3.04 3.4
SERVICE S\Reque st for Proposals-ACCEPT-Economic and Policy Resources—Affordable Housing—4-16-18
RESOLUTION AUTHORIZING ENGAGEMENT OF ECONOMIC &
POLICY RESOURCES, INC. TO COMPLETE
AN AFFORDABLE HOUSING STRATEGY
RESOLUTION NO.: , 2018
INTRODUCED BY:
WHO MOVED ITS ADOPTION
SECONDED BY:
WHEREAS, by Resolution No.: 163,2017, the Queensbury Town Board authorized
submission of an application for Community Development Block Grant Community Planning
funds through the New York State Office of Community Renewal (NYS OCR) to do an
Affordable Housing Strategy , and
WHEREAS, by Resolution No.: 163, 2017 the Town Board pledges a required five
percent (5%) local cash share of the total project cost, and
WHEREAS, the grant application was submitted and the NYS OCR awarded a forty-
seven thousand five hundred dollar ($47,500) grant to the Town of Queensbury, and
WHEREAS, by Resolution No.: 61, 2018 the Town Board authorized execution of the
grant agreement between the Town of Queensbury and the New York State Housing Trust Fund
Corporation, represented by the NYS OCR, and
WHEREAS, by Resolution No.: 61, 2018 the Town Board committed the five percent
(5%) match of two thousand five hundred dollars ($2,500), and set appropriations and estimated
revenues in the amount of fifty thousand dollars ($50,000) in CDBG Grant Fund 416, and
WHEREAS, said grant agreement was executed by both the Town and New York State
Housing Trust Fund Corporation with an effective date of December 13, 2017 through February
12, 2019, and
WHEREAS, the Town's Community Development Department issued a Request for
Proposals (RFP) for this project on February 6, 2018, and
WHEREAS, five (5) responses to the RFP were received by the Town and reviewed by a
four (4) member committee, and
WHEREAS, the committee interviewed two consultant teams on March 29, 2018 and has
recommended the project be awarded to Economic & Policy Resources, Inc., and
WHEREAS, the proposed contract for services has been reviewed by the Senior Planner
and Town Counsel, and
WHEREAS, the Town Board wishes to engage the services of Economic & Policy
Resources, Inc. (EPR) to complete an Affordable Housing Strategy as delineated in the EPR
proposal dated March 2, 2018, and presented at this meeting, for an amount not to exceed forty
seven thousand five hundred dollars ($47,500),
NOW, THEREFORE, BE IT
RESOLVED, that the Queensbury Town Board hereby authorizes and directs
engagement of Economic & Policy Resources, Inc. (EPR) to complete the Affordable Housing
Strategy as delineated in the EPR proposal dated March 2, 2018, and presented at this meeting,
for an amount not to exceed forty seven thousand five hundred dollars ($47,500), and
BE IT FURTHER,
RESOLVED, that such services shall be paid from Account No.: 016-8668-4705-2017
Grant Expense, and
BE IT FURTHER
RESOLVED, that the Town Board authorizes and directs the Town Supervisor to execute
any necessary documentation and the Town Supervisor, Senior Planner and Budget Officer to
take all action necessary to effectuate the terms of this Resolution.
Duly adopted this 16th day of April, 2018, by the following vote:
AYES :
NOES :
ABSENT:
Stuart Baker
From: Stuart Baker
Sent: Tuesday, April 10, 2018 10:37 AM
To: Town Board
Cc: Caroline Barber;Watkins, Joanne; Barbara Tierney; Pamela Hunsinger; Craig Brown -
Town of Queensbury (CraigB@queensbury.net)
Subject: Staff memo, re: Res. 3.4 of 4/16 Town Board meeting agenda
Attachments: Res 163,2017 Certified.pdf; EPR Proposal &Cost.pdf; FINAL_Town of Queensbury
Agreement_04.10.18_For Approval.pdf; Res 61,2018 Certified.pdf
On June 19, 2017,the Town Board passed Resolution 163,2017 authorizing an application to the NYS Office of
Community Renewal for Community Development Block Grant(CDBG) Community Planning funds in an amount not to
exceed $50,000 for the purpose of funding an Affordable Housing Strategy. This resolution also pledged the Town to a
local cash match of 5%of the total project cost. An application requesting $47,500 was subsequently submitted on July
21, 2017.
On December 13, 2017, New York State announced our grant application had been funded. The CDBG Grant Agreement
was issued to the Town on December 26th and approved by Resolution 61, 2018 on January 22, 2018. The grant contract
was executed on January 23rd
A Request for Proposals was issued on February 6th, and five consulting teams submitted responses.
A review committee of me,Jen Switzer, Catherine Atherden and Judy Calogero reviewed the proposals received. Two
consulting teams were interviewed on March 29th, after which the review committee unanimously recommended that
the Town hire the Economic Policy& Resources Inc./Crane Associates team for this project. Their project proposal and
contract are attached. The contract has been reviewed by Town Counsel.
This resolution (1) authorizes execution of a contract with Economic Policy& Resources, Inc. (lead consultant) and to do
the Affordable Housing Strategy for a total project cost not to exceed $47,500 and (2) assigns the project costs to the
appropriate account. The Town's required cash contribution (5%) will be$2,375,which was previously appropriated by
Town Board Res. 61, 2018.
Hard copies of this memo,the resolution and attachments listed below will be distributed in the Town Board meeting
packets.
Please let me know if you have any questions or need any additional information.
Attachments:
1) 3/2/18 Economic Policy& Resources, Inc./Crane Associates Inc. Proposal
2) Contract for Services
3) Resolution 163, 2017
4) Resolution 61, 2018
1
Stu
Stuart G. Baker, Senior Planner
Community Development Department
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
(518)761-8222 Direct Line
(518)745-4437 Fax
2
Town of Queensbury
Affordable Housing Strategy
PROPOSAL
MARCH 2,2018
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JEFFREY B.CARR
ECONOMIC&POUCY RESOURCES,INC.
400 CORNERSTONE DRIVE,STE.310
PO BOX 1660
W WSTON,VERMONT 05495
802-878-0346
jbc@epreconomics.com
www.eareconomics.com
IEPIR
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Crane Associates, Inc.
ECONOMIC&POLICY RESOURCES Sa 4,r»ab/e Eamomic OrrelopmenI
Introduction 1
Background: Understanding of Need 2
Scope of Work: Methodology of Assessing Affordable Housing• 4
Task 1: Determine Scope of Project 4
Task 2: Data Gathering 4
Task 3: Regional Demographic and Economic Forecast 5
Task 4: Comprehensive Housing Needs and Market Analysis
Task 5: Housing Affordability Analysis 7
Task 6: Summary Analysis 9
Task 7: Strategies to Improve Affordable Housing 10
Task 8: Presentation of Findings 10
Project Timeline 11
Descriptions of the Consulting Team: 12
Economic & Policy Resources Inc., Williston, Vermont 12
Crane Associates, Inc., Burlington, Vermont 12
Qualifications and Experience of the Bidders: 12
Jeffrey B. Carr, EPR, President & Senior Economist 12
Michael D. Crane AICP, Crane Associates, Inc. Urban Planner and Economist 13
Robert Chase, EPR, Senior Economist 13
Matthew L. Cooper, EPR, Economist 14
Housing Study and Affordable Housing Study Project Experience: 15
Regional Housing Market Analysis and Ten-Year Forecast of Housing Supply and
Demand: Cape Cod Commission; Barnstable County, Massachusetts-2017. Barnstable
County, Massachusetts. Complete Copy of Study Attached to Proposal. See Tab-
Project Example 1 15
Three County Housing Study in Dutchess, Orange, Ulster County, New York-2007.
Complete Copy of Study Attached to Proposal. See Tab-Project Example 2. 15
Development Analytical Tool. Town of Shelburne Vermont-2015 15
Defining "Affordable Housing". Williston, Vermont 16
Analysis of Impediments to Fair Housing. South Portland, Maine 16
Affordable Housing Consolidated Plan. South Portland, Maine 16
Affordable Housing Market Analysis. Richford, Vermont 16
Affordable Housing Market Analysis. Springfield, Vermont 16
Affordable Housing Analysis. Rutland, Vermont 17
Exploring Options for Affordable Housing. Dorset, Vermont 17
Designing Affordable Housing. Dorset, Vermont 17
20-Year Growth Analysis and Development Master Plan. Colchester, Vermont- 200917
20-Year Growth Analysis and Development Master Plan. Montpelier, Vermont-200917
Housing the Workforce: An Assessment of Housing in the All-America Valley 18
Downtown Market Study. Vernon, Connecticut-2005 18
Municipal Master Plan. Stowe, Vermont-2008 (2008 "Planning Project of the Year") 18
Economic Development Plan and Capacity Building. Hardwick, Vermont-2009 18
Village Master Plan. Georgia, Vermont, 2008 18
Economic Development Master Plan. Belfast, Maine-2006 19
Fiscal Impact Model. City of Montpelier, Vermont-2005 19
Business Capacity Building Strategy. Windsor, Vermont-2004 19
Economic Impacts of a Public Park, Sacandaga River. Saratoga County, New York-
2008 19
Economic Impact Analysis of Tourism Visitation on West River. Jamaica, Vermont-
2005 19
Affordable Housing Market Analysis 2001-2009. Multiple Areas 19
Salamanca Housing Study. Cattaraugus County, New York-2007 19
Tompkins County Housing Study. Tompkins County, New York-2006 20
A Comprehensive Assessment of Housing in the Lower Naugatuck Valley Region of
Connecticut. Lower Naugatuck Valley Region, Connecticut 20
Strategic Economic Development Plan. Essex County, New York 20
Comprehensive Housing and Homelessness Needs Assessment and Housing Market
Analysis for the City of South Portland Comprehensive Plan. City of South Portland,
Maine 21
Housing in Northwestern Vermont, A Review of Demand and Supply of Housing in the
Six County Region for the Vermont Housing and Conservation Board. Northwestern,
Vermont 21
Affordable Housing in the Town of Dorset, Vermont 21
Maine CDBG Funded Housing Assessment Study. Town of Windham, Maine 22
Feasibility and Preliminary Market Analysis for the Proposed "Spater Glen Affordable
Housing Development" 22
Economic-Demographic Forecasting/Regional Forecasting 22
Office of the Governor: Revenue/Economic Analysis-Forecasting Consultant-1983 to
present. State of Vermont 22
New England Economic Project, Model Manager for Vermont-1980-85; 1991-present.
New England Economic Project 22
20 Year Population, Housing and Economic Projections for Significant Labor Market
Areas in the Upper Valley/Lake Sunapee Region of New Hampshire and Vermont.
Upper Valley/Lake Sunapee Region, New Hampshire and Vermont 23
Economic and Demographic Forecast, Chittenden County 2000 to 2035 and Beyond.
Chittenden County, Vermont 23
2001 Chittenden County Regional Plan (Approved October 2001). Chittenden County,
Vermont 23
References 24
Resumes 26
Introduction
March 2, 2018
Joanne Watkins, Purchasing Agent
Accounting Department
742 Bay Road
Queensbury, New York 12804
Dear Ms. Watkins:
The consulting partnership of Economic and Policy Resources, Inc. and Crane Associates,
Inc. proudly presents our qualifications to provide the Town of Queensbury with a detailed
and comprehensive Affordable Housing Strategy. Our two companies have worked together
on over 25 projects dating back to early 2002. For your study, we assembled a team of 3
senior level consultants, 1 mid-level consultant, in addition to several support staff. Our
consulting team offers the Town roughly 90 years of collective experience in regional housing
market analyses, housing assessment studies, real estate market analysis, strategic
planning, economic and demographic forecasting, fiscal feasibility analysis, affordable
housing plans, and development implementation strategies to this project.
For administrative purposes, Economic & Policy Resources, Inc. will serve as the contract
lead and your point of contact will be Jeffrey B. Carr, President of Economic & Policy
Resources, Inc. However, for the technical implementation of this project, the entire team will
be engaged. The complete description of each individual and their resume are included after
the Project Timeline section of this proposal. We also include descriptions of 38 past relevant
studies that demonstrate our depth of knowledge on this topic and the range of past clients
who relied on our work. Our methodology and proposed scope of work is described on pages
4 through 10 of this proposal. After, you will find a project time line on page 11. The remainder
of the proposal will document the team's qualifications and past work, including two project
examples.
We thank you for this great opportunity to help the Town of Queensbury address affordable
housing needs. We look forward to working closely with you and creating locally-specific and
workable solutions.
Sincerely,
Jeffrey B. Carr
President & Senior Economist
Economic & Policy Resources, Inc.
400 Cornerstone Drive, Ste. 310, PO Box 1660
Williston, Vermont 05495
(802) 878-0346
Background: Understanding of Need
The Town of Queensbury is experiencing significant housing challenges. Since the Town
last commissioned a strategic study of affordable housing in 2003, it has undergone
significant changes. Situated in the Adirondack foothills with the shoreline of Lake
George forming its northern border, the Town experienced modest population gains
between 2010 and 2016. Although housing supply has roughly kept apace, there are
changes within the composition, including a growing share of second homes. The Town's
housing need grows out of the apparent intensifying gap between the growth in household
incomes and the rate of rising housing costs as opposed to poor quality supply or housing
over-crowdedness. Once a household drops below 30% of the median income they are
especially vulnerable to homelessness. About 2,560 households earn less than $35,000
per year and 50% of this income goes to housing. This essentially eliminates
discretionary household spending and places significant levels of housing cost and other
financial stress on the local labor force and the regional economy.
An aging population with modest medium-term growth, the region's economic base, and
the market cost of housing, has merged to constrain the supply of decent housing. The
consulting team of EPR and Crane Associates have worked with regional governments
throughout the United States and internationally to research and redress these specific
issues with locally appropriate policies, strategies, and practical solutions for over 20
years.
We have designed a proposed methodology based on your requests and our experience
with housing studies with similar economic and demographic circumstances to provide
stakeholders in the Town with a housing affordability strategic plan. Our research, and
final report, will be designed to provide you with the answers to at least the following
questions (which could expand or potentially be amended based on the findings of the
study):
1. What are the economic and demographic growth trends for the region and how
has this contributed to strains on the region's housing markets and needs?
2. How have changes in various age groups, types of households, income levels, the
workforce, and special populations affected housing markets and needs?
3. What are the current affordability gaps for the Town by tenure and by key groups?
4. What can be learned from past projects and programs—both on the demand-side
and supply-side—and what changes can be made to more effectively address
existing and future housing needs?
5. What is the correlation between housing demand and different demographic
groups (age, ethnicity, household type, employment status)?
6. How is housing demand spread across the Town and across the region?
7. What is the current capacity of local and regional housing stakeholders-
organizations to respond to the Town's most pressing needs?
8. Considering construction costs, market demand by type and tenure, land use
regulations and regional growth goals, what are the most promising strategies for
effectively and efficiently improving the affordability of housing in the Town?
9. What resources will be necessary to accomplish this important work?
The Town is looking for an experienced consultant or consultant team to answer these
questions and to create a strategic approach that will effectively and efficiently meet the
diverse housing needs of the Town's residents, employees, and businesses. The
Economic& Policy Resources, Inc. and Crane Associates team have more than a decade
of experience in housing policy and strategic analysis, both individually and together as
a team, to address the key issues and questions that underpin the Town's RFP request.
First, we understand that the Town is looking for creative, data-driven, and objective
analysis of recent housing market and real estate market trends. We understand in great
detail how this information can be a valuable resource in guiding the public discourse
among a wide range of stakeholders and how it can drive effective housing policy
decisions. Our team understands, through its extensive experience with similar housing
studies throughout the northeastern U.S., how important it is that this study remain fact-
based and housing myth-neutral. Our team fully understands the underlying concerns
that have motivated this study and has successfully conducted many similar housing
study assignments over the years. Our team's past experience includes regional and
municipal housing market/supply-demand analyses, federal government studies such as
Impediments to Fair Housing; HUD Consolidated Plans; housing plans that meet the
parameters of Federal Regulations, Title 24, Section 91 et seq. (24 CFR 91); statewide
Community Development Block Grant programs; analysis for the HOME Investment
Partnerships Act; Emergency Shelter Programs; and Housing Opportunities for Persons
with AIDS (HOPWA); analysis for State Housing Finance Agencies; and HUD entitlement
communities.
Economic & Policy Resources, Inc., and Crane Associates, Inc., have come together as
a team of professionals to effectively address the Town's housing analysis and strategic
plan. Our team includes Mr. Jeffrey Carr, an economist with more than 30 years of
experience in economic and policy analysis, housing demand and supply studies (with an
emphasis on housing affordability demand and supply studies), economic impact analysis
studies (which have been completed in 46 states and 3 U.S. territories), and the chief
economic-tax revenues analyst-forecaster for the State of Vermont. Mr. Michael Crane
is an urban planner and economist with AICP certification since 1998 and 20 years of
relevant work experience; utilizing his team of supporting planners and economists. Our
team is highly skilled in data collection-analysis, housing market and affordable housing
assessment analyses—for owner and renter market segments (e.g. tenure), public
involvement and public process facilitation, local-regional constraints analysis (e.g.
including both natural resource and local zoning), and all facets of strategic housing
planning and implementation.
3
Scope of Work: Methodology of Assessing Affordable
Housing:
Task 1: Determine Scope of Project
We will meet with Town administrative staff and other key stakeholders as identified by
the client in-person to discuss and agree on a detailed methodology, project schedule,
data sources, roles and responsibilities, and expectations on deliverables. The results of
these meetings will be distilled into a concrete scope of work and schedule of deliverables,
what we call an "inception report". Pending these more specific discussions with the key
stakeholders, which will occur following the award decision on the contract, the broader
project scope will focus on discussions of the following core issues:
• Regional macroeconomic, population, household, and other relevant statistical
trends analysis for the past 50 years and projections for the next 5 and 10 year
horizons, including but not limited to income, cost of living, and key employment
sectors;
• Housing Affordability "Gap" analysis, comparing total cost of different types of
available housing units, including but not limited to mortgages, rents, utilities,
maintenance, transportation, etc.; to resident income categories for both current
and estimated future conditions;
• Past, current, and planned development patterns within the Town and their effect
on the affordability of housing, including characteristics of households, public
utilities and services, and zoning rules;
• Supply and demand of affordable housing;
• Review of barriers to and opportunities for expanded affordable housing;
• Discussion of tools available to stakeholders and strategies for expanding
availability of the Town's affordable housing infrastructure.
Task 2: Data Gathering
Our team will review all available date, beginning with data provided by the Town
administration or available from other stakeholders, U.S. Census Bureau, Bureau of
Labor Statistics, Cornell University's Program on Applied Demographics (PAD, which
provides the State's official population projections), and other government sources and
projections to create a baseline demographic and economic profile. This will provide the
statistical context for analyzing and communicating the Town's current housing market
and its probable needs for the future.
Third party data will also be collected, including but not limited to HUD data; CRA/Home
Mortgage Disclosures; real-estate data firms; active housing market. The data employed
will be as current and robust as can be made possible. Quality control checks will be
performed on all collected data in order to ensure its appropriateness to and consistency
with recent developments/trends in the local and regional economy, seasonality or
tourism effects (including second homes), etc. Comparisons will also be made to ensure
these data's consistency with any other valid short-term economic forecasts for the
4
region. Adjustments will be made, if necessary, to ensure the realism, accuracy, and
usability of the data collected from the multiple sources.
Focus groups will be conducted during this task. Three to four focus groups with
stakeholders including renters/landlords; real estate developers; property owners;
employers; government representatives; and housing service providers.
Regional housing market area will be defined. The regional housing market area for the
Town of Queensbury is strongly influenced by geography and natural features, as well as
tourism and the seasonal cycle of residential occupancy. Our team will review all relevant
market area factors such as regional commuting patterns; commercial and retail centers;
transportation infrastructure; employment centers; and natural boundaries such as Lake
George and the Adirondack Mountains to determine the market area. A preliminary
review indicates that besides Warren County, the regional market should include at least
the rest of the Glens Falls Metropolitan Statistical Area (Washington County)—and
potentially include Saratoga County for labor market reasons (e.g. in order to include the
"labor force-commuter dynamics" of the semiconductor chip fabrication facility in the
region).'
Task 3: Regional Demographic and Economic Forecast
Regional population and demographic projections will form part of the economic forecast.
Economic variables affecting the housing market include personal income growth rates
by per capita and per household, wages rates for each 2-digit NAICS sector adjusted for
inflation, and employment growth in these same sectors. Population forecasts are often
driven by economic activity. The results of Task 3 will be demographic and economic
projection that will fully support a comprehensive housing needs and market
assessment/analysis for the Town.
Task 4: Comprehensive Housing Needs and Market Analysis
A housing market needs analysis is made up of three components: Housing market
demand; housing market supply; and the gap analysis based on specific affordability
indicators calculated for the region and the Town.
Housing Demand
Closely tied to the long-term regional economic forecast provided in Tasks 2 & 3 above,
projected regional population changes along with current and estimated future
characteristics of resident demographics are also important determinants of housing
demand. The formation of new households and the composition of existing households,
not just simple population changes, are the key demographic determinants of housing
demand. Population is not directly proportional to housing demand. New household
formations are affected by a range of economic and social factors, including marriage
rates, divorce rates, wage rates of job opportunities, and life expectancy, among other
factors. Declines in average household sizes have resulted in smaller families and the
increasing share of non-family households within the total household population. The
1 Using the Albany-Schenectady-Amsterdam Combined Statistical Area will also be examined for possible
inclusion in the study.
5
characteristics of household formations will be the driving force behind housing demand
in the Town of Queensbury.
Household formations will be projected for the area by age groups and household size.
The baseline forecast will be developed using the regional economic-demographic
forecast presented above and will assume no additional natural and/or policy constraints
on housing construction activity in the region that were not present over the past twenty
years or are not part of on-going regional initiatives.
Using the long-term economic, population, and household forecast created in Task 3, the
future demand for housing in the region will be projected by statistically applying housing
and population ratios developed from past censuses to the long-term economic and
demographic forecast developed for this study. Trends in various housing characteristics
and variables over the past decade for the region will be projected over those same
periods. Birth and death rates, in-and out-migration rates, and so on will be captured
econometrically in the population forecasts. This approach of applying trend based ratios
to population forecasts enables the Town to use existing data regarding the region's
specific housing characteristics to interpret the future housing demand implied by long-
term population forecasts.
After determining the age and tenure breakdown, the final step in developing housing unit
demand involves normalizing each tenure class to a smoothly-functioning market
standard vacancy rate and building in an annualized unit destruction rate for the region
based on historical occurrences.
Housing Demand Forecast will be calculated for the following factors:
Housing stock
Housing types and amenities
Occupancy
Cost of ownership for owner units
Cost of renting for rental units
Households
Age
Income (<30% MHHI, 50% MHHI, 80% MHHI, 100% MHHI)
Household Type (single, family, non-family, communal, special populations)
Employment
Workforce housing
Seasonal workers
Housing Supply
The first step in completing housing inventory will involve establishing a baseline housing
unit count for the entire region. For this study, we will use existing census data, assessor
databases, grand list data, or other more accurate data the Town may provide. We will
seek to create a robust database that includes total units occupied and vacant, by type of
structure, primary or secondary residence (i.e., second homes), and by tenure. The
second step in this estimating methodology involves deciding on the year of the inventory
6
update estimates. For this step, we expect 2017 will be the appropriate year for the
inventory update estimates since this was the last year where full property tax parcel and
permit data were available from the Town.
The housing supply estimate update from last census year of 2010 to 2017 involves
establishing the total housing unit count for the region by tenure class. For the owner
category, the supply update will be accomplished by carrying forward the latest baseline
counts using permit data as available, and preliminary estimates for construction.
Gap Analysis
A gap analysis will simply compare the supply of the inventory as calculated above
subtracted by the demand as calculated above. The table below shows an example of
the final gap analysis presented by tenure and forecasts forward by 10 years. The table
shows two results, a static gap and a dynamic gap. Under a static approach, no
projections are made for unit additions beyond those estimated to have been made under
the housing inventory estimate. Under a dynamic forecast approach, additional units are
added based on the construction activity that the economic forecast prepared above will
provide. The dynamic model assumes that for-profit housing developers and affordable
housing advocates will continue working and the model accounts for these additions. It
also accounts for destructions and provides a net forecasted gap analysis.
EXAMPLE: Regional"Gap Analysis"
Static Gap Analysis: Dynamic Gap Analysis:
Year-Round Units 2012 2017 2022 2027 2012 2017 2022 2027
Total-Gap 77 474 1,400 3,462 77 474 497 917
Owner Units--Gap 195 547 1,456 3,131 195 547 642 884
Demand 28,875 29,684 30,593 32,268 28,875 29,684 30,593 32,268
Supply 28,680 29,137 --- --- 28,680 29,137 29,951 31,384
Renter Units--Gap (118) (74) (56) 331 (118) (74) (145) 33
Demand 11,006 11,101 11,119 11,506 11,006 11,101 11,119 11,506
Supply 11,124 11,175 --- --- 11,124 11,175 11,264 11,473
Task 5: Housing Affordability Analysis
The next step of this proposed approach is to calculate affordability of each identified
housing stock by major tenure category. Housing affordability is a function of household
income, mortgage interest rates, utility expenditures, and other living costs. Jeffrey Carr
of EPR has designed a specific formula to determine what is "affordable" housing, for
both renters and owners, which was established as case precedent in Environmental
Permit Reviews in support of housing affordability mitigation strategies within the State of
Vermont (beginning in the 1990s). These affordability calculations will yield important
knowledge of current and emerging affordability issues, and for determining appropriate
housing strategies for the Town. Similar work on housing markets was recently
completed by our team for Barnstable County (Cape Cod), MA and the county's fifteen
individual municipalities.
Affordability estimates for the Town (and other selected jurisdictions in the study region)
is accomplished by using the mortgage (for owner units) and rent (for renter units)
affordability guidelines of the U.S. Department of Housing and Urban Development (HUD)
and using those to develop a direct tie to the current costs of living in the current housing
stock.
Ownership affordability is calculated by using key housing expenditure categories for
owners, including insurance, taxes, and an estimated affordable mortgage payment
amount (assuming a 5% down payment), and assuming a current average mortgage
interest rate as determined through a survey of the housing market area. This affordable
mortgage payment calculation is necessary to back-calculate the maximum affordable
housing price amount by average household income class. The resulting "affordable"
housing price was then compared to the number of single family housing units at or below
those calculated amounts in each to get an estimate of the degree of affordability of the
housing stock.
For renters, a very similar reverse-calculation is undertaken, recognizing that renters
spend significantly less for utilities than those households who own their own homes. The
affordable rent-utilities costs are then compared to the estimated inventory of renter units
within the market.
Examples of affordability calculations for owners and renters are shown on the following
page.
8
EXAMPLE: Estimate of Affordable Home Ownership in the Town of--
non-u of-- A B C
.writ/edian HH/nc•c,nte 50":. 80t/.. 100.4.
A a/HH/ttc,nne $29,619 $47,390 $59,238
j%/ Ns /'ti/in Expense(L:w/oiling 'Fehr/ •) $1.15 '1 1 I 1 $1 4ii
Al /,/, l„ - $�.1,% ;33,:31.3 i 1_-}+li
uf/ncy,nte h,r Pas mews 3o'•o 3(1''0 30"o
Am,rdable Pat mems $-in) 51.14 11;41-
Insurance Raw(Per$1,000 in Iidue in 2015) $3.7' $3.?" $3.3'
insurance per M,mtl, 'i•=3 ii (i :-!'
71A Raw Per$1,000(2015) 536.:31) $.36.31) 336,30
Real Estate Taxes $248 :140'i $5111
A7,rdvble ltlurtg ge $-I2') 'iThi1) $880
Mortgage Raw(lune 2015 Average) 3.21 5.31't. :3.21'•
Tyros (/n lc—at—s) 'r i ".(I .'•C,
Alnrorno • l:J/,re 15.7-'!)-6 S12:.^_5- $161011,9
Donn pat7nenr Percent 540`0 5.(KI`:4 5.(0"0.
} ,,, i; payment S.1,10-41 ;3(3,698 38,41:1
Ali'ioratable Monte Price(Est. 2015) }:82,0a1) S 133; 55 5168,430
Estimated Ater:+Rc home Price (2015) i 161,$'4 5161.874 8161,8-4
A/)nnlable Housing Price Gap 170,-.1-1) ($.r,')19) V056
I:stitttatc of}'ear-R d Onncr I nits Rc/un — —
EXAMPLE:Estimate of Affordable Renter Units in the Town of--
Town of-- A R C
of Median Ni!Income 504;, 80<',.. 100',10
Annual Ill!Income $29419 I V7" $59,238
Monthly Utility E f>cnsc(Excluding Telephone) 6 i t(, (1)
Alanthh•Income $2,163 13,9 I I S 1.1 11
"„of Income for Rent Parntents 311", 3(+'., 3'r.,
Affordable Rcer $7'9 $1,183 S1,4-9
L tmtated 2015IIledtan Rent $862 5862 1862
Estimate of)-ear-Round Rental Units Belon• 2,190 3,2SI I 3,301
59,49°." 9°,0741: 93.48''.•
Task 6: Summary Analysis
The data and analyses collected above will be compiled into usable tables and presented
clearly for the Town and stakeholders/organizations. This will allow Town staff and other
stakeholders to present the findings to the public and policymakers with technical and
factual authority. Summary analyses will allow the reader to easily discern differences
between different housing unit classifications, demographic groups, or income levels.
9
Documenting wages by job type is another way to present the data as show that are
affordable. Below is an example of wages multiples needed to pay an affordable rent for
each municipality. This will show how much more different job holders would need to
make to pay only 30% of their monthly income for rent.
EXAMPLE: Annual Salary Multiples Needed to Pay for an Affordable Rent
Estimated Annual HH Income Occupational Annual Earnings Multiples:
Median Rent Incl.Needed Secretary-Retail Sales High School Fire
Community Utilities(2017) to Rent Admin Clerk Custodian Accountant Teacher Fighter Police Officer
Town of- $11,178 $37,260 2.1 2.4 2.4 0.9 1.0 0.9 0.9
Town of $13,841 $46,137 2.6 3.0 3.0 1.2 1.2 1.1 1.1
Town of $11,193 $37,310 2.1 2.4 2.4 0.9 1.0 0.9 0.9
Town of $11,229 $37,430 2.1 2.4 2.4 0.9 1.0 0.9 0.9
Town of $11,015 $36,717 2.0 2.4 2.4 0.9 0.9 0.9 0.9
Town of $12,732 $42,440 2.4 2.8 2.7 1.1 1.1 1.0 1.1
•
We will work with you to determine the most meaningful and impactful ways to present
the findings.
Task 7: Strategies to Improve Affordable Housing
Under this work element, and building on past efforts of the Town, County, Region, and
State, the results of the affordability analyses will be utilized to identify a range of
strategies (both demand-side and supply-side), policies, and implementation programs
that will address the market area's housing needs situation. A specific set of prioritized
policy recommendations will be developed, including funding strategies. The
recommendations will be accompanied by a thorough analysis of the pros and cons of
each alternative, discussions with the Town's administrative team, and a realistic
assessment of the challenges-obstacles of each strategy's implementation. An
implementation plan will be developed as part of this work element, including a realistic
timeline and suggested outcome measures to monitor implementation.
This work product is expected to be a complete inventory of possible remedies designed
to address the Town's housing issues. Results will be laid out in several formats,
including matrix analysis analyzing the alternative strategies. These alternatives will be
prioritized and discussed with public officials and stakeholders.
Task 8: Presentation of Findings
The Final Draft Plan will be presented by the Consulting team to Town administration and
key stakeholders. Strategies to improve the availability of affordable housing
infrastructure, either through public financing or strategic development initiatives, will be
discussed
l0
•
Project Timeline
Housing Study for The Town of Queensbury, New York
Project Timeline and Milestones
Intik Description March April May June July August Sept October Nov Dec January
Sign Contract
1 Seeping Assessment and Inception Report
2 Data Gathering&Focus Groups kiris
3 Regional Demographic and Economic Forecast
a Comprehensive Housing Nees and Market
Analysis
5 Housing Affordability Analysis
6 Summary Analysis and Draft Report a�a
7 Strategic*m Improve Affordable Housing '�N r:t
8 Final Presentation of Findings
KEY
Face to Face cleetn;g v th Client
( I
Descriptions of the Consulting Team:
Economic & Policy Resources Inc., Williston, Vermont
EPR began providing consulting services to public and private clients in 1983. Our staff
is comprised of 7 full-time and 1 part-time employees. We deliver economic, financial,
planning and public policy services to support our clients' critical decision making
processes. Our staff of economists, planners and financial analysts uses state-of-the-art
analytical tools and methods to inform and address client issues. EPR has developed
and has access to extensive data (including proprietary data) and analytical tools to
provide advanced results. We have a proven record of accomplishments on a wide-range
of economic, socioeconomic, community and economic development, and public policy
topics.
Crane Associates, Inc., Burlington, Vermont
Crane Associates is a community planning firm owned by Michael Crane, AICP. The firm
has been in business for 14 years and is registered as a Vermont corporation based in
Burlington, Vermont. We specialize in helping communities build wealth and prosperity
by structuring their economies for long term sustainability. This means that our work is
multi-disciplinary and interconnected. We employ the right mix of disciplines including
real estate economics, urban planning, policy analysis, economic and demographic
forecasts, market feasibility studies, and institutional capacity building to ensure that our
solutions are truly workable for the unique local situation facing our client. Since 2002 we
have contributed to the construction of hundreds of units of affordable housing and
millions of square feet of commercial space. We collaborate with a global network of
highly specialized and like-minded consultants who remain on call for specific tasks. We
design and implement projects based on sound research, active engagements, and
strengthening institutional capacity. Crane Associates was built on the belief that a strong
economy and a healthy environment need each other. We believe in the power of a
sustainable economy and how it can improve public welfare, private wealth, and natural
ecosystems.
Qualifications and Experience of the Bidders:
The following individuals from the above partners' respective staffs will be committed to
this project.
Jeffrey B. Carr, EPR, President & Senior Economist
Jeffrey Carr has more than 30 years of experience in economic analysis, economic and
fiscal impact assessment analysis, economic forecasting, regional impact analysis
(including EB-5 project development-job impact analysis since 2006), tax-fiscal impact
analysis, tax revenue forecasting, and preparing and presenting state economic-fiscal
data to Wall Street bond rating agencies. In addition to more than 200 completed
consulting assignments over the last 25 years, Mr. Carr has served as the consulting
State Economist and Principal Tax Revenues Forecaster-Analyst for more than 28 years
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including the past five Governors of Vermont. He has been the State Economic Forecast
Manager for his state for the New England Economic Partnership for the past 28 years.
He serves as a consulting economist to a number of businesses, municipal and county
governments, and business associations throughout New England and in New York
State.
Previous to his employment at EPR, Mr. Carr served as Legislative Director and
Economist for a member of the U.S. House of Representatives. He also served in the
Executive Branch of Vermont government, as Research Director for a United States
Senate campaign, and as Director of Research for a national education organization
specializing in federal fiscal policy analysis. He taught economics in the Graduate School
at St. Michael's College in Winooski, Vermont. He also is a former municipal elected
official and serves on the Board of several regional and quasi-governmental boards,
commissions, and committees in his home state and community.
Michael D. Crane AICP, Crane Associates, Inc. Urban Planner and Economist
Michael Crane AICP is an urban planner and environmental economist with 18 years of
work experience in real estate investment analysis, economic development planning, and
project implementation. He has 11 years of international experience in Africa, Asia,
Middle East and South Pacific region. In 2001, Mr. Crane established Crane Associates
Inc., an award winning consulting firm that specializes in sustainable economic
development. He has completed real estate market analysis, demand forecasts, needs
assessments, comprehensive housing strategies, and development planning, for clients
throughout New England, New York, and for international organizations including the
World Bank, United Nations, foreign government agencies, and the US military in Iraq.
Sustainable development is the common thread that links Mr. Crane's diverse 20-year
career. Starting as a Peace Corps Volunteer in rural Africa, he has always been involved
in the ever-evolving search to define sustainability in real terms and actions. Mr. Crane
was trained as an environmental economist and has practiced urban planning since 1998
when he received his AICP certification while leading the Utah Governors City on Quality
Growth. Throughout his career, his feasibility studies led to financing, and eventually
building hundreds of affordable housing units and millions of square feet of commercial
and industrial space. He has identified untapped housing development opportunities for
regions, cities, and private companies through detailed property searches, examinations
of real estate economics, and public policy analysis. He has a BA in Environmental Policy
from Marlboro College and a MS in Natural Resources Economics from the University of
Vermont.
Robert Chase, EPR, Senior Economist
Robert Chase is an economist with over 25 years of experience in regional economics,
industrial analysis, trade and economic development, fiscal and economic impact
assessment, and regional economic forecasting. He has conducted a number of
economic studies in various domestic and international settings, including the Pacific
Northwest, Alaska, Montana, North Dakota, Maryland, Vermont, Virginia, Wisconsin,
13
British Columbia, Alberta, Ghana, Democratic Republic of Congo, Panama, and Mexico.
His professional background includes prior positions as research economist and
instructor at North Dakota State University, economist at Battelle Human Affairs Research
Center in Seattle, senior economist with the Washington State Department of Commerce,
research director and economist at the University of Washington Foster School of
Business, visiting research faculty at the University of Maryland, Agricultural & Resource
Economics Department and principal of his own firm, Chase Economics, based in
Tacoma, Washington. Mr. Chase joined Economic & Policy Resources in September
2010.
Mr. Chase has authored well over a hundred publications including two books on
socioeconomic impact analysis, chapters in books, articles in refereed journals, articles
in popular business-oriented publications, and scores of client-based reports. Clients
have included federal, state and local government agencies, universities, multinational
corporations, and local businesses. Mr. Chase holds a M.S. degree in regional
economics from the University of Wisconsin with additional studies toward a PhD in
regional economics.
Matthew L. Cooper, EPR, Economist
Matthew Cooper is an Economist with EPR. While serving a number of different roles for
the firm, one of his primary roles during his 6-year tenure is to serve as analyst in multiple
regional macroeconomic, development, and public financial impact analyses, including
for tax increment finance districts, public cost-benefit analyses, and infrastructural and
commercial development impact reports. His recent experience also includes the housing
affordability analysis work for EPR.
Holding a M.A. in Economics from Kansas State University, his expertise includes
methods of quantitative and statistical analysis, econometric modeling, advanced macro
and micro economic theories, market and price analysis, labor economics, and
operational strategy for public and private organizations. Mr. Cooper also holds a B.S. in
Economics and a B. Business Administration, Marketing.
'4
Housing Study and Affordable Housing Study Project
Experience:
Regional Housing Market Analysis and Ten-Year Forecast of Housing Supply
and Demand: Cape Cod Commission; Barnstable County, Massachusetts-2017.
Barnstable County, Massachusetts. Complete Copy of Study Attached to Proposal.
See Tab-Project Example 1.
Housing on Cape Cod experienced significant changes in its composition and market
demands over the last 10 years. Seasonality is a significant feature in the regional
economy and housing market. Economic & Policy Resources, in collaboration with Crane
Associates, was contracted by the Cape Cod Commission to complete a detailed housing
market analysis of conditions currently and on five and ten-year forecast horizons.
Included in the technical analysis is a demographic and economic forecast of Barnstable
County to the year 2025. Building from this baseline, inventories of housing supply,
analyses of housing demand, forecasts of housing supply and demand to the year 2025,
and housing affordability gap analyses were compiled and evaluated for Barnstable
County as well as for each of the fifteen municipalities on Cape Cod. The comprehensive
study was prepared by Economic& Policy Resources and Crane Associates for the Cape
Cod Commission in Barnstable County, Massachusetts.
Three County Housing Study in Dutchess, Orange, Ulster County, New York-
2007. Complete Copy of Study Attached to Proposal. See Tab-Project Example 2.
EPR examined alternative data sets to complete a long-term demand-supply analysis-
forecast for a 3-county region and individually for the 3 counties. An assessment of
housing demand was completed using a long-term economic-demographic forecast for
the region. These included the identification of key demographic trends in the regional
populations (such as aging population, declining household size, in-migration trends,
trends in household income- including both wage income and non-wage income) and
using trend analysis and other tools to determine the 3 county region's housing demand
and the housing demand of each county through 2020. EPR completed an inventory of
the county's housing stock, including recent changes to the county's housing unit supply.
After the regional assessment was completed, the higher level forecast was allocated to
the region's 73 municipalities.
Development Analytical Tool. Town of Shelburne Vermont-2015
Crane associates was the lead consultant for developing a development impact model
that forecasts long-term effects of development on the town. The model shows marginal
impacts of a proposed project, a master planned development, or a long term
comprehensive plan; customized specifically to measure impacts to each municipal
department. Outputs show positive and negative impacts to sustainability as measured
by over 60 indicators in the areas of economics, municipal finance, transportation, land
use, natural resources, public health and safety, housing, and schools. The clients for
this project were the Town of Shelburne, Vermont and the Chittenden County Regional
Planning Commission, Vermont.
1
Defining "Affordable Housing". Williston, Vermont
As part of their affordable housing planning process, the Town of Williston needed
definitive data and analysis that clearly documented affordable housing for their
community. Crane Associates researched and analyzed the annual and monthly wages
for 379 occupations. The project also analyzed housing sales, Fair Market Rents, and
the elements of affordability including: local utility costs, insurance rates, mortgage rates,
and property taxes. The study also determined the "affordability gap" between affordable
housing costs and the ability to pay for a wide range of job types for the Town of Williston,
Vermont.
Analysis of Impediments to Fair Housing. South Portland, Maine
South Portland is an "entitlement jurisdiction" and eligible to apply for and receive U.S.
Housing and Urban Development funding. As such they are required to conduct an
analysis that documents their efforts to further fair housing within their borders, to prepare
a plan to correct any problems found, and to conduct annual reviews of their progress.
Crane Associates completed an analysis that included extensive interviews with all
housing stakeholders, review of confidential data obtained through the Freedom of
Information Act Requests (FOIAR), and review of housing discrimination testing. The
Crane Associates analysis also reviewed the public, private and public/private sectors
and their compliance with relevant policies, laws, regulations, building codes, and
administrative actions for the City of South Portland, Maine.
Affordable Housing Consolidated Plan. South Portland, Maine
South Portland applied to the US Department of Housing and Urban Development to
become an entitlement community. To be granted entitlement status, a municipality must
survive careful scrutiny by the Department and complete a detailed Consolidated Plan.
Crane Associates documented South Portland's demand for housing by the homeless,
elderly, displaced individuals, handicapped and special populations. The Department
approved the Plan in 2004 for the City of South Portland with project partner: Economic
and Policy Resources.
Affordable Housing Market Analysis. Richford, Vermont
Crane Associates completed an analysis of affordable housing supply and demand in the
market area of Richford Vermont. The project defined the market area for affordable
housing; determined affordable rents in the market area; documented supply of and
demand for affordable housing in the market area. The analysis gave an affordable
housing developer the financial feasibility of a new affordable housing project in the
market area. Client: Housing Vermont.
Affordable Housing Market Analysis. Springfield, Vermont
Crane Associates completed an analysis of affordable housing supply and demand in the
market area of Springfield, Vermont. Project included defining the market area for
affordable housing and an analysis on the supply of, demand for, and the financial
feasibility of affordable housing in the market area. Client: Housing Vermont.
16
Affordable Housing Analysis. Rutland, Vermont
Crane Associates completed a comprehensive analysis of affordable housing supply and
demand in the market area of Rutland Town and City, Vermont. Project included defining
the market area for affordable housing and an analysis on the supply of, demand for, and
the financial feasibility of affordable housing in the market area. The project was
completed for a Private Developer.
Exploring Options for Affordable Housing. Dorset, Vermont
Dorset Vermont is an affluent community with some of the most expensive land in the
state. Nonetheless, many Dorset residents lived below the poverty level or have difficulty
meeting their housing payments. High priced land, the lack of public sewer and water,
and numerous environmental constraints create extraordinarily difficult challenges to
building affordable housing in Dorset. This Affordable Housing Plan lays the groundwork
for what needs to be done. The Plan documents the local demand for affordable housing,
defines "affordable" for households of different income levels, and investigates current
and potential supply. It concludes with five local case studies to demonstrate how
affordable housing is built and what it can look like when completed. Crane Associates
was the lead consultant with Economic and Policy Resources as the study partner.
Designing Affordable Housing. Dorset, Vermont
One year after the initial affordable housing plan, the Town hired Crane Associates to
implement several of the recommendations in the Plan. This phase of the Town's
affordable housing initiative completed a market study on affordable rental and
homeownership units, acquired options to purchase property, drew initial architectural
designs, completed pre-construction site engineering and developed cost estimates. A
developer was recently hired and 24 units are soon to be built. Client: Town of Dorset
Vermont
20-Year Growth Analysis and Development Master Plan. Colchester, Vermont-
2009
Crane Associates completed a set of 20-year projections of population, households, and
economy for the Town of Colchester region. The assignment also involved the
completion of a comprehensive master plan for the development of housing commerce,
industry, and the preservation of open space and recreation lands. Designed land use
patterns to accommodate growth over the next 20 years without significant disruptions to
ecosystem functions. Plan was approved by State agency and resulted in the E.P.A.
awarding the city 2 million dollars of sewer infrastructure funding.
20-Year Growth Analysis and Development Master Plan. Montpelier, Vermont-
2009
Crane Associates completed a study that determined 20 years of future job growth and
housing demand in Vermont's capital city region. Growth in new jobs and housing was
significantly constrained by floodplains, politics, and agricultural lands. We completed
17
multiple GIS based "build out" scenarios that identified new growth patterns to promote
efficient development.
Housing the Workforce: An Assessment of Housing in the All-America Valley
EPR and Crane Associates collaborated to complete a comprehensive housing demand
and supply/housing affordability study for the Lower Naugatuck Valley of Connecticut
which at the time was in the midst of a significant economic and demographic shift.
Housing prices were outpacing household income by 300%, the region's labor force is
commuting farther than ever, manufacturing jobs are being replaced with a diversity of
lower-paying non-goods-producing jobs, and younger workers are leaving the region.
This report analyzed the details of these changes, projects housing supply and demand
for the next 20 years, determines local affordability rates, and details specific
recommendations for new affordable housing construction.
Downtown Market Study. Vernon, Connecticut-2005
EPR and Crane Associates collaborated to complete a comprehensive analysis of
commercial real estate market for downtown Vernon. The study included: a trend
analysis of real estate transactions; inventory analysis; market demands by sector;
economic and demographic projections; employment forecasts; and a series of
recommendations to increase marketability of downtown properties.
Municipal Master Plan. Stowe, Vermont-2008 (2008 "Planning Project of the
Year")
Crane Associates-Lead Consultant: Wrote an 88-page detailed Action Plan to improve
the viability of downtown businesses by strengthening local institutions. Taught
professional associations how to improve internal efficiency. Analysis involved a wide
array of data including a statistical survey with over 900 respondents, 44 personal
interviews, focus groups, and 19 site visits to analyze the visitor experience. Project
resulted in over $468,000 of development improvement projects in one year.
Economic Development Plan and Capacity Building. Hardwick, Vermont-2009
Crane Associates-Project Director: 18-month research study on market feasibility of
several business enterprises. Analyzed market demands and provided strategic
direction. Project resulted in two-million-dollar construction fund to start a business
incubator building. Will employ over 30 people and have an economic impact in the local
economy of over 2 million dollars per year.
Village Master Plan. Georgia, Vermont, 2008
Crane Associates-Project Director: 20-year forecast of demographics, and economics
for village master development plan and policy adoption. Created municipal budget
forecasts to finance 2-million-dollar sewer system. The project resulted in accurate sizing
of public infrastructure and revenue generation.
18
Economic Development Master Plan. Belfast, Maine-2006
Crane Associates-Lead Consultant: Analyzed regional and local economy. Created an
action plan to increase local businesses and create jobs. Actions included empowering
professional associations, a marketing plan, a revived performing arts center, a new
development organization, and the location of wireless internet services. A large software
developer has since relocated to Belfast.
Fiscal Impact Model. City of Montpelier, Vermont-2005
Crane Associates-Project Director: Custom built a fiscal impact model to measure the
City's fiscal performance. This measurement tool forecasts revenues and costs for each
City department 20 years into the future and determines an efficient use of infrastructure
allocation.
Business Capacity Building Strategy. Windsor, Vermont-2004
Crane Associates-Project Director: The research analyzed market feasibility of local
businesses. Completed a 10-year action plan for economic opportunities by job type and
public sector support requirements.
Economic Impacts of a Public Park, Sacandaga River. Saratoga County, New
York-2008
Crane Associates-Lead Consultant: Completed benefit/cost analysis of $1,000,000
investment of public funds into a public park. Input/output modeling showed net positive
ROI in economic activity and tax revenue.
Economic Impact Analysis of Tourism Visitation on West River. Jamaica,
Vermont-2005
Crane Associates-Lead Consultant: An analysis of the economic impacts to the local
economy as a result of a hydroelectric dam releasing sufficient water for boating, West
River, Jamaica, Vermont. Identified $15.7 million of new revenue over ten years for the
local economy and create over 50 jobs.
Affordable Housing Market Analysis 2001-2009. Multiple Areas
Crane Associates-Lead Consultant: Completed approximately four housing market
studies per year over the last 14 years for private developers. Results generated millions
of dollars of funding for over 100 units of affordable housing.
Salamanca Housing Study. Cattaraugus County, New York-2007
As a part of collaborative housing study EPR prepared an assessment of housing
demand-including demand variables in identification of key demographic trends in the
regional populations influenced by recent Native American casino development. EPR
also prepared an inventory of and analysis of housing data for the greater City of
Salamanca region and key municipalities in the City's municipal utility service area. EPR
for this study also prepared an inventory of public and private entities involved in housing
development, and assisted in the identification of properties suitable for housing
19
development in the area. The purpose of housing need analysis was to facilitate
successful private sector development of needed housing in the study area. EPR also
prepared research to identify a range of "best practices" policies that could be employed
to address the area's housing employee housing needs.
Tompkins County Housing Study. Tompkins County, New York-2006
EPR prepared assessment of housing demand study-including demand variables-that
were related to observed demographic trends in the county sand regional populations
(including Tompkins County's college student populations). EPR also completed an
inventory of the County's housing stock, including recent changes to the County's housing
supply since the 2000 Census results. As part of this study, EPR prepared quantitative
analysis of a series of targeted interviews (with knowledgeable persons in housing by
issues area) in order to make sure the highest quality and most current data and
information are brought to bear on these housing questions. EPR also reviewed a range
of issues to determine regional commuting patterns, commercial and retail centers, and
the like to define what geographic market influences housing demand by tenure category
in the County. These factors were analyzed and a recommendation made.
A Comprehensive Assessment of Housing in the Lower Naugatuck Valley Region
of Connecticut. Lower Naugatuck Valley Region, Connecticut
EPR and Crane Associates teamed to complete a thorough assessment of the economic,
demographic, and housing trends (including a post-2000 Census estimate of the valley
region's housing stock and policies that affect local level production) for a six community
region in south central Connecticut. The project included: ten year forecasts of housing
demand and supply; an inventory of housing stock categorized into a wide range of needs
and income levels; locally specific definitions of "affordable" housing; an assessment of
local housing policies, initiatives, and organizations; and a growth constraints analysis
that included both policy and natural resource constraints. The final report was presented
at a recent conference of housing groups in lower Connecticut in late November of 2003.
Strategic Economic Development Plan. Essex County, New York
For this assignment, EPR worked in conjunction with a housing consultant to develop a
strategic approach for an upstate New York county in the Adirondack Park to complete a
strategic approach to business development and economic development in the region.
EPR was responsible for completing: (1) a comprehensive economic-demographic
performance assessment for the County, (2) an objective economic development
resources assessment for the County, (3) the identification of key strategic base industry
sectors in the region and an assessment of their competitiveness needs, (4) a long-term
economic and demographic forecast for the County economy, and (5) the development
of a specific list of prioritized economic development/re-development strategies for the
County economy. As a result, we became very familiar with county governments in New
York State and believe we have working knowledge of the governmental organization of
the State—particularly in the "upstate New York region" outside the major metro areas.
20
Comprehensive Housing and Homelessness Needs Assessment and Housing
Market Analysis for the City of South Portland Comprehensive Plan. City of
South Portland, Maine
EPR, along with Crane Associates, completed a comprehensive housing and
homelessness needs assessment and a housing market analysis for the City of South
Portland, Maine as part of the development of its HUD-required 3 to 5 year
Comprehensive Plan (24 CFR 91.200-230). The study was undertaken because the City
was invited to become an "entitlement community" by the Department of Housing and
Urban Development (HUD) under the Community Development Block Grant Program
(CDBG). This study covered 2 of the 5 components of the City's HUD-required
Consolidated Plan, and included a thorough review of all housing data, all required
analyses and forecasts for such a plan. The study included, among other issue areas,
an estimate and forecast of demand by household income category, a review of existing
housing stock/stock additions since the 2000 Census, the housing price situation—
including a review of recent trends in each area, calculation of housing affordability for
both renter- and owner-occupied housing for 2003, an existing and forecasted gap
analysis by household income class, a series of targeted interviews and data gathering-
analysis relative to completing an assessment of the needs of the City's homeless
population, collection of data and information pertaining to the age of, the "lead paint
threat," and the prevalence of sub-standard housing in the community, and a review of
potential strategies to address identified affordable housing issues in the city.
Housing in North western Vermont, A Review of Demand and Supply of Housing
in the Six County Region for the Vermont Housing and Conservation Board.
Northwestern, Vermont.
EPR was the principal investigator as part of a team of consultants that completed a
detailed housing needs assessment study for that region of Vermont. This ground-
breaking study included detailed projections of both demand and supply for housing, a
gap analysis by tenure, and several special research topics (including sub-regional
projections/estimates, and a review of fair share affordable housing strategies). The
study also included a review of several important affordable housing and housing-related
issues, and policy parameters for addressing those issues.
Affordable Housing in the Town of Dorset, Vermont
Crane Associates and EPR together completed a comprehensive feasibility analysis for
the construction of affordable housing in Dorset, Vermont. EPR's investigation included
a review of existing housing stock and housing price situation, a calculation of housing
affordability for both renter- and owner-occupied housing, and a review of potential
strategies for addressing affordable housing issues in the community. This project
included a collaborative effort between the Town staff, an Affordable Housing Task Force,
and the community. The project was completed in November 2002 with a public meeting.
21
Maine CDBG Funded Housing Assessment Study. Town of Windham, Maine
EPR, along with Crane Associates, were the consultants for a comprehensive housing
needs and affordability analysis for the Town of Windham, Maine that was conducted
using State CDBG program funding. EPR's investigation included a review of existing
housing stock and housing price situation, a calculation of housing affordability for both
renter- and owner-occupied housing, a targeted interview of the needs for the Town's
homeless population, and a review of potential strategies for addressing affordable
housing issues in the community. This project included a collaborative effort between the
Town staff and the Housing Assessment Advisory Committee. The project was
completed in July of 2003 with a presentation to municipal officials, community leaders,
the Committee and other housing officials.
Feasibility and Preliminary Market Analysis for the Proposed "Spater Glen
Affordable Housing Development"
EPR completed a comprehensive market feasibility analysis for the construction of a 36
unit (85 bedroom) affordable housing project in the greater Stratton Mountain resort
region as part of the resort 12-year Master Plan. This analysis was undertaken and
completed in order to gauge the feasibility/marketability of affordable housing units under
various ownership and rental configurations. Using an historical state housing needs
assessment for Bennington and South Portland counties, it was determined that such a
project is in fact feasible, even without the marketing/renting of such units to the resort's
income-eligible, full-time employees. This analysis was employed by Stratton
Corporation to proceed through the Act 250 Master Plan regulatory review process. The
resort received positive findings for its Master Plan submission with a significant
affordable housing condition for developing new affordable housing in the region.
Economic-Demographic Forecasting/Regional Forecasting
Office of the Governor: Revenue/Economic Analysis-Forecasting Consultant-
1983 to present. State of Vermont
Our firm has nearly two decades of service in the economic projections of the State of
Vermont. Assignments include annual and semi-annual short-term (two fiscal year)
comprehensive, tax and fee revenue forecast for the three major funds of the state that
includes a combined $1 billion annual budget. Other responsibilities include all functions
related to short-term economic and tax-fee revenue forecasting, tax policy analysis, fiscal
and economic impact modeling. For the past 28 years our firm has held the position of
Principal Revenues Analyst and economic forecaster for the Agency of Administration in
the Governor's Office of Vermont on a contract basis.
New England Economic Project, Model Manager for Vermont-1980-8S; 1991-
present. New England Economic Project
EPR serves as the Vermont representative to a regional economic forecasting group
known as the New England Economic Project (NEEP). The firm has completed a total of
more than 50, semi-annual NEEP forecast cycles during the last twenty-two years. The
22
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Federal Reserve Bank of Boston, and leading business and academic institutions
throughout the New England region coordinate the forecasting work.
20 Year Population, Housing and Economic Projections for Significant Labor
Market Areas in the Upper Valley/Lake Sunapee Region of New Hampshire and
Vermont. Upper Valley/Lake Sunapee Region, New Hampshire and Vermont
Completed for the Upper Valley-Lake Sunapee (New Hampshire) Regional Planning
Commission, State of New Hampshire, Housing Council of Vermont. EPR completed a
comprehensive set of intermediate and long-term economic and demographic projections
for the major labor market areas in the Upper Valley region of New Hampshire and
Vermont. These projections included a comprehensive set of economic and demographic
variables, which were subsequently employed in many planning projects including an
analysis of housing supply and demand in the Upper Valley region.
Economic and Demographic Forecast, Chittenden County 2000 to 2035 and
Beyond. Chittenden County, Vermont
Completed for the Chittenden County Regional Planning Commission, Mr. Copp led an
effort where EPR completed a 35-year forecast of population, employment and housing
demand for Chittenden County in Vermont. Using a computer based dynamic input-
output model, our staff considered both economic and demographic factors to provide a
long-term forecast for Vermont's most populous and prosperous region. Results of this
forecast are to be used in the region's long-term transportation and regional plans.
2001 Chittenden County Regional Plan (Approved October 2001). Chittenden
County, Vermont
Crane Associates was hired from Utah to guide the Regional Plan through completion.
Prior to his arrival, the first draft was released to the public and received tremendous
negative reaction. Mr. Crane was asked to complete the Plan in an unprecedented 18
months. He designed a series of public meetings and held individual working sessions
with local officials in every municipality. In total Mr. Crane facilitated over 15 public
meetings and over 30 individual working sessions with municipalities. His approach led
to an understanding of the controversy and a revised Regional Plan that achieved 95%
consensus among the County's municipalities.
References
Economic & Policy Resources, Inc. & Crane Associates, Inc.
Cape Cod Commission
Contact: Ms. Heather Harper
Community Design/Affordable Housing Specialist
3225 Main Street
PO Box 226
Barnstable, MA 02630
508-744-1225
Description of Services Provided: Housing study assessment of Cape Cod region
(Barnstable County) in Massachusetts, including a demographic and economic forecast
(population, households, economy) of Barnstable County to the year 2025; an inventory
of housing supply; a forecast of housing supply and demand to the year 2025; and an
affordability housing gap analysis for the region and its fifteen towns. Quantitative and
qualitative (focus groups and surveys) analyses. Coverage includes many of the work
elements in the RFP.
Dutchess County (NY) Planning & Development
Contact: Ms. Anne Saylor
Community Development Administrator
27 High Street
Poughkeepsie, NY 12601
845-486-3600
Description of Services Provided: Three-county (Dutchess, Orange, and Ulster) region in
New York—analysis of supply and demand of housing and housing affordability, including
long-term economic and housing forecast. Covers many of the work elements in the RFP.
Economic & Policy Resources, Inc.
Vermont Department of Finance & Management
Contact: Mr. James Reardon
[Former Commissioner]
108 State Street
Montpelier, VT 05309
802-578-1209
Description of Services Provided: Ongoing economic and tax revenue analysis and
forecasting services (for the last 25 years) for the Vermont Agency of Administration for
the gubernatorial administrations.
Crane Associates, Inc.
Town of Shelburne
Contact: Joe Colangelo
Town Manager
PO Box 88
5420 Shelburne Road
Shelburne, Vermont 05482
802-985-5111
Description of Services Provided: Created an analytical model to measure the impacts
of housing development on the local economy.
Housing Vermont
Contact: Ms. Nancy Owens
President
100 Bank Street, Suite 400
Burlington, VT 05401
802-863-8424
Description of Services Provided: Crane Associates prepared a number of affordability
housing market studies for Housing Vermont in Rutland, Richford, Bennington,
Springfield, and Williston.
Resumes
26
20
•
BUSINESS ADDRESS
Economic and Policy Resources, Inc.
400 Cornerstone Drive, Suite 310
P.O. Box 1660
Williston, Vermont 05495-1660
Ph: (802) 878-0346
Fax: (802) 878-0876
EXPERIENCE
Economic and Policy Resources, Inc.
President and Senior Economist
.:ber 1 985 - Economic and Policy Resources, Inc.
'0, 2006 Vice President and Economist
Consultant on a wide range of economic and public policy issues
throughout the U.S. with an emphasis on EB-5 impact assessment
analyses and EB-5 compliant business plans. Client list includes:
Arizona EB-5 Regional Center; American Liberty Regional Center (AZ);
Atlantic Regional Center for Foreign Investment (NC/SC); Related New
York City Metro Regional Center; Extell (NY) Regional Center; CanAm
New York Metropolitan Regional Center; Atlanta (GA) Regional Center,
Carolina Center for Foreign Investment (NC/SC); Gold Coast Regional
Center(FL); Idaho State Regional Center, Broward County(FL) Regional
Center; State of Vermont EB-5 Regional Center; Gateway to the Midwest
Regional Center (ST. Louis, MO); Gateway South Regional Center (FL,
GA); City of Miami (FL) Regional Center; Molasky Group of Companies
(Las Vegas, NV); NASA (FL); Silverstein Properties (NY) Regional
Center; Agency of Natural Resources of the State of Vermont; Business
and Industry Association of New Hampshire; Vermont Department of
Labor; Idaho State Regional Center (EB-5); Vermont Small Business
Development Center; Vermont Department of Public Service; Lake
Buena Vista Regional Center (FL); Cape Cod Commission (MA);
Associated Industries of Vermont; National Commission on Employment
Policy Washington, D.C.; Delaware County (NY) EB-5 Regional Center;
Watercrest Florida Regional Center; Greater Burlington (VT) Industrial
Corporation; Manhattan Regional Center (NY); Office of Policy Research
and Coordination, State of Vermont; Office of the Governor, State of
Vermont; Office of the Treasurer, State of Vermont; Vermont Agency of
Administration; Vermont Department of Economic Development;
Vermont Agency of Transportation; Vermont Agency of Human Services;
Vermont Housing Conservation Board; Chittenden County (VT) Regional
Planning Commission, Ulster County (NY) Development Corporation,
Ulster County (NY) Planning Board, Schuyler County Planning Board
(NY); City of Salamanca, New York; Numerous EB-5 and EB-5 program-
related assignments; and numerous private sector clients.
U.S. House of Representatives
Economist and Policy Advisor, Member of U.S. Congress
Responsibilities included advising a member of Congress on significant
public policy issues, federal fiscal policy matters, and the day-to-day
management of the member of Congress' legislative operations.
Saint Michael's College, Graduate School of Science and
Administration
Adjunct Professor
Taught a graduate level macro and micro economics course.
Snelling for U.S. Senate
State of Vermont
Director of Research
Responsible for political, issue and policy research for a campaign for
U.S. Senate.
1984 - 1 96_ Proposition One Foundation
Economist and Research Director
Conducted research on federal fiscal policy issues and federal deficit
problems for a national non-profit educational organization.
1980 - 198z1 Office of the Governor, Office of Policy Research and Coordination
State of Vermont
State Economist
Provided economic research, analyses and staff support to the Executive
Department of Vermont State Government.
EDUCATION
University of Vermont, Burlington, Vermont
M.S. 1980, in Agricultural Economics.
University of Vermont, Burlington, Vermont
B.S., 1978 in Animal Science.
OTHER ACTIVITIES —Champlain Valley Exposition, Board Member (2002 to 2017, Vice
President 2008 to 2010), Finance Committee Chair (May 2007 to May
2010).
Chittenden County Metropolitan Planning Organization/Chittenden
County (VT) Regional Planning Commission, CCMPO Board Member,
2001-present (Regional Planning Commission, 2011-present); CCMPO
Secretary-Treasurer (July 2005 to 2006), CCMPO Vice Chair July 2006
to June 2007), CCMPO Chair(July 2007 to June 2010).
Member, Town of Essex Selectboard, Vice Chair (2005 to 2008),
Chair(2009 to 2010).
Essex Business and Professional Association (1996-97 "at large"
member of the Board of Directors)
Economic Development Commission, Town of Essex, Vermont
(including several terms as Chair and Vice-Chair)
Econometric Model Manager(Vermont), New England
Economic Partnership (August 1980 to October 2004)
Vermont State Forecast Manager, New England Economic Partnership
(January 1991 to present); Board of Directors (January 2006 to present).
SELECTED PUBLICATIONS
Numerous study publications related to project work (1989-2011)
Semi-Annual Short-Term Economic Outlook for Vermont, New
England Economic Partnership, 1991- Present.
Vermont Manufacturing In Perspective -- Supplement, April 1988.
Associated Industries of Vermont, Montpelier, Vermont.
Vermont Manufacturing In Perspective, May 1986. Associated
Industries of Vermont, Montpelier, Vermont.
Deficit Watch, Bi-Monthly Newsletter of the Proposition One
Foundation, published February 1985 -November 1985.
Underestimating Budget Deficits, New England Business Magazine,
Vol. 7, No. 12, pp. 81-83 (under the name of Richard A. Snelling).
How Do Supply-Siders Make Deficits Vanish: With Mirrors, Business
Week Magazine, January 23, 1985 (under the name of Richard A.
Snelling).
General Fund Taxes: A Study, October 1983. Office of the Governor,
Montpelier, Vermont. Co-principal author.
MICHAEL D. CRANE AICP
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Work Experience
November 2001-present
CRANE ASSOCIATES Inc.
Burlington,Vermont
President/Urban Planner and Economist
Established an award winning consulting firm that specializes in smart growth and resilient urban
planning. Specific services include:affordable housing,market feasibility studies,community
development needs assessments,housing development,tourism and recreation planning
comprehensive municipal planning,and sustainable economic development
Core Competencies
Urban Planning- 17 years of experience in growth projections,land use analysis,demographic
and economic projections,housing demand analysis,infrastructure demand analysis,development
impact analysis,development scenarios,and public participation;AICP Certification in 1998.
Sustainable Economic Development- 17 years of experience in sustainable job creation,
competitive advantage modeling,economic cluster analysis,strategic planning for economic growth,
employment projections,industrial recruiting plans,city revitalization plans,place-based marketing,
and commercial/retail planning.
Real Estate Market Analysis- 12 years of experience in real estate market analysis. Completed
feasibility studies on over 100 million dollars of development projects in tourism,housing,and
commercial enterprises. Feasibility and demand analysis on industrial lands,transportation
services,water and sewer infrastructure,Central Business District revitalization plans,and
commercial/retail planning.
Project Management: Manage 5 to 6 projects simultaneously,each with multiple teams of
contractors. Negotiate and write all contracts.Administer all project budgets. Ultimately
responsible for the quality of the final product.
Public Speaking: Regularly present project results to clients and elected officials;provide expert
testimony; numerous presentations,workshops,and seminars on planning and economics.
Business Development: Generate all business and perform marketing for the company. I write
about 40 proposals per year. Client base tripled in 4 years. Customer satisfaction is demonstrated
by over 50%of our clients as repeat customers.
Selected Relevant Accomplishments: Domestic Projects
Development Analytical Tool,Town of Shelburne Vermont 2015
Lead Consultant: Development impact model that forecasts long-term effects of development on the
town. Shows marginal impacts of a proposed project,a master planned development,or a long
term comprehensive plan;customized specifically to measure impacts to each municipal
department. Outputs show positive and negative impacts to sustainability as measured by over 60
indicators in the areas of economics,municipal finance,transportation,land use,natural resources,
public health and safety,housing,and schools. Client:Town of Shelburne,VT and Chittenden
County Regional Planning Commission,VT.
Defining"Affordable Housing"in Williston Vermont:
As part of their affordable housing planning process,the Town of Williston needed definitive data
and analysis that clearly documented affordable housing for their community. Our work
researched and analyzed the annual and monthly wages for 379 occupations. We analyzed housing
sales,Fair Market Rents,and the elements of affordability including:local utility costs,insurance
rates,mortgage rates,and property taxes. Finally,we determined the "affordability gap"between
1IicIi icl l) ( 1,ol, 1) 14c. 2
affordable housing costs and the ability to pay for a wide range of job types.Client:Town of
Williston
Analysis of Impediments to Fair Housing. South Portland Maine: South Portland is an
"entitlement jurisdiction"and eligible to apply for and receive U.S.Housing and Urban Development
funding. As such they are required to conduct an analysis that documents their efforts to further
fair housing within their borders,to prepare a plan to correct any problems found,and to conduct
annual reviews of their progress. Our analysis included extensive interviews with all housing
stakeholders,review of confidential data obtained through the Freedom of Information Act
Requests (FOIAR),and review of housing discrimination testing. The analysis reviewed the public,
private and public/private sectors and their compliance with relevant policies,laws,regulations,
building codes,and administrative actions. Client:City of South Portland,Maine
Affordable Housing Consolidated Plan. South Portland, Maine
South Portland applied to the US Department of Housing and Urban Development to become an
entitlement community. To be granted entitlement status,a municipality must survive careful
scrutiny by the Department and complete a detailed Consolidated Plan. Crane Associates
documented South Portland's demand for housing by the homeless,elderly,displaced individuals,
handicapped and special populations. The Department approved the Plan in 2004.Client:City of
South Portland.
Regional Affordable Housing Plan. Ulster County,New York.
Ulster County has become the next affordable suburb to New York City. Commuters who find
Duchess and Westchester Counties too expensive are now looking to Ulster as the affordable
solution. The changing market demand has made housing prices in Ulster County double or even
triple in some municipalities in the past 6 years. This project includes extensive documentation of
affordable housing issues,policies and local impediments to supplying affordable housing. The
project included:primary data gathering and personal interviews with affordable housing
advocates;forecasts of housing demand and supply for the next ten years;an inventory of housing
stock categorized into a wide range of household needs and income levels;an assessment of local
housing policies,initiatives,and organizations;and a growth constraints analysis that included both
policy and natural resource constraints. The project culminated in a comprehensive and detailed
report that documented the causes of the problems and described solutions tailored to work
specifically in Ulster County.Client: Ulster County Planning Department. Partner:Economic and
Policy Resources.
Affordable Housing Market Analysis,Richford Vermont.
This project was an analysis of affordable housing supply and demand in the market area of
Richford Vermont. The project defined the market area for affordable housing;determined
affordable rents in the market area;documented supply of and demand for affordable housing in
the market area. The analysis gave an affordable housing developer the financial feasibility of a
new affordable housing project in the market area. Client: Housing Vermont.
Affordable Housing Market Analysis,Springfield,Vermont.
This project was an analysis of affordable housing supply and demand in the market area of
Springfield Vermont. Project included defining the market area for affordable housing and an
analysis on the supply of,demand for,and the financial feasibility of affordable housing in the
market area. Client: Housing Vermont.
Exploring Options for Affordable Housing in Dorset,Vermont:
Dorset Vermont is an affluent community with some of the most expensive land in the state.
Nonetheless,many Dorset residents live below the poverty level or have difficulty meeting their
housing payments. High priced land,the lack of public sewer and water,and numerous
1lic/(It i I) CI UI . jou,'c 3
environmental constraints create extraordinarily difficult challenges to building affordable housing
in Dorset. This Affordable Housing Plan lays the groundwork for what needs to be done. The Plan
documents the local demand for affordable housing,defines"affordable"for households of different
income levels,and investigates current and potential supply. It concludes with five local case
studies to demonstrate how affordable housing is built and what it can look like when completed.
Client:Town of Dorset Vermont
Designing Affordable Housing in Dorset:
One year after the initial affordable housing plan,the Town hired Crane Associates to implement
several of the recommendations in the Plan. This phase of the town's affordable housing initiative
completed a market study on affordable rental and homeownership units,acquired options to
purchase property,drew initial architectural designs,completed pre-construction site engineering
and developed cost estimates. A developer was recently hired and 24 units are soon to be built.
Client:Town of Dorset Vermont
20-Year Growth Analysis and Development Master Plan,Colchester,Vermont,2009
Lead Consultant:Completed 20-year projections of populations,households,and economy for the
Colchester region. Completed a comprehensive master plan for the development of housing
commerce,industry,and the preservation of open space and recreation lands. Designed land use
patterns to accommodate growth over the next 20 years without significant disruptions to
ecosystem functions. Plan was approved by State agency and resulted in the E.P.A.awarding the
city 2 million dollars of sewer infrastructure funding.
20-Year Growth Analysis and Development Master Plan, Montpelier,Vermont 2009
Lead Consultant: Determined 20 years of future job growth and housing demand in Vermont's
capital city region.Growth in new jobs and housing was significantly constrained by floodplains,
politics,and agricultural lands. We completed multiple GIS based"build out"scenarios that
identified new growth patterns to promote efficient development.
Housing the Workforce: An Assessment of Housing in the All-America Valley: The Lower
Naugatuck Valley of Connecticut is in the midst of a significant economic and demographic shift.
Housing prices are outpacing job income by 300%,the region's labor force is commuting farther
than ever,manufacturing jobs are being replaced with a diversity of jobs,and younger workers are
leaving the region. This report analyzes the details of these changes,projects housing supply and
demand for the next 20 years,determines local affordability rates,and details specific
recommendations for new affordable housing construction.
Downtown Market Study,Vernon Connecticut,2005
Comprehensive analysis of commercial real estate market for downtown Vernon. The study
included:a trend analysis of real estate transactions; inventory analysis;market demands by
sector;economic and demographic projections; employment forecasts;and a series of
recommendations to increase marketability of downtown properties.
Municipal Master Plan,Stowe,Vermont(2008"Planning Project of the Year")
Lead Consultant:Wrote an 88-page detailed Action Plan to improve the viability of downtown
businesses by strengthening local institutions. Taught professional associations how to improve
internal efficiency. Analysis involved a wide array of data including a statistical survey with over
900 respondents,44 personal interviews,focus groups,and 19 site visits to analyze the visitor
experience. Project resulted in over$468,000 of development improvement projects in one year.
Economic Development Plan and Capacity Building,Hardwick,Vermont, 2009
Project Director: 18-month research study on market feasibility of several business enterprises.
Analyzed market demands and provided strategic direction. Project resulted in two-million-dollar
construction fund to start a business incubator building. Will employ over 30 people and have an
economic impact in the local economy of over 2 million dollars per year.
Village Master Plan,Georgia,Vermont, 2008
/lc hoc/U. ('rune. ow
Project Director: 20-year forecast of demographics,and economics for village master development
plan and policy adoption. Created municipal budget forecasts to finance 2-million-dollar sewer
system.The project resulted in accurate sizing of public infrastructure and revenue generation.
Economic Development Master Plan,Belfast,Maine,2006
Lead Consultant:Analyzed regional and local economy. Created an action plan to increase local
businesses and create jobs.Actions included empowering professional associations,a marketing
plan,a revived performing arts center,a new development organization,and the location of
wireless internet services. A large software developer has since relocated to Belfast.
Fiscal Impact Model for the City of Montpelier,Vermont,2005
Project Director:Custom built a fiscal impact model to measure the City's fiscal performance. This
measurement tool forecasts revenues and costs for each City department 20 years into the future
and determines an efficient use of infrastructure allocation.
Business Capacity Building Strategy,Windsor,Vermont,2004
Project Director:The research analyzed market feasibility of local businesses. Completed a 10-year
action plan for economic opportunities by job type and public sector support requirements.
Economic Impacts of a Public Park,Sacandaga River,Saratoga County,New York 2008
Lead Consultant:Completed benefit/cost analysis of$1,000,000 investment of public funds into a
public park. Input/output modeling showed net positive ROI in economic activity and tax revenue.
Economic Impact Analysis of Tourism Visitation on West River,Jamaica,Vermont 2005
Lead Consultant:An analysis of the economic impacts to the local economy as a result of a
hydroelectric dam releasing sufficient water for boating,West River,Jamaica,Vermont. Identified
$15.7 million of new revenue over ten years for the local economy and create over 50 jobs.
Affordable Housing Market Analysis 2001-2009
Lead Consultant:Completed approximately four housing market studies per year over the last 14
years for private developers. Results generated millions of dollars of funding for over 100 units of
affordable housing.
Selected Relevant Accomnlishments: International Proiects
Economic Development Advisor,Emirate of Fujairah,UAE,September 2013 -February 2015
Consulting Economist: 18-month contract.Provide policy advice to His Highness Sheik Hamad bin
Mohammed Al Sharqi,Ruler of the Emirate of Fujairah.
• Prepared an economic forecast,labor market analysis,competitive advantage model,and
wrote:Sustainable Economic Development Plan for Emirate of Fujairah (2015-20401
• Authored economic chapters of Fujairah 2040-a Integrated Framework Plan for Fujairah City
• Completed infrastructure demand forecast for,sea port infrastructure,oil&gas,and roads
Director of Urban Research and Development Feasibility,Abu Dhabi Urban Planning Council
Sept.2012-Sept 2013
Consulting Economist:Advisor to the Urban Planning Council of Abu Dhabi,UAE. Responsible for
long range Strategic Planning of urban development. Recent research projects include:
• Development of a Macro-Economic Forecast Model:produces long-term forecasts of the
demographics,jobs,and key economic indicators of Abu Dhabi.
• Real Estate Research: Provided accurate supply and demand forecasts for all asset classes of
real estate including residential,retail,office,industrial,and tourism related real estate.
• Targeted Research: provided development feasibility advice to Crown Prince of Abu Dhabi on
a new luxury retail shopping mall.
• Master Planning: Oversaw all socio-economic,demographic,and supply/demand analysis
components of Master Plans including Al Gharbia 2030,Al Ain 2030,Capitol 2030,Mina Zayed
Master Plan,Maritime 2030,and Madinat Zayed Master Plan.Client: Emirate of Abu Dhabi,UAE
Vickie!D. Crune. page 5
Water Infrastructure Development Plan, Fiscal Feasibility Study, Ministry of Municipalities
and Public Works,Baghdad,Iraq Sept 2011 -June 2012
Lead Consultant:Completed Capital Improvement Plan by using a Medium-Term Expenditure
Framework model to determine the cost and benefits of implementing a 10-year,600-million-dollar
program to build water and sewer infrastructure in Iraq. The analysis included projections of
maintenance,operations,and capital cost and debt for two different development scenarios. Client:
United Nations and Iraq National Ministry of Public Works
Comprehensive Master Plans for Four Cities in Salah ad Din Governorate, Iraq.2010 -2012.
Project Director. Budget:$4.8millionUSD.Comprehensive Master Plans for the cities of Tuz,Bajii,
Sharquat,and Al Dour in the Salah ad Din Governorate. Plans include analyses of transportation,
sewer and water infrastructure,housing,economy,land use,and socio-economics.The deliverables
include: 20-year demographic and economic projections and growth forecasts in each city and,
growth and development plans for the next 20 years,including a 5-year adjustable,capital
infrastructure budget.Client:Governorate of Salah ad Din.
Senior Economic Development Advisor,US Department of State,Tikrit,Iraq,2009 -2010.
Direct Hire,1-year Contract to US Department of State: Advisor to Executive level government
officials in Tikrit including the Governor,Deputy Governor for Technical Affairs,Governorate
Council leaders,and General Directors of several departments. Provided advice and training in job
creation,public administration,infrastructure budgeting,sustainability planning,and governance.
Lived on US Army base(COB Speicher)and facilitated relationships between US military and
Government officials in Salah ad Din Governorate.
April 2000-October 2001
CHITTENDEN COUNTY REGIONAL PLANNING COMMISSION
Burlington,Vermont
Executive Director
Duties: Provided executive leadership of a politically sensitive government agency charged with
regulating land use. Managed a staff of 10 with a 1.7-million-dollar budget. Reported to and
implemented policy decisions of a government appointed 21-member board of directors. Prepared
annual budgets and work programmes. Hired and supervised all staff. Provided technical direction
on matters of economic development,urban planning,housing,recreation,transportation,and
historic preservation for 18 municipal government members. Accomplishments include:
1) Designed and won approval for an innovative"tiered-growth"model for regional
planning. The model changed the regional perspective to land development. It also redefined the
Commission's role in local development and found consensus among 18 member municipalities.
This planning model recently survived a complete rewrite of the Regional Plan; 15 years after my
departure the model is still effectively directing long term growth and development patterns.
2) Public Engagement.Designed and managed public engagement process including 36 public
meetings,workshops,and focus groups to complete comprehensive plan.
3) Municipal Officers Training. Provided 18 trainings in 2 years to municipal officers to improve
the efficiency of their jobs and to ensure compliance with municipal,state and federal codes.
4) Natural Resources Protection Plan. Coordinated planners from 2 state agencies, 18
municipalities,and staff to inventory natural resources and to create a regional strategy for
resource protection.
5) Regional Economic Development Plan. Coordinated business associations,chambers of
commerce,the tourism board,and specialized economists to forecast employment trends,job
training demands,public infrastructure needs,and development hurdles.
llrc•huiq I). ('rump. puVC 6
April 1997-April 2000
GOVERNOR'S OFFICE OF PLANNING AND BUDGET,STATE OF UTAH
Salt Lake City,Utah
Senior Land Planner
Responsibilities included:
1. Staff to the Governor's Blue Ribbon panel on smart growth.
2. Research and advise on smart growth,resiliency,and sustainable development policies.
3. Administering$350,000 of planning grants to municipalities each year
4. Governor's liaison to Envision Utah,one of the largest public participation processes in the US
5. Managing over 50 local government land planning projects throughout Utah.
March 1995-March 1997
UNITED STATES BUREAU OF LAND MANAGEMENT
Price,Utah
River Resources Planner: Desolation Canyon,Green River
Implemented management plan,enforced environmental regulations,completed archaeological
surveys,conducted search and rescue operations,and analyzed socio-economic impacts of land
development.
March 1994-March 1995
ASSOCIATES IN ENVIRONMENTAL PLANNING
Waterbury,Vermont
Environmental Economist
Prepared an Environmental Benefit/Cost Analysis of transmission lines over Lake Champlain. The
work was commissioned by the State of Vermont as part of Section 248 VT Public Service Board
hearings for construction of electric transmission lines.
March 1984-March 1987
UNITED STATE PEACE CORPS
Gabon
Volunteer/Construction Training Officer
Responsible for purchasing,scheduling,and delivering construction materials to 15 school
construction sites within 100-mile radius. Administered$1.5 million construction budget.
Administered Training of Trainers (TOT) program. Developed job training and job placement
programs. Supervised and taught three nationals in construction skills. Managed and coordinated
construction training programs for Peace Corps.Built two elementary schools,teachers'houses,
and a health clinic in rural villages. Led a team of local villagers to build community buildings while
teaching them construction techniques.
EDUCATION:
M.S.Natural Resources Planning, 1994,University of Vermont,Burlington,Vermont. Concentration
in land planning,environmental economics,and policy analysis. Thesis: Economic valuation of
rivers.
B.A. International Studies,High Honors 1992,Marlboro College and the School for International
Training,Marlboro,Vermont. Course work in Environmental Policy
1 lichael U. (Tare pure -
Other Training:
• Rutgers University graduate course work in Real Estate Market Analysis,(2008)
• National Charrette Institute Dynamic Planning Certificate(advanced public involvement/public
participation training) (2006)
• Vermont Technical College course work in Landscape Architecture (2004)
• Executive Training in Personnel Management(2001)
• Course work and successful completion of certification examination for American Institute of
Certified Planners (AICP) (1998)
• Rescue One Advanced River Rescue and Wilderness Medicine certification (1996)
• Peace Corps/Gabon Pre-Service Training. 14-week training in local culture,French language,
and rural construction techniques (1984)
• Residential Construction. Completion of one-year certificate program. 1981.
LANGUAGES:
• French(fluent)
• Spanish (basic)
INTERNATIONAL WORK LOCATIONS:
Papua New Guinea 2015,United Arab Emirates 2012-2014;Jordan and Iraq 2009-2011; Zimbabwe
1991;Gabon 1984-1987
PROFESSIONAL MEMBERSHIPS:
• American Institute of Certified Planners
• American Planning Association
• River Management Society
• Congress for New Urbanism
• National Affordable Housing Market Analysts
• National Charrette Institute
• Glynwood International Exchange of Planners
• International Society of Ecological Economists
ADDITIONAL INTERESTS AND SERVICES
• Elected,Neighborhood Planning Assembly,Burlington VT 2007-2009
• Volunteer,Committee on Temporary Shelter,Speakers Bureau,2006 to present
• President,River Management Society,Northeast,2005-2007
• Commissioner,Burlington VT Electric Commission,2002-2005
• Commissioner,Community Development Block Grant Commission,Burlington,VT 2002-04
• Executive Committee,American Planning Association,Utah Chapter, 1998-2000
PERSONAL
• Born in Waterbury,CT USA
• Secret Security Clearance (valid until 2019)
BUSINESS ADDRESS
Economic and Policy Resources, Inc.
400 Cornerstone Drive, Suite 310
P.O. Box 1660
Williston, Vermont 05495-1660
USA
Office: 802.878.0346
Cell: 802.999.7017
Fax: 802.878.0876
EXPERIENCE
'.01 0 - Economic and Policy Resources, Inc.
Senior Economist
Senior economist engaged in a wide variety of assignments including regional
economic modeling, industry analysis, econometric forecasting, market research, and
economic impact assessments throughout the United States. Recent international
assignments: Torex Gold, Mexico—macroeconomic analysis
3- Sept. Chase Economics
Dec. 2004- Principal
10 Founder and principal of an economic research & analysis consulting firm in Tacoma,
Washington providing innovative economic solutions for communities, industries, and
governments within the Pacific Northwest. Firm specializes in regional economic
research and analysis, including macroeconomic analysis, industry and market
analysis, economic forecasting, impact analysis modeling, cost-benefit analysis, and
policy analysis. Clients include federal government agencies, state and local
governments, universities, multinational corporations, trade associations, and
international mining and metal consortiums. Recent international assignments: Volta
Aluminium Company (VALCO), Ghana—economic analysis; Tenke-Fungurume
mining project, Democratic Republic of Congo—macroeconomic analysis; Minera
Panama—macroeconomic analysis.
September 2001- HuckelUWeinman Associates
December 2004 Principal and Economist
Economist in planning consulting firm in Kirkland, Washington with major work in
industrial analysis, economic and fiscal impact analysis, economic development
planning, economic forecast modeling, and financial and market analysis for projects
in the US and Canada Pacific Northwest region. Provided economic and fiscal
analysis for environmental assessments and environmental impact statements.
University of Maryland, Agricultural & Resource Economics Department
Visiting Faculty Research Associate
Principal researcher in conducting a comprehensive analysis of the status and future
of agriculture in the State of Maryland. Duties included analysis of
BUSINESS ADDRESS
Economic and Policy Resources, Inc.
400 Cornerstone Drive, Suite 310
P.O. Box 1660
Williston, Vermont 05495-1660
Ph: (802) 878-0346
Fax: (802) 878-0876
EXPERIENCE
Economic and Policy Resources, Inc.
Economist
Public Policy Analysis for the State of Vermont including: tax revenue
forecasting, tracking, and analysis; Cost/Benefit modeling and analysis
for job creation and economic stimulus programs and incentives.
Regional economic analysis and modeling for impact studies performed
on behalf of wide range of legal-professional clients.
Institute for Academic Alliances/Great Plains IDEA—College of
Human Ecology, Kansas State University
Graduate Research Assistant
Statistical analysis and reporting/documentation of educational outcomes
for an inter-university online graduate credential program
EDUCATION
Kansas State University, Manhattan, KS
M.A. Economics, 2011
B.S. Economics, 2009
B.S. Business Administration-Marketing, 2009
agricultural/commodity markets, agricultural industry structure, statewide economic
footprint, strategic policies, and future paths.
University of Washington, Foster School of Business
Research Director and Economist
Responsible for economic research leading to publication in the Pacific Northwest
Executive, a regional economic and business quarterly journal. Duties included
tracking and forecasting economic trends in the three state region of Washington,
Oregon, and Idaho as well as the western half of Montana; conducting special
industry studies (including agriculture and food processing, pulp & paper; aerospace;
software; metals); analysis of important economic issues facing the Pacific Northwest;
devising Pacific Northwest stock index; directing regional and statewide semi-annual
business conditions surveys; presenting findings to various audiences; and publishing
results in the Regionwatch section of the journal. Between May 1992 to March 1993,
principal investigator for re-benchmarking and expanding the Washington State Input-
Output Model. The Washington Input-Output Model, first developed in 1965, presents
a comprehensive and systematic description of the dollar flows of goods and services
produced and consumed by various industries within the state and their external trade
of goods and services. Directed one assistant along with five other state government
economists in the research effort.
December 1 986 Washington State Department of Commerce
July 1989 Senior Economist
Manager and lead economist for the economic analysis branch in the agency. Duties
included analysis and forecast of key sectors of the state's economy; monitoring
national, regional, and state economic developments; applying models/techniques to
state and regional economic issues; preparation of economic studies and fiscal notes.
Drafted weekly issue papers for senior agency managers on economic developments
and polices in Washington State. Also directed two junior economists and one
administrative assistant; and managed contracts with outside consultants.
February 1 98 Battelle Memorial Institute, Human Affairs Research Center, Seattle
December 1 9f Economist
Economist within interdisciplinary research group. Duties included development and
application of economic methods and models assessing the potential economic and
fiscal impacts of siting a nuclear waste repository, economic analysis of energy
developments; and assessment of the possible closure of aluminum smelters in the
Pacific Northwest; along with maintenance of a social and economic indicator
database.
October 1984 North Dakota State University,Agribusiness&Applied Economics
May 1984 Research Economist and Instructor
Duties included the development and testing of an economic-demographic-fiscal
forecasting model for North Dakota; adapting the model for use in Montana and
Wyoming; conducting economic impact analyses of oil and gas developments, coal
and mining developments, and nuclear waste repositories in US, Canada, and other
countries (Australia and New Zealand); analyzed regional effects of energy policies,
and the economic impacts of large-scale facility closures on local areas. Also taught
an advanced undergraduate course in rural economic development.
University of Wisconsin, Madison
M.S. 1980, Regional economics in Agricultural &Applied Economics.
Additional coursework for PhD in regional economics, 1984.
University of Cincinnati (Ohio)
Graduate coursework in economic geography, 1976-1977
Wittenberg University, Springfield, Ohio
B.A., 1974, Geography.
Languages
French, basic(speaking, writing, reading)
Spanish, basic(speaking, writing, reading)
Agricultural &Applied Economics Association
National Association for Business Economics
Western Economics Association International
OTHER ACTIVITII
1995-cum- Member of economic forecast panel, Livingston Survey, Federal Reserve Bank of
Philadelphia.
SELECTEE ONS
Numerous study publications related to project work(1980-2013)
"Approaches for Evaluating Freight Transportation: A Case Study of Washington
State." R.A. Chase with Ken Casavant & Paul Sorrenson. Transportation Research
Bulletin. 2003.
"The Changing Structure of the Washington Economy: An Input-Output Analysis," R.
A. Chase. LMI Review (January 1994): 14-19. Olympia, WA: Washington State
Employment Security Department, Labor Market and Economic Analysis.
"Fragile Foundations: Public Infrastructure and Economic Development," R.A. Chase.
Pacific Northwest Executive (1991)7(2): 9-14.
"Homebuilding in a Boom and Post-Boom Economy," R.A. Chase. Pacific Northwest
Executive(1991) 7(2): 15-18.
"Shifts in Person Income Composition: The Graying of the Northwest," G.W. Smith
and R.A. Chase. Pacific Northwest Executive(1991) 7(1): 9-14.
"The Professional Sector in Washington State," R.A. Chase. Pacific Northwest
Executive (1991) 7(1): 15-18.
"Modelling Socio-Economic Impacts of Resource Development: A Review and
Evaluation," Leistritz, F.L., S.H. Murdock, D.M. Senechal, and R.A. Chase. In
Theoretical Foundations of Development Planning (S.B. Dahiya, editor). New Delhi,
India: Concept Publishing Co., 1991.
"The Impact of Exchange Rates on Northwest Manufacturing," R.A. Chase. Pacific
Northwest Executive(1990)6(4): 16-18.
"Federal R&D Funding: The Northwest's Share," R.A. Chase. Pacific Northwest
Executive(1990) 6(3): 16-18.
"The Pacific Northwest's Economic Performance: A Retrospective Look at the 1980s,"
R.A. Chase. Pacific Northwest Executive (1990) 6(2): 9-15.
"Import Substitution in the Pacific Northwest," R.A. Chase. Pacific Northwest
Executive (1990)6(2): 16-18.
"The Contribution of Small Business to Washington's Economy," R.A. Chase. LMI
Review (April 1988): 10-19. Olympia, WA: Washington State Employment Security
Department, Labor Market and Economic Analysis.
Social Impact Assessment and Management: An Annotated Bibliography. Leistritz,
F.L. B.L. Ekstrom, R.A. Chase, J.M. Halstead, and R. Bisset. New York: Garland,
1986.
"Socioeconomic Impact Models: A Review of Analytical Methods and Policy
Implementations," Leistritz, F.L. and R.A. Chase. In Integrated Analysis of Regional
Systems (P.W.J. Batey and M.D. Madden, editors). London Papers in Regional
Science,Volume 15. London, UK: Pion Ltd., 1986.
"Challenges to Socio-economic Impact Modeling: Lessons from the Alaska OCS
Program," Leistritz, F.L., R.A. Chase, et al. Journal of Environmental Management
(1985)21:301-319.
"A Systems Approach to Impact Management: Program Design and Implementation
Considerations," Leistritz, F.L., J.M. Halstead, and R.A. Chase. In Resource
Communities: A Decade of Disruption (D.D. Detomasi and J.W. Gartrell, editors).
Boulder, CO: Westview Press, 1984.
Socioeconomic Impact Management: Design and Implementation. Halstead, J.M.,
R.A. Chase, S.H. Murdock, and F.L. Leistritz. Boulder, CO: Westview Press, 1984.
"Characteristics of Onshore Petroleum Workers," Chase, R.A. and F.L. Leistritz.
Impact Assessment Bulletin(1984)4(1): 31-40.
"Assessing the Economic and Fiscal Effects of Repository Siting," Chase, R.A., F.L.
Leistritz, and J.M. Halstead. In Nuclear Waste: Socioeconomic Dimensions of Long-
Term Storage (S.M. Murdock, F.L. Leistritz, and R.R. Hamm, editors). Boulder, CO:
Westview Press, 1983.
"Socioeconomic Impact Monitoring: A Review and Evaluation," Leistritz, F.L. and R.A.
Chase. Journal of Environmental Management(1982) 15:330-348.
"Socioeconomic Impact Assessment Models: Review and Evaluation," Leistritz, F.L.,
S.H. Murdock, and R.A. Chase. Impact Assessment Bulletin (1982) 1(4): 12-25.
•
Town of Queensbury
Affordable Housing Strategy
COST
PROPOSAL
MARCH 2,2018
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CONTACT:
JEFFREY B.CARR
ECONOMIC&POUCY RESOURCES,INC.
400 CORNERSTONE DRIVE,STE.310
PO BOX 1660
vin WSrON,VERMONT 05495
802-878-0346
jbc@epreconomics.com
v.eareoonomics.com
R q_
Crane Associates, Inc._
ECONOMIC&POLICY RESOURCES snrtainab/e I,rnomie I)rrn/opment
Jeffrey Carr, EPR Michael Crane, CA EPR Staff Total Labor
Town of Queensbury Housing Assessment Study Hours Total Hours Total Hours Total Hours Total
1 Scoping Assessment and Inception Report 1 $115 7 $805 0 $0 8 $920
2 Data Gathering 8 $920 0 $0 64 $5,320 72 $6,240
3 Focus Groups 0 $0 76 $8,740 16 $1,280 92 $10,020
4 Regional-Town Demographic and Economic Forecast 8 $920 7 $805 45 $3,725 60 $5,450
5 Housing Needs Analysis 8 $920 4 $460 28 $2,440 40 $3,820
6 Housing Affordability Analysis 8 $920 24 $2,760 32 $2,960 64 $6,640
7 Summary Analysis and Draft Presentation 4 $460 32 $3,680 12 $1,060 48 $5,200
8 Final Report and Presentation 8 $920 44 $5,060 0 $0 52 $5,980
Subtotal, Labor services 45 $5,175 194 $22,310 197 $16,785 436 $44,270
Expenses Per Trip Total
Meeting Expense (6 Meetings) $200 $1,200
Data-Other Resources $1 730
Report Reproduction (2 copies) $300
Subtotal, Expenses $3,230
Total Fixed Fee Price $47,500
Personnel Hourly Rates
Jeffrey Carr, EPR $115.00
Michael Crane, Crane $115.00
EPR Staff[Blended] $85.20
Town of Queensbury Affordable Housing Study
CON TRACT BETWEEN
Town of Queensbury
and
Economic&Policy Resources, Inc.
This CONTRACT is made this day of April, 2018, by and between the Town of
Queensbury, New York a municipal entity existing under the laws of the State of New
York with offices at 742 Bay Road, Queensbury, New York 12804 (hereinafter,
"TOWN"), and Economic & Policy Resources, Inc. (along with its partner Crane
Associates, Inc.), whose principal place of business is located at 400 Cornerstone Drive,
Ste. 310, P.O. Box 1660,Williston, Vermont 05495, hereinafter ("CONTRACTOR").
The TOWN and the CONTRACTOR agree as follows:
PURPOSE OF CONTRACT
The purpose of this consultation will be to assist the Town in the creation of a Town of
Queensbury Affordable Housing Strategy. CONTRACTOR shall furnish all the
materials and deliverables and perform all the work as specified in the Town's Request
for Proposal dated February 6, 2018, and CONTRACTOR'S Proposal dated March 2,
2018, that are reasonable and practical, incorporated by reference. The
CONTRACTOR'S final products shall be compatible with the TOWN'S electronic media
formats in return for payment as provided herein.
FINAL REPORT AND WORK PRODUCT
In the course of our engagement, the CONTRACTOR will review background
information, conduct appropriate analysis, prepare documents and other materials for
and potentially make internal and external presentations regarding the interim findings
and results of this assignment for use by the TOWN consistent with the description and
timing set forth in the timeline as specified in the CONTRACTOR's Proposal dated
March 2, 2018. Supporting documentation concerning the data, reasoning, and analyses
will be retained as a part of the CONTRACTOR's work papers. The CON TRACTOR
will not be responsible for unauthorized use of the work product.
FEES AND TERMS
This engagement will be covered by a fixed fee in the amount of $47,500.
CONTRACTOR will bill hourly at the rates indicated in the Cost Proposal dated March
1
Town of Queensbury Affordable Housing Study
2, 2018, (incorporated herein by reference) up to the fixed fee amount consistent with
progress on the project for its services provided toward this engagement plus incidental
expenses including, but is not limited to research materials and services, telephone,
photocopying, travel and printing as may be necessary to complete our work and
participate in the forums or presentations requested as set forth in the cost proposal. If
the scope of services changes, CONTRACTOR will communicate with the TOWN, and
adjustments, as needed, will be made to the fees, scope of work, and schedule of project
milestones subject to mutual agreement of the parties. Work in connection with the
Contract shall begin upon execution of this Contract and continue until no later than
January 29, 2019, unless an extension in time is agreed to in writing by both the TOWN
and the CONTRACTOR.1
This executed Contract and the completion of the Scoping Assessment and Inception
Report (including the ordering of the Data-Other Sources) will be in the amount of
$2,650 to cover initial work for project inception, and the out-of-pocket costs incurred to
purchase required data and research materials. Thereafter, CONTRACTOR will bill on
a monthly basis consistent with work progress and project milestones for this
assignment per the March 2, 2018, Cost Proposal.
In the event invoices are not paid on a timely basis defined as within thirty (30) days of
receipt, allowing normal mail delivery, CONTRACTOR reserves the right to withhold
its work product until outstanding invoices are paid. Payment of all invoices is the
responsibility of the TOWN, regardless of any rights the TOWN may have to obtain
reimbursement for other parties, or other sources.
SERVICES TO BE PROVIDED BY TOWN
The successful outcome of this project anticipates a collaborative relationship with the
TOWN, the TOWN's designees, and CONTRACTOR. The fixed fee and the timely
execution of the scope of services is conditioned on good and consistent communication
between the parties and the mutual access to technical expertise, research materials,
data and information. Included in the scope of services is periodic communications
(e.g. periodic meetings, electronic meeting sessions, and telephone calls) as the efficient
and effective execution of this scope of services requires. In addition, in order for
CONTRACTOR to be both effective and efficient in executing on the scope of services,
the TOWN agrees to make available to CONTRACTOR for its use any relevant
materials, technical assistance, appropriate personnel and expertise, information, data,
and reports from its own internal data sources in its possession and those materials,
1 Which is not expected given the HUD funding source.
2
Town of Queensbury Affordable Housing Study
data, and information (including, but not limited to, internal reports, data, notes, and
work papers) that may be of use for competing this assignment. The TOWN also agrees
to obtain external sources of data, information and analysis to which the TOWN may
have or gain access to that could reasonably obtained from sources that are individually
and mutually identified by the parties as being important to the completion of the
assignment.
The TOWN shall be responsible for preparing, coordinating, advertising and
conducting public meetings if desired by the TOWN. The CONTRACTOR shall
provide a representative to attend and present the work product—as necessary—at the
public meetings. The CONTRACTOR and the TOWN shall collaboratively develop the
meeting agenda and other materials to be used at public meetings. The TOWN shall
assume responsibility for public attendance at the meetings, meeting space, provisions
ancillary and central to the meeting (e.g. audio-visual aids-equipment for presentation,
handouts, refreshments) and all of the venue costs associated with holding the
meetings. The CONTRACTOR will limit its bill to $200 per meeting for all of its
meetings expenses per the March 2, 2018, Cost Proposal.
If for any reason the TOWN and/or its designees is/are unable to fulfill their portion of
the project in detail identified by the TOWN and CONTRACTOR as necessary to
complete this engagement; or should the TOWN become unable to provide essential
support, access or information; or in some other way unable to fulfill their
responsibilities; then the parties agree that the TOWN will forgo that portion of the
engagement impacted by the inability to provide this required support, even if
foregoing that portion of the assignment adversely impacts the quality of the final work
product(s).
CONFIDENTIAL INFORMATION
From time to time in the course of this engagement, CONTRACTOR may be provided
information by the TOWN that the TOWN wishes to treat as confidential information.
CONTRACTOR agrees to treat such information as confidential as requested by the
TOWN by taking reasonable actions to protect such information from unlawful
disclosure. Further, if requested by the TOWN, CONTRACTOR agrees to enter into a
mutual confidentiality agreement in the form and format appropriate to the information
and circumstances related to the information the TOWN wishes to be treated as
confidential. Such a confidentiality agreement will be executed by the parties
separately.
3
Town of Queensbury Affordable Housing Study
USE OF REPORTS
The CONTRACTOR shall provide to the TOWN copies of a final document to be produced
under this project. The TOWN may use the information independently and without
further fees for advocacy of, the development of, and the codification of its affordable
housing policy-strategy, and related matters. All reports and materials prepared by
CONTRACTOR under this Contract shall be considered copyrighted material of the
CONTRACTOR and Crane Associates Inc., including charts, graphics, and any
subsequent summarization shall identify the CONTRACTOR (and Crane Associates,
Inc. as appropriate) as the author(s). Subject to any confidentiality agreement provided
for in the Section titled "Confidential Information" above as such agreement relates to
the TOWN and other TOWN specific data, the CONTRACTOR, at its sole discretion
and without limitation, may utilize the concepts and methods employed or developed
undertaking this engagement in its future professional and volunteer engagements.
PAYMENT
The TOWN shall pay the CONTRACTOR within 30 business days after receiving
invoices submitted in accordance with the provisions of this Contract. Upon acceptance
of the CONTRACTOR's invoice,2 the TOWN's payment shall be mailed by U.S. mail to:
Economic & Policy Resources, Inc.; P.O. Box 1660; Williston, VT 05495-1660. Payment
shall be sent with a postmark dated less than 30 days of the invoice date.
Additional Required HUD Provisions:
PATENT RIGHTS TO INNOVATIONS MADE UNDER THIS CONTRACT
The research under this Contract does not involve the type of experimental,
developmental and/or research work that results in patentable innovations. In the
unlikely event that this work does result in one or more patentable innovations, the
CONTRACTOR agrees to grant access rights to any patent resulting from the research
work of this assignment in accordance with 37 CFR part 401: "Rights to Inventions
Made by Nonprofit Organizations and Small Business Firms under Government Grants,
Contracts and Cooperative Agreement," and any implementing regulations issued by
the awarding agency. However, nothing in this provision prevents the
CONTRACTOR, at its sole discretion and without limitation, to utilize the concepts and
methods employed or developed when undertaking this engagement in its future
2 If an invoice is not accepted by the TOWN within fifteen (15) days, it shall be returned to the
CONTRACTOR with a written explanation for the rejection
4
Town of Queensbury Affordable Housing Study
professional and volunteer engagements [See CONTRACT PROVISIONS-EXHIBIT 4-1,
#5].
TERMINATION
The TOWN and the CONTRACTOR shall have the right to discontinue the work and
cancel this Contract by written notice to the other party of such termination and
specifying the effective date of such termination. In the event of such termination or
suspension of this Contract, the CONTRACTOR shall be entitled to just and equitable
compensation for satisfactory work completed, for services performed and for
reimbursable expenses necessarily incurred in the performance of this Contract up to
and including the date of termination or suspension. All work product completed by
the date of the termination shall be delivered to the TOWN [see HUD Contract
Provisions- EXHIBIT 4-1 #8a].
RECORDS RETENTION AND INSPECTION
The CONTRACTOR will maintain books, records, and other compilations of data
pertaining to the requirements of the Contract to the extent and in such detail as shall
properly substantiate claims for payment under the Contract. All such records shall be
kept for a period of not less than three (3) years or for such longer period as is specified
herein. All retention periods start on the first day after final payment under this
Contract. If any litigation, claim, negotiation, audit or other action involving the
records is commenced prior to the expiration of the applicable retention period, all
records shall be retained until completion of the action and resolution of all issues
resulting therefrom, or until the end of the applicable retention period, whichever is
later. Since this Contract is funded at least in in part with state or federal funds, the
state or federal grantor agency, the TOWN or any of its duly authorized representatives
or designees, shall have the right at reasonable times and upon reasonable notice, to
examine and copy, at reasonable expense, the books, records and other compilations of
data of the CONTRACTOR which pertain to the provisions and requirements of this
Contract [See HUD CONTRACT PROVISIONS-EXHIBIT 4-1, #8d].
INDEMNIFICATION
CONTRACTOR indemnifies the Housing Trust Fund Corporation, its agents and
employees, from and against any all claims, actions, damages, losses, expenses and
costs of every nature and, including reasonable attorney's fees, incurred by or assessed
or imposed against the Housing Trust Fund Corporation, to the fullest extent permitted
5
Town of Queensbury Affordable Housing Study
by law, arising out of the project being funded by NYS CDBG funds [See HUD
CONTRACT PROVISIONS-EXHIBIT 4-1, #8e].
COMPLIANCE WITH APPLICABLE LAWS
CONTRACTOR and the TOWN acknowledge they are bound by, and will comply with
all applicable Federal, State, and local laws and regulations, including but not limited
to, 24 CFR Parts 85 and 570 [See HUD CONTRACT PROVISIONS-EXHIBIT 4-1, #8f].
IN WITNESS WHEREOF, the parties hereto have executed this Contract on the day and
year first above written.
CONTRACTOR: TOWN:
Economic&Policy Resources, Inc. Town of Queensbury
BY: BY:
Jeffrey B. Carr, President John F. Strough, III
Town Supervisor
Contract approved on April 16, 2018 by Queensbury Town Board Resolution , 2018.
6
RESOLUTION AUTHORIZING SUBMITTAL OF A NEW YORK STATE
OFFICE OF COMMUNITY RENEWAL CDBG COMMUNITY PLANNING
GRANT APPLICATION AND MAKING DETERMINATION OF TYPE H
ACTION UNDER SEQRA
RESOLUTION NO.: 163,2017
INTRODUCED BY: Mr.Doug Irish
WHO MOVED ITS ADOPTION
SECONDED BY: Mr. Brian Clements
WHEREAS, by Resolution No.: 155, 2017 the Queensbury Town Board scheduled a
public hearing concerning the Town's proposed applications for funds through the New York
State Office of Community Renewal (OCR)'s administered Community Development Block
Grant(CDRG) Program, and
WI-IEREAS, the Town Board duly conducted its public hearing on Monday, June 19th,
2017, heard all interested persons, reviewed its housing and community development needs and
presented a proposed program and application for the CDBG funds, and
WHEREAS, the Senior Planner has advised that a new Affordable Housing Strategy
should be created to support continuation of the Town's Affordable Housing Program,and
WHEREAS, Round VII of the NYS Consolidated Funding Application (CFA) is
accepting applications through July 28, 2017, and
WHEREAS, OCR has advised that affordable housing strategies are eligible projects for
CDBG Community Planning funds of up to fifty thousand dollars ($50,000) through the current
CFA round,and
WHEREAS. the Town must provide evidence that a cash match of five percent (5%) of
the total project cost for the CDBG community planning activity will be available upon award,
and
1
WHEREAS, the Town must review and classify the proposed activity under the New
York State Environmental Quality Review Act (SEQRA), and
WHEREAS, the project is considered to be a Type II action under §617.5(c)(18) and
§617.5(c)(21) of the SEQRA regulations and is therefore not subject to review under the SEQRA
regulations; and
WHEREAS, the Town Board wishes to authorize submission of an application for the
CDBG funds.
NOW, THEREFORE, BE IT
RESOLVED, that the Queensbury Town Board hereby determines that the proposed
assistance is a Type II action under SEQRA regulations, and therefi re is not an action subject to
review under SEQRA, and
BE IT FURTHER,
RESOLVED, that the Town Board further authorizes and directs submission of the Town
of Queensbury's application for Community Development Block Grant funds through the New
York State Office of Community Renewal (OCR), with such application due in July 28, 2017
and
BE. IT FURTHER,
RESOLVED, that should the project be awarded funds by OCR, the Town Board
pledges the required five percent (5%) local cash share of the total project cost, and
BE IT FURTHER,
2
RESOLVED, that the Town Board authorizes and directs the Town Supervisor and
Senior Planner to sign any necessary documents in connection with the submission, including all
applications, certifications and forms and further authorizes and directs the Town Supervisor and
Senior Planner to take such other and further action as may be necessary to effectuate the terms
of this Resolution.
Duly adopted this 19th day of June, 2017, by the following vote:
AYES: Mr. Metivier, Mr. Clements, Mr. Irish, Mr. Strough
NOES: None
ABSENT: Mr. Brewer
I, Caroline II. Barber, Town Clerk of the Town of Queensbury, Warren County, New York, do
hereby certify that I have compared the foregoing with the original resolution as listed above
adopted at a Regular meeting of the ToV411 Board of the Town of Queensbury held on the 19`h day of
June, 2017 at which a quorum was present and that the same is a correct transcript there from and of
the whole original thereof to date.
N WITNESS THEREOF, I have hereto set my hand and the SEAL of'said Town of Queensbury,
this 20th day of June, 2017.
SEAL • ‘, 4111,
SIGNED:
Caroline H. Barber
Town Clerk
Town of Queensbury
3
.
1
RESOLUTION AUTHORIZING TOWN SUPERVISOR TO SIGN GRANT
AGREEMENT BETWEEN TOWN OF QUEENSBURY AND NEW YORK
STATE HOUSING TRUST FUND CORPORATION AND SETTING
APPROPRIATIONS AND ESTIMATED REVENUES FOR GRANT AWARD
RESOLUTION NO.: 61,2018
INTRODUCED BY: Mrs.Jennifer Switzer
WHO MOVED ITS ADOPTION
SECONDED BY: Mr. Anthony Metivier
WHEREAS. by Resolution No.: 163,2017 the Queensbury Town Board authorized
submission of an application for New York State Community Development Block Grant fiords
through the New York State Office of Community Renewal (NYS OCR),and
WHEREAS, Resolution No.: 163,2017 the Town Board pledged a required five percent
(5%) local cash share of the total project cost, and
WHEREAS, the grant application was submitted and the NYS OCR awarded a forty-seven
thousand five hundred dollar($47,500) grant to the Town of Queensbury,and
WHEREAS, the Tonin has received a proposed Grant Agreement from New York State
concerning the awarded grant funds and such Agreement is in form acceptable to Town Counsel,
and
WI-IEREAS, the Town Board must designate a Certifying Officer as the Responsible Entity
for conducting environmental reviews,and
WHEREAS, the Town Board wishes to authorize the Town Supervisor to execute the Grant
Agreement, establish a CDBG Special Grant Fund and set appropriations and estimated revenues
for the grant award, and
WHEREAS, the receipt, administration and use of these block grant funds are primarily
management decisions undertaken for the purpose of creating an Affordable Housing Strategy for
the Town of Queenshury,
NOW, THEREFORE, BE IT
RESOLVED, that under 6 NYCRR Part 617.5(c)(21) the proposed Affordable Housing
Strategy is a SEQRA Type I1 Action and is exempt from the provisions of SEQRA,and
BE IT FURTHER,
RESOLVED, that the Queensbury Town Board hereby approves of the Grant Agreement
between the ToWn of Queensbury and the New York State Housing Trust Fund Corporation,
represented by the News York State Office of Community Renewal and authorizes and directs the
Town Supervisor to sign the Grant Agreement in its current form or in a form substantially similar
which is acceptable to the Town Supervisor,Town Senior Planner and Town Counsel, and
BE IT FURTHER,
RESOLVED, that the Town Board hereby commits a five-percent (5%) match of two
thousand five hundred dollars ($2,500) and authorizes the Town Budget Officer to transfer two
thousand five hundred dollars ($2,500) from Contingency Account No.: 001-1990-4400 to
Transfer to Operating Funds Account No.: 001-9901-9128 to provide for such match, for a total
project cost of fitly thousand dollars(S50,000), and
BE IT FURTHER,
RESOLVED, that the Town Board sets appropriations and estimated revenues in the
amount of fifty thousand dollars (S50,000) in CDBG Grant Fund XI6 for the New York State
Community Development Block Grant Community Planning program funds received by the Town
•
through the New York State Office of Community Renewal, such appropriations and estimated
revenues as follows:
• Increase Revenues in Interfund Rev Account No.: 016-0000-55031-2017 by
$2,500; and
• Increase Revenues in Grant Revenue Account No.: 016-0000-54788-2017 by
547,500,
• Increase Appropriations in CDBG Grants Account No,: 016-8668-4705-2017 by
$50,000;
and
BE IT FURTHER,
RESOLVED, that the Town Board further authorizes and directs the Town Budget Officer
to amend the Town Budget, make any adjustments, budget amendments and transfers, and/or
prepare any documentation necessary to establish such appropriations and estimated revenues and
effectuate all terms of this Resolution,and
BE IT FURTHER,
RESOLVED, that the Town Board hereby designates Stuart Baker, Senior Planner, as the
Certifying Officer responsible for acting as the Responsible Entity for conducting environmental
reviews related to this project and authorizes the Town Supervisor to inform the Office of
Community Renewal of such designation, and
BE IT FURTHER,
RESOLVED, that the Town Board further authorizes and directs the Town Supervisor,
Town Budget Officer, Senior Planner and'or Town Counsel to take any actions necessary to
effectuate all terms of this Resolution.
Duly adopted this 22"d day of January,2018,by the following vote:
AYES: Mr. Metivier, Mrs. Atherden, Mr. Perone, Mrs. Switzer, Mr, Strough
NOES: None
ABSENT: None
I,Rose Mel on,Deputy Town Clerk of the Town of Queensbury,Warren County,
New York,do hereby certify that I have compared the foregoing with the
original resolution as listed abcve adopted at a ( .el t e/ meeting
of the Town Board of the Town of Queensbury held on t a,a" day of
3aA v CV-yy 20 I ti;at which a quorum was present and that the
same Is a correct b'anscrtpt therefrom and of the whole original thereof
to date,
IN WITNESS TNEREQF,I have hereto set my hand and the SEAL,of said Town
of Queensbury,this ,43/-1 day of 3c.n v075
SEAL SIGNED:
Rose Mellon
Deputy Town Cleric
Town of Queensbury