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City Council Housing Workshop Notes
The availability of diverse and safe housing options is crucial to ensuring the well-being and prosperity of our residents. The importance of building new housing to cater to a variety of needs cannot be overstated, as it directly impacts various aspects of people's lives and contributes to the overall social and economic vitality of the area.
On Tuesday, the Sanford City Council met with numerous community partners to discuss the collaborations between various agencies addressing the housing crisis in the community. This specialized edition of the Main Street Memo will provide insight into the topics discussed at the meeting.
“Housing is key… We all matter and we all need affordable housing” Diane Small- Executive Director of Sanford Housing Authority
Sanford Land Bank
What is the Land Bank?- The Sanford Land Bank Authority is responsible for dealing with unsafe buildings, ensuring safe and affordable housing, and bringing abandoned properties back into use. The Sanford Land Bank Authority administers three programs:
- Fixing dangerous buildings
- Licensing rental housing
- Dealing with abandoned properties
Land Bank Statistics
- Rental Housing Inspections- 109
- Delinquent Rental Licenses- 23
- Vacant Building Licenses- 39
- Dangerous Building- 21
- Hearings between Nov 2022 - Sept 2023
Sanford Housing Authority (SHA)
Program or Properties:
- Housing Choice Voucher Program
- 598 Available Vouchers
- Tenant-based Rental Assistance
- Village View
- 40 Units
- 62+ Facility
- The Maples
- 26 Units
- 55+ Living
- Mayflower Place
- 35 Units
- Assisted Living/ Services Through North Country
- Public Housing (Sunset Towers/ East Side Acres)
- 121 Units
- Family/Elderly-Disabled
Of the households participating:
- Male- 29%
- Female- 71%
- Children- 214
- Total Served- 911
Adaptations for LD 2003
LD 2003 in Brief:
- Allows 4 dwelling units per lot within a growth zone and 2 dwelling units per lot outside of a growth zone, in areas where housing is permitted.
- Allows 2.5 times the residential density if a development is Affordable, in areas where multifamily dwellings are permitted.
- Allows accessory dwelling unit (adu) on any lot where single-family housing is permitted.
- Meet statewide housing production goals
- Remove unnecessary regulatory barriers to housing production
- Preserve local ability to create land use plans
- Preserve sensitive environmental resources
- “Single Family Residential” nomenclature is obsolete given 4 dwelling units will be allowed
- Multiple ADUs will be allowed, with fewer parking requirements
- Affordable Housing projects could increase density 2.5x within the building envelope (specific boundaries and limitations that dictate how tall, wide, and close to property lines a building can be constructed on a particular piece of land).
Tax Increment Financing (TIF)
What is Tax Increment Financing?- Tax Increment Financing (TIF) is a method used by the City of Sanford to promote development in specific areas. TIF freezes property taxes in a designated area, captures any tax increases (referred to as the "increment"), and utilizes these additional funds for development projects within that area. TIF is the City’s primary tool for capturing and allocating new tax revenue for economic and housing development within the TIF District. TIF aims to revitalize neighborhoods and enhance economic opportunities. After a specified period, the increased tax revenue returns to the general fund.
How is TIF Used in Sanford for Housing?
St Ignatius- 6 St. Ignatius Street
- Housing TIF - District adopted 9/22/2015 - 17 years
- 66 Units of Affordable Senior Housing
- 38% of NCAV (New Captured Assessed Value) Revenue supports $250,000 bond for development of New Affordable Housing through Land Bank
- Economic TIF for Housing - District Adopted 11/14/2017 - 15 Years
- 66 Senior 55+ Units
- 25% of NCAV Revenue supports Economic Development attraction, job creation and marketing
- Economic TIF for Housing - District Adopted 2/18/2020- 15 Years
- 16 Market-Rate and 10 ADA Accessible Units
- 50% of NCAV Revenue supports Economic Development attraction, job creation and marketing
- Economic TIF for Housing- District Adopted 5/18/2011- now 30 years
- 36 Market-Rate Units
- 100% of NCAV Revenue supports Utility Infrastructure, Business Development and Two Phases of Housing
- Economic TIF for Assisted Living- District Adopted 7/1/2021- 20 Years
- 64 Skilled-Bed and 30 Memory Care Living Units
- 50% of NCAV Revenue supports Economic Development attraction, job creation and marketing
- Economic TIF for Housing- District Adopted 7/28/2022- 25 Years
- 30 Market- Rate Apartments Units
- 37.4% of NCAV Revenue supports Economic Development attraction, job creation and marketing
- Economic TIF for Housing- Pending District Designation
- 90 Affordable- Workforce Units
- Unknown NCAV Revenue Housing TIF or Economic TIF
York County Shelter Program
Warming Center- This winter, a warming center will be opened on the lower level of Lafayette School in Sanford with the goal of providing safety and warmth to individuals currently experiencing homelessness. Additionally, the center will provide meals, offer case management services, and provide an opportunity for individuals to secure a shelter bed in Alfred. It's important to note that this initiative offers critical support, but it is not a permanent solution.
Increase Shelter Funding- In the upcoming legislative session, there is an emergency bill aimed at increasing funding for shelters statewide. Currently, these shelters are only funded 35% of their operating costs. The York County Shelter, which operates around the clock, must annually raise $1.5 million to ensure its continued operation.
Applications for Housing First Funding
What is Housing First?- York County Community Action and Sanford Housing Authority are partnering on a program called Housing First. Housing First is a homeless assistance approach that prioritizes providing permanent housing to people experiencing homelessness.
Why Housing First?- Housing First is a highly effective approach to ending homelessness. It provides safe and affordable housing without preconditions, quickly connecting people to permanent homes. This approach prioritizes housing stability and improved health outcomes, recognizing that addressing basic needs like shelter comes before tackling other challenges like addiction or employment. It is Permanent housing for those who have struggled to sustain housing, combined with staffing to support. SHA acts as the landlord, and the tenant holds a standard lease agreement with all the customary rights and responsibilities associated with tenancy.
What are the benefits of Housing First?
- Improved quality of life, health, mental health, reduced substance use, and increased employment for those housed.
- Decreased use of crisis services like emergency departments and jails.
- Enhanced effectiveness of existing services by providing on-site and immediate support.
- Reduced trauma for housed individuals and families.
- Cost savings based on research findings.
York County Homeless Response Service Hub
The York County Homeless Response Service Hub, part of a statewide initiative in Maine, addresses the rising homelessness issue by coordinating services through partner organizations. Key actions include:
- Streamline the system to quickly connect people to the agency or resource that fits best.
- Hold case conferencing meetings with front-line staff from partner organizations. Staff will work together from a ‘by-name list’ of people experiencing homelessness to address needs.
- Plan with partners in order to improve communication and coordination between providers.
- Work with partners to identify barriers and gaps in the system.
- Advocate for resources to fill gaps and test innovative solutions that address barriers.
- York County Community Action
- York County Shelter Programs
- Caring Unlimited
- Fair Tide
- Opportunity Alliance PATH Program
- Seeds of Hope
- York Community Service Association
- Biddeford Housing Authority
- Sanford Housing Authority
Upcoming Pop-Up Resource Hub
The pop-up resource hub will be staffed starting on Monday, October 2nd, and will remain open from 9 am to 2 pm, Monday through Friday, at YCCAC's Sanford office located at 6 Spruce Street, Sanford, for that week.
On Monday, October 9th, the resource hub will relocate to the North Parish Congregational Church at 895 Main Street, Sanford, in observance of Community Cares Day on Indigenous Peoples' Day. On this day, the resource hub will operate from 8:30 am to 1:00 pm. During this time, individuals will have the opportunity to access various services, including food, clothing, haircuts, and more.
The resource hub will return to its original location at 6 Spruce St, YCCAC's Sanford office, on Tuesday, October 10th, and will continue to serve the community through Friday, October 13th.
