PLATTSBURGH — CHAMP is leading the way for housing development in the town of Plattsburgh.
CHAMP, which, in this instance, stands for “Creating Housing Acceleration Measures for Plattsburgh” and not the Lake Champlain folklore monster, is Plattsburgh’s newest solution to the North Country housing crisis.
Adopted this year, the CHAMP Law reformed the town’s zoning code, making it easier for existing developments to expand and for new developments to begin.
“We all know that New York state is facing a housing crisis, and the North Country is no exception,” Plattsburgh Town Supervisor Michael Cashman said at a news conference at Emerson Place Tuesday, a new housing development on Kansas Avenue.
“But, here is the difference in the Town of Plattsburgh: we are not waiting on solutions. We are creating solutions with CHAMP. We are removing outdated barriers and modernizing our zoning to expand housing options.”
Some of the key highlights of the CHAMP Law include
• Permitting multi-family housing in A2 and SC zones.
• Allowing for duplexes and infill conversions and walkable T4 and T5 zones.
• Increasing density in the MDR zones with a minimum of one unit per 5,000-square feet.
• Streamlining the site plan and permitting process.
“These reforms position us to accommodate approximately 2,600 new housing units here in the town of Plattsburgh,” Cashman said of the new law.
“This is a smart, intentional development that strengthens our future. It is focused on specific districts, cutting through regulatory clutter (and) it is based on the real demand and real project proposals. It reduces the need for variances, saving both money and time for our developers, and it also preserves the neighborhood characteristic. It also increases property value by boosting the opportunity and density for a strong return on investments as well.”
PROOF OF CONCEPT
One housing development, Emerson Place at 89 Kansas Ave. which is being built by K&M Taylor Properties, served as a learning experience for the town as they created the new CHAMP Law.
Kerry Taylor of K&M Taylor Properties said when they began the process of developing the land, they had to go through the town’s variance process, which she said was long and costly.
“I commend the town of Plattsburgh for being proactive in changing the zoning on some of these areas, because it’s going to make it so much easier for developers to come in and build the housing we need,” Taylor said.
“Like Michael said, we need all levels (of housing) … it’s not just the affordable (housing).”
When construction is finished, Emerson Place will have six buildings and 28 units in total at market rate rent. For example, the news conference Tuesday was held in a two bedroom, two full bath with a garage and attic above it — Taylor said rent for that unit will be $2,050 a month.
She said most of the units are already rented and they aren’t even finished being built yet.
“So if that tells you the demand … it’s kind of scary when you think about it,” Taylor said.
BREAKING BARRIERS
Cashman said the town wanted to make it easier for developers like K&M Taylor Properties to build and expand in the future like they are already doing.
“We have that responsibility, with our local developers that want to do business here, to break down barriers. That’s what this law is about,” Cashman said.
“In addition to that, though, this law is also about showing investors that we have ample opportunity for people to put shovels in the ground, to build here.”
“This new law … this changes everything,” Taylor said.
“It really does. I mean, it’s such a huge opportunity for the area, and this is addressing the housing crisis dead on.”
Cashman said the main takeaway from the updated law is that he wants developers to know the town remains open for business.
“Come build with us. There is ample amount of opportunity here in the town, and we are positioned to work with people to continue to lead the way in our corner of the North Country.”