This was written by my town supervisor back in Greenburgh, NY. I agree with him 100%. I just read a book about Jane Jacobs and Robert Moses and while I see the good in what Jacobs did in organizing against Moses and protecting Greenwich Village. I also see how at the extreme it can turn into NIMBYism. In the end there is a way to build and develop which should involve the community but at the same time address societal issues that cannot be ignored any longer.

Incentives would make it easier to create affordable housing

September 11, 2009

Paul Feiner

Westchester County officials should consider providing financial incentives to neighborhoods that agree to implement the settlement in the false-claims lawsuit brought by the Anti-Discrimination Center of Metro New York against the county government. The pending agreement calls for the county to build 750 affordable homes or apartments over several years, 630 of which must be provided in towns and villages where black and Hispanic residents make up a small portion of the community. I suggest that County Executive Andrew Spano and the members of the county Board of Legislators schedule a meeting with all the mayors and town supervisors to discuss the implementation of any affordable housing plan.

As a former member of the Housing Committee of the county Board of Legislators and as town supervisor of Greenburgh, I have been very interested in affordable-housing initiatives. In recent decades, most elected officials have supported affordable housing until it’s proposed in their communities. Voters usually support the election of candidates who stand for affordable housing, until the proposed units are recommended in their back ards. The aggressive NIMBY reactions from residents in most communities in Westchester against any affordable housing has resulted in few affordable housing units being built in the county in recent decades.

Recently, the Greenburgh Town Board approved a zoning change to allow for workforce housing in the Fulton Park neighborhood. Although the housing is going to be situated across the street from a deli, a Verizon office building and office-supply store, many residents came out against the proposal. They also motivated other civic associations within the town to oppose the project. The location of this complex is ideal for affordable housing – within walking distance from downtown White Plains, the train station and Central Avenue. The site was previously used for homeless housing and, before that, it was a sleazy hotel. If an affordable-housing proposal for working people at this location is controversial, it is not unreasonable to assume that there will be significant opposition to all the units of housing that are proposed by the county – no matter where they are located.

If the county enters into a stipulation with the federal government and promises to build affordable housing within the county, it is important that a plan be implemented to reduce neighborhood opposition. If neighborhoods receive benefits should housing be placed in their community, members of the community might reluctantly support the housing instead of fighting it.

The county should consider offering to acquire and pay for additional open space in the immediate neighborhoods impacted by the housing units. Another financial incentive that should be considered: The county should pay for the costs of educating the additional children who will be attending the public schools. Perhaps, additional grants could be made by the county to the affected school district to provide enhancements for other students (such as free SAT preparation courses). Other financial incentives to neighborhoods that are affected by any stipulation should be considered.

Some people might suggest that it’s unfair for the county to reward neighborhoods that accept affordable housing. I disagree. Neighborhoods are accepting a social responsibility that other neighborhoods don’t want. The bottom line: The county should make affordable housing so appealing to neighborhoods that residents feel that their property values will go up because they will receive amenities not available to others if the housing is placed near them. Maybe we can make affordable housing so appealing that communities will compete for the privilege of having affordable housing within their boundaries.

Obviously, if this kind of agreement is implemented, a legal agreement will have to be approved. The state attorney general’s office and the state comptroller’s office should be asked to sign off on the plan.

Two other suggestions: The county should encourage school districts with surplus property to consider building affordable housing for teachers and staff on their campuses. Some prestigious private schools in Westchester already do this. This could be a win-win for everyone – the school is able to attract better teachers, because it can offer teachers affordable housing on campus, and students benefit because teachers can help students excel with their studies after hours.

And the county should consider promoting affordable housing near train stations. Most communities have parking shortages. The lack of commuter parking in Westchester is a problem that can be partially addressed if combined with affordable housing.