Workforce housing has been a topic of discussion since the Londonderry Master Plan committee started to meet in 2003. The legislative body of the state of New Hampshire has passed a law mandating that towns have a plan for their “fair share” of affordable housing completed by January 1st 2010. As the conversation heats up, and citizens provide testimony, a number of claims have come out in public.
We reviewed the public records, meeting minutes and video recordings noting several items presented as “Fact” that did not match the information provided by experts in the field over the past few years. After compiling these misleading statements and investigating the reality related to the issue we have presented our findings and have submitted them for review.
We would like to thank the Town of Londonderry Community Development Department, particularly Tim Thompson AICP, Londonderry Town Planner, for his careful review of our facts that we now are happy to publish for our readers here on Londonderry Hometown Online News.
Workforce Housing Fact and Fiction
Fiction
This will allow Developers to put living units on every square inch of Land.
Fact
The ordinance actually encourages cluster development with open space being preserved on the lot.
Fiction
This is targeted at my part of town.
Fact
It is easier and higher density is allowed if sewer is available. Sewer is available in North Londonderry and down to the municipal complex in the center of town from the City of Manchester. The East Central part of Londonderry has sewer available now from the Town of Derry. As in most parts of the region, our sewer tends to be near infrastructure like highways, transportation and city centers. The proposed ordinance would only allow multi-family development through a conditional use permit process, which requires the provision of sewer consistent with the Town’s Sewer Facilities Master Plan.
Sewer Lagoons in Derry used by Londonderry Near Exit 4 on Route 93
Fiction
Each unit will bring 2 children, our schools will break at the seams!
Fact
Londonderry’s school impact fee methodology (based on actual Londonderry enrollment figures and data about each household in town with school children) establishes a multiplier of school aged children for various types of residential development, see table below:
Type of Structure Public School Multiplier
Single Detatched – 2 BR 0.522
Single Detatched – 3 BR 0.746
Single Detatched – 4+ BR 0.967
Townhouse – 2 BR 0.333
Townhouse – 3 BR 0.354
Duplex/Condex – 2 BR 0.475
Duplex/Condex – 3 BR 0.59
Multifamily 3+ unit bldg – All BR 0.287
Manufactured Hsg – All BR 0.331
Each mult-family unit in Londonderry could bring .287 children, that would be slightly greater than one school aged child for every five units. Experience has shown with Vista Ridge which currently has 243 units has only brought 24 children in the entire complex, well below the expectation based on the impact fee methodology.
Fiction
Londonderry is trying to attract low income renters
Fact
The present plan under consideration is for a blend of units for both renter occupancy and ownership. The ownership units (for a family of 4 making 100% of the annual median income, or $95,200) are expected to be priced around $250,000 to 280,000 each (depending on your amount of cash on hand for a down-payment). Rental units are targeted for families of 3 making 60% of the annual median income ($51,410) with a monthly rent of $1290.
Fiction
The only reason we are doing this is because the state is forcing it on us.
Fact
The 2004 Master Plan calls for the Town to work with communities in the region to address the issues of housing affordability. To implement this, the Town Council established the Housing Task Force in 2007. The Housing Task Force’s final report recommends ordinances be developed to address the issues of workforce housing in Londonderry, and the findings were recommended prior to the Legislature enacting the new workforce housing statutes. At that time the committee determined that a need existed for young professionals and workers such as teachers, school employees, fire and police personal to be able to afford a home in Londonderry.
Fiction
No other town is doing what the State is mandating they are ignoring workforce housing mandates.
Fact
23 towns in the NH had warrant articles related to workforce housing voted on at their 2009 Town Meetings. Several other communities are currently in the process of developing ordinances today (including Windham and New Boston).
Larger communities, such as Manchester, Nashua, Concord, and Derry, do not have to make regulatory changes, as their regulations and ordinances already allow for development at significantly higher densities and have available lands for further development of high density residential uses.
Other communities, such as Exeter and Amherst, had adopted ordinances and regulations years ago (Amherst has had an affordable housing provision in their Zoning and regulations since 1989, which was modified slightly in 2009 to ensure it met the new statutes).
Fiction
We have enough affordable housing in Londonderry!
Fact
While we may have enough single family homes, as of today in a recession impacted housing market, to meet the requirement we are severely lacking in rental units. We could be as many as 1000 units short in this area. Housing prices for ownership units will likely also increase as the economy and housing market improve out of the recession. The intent of the ordinance was to provide a blend of homes and apartments, which would remain affordable over the long term. Currently the Town has no mechanisms in place to ensure that homes are resold at a price that would meet affordability guidelines.. The thought was these efforts will show that the town is making a reasonable effort to meet the mandates from the state law, and address the issue of housing in concert with the ambitious economic development goals the Town is pursuing.
Fiction
Legislation has been filed that will allow us to opt out of Workforce housing.
Fact
It is true that legislation has been filed, but it is intended for very rural areas that currently do not have zoning ordinances. We would have to abolish all zoning to opt in to that (should the legislation be successful), not something Londonderry should be expected or wish to do.
Fiction
This can be delayed no need to do it now.
Fact
The statutes’ effective date is Jan 1, 2010. While the Town is currently considered to have met that effective date by posting the ordinance for public hearing (meaning it is in effect during the time it is considered by the governing body), delaying adoption of the ordinances beyond that means a developer could potentially take the town to court for not implementing the mandate and leaving would-be developments in “limbo” not knowing if changes will be made to the ordinances during the hearing process.
Fiction
We should use today’s numbers for housing, it will prove we do not need workforce housing!
Fact
Although today’s housing values are lower, today’s salaries are also lower. If we check the numbers the town should compare apples to apples, mid 2000 home values and income or 2009 values and income. Selecting one from mid 2000 and one from 2009 would most likely not be defensible in court.
Fiction
The Town is “Awaiting a housing analysis” and spending $25,000 before it decides.
Fact
At the November 16th the public hearing on this issue was continued to December 7th, no funds have been extended. The zoning is in force but has not been adopted by the Town Council.
For links to more information on Workforce Housing read the rest of the story.
More information on workforce housing in Londonderry
Read other stories regarding Workforce Housing
Workforce Housing Waits for a Full Board
Londonderry Workforce Housing up to Town Council
Up to 196 will have to wait for homes on Stonehenge Road
State Mandates Workforce housing in Londonderry
Planning Board, a Place to Live and a place to Work
A lighter look at workforce housing Read “Hysteria Lane” by Jim Loiselle
Useful links to town documents
- Workforce Housing Informational Booklet
- Workforce Hosing Zoning Ordinance Amendments Recommended to Town Council on October 14, 2009
The entire text of RSA 674:58-61
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Thank you for providing this clear and extensive explanation. I hope it will be well read.
There is so much that is wrong with this piece that I don’t know where to start, so I won’t address the article directly (other than to say that some of the “Fictions” use hyperbole that I have never heard anybody actually say using those specific words; maybe this was done for dramatic effect, I don’t know).
The basic flaw with this whole thing is that the law itself is seriously flawed, because it is premised on social engineering — that legislators in Concord know best how much housing “should” cost, on the basis of some formula. This issue will continue to be divisive because it is bad law, and that’s why you see such polarized reactions to it.
Fact or Fiction? After monthts of study, workshops, and public hearings The Planning Board, Town Staff, and the Town legal counsel is still unable (as of the last Town Concil Meeting) to define what current housing stock, if any, can be used to determine if Londonderry has met it’s “fair share”.
Everyone agrees it is bad. The state elected Democrats (Except for Londonderry) to tell us how better to live our lives. Maybe a call or a letter to the Governors office might be the way to go. I doubt it, he could not find his way out of paper bag.
Fact or Fiction? The Town Council asked the town Planning Staff 2 questions. Planning Staff and the Town legal counsel were only able to answer one. Planning Staff and the Town lawyer have no idea what housing stock contributes to Londonderry’s “fair share”.
Where is it written in the town’s charter that we must have rental”s? Large rental’s have a history of being the source of trouble. Only need to review Derry police blotter to see. Most of the discussion has been on large rental units, why?
What is wrong with small? I have no problem with small units (6-8/building) for the Stonehedge site, but large (30-40 units) is too much for a “rural” community like Londonderry.
I keep hearing we want to keep the rural charactor of Londonderry, but everytime I look at the town’s website, there is another hearing for yet another zoning district. Isn’t 17 enough? Do we really need PUD or the Gateway district? OR is this more for the developers versus the town’s people.
The Planning Board and the Town Planner are simply making it easier for Developers to build massive developments here in town by relaxing the restrictions. This way when they try to pitch the commercial land around the airport to potential businesses they can tell them we have x amount of affordable housing within a 5 mile radius.
Please don’t be naive to think they are actually looking out for the good of low income people. This is all part of a larger picture. The members of the 2007 Housing Task Force was made up of developers, a Real Estate agent, 2 major land owners here in town, and led by the Attorney for Joe DeCarolis, the developer for the Stonehenge project.
Jimmy, while some of your comments link some common threats of truth you obliviously have not read the article or the mandates of state law passed by the majority legislative body currently serving in Concord. The town has no choice except to comply or face recourse by the developers. Nobody is jumping up and down and most would rather have small single family homes. Try offering a solution rather than casting a shadow on those who had the unpleasant task of having to comply with something mandated by the state.