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affordable housing

CFRAH to Town of New Castle: Halt Conifer Project Until MTA Addresses Safety Concerns

October 18, 2016 by Inside Press

Chappaqua for Responsible Affordable Housing (CFRAH) has written to the New Castle Town Board asking that it halt further approvals for the Conifer 28 unit affordable housing project until a full safety evaluation is performed by MTA. Earlier an MTA safety inspection team informally took a first look at the Conifer site at the request of our supervisor, Rob Greenstein. The safety team expressed grave concerns in the event of a derailment to such extent that they would recommend against granting Conifer the easement and “no build agreement” necessary for the Conifer project in view of its closeness to the MTA/Metro North tracks.54huntsplace

The safety team saw the potential for building collapse, loss of life and injury to occupants.  The Conifer apartment building would be fifteen feet from the tracks and supported by columns from the ground floor open parking area, supporting the three residential floors above. These factors, the MTA safety team logically concluded, would make the proposed residential building vulnerable to collapse in the event of a derailment.

CFRAH was shocked to learn that MTA upper management directed the safety inspection team not to do an on-site analysis and evaluation of risk in the event of derailment or other accident.  Historically there have been derailments in Chappaqua. CFRAH reminded the Town of the unpredictability of railroad accidents and the example of the horrible grade crossing collision in Hawthorne that took the lives of six commuters, two of whom were from Chappaqua.south_and_east_elevations

No explanation has been given for the MTA’s refusal to allow its safety experts to conduct the complete analysis. CFRAH has urged the Town to insist that the MTA safety experts be authorized and directed by MTA to  evaluate the risks to the occupants of the proposed Conifer apartments in the event of collision or derailment or other unforeseen events involving the railroad and its proximity to the project.

To read the letter sent to the board, in its entirety, please see our Facebook group “Chappaqua for Responsible Affordable Housing”.

Filed Under: New Castle Releases Tagged With: affordable housing, CFRAH, Chappaqua, Chappaqua for Responsible Affordable Housing, Conifer Project, Town of New Castle

As One Town Resolves the HUD Dispute, Another Fights On

August 25, 2016 by The Inside Press

Affordable housing is being built on Old Route 22 in Armonk. Andrew Vitelli Photos.
Affordable housing is being built on Old Route 22 in Armonk. Andrew Vitelli Photos.

By Andrew Vitelli

“It’s really mind-boggling, if you think about it,” New Castle Supervisor Rob Greenstein says. Sitting just a stone’s throw from the site of the controversial Chappaqua Station housing project, Greenstein is referring to criticism of the town coming from the U.S. Department of Housing and Urban Development and from a monitor appointed following a 2009 settlement between HUD and Westchester County. “I think they should be singing our praises and holding us up as an example of doing more than our share. And instead, we’re criticized.”

In purely numerical terms, New Castle has more than carried its weight; even without Chappaqua Station, which Greenstein opposes, more than 30 units are in the pipeline. But the fight over Chappaqua Station, built on Hunts Lane between the railroad tracks and a Saw Mill Parkway exit ramp, has dragged on for years and put the town in the middle of a bitter fight between HUD and county leadership.

On Old Route 22 in Armonk, meanwhile, a row of freshly-built multifamily homes has sprung up, construction equipment sitting outside. In July, North Castle was removed from a list of municipalities facing legal action over their zoning laws and the concentration of multi-family housing within the municipality. The town’s presence on the list, the town’s supervisor says, had more to do with the lack of infrastructure throughout much of the town–along with the flooding of Kensico village a century ago–than any discriminatory intent on the town’s part, and in the end the HUD-appointed housing monitor agreed. “I’ve found them to be very receptive to our communications,” Supervisor Michael Schiliro says.

These towns are just two of more than 30 towns and villages impacted by the settlement, but their stories give a closer look at how the settlement has played out in many of these communities.

The Settlement

The housing settlement, which has cast a shadow over Westchester politics for nearly a decade and brought the county to the center of a battle over federalism, government overreach, and allegations of modern-day segregation, was signed in August 2009 by then-County Executive Andrew Spano. In 2007, the Anti-Discrimination Center, a Manhattan based non-profit which fights housing discrimination, sued the county over accusations that the county had been collecting federal funds earmarked for low-income housing without meeting the requirements necessary to receive these funds. In February 2009, U.S. District Court Judge Denise Cote ruled that the county had failed to conduct an analysis of impediments to address claims of housing discrimination. Facing the possibility of liabilities of more than $150 million, Spano had no choice but to agree to the settlement, under which Westchester admitted no wrongdoing but agreed to commit $51.6 million to building 750 affordable housing units, mostly in municipalities, including New Castle and North Castle, with few black or Latino residents.

That November, Rob Astorino, a Republican and an opponent of the settlement, unseated Spano to become county executive. While Astorino vowed to comply with the settlement, the last six and a half years have been marked by recurring conflict between HUD and the county. There have been spats over which projects should be counted towards the settlement, over legislation banning landlords from rejecting people with government housing vouchers, and over the county’s effort to press towns and villages to adopt a model zoning ordinance.

A continuing source of strife has been the county’s obligation to conduct an analysis of impediments, including those based on race or resistance to affordable housing, to identify exclusionary zoning. The county has submitted eight analyses to HUD, finding no exclusionary zoning regulations. HUD has rejected every submission. This dispute has cost the county more than $20 million in grant money from HUD.

For both sides, though, the principles in play go beyond the sum of the projects and the dollars involved. Astorino has called HUD’s actions “Washington-driven social engineering,” a sentiment echoed by, among many others, the Wall Street Journal’s editorial board. On the other side have been allegations of thinly-veiled racism, with The New York Times editorial board accusing the county of “keeping Jim Crow’s spirit alive.”

The Challenge in Chappaqua

New Castle is not only one of the richest communities in the country, but home to both the Clintons and Governor Cuomo. Add to that the town’s role on the wrong side of a watershed 1977 zoning ruling, Berenson v. New Castle, and it’s understandable that Chappaqua would end up in the spotlight, Greenstein says.

“The truth is, it makes it a perfect little town to make an example of, and I think that’s part of the problem,” says the town supervisor. “Because of those three reasons, I think that there are some people biting at the bit to make an example of us, and we have definitely felt that pressure.”

New Castle, which adopted the model zoning ordinance in 2011, has one major affordable housing project that has sailed through with little opposition: a 28-unit affordable housing project called Chappaqua Crossing at the site of what was once the Reader’s Digest building on Roaring Brook Road. Conifer Realty purchased the Chappaqua Station site in September 2010. Conifer’s plans for the site (originally 36 units) were at the time backed by Barbara Gerrard, then the town’s supervisor, as well as the town board. One of the proposal’s early critics, as Greenstein now points out, was James Johnson, the HUD-appointed monitor overseeing Westchester’s compliance with the settlement, who in an April 2012 letter to the board suggested that the site was isolated and stigmatizing.

The monitor signed off, however, after the developer made changes to the site’s design to help integrate the project into the community aesthetically, created public space within the building, and addressed traffic concerns. One change was to downsize the complex from 36 to 28 units.

“Some would say he flip-flopped on the issue,” Greenstein says of the monitor, who recently resigned from the case. “I haven’t changed my opinion. I think that site is isolating and stigmatizing.” The town board granted Conifer a special permit in September 2013, contingent on Conifer obtaining the necessary variances and permits. By then, however, public opposition to the project had begun to take hold. In the 2013 town board elections, Greenstein ran on the Team New Castle ticket along with town board candidates Lisa Katz and Adam Brodsky. Opposition to Chappaqua Station was a significant factor in Team New Castle’s election to all three positions. With the supervisor and a majority of the town board opposed to the project at its current location, along with concerns voiced by Building Inspector Bill Maskiell, progress on the development has slowed in the last two and a half years.

The root of the resistance to Chappaqua Station–whether born from flaws in the project or a wider resistance to public housing–is much contended. In February 2014, Conifer filed a Housing Discrimination Complaint with HUD, stating that during public debate opponents of the project claimed that “the project would be a stigmatized ghetto, that the children who lived there would be ostracized by children who live in the Village, and that the project would be where the ‘blacks and Hispanics’ live.”

Holly Leicht, HUD’s regional administrator for New York and New Jersey, says it’s hard to answer with any certainty whether opposition is due to the project itself or reflects a fear of any affordable housing. “There are probably people on both ends of the spectrum,” Leicht explains. “There usually are in these situations, where there’s a controversial project.”

But Greenstein points out that the town’s other major affordable housing project under the settlement, Chappaqua Crossing, has received little pushback from the community.

“When you look at that building, you’re not going to say, ‘That’s affordable housing.’ You’re going to say, ‘That’s housing,’” Greenstein says, referring to Chappaqua Crossing. Turning his attention to Chappaqua Station, he remarks, “Now compare that to this project over here. That’s on a third of an acre, from lot line to lot line there’s not a blade of grass.”

“There’s no question that people are opposed to this particular location,” Greenstein adds. “I want to make it clear that people are not opposed to affordable housing.”

The battle over the project has also ensnared the county. In December of 2013, the county’s Board of Legislators voted to withhold funding for the project; a year later, the board approved funding, on the condition that the project must receive all the necessary variances. The monitor faulted the county for counting the units towards the settlement agreement (it needed financing in place for 450 units by the end of 2014) but also blamed the county for failing to push New Castle to end the impasse. This May, Judge Cote said the units could count towards the settlement but also said the county had breached its obligation by not weighing in on behalf of the developer against local opposition.

The proposed site of Chappaqua Station has drawn opposition from a wide segment of New Castle residents and officials.
The proposed site of Chappaqua Station has drawn opposition from a wide segment of
New Castle residents and officials.

Mike Kaplowitz, the chairman of the Board of Legislators, says the project has been problematic from the get-go.

“Pretty much, nobody is happy,” Kaplowitz says. “That project is so messy. I don’t meet many people in New Castle who are happy on either side of that issue.”

Leicht acknowledges that the town has some legitimate concerns over the project, but says HUD is worried that the town is dragging its feet.

“I think that a legitimate back and forth, and focusing on the health and safety issues, is fine. The sense was that this is being protracted for a very long time,” she says. “I think part of the frustration is that things keep coming up sequentially rather than part of one process that is condensed.”

North Castle Supervisor Michael Schiliro explains restrictions imposed by his town’s infrastructure.
North Castle Supervisor Michael Schiliro explains restrictions imposed by his town’s infrastructure.

A Solution in North Castle

Around a century ago, the Village of Kensico was flooded due to the creation of the Kensico dam, leading many of the village’s residents to move south to what is now the Hamlet of North White Plains. Supervisor Schiliro believes this piece of history along with the hamlet’s proximity to White Plains has led to a higher population density, and a concentration of the town’s minority population, in North White Plains that exists to this day.

Today, one zoning district in downtown North White Plains has three-and-a-half times the rate of minority households as the town as a whole. Additionally, large parts of the town are zoned for single-family housing, with these districts primarily white.

For the housing monitor, this itself amounted to prima facie (legal language meaning presumed until proven otherwise) evidence of clustering under what’s known as the Huntington test (named for the 1988 watershed case Town of Huntington v. NAACP).

“Do I disagree with their findings? No. They’re mathematical. We technically fail the Huntington test,” Schiliro admits. “But part of it is something that happened 100 something years ago, which developed a denser zoning or development here.”

The town’s zoning is based more on the limits of its infrastructure than anything else. In the rural northern parts of the city, sewer and water is sparse outside downtown Armonk. This prohibits the kind of housing density seen in North White Plains. Schiliro, a Democrat elected in 2013, met with officials from the monitor’s office his first year in office, giving them a tour of the town to show them the restrictions preventing multi-family housing throughout most of North Castle.

In May of this year, however, the housing monitor released a report placing North Castle on a list of seven municipalities whose zoning could result in liability under the Huntington test or the related Berenson test (named after the 1977 ruling involving New Castle). “In the absence of remediation,” the report stated, “the Department of Justice is encouraged to give serious consideration to bringing legal action against one or more of these municipalities.”

“I was disappointed because genuinely I felt that we had made a lot of progress,” Schiliro says, looking back at the May report. “So our reaction was, let’s sit down with the monitor and the monitor’s office again. It wasn’t any animosity, any anger. It was just, let’s communicate.”

Schiliro again met with officials from the monitor’s office in June following the report’s release and pressed the town’s case. A month later, the monitor withdrew his recommendation of legal action, noting progress made by the town and also acknowledging environmental and infrastructural constraints.

While the issue was ultimately resolved, the monitor’s decision to place North Castle on such a list in the first place was viewed by some of HUD’s critics, particularly the Astorino administration, as an example of “breathtaking” government overreach. A spokesman for Astorino said the county executive was puzzled by the monitor’s initial decision, as was Westchester Legislator Margaret Cunzio, who represents North Castle.

“I think it was unfair because since day one they had been compliant and they had been working with both the monitor and the HUD office,” says Cunzio, a Conservative. “The town has done nothing since day one but try to fulfill their requirements.”

Schiliro carefully avoids any criticism of HUD or the monitor.

“It must be a challenge for them,” he says. “It’s a lot of work to really understand all the towns in the county, and each town is very different.”

Schiliro also notes that the town has made progress since the monitor’s 2014 visit. North Castle adopted the model zoning ordinance in 2014, and 25 affordable housing units are in development throughout Armonk.

“The town has always had affordable type housing for decades,” Schiliro notes. “We listened to what the latest communications were from the monitor and we made some adjustments to our code like creating the model ordinance so the future units would conform with what the parameters of the lawsuit were.”

Light at the End of the Tunnel?

At the end of the year, the county is obligated to have financing in place for the 750 units required under the settlement. But the county’s need for affordable housing has no end date.

“If we get to the end of the settlement and 750 units have been built but everyone is saying, ‘I never want to have to deal with the federal government, or the federal government’s money, or affordable housing, again,’” Leicht explained to legislators at a June meeting, “then we have not really met our goal here.”

Speaking to the Inside Press, Leicht circles back to this idea when asked whether New Castle, with 60 affordable housing units in the works including Chappaqua Station, has in fact done more than its share.

“These projects are happening, and I am optimistic that the 750 units will be met, but I don’t really think anybody would say that’s the entire affordable housing need in the county,” Leicht comments. “I haven’t had anybody, no matter where they stand on this settlement, not acknowledge that Westchester really has affordable housing needs.”

When people move into that housing [in Chappaqua], we will do everything in our power to make them feel welcome and part of the community.” –Robert Greenstein

Even some of Chappaqua Station’s opponents now seem resigned to the likelihood that it will be built.

“I’d like this project not to go forward because it’s a terrible site,” Kaplowitz says. “But unfortunately the wheels are in motion and there’s nothing we can do to stop it.”

Greenstein notes that there’s no guarantee the project will meet the conditions required for the building permit, but acknowledges the futility of risking litigation to try to stop it from moving forward.

With the housing monitor absolving North Castle of its Huntington test failure, this reporter asks the town’s supervisor, is the town in the clear regarding settlement compliance? “I would think we should be,” Schiliro replies diplomatically. “We will just continue on this path,” he continues. “As new developments come about, the model ordinance is in place; we’ll continue to further affordable housing like we’ve been doing for decades.”

At year’s end, the county is set to have the 750 units in the works, theoretically winding down its obligations under the settlement. But if the past is a guide, nothing is that simple.

In his letter of resignation Johnson, the housing monitor, wrote that his successor should be prepared to deal with the case for some time to come.

Andrew Vitelli, a Westchester native, is the editor of Inside Armonk Magazine.

Filed Under: Armonk Cover Stories Tagged With: affordable housing, Affordable Housing in Armonk, Armonk, Board of Legislators, Chappaqua Crossing, Housing, HUD, Inside Press, North Castle, theinsidepress.com, Town of New Castle, Westchester affordable housing

Hunts Place: STILL a Poor Choice for Affordable Housing Here

March 6, 2016 by The Inside Press

The Hunts Point Location
The Hunts Point Location

By Eileen Gallagher

In February of 2014, I wrote an editorial about affordable housing in New Castle, specifically the Conifer proposal for 54 Hunts Place, which had first been brought to the public’s attention in 2012. Four years later, this project is still under vehement discussion.

It is fair to ask why this project has been taking so long to get the required variances and permits. After all, in the span of about 16 months, two affordable housing units are already underway at 300 King Street in town, and 28 units are set to go at Chappaqua Crossing. Why has it taken more than four years for Conifer to get the go ahead?

The answer can be found in one word–safety. There are a myriad of safety issues, stemming from a plan to shoehorn 28 units into a tiny plot of contaminated land literally hemmed in by a bridge, highway, and railroad tracks, and at a current cost of $17.2 million and rising.

The numbers are staggering, as are the issues. Equally distressing is the fact that this location defies just about every stipulation of the 2009 affordable housing settlement, which called for seamless integration into the neighborhood and the avoidance of isolation or stigmatizing the units as affordable housing. Clever interpretations of wording can help to steer this project forward, but cannot overcome the known safety issues.

Conifer’s visual rendering of the proposed a ordable housing
Conifer’s visual rendering of the proposed a ordable housing

At Conifer’s most recent appearance before the town board on February 9, several residents, myself included, appealed to the town board to carefully consider the latest decision by the NYS Department of Transportation to not allow the construction of a fence along both sides of the bridge, which the board of 2013 had required as part of the special permit. The DOT cited dangers of such a fence in case of a car accident, for example, which would pin a car to the fence and not allow for removal of an occupant of the vehicle. With the fence out of the question, there is nothing currently in the proposal to ensure the safety of the residents of the building who would be tempted to cross in the middle of the bridge to get into town, especially children on their way to the park, to school, to the library, etc.

Nor is there a plan for an emergency generator for the building. One reason might be the lack of space (other than on the already-crowded roof) due to the plan to build lot-line to lot-line. When asked about the lack of a generator and what the contingency is during a power outage for the 14 apartments steps from the tracks that will be built with inoperable windows, an architect hired by Conifer replied, “As far as I am aware, emergency generator operation is not required for the mechanical ventilation of those units.” Their attorney’s comment during that same Board of Architectural Review meeting, “I hate to deal with hypotheticals,” speaks volumes.

Unfortunately, this has been a pattern throughout the years Conifer has come before the town board. Minimum requirements take precedence over safety and comfort. Loopholes in the wording of permits and variances give rise to victories for them, but not for our community.

Both our police and fire chiefs have conveyed to the board that this project continues to be dangerously located with major safety flaws. Fire Chief Russell Maitland characterized his department as having been “waving the flag,” describing his writing letters, appearing before the state Board of Review, meeting with the developer and the town board, and asserting that “not a lot has changed from our perspective.” At the town board meeting on Feb 9, he reminded the board, and all who were watching, that the fire department has no political agenda. “We’re not elected. We’re not paid.” Maitland ended with a plea to the board to do the right thing to ensure the safety of all.

The sad truth is that this misguided, misplaced project with its skyrocketing costs and ever-mounting obstacles will cost us way more than the monetary price tag. Fortunately, we are in the process of building two lovely, safe, and welcoming affordable homes at 300 King Street with Habitat for Humanity of Westchester.

Additionally, 28 affordable housing units will be built in the cupola building at Chappaqua Crossing. Both of these projects are being designed with the comfort and safety of all involved. They speak to the warmth, care, and generosity of time and talent within our community. But 54 Hunts Place would tell a different story.

Conifer continues to pursue 54 Hunts Place for their building, despite being offered an alternative site with the potential for even more units. Their claim is that they have already spent too much money on plans at the current site.

A commenter on Facebook said she feared if we put the brakes on Conifer, a potential lawsuit would cost our town too much money. My question to Conifer, and to everyone, is this: how much money is a life worth? The lives of families, of volunteer emergency responders, of the community?

When you take a step back, clear away the social media frenzy, and consider the lives that are at stake, can you truly believe that 54 Hunts Place should be the home for 28 families?

Eileen Gallagher is a 13-year resident of Chappaqua with her husband and two sons. A member of CFRAH, Chappaqua for Responsible Affordable Housing, she has been working diligently for the safety of future residents of our town. Her latest volunteer efforts include working with her husband at 300 King Street–the site of two Habitat for Humanity affordable housing condominiums.

Save the Date

Conifer promises to return to town on March 29, when they will continue their efforts to obtain the necessary permits. Please consider attending the meeting that evening and/or writing to the town board at the addresses below to add your voice to this important issue.

townboard@mynewcastle.org

Rob Greenstein

RGreenstein@MyNewCastle.org

Adam Brodsky

ABrodsky@MyNewCastle.org

Lisa Katz

LKatz@MyNewCastle.org

Hala Makowska

HMakowska@MyNewCastle.org

Jeremy M. Saland

JSaland@MyNewCastle.org

Filed Under: Inside Thoughts Tagged With: affordable housing, Chappaqua, Housing, Inside Press, safety, theinsidepress.com

Update on Quest for Affordable Housing Inside the Chappaqua Crossing Cupola Building

July 24, 2015 by Inside Press

Release from Town of New Castle:

Earlier this week, the Town received a rezoning petition from Summit Greenfield that would allow them to use the iconic cupola building at Chappaqua Crossing for the development of affordable housing. Specifically, Summit Greenfield has proposed relocating its previously approved affordable housing units to the upper two floors of the cupola building, which have been vacant for years.jvp_0306

Summit Greenfield has been exploring the feasibility of adaptively reusing the cupola building for residential purposes for the past several months. At a public work session on May 12, 2015, Summit Greenfield told the Town Board that utilizing the cupola building would better integrate the approved residential and retail uses on the site, and will allow them to build affordable housing units at the property sooner than otherwise feasible. Westchester County planning officials have expressed support for Summit Greenfield’s initiative.

According to Summit Greenfield, the upper floors of the cupola building can accommodate approximately 32 affordable apartments. With the re-adaptive use of the cupola building, Summit Greenfield would drop its previously approved plans to construct two new, multi-family residential buildings on the site, and would develop all remaining residential units on the property as fee simple townhouses.

Town Supervisor Rob Greenstein stated, “I believe that Summit Greenfield’s proposal offers the opportunity to create affordable housing choices in our Town that we all can be proud of. I am also pleased that the remaining residential units which the Town approved in 2012 will now be taxed as fee simple townhouses, rather than as condominiums.”

The Town Board will be holding a public hearing on Summit Greenfield’s proposal during which we will receive further input from our Planning Board, residents and other interested parties.

Editor’s Note: We learned from Geoff Thompson, representing Summit Greenfield, that the planned apartments in the Cupola Building will be a mix of studio, 1, 2 and 3-bedrooms. Specific breakdown of how many of each and floor plans are still to be determined. “They meet the Federal-County settlement guidelines,” said Thompson. “County housing officials have seen the concept and have expressed support.”

More news re the building as provided on behalf of Summit Greenfield:

The 111-unit residential layout on the 30 acres of the site that was approved in 2011 will be adjusted to show all 91 market-rate units as fee-simple townhomes, while the 20 affordable apartments that had been planned for that site will be included in the Cupola Building along with an additional 12 affordable apartments.

“We believe this is a unique opportunity to create high-quality affordable housing in a distinctive setting,” said Felix Charney, President of Summit Development, a Summit/Greenfield partner. “We are very pleased to be able to adaptively re-use office space in this classic building while providing much- needed affordable housing.”

With the zoning in place for 120,000-square-feet of retail space at Chappaqua Crossing that is now in the final stages of review by the town, Chappaqua Crossing will provide future residents with direct access to shopping. Chappaqua Crossing will also offer regular shuttle service to the Chappaqua MetroNorth train station, as well as proximity to schools and other services.

In addition to the future retail uses, Chappaqua Crossing also includes [more than 450,000] [500,000] square feet of office space that currently includes a mix of tenants including North Westchester Hospital and the Mount Kisco Medical Group, thereby offering opportunities to work as well as live on the beautifully landscaped campus-like property that overlooks the Saw Mill River Parkway and the wooded hills beyond.

“After many years of review, the future of this signature property is at last coming together,” Charney noted. “Once again, the site will be the valuable asset for the town and its residents as it was in its heyday as a corporate center, while offering so much more.”

Filed Under: New Castle Releases Tagged With: affordable housing, apartments, Chappaqua, Chappaqua Crossing, Inside Press, residential, theinsidepress.com

Habitat for Humanity of Westchester 
Builds Affordable Housing – and So Much More

March 4, 2015 by The Inside Press

Pictured on this page and the next one are local college student volunteers hard at work finishing a Veteran's home in Yonkers in late January.
Pictured on this page and the next one are local college student volunteers hard at work finishing a Veteran’s home in Yonkers in late January.

By Miriam Longobardi

Many students eager to join volunteer organizations that build homes in impoverished communities choose exotic locales such as Africa, Haiti, or Central America. This frustrates Jim Kiloran, Executive Director of Habitat for Humanity of Westchester. “I’ve seen people die in substandard housing right here in Westchester County, though few can believe that. Greed overtakes practical, simple living. Nobody should go to bed in substandard housing in one of America’s wealthiest counties,” he told me. This passionate belief drove Jim to get involved with Habitat nearly thirty years ago, taking over and transforming entire communities, and meeting five presidents along the way. He finds it discouraging that, in Westchester, with its wealth, top students and corporate leaders, so few people become locally involved. Even many in the faith communities take their youth groups out of town on mission projects.

habitat-oneGrowing up, Jim recalls hearing about the extremes of wealth in the US and the war on poverty. He also thought about community and demographics, and was motivated to become involved at a grass roots level. He believes that affordable housing creates a “neighborhood” in the true sense of the word; a community where families and local businesses are connected and grow. Today, with shifting demographics, this is more important than ever. “Generations of families living in one community is a foreign concept today,” suggests Jim. As kids grow up and move away, and older people move to warmer climates, the lack of connectivity within communities impacts everyone from residents to local businesses. Affordable housing makes it more viable for people to stay in their homes and this, in turn, maintains the community.

“The best thing that ever happened was Byram Hills High School starting a Habitat Club,” he said. This was thanks to Dwayne Smith, a Byram Hills teacher and the Habitat Club advisor until 2009. Byram Hills was the first high school in Westchester to do this, and now sixty area schools have Habitat Clubs. Empowering youth to use their abilities to transform neighborhoods is what gives Jim hope. “I don’t need politicians, I need people.”

Brandon Michaels, a Byram Hills graduate and now college junior, is an example of how getting involved at an early age changes lives. Growing up in Armonk, he was “shell-shocked” at age thirteen when, along with a friend whose older sibling was a Habitat Club member, he went into a dilapidated church in New Rochelle to help paint. “What can I possibly do to improve this?” he thought, seeing peeling paint and rusty folding chairs. Though he felt their improvements were modest, church members were incredibly 
grateful for all their hard work. This feeling of having made a difference is what inspired him.

habitat-2As a freshman he became very involved in Habitat Club, regularly attending meetings, organizing monthly fundraisers and going to building sites. Habitat Club members face logistical problems as their work is done off school grounds and on weekends. Transportation to and from job sites took organizing, but car pools formed so kids could arrive together. Parents also had concerns about the neighborhoods where the kids worked, the tools they were using, and the nature of the work. “This work is very challenging,” Brandon said. As his commitment became evident to Jim, Brandon was given more responsibilities and the leadership role of site supervisor. Parents trusted Brandon to drive their kids and look out for them on job sites.

Brandon was instrumental in recruiting other students and strengthening the club, even doing his senior internship with Habitat. He recognizes that his relationship with Jim has evolved into friendship. “I enjoy the work. I always have. We have so much more than so many people – this is not anything I’d do for recognition.” That said, Brandon was recognized after his senior internship and honored with a plaque at the annual Habitat luncheon.

His advice to students is to join Habitat Club or create one. In addition to volunteering on job sites, there are area Habitat Restores that sell household items such as gently used furniture, appliances, and building materials at greatly reduced prices. These stores are in constant need of volunteers and a great way to get one’s foot in the door and be considered for job site work. 
“If Jim knows who you are, you’re doing something right,” Brandon said.

Meanwhile, Jim continues his crusade to have Habitat homes in every town in Westchester. “Without affordable housing, Westchester cannot succeed. We were all put on this earth to volunteer,” he said. “Let’s take that wealth, knowledge and ability and transform. We can do it!”

Are you ready to volunteer? Jim is waiting for you.
For more information, visit www.habitatwc.org

Miriam is a freelance writer, fourth grade teacher and single mother of two daughters living in Westchester. A breast cancer survivor, she volunteers for the American Cancer Society and has completed four marathons and travels the world. Follow her on Twitter @writerMimiLong.

Filed Under: Armonk Cover Stories Tagged With: affordable housing, Habitat Club, Habitat for Humanity, Neighborhood

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