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<p class=MsoNormal><font size=2 color=navy face=Arial><span style='font-size:
10.0pt;font-family:Arial;color:navy'>Hi Mark, For some reason e-mails that you
have sent to the Housing Committee, are coming to me in duplicate – Weird!!!<o:p></o:p></span></font></p>
<p class=MsoNormal><font size=2 color=navy face=Arial><span style='font-size:
10.0pt;font-family:Arial;color:navy'><o:p> </o:p></span></font></p>
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<p class=MsoNormal><b><font size=2 face=Tahoma><span style='font-size:10.0pt;
font-family:Tahoma;font-weight:bold'>From:</span></font></b><font size=2
face=Tahoma><span style='font-size:10.0pt;font-family:Tahoma'>
yrhasc-bounces@townoflongisland.us [mailto:yrhasc-bounces@townoflongisland.us] <b><span
style='font-weight:bold'>On Behalf Of </span></b>Mlongreene2@aol.com<br>
<b><span style='font-weight:bold'>Sent:</span></b> Monday, January 21, 2008
2:27 PM<br>
<b><span style='font-weight:bold'>To:</span></b> housingcommittee@townoflongisland.us<br>
<b><span style='font-weight:bold'>Cc:</span></b> yrhasc@townoflongisland.us;
cmcduffie@earthlink.com<br>
<b><span style='font-weight:bold'>Subject:</span></b> [yrhasc] Fwd: Housing
section revised</span></font><o:p></o:p></p>
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<p class=MsoNormal><font size=3 face="Times New Roman"><span style='font-size:
12.0pt'><o:p> </o:p></span></font></p>
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<p class=MsoNormal><font size=2 color=black face=Arial><span style='font-size:
10.0pt;font-family:Arial;color:black'>Hi All, I know I sent a previous
draft of this for your review. This is a further modified one in
response. PLEASE GIVE THIS DRAFT A FINAL REVIEW ASAP so the Comp. Plan
folks can put it to bed. <o:p></o:p></span></font></p>
</div>
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<p class=MsoNormal><font size=2 color=black face=Arial><span style='font-size:
10.0pt;font-family:Arial;color:black'>My personal opinion is that they have
done a great job accommodating our concerns and progress, but further input is
welcome. Please reply to Chris McDuffie, but feel free to copy me if you
want. Mark<o:p></o:p></span></font></p>
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<p class=MsoNormal><font size=2 color=black face=Arial><span style='font-size:
10.0pt;font-family:Arial;color:black'> <o:p></o:p></span></font></p>
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<p class=MsoNormal><font size=2 color=black face=Arial><span style='font-size:
10.0pt;font-family:Arial;color:black'>From: cmcduffie@earthlink.net<br>
To: Mlongreene2@aol.com<br>
Sent: 1/21/2008 11:45:41 A.M. Eastern Standard Time<br>
Subj: Housing section revised<o:p></o:p></span></font></p>
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<p class=MsoNormal><font size=2 color=black face=Arial><span style='font-size:
10.0pt;font-family:Arial;color:black'> <o:p></o:p></span></font></p>
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<p class=MsoNormal style='margin-bottom:12.0pt'><font size=2 color=black
face=Arial><span style='font-size:10.0pt;font-family:Arial;color:black'>Town of
<st1:City w:st="on"><st1:place w:st="on">Long Island</st1:place></st1:City>
Comprehensive Plan<br>
Housing<br>
1/13/08 DRAFT<br>
<br>
A thorough inventory of housing was accomplished in the fall of 2006 by <br>
using real estate tax maps, other Town records and walking/driving <br>
through all neighborhoods. Present housing on <st1:place w:st="on">Long Island</st1:place>
includes:<br>
Last Plan (Fall 1993) Fall 2006<br>
Types of Dwellings
Numbers Numbers<br>
Single family frame dwellings 308 308 dwelling
units 362 362 <br>
dwelling units<br>
Two family frame dwellings 4
8 dwelling units 2
4 <br>
dwelling units<br>
<br>
Three family dwellings 1
3 dwelling units 0
0 <br>
dwelling units<br>
<st1:City w:st="on"><st1:place w:st="on">Mobile</st1:place></st1:City> homes
3
3 dwelling units 1
1 dwelling unit<br>
Total
322 dwelling units 367 dwelling units<br>
<br>
Use of Dwellings<br>
In winter use
80
97<br>
Seasonal use 242
270<br>
Total
322 dwelling units 367 dwelling units<br>
<br>
Age of Dwellings<br>
Under 25 yrs. old 42
80<br>
Over 25 yrs. old 280
287<br>
Total
322 dwelling units 367 dwelling units<br>
<br>
As of the fall of 2006 there were known to be on the market: 5 winter <br>
and 2 seasonal dwellings<br>
<br>
Existing Housing<br>
<br>
Almost all frame dwellings are free standing single-family homes. There <br>
are only 3 exceptions. Most dwellings, with a few exceptions of long <br>
unoccupied structures, are in moderate to good repair. House lots range <br>
in size from 1750 sq. ft. to 698,688 sq. ft. Valuations for property <br>
tax purposes range from $15,560 to $612,980. Homes are served by <br>
private wells and septic systems. There is no municipal water supply <br>
servicing <st1:place w:st="on">Long Island</st1:place>. Housing development
possibilities are limited by <br>
our ground water resources and the ability of our soils to handle our <br>
septic wastes.<br>
<br>
Recent Development<br>
<br>
Since the last Comprehensive Plan a “bulge” in home building resulted <br>
from one subdivision, done by Northland in the 1990s at the Tank Farm <br>
location involved 27 lots with deed restrictions which do not allow <br>
further subdivision of these lots. These lots range from 1.1 acre to <br>
4.25 acres. Some of these 27 lots are zoned for business. Although many <br>
homes have been built since the last Comprehensive Plan, 111 surveys <br>
thought this rate of growth was "too fast", while 110 thought it was <br>
'just right", while 4 thought it was "too slow". Questions of
water and <br>
sewage disposal may limit future housing development even though there <br>
is sufficient undeveloped land. The strongest response to any of the <br>
questions on the Plan Questionnaire was to the question: "Should <st1:place
w:st="on">Long <br>
Island</st1:place> take steps to retain its rural character?" The answers
were 213 <br>
-yes, 17 -no, and 3- no opinion.<br>
<br>
Two modifications in the zoning ordinance which were adopted at the <br>
Town Meeting in 2007 may result in more housing units. One is <br>
permitting, as a conditional use in the three zones IR-1, IR-2 and IB <br>
where single family residential use has been permitted , “accessory <br>
dwelling units” which are “to provide enhanced opportunities to <br>
accommodate housing for family/relative members while protecting the <br>
single -family character of existing residential neighborhoods”. They <br>
must be “primarily accessed through the existing living area of the <br>
primary structure”, designed to be “subordinate in scale and mass”, <br>
have at least 500 sq. ft. and not exceed 50% of the floor area of the <br>
main dwelling unit, and the septic system must meet the standards of <br>
the Maine Plumbing Code for the number of bedrooms proposed.<br>
<br>
The second ordinance change would allow multi-family dwellings as a <br>
conditional use in the I-B Island Business Zone. A multi-family <br>
dwelling is defined as a “detached building used exclusively for the <br>
residential occupancy by two (2) or more families and containing two <br>
(2) or more dwelling units.” The septic system must be certified by a <br>
licensed Site Plan Evaluator that it meets the standards of the Maine <br>
Plumbing Code for proposed multi-unit dwelling.<br>
<br>
Although the “bulge” resulting from the Northland lot development may <br>
be over, these new ordinances may create a new spurt of building.<br>
<br>
Seasonal vs Year Round Occupancy<br>
<br>
<st1:place w:st="on">Long Island</st1:place> has a large seasonal population.
Of the 367 dwelling units, <br>
270 are used seasonally and 97 are occupied year round. Both categories <br>
have grown since the last Comprehensive Plan, but the proportion of <br>
three-quarters of the dwelling units on <st1:place w:st="on">Long Island</st1:place>
being seasonal has <br>
remained nearly the same. Some seasonal cottages have been, and are <br>
being, converted for winter use. Some new homes have been built to <br>
accommodate year round use, but are being occupied seasonally. Some <br>
folks, who may or may not have been seasonal residents of <st1:place w:st="on">Long
Island</st1:place> <br>
during their working lives, are retiring to become year round residents <br>
on the island. Some year round island residents are retiring and <br>
becoming seasonal island residents as they spend a long winter season <br>
in warmer climates, often changing their legal residence when they do <br>
so because of more favorable tax laws in other states.<br>
<br>
Senior Housing and Assisted Living<br>
<br>
A committee on Long Island has investigated the possibility of <br>
establishing an assisted living facility on <st1:place w:st="on">Long Island</st1:place>,
but because <br>
the committee found that we do not have sufficient numbers of citizens <br>
who would require these services such a project could not be justified, <br>
and this is not being pursued at this time. We have one private home <br>
which provides assisted living to two senior citizens, and there are <br>
private in-home care arrangements when needed, but our community has to <br>
rely on off island services for nursing and assisted living situations. <br>
It is hoped that the new accessory dwelling unit ordinance may help <br>
address some of the needs of older residents who need some in-home <br>
assistance.<br>
<br>
Affordable Housing<br>
<br>
The high cost of land, of constructing a proper septic system and of <br>
drilling a well inhibits the building of new low cost homes as does the <br>
higher cost of construction itself due to transportation costs from the <br>
mainland to the island of materials and also labor, particularly if <br>
off-island contractors are used. Manufactured, or modular, housing with <br>
the component parts brought to the island on a barge, has been one <br>
answer for some families to help reduce the cost of new construction. <br>
Because many of the seasonal-to-winter conversions have been <br>
accomplished by the homeowners themselves over a period of years with <br>
frugally purchased materials and using their own labor, the process of <br>
renovation has made them in some sense "affordable".<br>
<br>
The medium income of Long Island is $35,833 according to the <st1:country-region
w:st="on"><st1:place w:st="on">U.S.</st1:place></st1:country-region> <br>
Census 2000. The affordability index for <st1:place w:st="on">Long Island</st1:place>
is not available <br>
because there were fewer than 4 home sales on Long (and other small <br>
islands the year it was done - 2005) but if you check the recent <br>
Island Indicators report on the Island Institute website, there is an <br>
affordability index in there for many other islands. An index of <br>
"less than "1" means the area is generally unaffordable - i.e. a
<br>
household earning area median income could not cover the payment on a <br>
median priced home (30 year mortgage, taxes, and insurance) using no <br>
more than 28% of gross income." Examples cited from the
Casco Bay <br>
islands are <st1:PlaceName w:st="on">Great</st1:PlaceName> <st1:PlaceName
w:st="on">Diamond</st1:PlaceName> <st1:PlaceType w:st="on">Island</st1:PlaceType>:
0.20 and <st1:PlaceType w:st="on">Peaks</st1:PlaceType> <st1:PlaceType w:st="on">Island</st1:PlaceType>,
0.36, and the <br>
statistic from the State of <st1:State w:st="on"><st1:place w:st="on">Maine</st1:place></st1:State>
is 0.70. This suggests that the <br>
affordablility on Long may be lower if not worse (than Peaks or <st1:place
w:st="on"><st1:PlaceName w:st="on">Great</st1:PlaceName> <br>
<st1:PlaceName w:st="on">Diamond</st1:PlaceName> <st1:PlaceType w:st="on">Island</st1:PlaceType></st1:place>)
although the substantially lower taxes on Long may help <br>
offset this.We have a low median income in a high priced housing area. <br>
<br>
In response to concern expressed about attracting and keeping young <br>
year-round families on the island, a Year Round Housing Committee has <br>
been very active for the past year and a half, working to devise a way <br>
to create new housing for year round residents. We enjoy the vigor <br>
young families add to the island population, and we appreciate, and <br>
very much need, their participation in the many volunteer activities <br>
that keep this island functioning on a year round basis.<br>
<br>
In the early part of 2007 two surveys prepared by the Year Round <br>
Housing Committee were sent. One survey was sent to individual <br>
residents (one per individual resident 18 years or older) and a <br>
different survey was sent to seasonal households (one per household). <br>
Of 182 surveys sent to individual residents 81 were returned. Of 200 <br>
surveys sent to seasonal households 126 were returned. Although the <br>
body of the two surveys were different, the last two questions were <br>
asked to both surveyed groups as follows:<br>
<br>
QUESTIONS ASKED:<br>
“The Year Round Housing Committee is researching a proposal to build a <br>
single-family, year-round rental house on town land. As conceived, it <br>
would be funded primarily through grant money, low interest loans, and <br>
would be owned and managed by a non-profit entity separate from the <br>
Town government.<br>
<br>
Do you think the YRHC should proceed with studying this starter <br>
project? ___Yes ___No<br>
Do you think the YRHC should proceed with a different project?___Yes <br>
___No<br>
<br>
RESPONSES from each group:<br>
Seasonal resident households responded:<br>
Do you think the YRHC should proceed with studying this starter <br>
project? Yes: 77 (61%) and No: 34 (27%)<br>
Do you think the YRHC should proceed with a different project? Yes: 23 <br>
(18%) and No: 42 (33%)<br>
<br>
Year round individual residents responded:<br>
Do you think the YRHC should proceed with studying this starter <br>
project? Yes: 41 (65%) and No: 16 (25%)<br>
Do you think the YRHC should proceed with a different project? Yes: 20 <br>
(32%) and No: 19 (30%)<br>
<br>
The proposal of the Year Round Housing Committee has evolved since the <br>
survey to propose, instead of rental housing, that the town lease lots <br>
of town owned land for houses to be built by year round residents. <br>
This proposal contributes to affordability by removing the cost of land <br>
acquisition from the homeowner’s building costs. It also honors the <br>
reluctance shown in the Comprehensive Plan survey to the town spending <br>
money for low cost housing, because this current proposal would <br>
generate the same annual income for the town (in the form of rent for <br>
the land) as if taxes were being paid, while restricting the housing <br>
for year round use. The 2007 Town Meeting agreed to allow the long term <br>
lease of four town owned lots for individual owner-built year round <br>
houses. The Year Round Housing Committee continues to work to develop <br>
the criteria and protocols for this creative effort as well as looking <br>
at other forms of housing initiatives to further broaden the options <br>
for the community in the future. <br>
<br>
Housing Policy<br>
<br>
1. It is the policy of the Town of <st1:City w:st="on"><st1:place w:st="on">Long
Island</st1:place></st1:City> to treat manufactured <br>
housing the same as stick built housing.<br>
<br>
2. It is the policy of the Town of <st1:City w:st="on"><st1:place w:st="on">Long
Island</st1:place></st1:City> to take steps to make <br>
it possible and desirable for young families to locate and remain here.<br>
<br>
3. It is the policy of the Town of <st1:City w:st="on"><st1:place w:st="on">Long
Island</st1:place></st1:City> to seek to achieve at <br>
least 10% of all housing built or placed during the next decade be <br>
affordable.<br>
<br>
Housing Policy Implementation Strategy<br>
<br>
The Year Round Housing Committee will continue its work to provide <br>
affordable year round housing on <st1:place w:st="on">Long Island</st1:place>.<o:p></o:p></span></font></p>
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<o:p></o:p></span></font></p>
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<p class=MsoNormal style='margin-top:7.5pt'><font size=2 color=black
face=Arial><span style='font-size:10.0pt;font-family:Arial;color:black'>Start
the year off right. <a
href="http://body.aol.com/fitness/winter-exercise?NCID=aolcmp00300000002489"
target="_blank"
title="http://body.aol.com/fitness/winter-exercise?NCID=aolcmp00300000002489">Easy
ways to stay in shape</a> in the new year. <o:p></o:p></span></font></p>
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