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The issue is a combination of the lack of available residential units, and a mismatch between the type of units people want versus the units available. Housing availability and affordability is a national issue, driven by low rates of new housing development, growing populations in urban and regional centers, and the increasing number of smaller households. There is persistent market failure in providing new housing options that suit various age groups and personal needs. Cities across the United States are now mobilizing new resources and innovative approaches to solve this challenge. Keene has an opportunity to leverage successful models elsewhere and use its collaborative approach to take some bold actions to address current and future housing needs.
Below is what we know so far from the community visioning phase of the comprehensive master planning process).
Keene is a community that is attractive to many people. Knowing that there are a range of views on this topic, we are keen to hear your comments about the future trajectory of the city.
For more information about the Keene Comprehensive Master Plan Project, please contact:
Mari Brunner, Senior Planner
City of Keene
3 Washington Street
Keene, NH 03431
(603)352-5440
mbrunner@keenenh.gov
David Beurle
Chief Executive Officer
Future iQ
(612)757-9190
david@future-iq.com
Future iQ® provides customized research and planning services to governments, communities, corporations and industry groups. Please contact us to discuss our services.
18 Comments
For me, “livable housing” means being able to afford to live in a house that has room for my growing family and is part of a neighborhood community.
The third bullet above says “There is a lack of developable land in Keene.” I hope this perception can be corrected. Just in Keene downtown, there is a huge amount of land on Gilbo, Kingsbury site, and lots of infill throughout neighborhoods. There is also land in the commercial areas along West Street that can be used for housing. This perception makes its way to developers who then just don’t spend time looking here. The city needs to create a map that shows all of the possible places to build. And, based on today’s zoning, the city can calculate the number of units possible here. This should be shared with the larger development community.
The fourth bullet talks about pre-approved designs. This is an excellent idea and can work for individual houses, ADUs as well as large apartment blocks.
We have a focus on “livable housing”. This is clearly needed. We need housing at every price point.
Rather than tight infill housing, I would prefer looking at second and third stories added to existing strip malls, the open fields behind Target, along route 101 between Winchester and Main streets, along route 12 north of Maple Ave and even the previously considered field at the Court Street roundabout near the 711 store. I acknowledge that several of these parcels would be more expensive due to new utilities than neighborhood infill. Crowded housing will potentially impact the quality of life in that neighborhood.
A lot of the land you mentioned floods regularly as we are at the bottom of the valley. Hard to build on.
Hard to build, in that you can’t just put a typical “New England style” house or a big apartment building anywhere you want. However, it is possible to build there (just like every coastal city in the country), it just requires buildings raised on piers and/or infill to raise grade levels and NO BASEMENTS. The real reason that is not easy is that it is 1) more expensive to do the site work and foundations and road/utility work. 2) requires an ecological plan for what to do with the water so that it doesn’t just get displaced into existing housing/streets and so that we don’t destroy protected environments around our waterways.
I would be very interested in a collaborative research project (perhaps get Keene State involved?) on what it would actually take and what the possible impacts would be. If the city and developers had a plan it would be much easier to actually begin looking at code changes were needed and what project costs would be. A lot of the “extra” cost is actually in the design phase not the building phase.
I know we have lots of data on housing needs. But it would be good to have a snapshot analysis (vs anecdotal info) of how recent and current projects are meeting those needs. To that end, create an at-a-glance summary of the housing projects in development like the Washington Street /Roosevelt School and others. For those, it would be good to know things like breakdown of units, income requirements for income sensitive units, stage of completion, expected opening date, etc. For recently launched projects, what is the occupancy rate, was there a different demand for different kinds of spaces than expected, etc? For any stalled-in-development projects, what are the obstacles?
I love the idea of addressing all elements of the housing crisis through intelligent, infill development. We have an opportunity to create a “right-sized” Keene in a way that also creates a cozier, more walkable, and more community-driven city for all of us. The use of Cottage Court-style developments will be key to this opportunity. Smaller, more affordable, and more sustainable housing stock that allows seniors to age in place, families to raise their children in a walkable community, and young people the opportunity to own their own homes. What’s not to love?
There is no single fix for our housing crisis, and the City has limited options for incentivizing development. But the City can help by pursuing land use policies that encourage density and by streamlining the permitting and approval process. Having a dedicated housing liaison to help developers large and small navigate the permitting and approval processes, for example, is a relatively small step that will be tremendously helpful.
I believe this pillar lies in two parts:
Of course, we need to build additional housing to address demand. We want these new locations to be livable, close to amenities and shops and food and community. We also need to toe that line between “built to last” and adaptable, since we will never be able to predict what each building will need decades down the road. And we also need to keep rents down and combat the wild cost to living.
We also need to take steps to make existing homes more livable. I love seeing the zoning adjustments. They’re long overdue and revisions offer us a much more versatile community fabric. I’m excited to see more mixed-use zoning and less strict euclidean zoning. More little shops, restaurants, and grocery stores in neighborhoods or residential areas (like Jane’s Place, Elm St Market, etc) make communities more walkable and livable.
I’m glad you brought up our existing housing stock as we have a lot of older homes in Keene! I’m a mom to two small children, and a major consideration when we were looking for a house was whether it had lead paint. Lead paint remediation is incredibly expensive and a major public health concern for our area. I’d love to see more assistance for families and landlords to address this issue.
Also, many new homes are built with PFA’s aka known as “forever chemicals”. They “offgas” into the home. It isnt just lead paint anymore to be mindful about. Rugs, clothing, paint, materials to build houses are all contributing factors. They call them “SICK HOUSES” that is a concern for “new construction” to me.
My husband and I bought an 1850 home knowing that it contained lead, but we assumed that painting over the lead paint would seal it in. We didn’t realize that it was so much more complicated than that, until several years later we discovered that our young son had an elevated lead level. We learned more about lead and remediation than we ever dreamed we would! As expensive as lead abatement is, it is still more cost-effective than demolishing and rebuilding. There are some grants and loans to assist with paying for it, but they are extremely limited. Lead poisoning can cause a host of issues including cognitive impairment and behavioral problems in children, and a positive correlation with incarceration. I hope this is something that we can keep at the forefront of our minds when we consider livable housing.
While I don’t know if it is socially practical, one of the solutions to affordable housing that has been lost in the last century is “boarding or dormitory”. Which comes both in the form of residential housing and private renters. It is where each renter has both private space, their own small room, and access to public space: big gathering spaces, laundry, yard, parking, possibly even shared kitchen or shared bathrooms. Like a hotel only intended for long term residents and without all the full time staff.
Building codes have made it almost impossible to build such things, and taking boarders is not encouraged publicly. The ADU and cottage court regulations are moving towards this, but still are talking about actually building separate apartments, not using what is already here. I think it needs to be seriously considered as a way to ease the housing issues without massive changes in the “look” of the city.
For the private people renting, what is needed is the place to post notices about what is available and possibly some help screening possible renters to make sure they are not criminals or unable to pay.
For the bigger residential projects it requires a review of the building codes and some research to see who would be willing to live that way (and at what price point). Can the college dormitories be repurposed as affordable housing, since we apparently have half as many students and many of them are living in off campus apartments? Are there still places like this around in other cities or countries and how do they work? What regulations are needed?
Acknowledging that this would require state level action, would a Land Value Tax (LVT) be a way to encourage the activation of un-utilized and under-utilized property in the City to encourage investment in housing?
One thing that was not mentioned above that the community has been working on with the City is housing stability for people who do not have a place to live. There was an ad-hoc housing stability committee that produced a report in 2022: https://keenenh.gov/sites/default/files/Boards/Ad%20Hoc%20Housing%20Stability%20Committee%20Report.pdf
How can we address both our long-term housing goals while also meeting the needs of the people who are here today?
I’m doing a “dump” of info because I’m not sure how often I’ll be able to participate because housing is a huge stress for me.
Speaking of which, housing for seniors and disabled individuals is still a big problem and not meeting the needs. An accessibility-first approach allows for serving more people and less moving due to needs changing.
For example, I need to use a cane or walker occasionally with a good chance that frequency will increase, which I disclosed. Eventually, I may be in a wheelchair. I was placed in the smallest sized one-bedroom unit in CST where I can’t use the walker in the kitchen or bathroom, and there’s a corner to navigate in the bedroom which is even tighter because I need an adjustable bed. Have to move because it doesn’t meet my needs.
With assistive walking devices, a self-closing door with a strong pull is not disability-friendly or senior-friendly. Try keeping the door open when you’re juggling walking with a cane and trying to get your little cart of groceries into the apt. too. Door cut my hand while I was trying to do just that. Can’t imagine how it’ll be if I need the walker more. Have issues with my arms. The signal is stuck in flex, so they don’t release. Also get tremors that can hit anywhere. On many occasions, it hurts to open that door because the pull is so strong. What about seniors who can get muscle loss?
This is the sort of thing an accessibility specialist can advise about. Highly recommend engaging one.
There is a mentality of two categories – wheelchair users and everyone else. This is flawed thinking because there are many types of apparent and non-apparent disabilities. Of course, housing cannot be expected to understand all of them. It would be unreasonable; however, when needs are communicated they should be documented and a conversation about them should happen to try to match people to an appropriate setup.
If a wheelchair can’t go, neither can a walker. Cane is a 50/50 depending on for what it’s needed.
The housing process leaves applicants open to risk that would be avoidable if there was full disclosure about procedures early in the process. Had I known Keene was so different from every place I’m aware of, I would not have stayed on the waitlist because the risk is too great. Finding out at lease signing, and only a small portion worth, is too late.
I’m an at-risk person because I have 3 autoimmune conditions. Also have a severe allergy to an unknown breed of cat which leads to respiratory distress, I stop breathing multiple times for who knows how long, and with the last incident, I couldn’t move my legs. Put me in the ER. Germs and dander are hitchhiking on people coming into my apt. monthly and multiple times a month. They’re bringing these from home and other units they’ve been in before mine. It’s bad enough that I have to fear leaving the apt., but I also have to fear the inside.
Everyone I know who is, or was in housing (including Keene years ago), has/had someone coming in once or twice a year, not counting maintenance calls. That’s significantly different from the experience here. Saw nothing on the website to indicate things are run differently. No one shared any of that. Was only told about quarterly pest inspections. Wasn’t happy about that, but after signing the lease, it was too late. Also did not get to see the unit until after I signed. Again, too late to point out that it doesn’t meet my needs.
It should be required to disclose all procedures on the website or, at the very least, with the letter stating the person has been added to the waitlist. No one talks to you about things until you come up on the list. Even then, it’s not full disclosure. Sent a letter to Senator Hassan about the procedures with recommendations to make it better and safer for people like me all over the state.
I’m in an unsafe situation and trying to get out. Can’t stay in Keene because there’s no housing option remotely suitable where I can be safe and comfortable. The procedures even affect my medical appointments! A disability advocacy attorney told me I have the right to ask housing to be more organized so it’s not multiple times a month someone is coming in and putting me at risk. That’s all I have the right to do is what I was told.
How can it be acceptable to force someone to deal with risk that can put them in the hospital or kill them (yes, the allergy almost killed me) when there was no disclosure to avoid the problem to begin with? Do you think someone who has been the victim of domestic abuse or sexual assault can handle someone coming into their apt. monthly and multiple times a month?
Housing blends family with senior and disabled. Of course, there are folks who are disabled and have a family. Yes, it makes sense to have disabled units in the family housing properties. Just creating more of the same makes housing less available to seniors and disabled who can’t live around kids and teens. CST is the only one designated as senior and disabled, but can’t meet my needs. Stone Arch is seniors only, but they expect seniors to clean off their vehicles and move them for plowing. The notice from housing says if someone can’t do this, they need to get a family member to take care of it. That’s asking for someone to have a heart attack or fall if they don’t have someone. I don’t. My aunt lives here in Keene but she recently had surgery for a cardiac-related issue.
My understanding is that newest project is more of the same, so not an option for me. This lack is one of the reasons I have to move again. Not all disabilities go OK with kids. Kids are loud. They’re kids being kids. Do you think someone with PTSD can live in that kind of environment? How about someone with sensory issues? Autism? It’s a powder keg waiting to blow.
My hypersensitive hearing is rather unique. All sounds are louder to me and I hear things no one else does. The sound of me opening a food wrapper is uncomfortable. Heard a pipe knocking when running the shower. Said something twice. Maintenance came twice and didn’t hear it. The sound stopped and two days later they discovered a leak in the boiler room. Seems to me the sound stopped because pressure got released somewhere. I heard that problem weeks before the leak … from the 6th floor. Can’t live around kids and teens. Where can I go?
Accessibility within housing is problematic. Access to businesses and restaurants is limited. Bottom line: Please engage an accessibility specialist to consult on new projects and retro-fitting others with an accessibility-first approach. Doing so will open options.
Just learned from a neighbor that there is a woman here in Central Square Terrace who fits into the category of being a victim of domestic violence or sexual assault. She expressed to my neighbor how stressful the monthly apt entries are to her (and multiple times in a month). This means that poor woman is being traumatized further and where else can she go? How can she feel safe and comfortable?
We have very different reasons for our anxiety, but we are being stressed by procedures which weren’t disclosed. Don’t know how housing got to this point. It’s unacceptable and needs to cease. We can’t have more of the same.
Don’t mean to harp on about the subject. Wanted to share that this isn’t a hypothetical situation. Thank you for your willingness to hear about the barriers and struggles! It’s our best chance of affecting positive change.
I feel the idea of urban housing is very important for a change, although many people think we do not have land available I think we just haven’t looked enough. I am an architecture major here at Keene state and when working on urban planning we looked at places like Gilbo Ave where there was plenty of room to make affordable housing that would add to the community.