RamaSchneider/test huggingface dataset:
footer: Source: CVRPC 2008 Regional Plan
header: General Housing Data: Williamstown Vermont/ Unit Type/Condition
"","Williamstown","Orange","Vermont"
"Housing Units Lacking Complete Plumbing Facilities (estimates 2009-2013)","30","584","7,903"
"Housing Units Lacking Complete Kitchen Facilities (estimates 2009-2013)","49","608","7,903"
"Median Year Structure Built","1980","1973","1973"
footer: Source: U.S. Census Bureau
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 49
Rural communities can promote compact housing by providing density bonuses and other incentives for "clustered" development", or by finding suitable locations for village expansion. Accessory homes, co-housing and co-building are all viable solutions for the Town. Williamstown, with public water and wastewater infrastructure and capacity, is in a better position than most small Vermont towns to realize these "smart growth" principles. Without land use regulations, however, it is difficult to influence developers, and potential developers, to conform to this vision.
The previously mentioned CVRPC Housing Distribution Plan asks towns to provide in their municipal plans, a map showing preferred locations for accommodating anticipated future units, as well as a map displaying the locations of new units during the preceding five year period. Both of these maps may be found in the Appendices to this Plan. Vermont continues to be one of the most rural states, but the way in which land is used has undergone substantial change in recent years.
Cluster Development also known as conservation development is a site planning approach that is an alternative to conventional subdivision development. It is a practice of Low Impact Development that groups residential properties in a proposed subdivision closer together in order to utilize the rest of the land for open space, recreation or agriculture. Cluster development differs from a planned unit development (PUD) due the fact that a PUD contains a mix of residential, commercial, industrial, or other uses, whereas the cluster development primarily focuses on residential areas.
Co-housing communities are intentional, collaborative neighborhoods created with a little ingenuity. They bring together the value of private homes with the benefits of more sustainable living. That means residents actively participate in the design and operation of their neighborhoods, and share common facilities and good connections with neighbors. All in all, they stand as innovative and sustainable answers to today's environmental and social problems.
header: General Housing Data: Williamstown Vermont, U.S. Census Bureau
"Housing Demand","Williamstown","Orange County","Vermont"
"Total Population 2010","3,389","28,936","625,741"
"In occupied housing units","3,376","28,221","600,412"
"Owner occupied","2,828","22,769","444,608"
"Renter occupied","548","5,452","155,804"
"Total Group quarters in population","13","715","25,329"
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 50
C. Affordability
The Vermont State standard for housing affordability housing as "affordable" if the household is paying no than 30 percent of its income for rent and utilities or for mortgage, taxes and insurance. This standard may be too high when considering the rising costs of other necessities, such as health care, fuel, and child care, but it remains the basis for defining affordable housing. So, affordability is determined by two factors: the cost of housing and the ability of people to pay that cost.
Vermont is the only state in the nation that saw a drop in housing prices for single family homes in the four quarters leading up to winter 2014, according to the federal Housing Price Index. The value of single-family homes dropped about 1.24 percent between the first quarter of 2014 and the same period a year ago. Prices have shrunk by 1.32 percent since 2009. Buyers continue to be uncertain as a large number of houses remain longer and longer on the market.
In 2000 the median household income in Williamstown was $45,859, between 2009-2013 the median household income was $48,952. showing very little increase in wages.
In 2006 the average cost of units sold (22 in total) was $180,322, and even mobile homes averaged $118,000. In 2014 the average cost of units sold (27 in total) was $133,091and mobile homes with land (4 sold in total) coming in at $43,825.
The February 2015 market report from the Vermont Association of Realtors, based on data from the Multiple Listing Service (MLS} system, showed a 7.5 percent increase in closed sales, a 3.2 percent increase in median sales price and 9.2 percent decrease in the number of homes for sale in the state. Those numbersshow the difference from the same data for February 2014.
The Vermont Real Estate Market continues to show a rebound after one of the most difficult periods in real estate history. Experts predict the trend will continue in 2015. Homes that are "priced right" at the top of the competitive value are selling fast. First-time homebuyers and younger buyers, who deferred buying homes during the recession, are beginning to enter the market this year.
This situation is not much better in the rental market. In 2000 the median gross rent in Williamstown was $450/month The average rent for a two bedroom apartment was $852/month in 2009. In 2015 the rent was $845/ month.
In Vermont, a minimum wage worker earns an hourly wage of $8.60. In order to afford the Fair Market Rents (FMR) for a two-bedroom apartment, a minimum wage earner must work 86 hours per week, 52 weeks per year.
Or a household must include 2.2 minimum wage earners working 40 hours per week year-round in order to make the two- bedroom FMR affordable In Vermont.
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 51
The estimated mean (average) wage for a renter is $11.67. In order to afford the FMR for a two-bedroom apartment at this wage, a renter must work 63 hours per week, 52 weeks per year. Or, working 40 hours per week year-round, a household must include 1.6 workers earning the mean renter wage in order to make the two-bedroom FMR affordable. The Vermont Affordable Housing report Titled "Out of Reach 2013," reveals that Vermont renters must earn $18.53 per hour or $38,541 a year just to afford a basic, no-frills apartment. Vermont now ranks as the 15th most expensive state in the nation for renters and the ninth most costly among non-metropolitan areas.
http://www.city-data.com/income/income-Williamstown- Vermont.html
http://www.city-data.com/real-estate/WILLIAMSTOWN- VT-05679.html
D. Special Needs Housing
Central Vermont will experience changes in the growth and decline of certain age groups. Householders between the ages of 25-44 are 26.96% of the Town's population while householders between ages 45-64 are a close 29.7% of the population. The number of householders 65-84 years old is 16.13%. Our youngest residents 0-4 comprise 4.27% and our oldest 85 and over come in at 1.83%.
Vermont's rental housing environment is a difficult challenge for the 15,889 Vermonters who live on Supplemental Security Income, or SSI. Monthly SSI checks are currently $745 in 2015. The average FMR for a one-bedroom apartment in Vermont, $848 would consume an entire SSI check and then some.
A Vermonter living on SSI can afford about the SSI allocated amount for housing of $236 per month. For an efficiency apartment 68% of an SSI check is needed for rent and a one bedroom would eat up 95% of that same check.
905 families in Williamstown lived in poverty level status between 2009-2013 and 364 residents had incomes below the poverty level. 11 children 4 and under, 22 children 18 and under and 30 families live below poverty level. Williamstown needs to provide a range of affordable low, middle and high end housing to accommodate all income levels.
Williamstown has served its elderly and low income populations over the years with the development of the following projects:
Williamstown Square (22 one-bedroom units)
Meadowbrook Place (15 units)
Limehurst Mobile Home Park
The Gardens, a retirement community, offering rental apartments according to income. In 2004, The Gardens added an additional 21 new apartments
Northwind Trailer Park
The town of Williamstown continues to strive to meet the need for housing that the elderly and low income residents can comfortably afford. We encourage future development of housing that will help balance the taxable property.
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 52
Williamstown offers specialized housing opportunities for its non- elderly, disabled residents at Second Spring Residential Community located on Rte 64. A new Second Spring assisted living residence on Construction Hill Rd. opened and Washington County Mental Health runs an assisted living residence on Saldi Heights .
The 2009-2013 Vermont Housing Data, a collaborative project of Vermont's housing community, reported that 19% of Williamstown's population is diagnosed with a disability. 8% individuals between the ages of 5-17 years old, 14% between the ages of 18 and 64, and 53% of individuals age 65 or over met the definition at that time.
Homelessness in Central Vermont is growing, yet it is a problem which is not easily tracked. Homeless persons are not counted in the Census and many times they do not seek assistance or shelter at local facilities. Some 'couch surf' at homes of friends and family, some seek shelter in tents or in their cars. Others may find shelter in abandoned lots or buildings.
The Good Samaritan Haven in Barre is an overnight emergency homeless shelter serving singles and families, and is the only homeless shelter in the area. Half of all guests are from Washington County, a quarter come from other areas of Vermont and the remainder are from the rest of the country. Whether passing through or looking to settle again soon, all are welcomed and there is no charge for any services. They are open from 6:30 pm until 7:00 am. The average length of stay for a client in Good Samaritan Haven is either seven days up to two months. The emergency food shelf is available to anyone who comes to their door or calls and says they are in need of food are always referred to local food shelves. Given hours of operation; a person who comes multiple times can meet with a Case Coordinator to discuss the issues causing that person's lack of food security and additional referrals may be appropriate.
They provide a central location for community members to obtain, and receive assistance filling out, housing applications through their Rental Opportunity Center. Staff is available for assistance, as well as computer access and hard copies of applications for local housing authorities. The Center is open on Tuesdays from 10 a.m. - noon, and appointments are appreciated. In 2009, they served over 4,500 meals, provided support services, hope and opportunity to over 325 people and assisted more than 75 people in obtaining or remaining in affordable housing.
E. Fair Housing Laws & Municipal Response
State and Federal housing laws help protect against housing discrimination. Under the Federal Fair Housing Act and its 1988 amendments, individuals may file complaints alleging housing discrimination on the basis of race, color, national origin, religion, gender, handicap, or familial status. Individuals may also allege related acts of discrimination that are governed by other federal laws such as the Civil Rights Act of 1964. Vermont law (9 VCS §4503) prohibits any person from engaging in unfair housing practices such as the refusal to sell or rent, as well as many other actions involved in the advertisement, financing, and brokering of a dwelling.
While the federal Fair Housing Act prohibits housing discrimination based on race, color, national origin, religion, sex, disability, and familial status (i.e., presence of children in the household) it does not specifically include sexual orientation and gender identity as prohibited biases. A lesbian, gay, bisexual, or transgender (LGBT) person's experience with sexual orientation or gender identity housing discrimination, however, may still be covered by the Fair Housing Act.
In addition, housing providers that receive HUD funding, have loans insured by the Federal Housing Administration (FHA), as well as lenders insured by FHA, may be subject to HUD program regulations intended to ensure equal access of LGBT persons.
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 53
A municipality has fair housing responsibilities regardless of whether or not the Federal Government has funded the activity that is the basis for the complaint. A fair housing violation does not require a discriminatory intent; a violation can be found simply because municipal officials carried out regular activities in a routine way and failed to recognize their special fair housing responsibilities.
In addition Chapter 117 §4412 outlines required provisions and prohibited effects by which municipalities must abide. Municipalities carry out four broad categories of activities that affect housing. Each can trigger municipal fair housing responsibilities:
Regulatory activities- When a municipality enacts and administers regulations (e.g.zoning or building codes)
Provision of services- When a municipality provides routine services in residential areas or to residents
Provision of subsidies- When a municipality offers financial incentives (e.g. grants, loans or loan guarantees or special services (e.g. infrastructure projects or housing rehabilitation services) to residential property owners or to residents
Proprietary activities- When a municipality buys or sells real property, particularly if the property was used or will be used as a residence
F. Federal Programs
The Office of Housing provides vital public services through its nationally administered programs. It oversees the Federal Housing Administration (FHA) the largest mortgage insurer in the world, as well as regulates housing industry business.
The mission of the Office of Housing is to:
Contribute to building and preserving healthy neighborhoods an communities
Maintain and expand homeownership, rental housing an healthcare opportunities
Stabilize credit markets in times of economic disruption
Operate with a high degree of public and fiscal accountability
Recognize and value its customers, staff, constituents and partners
Within the Office of Housing are four business areas:
1. Single Family Housing
HUD's Single Family programs include mortgage insurance on loans to purchase new or existing homes, condominiums manufactured housing, houses needing rehabilitation, and for reverse equity mortgages to elderly homeowners.
2. Multifamily Housing
HUD's Multifamily programs provide mortgage insurance to HUD approved lenders to facilitate the construction, substantia rehabilitation, purchase and refinancing of multifamily housing projects.
3. Healthcare Programs
HUD's Healthcare programs provide mortgage insurance on loans that finance the construction, renovation, acquisition, or refinancing of healthcare facilities such as hospitals and residential care facilities.
4. Regulatory Programs
HUD's Regulatory programs are designed to assist homeowners homebuyers, and regulate real estate transactions.
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 54
G. Online Housing Resources State Housing Authority www.vsha.org/
Vermont. gov Housing, Utilities and Property
http://www.vermont.gov/portal/residents/index.php?id=59
Vermont Housing Data- Directory of Affordable Rental Housing (DoRAH)
http://www.housingdata.org/doarh/tenant-based.php
Housing Vermont
http://www.hvt.org/
Vermont Association of Planning and Development Agencies
http://www.vapda.org/
Vermont Department of Community Affairs, which includes the Vermont Needs Assessment
http://accd.vermont.gov/strong_communities/housing/housing_resources
Vermont Agency of Commerce & Development; Department of Housing and Community Development
http://accd.vermont.gov/strong_communities/housing/housing_resources/fair_housing
Vermont Affiliates Habitat for Humanity
http://vthabitat.org/vt-housing-assistance
NeighborWorks Alliance of Vermont Full affordable housing services, including disaster assistance
http://www.vthomeownership.org/
Vermont Department of Children and Families Emergency / General Assistance
http://dcf.vermont.gov/esd/emergency general assistance
Vermont Affordable Housing Coalition
http://www.vtaffordablehousing.org/
DOWNSTREET Housing and Community Development (formerly Central Vermont Land Trust)
http://downstreet.org/
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 55
header: General Housing Data: Williamstown Vermont- Income
"Source: US Census Bureau","Williamstown","Orange","Vermont"
"Per Capita Income (Census) 2009-2013","$24,502","$27,289","$30,587"
"Median Household Income (Census) 2009-2013","$48,952","$52,480","$54,267"
"Median Homeowner Household","$59,038","$58,279","$64,771"
"Median Renter Income","$17,416","$28,285","$30,943"
"Annual Average Wage (Vermont DOL) 2013","$34,587","$35,216","$42,046"
"Income needed to afford an apartment at HUD’s Financial Management Regulation (FMR), 2015; 2 bedroom unit","$35,760","$35,760","$43,012"
"Housing Wage 0 Bedroom Unit","$10.23","$10.23","$14.71"
"Housing Wage 1 Bedroom Unit","$14.37","$14.37","$16.07"
"Housing Wage 2 Bedroom Unit","$17.79","$17.79","$20.68"
"Housing Wage 3 Bedroom Unit","$21.40","$21.40","$25.95"
"Housing Wage as % of state minimum wage -0 Bedroom Unit","112%","112%","161%"
"Housing Wage as % of state minimum wage -1 Bedroom Unit","157%","157%","176%"
"Housing Wage as % of state minimum wage -2 Bedroom Unit","188%","188%","226%"
"Housing Wage as % of state minimum wage -3 Bedroom Unit","234%","234%","284%"
"Monthly SSI payments 2015","$785","$785","$785"
"Amount available for housing","$236","$236","$236"
"% needed for Efficiency Apartment","68%","68%","97%"
"% needed for 1-Bedroom Apartment","95%","95%","107%"
"Residents with a Disability","19%","115%","13%"
"Residents below Poverty Level","364","3,701","70,083"
"Households with Public Assistance Income","41","608","7,903"
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 56
H. Housing: Goals, Policies & Tasks
Goal 1: Encourage the development of housing opportunities to meet the current and future needs of diverse social and economic aroups
A. Investigate the current supply of housing needed for our future growth and determine options for developing more housing to fill the need
B. Educate the community about the Community Land Trust, Rural Housing Development Loans, and other opportunities that help low income people purchase houses
Goal 2: To offer a range of rental and ownership opportunities for all income groups in order to meet the Town's projected housing units needed by 2020.
A. Encourage a balance between affordable, middle and high-end housing opportunities.
B. Encourage mixed use development in the villages
C. Promote the conservation and preservation of existing housing by seeking state funds to inventory and preserve historical houses.
Goal 3: Consider the relationship between land use patterns, land use policy and housing development
A. Maintain traditional compact settlement patterns to efficiently use land resources and infrastructure investments by encouraging high density housing in village areas and "cluster housing developments in all districts, promoting the preservation of resources and flexibility in design keeping with the rural character
B. Strive to direct anticipated new development through the year 2020 to the area(s) depicted on Map 3, and in accordance with CVPRC's Housing Distribution Plan
C. Support the development of multi- family and accessory dwelling units, particularly in village areas
D. Continue to track and map the location of new residential units as they are constructed to identify market trends and compare actual development to desired patterns of growth
Goal 4: Review and update the Town's Solid Waste Ordinance
Goal 5: Adopt a construction registry that would serve as a reporting tool for the Lister"s Office
A. Prior to construction, residents would inform the town clerk of any construction that would have an impact on the tax rate (the town clerk would be recording this information for the Lister's Office
B. Assist the town in providing information that would impact any services
C. Assure the grand list is current and up to date
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 57
Chapter VI. Community Utilities, Facilities, Services & Organizations
Public and private utilities, facilities, and services play a critical role in providing for the health, safety, and welfare of Williamstown's citizens. All of us depend, in one way or another, upon water distribution systems, solid waste and sewage disposal, electric power, police and fire protection.
The location, condition and availability of services and facilities can have a profound influence on growth and development. Homes, businesses, and industry tend to concentrate where utilities and facilities are readily available, while areas remote from infrastructure and services are more costly and difficult to develop and often contain important natural resources as well. Communities, through the thoughtful placement of infrastructure, may direct growth to the most suitable location, or away from areas where change may have undesirable impacts.
The condition and scale of utilities, facilities and services also needs to be considered. Where facilities are oversized and underutilized they may encourage unplanned growth, or operate inefficiently and at unnecessary financial expense to residents. For systems that are at capacity and/or outdated, further development may cause environmental damage. Failure to upgrade municipal systems may stall new growth or push it away from growth-designated areas. Williamstown can avoid the above scenarios through the appropriate timing and sizing of infrastructure improvements.
B. Utilities
1.Water Supply
Much of the drinking water outside of the village comes from private wells. The amount and quality of ground water is of great importance to the town because it is the sole source for drinking and Williamstown's water system has changed dramatically over the years. (See Map 3 to see the location of our town water system.) The construction of our municipal water system was completed in 1971-1972 and serves most of the dwelling units in the main part of the Williamstown Village, as well as the schools. In 2005-2006 the town installed a new concrete 675,000- gallon capacity reservoir on Rood Pond Road adjacent to the town well.
Transmission mains connect the village areas to the water supply. During the 1970's and 1980's the town completed several projects to upgrade and extend the water distribution system. In the mid 1980's, the water source for the town became impacted by dry cleaning solvents and the town completed the siting of a new water source.
In 1991 and 1992, a new town well was drilled, replacing one that had become impacted by dry cleaning solvents. The new well is located at an upland well site just south of Mountain View Development off the Rood Pond Road. Residents in the Consent Decree Zone were required to stop using their own wells and attach their drinking water pipes to the town water system. The Mountain View Development was also hooked-up to the new town water system when it was constructed.
A public water system (PWS) is a system for the provision to the public of water for human consumption through pipes or other constructed conveyances, if such system has at least fifteen service connections or regularly serves at least twenty-five individuals. The public drinking water systems regulated by EPA, and delegated states and tribes, provide drinking water to 90 percent of Americans. These public drinking water systems, which may be publicly- or privately-owned, serve at least 15 service connections or 25 persons.
WILLIAMSTOWN TOWN PLAN JANUARY, 2016 PAGE 58
In 1992, the Insurance Services Office (ISO) conducted hydrant testing of the Williamstown water system and identified significant deficiencies in supply pressure and flow at the high school. Moderate deficiencies were found on Route 14 near the industrial center. The new reservoir and pump system addressed these problems. The new reservoir and pump are capable or producing 400 gpm (gallons per minute).