Housing Greenfield Meeting Notes – 10/07/2024

Present: Susan Worgaftik, Chuck Green, Amy Clarke, Anna Oltman, Charity Day, Amy Cahillane, Ella Condon, Mike Penn-Strah, Louise Amyot, Wisty Rorabacher, Mary McClintock, Nikki Garrett, Rachel Gordon, Judy Draper, Edie Heinemann, Nancy Hazard, Jack Redman, Andrea Donlon, Pamela Goodwin, Ginny Desorgher, Noah Grunberg, Emily Greene, Steve Wilson.

Discussions
Jack Redman, new Executive Director of the Greenfield Housing Authority—Jack has worked in housing for 17 years. He noted several projects that he is working on right now:

• At the Winslow, 9 Wells Street there is a great need for repairs including the need to modernize the elevator, provide new windows and roofing. There is also a need to increase the social, mental health and substance abuse services available to residents, perhaps through CSO. He is working on a $5 million supportive housing proposal to meet these needs.

• At 300 Conway Street—GHA has received $35000 in pre-development funding to establish whether it is possible to transition the original plans for 4 2-bedroom un-accessible townhouses and 1 accessible apartment to 5 1-bedroom accessible units, possibly of modular housing. When asked about the possibility of those units being 2 bedroom, Jack said that he is aware of the need and is waiting for architectural information to see if that would be possible.

• Section 8 vouchers—Right now GHA has 300 Section 8 vouchers in Greenfield, but it is difficult to use these vouchers because landlords want first month, last month and security deposit money as soon as they have agreed on the apartment.  Although this funding can come through RAFT, the process is slow and many people with Section 8 vouchers lose possible apartments because they cannot get the money for the landlords fast enough.  Through Greenfield CPC funds, Jack hopes to set up a fund to meet those needs so more people will be able to use their Section 8 vouchers.  He also hopes to do more landlord education about Section 8.

Greenfield Housing Plan
We discussed some of the elements of the Greenfield Housing plan.  It verifies what we know of the need for 600 or more additional units in Greenfield.  If you wish to look at the plan, go to:  https://cms5.revize.com/revize/greenfield/departments/community_and_economic_development/housingstudy.php

Amy Cahillane mentioned that the study will be helpful in getting funds for housing into Greenfield as it documents the need.  It also assists her department in setting priorities and has already assisted with initial efforts to start an affordable housing trust in Greenfield.  It also documents what housing is in the pipeline presently.

Discussion included queries about matching people with an extra room in their house with people who need a place to live.  Lifepath had such a program but found it difficult.  There were people willing to share homes, but there was only one placement.  This kind of program has been successful in Brattleboro.  Find out more at https://baahvermont.org/our-programs/apartments-in-homes/

Changes to the Cluster Development Ordinance
Although neither George Touloumtzis, Chair of the Planning Board, nor Eric Twarog, City Planner, could meet with us to discuss the changes in the Cluster Development ordinance, they did send a pdf that is an attachment to these notes.  The key things in this attachment are:

• This is for parcels of 5 acres or more and allows for no more than 50% of the available land to be used for housing.  This open space is defined as agricultural land, recreational land, or conservation land.
• This is a part of a larger effort to protect the Deerfield River watershed
• Greenfield already has a cluster development ordinance.  This is an effort to update it.
• Through a series of incentives, it allows for more dense housing on the portion of the land to be used than present zoning allows.

 At the City Council Economic Development Committee meeting on October 8^th, the committee voted to accept the recommendations of the Planning Board with the addition of including the use of universal design as one of the incentives in the list (see the last page of the attached presentation)

Jack mentioned that a project in Stowe is a good example of this kind of cluster development.  That information can be found at https://mcoassociates.com/current-projects.  Mayor Desorgher also noted that the condominiums at Silver Crest Lane are an example of cluster development.

The Accessory Dwelling Unit Petition—A petition including more than 100 signatures was submitted to the City Council.  It will be considered by the Council in November.  The wording of the petition is:

As part of the site plan review, the Planning Board shall determine that the total land area of a parcel submitted for the addition of an Accessory Dwelling Unit shall not be less than one half (.5) acre.  The new acreage of total land in a parcel, minus all dwellings, including all proposed Accessory Dwelling Units, internal roads or driveways, or other buildings or developments, shall be considered open space, and shall comprise at least 50% of the parcel.  All Accessory Dwelling Units shall meet the minimum setback requirements for the district in which it is located.  ADUs shall not be used for short term rentals.

The new state law, which goes into effect in February, states that ADUs that are allowed by right can be no larger than 900 square feet.  The wording in the petition rules that almost no ADUs would be allowed in the area of Greenfield south of Silver Street.   Please consider this petition.  We will be discussing this petition at our November 4^th meeting.

Request for a letter of support
Noah Grunberg, who is working on the 24-28 unit cooperative development to be built on Stone Farm Lane, has submitted a pre-application to the Greenfield Community Preservation Committee for funding to design a gray water recycling system for this development.  The system would recycle water from sinks and showers to be filtered and used for laundry or for landscaping.  He estimates that this would save 1000 gallons of water per day from going into the sewer system.  This would make the housing more sustainable and affordable.  He requested a letter of support.  A vote was taken and it was agreed that Susan will write a letter of support to be submitted as part of the proposal to the CPC.

Updates

Winter 2024-2025—Anna Oltman
The warming center will be at the Salvation Army.  Staffing is now being worked upon.  There will be additional backup warming facilities through the Sheriff’s office if needed.  Amy Clarke said that if it would be helpful for Larry Thomas to be paid to assist in the staffing, the Interfaith Council might be able to assist with this.

Next Meeting
It was agreed that our next meeting will be Monday, November 4th 6:30 over zoom