There’s plenty of talk these days about the proposed Martha’s Vineyard Housing Bank. There’s plenty of talk about the state of the Vineyard, too.
There’s plenty of talk these days about the proposed Martha’s Vineyard Housing Bank. There’s plenty of talk about the state of the Vineyard, too. What will become of both?
In the late seventies and eighties, when developers swarmed like predators and sliced and diced much of the Vineyard into bite-sized pieces, our suburbanization hit full stride. Developers and conservationists scrambled to buy up what remained.
We’ve never seen such rapid change since; until, that is, the Airbnb explosion was followed by a pandemic which has changed the Vineyard like wildfire tearing through the West. Real estate prices skyrocketed, infrastructure became more stressed than ever, and the affordable housing crisis ran off the rails.
The long-term progression of the housing crisis was caused by the second-home market, our collective development priorities (which includes 30 years of insufficient dedication of resources to affordable housing), and the proliferation of short-term rentals. Have we reached or exceeded our carrying capacity (the maximum population a given area with limited resources can handle)?
Few people disagree that this crisis exists, but a question on peoples’ minds is what happens to the Vineyard if we actually create a housing bank and solve the problem? It’s a fundamental question.
If we use the lessons of the last 50 years to guide us, we will do two things at once, both essential to our future:
• Enact a regional housing bank that has been carefully designed to concentrate on converting our existing housing stock into stable year-round housing rather than encouraging new development.
• Complete an evaluation of the Vineyard’s long-term ecological and infrastructure carrying capacity and learn to live within the boundaries of the findings. The Martha’s Vineyard Commission is currently working with the town of Nantucket to get this underway for both Islands.
There is concern that the housing bank may exacerbate overdevelopment but the structure of the warrant articles and legislation precludes this.
Here’s why.
The housing bank has been designed with groundbreaking environmental provisions and carefully decentralized development controls. The single most important sentence in 26 pages of carefully constructed legislative language may be this: “Not less than 75 per cent of the expenditures and funding commitments approved by the commission in any fiscal year shall be allocated to activities or projects on properties previously developed with existing buildings . . .”
Most of the funds will go to property that is already developed. And that’s only a minimum; it will probably be more, because by far the easiest and fastest way to make affordable housing is to buy existing houses that are being used as short term rentals and convert them to year-round.
Perhaps the second most important sentence is this: “ . . . . any expenditure or use of housing bank funds . . . shall require approval by the town advisory board or boards in the town or towns in which the project will be located or in which a real property interest will be acquired.”
Each town controls activity within its borders.
Together these two provisions promise to change peoples’ lives without changing the character of our towns or overdeveloping.
There’s another sentence in the legislation worth noting:
“In considering projects for funding, the commission shall use as guidelines town or regional master plans, wastewater plans, watershed management plans, open space plans, and climate and energy goals.”
That’s where the study of carrying capacity comes into play. When it’s completed and adopted, the housing bank and the town advisory boards must be guided by the results.
Population increases are coming from those who are choosing to move to their second homes. Infrastructure stresses are coming from those same people, as well as from short-term renters. The housing bank will primarily help those who are already living here, right now. David Vigneault, director of the Dukes County Regional Housing Authority, believes that there are more than 1,000 households living in sub-standard housing — in basements, with relatives, doing the shuffle. Those are the people the housing bank will serve.
There are many creative approaches the housing bank can use to make the most of our existing housing stock. Through loans, grants, year-round restriction purchases, and buying or repurposing houses that are currently being scooped up by investors and turned into AirBnBs, the housing bank will address two complementary problems at once.
The legislative provisions above, taken together, answer the earlier question: What happens to the Vineyard if we actually create a housing bank and solve the affordable housing crisis?
The kind of change we want. Enough teachers. Enough nurses. Enough firefighters, police officers, and paramedics. Enough employees to keep the doors of our businesses open. Enough carpenters and craftspeople. Enough farmers to care for the fields. Enough fisherfolks to harvest the oysters. Enough people to provide the essential services we need. A vibrant community. A workforce that stays and stabilizes rather than leaving in droves.
And none of the change that we don’t — overdevelopment, overpopulation, and additional stress on our limited infrastructure.
The housing bank, by helping those who already live here to find stable housing, and by decreasing the number of short-term rentals, will help to restore equity and environmental responsibility in the lopsided, listing ship that we — you and I — have created. We can right that ship. Attainable housing might lead the way toward restoration and renewal. Please vote for positive change at your town meeting and town election this spring.
John Abrams is a member of the steering committee of the Coalition to Create the MV Housing Bank and president and CEO of South Mountain Company.
Comments
Following….very interested to
Alice Twombly off islandFollowing….very interested to see if this model of achieving housing equity works. And if so, can it be used in other communities with housing equity needs?
Vote indeed for this
Nancy Rose Steinbock EdgartownVote indeed for this essential proposal! Through my own work as an SLP and English language acquisition specialist, I have had the pleasure to work with members of the communities who struggle to find affordable housing. I am saddened to hear stories of families whose children I have treated, being forced off the island after their years of contribution here, because they were renters and were asked to leave when their leases expired over the last year or so. As Mr. Abrams writes and as many of us know, these are the very folks that provide valuable services to us in many sectors as the older Vineyarders who provided these skills, age. As a homeowner here for 24 years, I fully support the proposal that will allow us to stop the trend of 'money for money's sake' and stabilize the vibrancy of this setting that drew many of us to its shores in the previous decades. Let us value our diversity, our environment and social responsibility towards each other in our rural setting in the Atlantic.
John, this is wonderful -
Jared TisburyJohn, this is wonderful - what you've laid out here clearly outlines the big picture of how voting in favor of the Housing Bank will be supporting our community on the island, and will be benefiting Martha's Vineyard as a whole. Thanks!
This sounds amazing! Finally
Hannah B EdgartownThis sounds amazing! Finally a solution towards keeping the working population on island in a thoughtful way. I support the Housing Bank!
I especially loved the sentence, “ Together these two provisions promise to change peoples’ lives without changing the character of our towns or overdeveloping.”
Like so many others who’ve
David Hidden Cove ( OB)Like so many others who’ve considered the various perspectives in the debate over the housing bank ( eg need, unintended consequences, challenges of administrating the funds, our Island ‘carrying capacity, etc) I’m left with the following:
1. The need is real. The island needs people to live and work here in safe and affordable housing in order to maintain the services everyone wants.
2. With that said, we as a collection of island communities should assess what our environmental ‘carrying capacity’ truly is and not overbuild to the eventual detriment of the island. We need to determine what a sustainable balance is on the island and plan our collective growth accordingly.
3. I tend to agree with those who caution about the added layer of administration in establishing a separate/ distinct housing bank. Why not a single “MV Land & Housing Bank” with a 3% buyers fee who can take a broader view in balancing the need for the development or redevelopment of housing with the need to maintain open space. One strategic plan which aligns both housing and land conservation in lieu of disparate goals from each. One administration and governing board would also lower the costs of operations
4. Every summer we complain about the overwhelming influx of cars on our roads due to day trippers. Good for businesses I suppose but bad for locals who live here. Why not ask the SSA to set a cap on the daily number of non-resident cars coming onto the island by recalibrating the number of trips scheduled during any given day. The SSA works in trying to meet their financial numbers ( I.e. the more revenue the better ?) apart from understanding the impact their strategy has on the island infrastructure and overall quality of life during the summer months, and finally
5. We truly do need to assess the islands overall carrying capacity ( eg wastewater, potable water needs, impact of overuse on our natural surroundings, and the balance between our ‘quality of life - economic sustainability’ ) so that any future planning around housing , wastewater, trash management, land & ocean management , schools, etc can all be viewed as a whole. I often read about this issue or that issue as distinct concerns - but they are in truth all connected to each other and we need to think and plan accordingly.
Yes! Thank you for such a
Kelsey Vineyard HavenYes! Thank you for such a clear explanation, John! The Housing Bank is a great way to help ensure people can build their lives on MV and keep their skills and family and community here!
The more I learn about the
Walker West TisThe more I learn about the housing bank legislation the more impressive it is. This is an extremely well considered project that will benefit everyone.
So the plan would be to tax
Cab W TisburySo the plan would be to tax all of us and use the proceeds to give housing to those who need it. We all have an obligation to pitch in and help those who are not able to provide for themselves but what entitles perfectly capable people who feel they absolutely must live on this island to require that the rest of us pay for their housing?
Actually, that is not the
Morgan AquinnahActually, that is not the plan; there is no "tax" on all of us. The Housing Bank warrant article clearly states that a transfer fee would be imposed ONLY when there is a SALE of real estate and that the transfer fee applies ONLY to the the purchase amount over $1M - ie the first $1M would not be subject to any fee. Please check www.ccmvhb.org!for the facts.
This is a wonderful and
Jane ChilmarkThis is a wonderful and carefully written proposal. To those who have concerns about an added tax, please note that this fee is paid only on sales over a million dollars. If a property sells for over a million, the fee will be paid only on the amount that exceeds a million.
"because by far the easiest
Jonathan West Tisbury"because by far the easiest and fastest way to make affordable housing is to buy existing houses that are being used as short term rentals and convert them to year-round." Well, that presumes that the people currently making money on short-term rentals are willing sellers and that they'll sell at a price this new Bank will pay. Big presumptions. More worrisome is that our existing infra-structure is barely adequate, to understate. We should be raising money to fix what we have, to build infrastucture for a PLANNED future capacity - not another tax to support another staff to provide an unknown amount of housing for an uncertain amount of people who may be earning $250,000/year. Now, just what was that road to where paved with?
An easier solution would be
Trey WilliamsonAn easier solution would be to change the town zoning bylaws to make AirBnB rentals a commercial use - the rentals then could not operate in a residential district. Or, better yet, work with the SSA to institute fast ferries for the weekday commutes. Relatedly, it is beginning to appear that the MV Housing Bank is operating in an echo chamber. (3-22-22 @ 12:45PM).
John, we all agree there is a
Mike SomewhereJohn, we all agree there is a housing crisis on MV for service workers. It's just the way it's paid for. Is it true what I read above? That only the amount over the 1M threshold is taxed? 1.1M would generate $2,000?
I thought I read that we need 2K units.
100 - 20 unit projects. Seriously a terrible idea. Where on this fragile island pray tell will these go without affecting the islands character. People need to commute. I have commuted to my present job for over 35 years because I can't afford to live where I work. Nobel gesture, bad idea. BTW- many of the developers are islanders taking advantage of the market by sellIng land they have owned for years. Maybe they need to sell the land to islanders that have a job. I worked many hard years to get what I have with no hand outs.
John, thank you for your
John Cunningham ChilmarkJohn, thank you for your comments. Why is it the island seems so oblivious or in denial of the need for housing types other than single family? The discussion never involves multi family dwelling units which are a basic foundational part of every community. Some people don’t want and can’t afford an entire house. There is a permanent and seasonal worker contingent with limited resources who lack a friend or relative who will offer them a room and need a small affordable apartment to live in. Some individuals prefer an apartment requiring low/no maintenance as a place to call home. Personally, when I first started working in my 20’s, all of my friends, coworkers and I rented apartments. How many existing apartments are there currently on MV? Is it possible current island residents are afraid that renters will somehow change the character of the community simply by giving whose who don’t need or want a SF home or aren’t married an apartment to live and thrive in? Weren’t we all renters at some point in our lives? John, the elephant in the room is zoning and planning. Zoning, as you know, can prevent or severely discourages integrating multi family housing into our community. Zoning can be a gale force wind to affordable housing in any community and MV is no different. Due to ever increasing land and construction pricing (including building permits and add on fees) the reality is without embracing density we constrain our well meaning efforts to an ever steepening uphill battle to create affordable housing. A two percent fee will raise a lot of money but to spend that money wisely in order to truly impact the island’s housing problem I submit it needs to do more than convert 20, 30 or 50+ houses to affordable rentals. The island deserves affordable multi family housing. Respectfully, until you and others on the island address this glaring omission I believe any housing bank initiative will fall woefully short of truly addressing the island’s housing problem. At least Nantucket proposed and built some multi family units by their airport. What are we waiting for, the problem to get worse than it already is?
As a Realtor for over 33
Elaine Miller TisburyAs a Realtor for over 33 yeaers I have witnessed the impact of the "Island Shuffle" which was an accepted condition of Island housing. We were wrong to accept the "Shuffle" in the first place and we are wrong again not to acknowledge that the national and inernational desire to have a second or third home on the Island along with escalated housing prices are not making an impact on the quality of life for our Island residents. That includes not just young families, but single individuals, single moms and the elderly. The Housing Bank is to fix something we should have fixed years ago and now is our opportunity. The warrant have been reviewed, adjusted and approved by all 6 towns. Now it's up to us to acknowledge and act. Thanks to all of you who will help to keep our Island community healthy and vibrant.
Another option is for any and
Anne EdgartownAnother option is for any and all of the six towns on MV to limit or eliminate weekly rentals, or set restrictions and limits on short term rentals. It is legally permissible for towns in Dukes County. It is done in many communities in the US. Alas, with the current money grab taking place here, it is not even considered as an option.
More taxes and bureaucracy
Mark EdgartownMore taxes and bureaucracy are not the solution here. 1) taxing the equity built by homeowners over the years is just wrong and simply a wealth transfer from those working hard to maintain and invest in their homes. 2)There seems to be a need for much more robust oversight for an organization that could be collecting millions of dollars with the potential to funnel into pet projects and those where conflicts of interest exist, how will that be managed? 3) The article states that this organization will use hired staff to enforce broad based compliance, again this feels like a gross misuse of taxes on homeowners and creation of a large bureacracy. 4) This entity will be able to take on leverage which will only encourage endless development and incentivize more people to move to MV which will continue to expand the existing issue. Hard no on this legislation.
Very valid points on
George Stein OBVery valid points on initiating this agency. Buying preexisting structures you have upgrades needed to satisfy codes and aging infrastructure. New construction ( pardon my potty mouth) creates less drama in the long run. Survey municipal staff and examine the wait list to create a target number for EACH town by an arbitrary date, 5 years ? Project the waste water burden using the actual budget of the current amount spent for transport off island as a revenue source to finance bonds for expansion of facilities. To not move forward at all is seen into too many issues already. Athletic fields, 5 corners flooding, OB theatre… we all have a list. So many have left that were integral in small business. At least many of us want to come back . Hope is dangerous?
What happened to using the
Ken Edg.What happened to using the short term rental tax for housing? I remember that was a big deal a couple of years ago before it was enacted.
We need to slow down the
Lisa EdgartownWe need to slow down the growth of the island. We are taking away its beauty and charm. It’s sad what we have done to this beautiful place. We have robbed Martha !! I work hard for my money and I would never move to a place I can’t afford and want the government of that town subsidize where I live. People need to stop expecting everyone else to pay for them.
Strong agree ! Over
Anonymous EdgartownStrong agree ! Over development and subsidized government housing is not the answer. Vote no !!
I have written elsewhere that
Lorraine EdgartownI have written elsewhere that I am opposed to this program. A money grab from the sitting duck property owner is NOT the way to go. If there are many on this island who believe there is a housing crisis(overworked word these days) let them pony up the penger....and leave my wallet out of it. It is so very easy to spend others money, is it not? We do have a problem with housing some workers, that is solvable without mandating another tax, and, yes, it is a TAX.
Housing has always been a
John West TisburyHousing has always been a challenge here. My concern is why are we not looking at the short term rental tax money as a support for this effort. I read that island towns have collected over 16
Million dollars. Seems logical that this money be used to provide long term housing. Another tax ( no matter how palatable it seems) is not the best choice. Welcome to Taxachusett’s. Friends who have left Massachusetts, first comments are about lower taxes!
I am all for addressing the
Housing Crunch MVI am all for addressing the affordable housing crisis, but remain somewhat unconvinced the Housing Bank will do much to alleviate the problem and am concerned, it could actually make it worse. If now the Housing Bank jumps into the bidding wars on existing properties, doesn't basic supply & demand dictate that prices will rise further, placing more and more homes out of reach? Isn't the Housing Bank, by definition, bidding against the very people that need those homes in the first place, essentially pushing what few moderately priced homes there are out of reach of the very people and families that might otherwise buy them? I have to agree with Mr. Cunningham above, we can never address housing without new, multi-family, multi-unit developments. The MVC said no to the apartment building proposed for the mini-golf course on State Rd in VH, which would have been a step in the right direction, in a location that was most appropriate for such a development. How can you end the shuffle if you refuse to enable multi-unit apartments, mixed-income developments while simultaneously snapping up the limited stock? Perhaps a better alternative is to provide tax benefits to those who sell their homes at a steep discount to a Housing Bank? That might motivate more sellers to accept a lower price that might help maintain a reasonably priced housing stock? There is no magic bullet and these are complex, interrelated issues. I am concerned the Housing Bank idea has not been fully vetted, and the unintended consequences could actually make the situation worse.
Getting into a million dollar
Leslie Fitzsimmons Oak BluffsGetting into a million dollar house is very hard. Staying in a house is even harder as taxes, insurance and maintenance costs continue to rise and increase in some cases exponentially.
Unless there are provisions and plans for the expensive maintenance of the proposed converted short-term rentals, we will be facing yet another crisis, especially in the areas in which hardy building materials are not permitted and there is the never-ending cycle of painting, sanding and replacing salt-air rotted wood.
At least give the program participants the opportunity to rent their houses for 1-2 weeks or some other limited period of time to cover their taxes, insurance and the inevitable new water heater, or window replacement.
This is a well thought out
Dean Rosenthal EdgartownThis is a well thought out solution, and I support this. I encourage everyone to read the actual warrant article for the proposed legislation, and spend some time reading the supporting information on the website: https://www.ccmvhb.org/the-warrant-article
I support the housing bank,
Brook Katzen EdgartownI support the housing bank, but feel that it will be most effective if we also update two key pieces of outdated infrastructure: wastewater facilities and zoning regulations.
One way to ease pressure on housing costs is to add more housing units, but we all want to mitigate the impact of new housing supply on the environment and the natural beauty of the Island. We don’t need to clear large swaths of forest and build low-density housing on decentralized septic systems in remote, rural parts of the Island. Those areas should be preserved.
Instead, we should expand our wastewater treatment facilities to handle more capacity, and update our 1970’s zoning regulations to allow higher-density, year-round rental apartments in areas closer to employment centers, walkable to services, and already served by centralized sewer.
Don’t cut down trees. Reduce vehicle-trips required. Reduce vehicle-miles travelled. Let’s create some vibrant, sustainable, walkable, mixed-use neighborhoods with affordable year-round rental housing. Leave our rural and forested areas alone.
I wonder, what if all the
Daisy West TisburyI wonder, what if all the hotels and Inns with 7 rooms or more, charging upwards of $400 to $1,000+ / nt could pay a portion of that revenue to develop/sustain housing. They need daily help by staff, housekeepers, landscapers etc. Perhaps they should pay towards funding sustainable housing, or convert a room or two to provide affordable housing options.
Fantasy. Broken down homes
Mark Acker VhFantasy. Broken down homes here are now $800,000 and higher. Prices are still rising. So your projected habitants can afford $1 million now? Just off island you can still find homes for $400,000. Trying to fit everyone in here is foolish.
Vote NO NO NO. The Housing
Judith Vineyard HavenVote NO NO NO. The Housing Bank could not, by law, enforce residency or employment requirements, and a family of four can to earn as much as $250,000/year and still be eligible for funds. Pay attention to the details, folks! Great in theory, a disaster in practice.
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