Genesee County Housing Needs Assessment

A county advisory board with plenty of collaboration and housing of all types for all income levels should be on the horizon for Genesee County if municipal leaders want to get ahead of what’s coming in the next 20 years, consultants from Urban Partners say. 

That seemed to be the thrust of the summary recommendations from a housing study by Christopher Lankenau and Isaac Kwon presented this week as part of a five-phase needs assessment that included public surveys, current and future business developments, housing stock, occupancy rates, demographics and trends. 

Speaking of trends, renter-occupied homes in Genesee County have increased over the past decade. However, while the demand for rentals has increased, availability has become “very, very low,” Lankenau said, with a total of 6,497 rentals in Genesee County and 3,456 in the city of Batavia. 

While the study found a need for housing to accommodate people in all categories—from low-income to market-rate levels—Lankenau said he would recommend an apartment complex in the city of Batavia for very low—to low-income renters, but with a caveat. The Batavian asked him about it, considering Ellicott Station just happens to be sitting half-baked and idle on the city’s south side.

“I know there's often criticism concentrating low-income housing in certain areas, but it often happens for a reason, too, because of just the availability of amenities. Yes, so I think yes would be an answer. Still, it would be about a fair distribution of low-income housing to ensure that people in Le Roy or other more concentrated parts of the county also have that opportunity, and they don't have to move to Batavia, for example,” he said. “I don't know if that directly answers your question, but I think yes, Batavia could afford some more … and would be a good location for additional low-income housing on a smaller scale, not some of the more recent stuff that has been built, over 20 to 40 units, the days of the really large tax credit projects, so I think those kinds of smaller projects that could integrate pretty nicely into existing communities.”

Despite declining population here, the future planned development and expansion of STAMP is anticipated to be “a huge game-changer,” he said. STAMP is to generate a significant housing need for workers while a growing senior population will require its own supply of new housing stock, he said.

“What is the county going to need to provide?” he said. “STAMP is anticipated to generate a significant need for workers while a growing senior population is going to be a significant need.” 

How much do you need? Estimates put the number to 5,028 workers by 2035 and upwards of more than 7,200 workers created by STAMP — the 1,250-acre Science, Technology & Advanced Manufacturing Park —d as of 2040. The projected related household change is an additional 5,710 due to the STAMP employment surge alone, the consultants said.

The study found that the anticipated growth of new residents in the county translates to a need for 308 new units per year for the next 16 years. That totals 6,164 new supply — owner-occupied and rental housing — to accommodate a senior base of folks 65 years and older, as well as the effects of the STAMP development in the western part of the county.

Recommendations include increasing the housing variety in the county to offer more attainable options for those populations that will be seeking a place to call home, facilitating the expansion of new housing development in the county’s priority development areas to both stimulate and prepare for growth associate with STAMP and other economic development; expand housing options for the growing senior population; and stabilize and rehabilitate the county’s aging housing stock.

A suggested way to implement this is to secure community support for a diversified housing stock by:

• Creating a countywide housing working group.
• Sharing the housing study broadly throughout the county.
• Proving evidence-based information to elected officials, municipal leaders and planning/zoning boards.
• Support municipalities in partnership with the pro-housing community program.
• Continuing to encourage redevelopment and infill projects in the city and villages.
• Continuing to encourage new residential development in priority development areas.

“So diversifying the housing choices. The first strategy, we think, is basically getting support for a more diversifying housing stock. You know, most people are used to single-family detached homes. That's what they see them most on larger lots. People think density is not necessarily a great thing, but I think that's we think that’s what the county really needs,” Kwon said. “More people are looking for that type of thing, market over less maintenance. For less maintenance, less size, closer to amenity. That's what we mean by diversified housing stock. 

“We're suggesting several action steps for that, including a housing working group consisting of developers and a landlord basically, kind of around a basis, like putting our heads together and discussing what's missing. What are some challenges? How do we overcome those challenges?” he said. “I think it's a good place to start. Just start talking about this using the study.” 

Another way to diversify housing choices is to accommodate all life stages, the consultatnts said, by reducing barriers for first-time home buyers. This could be done by developing or expanding programs/incentives to assist potential homebuyers and examine the feasibility of establishing employer-assisted housing programs.

The consultants also suggested to retain and create new income-restricted rental housing. 

Key action steps toward this goal include to:

• Evaluate the feasibility of establishing a county housing trust fund and collaborate with private/nonprofit housing development organizations to preserve new income-restricted rental housing;
•  Collaborate with the same agencies to build new income-restricted rental housing targets to low- and very low-income residents. Coordinate with social service providers and housing development organizations to build and/or retain homes for low-to-moderate-income residents with special needs; and
• Work with regional partners to identify a fair and sensible distribution of income-restricted housing throughout the county.

Other steps they suggested are to create a countywide housing advisory board consisting of elected officials and/or representatives from each municipality to identify and address specific housing challenges, identify key housing initiatives and pursue housing opportunities, and coordinate with municipalities to identify grants for infrastructure improvements that will assist developers with financing new housing projects. 

They coined it a “housing czar” of sorts who would deal with approvals, landlords, and developers. Each municipality would also ensure that developments comply with the comprehensive plan, and these plans “fall in line with the zoning, emissions and goals of the town” to incorporate growth, Kwon said. 

“And they’re aware of it and complies with the plan, the zoning … where you offer them some concessions, whether it’s tax or density, that kind of thing, just exploring that stage before things get too crazy to decide,” he said. “And then, of course making sure the infrastructure can absorb this growth.”

Not that they want to discourage growth: “We need to build more houses,” he said. “It’s making sure that developers build more homes for the workforce that’s coming in, and that can be a variety of homes. The employees moving in who may want a large, higher-end home, but you’re probably going to have, for the most part, a pretty middle-class workforce that is going to afford to have it be built.”

They also want to incentivize developers and home builders to construct more market-rate for-sale housing, including smaller homes targeted to the workforce sector, and promote the development of mixed-use and multi-family apartments, townhomes, and condominiums in Priority Development Areas with existing infrastructure near transportation and services.

Because many seniors seem to want to stay in their own homes versus going to a nursing or assisted living home situation, action steps toward that end include initiating a senior home modification program that offers grants, low-interest loans, and/or volunteer labor to help mobility-challenged seniors live safely in their current homes, plus continued promotion of the county’s Handyman Program to assist low-income seniors with small household repairs, they said.

These action steps for seniors would help them to remain independent for longer time periods by making their current living situations safer with modifications such as ramps.

At the other end of the spectrum, they also recommended supporting general home renovations for older houses — including incentives for the demolition and replacement of distressed homes — and establishing a county land bank to address any problems of vacant, abandoned, derelict, contaminated or tax delinquent property and encourage the repair and rehab of vacant rental units and other vacant spaces to increase the supply of critically needed apartments for low-and moderate-income renters.

For the full slide presentation, go HERE.

Contrary to what city and county leaders said they would have wanted for the type of housing complex in the heart of downtown Batavia, Ellicott Station’s low to very low-income levels are warranted according to the latest housing needs study, says Chris Lankenau of Urban Partners.

While Lankenau did not specifically mention the south side apartment complex, he said, in response to questions from The Batavian, that “it appears there is a need for all of those housing types,” which would include the Ellicott Station project, which has been gradually making construction progress throughout the winter and into spring. 

Lankenau and his partner Isaac Kwon presented their study this week as an updated version of the 2018 county housing study in which they took “a deeper dive”  into the current for-sale and rental housing markets than most studies, Lankenau said.

This current study used “real-time data that we acquire, while certain demographic and employment trends are gathered from typical sources such as the U.S. Census,” he said.

The city of Batavia, though short on home ownership — 53% compared to the town of Batavia at 88% — edged out the other municipalities in showing a slight uptick in housing growth, at .2%, versus the town’s 7% decrease, he said.

Who’s moving to Genesee County? There's a trade-off, with folks moving in and out of both Erie and Monroe counties, to the tune of more than 250 a year. There were 254 per year, or 21.6%, of all new households in 2021 came from Erie County and 247 from Monroe County, versus 218 that went to Erie County and 279 to Monroe County.

The latest data show that the median household income is $68,178, and housing is considered affordable when rent or mortgage plus utilities are no more than 30% of a household’s gross income, Lankenau said.

Just over 22% of residents were considered “cost-burdened,” with nearly half of them earning less than 80% of the annual median income. Ellicott Station was set up for occupants earning between 50 and 60% of the AMI for low-income households and less than 50% for very low-income households, and Section 8 housing vouchers are available.

Workforce housing, which is 80 to 120% of AMI, according to HUD definitions, is not included in the Ellicott Station project.

Not far from the Ellicott Street complex is the Carr’s Reborn site on Main and Jackson Streets. That will provide the opposite end of the scale with 10 market-rate apartments—which also falls within the needed housing types, Lankenau said. The landlord sets the market rate, and it is not dependent on any type of income level, as a low-income housing unit would be. 

“We do think the city is on the right track in this regard. In fact, the city is the only submarket in the study that is increasing both its for-sale and rental housing stock,” he said. “Continuing this trend of expanding housing opportunities that focus on Batavia – the county’s center of commerce and transportation – is a good policy for growth. 

“In addition to new construction, we think it will also be important to support the rehabilitation of the county's existing older housing stock, especially in Batavia, to accommodate more homeowners and renters,” he said.

The city has announced programs to supplement qualifying homeowners and developers with grant money for projects that meet guidelines for particular housing types and for improvements to boost the value of one’s property and overall neighborhood.

Gov. Kathy Hochul said Thursday that Batavia was one of 61 local governments that have already been certified for the state's Pro-Housing Communities Program, launched last year as part of a package of Executive Actions to increase the housing supply.

As part of the 2025 Enacted Budget, the governor secured an agreement to require Pro-Housing Community certification for up to $650 million in state discretionary funding.

“Across our state, local leaders are joining our Pro-Housing Communities program to take a stand against New York’s housing crisis and commit to building the homes New Yorkers deserve,” Hochul said in a press release. “My administration is ready to work with any community that shares our determination to build safe, stable, and affordable housing, and I encourage even more local leaders to launch their applications, get certified, and help us achieve our housing potential in every part of the state.”

So it certainly seems that pursuit of new housing is the trend moving forward. Along with that, Urban Partners will be determining more detailed housing needs as part of the next steps of the study. The Batavian asked if and when other elements will be part of the bigger picture, such as zoning, utilities, and availability of land for building.

“We will conduct an assessment of existing and future demand for housing in Genesee County for the next 20 years based on long-term projected growth for the county, detailed in five-year increments,” Lankenau said. “Which will lead to a series of recommended policies and actions to meet those needs. While examining available land, zoning, and utilities in detail goes beyond the scope of this study, we will suggest when and where these factors will need to be addressed to accommodate future housing.”

 The Batavian also asked about other works in progress in the towns of Pembroke and Batavia, and how they fit into the study’s findings.

The study discusses the completed part of Brickhouse Commons in the Rental Market section and identifies the future phases of that development as well as the additional new project in Pembroke and Town of Batavia in the Home Building Activity section. The total future housing needs quantities will take into account those projects under construction or in the development pipeline.

 During the past five years, 2022 was the hot one for home sales, with 783 homes sold in the city, compared to 539 in 2019. That has fallen down to 626 in 2023, and now “homes are nowhere to be found,” he said. The median house price jumped from $115,000 to upwards of $200,000, thanks to the continuous ballooning of home sizes, which incidentally haven’t seemed to accommodate either end of the shopper's list: a young family just starting out and looking for something affordable or the senior wishing to downsize, he said. 

As for those senior citizens, a survey of 540 people found that 61% preferred to age in place, but of those, 32% said their homes weren’t suitable to do so due to stairs and maintenance issues. Of those respondents, 95% lived in a single-family home and 44% of them have lived there for more than 20 years.

More than a third of those people said they were planning to purchase a new home, which is promising news for realtors, and unsurprisingly, the biggest barrier is cost. Nearly 40% of those answering said that they had difficulty paying for their basic needs.

The Batavian asked how the respondents were chosen and how the survey was administered. It was an online Google document with a survey link provided on the county’s website, he said. 

“In addition, we encouraged county staff and key stakeholders to share the survey with colleagues, employees, and all members of their communities,” he said. “Results of the survey were automatically tabulated in a spreadsheet of raw data from which we highlighted specific relevant questions and responses.”

 To view the entire presentation, go HERE. 

If local officials were to play on that old game show where the announcer would whisper the special word of the moment, it would most undoubtedly be “housing.”

And the clues given would be low income, market rate, owner occupied, rental, and, according to County Planner Felipe Oltramari, unmatched.

It is that current necessity that has prompted a Genesee County housing needs assessment and market analysis.

“We may have enough low-income housing, but we may not have enough for young professionals or we may not have enough rental units versus owner-occupied units, so there’s different sectors in the housing market, where you basically have to match that to the population you’re either trying to attract through economic development projects like STAMP or that are currently here,” he said after Monday’s Public Services meeting. “One of the examples we hear all the time from municipalities is there aren't enough senior patio homes so that people can downsize in their community. So there may be some in Rochester, Buffalo, or in Batavia, but there may not be any in Elba, or in Oakfield. And people want to stay in their community so they can still go to their same church and do all those things.”

Another example he gave was of senior citizens not wanting to maintain their four- or five-bedroom homes, but how those larger properties might then better serve young families that are looking to own a house.  

“So those kinds of different sectors all need to be matched up. And basically what the study does is identify all those things, and makes it available to potential developers that could go and say, oh, you know, all that research is done for us, it's a lot easier to come in and invest,” he said. “So that's why it's a powerful tool because you basically do a lot of work for those developers that are looking to build those types of things that we might need. And then those projects can happen.”

The last such housing needs assessment and market analysis was done in 2018, but due to COVID, the data used was from 2015, and since then, “our market has really changed,” Oltramari said. Property owners know what he’s saying is true: “A lot has changed. Anybody who’s been out there and looking at their assessments has noticed, home prices have really changed in our county.”

“So we want to make sure we’re up to date,” he said. “Developers might come in and say, ‘yeah, that’s nice (that you did one in 2018), you have one but it’s not up to date. So we need to know what’s going on right now.”

The Public Service Committee agreed. It voted to move the request on to Ways & Means and then to the county Legislature for a final vote that Genesee County acknowledges that an update to the Housing Needs Assessment and Market Analysis is needed due to the rapidly changing nature of the market. 

Genesee County solicited proposals from vendors to undertake the study through a Request for Proposals issued in July, and a vendor selection committee made up of representatives from the County Manager’s Office, Planning Department, Genesee County Economic Development Center, and the Genesee Region Housing Initiatives Committee, reviewed four separate proposals. 

The group recommended Urban Partners of Philadelphia, Penn., at a cost not to exceed $50,000, for the job. The company had good reviews, and the City of Batavia and Batavia Development Corporation also gave input about the selected vendor, Oltramari said. 

Batavia city officials recently issued their own appeal for housing initiatives in the form of grant funding from $10,000 to $50,000 for individuals or groups interested in building or rehabbing a rental or owner-occupied development of some type in their quest to obtain more market-rate housing. 

A snippet from Urban Partners' website states, “We prepare detailed analyses of housing markets that include supply and demand analysis, forecasting of future housing needs, incentive programs to provide unmet demand, and affordable housing needs analysis. 

“Our work usually involves the engagement of community stakeholders in formulating housing priorities,” the site states. “We also assist specific housing developments in identifying target markets and planning production strategies.”

If approved by the Legislature, the study is to begin in November and take approximately nine months to complete.

The $50,000 contract is to be funded by sales tax proceeds. A $50,000 grant funding request was made to Senator George Borrello’s office, and if any grant funds are awarded and received, those funds will be used to cover the cost of this contract instead, according to the resolution.

Press release:

An Open House to introduce the Genesee County Housing Needs Assessment and Market Analysis will be held at the Genesee County Senior Center, 2 Bank St., Batavia, from 6 to 8 p.m. on Wednesday, May 17.

Those in attendance will be provided with information on the project, given an opportunity to meet the project team, and review project related information.

The Genesee County Housing Needs Assessment and Market Analysis project will document housing needs, analyze the housing market and identify feasible strategies to meet the future housing needs of Genesee County.

The study will address the needs of current residents and identify strategies to accommodate future housing needs in the County including those of seniors, millennials, the emerging workforce, veterans and families. Genesee County, its municipalities and local housing agencies can use the findings of the report to support both rehabilitation and new construction of housing.

The meeting will be in an Open House format with information available on housing in the County and opportunities for residents to provide their input on housing needs within the County.

For individuals with disabilities, requests for reasonable accommodations should be made with at least five days’ notice. Call The Genesee County Planning Department at (585) 815-7901 or email at Felipe.Oltramari@co.genesee.ny.us