances zoning conflicts with existing and

preferred development patterns as expressed in local plans. Amending local zoning to allow for more compact

(dense) and walkable neighborhoods with a variety of housing types and a mix of neighborhood oriented

business is an excellent approach to meeting housing needs. This approach is known as upzoning and it

especially appropriate in areas with water and sewer to take advantage of these public investments. In more

rural areas upzoning allows for duplexes and multi-family units at densities similar to single-family units

considering required lot sizes based on number of bedrooms rather than housing units. Whether urban or

rural, upzoning can be focused to take advantage of lands that are more suitable to development, close to

public facilities or transportation alternatives.

There are different levels of upzoning depending on the community’s need.

From a housing developer’s perspective, upzoning allows construction of more units on a given land area. It

is inherently more efficient and reduces the per unit costs. In exchange for additional units, communities can

also require the inclusion of affordable housing with new developments. These “inclusionary zoning”

techniques help to maintain affordability as the community adds to its housing stock.

Beyond the creation of more housing, upzoning has many other benefits including:

 Efficiency of infrastructure and lower public costs – The fixed costs of infrastructure are spread to a

higher number of businesses and households. For example, a road that serves ten houses on 5 acres

of land costs about the same as a road that serves 400 housing units on the same area of land – so,

per housing unit, the cost of road is much less with more density.

 Protection of open space – By allowing density in certain areas, it is possible to keep other areas as

open space even as the population continues to grow.

 Economic and cultural vibrancy – neighborhoods with higher density are essential for the

establishment and survival of many commercial establishments, cultural institutions, and public

services such as libraries, and public transportation.

 Public transportation – Pubic transportation is more viable with more density. The more people who

live with a .5 mile walk from a bus stop, the more who will use it, driving down costs of this type of

service.

 Reduced environmental impacts – Per capita carbon emissions typically decrease with density.

People have to drive less, require less heating and cooling, and need fewer resources when there is

more density. Density is the antidote to sprawl.

 Social benefits- Density also supports mixed income and diverse communities, which provides the

chance for interaction between different social groups, an important piece of equality and inclusion

as well as of a healthy democracy.

 Supports community identity- Housing that is spaced far apart can inhibit social interaction between

neighbors. Denser housing with intentionally designed communal space fosters community.

Ulster County Housing Action Plan (2/2021) Page 94 Hudson Valley Pattern for Progress

There are certain areas within every community where it

makes sense to increase the density. Going from single-

family homes to duplexes, for example. This type of low-

level upzoning has been dubbed “gentle density” because

it does not have any dramatic effects on neighborhoods.

Communities may desire to increase density in areas that

are close to employment centers and services. In an urban

setting, upzoning to support Transit Oriented

Development (TOD) serves many ends including adding

potential riders to support existing public transportation

as well as locating residents close to transportation

options that reduce their overall living expenses.

Retail and restaurants do better when there is an ample

amount of housing within walking distance, so it may make sense to increase density near commercial areas.

This is a win for local businesses and a win for residents who do not have to travel far to reach everyday

destinations.

In a rural community, consideration should be given to upzone near the public schools and major

transportation routes. Current business districts should also be rethought to allow mixed-use buildings that

include residential.

The following are some best practices to ensure upzoning provides the maximum benefit to a community:

1. Involve stakeholders in the rezoning process. Local residents, business leaders, and others should

be part of the conversation in order to ensure upzoning is in line with community goals.

2. Tailor upzoning to local conditions - communities need to decide where they want to see pockets

of density, how much density is needed to satisfy housing supply needs, and how to upzone in a

way that is aligned with community goals.

3. Mandate the inclusion of affordable units within new developments over a certain size (10 units is

a standard threshold). The percentage of

mandated affordable units typically ranges

from 5%-20%.

4. Allow mixed-use in districts concurrent with

upzoning. Increasing density in a

neighborhood means there are more people

who need goods and services, and in turn,

support local businesses. In order to ensure

upzoning results in more walkable

communities, there needs to be close by

destinations for people to walk. As

communities upzone they should consider

where it makes sense to create mixed-use

areas that include residential, commercial

and retail.

5. Reduce parking requirements. Studies show

that standard parking requirements are excessive and add to the cost of development.

“Gentle Density” of duplexes and triplexes is appropriate

upzoning in some communities

Source: Opticos Design

An attractive fourplex is an example of how density can occur in a

formerly single family neighborhood

Source: Portland for Everyone blog posting

Ulster County Housing Action Plan (2/2021) Page 95 Hudson Valley Pattern for Progress

6. As a community goes through the process of upzoning, update the approval process to streamline

projects that meet certain project standards: affordable housing component, meeting design and

architectural guidelines, offering certain community benefits.

7. Ensure upzoning does not result in structures that feel “out of place” in a neighborhood with design

guidelines that specify that buildings on the edge of a zone must “step up” to maximum allowable

height. Additionally, include clear architectural guidelines to ensure the building style is in character

with that of the neighborhood.

As a Housing Smart Communities Certification action, the point value of this action could be based on:

 Award points based on the number of new housing units in upzoned areas as a proportion of total

housing units. For example, if a community has 8,000 housing units and upzones a district so that an

additional 400 units are possible, this is an increase of 5% and so is worth five certification points.

 A mandated inclusion of affordable housing units in new developments with 10 or more units would

be worth a separate amount of points.

Upzoning without design guidelines can

lead to buildings that feel out of place in a

neighborhood.

Upzoning with gradual step-up height guidelines

and architectural features to match the

neighborhood, result in building height and size

that is in character with the neighborhood.

Ulster County Housing Action Plan (2/2021) Page 96 Hudson Valley Pattern for Progress

Examples:

There are numerous examples of communities that have upzoned as a way to increase housing supply.

 Minneapolis 2040– In January 2020, the City of Minneapolis changed all single and two family zoning

to three family, and increased density around main transit corridors.

 Seattle Mandatory Housing Affordability (MHA) – Under the MHA program, 27 of Seattle’s urban

villages have been upzoned to allow for taller and larger buildings. Developers must either include

affordable units into new buildings, or contribute to the city’s affordable housing fund.

 New York City Mandatory Inclusionary Housing (MIH) – In 2016, New York City rezoned

neighborhoods across the city to allow for higher levels of density in exchange for the mandatory

inclusion of affordable units in new developments. The expression “creating housing out of thin air”

has been used to describe the policy because very little undeveloped land the new affordable units

are only possible due to the increased height of buildings. The aim of the policy is to lead to the

creation of thousands of new affordable units without any direct public subsidy. MIH only applies to

buildings with ten or more units.

 Fairfax County, VA rezoned areas around Metro transit stations and certain commercial corridors to

allow for higher-density residential development. The upzoning increased the permissible floor area

ratio of new buildings in designated areas from 2.0 or 3.0 to 5.0. (Floor area ratios compare the total

usable floor area of a building to the total area of the lot on which it is located.)

 Los Angeles established the Small Lot Ordinance and Small Lot Design Guidelines to promote the

development of higher density homes on single or small lots. The ordinance allows the subdivision of

these lots for fee simple, infill development homes while the guidelines provide a design framework

in accordance with the area’s General Plan Framework and Community Plans.

 In 2019, Oregon banned single-family zoning through House Bill 2001. In cities that contain more than

25,000 residents, multi-family developments such as duplexes, triplexes, fourplexes, and “cottage

clusters” would be permitted on lots previously allotted for single-family homes. Cities with more than

10,000 residents would allow for duplexes.

https://furmancenter.org/files/NYUFurmanCenter_CreatingAffHousing_March2015.pdf

Ulster County Housing Action Plan (2/2021) Page 97 Hudson Valley Pattern for Progress

Adopt an Affordable Housing Overlay District

(Housing Smart Communities Initiative Action)

High land costs, high construction costs, lengthy permitting processes, and community opposition can stymie

the development of affordable housing. The creation of an affordable housing overlay district could help

alleviate some of these barriers by allowing municipalities to proactively identify where they want affordable

housing in their community and steer affordable housing development there. Affordable housing overlays

should provide incentives for developers to build affordable housing such as density bonuses and an expedited

approval process. Zoning overlays create a district that preserves the existing underlying zoning. This

arrangement allows for substantial flexibility when delineating the boundaries of the overlay district.

Overlay Districts as described by the American Planning Association:

An overlay zone is a zoning district which is applied over one or more previously established

zoning districts, establishing additional standards and criteria in addition to those of the

underlying zoning district. Communities often use overlay zones to protect special features

such as historic buildings, wetlands, steep slopes, and waterfronts. Overlay zones can also be

used to promote specific development projects, such as mixed-used developments,

waterfront developments, housing along transit corridors, or affordable housing.

Ulster County should consider awarding HSCI points to municipalities that create affordable housing overlay

districts. The County should assess the quality of proposed affordable housing overlays and only award points

if they conclude that a municipality has made a good faith effort to create an affordable housing overlay in a

location where affordable housing is suitable and feasible.

Examples:

Cambridge, Massachusetts - The City of Cambridge, Massachusetts recently adopted a 100% affordable

housing overlay in October 2020. The Overlay incentivizes the development of affordable housing by

providing density bonuses, height bonuses, and other relaxed zoning standards for residential developments

where every unit is made permanently affordable. Complimentary design guidelines for the overlay district

were created to ensure that affordable housing developments have desirable design features and are

compatible with existing neighborhoods

Salt Lake City, Utah – Salt Lake City is considering adopting an affordable housing overlay. This process

started in 2019 with extensive public surveying about design preferences and housing needs. The proposed

affordable housing overlay would modify density limits, reduce setback requirements, allow for the

development of tiny homes, and allow accessory dwelling units by right.

Ulster County Housing Action Plan (2/2021) Page 98 Hudson Valley Pattern for Progress

Streamline the Approval Process

(Housing Smart Communities Initiative Action)

One significant barrier to the creation of new housing is the development process itself. The approval process

is in place to ensure that development meets the goals of the community as expressed in its land use policies

and regulations. However, this process can hinder appropriate development in keeping with community plans.

Housing developers spend an enormous amount of resources and time moving projects through the review

and permitting process. Long review timelines and the lack of certainty in the outcome, increases the risk for

developers.

The high cost of the approval process is passed from the developer to the homeowner or renter. In many

cases, this lengthy and uncertain process discourages the developer from going through with a project

altogether; this is particularly true when it comes to the creation of much needed affordable housing. It is

imperative that municipalities evaluate their existing fee structure in an effort to reduce upfront fees to the

developer.

In order to ensure that communities see the type of development they want, they can create a streamlined

approval process for projects that align with community. A streamlined process should provide clarity to

developers, which allows them to accurately estimate the cost and timeline of a project; eliminate any

redundancy or unnecessary steps in the process; and reduce municipal staff and planning board requirements

thereby increasing capacity.

1. The first step is for the community to decide what type of projects it wants. This process should involve

residents, and community and business leaders. Municipal level data can be used to determine who

in the community needs housing, how much housing is needed, what type(s) of housing are needed

(rentals, owner-occupied, senior, large family units, small studios, etc.), and what are the current

market conditions in the community. Based of analysis of housing data, communities should set goals.

Goals may include:

 Increase the amount of middle income

housing (80% to 120% AMI);

 Increase the amount of affordable

housing;

 Increase the depth of affordability of

housing in terms of income levels;

 Increase senior housing;

 Increase the amount of accessible

housing;

 Increase housing in walkable areas;

 Development in areas already served by

roads, sewer, water and other

infrastructure;

 Transit Oriented Development;

 Mixed-use development with

commercial & retail space that will

create new jobs alongside new housing;

 Re-development or adaptive reuse of

vacant existing buildings or structures;

 Development is environmentally

sustainable and includes energy and

resource efficient features; and

 Development creates a public amenity

such as community space or childcare

facility for example.

Projects that meet the community’s chosen criteria benefit from an expedited development timeline.

There are several tools for streamlining the approval process:

Ulster County Housing Action Plan 2/2021 Page 99 Hudson Valley Pattern for Progress

1. Assess existing approval process and then modify it – The approval process typically involves many steps

such as the local planning board, zoning board of appeals, special board review such as historic

preservation, conservation advisory councils, other agencies with jurisdiction and applying for and

receiving building permits. By charting the current process, municipalities are able to see points of

redundancy, bottlenecks in the process, and other ways to improve the process at the municipal level.

The assessment of the current approval development process should also give an average timeframe for

the process. This timeframe can be used as a base metric for expediting the process.

2. Set priorities for Building Department – The building department should prioritize permits for projects

that meet set criteria (see above).

3. Term sheets – Set clear terms for development in a community and publish these on readily available

sheets (see related recommendation).

4. Gateway Meetings - In order to streamline development, municipalities should participate in Ulster

County Gateway Meetings. Gateway Meetings expedite the process by bringing together approving

agencies such as the Health Department, the Department of Public Works, or others; a representative

from the local planning board as well as the County Planning Department; and the developer to identify

problems and work out solutions.

In a recent Gateway Meeting example, the Village of New Paltz worked with a Stewarts’ Shop on design

issues. From the meeting a compromise was made between the Village, NYS Department of

Transportation, and the Stewart’s Shop so that the business will install a new traffic signal, NYSDOT will

provide the parts, and the Village will see an improved connection to the Wallkill Valley Rail Trail.

Ulster County should consider awarding HSCI points to municipalities that streamline the approval process.

The County should consider the metric for this action as the shortened timeline under a streamlined process.

For example, if the modified process takes half as long, a municipality would be awarded a set amount of

points.

Issue Municipal Term Sheets

(Housing Smart Communities Initiative Action)

Without clear terms of development there is often unnecessary back and forth between the developer and

the municipal council and planning board. This slows down the process and increases costs of development,

which are often passed on to housing renters or owners. In the worst cases, a convoluted approval process

can discourage the development of needed new housing altogether. Term sheets are a way that municipalities

can streamline the process for the development of housing that meets community needs.

Typically used by lending organizations, term sheets succinctly communicate project requirements to a

developer. Municipalities can also use term sheets as a way to clearly state the terms of development, provide

a list of available tax incentives and other bonuses, and specific community conditions and asks to potential

developers. Term sheets should be readily available on municipal websites and updated with current

information. Term sheets are also useful for issuance of RFCs, which often have similar specifications. Well-

developed term sheets are a way for municipalities to drive the approval process forward and maximize the

public benefit of development.

The following is an example template for what a municipality might include on a term sheet. It includes the

requirements a project must meet for a streamlined development process and lays out a series of potential

incentives for developers.

Ulster County Housing Action Plan 2/2021 Page 100 Hudson Valley Pattern for Progress

_____________________________________________________________________________________

Ulster Municipality Housing Development Term Sheet for New Construction of Over 20 Units

Expedited approval process offered to projects that meet the following terms:

TEMPLATE EXAMPLE

Targeted income

levels

Based on housing demand by income level, a municipality should establish

affordable housing regulations that include mandatory set-asides. Any new

development over a certain size (20 units e.g.) must meet this requirement.

Care should be taken to ensure that the affordability criteria in the regulations meet

the needs of the community and are financially feasible for the developer.

Environmental

objectives

A municipality should identify its environmental objectives. These might include:

 Redevelopment of brownfields for which a municipality offers expedited

processing, support for federal assistance, and/or density bonuses

 Development that promotes environmental justice, a “fair” distribution of

environmental benefits and burdens. An example of environmental injustice

through housing would be low-income housing located directly next to a

freeway with high levels of automobile pollution.

 Rehabilitation of older single and multi-family housing in terms of

abatement of lead based paint, asbestos, mold, contaminated wells and

abandoned fuel tanks, e.g. Development that achieves rehabilitation of

potentially environmentally hazardous housing would be streamlined and

offered tax benefits.

 Cluster development for the preservation of open space would be

streamlined and offered tax benefits.

 Development that includes green energy solutions such as geothermal

heating or cooling, solar panels, etc. would be streamlined or receive

density bonuses.

 Transit Orientated Development (TOD) where housing is located within .5

miles of a public transportation option would be streamlined or receive

density bonuses.

Municipality and

School District

Tax Rates

Provide a description of the process to obtain a PILOT.

Provide a description of IDA benefits including sales tax and mortgage tax

exemptions.

Ulster County Housing Action Plan 2/2021 Page 101 Hudson Valley Pattern for Progress

Design and

Construction

Requirements

Provide a specific list of guidelines and requirements that a project must meet for an

expedited approval process. This is an opportunity for the community to make very

specific asks up front thereby minimizing the need for project design revisions.

 Architectural guidelines

 Building code guidelines

 Energy efficiencies

 Parking requirements

 Requirements for compatibility with nearby buildings

 Active design guidelines that promote physical health and well-being or

residents

 Other

Infrastructure and

Municipal Public

Works Investment

Detail municipal or county investments in infrastructure that would be offered for

specific types of housing development.

Sidewalks and

streetscapes

Provide a specific list of sidewalk and street design guidelines and requirements that

a project must meet for an expedited approval process. Specifications may describe

tree requirements, sidewalk materials and design, curb cuts, benches, and other.

Public Community

or Open Space

Developments over a set amount of square footage are asked to provide public

space in the form of a pocket park, community garden, or other open space area.

Projects that meet this requirement are expedited through the development

process or offered density bonuses or tax incentives.

Retail/Commercial

Development

Applicable only in a mixed-use development, projects may be required to include a

set square footage or retail or commercial space. Projects that meet this

requirement would be expedited through the development process.

Ulster County Housing Action Plan 2/2021 Page 102 Hudson Valley Pattern for Progress

Issue Request for Concepts (RFC) for Selected Sites

(Housing Smart Communities Initiative Action)

Following the selection of a site determined to be a suitable location for affordable housing, the municipality

should issue a Request for Qualifications/Concepts (RFQC). Through an RFQC, a municipality asks for plans for

the development of a site that serves the public good, creates affordable housing, and is the best use of the

publicly owned land. The RFCQ requires developers to submit sufficient information through a competitive

selection process. This allows for the development of a site by the selected developer based on a set of criteria.

Communities should also consider working with willing private landowners to identify sites in the same

manner as above.

The process of issuing a RFCQ may include:

 Clear articulation of community goals for the project;

 Description and location of the site;

 Terms of disposition of land – whether it is a sale or lease;

 Type of housing, level of affordability and target population;

 Other details of the development - whether it is a mixed use and includes retail, or amenities

such as common space, green areas, playgrounds, or childcare facilities, for example;

 Design guidelines;

 Submission requirements;

 Evaluation criteria;

 Schedule for site visits, interviews, and selections; and

 Forms and certificates.

As a HSCI Certification action, the point value of this action could be based on the number of affordable units

that are produced as a proportion of the municipal total population. For example, a municipality with 10,000

people will receive 1 point for every 10 units of affordable housing (one unit/1,000 people) created by issuance

of a RFCQ.

Ulster County Planning Department will support communities through the process of site selection, drafting

a RFCQ, and using evaluation criteria to evaluate proposals and select a developer.

Resources:

 Housing Tool Box – Writing an RFP:

https://www.housingtoolbox.org/writable/files/resources/mhp-rfp-template.pdf

 Housing Tool Box – RFP Comparative Criteria:

https://www.housingtoolbox.org/writable/files/resources/Comparative-Criteria-for-RFP.pdf

Ulster County Housing Action Plan 2/2021 Page 103 Hudson Valley Pattern for Progress

Implement Expedited Permitting for Energy Efficient Housing

(Housing Smart Communities Initiative Action)

One way communities have incentivized energy efficiency in new homes is to expedite the permit process for

buildings that meet energy efficiency standards. New York’s extreme weather with hot summers and cold

winters can result in high home energy costs. These costs are particularly burdensome on low and moderate-

income households. Energy efficient buildings minimize energy needs, reducing the overall housing cost and

increasing affordability. The next several actions in the HSCI toolkit offer ways to improve the energy efficiency

and lower heating and cooling costs for both new and existing homes. Many of these actions can also earn

municipalities points and grant funding through New York State’s Clean Energy Communities program.

In addition to costs, the benefits of increasing home energy efficiency include:

 reducing greenhouse gas emissions and air pollution;

 supporting New York’s growing green energy economy and creates jobs;

 improving energy security and independence;

 increasing the comfort of a home; and

 improving the health of the indoor environment and its residents.

Steps:

1. Decide what criteria or elements a project must meet in order to be expedited:

o LEED certification/criteria

o Energy Star certification

o Geothermal heating and cooling system

o Other measure of energy efficiency

2. Establish timeline for expedited permitting

3. Increase expedition for projects with energy generation component (solar photovoltaic, for example)

4. Increase expedition for projects with affordable housing units

Ulster County should provide HSCI points to communities that expedite the approval process for energy

efficient housing.

Examples:

 City of San Diego – Sustainable Building Expedited Permit Program

https://programs.dsireusa.org/system/program/detail/4790

“New residential, commercial, and industrial development projects are all eligible for expedited

permitting. The expedited permitting process is estimated to take 75% as much time as the normal

permitting process. The policy also prioritizes project types in the case that the expedited permitting

program is full. Sustainable projects that also qualify as "Affordable Housing" projects receive second

priority, and all other sustainable building projects receive fourth priority.

In order to qualify for expedited permitting as a sustainable building, a project must utilize either

photovoltaics to generate a "certain percentage" of the project's energy needs, or achieve LEED Silver

certification. Program materials, including a checklist and form, are available on the program web site

above.”

Ulster County Housing Action Plan 2/2021 Page 104 Hudson Valley Pattern for Progress

 Seattle Washington - Priority Green Program

http://www.seattle.gov/sdci/permits/green-building/priority-green-expedited

“Our Priority Green Expedited program shortens the time it takes you to get a new construction

permit in exchange for meeting a green building rating. The program sets high but achievable

thresholds for energy efficiency, water conservation, waste reduction, and indoor air quality.”

Resources:

 EPA Energy Efficiency in Affordable Housing https://www.epa.gov/sites/production/files/2015-

08/documents/affordable_housing.pdf

Ulster County Housing Action Plan 2/2021 Page 105 Hudson Valley Pattern for Progress

Adopt and Enforce High Efficiency Building Codes

(Housing Smart Communities Initiative Action)

Another way that communities increase building efficiency is by adopting building energy codes that go

beyond minimum state requirements. NYSERDA offers a model energy code called NYStretch that is

designed to be readily adoptable and allow communities throughout the State to advance their energy and

climate goals by accelerating the savings obtained through their local building energy codes. Generally one

cycle ahead of the next New York State Energy Conservation Construction Code, NYStretch calls for higher

efficiency standards in new and renovated building construction projects. NYSERDA estimates that, in

jurisdictions that adopt it, NYStretch will realize energy savings of approximately 11% over the 2020 Energy

Conservation Construction Code.

Other communities have developed their own energy codes that go beyond the NYStretch requirements.

The City and Town of Ithaca are currently finalizing the Ithaca Energy Code Supplement, designed to

promote electrification, renewable energy, affordability, and greenhouse gas emissions reductions in new

buildings, major renovations, and new additions. For both residential and commercial buildings, the code

offers a choice of a points-based Prescriptive Compliance Path, which awards points for project components

including heat pumps, renewable energy, community walkability, and efficient appliances and lighting, and a

Performance-based Compliance Path, which requires demonstration of energy and emissions savings.

Compliance with NYStretch requirements counts as an action in the points-based path.

Municipalities should also consider future-proofing new homes from energy cost increases by restricting oil

and propane heating in new construction. High efficiency, zero-emission heat pumps are already cheaper to

install and operate than oil and propane heating in new construction, and the cost difference will only

increase as New York climate policies go into effect in the coming years.

Adopting a high efficiency code is a first step toward better buildings, but good enforcement is also

necessary. NYSERDA offers free energy code enforcement training for local officials through the Clean

Energy Communities program.

Adopting the NYStretch code and receiving code enforcement training can also enable municipalities to

access grant funding within the Clean Energy Communities program.

 NYStretch Energy Code-2020 https://www.nyserda.ny.gov/All-Programs/Programs/Energy-Code-

Training/NYStretch-Energy-Code-2020

 NYS Clean Energy Communities Program https://www.nyserda.ny.gov/All-

Programs/Programs/Clean-Energy-Communities

 Building Energy Codes Program https://www.energycodes.gov/resource-center/model-policy

 Ithaca Energy Code Supplement http://www.ithacagreenbuilding.com/

 The Economics of Electrifying Buildings https://rmi.org/insight/the-economics-of-electrifying-

buildings/

Ulster County Housing Action Plan 2/2021 Page 106 Hudson Valley Pattern for Progress

Implement a Housing Rehabilitation Program

(Housing Smart Communities Initiative Action)

Housing rehabilitation is a vital component to preserving the existing housing stock. The housing stock in

Ulster County is relatively old. Older housing stock is generally associated with higher maintenance and energy

costs and more overall housing issues. Lead-based paint, which poses a significant health risk, especially for

children, was used in homes until 1978. Approximately 68% of the housing stock in Ulster County was built

prior to 1979, meaning a significant portion of the housing stock in the County could potentially contain lead-

based paint. Additionally, 1979 was the year the first ever New York State energy code went into effect,

meaning that homes built before that often contain no required energy efficiency features whatsoever. Nearly

60% of the housing stock in the County was built over 50 years ago. Houses that are over 50 years old are at

a much higher risk of needing substantial structural repair or replacement of major systems like heating or

plumbing.

The housing preservation and rehabilitation efforts described below aim to bolster the chances of low- and

moderate-income individuals to remain in their homes, and to preserve neighborhood continuity and stability.

This applies to seniors on fixed incomes aging in place where repair and maintenance costs may be prohibitive

and to workers in the local service economy, including industry sectors such as retail, dining and

entertainment, and tourism. Wages in a vast majority of those sectors are insufficient to support the costs of

maintaining and repairing homes.

The savings from energy efficiency upgrades to existing homes can be considerable. A recent study by the

National Renewable Energy Laboratory of homes in Midtown Kingston found that deep energy efficiency

retrofits could save an average of $2,400 in energy costs annually per home, or $200 per month, bringing

affordability meaningfully closer for those with the highest energy cost burden.

In terms of government funding associated with housing rehabilitation, whether it is for single family, 2- to 4-

family, multiple residents up to 19 units, or multi-family complexes with 20 or more units, there are limited

resources. Ulster County, due to its population, does not qualify to be considered an Entitlement County under

the U.S. Department of Housing and Urban Development (HUD).

Therefore, Ulster County and all of the towns and villages, except for the City of Kingston, which is an

Entitlement Community, must compete for federal funding. The County and municipalities must apply directly

to the State of New York through a competitive application process for Community Development Block Grant

(CDBG) and HOME Investment Partnership funding, which are two major sources of federal funds to utilize

for housing rehabilitation. The United States Department of Agriculture (USDA) through their Rural

Development programs also assists very low- and low-income households with home repairs. The entire

county is eligible for USDA programs. There are also a number of energy savings and efficiency programs

available through the state and local utility companies.

Ulster County has applied for CDBG in every funding round since the early 2000’s. These applications include

both housing rehabilitation and homeownership and the County is currently administering two funding grants

that cover both activities.

The goal of the Housing Smart Initiatives Program would be to help communities to apply for the housing

funds for which they are eligible. The Housing Action Plan should identify these funding opportunities if

applicable specific areas in the community where such funding would be most appropriately targeted

The following recommendations are based on a “Bricks & Mortar” approach toward the preservation of the

existing housing stock.

Ulster County Housing Action Plan 2/2021 Page 107 Hudson Valley Pattern for Progress

Housing Rehabilitation Program

1. Continue and enhance local support for Owner-Occupied Housing Rehabilitation Programs to

provide grants, loans and technical assistance to very low to moderate- income homeowners for

major repairs:

 Kitchens and baths

 Electric and plumbing upgrades

 Windows and doors

 Energy efficiency upgrades

 Roofs and siding

 Environmental (lead-based paint, asbestos)

 Structural Issues

2. Implement measures that assist the owners of multi-family rental projects in maintaining their

properties and improving the quality of rental apartments. These measures should include

rehabilitation assistance and acquisition/ rehabilitation programs in which the long-term

affordability of rental units is assured. An example of such a program is the Landlord Ambassador

Program administered by RUPCO.

3. Establish a Rental Rehabilitation Program, to provide grants and loans to renovate substandard units

in 1-4 family rental buildings.

The following specific actions related to this program should be pursued:

 Secure funding from the New York State Office of Homes and Community Renewal.

 Work to leverage NYSERDA and utility funding for energy efficiency upgrades.

 Partner with non-profit housing organizations to secure housing rehabilitation funds from the

New York State Affordable Housing Corporation, which is typically tied to a first time

homebuyer program.

 Ensure the program includes strategies and policy for establishing long-term affordability and

extending existing affordability of owner-occupied and rental housing.

 Ensure program includes tenant relocation provisions for displaced tenants and preferences for

re-housing options.

 Work in conjunction with local banks to market existing loan programs.

Outcomes

With structural, environmental, and major system replacements completed, owners and renters have safe,

secure, and more affordable housing. These actions mitigate housing instability and provide residents with

ability to remain in homes that meet their needs.

Key Challenges

 Demand for funding and delivery services substantially exceeds available resources.

 In some cases, housing conditions are too severe to repair and are beyond the limits of the federal

and state grant programs.

 Household members, specifically those with ADA needs and seniors aging in place may have other

critical needs, including healthcare issues that should be addressed simultaneously.

Ulster County Housing Action Plan 2/2021 Page 108 Hudson Valley Pattern for Progress

Adopt Short Term Rental Regulations

(Housing Smart Communities Initiative Action)

In the past 5 years, the prevalence of Short Term Rentals (STRs) has increased significantly throughout Ulster

County and the entire Hudson Valley region. This increase in short term rental activity is primarily due to the

growing popularity of web-based platforms such as Airbnb.

STRs can have both negative and positive impacts on a community. STRs can boost tourism and increase

spending in the local economy by providing visitors with a more places to stay at a variety of price points. STRs

can also provide tax revenue in the form of a bedroom tax or a hotel & motel occupancy tax.

Some potential negative impacts of STRs include the disruption of residential neighborhoods, increased

parking demand, and building safety concerns. In communities where there is a high demand for STRs,

property owners that previously rented to full time residents may switch to STRs. This lowers the supply of

available housing stock for fulltime residents and puts upward pressure on the cost of the remaining housing

stock.

It is increasingly important for municipalities to have local regulations in place to help them monitor STRs and

mitigate their negative consequences. Ulster County should provide HSCI points to communities that that

have a quality STR regulation in place. Although STR regulations will vary by municipality, every regulation

should include a rental registration component and clear specifications about the use requirements and safety

inspections.

Example:

Village of Ellenville – The Village of Ellenville recently adopted an ordinance regulating STRs. The

ordinance includes provisions about building inspections, building safety, and parking requirements.

The ordinance also limits the type of activities allowed in an STR and caps the number of consecutive

days a property can be used as an STR in a calendar year. The ordinance also establishes a permitting

process where an application is reviewed by a Code Enforcement Officer and the Planning

Commission.

Ulster County Housing Action Plan 2/2021 Page 109 Hudson Valley Pattern for Progress

Promote the Development of Accessory Dwelling Units

(Housing Smart Communities Initiative Action)

An accessory dwelling unit (ADU) is a self-contained housing unit on the same property of a residential

property that is the principal dwelling. ADUs can be within/attached to a principal dwelling, or as a separate

detached structure on the same property.

ADUs have many benefits due to the flexible living situations they create. ADUs provide an option for residents

who are looking to age in place, want to downsize but stay in their community, or have a dependent family

member. ADUs are also an efficient use of existing sewer and water infrastructure that creates additional

housing utilizing the existing housing stock. ADU’s can be a source of rental income for homeowners, which

helps cover their mortgage and other housing costs. In these ways, ADUs can stabilize a neighborhood by

providing affordable and alternative housing situations.

In Ulster County, municipal regulations about ADUs are mixed. Most municipalities allow ADUs in some zoning

districts, and some require special permits or specific criteria about how the residents are related. In at least

seven municipalities including the City of Kingston, ADUs are not a permitted use as of right in any zoning

district.

Ulster County should consider awarding HSCI points to communities that allow accessory dwelling units. A

point structure could be set up that provides more points for communities based on the quality of their ADU

regulations. Aspects of local ADU regulations that could increase the number of points allotted include:

 Permitting ADUs in every residential district in the municipality

 Permitting ADUs without a special permit. Instead of requiring special permits, communities can

clearly outline the requirements of an ADU and if those requirements are met, then the ADU is

permitted as of right. This removes the uncertainly of needing a special permit where the decision

criteria are typically not clearly defined.

 Allowing ADU in accessory structures such as garages

 Actively promoting the creation of ADUs by providing educational materials and/or technical

assistance to residents who are interested in creating an ADU

Challenges:

 Parking requirements

 Owners becoming landlords – especially difficult for seniors

 Upfront costs

 Water and sewer capacity

Ulster County Housing Action Plan 2/2021 Page 110 Hudson Valley Pattern for Progress

Adopt Existing Real Property Tax Laws

(Housing Smart Communities Initiative Action)

Through the adoption of existing New York State Real Property Law tax exemptions and other local laws, Ulster

County municipalities can encourage homeownership, incentivize the reuse of vacant properties, increase

affordability to homebuyers, mitigate barriers to entry, and assist in the long-term retention of homeowners.

Action Steps:

1. Examine New York State Real Property Tax Laws (RPTL), which offer a number of tax exemption

options. Consider revising to establish a well-balanced local policy that is fair to both the municipality

and property owner.

2. Consider opting into and utilizing the following RTPL exemptions to encourage property

redevelopment and revitalization. The following tax exemption and credit programs may be available

in certain communities. The RTPLs are often tied to specific types of municipalities (cities, towns,

villages) and to communities with a specific total population. These state programs should be

investigated along with individual municipal tax offerings.

Residential-Commercial Urban Exemption Program (RP-485-a) - Conversion of a Non-Residential Property

into a Mix of Residential and Commercial Uses

A 12-year tax exemption given for the increase in assessed value (the portion attributable to the conversion,

not for ordinary maintenance and repairs) from a solely nonresidential use to a mix of residential and

commercial uses. For the first eight years of the exemption, 100% of the increase (attributable to the

conversion) in assessment is exempt from municipal tax. Thereafter, the exemption decreases by 20% a year

(80% in year 9, 60% in year 10, 40% in year 11 and 20% in year 12). This exemption is transferrable to a new

owner.

https://www.tax.ny.gov/research/property/assess/manuals/vol4/pt2/sec4_06/sec485_a.htm

First-Time Homebuyers of Newly Constructed Homes (RP-457)

Section 457 of the Real Property Tax Law authorizes a partial exemption from real property taxation for “newly

constructed homes” purchased by “first-time homebuyers.” Counties, cities, towns, and villages may hold

public hearings and then adopt local laws granting the exemption. A five-year exemption of the portion of the

property taxes for newly constructed 1- and 2-family owner-occupied homes that have not been previously

occupied. A first-time homebuyer is defined as any person who has not owned – or whose spouse has not

owned – a primary residence during the previous three years, and who does not own a vacation home or

investment home. The exemption begins at 50% of the tax the first year, 40% in year 2, 30% in year 3, 20% in

year 4 and 10% in the final year. Eligibility also has income and purchase price limits.

https://www.tax.ny.gov/pdf/current_forms/orpts/rp457ins.pdf

Ulster County Housing Action Plan 2/2021 Page 111 Hudson Valley Pattern for Progress

Alternative Veterans’ Exemption (RP-458-a)

This exemption is for the owner-occupied, primary residence of a veteran (also unmarried surviving spouse or

Gold Star Parent) who served during a period of war. 15% of the total assessed value (capped at a maximum

of $12,000 in assessed value for the City and school tax; $21,000 maximum for the county) is exempt from

city, county and school taxes. An additional 10% exemption of the total assessed value (limited to $8,000 in

assessed value for the City and school tax; $14,000 for the county tax) is available for veterans who served in

a combat zone.

https://www.tax.ny.gov/research/property/assess/manuals/vol4/pt1/sec4_01/p9_guide.htm

https://www.tax.ny.gov/research/property/assess/manuals/vol4/pt1/sec4_01/sec458.htm

Capital Improvements to a One- or Two-Family Residential Property (RP-421-f)

An 8-year exemption of the increase (the portion attributable to the new capital improvements, not for

ordinary maintenance or repairs) in the assessed value when a one- or two-family dwelling undergoes

significant reconstruction, alterations or improvements. More than 50% of the square footage (after the

reconstruction, alterations or improvements) must be at least five years old. 100% of the increase in assessed

value (attributable to the new improvements) is exempt from taxes in the first year; 87.5% in year 2; 75% in

year 3; 62.5% in year 4; 50% in year 5; 37.5% in year 6; 25% in year 7; and 12.5% in year 8 – the final year. The

exemption is limited to an $80,000 increase in market value.

https://www.tax.ny.gov/forms/orpts/exemption.htm

Ulster County should provide Housing Smart Community points to communities that that adopt existing

Real Property Tax Laws supportive of homeownership, incentivize the reuse of vacant properties, increase

affordability to homebuyers, mitigate barriers to entry, and assist in the long-term retention of

homeowners.

Ulster County Housing Action Plan 2/2021 Page 112 Hudson Valley Pattern for Progress

RECOMMENDATION 5: Establish Housing Funds for Ulster County

Implementation of many components of the recommendations in this report would benefit from

dedicated housing funds. The County should consider setting up funds with specific allocation targets

in mind. Examples of the types of things these funds could go towards include:

 Assistance to non-profits that includes

 Supportive housing development

 Rental Assistance direct assistance to homeowners and renters:

o Housing rehabilitation

o Homelessness prevention

o Access to Home

 Incentives to municipalities for certification in the HSCI (see recommendation above)

 Assist in the creation of new affordable housing:

o Gap financing for the development of rental housing

o Local match to assist developer’s ability to compete for state and federal assistance.

 Preservation of existing affordable housing through acquisition and housing rehab programs

 Preservation of affordable housing inventory with expiring contracts and terms for affordability

 Fund the Administration of the HSCI

Potential Funding Sources for the Housing Trust:

TAXES and FEES

 Create a policy for annual appropriations dedicated for housing purposes

o Portion of existing sales tax or increase sales tax by a ¼ of a percent, for example.

o Portion of increase in property tax revenue as property assessments increase.

o Mortgage recording tax for which an increase of ¼ percent is dedicated to the Housing Funds

o Portion of real estate transfer tax

o Portion of document recording fees that are charged for public records of real estate

purchases or sale

o Linkage or impact fees derived from new residential or commercial development (affordable

housing is exempt from the fee). New development may lead to new jobs, so there is

justification in charging a fee to preserve or create affordable housing. The fee amount is

determined by the square footage of the development.

o Short Term Rental Tax where a portion of the STR tax (.5%) is directed to the Housing Funds

o Dedicated portion of the bed tax from hotels, motels, resorts, AirBnB, and other overnight

accommodation venues

RECOMMENDATION 5

Ulster County Housing Action Plan 2/2021 Page 113 Hudson Valley Pattern for Progress

Examples

The following examples are communities with Housing Trust Funds, which is one way to set up a housing

fund.

AFFORDABLE HOUSING TRUST: SOMERVILLE, MA

Website: https://www.somervillema.gov/departments/affordable-housing-trust-fund

Guidelines: https://www.somervillema.gov/sites/default/files/sahtf-guidelines.pdf

The fund was established in 1989 with the goal of creating and preserving affordable rental and

homeownership units and to support programs that offer assistance to homeowners and renters with

low to moderate-incomes:

 at or below 110% of AMI with

 at least 20% for households between 0% and 50% AMI

 at least 20% for households between 51% and 80%, and

 at least 10% for households between 81% and 110% AMI.

Funds are accessed through a competitive Request for Proposals (RFP) process.

Some of the activities that may be funded include:

 Creation, acquisition or preservation of affordable housing

 Housing development projects

 Housing assistance to households or individuals

 Tenancy stabilization programs

 Rental assistance programs

 Leasing differential programs

 General housing programs

The Trust is funded from:

 Linkage Fees

 Portion Inclusionary Zoning Payments

Community Preservation Act Funds a 1.5% local surcharge on local property taxes

Ulster County Housing Action Plan 2/2021 Page 114 Hudson Valley Pattern for Progress

HOUSING TRUST FUND: AUSTIN, TX

Website: https://www.austintexas.gov/department/housing-trust-fund

The fund was started in 1999 with the purpose of supporting development and rehabilitation of housing

and to purchase property for the purpose of affordable housing.

Administered by: Neighborhood Housing and Community Development Department

Funds support:

 Rehabilitation and creation of new affordable housing

 Repair assistance for low-income households

 Repayment to HUD for properties sold

 Homebuyer counseling

 Tennant based rental assistance

 Advance affordable housing in higher-income areas of the City

The Trust is funded from:

 Established in 1999 with $1 million annually for three years

 40 percent of City property tax revenues from developments built on formerly City-owned land

 City Sustainability Fund

 Tax Increment Financing

 Funds from the Capital Improvement Program

 Property sales

HOUSING INVESTMENT FUND (HIF): PORTLAND, OR

The Portland HIF supports Portland housing initiatives to develop and preserve affordable housing for low

to moderate-income households.

The HIF can be used for:

 Housing services and financial assistance

 Risk Mitigation Pool

 Fee-supported activities (limited tax abatements and development fee waivers, for example)

Funds come from:

 Loan interest income

 Fee payments

 Cash transfers

 Lodging tax from short term rentals

Ulster County Housing Action Plan 2/2021 Page 115 Hudson Valley Pattern for Progress

Resources:

 https://www.localhousingsolutions.org/act/housing-policy-library/dedicated-revenue-sources-

overview/dedicated-revenue-sources/

 https://www.localhousingsolutions.org/fund/

AFFORDABLE HOUSING TRUST: BREWSTER, MA

Contact: Jill Scalise, Housing Coordinator; Phone: 508-896-3701, Ext. 1169 (call on Thursdays)

The Fund, still in the development process, was authorized in 2018 to preserve and create affordable

housing for the benefit of low and moderate-income households. They have several projects lined up

including supporting the creation of new affordable housing on a 16 acres of town owned land for which

an RFP is being issued. They also do rental assistance program as a subsidy to offer rental housing

support and currently offer COVID related rental relief. The Trust will also be used to subsidize the

existing affordable housing inventory of homes with restrictive deeds that are not in compliance and

need to be brought up to code in order to be resold as affordable homes.

One of the possible funding sources is the Short Term Rental tax, which would come as a receipt from

the state that is collecting a statewide STR tax. The Housing Trust would get half the receipt. The 2020

COVID Pandemic has temporarily stalled the establishment of the fund.

Possible funding sources for the Fund:

 Community Preservation Act (CPA) Allocations

 Portion of Massachusetts State Short Term Rental fees

 Community Development Block Grants (CDBG)

 Free cash or budget allocation

Ulster County Housing Action Plan 2/2021 Page 116 Hudson Valley Pattern for Progress

APPENDIX

Ulster County Housing Action Plan 2/2021 Page 117 Hudson Valley Pattern for Progress

Stakeholder Interview Summary

To understand better the issue of housing in Ulster County Pattern conducted 15 interviews with individuals

closely associated with housing. The following people were interviewed:

 Benjamin O’Shea - Executive Director Kingston Housing Authority

 Christine Brady LaValle - Executive Director Ulster County Habitat for Humanity

 Darren Scott - Upstate East Director of Development at NYS Homes and Community Renewal

 Donna Bilyeu - Director Ellenville Housing Authority

 Eric Baxter - Baxter Realty

 Eyal Saad - Village of Saugerties Code Enforcement

 Jennifer Mangione - Brooker, Grist Mill Real Estate

 Karen Winkle-Gorsline - Olmstead Housing Specialist, Resource Center for Accessible Living (RCAL)

 Kathleen (KT) Tobin - Deputy Mayor of New Paltz; Board liaison to New Paltz Affordable Housing

Board

 Lisa Berger - Director of Ulster County Department of Economic Development

 Mike Gilliard - City of Kingston Director of Housing Initiatives; Executive Director, Kingston City Land

Bank

 Nancy Estremera - Senior Director Human Resources, Northern Region MidHudson Regional Hospital

 Robert Pollock – Ulster County Lodging Coalition; Owner, Buttermilk Falls Inn

 Susan Koppenhaver - Director of Ulster County Office for the Aging

 Teresa Shand - Colucci Shand Realty, Chair of the Ulster Board of Realtors

Pattern selected the above interviewees for the variety of important perspectives including those of

municipal leaders, housing funders, not-for profits, service providers, health advocates, and the housing

industry, to name a few. Interviewees were selected to represent various and distinct geographies within

Ulster County, to gain an in depth and firsthand knowledge of the multiple dimensions of housing challenges

and potential solutions, and to ensure important factors regarding housing were considered.

In total, the interviews amounted to nearly ten hours of qualitative research material. For purposes of

brevity, Pattern offers the following summary from the interviews. The summary is organized by subtopics:

Housing Supply, Barriers to Development, New Arrivals/COVID, Other Factors that Contribute to Housing

Challenges, Short Term Rentals, Housing for an Aging Population, Housing for People with Special Needs,

Housing Needs. Subsidized Housing and Section 8 Housing, and Housing Solutions.

Insufficient Housing Supply

 The supply of housing in Ulster County, across the economic spectrum and in most geographic

localities, does not meet the need.

 Housing pressures are especially strong in the employment centers like the Village of New Paltz and

the City of Kingston. These areas provide the greatest access to services, transportation and jobs.

 Living in an outlying area has added costs including the cost of car ownership, insurance, gas, extra

commuting time, extra childcare costs, and other costs.

 There is a need for housing near work opportunities, especially for households with lesser means.

 Housing is on a continuum, when a person moves out of a unit, this unit is available for someone

else. The shortage of homeownership opportunities is felt by people in the rental market because

when someone moves from a rental into a newly purchased home, they open up the rental unit.

Ulster County Housing Action Plan 2/2021 Page 118 Hudson Valley Pattern for Progress

 While homeownership is not the right solution for everyone, the creation of more homeownership

opportunities frees up the rental market. In programs like Habitat for Humanity, the vast majority of

owners come out of rentals.

Barriers to Development

 Land costs, building costs, development costs, and infrastructure costs all contribute to the high cost

of housing. Ulster County has a significant amount of preserved open space. According to several

interviewees, this is what makes the quality of life so high, but it also makes the area desirable for

outsiders to move in and limits development opportunities.

 Development costs are also made expensive due to New York’s extreme seasonal weather; in the

summer, it is very hot and in the winter, it is very cold. Buildings must be well insulated and include

heating and cooling systems.

 The development process is not always transparent and it can be convoluted and unpredictable.

These factors deter developers from wanting to build. Only if the market will bear high rents will

developers be motivated to go through difficult development processes, otherwise they will simply

go to another community where development is easier.

 Community opposition creates one of the greatest barriers to development of more housing.

New Arrivals & the Impact of COVID-19

Through the interview process, Pattern heard countless anecdotal stories of how the COVID-19 Pandemic

has resulted in high numbers of newcomers moving into Ulster County. When asked what people are

looking for in housing right now, more than one interviewee in the housing industry replied, “ANYTHING!”

 Ulster County’s housing market had taken a dramatic turn, beginning even before COVID-19, but the

trend escalated further due to the pandemic.

 The City of Kingston, the largest urban area in Ulster County, was featured in a 2020 August article in

Bloomberg News for having the greatest rise in home prices in the country

 Throughout the county, real estate brokers have seen unprecedented levels of interest in all

available housing.

 The new option to work remotely means Ulster County is a viable option for people from the New

York City when before Ulster County was considered outside the commuting radius of the city.

 One real estate agent pointed out that having outsiders move in does not inherently mean negative

outcomes for a community. New residents often bring revenue, help some businesses, come with

new ideas, creative solutions, perspective as someone who sees things from the outside, and new

connections and opportunities for the community. However, when many newcomers arrive and

there is a large economic disparity between the old community members and the new, this can

upset local economics, often at the disadvantage of the old residents.

Other factors that contribute to housing challenge

While supply of housing is clearly one of the causes of the housing challenge, there are other factors

contributing to the situation. Interviewees spoke about:

 high energy costs,

 high home remediation and renovation costs,

 high taxes,

Gopal, Prashant. “Catskill Town Leads U.S. in Rising Home Prices With NYC Exodus” Bloomberg.com. August 20, 2020

Ulster County Housing Action Plan 2/2021 Page 119 Hudson Valley Pattern for Progress

 a lack or jobs and wages that are too low to afford housing costs, especially in the services based

economy, and

 a lack of good public transportation options throughout the county.

Short Term Rentals

Almost everyone interviewed brought up the issue of Short Term Rentals (STRs). Communities across the

country are grappling with how to leverage STRs for the economic benefits while also mitigating the impact

STRs have on housing supply. Ulster County collects a 2 percent occupancy tax for lodging options including

STRs. Several Ulster municipalities have adopted their own policies around STRs including limiting the

number of STRs or limiting STRs to owner occupied units. Still, there are concerns about the impact that

STRs have on communities. The following are some of the comments on STRs:

 STRs are said to contribute to a housing shortage and for rising rents.

 A property owner can make significantly more off STRs than they can long term rentals, and as a

result, the latter are taken out of the market.

 Speculators from outside the community have bought up housing with the sole purpose of renting

them as STRs. In this way, rentals are seen as a business and not as a housing opportunity for

residents.

 Owners of lodging establishments are concerned about how STRs unfairly compete with more

traditional lodging establishments like hotels, Bed and Breakfasts, and others.

Housing Needs

According to the interviewees, the type of housing needed varies from community to community. In

general, the greatest need are rentals, affordable rentals, single family homes under $300 thousand,

affordable and high quality senior housing in walking distance from services, and housing that is accessible

for people with limited mobility such a single floor structures or multi story buildings that have elevators and

are in close proximity to public transportation and services. In the Village of New Paltz the addition of more

student housing would free up other housing units for non–students. Students artificially raise the market

value of housing because they often have several roommates living together and are not constrained the

same way a more traditional household would be.

There is no one size fits all, but interviewees said some of the factors that are important when people look

for housing include the following:

 Proximity to employment opportunities

 School district – High achievement school districts are sought after, and parents with children

already in a school do not want to have to change schools due to a move

 Community continuity – people who have community do not want to lose it by moving

 Access to services

 Access to amenities such as restaurants, parks and cultural institutions

 Access to public transportation

 Walkable communities

 Access to open space

 Manageable energy and other housing costs

Undeniably, there is a need for more housing in Ulster County. The data shows that the too many Ulster

County households are housing cost burdened, and countless anecdotal stories from those working directly

or indirectly with housing bolster these numbers. Finding housing is a challenge not only for those with

Ulster County Housing Action Plan 2/2021 Page 120 Hudson Valley Pattern for Progress

lower household incomes in Ulster County but across the income spectrum. However, the challenge of

securing safe and affordable housing is most acute for those lower-income households.

Housing for an Aging Population

Current demographic trends and projections for Ulster County show that people over the age 65 are

increasingly large as a percentage of the population. As a result, there is a growing demand for senior

housing, and for people to be able to stay where the live and age in place. Some of the comments regarding

senior housing needs were:

 It is essential to the social and economic wellbeing of the County to provide an opportunity for the

aging population to stay in their homes or communities.

 Housing that qualifies as suitable for elderly people is accessible and is close to needed services and

public transportation options.

 For people who want to age in place in their existing homes, buildings often need physical

modifications such as ramps, wider doors, and other.

 A large portion of people now over the age of 65 years is on fixed income and social security checks.

Often these incomes are in the range of $800-$900 per month. Most affordable housing for seniors

has a long waiting list.

 Elderly people who are unable to move out of their current home are often saddled with

maintenance and repairs they cannot keep up with either financially or physically.

 While people over the age of 65 are the quickest growing age group in Ulster County, there is still

not enough planning for this group. It is expensive to build senior housing and doing so often

requires government assistance.

 If senior housing can reduce the number of people who end up institutionalized, this can have

tremendous cost savings.

Housing for People with Special Needs

Related to the issue of senior housing is housing for people with disabilities. People with disabilities often

require housing that has modifications to make it accessible for them like wider doorways, ramps, elevators

for multi-story buildings, and grab bars. Some of the issues and concerns regarding housing for people with

special needs include:

 Housing that is available, affordable and accessible for people with disabilities is especially lacking.

Most public housing authorities in Ulster County have a wait list of around two years. According to

one interviewee, for people with disabilities the wait time is closer to five years.

 Most housing that qualifies as accessible is located within senior housing complexes and is not a

good fit for many people with special needs.

 Many people with disabilities rely on Medicaid benefits for their healthcare. These benefits hinge on

them earning a limited income. With constrained income, individuals with disabilities may seek

housing using a housing choice voucher; however, it can be very difficult to find Section 8 housing

that is also accessible. One interviewee described how a person with Section 8 voucher simply could

not find housing that is in their income range and is accessible.

 Under current Fair Housing law, a landlord is required to modify housing for a tenant to make it

accessible, but a landlord is not required to modify housing for an applicant. So, a person with a

disability seeking housing does not have the support of the Fair Housing Act.

 There are several reasons why there is not enough housing that is both accessible and affordable.

First, construction costs are high and even higher for housing that is made accessible for people with

Ulster County Housing Action Plan 2/2021 Page 121 Hudson Valley Pattern for Progress

disabilities. Homes that are retrofitted and then go on the market reflect the costs of the

renovations in the sale prices. There is also the issue that there are not enough approved

environmental modification providers to make existing homes accessible.

 Building homes to accommodate people with disabilities serves the dual purpose of providing an

aging in place option for the general population.

Subsidized Affordable Housing and Section 8 Housing Vouchers

There is a need for housing across the affordability spectrum, but low-income housing presents an especially

complex challenge.

 Housing Authorities in Ulster County have long wait lists and a high number of inquiries from people

looking for housing. Those who are on a waiting list are often temporarily housed in a shelter, at a

relative or friend’s home, or in a motel. Some are on the streets. For families with children this

unstable living arrangement is especially challenging and can have detrimental impacts on

educational and life opportunity outcomes. Safe, affordable and stable housing is a key factor in

almost all aspects of modern life.

 Both the Kingston and Ellenville Housing Authorities have both public housing units as well

administer Section 8 vouchers for privately owned apartments. Stories abound of people who have

housing vouchers but are unable to find a housing unit where they can use the voucher. HUD sets

annual Fair Market Rents (FMR) at the county level but local market conditions do not always align

with these amounts. Property owners are often able to charge an amount above the FMR precluding

people with housing vouchers from being able to afford these units.

 State and federal affordable housing subsidy is often calculated on the Area Median Income (AMI) at

the county level. In localities where the AMI is lower than that of the county, existing affordable

housing may be out of reach for many people in need. Yet, the existence of affordable housing

usually is dependent on these subsidies. In the City of Kingston where AMI is about half that of the

county, there is a mismatch between the type of funds and housing that are available and the need.

This is true in many of the municipalities where the median income is less than that of the county.

Interviewee Suggested Housing Solutions

Each interviewee was asked for potential policy or program ideas to help resolve some of the housing

challenges seen in Ulster County. The following are some of the ideas:

 Modify the NYS Consolidated Funding Application (CFA) system to incorporate scoring bonuses for

projects that retain existing residents. For example, housing projects that give priority to existing

residents based when there is a demonstrable need as indicated by data. This would essentially

serve as an anti-displacement incentive in the CFA funding program.

 Public education that defines terms and puts numbers on the county or municipal websites. Housing

investors, advocates and the public can see how the numbers work on affordable housing. This

would inform the public dialogue on the topic of affordable housing and what type of programs are

available.

 Term sheets with clear development guidelines

 Look to Habitat model where the community is involved in the creation of new affordable housing.

When the community is part of the project, they support it.

 Non-profit developers would be able to develop more affordable housing under inclusionary zoning.

They could partner with for-profit developers.

Ulster County Housing Action Plan 2/2021 Page 122 Hudson Valley Pattern for Progress

 The removal of parking minimums is a well-received idea, but not in all communities. Saugerties, for

example, already has parking shortages.

 Support for the redevelopment of vacant commercial and retail space - this may require incentives.

 Allowance of ADUs – this may require incentives.

 ADUs can be factory built and custom designed as accessible units. Adding detached units designed

to meet the needs of the individuals with limited mobility will allow for downsizing and aging in

place. ADUs can result in an increase of property values and a more diversified community.

 Building homes to accommodate people with disabilities serves the dual purpose of providing an

aging in place option for the general public.

 Employers could use state resources for the development of affordable housing.

 Education of how PILOTS work

 Centralized inventory of all affordable, senior and accessible units that is current and available for

service and housing assistance providers

 Local rental registries increase local capacity to keep up with building inspections and manage other

issues like STRs

 Landlord tenant relations councils provide a “space” to work through issues

 Anti-displacement incentives. On state level - CFA application scoring system should reward housing

for existing residents

 RFPs with specified terms and conditions. For large enough projects, the developer can be asked to

develop infrastructure

 Part of the solution is setting up more employment opportunities that provide wages for people to

afford existing housing.

Ulster County Housing Action Plan 2/2021 Page 123 Hudson Valley Pattern for Progress

Community Engagement – Public Comments

As part of the planning process for this report, Pattern participated in a County-facilitated community

engagement session on October 15, 2020. During the session, Pattern presented key findings from the

research of this report. The Community Housing Action Committee was present to hear and respond to

public comments. These comments were taken into account for the recommendations included in this

report. The following is a summary of the comments made during the session.

 Housing is a human right and yet some people including many immigrants are living in substandard

conditions.

 We need to prioritize meeting the housing needs of our frontline workers.

 The Kingston City Land Bank is a good first step to meeting housing needs.

 The affordable housing that is available is still unaffordable to many people.

 There is a need to define affordability for Ulster County.

 There is a need to plan for people who are already here, not just people who are coming.

 The greatest issue of getting out of homeless is reintegration. Landlords expect first month rent, last

month rent and then realtor fees. This amounts to thousands of dollars

 The “realtor fee” charged by landlords is to get around Cuomo’s legislation limiting how much

landlords can ask for in advance.

 Working homeless do not qualify for assistance due to income restrictions.

 Homeless shelters are above capacity.

 DSS puts homeless people in hotels but there are no options for working homeless. There are not

enough hotel rooms for the number of people who need shelter.

 Low-income and homeless people need a voice in this study.

 Real Kington Tenants Union has plans to build tiny home community modeled after Newfield NY tiny

home community but they need land. The community that would live in the tiny home community

would be involved in building it.

 There is concern about LLCs that are buying properties on Franklin St and taking affordable units of

the market

 There is a need for housing but there is no supply. The question is why is the need not being met?

 There needs to be incentives for middle-income housing.

 There is concern that the Kingstonian project does not serve the existing community and caring for

the people that already live in Kingston should be the priority.

 Creating more housing is the most pressing need in Kingston.

 Those who are not burdened need to evaluate their role in the housing crisis.

 There is a need to take responsibility for community members, to address those in the most need

first, and to bring everyone to the table.

 Renovations of existing housing stock can help meet the need.

 The County needs policies that do not only help speculators.

 Small homes should be part of the solution to address homelessness.

 There needs to be enforcement of eviction moratoriums.

 Over policing is pushing people out of Midtown and needs to be stopped.

 There should be incentives for homeowners and landowners to support tenants.

Ulster County Housing Action Plan 2/2021 Page 124 Hudson Valley Pattern for Progress

 Ulster County should be involved in developing housing needs on the frontend. There should be

funding to support smaller projects as a way to make it easier to begin early stage project

development.

 Developers concerned with a return on investment are not creating they type of housing stock that

is needed. Why not create non-profit landlords and developers? If there were zoning clarity before

project starts NIMBY delay tactics would be less successful. This would reduce litigation cost and

project delays.

 Remove the barriers to good development.

 There is a suggestion to survey landlords about why some properties are left in disrepair, and on the

difficulty of collecting affordable rent even from tenants who have a subsidy.

 There is a need for the development of truly affordable housing. Infill development in the core is

part of the solution.

 There should be funding for actual housing creation with an equity lens.

 The community is an asset and the people here are worth the investment.

Landlords are reluctant to provide housing to low-income tenants because of a perception of risk.

Ulster County Housing Action Plan 2/2021 Page 125 Hudson Valley Pattern for Progress

Acronyms in Community Development and Affordable Housing

ACS American Community Survey

ADA Americans with Disabilities Act

AFFH Affirmatively Furthering Fair Housing

AHC Affordable Housing Corporation (NYS agency)

AI Analysis of Impediments (to fair housing); a part of Consolidated Plans

AMI Area Median Income

ARRA American Recovery and Reinvestment Act

BLS Bureau of Labor Statistics, US Department of Labor Statistics

CAP Community Action Partnership

CARES Coordinated Assessment, Referral and Evaluation System

CD Community Development

CDBG Community Development Block Grant

CDFI Community Development Financial Institution

CFPB Consumer Financial Protection Bureau

CFR Code of Federal Regulations

CHAS Comprehensive Housing Affordability Strategy

CHDO Community Housing Development Organization. Non-profit housing provider receiving

minimum of 15% of HOME Investment Partnership funds

CHDO Community Housing Development Organization

CoC Continuum of Care

CRA Community Reinvestment Act

Davis Bacon Statutory requirement that persons working on federally assisted projects be paid at least

minimum prevailing wage rates

DCA Down Payment and Closing Cost Assistance program

DOC Department of Commerce

DUNS Dun and Bradstreet Numbering System

EA Environmental Assessment

EEO Equal Employment Opportunity

EGI Effective Gross Income (GPR - Vacancy Loss + Other Income = EGI)

ELI Extremely Low-income (30% of AMI)

EPA US Environmental Protection Agency

ESG Emergency Solutions Grant

ESSHI Empire State Supportive Housing Initiative

Fannie Mae Federal National Mortgage Association

FEMA Federal Emergency Management Administration

FHA Federal Housing Administration

FHEO Fair Housing and Equal Opportunity

FHLB Federal Home Loan Bank

FHLMC Federal Home Loan Mortgage Corporation. Federally chartered stockholder owned

corporation supporting secondary market for conventional mortgages

FMR Fair Market Rent

FOIA Freedom of Information Act

Freddie Mac Federal Home Loan Mortgage Corporation

Ginnie Mae Government National Mortgage Association

Ulster County Housing Action Plan 2/2021 Page 126 Hudson Valley Pattern for Progress

GSE Government-Sponsored Enterprise

HAMP Home Affordable Modification Program

HARP Home Affordable Refinance Program

HCR Homes and Community Renewal (New York State)

HCV Housing Choice Voucher

HERA Housing and Economic Recovery Act

HFA Housing Finance Agency

HHAP Homeless Housing Assistance Program

HMDA Home Mortgage Disclosure Act

HMIS Homeless Management Information System

HOME HOME Investment Partnership Program

HTF Housing Trust Fund

HQS Housing Quality Standards

HUD U.S. Department of Housing and Urban Development

HUD-VASH HUD-Veterans Affairs Supportive Housing Program

IDA Individual Development Account

LIHTC Low-income Housing Tax Credit

LMI Low- and Moderate-Income

LTV Loan-to-Value

MBA Mortgage Bankers Association

MBS Mortgage-Backed Securities

Mod Rehab Moderate Rehabilitation Program

MFI Median Family Income

MIP Mortgage Insurance Premium

MLS Multiple Listing Service

MRB Mortgage Revenue Bond

NAHRO National Association of Housing and Redevelopment Officials

NAR National Association of Realtors

NOFA Notice of Funding Availability (NOFA)

NSP Neighborhood Stabilization Program

OZ Opportunity Zone

PBCA Performance Based Contract Administration

PBV Project Based Voucher

PHA Public Housing Authority

PIH Public and Indian Housing

PILOT Payment in Lieu of Taxes

PIT Point In Time survey of homelessness

PITI Principal, Interest, Taxes and Insurance

PJ Participating Jurisdiction (HOME program reference)

PMI Private Mortgage Insurance

PRA Project Rental Assistance

PSH Permanent Supportive Housing

QAP Qualified Allocation Plan (LIHTC program)

RA Rental Assistance

RAD Rental Assistance Demonstration

RAP Rehab Accessibility Program

Ulster County Housing Action Plan 2/2021 Page 127 Hudson Valley Pattern for Progress

REIT Real Estate Investment Trust

REO Real Estate Owned

RESPA Real Estate Settlement Procedures Act

RFC Request for Concept

RFP Request for Proposals

RFQ Request for Qualifications

Section 3 Section 3 of the Housing and Urban Development (HUD) Act of 1968 ensures that

economic opportunities generated benefit low- and very low-income persons.

Section 8 Housing Choice Voucher Program (Housing and Community Development Act of 1974)

rental assistance for low-income households

Section 42 Section 42 of the Internal Revenue Code allows for the Low-income Housing Tax Credits

Section 202 Loans for construction/rehab of housing for the elderly or handicapped

Section 236 FHA multi-family mortgage insurance with subsidies on interest for low- moderate-income

projects

SHP Supportive Housing Program

SLIHC State Low-income Housing Credit

SONYMA State of New York Mortgage Agency

SRO Single-Room Occupancy

SSVF Supportive Services for Veteran Families

TBRA Tenant Based Rental Assistance

TILA Truth In Lending Act

USDA RD U.S. Department of Agriculture Rural Development

VA U.S. Department of Veterans Affairs

VASH Veterans Affairs Supportive Housing

VLI Very Low-income (50% of AMI)

Ulster County Housing Action Plan 2/2021 Page 128 Hudson Valley Pattern for Progress

Demographic, Housing and Economic Tables for All Ulster County

Municipalities

Percentage of Total Population in Age Group by Municipality 2010

TOWNS

<20

20-29

30-44

45-64

65-74

75-84

85 +

Denning

26.1

1.7

21.8

20.6

21.3

4.9

3.4

Esopus

26.2

9.3

18.1

33.4

8.4

3.7

0.9

Gardiner

19.3

9.8

20.8

35.6

7.9

5.1

1.5

Hardenburgh

13.2

6.6

10.5

52.6

9.9

5.9

1.3

Hurley

20.5

7.1

18.1

36.5

9.4

6.5

Kingston

4.4

15.5

40.9

11.9

5.2

Lloyd

27.9

10.9

20.3

27.7

4.6

5.7

Marbletown

17.5

9.4

21.2

36.9

8.8

4.5

1.6

Marlborough

27.2

11.1

18.3

31.1

5.4

4.3

2.4

New Paltz

27.7

29.3

13.8

19.1

5.5

3.7

Olive

18.1

8.1

17.8

37.1

9.8

7.7

1.6

Plattekill

28.8

11.2

20.8

28.7

5.4

4.1

0.9

Rochester

25.3

6.3

21.4

31.9

7.6

5.2

2.1

Rosendale

23.7

11.2

21.3

31.1

6.5

4.6

1.6

Saugerties

18.9

30.9

9.3

4.8

1.9

Shandaken

14.8

36.3

10.8

7.3

3.8

Shawangunk

24.2

12.6

24.9

6.5

2.4

1.4

Ulster

21.8

8.9

17.8

31.5

8.9

7.5

3.6

Wawarsing

23.9

11.4

25.1

27.1

7.5

4.2

0.9

Woodstock

18.9

16.6

40.7

6.8

1.8

VILLAGES

Ellenville

10.3

19.7

23.5

4.6

0.9

New Paltz

29.4

48.3

7.3

8.7

3.1

0.3

Saugerties

18.2

17.4

29.4

9.1

5.2

1.8

CITY

Kingston

15.7

18.7

25.9

6.3

4.8

2.4

COUNTY

Ulster

24.1

12.1

19.7

29.9

7.5

4.9

1.9

*Data for the Towns of New Paltz, Saugerties, and Wawarsing includes the incorporated areas of these towns. This is the area within

the villages.

Source: U.S. Census - American Community Survey 2010

Ulster County Housing Action Plan 2/2021 Page 129 Hudson Valley Pattern for Progress

Percentage of Total Population in Age Group by Municipality 2018

TOWNS

<20

20-29

30-44

45-64

65-74

75-84

85 +

Denning

22.3

11.1

13.3

32.1

4.9

2.8

Esopus

20.2

13.7

17.6

30.9

5.2

1.0

Gardiner

21.6

9.3

14.9

33.1

3.8

1.9

Hardenburgh

20.3

2.6

24.2

30.4

7.5

1.3

Hurley

16.4

10.0

13.0

33.6

7.9

4.2

Kingston

21.1

11.6

15.1

32.5

4.8

0.3

Lloyd

23.1

9.5

18.9

30.8

4.4

3.3

Marbletown

20.2

6.0

15.7

34.5

6.0

4.5

Marlborough

21.4

11.3

17.4

33.1

4.2

1.5

New Paltz

27.8

27.4

11.2

19.8

3.9

2.0

Olive

18.3

7.0

17.8

33.7

5.9

3.0

Plattekill

19.9

10.3

17.8

34.6

5.9

2.9

Rochester

19.2

14.1

35.9

5.7

1.6

Rosendale

19.1

14.7

16.1

29.4

5.2

1.9

Saugerties

21.3

12.6

16.0

30.0

6.8

1.9

Shandaken

8.6

7.5

14.8

35.2

12.2

3.4

Shawangunk

16.2

24.0

30.2

2.2

0.8

Ulster

18.3

10.3

17.6

29.2

7.0

3.5

Wawarsing

21.7

12.3

20.8

29.7

5.1

1.8

Woodstock

16.2

4.6

13.1

34.2

10.5

2.0

VILLAGES

Ellenville

32.9

11.8

17.5

25.3

3.2

1.2

New Paltz

31.2

45.4

7.5

7.3

2.9

1.7

Saugerties

22.8

14.2

17.6

25.2

6.1

2.9

CITY

Kingston

23.2

14.9

20.3

26.2

4.1

2.5

COUNTY

Ulster

20.9

13.1

17.4

30.0

5.3

2.3

*Data for the Towns of New Paltz, Saugerties, and Wawarsing includes the incorporated areas of these towns. This is the area

within the villages.

Source: U.S. Census - American Community Survey 2018

Ulster County Housing Action Plan 2/2021 Page 130 Hudson Valley Pattern for Progress

Race and Ethnicity by Municipality: 2010

Towns

Total

White

Black or

African

American

Asian

Other

Hispanic

or Latino

Denning

522

Esopus

9,145

8,407

390

250

168

Gardiner

5,658

5,268

100

211

Hardenburgh

152

146

Hurley

6,385

5,933

170

217

Kingston

959

899

Lloyd

10,766

8,260

1,044

378

344

908

Marbletown

5,681

5,193

479

122

Marlborough

8,752

7,992

240

346

New Paltz

7,160

6,301

149

134

234

454

Olive

4,473

4,250

200

Plattekill

10,439

6,896

823

195

116

2,467

Rochester

7,304

6,737

492

181

Rosendale

6,158

5,471

131

228

442

Saugerties

15,475

14,162

314

122

257

738

Shandaken

3,168

2,839

163

Shawangunk

14,029

11,469

1,039

117

383

1,180

Ulster

12,451

10,984

214

374

246

745

Wawarsing

9,241

6,267

1,385

154

1,416

Woodstock

5,986

5,370

179

389

122

Villages

Ellenville

4,158

1,972

301

123

269

1,623

New Paltz

6,749

5,275

315

471

622

377

Saugerties

3,996

3,514

418

248

City

City of

Kingston

23,975

16,624

3,193

381

1,740

2,849

County

Ulster County

182,782

150,751

9,905

3,077

7,445

15,065

Source: U.C. Census ACS 2010

Ulster County Housing Action Plan 2/2021 Page 131 Hudson Valley Pattern for Progress

Race and Ethnicity by Municipality: 2018

TOWNS

Total

White

Black or

African

American

Asian

Other

Hispanic or

Latino

Denning

533

498

Esopus

8,831

7,719

604

650

Gardiner

5,636

5,199

109

134

261

Hardenburgh

227

218

Hurley

6,126

5,646

359

175

Kingston

1,116

1,022

Lloyd

10,515

8,117

848

116

431

1,192

Marbletown

5,509

4,532

300

273

518

131

Marlborough

8,686

7,750

246

318

434

New Paltz

7,039

6,154

200

202

462

Olive

4,306

3,632

142

294

283

Plattekill

10,251

7,795

543

151

372

1,503

Rochester

7,203

6,035

128

1,167

407

Rosendale

5,907

5,211

400

335

Saugerties

15,599

14,347

291

122

575

533

Shandaken

2,784

2,506

224

Shawangunk

14,030

10,550

1,020

300

462

1,929

Ulster

12,388

9,932

630

230

942

1,121

Wawarsing

8,857

6,199

696

822

1,447

Woodstock

5,822

5,234

137

118

320

173

VILLAGES

Ellenville

4,043

1,930

329

276

294

1,353

New Paltz

7,175

5,227

252

489

183

1,105

Saugerties

3,872

3,329

100

453

CITY

Kingston

23,210

14,527

3,571

697

2,036

3,367

COUNTY

Ulster

179,303

142,515

9,614

3,389

10,867

17,976

Source: U.C. Census ACS 2018

Ulster County Housing Action Plan 2/2021 Page 132 Hudson Valley Pattern for Progress

Ulster County Income Quintile Means by Municipality: 2010

TOWNS

Lowest

Quintile

Second

Quintile

Third

Quintile

Fourth

Quintile

Highest

Quintile

Top 5 Percent

Denning

$17,742

$44,349

$63,689

$87,214

$120,484

$181,249

Esopus

$22,667

$45,056

$75,603

$107,597

$206,125

$349,695

Gardiner

$24,604

$63,106

$96,818

$126,841

$263,157

$506,332

Hardenburgh

Hurley

$26,362

$54,311

$77,729

$111,542

$223,708

$365,488

Kingston

$17,328

$41,754

$61,496

$84,992

$135,406

$164,431

Lloyd

$19,179

$46,394

$73,175

$109,361

$201,076

$288,331

Marbletown

$20,209

$57,128

$94,760

$148,259

$242,379

$405,382

Marlborough

$19,931

$44,369

$74,842

$113,992

$190,716

$266,933

New Paltz

$15,152

$41,347

$73,543

$114,092

$234,900

$400,029

Olive

$14,239

$37,385

$64,179

$102,170

$254,435

$460,075

Plattekill

$17,547

$40,225

$63,265

$89,759

$170,929

$265,863

Rochester

$15,365

$37,222

$62,502

$89,283

$150,490

$217,417

Rosendale

$20,192

$44,199

$65,844

$97,205

$168,615

$258,741

Saugerties

$17,478

$39,129

$61,757

$93,289

$196,961

$353,136

Shandaken

$10,748

$26,622

$48,994

$75,727

$182,973

$359,526

Shawangunk

$31,553

$64,298

$90,331

$128,305

$196,935

$265,728

Ulster

$15,669

$38,892

$61,719

$93,834

$187,369

$319,838

Wawarsing

$12,863

$30,194

$50,924

$81,904

$135,260

$179,844

Woodstock

$10,636

$36,872

$69,307

$108,251

$285,642

$564,831

VILLAGES

New Paltz

$10,175

$23,927

$45,415

$65,396

$124,106

$183,167

Saugerties

$9,651

$31,130

$49,503

$86,285

$160,891

$232,762

Ellenville

$16,982

$31,878

$56,431

$79,792

$148,996

$226,138

CITY

Kingston

$12,344

$32,505

$53,307

$78,683

$150,657

$238,209

COUNTY

Ulster

$16,521

$40,736

$66,269

$99,466

$196,856

$327,798

* 2010 Income levels adjusted for inflation

Source: U.S. Census - American Community Survey 2010

Ulster County Housing Action Plan 2/2021 Page 133 Hudson Valley Pattern for Progress

Ulster County Income Quintile Means by Municipality: 2018

TOWNS

Lowest

Quintile

Second

Quintile

Third

Quintile

Fourth

Quintile

Highest

Quintile

Top 5 Percent

Denning

$25,492

$55,935

$79,595

$102,140

$231,359

$420,312

Esopus

$18,893

$45,078

$68,879

$102,584

$234,762

$420,556

Gardiner

$18,254

$50,454

$76,315

$130,615

$293,571

$578,103

Hardenburgh

$11,991

$30,033

$53,264

$96,939

$211,500

$474,548

Hurley

$15,317

$43,664

$82,033

$122,464

$263,456

$504,296

Kingston

$18,163

$53,081

$77,471

$101,619

$236,844

$477,010

Lloyd

$16,342

$42,882

$71,173

$104,324

$204,559

$307,002

Marbletown

$13,986

$44,748

$69,971

$102,882

$208,401

$355,711

Marlborough

$15,754

$48,477

$81,603

$115,235

$207,085

$285,574

New Paltz

$12,417

$39,458

$71,121

$112,422

$224,450

$366,740

Olive

$15,833

$40,689

$67,245

$100,565

$161,725

$217,820

Plattekill

$16,423

$35,176

$60,793

$98,555

$188,461

$297,768

Rochester

$16,010

$40,511

$61,483

$97,549

$250,777

$491,668

Rosendale

$14,749

$41,517

$72,648

$107,407

$191,558

$292,082

Saugerties

$14,740

$35,041

$60,383

$93,661

$198,409

$323,641

Shandaken

$11,689

$24,599

$40,456

$65,571

$131,811

$218,214

Shawangunk

$17,210

$52,406

$86,392

$127,809

$239,708

$405,442

Ulster

$12,511

$31,759

$54,606

$87,121

$197,739

$340,690

Wawarsing

$11,371

$29,640

$49,069

$75,589

$143,414

$218,625

Woodstock

$15,635

$39,801

$72,513

$115,638

$318,064

$628,405

VILLAGES

New Paltz

$7,421

$25,703

$46,293

$63,873

$107,878

$146,130

Saugerties

$5,940

$25,057

$42,282

$73,103

$150,977

$249,729

Ellenville

$13,418

$27,477

$46,029

$76,069

$159,735

$233,153

CITY

City of Kingston

$12,035

$28,218

$48,334

$76,214

$155,649

$248,618

COUNTY

Ulster County

$14,161

$36,687

$63,283

$99,037

$208,946

$358,098

Source: U.S. Census - American Community Survey 2018

Ulster County Housing Action Plan 2/2021 Page 134 Hudson Valley Pattern for Progress

Age of Housing Stock

TOWNS

Built

2000 or

later

Built

1990 to

1999

Built

1980 to

1989

Built

1970 to

1979

Built

1960 to

1969

Built

1950 to

1959

Built

1940 to

1949

Built

1939 or

earlier

Denning

14%

13%

17%

13%

Esopus

10%

17%

16%

11%

26%

Gardiner

12%

18%

21%

11%

10%

21%

Hardenburgh

12%

10%

12%

20%

13%

24%

Hurley

11%

20%

26%

17%

Kingston

20%

14%

15%

10%

11%

13%

Lloyd

18%

11%

14%

12%

11%

23%

Marbletown

10%

13%

11%

10%

31%

Marlborough

16%

14%

10%

12%

10%

23%

New Paltz

15%

10%

17%

12%

16%

13%

15%

Olive

13%

17%

13%

10%

18%

Plattekill

20%

13%

18%

16%

11%

12%

Rochester

21%

17%

11%

19%

Rosendale

11%

18%

34%

Saugerties

14%

12%

14%

13%

16%

21%

Shandaken

11%

10%

37%

Shawangunk

15%

13%

11%

12%

13%

10%

12%

Ulster

14%

12%

17%

21%

13%

Wawarsing

11%

10%

16%

11%

26%

Woodstock

11%

14%

15%

29%

VILLAGES

Ellenville

12%

13%

38%

New Paltz

20%

12%

15%

10%

11%

21%

Saugerties

10%

54%

CITY

Kingston

11%

14%

51%

COUNTY

Ulster

12%

11%

12%

13%

26%

STATE

New York

10%

13%

15%

32%

Ulster County Housing Action Plan 2/2021 Page 135 Hudson Valley Pattern for Progress

Severe Housing Problems

TOWNS

Incomplete

plumbing or

Kitchen facilities

Severely

Overcrowded

Severely Cost

Burdened

Percent of

Households with

at Least One

Severe Housing

Problem

Denning

19%

20%

Esopus

13%

Gardiner

27%

Hardenburgh

21%

25%

Hurley

15%

Kingston

14%

Lloyd

18%

Marbletown

19%

20%

Marlborough

15%

16%

New Paltz

17%

18%

Olive

15%

Plattekill

22%

23%

Rochester

18%

19%

Rosendale

17%

18%

Saugerties

14%

Shandaken

18%

Shawangunk

10%

12%

Ulster

23%

Wawarsing

17%

18%

Woodstock

22%

23%

VILLAGES

Ellenville

21%

New Paltz

27%

28%

Saugerties

21%

CITY

Kingston

22%

23%

COUNTY

Ulster

18%

19%

Ulster County Housing Action Plan 2/2021 Page 136 Hudson Valley Pattern for Progress

Housing Resources

There are numerous state and federal resources made available for housing in the form of grants, low interest

financing and tax credits. A vast majority of these funds are made available to municipalities, Non-Profit

agencies and private developers, who in turn may provide resources to eligible households, individuals or

business and property owners. The state housing resources may be secured through competitive applications

made by local municipalities, Non-Profit housing agencies and private developers. The state resources are

primarily made available through the New York State Office of Homes and Community Renewal (HCR)

http://www.nyshcr.org/ through a Unified Funding Application round and the Consolidated Funding

Application process. Federal resources are typically made available through specific program announcements

for funding and may be found through www.grants.gov.

NEW YORK STATE OFFICE OF HOMES AND COMMUNITY RENEWAL (HCR)

New York State Homes and Community Renewal (HCR) preserves housing affordability and works with many

private, public and non-profit sector partners to create inclusive, safe, “green,” and resilient places to live in

New York State. HCR programs provide financing to create and preserve multi-family housing; administer

programs to improve housing conditions, ensure accessibility, and save energy; provide bonding authority and

other resources to facilitate local public improvements and job creation; and help thousands of low- and

moderate-income New Yorkers purchase a home. HCR provides funding of services for low to middle-income

households and for special needs populations including veterans, seniors, homeless families, individuals with

HIV/AIDS, and at-risk youth.

HCR is comprised of five agencies:

 Division of Homes and Community Renewal (DHCR)

 Housing Trust Fund Corporation (HTFC)

 Housing Finance Agency (HFA)

 State of New York Mortgage Agency (SONYMA)

 Affordable Housing Corporation (AHC)

Division of Housing and Community Renewal (DHCR)

Community Development Block Grant (Consolidated Funding Application)

The Community Development Block Grant (CDBG) Program is a federally funded program authorized by

Title I of the Housing and Community Development Act of 1974. The CDBG Program is administered by

the Office of Community Renewal (OCR) under the direction of the Housing Trust Fund Corporation

(HTFC). NYS CDBG funds provide small communities and counties in New York State with a great

opportunity to undertake activities that focus on community development needs such as creating or

expanding job opportunities, providing safe affordable housing, and/or addressing local public

infrastructure and public facilities issues. The primary statutory objective of the CDBG program is to

develop viable communities by providing decent housing and a suitable living environment by expanding

economic opportunities, principally for persons of low- and moderate-income. The state must ensure that

no less than 70% of its CDBG funds are used for activities that benefit low- and moderate-income persons.

A low- and-moderate-income person is defined as being a member of a household whose income is less

Ulster County Housing Action Plan 2/2021 Page 137 Hudson Valley Pattern for Progress

than 80% of the area median income for the household size. A principal benefit to low- and moderate-

income persons requires at least 51% of the project beneficiaries to qualify as low- and moderate-income.

Eligible Activities / Program Benefit Requirements

NYS CDBG applicants must address and resolve a specific community or economic development need

within one of the following areas: (1) Public Infrastructure (2) Public Facilities (3) Microenterprise (4)

Community Planning.

New York Main Street Program (Consolidated Funding Application)

The New York Main Street (NYMS) Program was created by the Housing Trust Fund Corporation (HTFC) in

2004 to provide resources to assist New York’s communities with Main Street and downtown revitalization

efforts. NYMS provides resources to invest in projects that provide economic development and housing

opportunities in downtown, mixed-use commercial districts. A primary goal of the program is to stimulate

reinvestment and leverage additional funds to establish and sustain downtown and neighborhood

revitalization efforts.

Eligible Types of Applicants:

Eligible applicants for NYMS Program applications are Units of Local Government or organizations

incorporated under the NYS Non-profit Corporation Law that have been providing relevant service to

the community for at least one year prior to application.

Eligible Target Area:

All NYMS activities must be located in an eligible target area. Applicants must clearly identify how the

target area meets each of the three components of the statutory definition of an eligible target area.

Traditional NYMS Target Area Building Renovation Projects

Applicants may request between $50,000 and $500,000 for Target Area Building Renovation Activities.

Requests must not exceed an amount that can be reasonably expended in the identified target area, within a

24-month term. Requests generally should not exceed the amount of documented property owner need in

the target area.

 Building Renovation: Matching grants available for renovation of mixed-use buildings. Recipients of

NYMS funds may award matching grants of up to $50,000 per building, not to exceed 75% of the total

project cost in a designated target area. Renovation projects that provide direct assistance to

residential units may be awarded an additional $25,000 per residential unit, up to a per-building

maximum of $100,000, not to exceed 75% of the total project cost.

 Streetscape Enhancement: Applicants may request up to $15,000 in grant funds for streetscape

enhancement activities, such as: planting trees, installing street furniture and trashcans, or other

activities to enhance the NYMS target area.

 Streetscape enhancement grant funds will be awarded only for activity ancillary to a traditional NYMS

building renovation project and cannot be applied for on its own. NYMS Downtown Anchor or

Downtown Stabilization applicants may not request Streetscape funds.

 Streetscape enhancement activities must be reviewed for eligibility and approved by HTFC prior to

commencement of construction or installation. Streetscape activities must be completed within the

proposed building renovation target area.

Ulster County Housing Action Plan 2/2021 Page 138 Hudson Valley Pattern for Progress

Administrative and soft costs are also eligible expenses covered by these grants. Each of these line items has

specific requirements that may be found on the HCR website

NYMS Downtown Anchor Project:

Applicants may request between $100,000 and $500,000 for a standalone, single site, “shovel ready”

renovation project. The NYMS Downtown Anchor Project funds may not exceed 75% of the Total Project Cost.

NYMS Downtown Anchor Project funds are intended to help establish or expand cultural, residential or

business anchors that are key to local downtown revitalization efforts through substantial interior and/or

exterior building renovations.

Applicants for NYMS Downtown Anchor Project funds must:

 Document a compelling need for substantial public investment;

 Document project readiness, as evidenced by funding commitments, developer site control, pre-

development planning completed, and local approvals secured;

 Provide cost estimates to substantiate the request amount;

 Identify source(s) of available construction financing and matching funds;

 Demonstrate the importance of the project for the neighborhood, community and region;

 Provide a Business Plan and Market Analysis to demonstrate project viability.

Technical Assistance:

 Grants are available to assist projects that will directly improve a community’s capacity or

readiness to administer a future New York Main Street building renovation program.

NYS HCR Unified Funding Application

New York State Homes and Community Renewal (HCR) announces the availability of the following program

on an annual basis, which typically includes:

 Low-Income Housing Trust Fund Program (HTF)

 New York State HOME Program (NYS HOME)

 Community Investment Fund Program (CIF)

 Supportive Housing Opportunity Program (SHOP)

 Homes for Working Families Program (HWF)

 Public Housing Preservation Program (PHP)

 Multi-family Preservation Program (MPP)

 Middle Income Housing Program (MIHP) 0- see details below

A Request for Proposals (RFP) for Unified Funding (UF) site-specific multi-family project applications (Capital

Applications) seeking funding under these programs is typically announced in mid to late summer. Capital

Applications will be submitted using the Community Development Online (CDOL) Application System, located

on HCR’s website at: http://www.nyshcr.org/Apps/CDOnline/

Ulster County Housing Action Plan 2/2021 Page 139 Hudson Valley Pattern for Progress

MIDDLE INCOME HOUSING PROGRAM (MIHP)

MIHP provides financing assistance for acquisition, capital costs and related soft costs associated with the new

construction of or the adaptive reuse of non-residential property to affordable middle income housing units

as part of HCR’s ongoing efforts to create greater income diversity in affordable housing while also providing

affordable housing options for middle income New Yorkers in certain high cost rental markets, or as part of a

concerted neighborhood-specific revitalization effort.

MIHP offers gap financing to developments, which include units that will be occupied by households earning

above 60% of AMI, up to 130% of AMI. MIHP must be requested in combination with 9% LIHC and must meet

the standard LIHC set-aside requirements; that is, 20% of the units affordable to households with incomes at

50% or less of AMI or 40% of the units affordable to households with incomes at 60% or less of AMI. It is

expected that projects with higher rent levels serving higher income households will be able to leverage

conventional debt and therefore request less subsidy per unit.

NYS FINANCING AND FUNDING RESOURCES FOR DEVELOPERS

Low-income Housing Tax Credit Program (LIHC) – Federal

The LIHC program provides a dollar-for-dollar reduction in federal income tax liability for project owners who

develop rental housing that serves low-income households. (Low-income is defined as households with

incomes up to 60% of area median income.) The amount of LIHC available to project owners is directly related

to the number of low-income housing units that they provide. Applicants eligible to receive allocations of LIHC

include individuals, corporations, limited liability corporations and limited partnerships - with the latter two

being the most widely used ownership entities. Economic and scoring incentives are provided to encourage

the participation of Non-profit corporations in LIHC projects. https://hcr.ny.gov/low-income-housing-credit-

program-lihc

State Low-Income Housing Credit Program (SLIHC) – New York State

The NYS Low-income Housing Tax Credit Program (SLIHC) is modeled after the federal LIHC program. The SLIHC

must serve households whose incomes are at or below 90 percent of the area median income (vs. the 60

percent standard of the federal program). https://hcr.ny.gov/new-york-state-low-income-housing-tax-credit-

program-slihc

Housing Trust Fund (HTF) Program

The New York State Housing Trust Fund (HTF) provides funding to eligible applicants to construct low-income

housing, to rehabilitate vacant, distressed or underutilized residential property (or portions of a property) or

to convert vacant or underutilized non-residential property to residential use for occupancy by low-income

homesteaders, tenants, tenant-cooperators or condominium owners.

http://www.nyshcr.org/Programs/HousingTrustFund/

Ulster County Housing Action Plan 2/2021 Page 140 Hudson Valley Pattern for Progress

NYS Historic Properties Tax Credits (Commercial and Homeowner Programs)

Individual property owners who plan to rehabilitate an historic property can apply for a 20% income tax credit

- 20% of Qualified Rehabilitation Expenditures (QRE) - on both state and federal income taxes. All

rehabilitation work must meet federal preservation standards. For the homeowner tax credit, the residence

must be an owner-occupied. Applicants must receive approval from the NYS Historic Preservation Office

(SHPO) before work commences.

https://parks.ny.gov/shpo/tax-credit-programs/

https://www.tax.ny.gov/pit/credits/historic_rehab_credit.htm

ADDITIONAL FINANCING RESOURCES FOR MULTI-FAMILY DEVELOPERS

New York State Housing Finance Agency (HFA) All Affordable Program

HFA offers financing for both new construction of multi-family rental housing and funds for the preservation

and rehabilitation of existing affordable multi-family rental housing. Tax-exempt, taxable and 501(c)(3) bond

proceeds may be used to finance these developments. https://hcr.ny.gov/housing-finance-agency

New Development - To qualify for financing for new construction under the All Affordable Housing

Program, all units must be affordable to households earning no more than 60% of the Area Median

Income (AMI), adjusted for family size, in the county where the development will be located.

Preservation - Projects that were initially financed through federal and/or state affordable housing

programs, as well as those not currently part of an affordable housing program, are eligible for the All

Affordable Housing Program. To qualify, a majority of the units in a project must be affordable to

households earning no more than 60% of the AMI for the county where the development is located. For

tax-exempt bond financed projects, rehabilitation costs must not be less than 20% of the bond amount

(if enhanced by SONYMA's Mortgage Insurance Fund). Other credit enhancers require varied

percentages of rehabilitation.

Subsidy Loans - Developers who obtain new construction and preservation mortgages from HFA are

also eligible for HFA's Second Mortgage "Subsidy Loans." These loans provide subordinate, low interest

rate subsidy loans to projects that are receiving HFA financing and which require subsidy to maximize

the number of affordable units and to reach lower income or special needs populations.

New York State Energy Research and Development Authority (NYSERDA)

Low-Rise Residential New Construction (PON 2309)

NYSERDA Low-rise Residential New Construction Program incorporates the New York ENERGY STAR® Certified

Homes Program as well as NYSERDA’s offer of eligibility for certain gut rehabilitation projects to participate

and receive the alternative New York Energy $mart designation. These Programs are designed and intended

to encourage the construction of single-family homes and low-rise residential dwelling units, which operate

energy more efficiently, are more durable, more comfortable, and provide a healthier environment for their

occupants than would otherwise be achieved. Technical assistance and financial incentives are offered to

builders and developers, as well as to Residential Energy Services Network (RESNET) Home Energy Rating

System (HERS) Providers and their Home Energy Raters to encourage the adoption of progressive building

practices.

https://www.nyserda.ny.gov/All%20Programs/Programs/Low%20Rise%20Residential

Ulster County Housing Action Plan 2/2021 Page 141 Hudson Valley Pattern for Progress

ALTERNATIVE HOUSING FINANCIERS

Community Preservation Corporation (CPC)

CPC is a Non-Profit, affordable housing and community revitalization finance company with offices throughout

New York State. The Hudson Valley office, located in Ossining, serves Dutchess, Orange, Putnam, Rockland,

Sullivan, Ulster, and Westchester counties. CPC offers construction financing, Freddie Mac conventional

financing, supportive housing financing and other customizable loan programs. CPC has financed more than

196,000 affordable housing units. With $11 billion in public and private investments, its work has helped

revitalize countless neighborhoods and provided quality housing for low-income families, senior citizens, and

individuals with disabilities.

CPC has been working in the Hudson Valley since the late 1980s and has provided financing for hundreds of

affordable housing units. The approach is not to just provide funding; CPC provides technical assistance in the

community revitalization process and leverages many other local and statewide resources. CPC has a variety

of loan products in its arsenal with attractive rates and terms.

http://communityp.com/

Community Capital of NY (CC NY)

Community Capital New York (CC NY) is a non-profit alternative lender that serves Dutchess, Orange, Putnam,

Westchester, Rockland, Sullivan, and Ulster counties in New York State. Community Capital works

collaboratively with communities to provide flexible, innovative financing and technical assistance to help

them reach their community development goals particularly with regard to affordable housing and small-

business development. Community Capital - a certified Community Development Financial Institution (CDFI)

– offers financial, technical and education resources to affordable housing and economic development

initiatives. CC NY provides financing that is not typically available from conventional lending institutions. For

example, they can help with pre-development loans, feasibility loans and bridge loans. They can also – on a

case-by-case basis – work with developers to meet special funding needs.

44 Executive Blvd

Elmsford, NY 10523

Tel: 914.747.8020

https://communitycapitalny.org/

Leviticus Fund

The Leviticus Fund supports transformative solutions that serve low-income and vulnerable people by

combining flexible capital from social-impact investors and contributors with knowledge sharing to create

sustainable and affordable communities. The Leviticus Fund is a community development loan fund that spans

the states of New York, New Jersey and Connecticut. This geographic landscape is certainly broad, yet the

challenges for affordable, special needs and emergency housing, early education centers for children of low-

income families, community health centers and other community facilities that improve communities and the

lives of low-income residents cut across the region.

Leviticus recognizes that creating opportunities in these communities often makes a critical difference. That

is why Leviticus partners with non-profit organizations that are strong advocates for their communities. Their

funds cover pre-development, acquisition, construction, mini-permanent and bridge loans, as well as working

capital loans. For early education, Leviticus lends to both non-profits and proprietary childcare centers whose

enrollment includes at least 50 percent of low-income families.

Ulster County Housing Action Plan 2/2021 Page 142 Hudson Valley Pattern for Progress

220 White Plains Road, Suite 125

Tarrytown, NY 10591

Tel. 914.909.4381

https://www.leviticusfund.org/borrow_overview.htm

FINANCING PROGRAMS FOR HOMEOWNERSHIP

These specific programs and limits may have changed as the State resources fluctuate from year to year.

State of New York Mortgage Agency (SONYMA) http://www.nyshcr.org/SONYMA/

SONYMA provides a variety of low-interest mortgages primarily for first-time homebuyers. The agency also

offers a popular down payment assistance program. Some of the programs are briefly outlined below. Others

can be found on their website. Participating SONYMA lenders in the Mid-Hudson area:

http://www.nyshcr.org/Topics/Home/Buyers/ParticipatingLenders/

SONYMA “Remodel New York”

The Remodel New York Program provides competitive interest rate financing to qualified first-time

homebuyers for the purchase and renovation of 1- and 2-family homes in need of improvements or repairs.

The renovation cost must be, at minimum, the lower of $5,000 or 5% of the property's appraised value (after

the proposed repairs are made) and, at maximum, 40% of the property's appraised value after the proposed

repairs are made. Down payment assistance of $3,000 or 3% of the home purchase price (not to exceed

$15,000) is available. Eligible renovation includes repair or replacement of plumbing, electrical and heating

systems, structural repairs, new kitchens, bathrooms, windows, etc.

See http://www.nyshcr.org/Topics/Home/Buyers/SONYMA/RemodelNewYorkProgram.htm for a list of

eligible renovations. Under Remodel New York, applicants do not have to be first-time homebuyers in

federally designated targets areas. Income and purchase price limits apply.

SONYMA’s Achieving the Dream Program

The Achieving the Dream Program is geared towards low-income first-time homebuyers. The 30-year loan

offers “lower” interest rates which can be used to finance one and two-family properties. Additionally, down-

payment assistance can be provided up to $15,000. A borrower must contribute 1 percent to the down

payment costs.

http://www.nyshcr.org/Topics/Home/Buyers/SONYMA/AchievingtheDreamProgram.htm

SONYMA’s Down Payment Assistance Loan (DPAL)

http://www.nyshcr.org/Topics/Home/Buyers/SONYMA/DownPaymentAssistanceLoan(DPAL).htm

SONYMA offers homebuyers down payment assistance in conjunction with SONYMA financing. Down

Payment Assistance Loan (DPAL) allows SONYMA borrowers to secure down payment assistance through a

second mortgage that can be used in combination with any currently available SONYMA program. DPALs have

no interest rate and no monthly payments and will be forgiven after ten (10) years as long as the borrower

keeps the SONYMA financing in place, and continues to owner occupy his or her home. The SONYMA DPAL

can now be used to pay all or a portion of a one-time mortgage insurance premium, if applicable, thus

significantly reducing your monthly mortgage payment.

Ulster County Housing Action Plan 2/2021 Page 143 Hudson Valley Pattern for Progress

Federal Housing Administration (FHA) 203(k) Insured Mortgage

The FHA 203(k) insured mortgage allows homebuyers to finance the purchase and rehabilitation of a property.

Purchasers can borrow up to 110% of the “after-improved value” of the appraisal and also have a low down

payment – as little as 3.5%. Owner-occupancy is required. The extent of the rehabilitation covered by Section

203(k) insurance may range from relatively minor (though it must exceed $5,000 in cost) to virtual

reconstruction. A home that will be razed or has been demolished as part of rehabilitation is eligible, for

example, provided that the existing foundation system remains in place. Section 203(k) insured loans can

finance the rehabilitation of the residential portion of a property that also has non-residential uses; they can

also cover the conversion of a property of any size to a one- to four-unit structure.

https://www.hud.gov/program_offices/housing/sfh/203k/203k--df

Federal Housing Administration (FHA) Limited 203 (k) Insured Mortgage

The FHA 203 (k) Limited or “Streamlined” insured mortgage is an effective alternative to the 203 (k) Rehab

loans when mainly cosmetic repairs are all that is required. Under the Streamlined program, a maximum of

$35,000 can be financed to improve or upgrade a home. No “structural repairs” are allowed. Borrowers are

not required to hire engineers or architects under this program. A 203(k) consultant is also not required.

Owner-occupancy is required.

https://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/sfh/203k/203k--df

Fannie Mae HomeStyle Renovation (HSR) Mortgage

HSR mortgage allows purchasers to include renovations, repairs, or improvements totaling up to 50 percent

of the as-completed appraised value of the property. Any type of renovation or repair is eligible as long as it

is permanently affixed to the property and adds value. Eligible borrowers include individual homebuyers,

investors, non-profit organizations, and local government agencies. The loan applies to one- to four-family

principal residences, as well as to one-unit second homes or one-unit investor properties. Borrowers must

engage a contractor to perform the renovation work. HSR mortgages are available through most conventional

mortgage lenders. www.fanniemae.com/

Ulster County Housing Action Plan 2/2021 Page 144 Hudson Valley Pattern for Progress