Dutchess County Missed Opportunity to Address Housing Crisis

There is an affordable housing crisis in Northern Dutchess County. A 450-square-foot one-bedroom apartment in Stanfordville is listed on Zillow for $1,400 a month. A two-bedroom townhouse in Pine Plains is listed at $2,600 a month. For renters seeking additional space, there is a three-bedroom house in Clinton Corners listed at $15,000 a month.

In its 2023 capital budget, New York designated $85 million toward addressing the problem through the creation of accessory dwelling units (ADUs). Of these funds, Columbia County will soon receive $2 million. Dutchess County is on track to receive $0. The reason? Officials from neither the county nor its municipalities applied.

“Dutchess County missed out on state funding for homeowners to build or improve secondary housing units on their properties,” said Dutchess County Legislator Chris Drago. “In Northern Dutchess, we view ADUs as one piece of the solution to the housing affordability crisis and as a resourceful way to utilize property. Neighboring counties are getting funding from the state to help homeowners build and improve ADUs. Why not Dutchess?” 

Unveiled last year, the Plus One ADU Program is part of a five-year plan to create more affordable housing across the state. By providing grants to local governments and not-for-profit organizations, the program supports low-and middle-income single-family homeowners who wish either to build an ADU on their property or to bring an existing ADU into compliance with local and state code requirements.

According to state guidelines, an ADU is a small home with its own kitchen and bathroom, built on the same property as a primary residence. These can be stand-alone buildings or converted sheds, garages or barns.

For homeowners, ADUs can serve as a source of extra income. ADUs offer a chance for seniors to age in place by providing on-site residence for caretakers. They can also provide an affordable housing solution for young people new to the area, for locals wishing to return and raise their families, and for those in need of space for a relative. 

The New York State Department of Homes and Community Renewal accepts applications for the Plus One ADU Program from partnerships between counties or municipalities and affordable housing agencies such as RUPCO and Hudson River Housing. Either the governmental or nonprofit entity may serve the role of lead applicant.

Homeowners who wish to receive funding to build or update an existing ADU through the grant program must apply through their local program administrators. If their application is approved, administrators will work with the homeowner to complete the project from start to finish.

Other counties in the Hudson Valley have applied for funding. 

Under the direction of housing coordinator Chris Browne, Columbia County will receive $2 million to distribute to homeowners who apply for ADU funding through RUPCO, which will administer the grants.

RUPCO is a nonprofit that helps people find and maintain affordable housing. “We’re excited about the opportunity to help administer the ADU program,” said Sandra Altomare, the organization’s director of homeownership.

In its pilot ADU program in Ulster County, RUPCO offered individual applicants up to $125,000 in funding. Altomare said there might be a similar distribution of funds in Columbia County. However, the new contracts in Columbia County are not yet finalized, so the actual amount of potential funding for applicants is not yet known. 

Ancram and Gallatin are among the Columbia County municipalities with pending contracts with RUPCO. Dutchess County has not applied, nor have any of the county’s municipalities.

When asked why an application for funding had not been submitted, the head of economic development for Dutchess County, Ron Hicks, suggested the Herald contact the Department of Planning and Development. He said that perhaps it was determined that no towns had the appropriate zoning for ADUs.

However, Pine Plains, Stanford, Milan, Ancram and Gallatin have zoning regulations that allow for the development of ADUs.

“The county did not apply as we are focused on other aspects of our Housing Trust Fund,” said Eoin Wrafter, commissioner of Dutchess County Planning and Development. He added that towns could apply directly if future rounds of funding are announced. The last deadline was Feb. 16.

“The County is committed to implementing programs and activities that will increase affordable housing opportunities,” Wrafter said. “We look forward to working with capable and willing partners as future funding opportunities — such as the HCR Plus One ADU — are available and identified.”

In 2020, the Pine Plains Town Board gave final approval to its update of the 2004 Comprehensive Plan. The update examined zoning regulations and included suggestions for improvements by expert planners. Among the improvements was zoning for ADUs.

The Pine Plains zoning rules allow homeowners the choice of living in their home and renting the ADU for extra income or moving into the ADU themselves and renting out the larger main residence. In either scenario, the owner must still live on the property in one of the homes.

“We do not have a guide for them [ADUs] readily available,” said Michael Stabile, chairman of the town’s planning board. “That is something that has been discussed to put together for the public in order to make it easier to understand what is required and to hopefully encourage them to be built.” A site plan, building permit and special use permit are required. 

Nelson and Lisa Zayas of Pine Plains feel fortunate to have built their ADU about 20 years ago. It first provided them with extra income, then a place for their daughter to live right in town. “She works at Stewart’s here,” Lisa said. “If we didn’t have this apartment, her commute could be ridiculous. We get to have her nearby, and see our granddaughter all the time. And we’re available for babysitting.”