The most pressing topic of the meeting was the proposed affordable housing project by the ACLT. The initiative involves acquiring a centrally located property for $475,000—significantly below its appraised value—and redeveloping it into three units, with additional land for a duplex. The project’s estimated total cost exceeds $2 million, with redevelopment of the existing building projected at $1.2 million. The ACLT plans to partner with Habitat for Humanity for construction, aiming to keep the sale prices of the units lower than the development cost, around $230,000 for three-bedroom units.

Funding for the project will be sought from various sources, including a $450,000 request to the Community Preservation Act (CPA) and a $275,000 grant application to the Amherst Municipal Affordable Housing Trust (AMAHT). The council heard that public funds would necessitate compliance with income restrictions, maintaining affordability for households earning below 80% of the area median income. This requirement may limit potential buyers, despite high demand for affordable housing. The ACLT model mandates homeowner occupancy with resale conditions that ensure long-term affordability, although it restricts resale options and may pose challenges for families earning less than 70% of the median income.

Council members explored the financial viability of rehabilitating the existing structure versus demolition and new construction. Despite the complexities, the current rehabilitation plan is deemed cost-effective, avoiding the higher expenses associated with new builds. Community support for the project is robust, with contributions and donations.

Conservation and signage projects were also topics. A detailed presentation highlighted the need for improved signage across the town’s 2,400 acres of conservation land and recreational areas. The proposed $200,000 signage initiative aims to update outdated or non-existent signage to enhance public awareness and compliance with ADA standards. This includes welcome signs, trail markers, and kiosks with consistent branding, targeting installation by 2026. Some council members expressed appreciation for the aesthetic improvements, while questions about cost and material options were raised.

In conjunction with the signage efforts, $100,000 was requested for passive recreational improvements on conservation lands, focusing on trail and footbridge enhancements. Budget cuts have affected seasonal staffing, increasing the demand for maintenance. Specific projects include repairing the boardwalk at Larch Hill and replacing a failing bridge at Wentworth Farm. The council acknowledged the necessity of leveraging grants and collaborating with other funding sources to support these vital projects.

The Trust’s operational challenges in managing affordable housing were discussed, particularly the financial implications of maintaining properties under long-term lease agreements. Homeowners are responsible for maintenance costs, but capped resale prices could discourage upkeep. To mitigate this, a zero-interest repair fund has been established to assist homeowners with necessary repairs. The council also examined the potential delays and costs associated with demolitions, emphasizing the need for strategic funding to address the gap between housing requests and available resources.

Accessory Dwelling Units (ADUs) were considered as a strategy to expand Amherst’s housing stock. The Trust discussed the benefits of ADUs, including increased affordability and housing supply, while addressing the need for deed restrictions to ensure long-term affordability. The council proposed creating pre-approved ADU designs to streamline construction and reduce costs, highlighting the ongoing collaboration between the Trust and the town in tackling housing issues.

The council also addressed the funding and support for housing initiatives through the CPA and the American Rescue Plan Act (ARPA). The Trust covers half of the salary for a key position, with the town covering the remainder. The importance of a housing coordinator was emphasized, with a request for continued funding to maintain momentum in housing projects and avoid reliance on external consultants. The coordinator’s role includes assisting with zoning amendments, grant applications, and other housing initiatives.