I’ve been playing the Powerball and Mega Millions the last few weeks: prizes are up near half a billion dollars, and the daydreams of how I would spend that money on my morning commute are well-worth the price of a ticket. The opportunity to spread random acts of kindness alongside organized philanthropy comprises most of these fantasies. A recent configuration involves giving cash offers to buy local houses at near asking price, and then selling them back at their true value to families who can’t match the inflated market or AirBnB offers.
For example, my family just paid over $300,000 for a home that, 2 years ago, would go for about $175,000, and it really isn’t worth much more than that, but we were desperate after a year-long fruitless search.
In this scenario, the imagined organization would buy the house for 300 grand, then turn and list it for 175. Now, this lottery–fueled fantasy means that my millions invested would be covering my losses quicker than I could buy houses, but, at the same time, it has me thinking about the possibility of those that have the means or the know-how coming together to create such an organization. Do we have regional community members who would be interested in some ideation of this (naive) plan? Are there government resources to help fund the gaps between purchasing and selling costs of each property? Even if this group purchased (or flipped) 2 houses per year, could families enter a lottery for the chance to buy them at the true assessed value? I mean, just in case I don’t win the lottery tonight.
Editor’s note: This was originally published by Adirondack Center for Writing as part of ANCA’s Dreaming of Home project. The prompt: Do you have ideas about programs or practices that might work to mitigate the housing crisis in the Adirondacks? Think as big or as small as you like.
ANCA and CDI partner with local arts organizations to promote cooperative housing
In an effort to promote affordable and sustainable housing alternatives for aspiring homeowners in the face of the region’s ongoing housing crisis, the Adirondack North Country Association (ANCA), the Cooperative Development Institute (CDI) and local arts groups invite community members to participate in a multi-community art project that will explore housing, housing insecurity and cooperative housing solutions for our region.
It’s no secret that finding quality, affordable housing is a struggle that many people are facing in our region. Community leaders and organizations are working on ways to help ease that burden for local individuals, families and employers. All are invited to participate in a community conversation that will explore an approach that is not yet fully developed in our region — cooperative housing.
ANCA and the Cooperative Development Institute invite you to learn more:
What: Co-op 101 Learning Session When: Wednesday, August 17, 12:00-2:00 p.m. Where: Lake Placid Central School District Auditorium Optional Registration here:bit.ly/3AV5hC9
Editor’s note: This commentary is in the Nov/Dec 2021 issue of Adirondack Explorer magazine, as part of our “It’s Debatable” feature. In this regular column, we invite organizations and/or individuals to address a particular issue. Click here to subscribe to the magazine, available in both print and digital formats: www.adirondackexplorer.org/subscribe.
The question: Should communities take steps to regulate short-term rentals around the park?
I find myself frustrated by the ballooning trend in the Adirondacks, including the Town of Webb, whereby local family homes in once stable neighborhoods are being bought up by out of towners looking to make a killing on short term rentals.
As a resident since 1986, I’ve watched the housing market move steadily upward in terms of new builds and values. In the early 2000’s, especially after 9-11, there was a strong uptick in neighborhood homes being bought by down-staters presumably to have a place to escape the cities and feel safe. That created “dark” spots in previously year-round neighborhoods. But locals at least knew who their neighbors were even if their presence was sporadic. A direct result of the demand was a significant increase in property values that led to the current housing crisis in which locals are unable to afford homes of their own and fewer quality long-term rental units are available.
The Adirondack Common Ground Alliance is holding the final session of its 2021 Annual Forum on Wednesday, September 8 from 9-10a via Zoom webinar. This session is open to all, regardless of whether you attended this year’s forum. During the hour, we’ll cover the following agenda:
By Alexis Subra, Membership & Events Coordinator, Adirondack North Country Association
The COVD-19 Era is not the first time a large crisis spurred an affordable housing shortage in the North Country. From pandemics to terrorist attacks, communities across the Adirondack Park have felt the economic shockwaves of global events. As a region, as long as we remain passive towards the issue of accessible housing and the negative impacts it has on our workforce, we will always be one crisis away from crumbling our economy.
An effort is underway to spur economic growth in the town of Jay by growing its tourism sector and increasing the housing inventory. Members of a newly formed Jay Task Force have been meeting since March to investigate and identify initiatives. » Continue Reading.
With the New York State Legislature wrapping up another session, I thought it would be a good idea to take a look at some of the bills making their way through the process. This list is not complete, but contains those items that are important in one way or another to the Adirondack Park.
There are two online systems that provide information about latest legislative actions and the status of bills. The NYS Senate’s Open Legislation system is still in Beta, but is apparently up to date, includes the latest Assembly info as well, and has the easiest user interface. The older system, the Legislative Research Service system, claims to offer “up to the minute” information.
Prohibiting NYS From Purchasing Land for Forest Preserve Betty Little’s bill to prohibit the state from purchasing forest land in fee title and to only allow purchases by conservation easement. Killed just after 4 p.m. today in the Senate Rules Committee, a final stop on the way to a floor vote. (S. 1501 Little)
National Grid Land Exchange This legislation will complete the Constitutional Amendment authorizing land swap that was approved by voters in 2009, allowing the New York Power Authority and National Grid to complete the Route 56 Tri-Lakes power line project. In exchange for receiving six acres of State Forest Preserve, National Grid is buying and giving to the public 20 acres that will be included in the Adirondack Forest Preserve. The bill is in the Ways and Means Committee in the Assembly and on the floor in the Senate. (A. 8214 Sweeney / S. 4861-A Griffo)
EPF Revenue Enhancer This bill would, over the next four years, add the unclaimed nickel deposits from “bottle bill” revenues as an additional source of money for the Environmental Protection Fund (EPF). The EPF provides grants for land acquisition, invasive species control, smart growth projects and water quality improvements. This legislation is currently in the Ways and Means Committee in the Assembly and Finance Committee in the Senate. (A. 7137 Latimer / S. 5403 Grisanti)
Defines Adirondack ‘Community Housing’ Defines “community housing” for purposes of the Adirondack Park to mean four dwelling units not exceeding 1500 square feet of floor space each, located on one contiguous parcel within a moderate intensity use or low intensity use land use area, and meeting certain other defined land use criteria. Advanced to Third Reading in both the Senate and Assembly on Tuesday; Senate vote expected today. (S. 4165-A LITTLE / A. 8303 Sweeney)
Restricting APA Powers Over Campgrounds Prohibits the Adirondack Park Agency from promulgating or implementing any rule, regulation or land use and development plan, related to campgrounds, which is inconsistent with the provisions of any rule or regulation of the department of health relating thereto. Third reading in the Senate; Environmental Conservation Committee in the the Assembly. (S. 343 LITTLE / A. 149 Sayward)
Re-defining ‘Campground’ in the Adirondack Park Redefines “campground” for the purposes of the Adirondack Park and regulation by the Adirondack Park Agency; defines such term as a parcel of land with 5 or more campsites, including buildings and accessory structures; provides that recreational vehicles may be kept at a campground or campsite, with the consent of the owner of the campground, during periods of time when they are not in use, so long as they are not used in a manner which violates the campground permit. Passed Senate, referred to Assembly’s Environmental Conservation Committee on Monday. (S.345 LITTLE / A. 151 Sayward)
Requiring APA Appointments from Approved List Requires the governor to appoint the five members of the Adirondack park agency who reside in the park, from a list established by the legislative bodies of the counties in the Adirondack park and the Adirondack Association of Towns and Villages. Referred to Finance in Senate; Environmental Conservation in Assembly. (S.822 LITTLE / A. 511 Sayward)
Removing Land Use Planning Power of APA Makes state lands within the Adirondack Park subject to the local land use plan of the municipality in which the land is located. Betty Little Senate bill sent to Senate Finance Committee in May; there is no Assembly bill. (S. 5188 LITTLE)
10 Year APA Enforcement Statute of Limitations Establishes a ten year statute of limitations to enforce violations of rules and regulations of Adirondack Park Agency committed within the Adirondack park. senate bill moved to Finance committee in May; Assembly bill in Codes committee since January. (S. 823 LITTLE / A. 512 Sayward)
“Adirondack Sportsmen’s Club Preservation Act” Requires that state acquisition of open space shall remain subject to the leases of sportsmen’s clubs thereon. “Sportsmen’s clubs shall be deemed to retain exclusive access to and usage rights for hunting and fishing, while allowing public access to the land for other recreational activities.” In Senate Finance Committee. Betty Little bill in the Senate (S. 2487); no corresponding Assembly bill.
Opening Backcountry Waters to Disabled Veterans on Floatplanes Directs the development of a permit system to provide disabled veterans access to certain restricted bodies of water in the Adirondack park through the use of float planes. Passed the Senate; in Assembly Environmental Conservation committee (S.824 LITTLE / A. 518 Sayward).
Public Right of Passage on Navigable Waters Codifies the public right of passage upon navigable waterways of the state for purposes of commerce or recreation. Referred to the Assembly Codes Committee in May; no bill in the Senate since February, 2002 in deference to Senator Betty Little. (A370-2011 HOYT)
Boat Launch Preservation Act Requires that one percent of the 4 cents per gallon gasoline surcharge on gasoline which is used on waterways but not more than 5 million dollars per fiscal year is to be deposited in the dedicated boat launch site fund; moneys of such fund shall be disbursed for design, construction, maintenance and improvement of boat launches and boat access sites. Referred to Assembly Ways and Means Committee in February; no sponsor in the Senate. (A5546 ENGLEBRIGHT)
Requiring Large Water Withdrawal Permits Would grant DEC permitting abilities for withdrawals of large amounts of water (over 100,000 gallons per day) from lakes, rivers, streams or underground sources. Exemptions exist for agricultural water sources. The bill has passed the Assembly and is currently awaiting action on the Senate floor. (A. 5318-A Sweeney / S. 3798 Grisanti)
Creating ‘Non-Trail Snowmobile’ Registration Establishes a non-trail snowmobile registration for snowmobiles which shall be used solely for the purpose of gaining access to hunting and fishing areas. Referred to Transportation Committee in both the Senate and Assembly in January. (S1206 GRIFFO / A 1141 Magee)
Requiring A DEC Wildlife Economic Impact Report Requires the Department of Environmental Conservation to prepare a report on the economic impact of hunting, fishing, and wildlife-associated activities in New York. In Senate Finance Committee since January; no Assembly sponsor. (S653 VALESKY)
Extending DEC Northern Zone Special Muzzle-Loading Powers This bill would extend DEC’s authority to establish, by regulation, management measures for muzzle-loading firearm big game special season in the Northern Zone until October 1, 2015. In the Adirondacks, concern about lower deer numbers might result in a short, early muzzle-loading season. Passed Assembly but modified in Senate; returned to Assembly June 6. (S4967 GRISANTI / A 6953 Gunther)
Allowing Fishing With Three Lines Environmental Conservation Law would authorize an individual to angle for fish with up to 3 lines in freshwater until December 31, 2013. Currently one person may operate not more than two lines on any waters. Passed by Senate, amended and now at Third Reading. Codes committee in the Assembly. (S.2462-B LIBOUS / A.3480-B Russell)
Gift Cards for Hunting and Fishing Licenses Directs the commissioner of environmental conservation to create gift cards for hunting and fishing licenses. Ordered to Third Reading in the Senate yesterday and on today’s Senate Floor calendar; Referred to Assembly Environmental Conservation Committee in May. (S. 5161 RITCHIE / A. 7576 Gunther)
Extending Coyote Season from March 28 to May 31 Establishes the open season for hunting coyotes as October 1 through May 31 (currently march 28). Sent to Environmental Conservation committee in January; currently no Assembly sponsor. (S2486 LITTLE)
Bear Gall Bladders Senate version at third reading: “Prohibits the possession, sale, barter, offer, purchase, transportation, delivery, or receipt of bear gallbladder, bile, or any product, item, or substance containing, or labeled or advertised as containing, bear gallbladders or bile; exempts federal and state government and individuals with a valid hunting license from transporting one bear gallbladder.” In several committees in the Assembly.
Sacandaga Inland Waterway This bill would add the Sacandaga River to a list of inland waterways which are eligible to receive funding through the Department of State’s Waterfront Revitalization Program (part of the Environmental Protection Fund). It was already passed in the Assembly and waiting for consideration on the Senate floor. (A. 7241 Sayward / S. 4763 Farley)
Commemorate Adirondack Medical Center 100th What is known today as the Adirondack Medical Center began as two separate hospitals, the General Hospital of Saranac Lake, and the Placid Memorial Hospital of Lake Placid. Built at the top of Winona Avenue, the General Hospital of Saranac Lake was founded in 1911; The Placid Memorial Hospital Fund, was organized in 1947, and plans for construction of a new hospital to be located on a Church Street parcel were developed. Doors were opened at the Placid Memorial Hospital of Lake Placid on February 4, 1951. Referred to Finance yesterday. (J. 2567 LITTLE)
Creates A Constitutional Right to Hunt, Fish, and Trap Prohibits counties and other local municipalities from regulating hunting, fishing, and trapping. Both referred to Attorney general for Opinion in May. (S2382-A SEWARD / A 6864-A Gunther)
Soil & Water Conserv Dist Invasive Species Program Authorizes a public information and education program for soil and water conservation districts and relates to the spread of invasive species. Passed Senate in May; Sent to Assembly’s Environmental Conservation Committee the same day. (S2839-A YOUNG / A 3555 Magee)
Establishes Invasive Species Stewards, Paddling Fee Establishes the aquatic invasive species volunteer steward program within the office of parks, recreation and historic preservation; such program shall use volunteers to collect information on alien plants and animals in state water, and educate boaters thereon; imposes an annual $6 permit fee upon non-motorized vessels and requires the revenue to be deposited into the I love NY waterways vessel access account. Referre to Senate Finance Committee in February; no assembly sponsor. (S3519 JOHNSON)
Repeals Defunct Water Quality Compacts Repeals the Champlain Basin Compact, the Mid-Atlantic States Air Pollution Control Compact and the Delaware River Basin Water Commission Compact. To clean up and clarify the Environmental Conservation Law by repealing certain outdated sections which relate to proposed interstate compacts that were never established. These include: a 1966 law which proposed a Champlain Basin Compact; a 1967 law which proposed a Mid-Atlantic States Air pollution Control Compact; and a 1952 law which proposed a Delaware River Basin Water Commission Compact (not to he confused with the existing Delaware River Basin Compact). Refereed to Senate Environmental Conservation Committee in May; no Assembly sponsor. (S5139 FARLEY)
The New York State Senate introduced three measures, advanced by the Adirondack Park Agency (APA), which the APA argues will “benefit the Park, its residents and improve overall APA efficiency.” The three bills hope to address the issue of affordable housing, to establish regular funding for local planning efforts, streamline the project review process, and expand flexibility for transferring development rights.
Regular APA critic Fred Monroe, executive director of the Adirondack Park Local Government Review Board, is first out of the box to question the affordable housing plan. The bill would encourage community housing projects within a three-mile radius of APA-designated hamlets (shown in the map above). In an interview with the Plattsburgh Press Republican Monroe says that that 31 of the 92 towns in the Adirondacks do not have APA-designated hamlets. A look at the map shows he’s exaggerating a bit, as only about a dozen of those towns have any real acreage inside the park and several of those are some of the park’s most remote.
Monroe wants the new law’s hamlet designation to include those areas locally considered hamlet, not just APA-designated hamlets, which are downtowns and population centers where local zoning holds sway. Monroe is the Supervisor of the Town of Chester and Chair of the Warren County Board of Supervisors; Chester and Warren County have some of the highest numbers of APA designated hamlets of all the park’s municipalities. About 3/4 of the Town of Chester would fall into the new designation, enabling development for affordable housing purposes almost anywhere in town.
Here is a description of the three bills from an APA press release (I have pdf briefing documents for anyone interested – drop me a note):
Bill S.3367 would increase affordable housing opportunities within the Adirondack Park on land best suited to sustain a higher density of development. The lack of adequate affordable housing is a problem that must be solved to retain year-round families and ensure community sustainability.
Bill S.3366 would establish a Local Government Planning Grant Program administered by the APA. This would result in steady funding for local government planning initiatives. Grant funding would be sustained through civil penalties, settlement agreements and application fees collected by the APA.
Bill S.3361 would modify the Agency’s project review process to improve Agency efficiencies and reduce unnecessary burden and expense to applicants. This bill would also result in expanded flexibility for transferring development rights. Transferring development potential from more restrictive APA land use areas into less restrictive areas can balance protection of the Park’s unique natural resources with the growing demand for increased development opportunities on land capable of sustaining higher density development.
Sen. Carl Kruger (D-Brooklyn), chairman of the finance committee, introduced the affordable housing bill, which proposes a four-to-one density bonus for community housing built for seniors, low income and workforce population.
Bruce Brownell, founder of Adirondack Alternative Energy, will present a program at The Wild Center this Saturday, March 14th at 1 pm titled “Growing Your Energy Independence.” Brownell has over 30 years experience in passive building construction, and has been constructing passive homes and educating on the topic throughout the north east. At 1pm Bruce will present on a unique method of home construction and can offer ideas for things you can do today to improve energy efficiency in your home. (proper use of drapes, pipe insulation, wall/floor/ ceiling insulation, sealing up cracks around windows and wall openings, window placement, use, air circulation, programmable thermostats, etc.) There will also be an optional tour following the program which will be leaving from The Wild Center around 2:30. The tour, lead by Bruce, will travel to Lake Placid to visit a passive house that is under construction. The tour is optional and participants need to provide their own transportation.
The event is free for members OR with paid admission. For more information or directions, please visit the Wild Center’s website or call 359-7800
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