7 Maple Avenue, Hastings On Hudson, New York 10706, United States
WHy do we need them?
Since not a lot of new construction is being built, we needto tap into the existing pool of housing which is why the Village of Hastings on Hudson has passed a law to help the owners of the house to either stay in their homes, or in the ADU while renting the main house or renting the ADU. Increased supply also means lowering the cost of housing.
Why is an ADU an important resource?
- They create additional housing stock, potentially at an affordable price point
- They create additional rental housing, which is in scarce supply in our Village
- They provide rental income to the homeowner, allowing homeowners to manage increasing housing costs
Testimonial
March 11, 2022
It’s an honor to share my story as a single mom and Hastings homeowner with an accessory apartment. The ability to legally rent out part of my house has been a tremendous gift. What a blessing to have a house that takes care of me by delivering income and emotional stability. In 1999, I moved to Hastings with my little girl. Her daddy and I were getting divorced. Even though there was very little available housing, I managed to buy a home in my price range. We stayed there for four years – until 2003, when I sold that house in a hot market, and bought a property that needed work. With the money I made on the sale, plus a chunk of my savings, I was able to bring in architect Christina Griffin for a makeover. I’m proud to say that I always paid my bills. But it was tough. Then, I found out that Hastings allowed something called “accessory apartments.” This was news to me. I had no idea that a single-family homeowner could legally have an apartment inside of the house. Of course, there were conditions. Creating a one-bedroom accessory apartment in the basement meant meeting all the building codes. That took work. But it was worth it. In 2008, I was granted a permit. This was amazing. That one-bedroom accessory apartment gave me the stable, extra income I needed to stay in Hastings. Fast forward, 10 years later: My baby girl graduated from Hastings High School and moved out. I was left with more house than I needed or could financially handle. What I made as a working mom covered the bills – barely. Reluctantly, I thought about selling and called Arty Riolo. As we talked, he came up with a surprising question. Betty, what if you lived in the basement apartment and rented out the main house? We didn’t know if that was actually allowed. It had never been done before. But once the village told me there was no regulation against it, I made the switch. So, in 2018, when my apartment permit was up for renewal, I downsized, moved into the basement. The 600-square-foot apartment is just right for a solo Mama Bear. As I approach retirement age, once again, the extra income has brought extra stability. While there’s no down side, I do have to say that being a landlord to a larger part of the house is more work. But I’m used to working. And I feel good about creating much-needed rental property in town. There’s also another bonus: What I’m learning about managing money, repairs and maintenance keeps me engaged and sharp. The house is in great shape. I am, too.
Who should consider adding an ADU?
- Anyone who wants to make their home more affordable by adding rental income, such as a senior who wants to continue living in their home but is on a fixed income
- Residents who want to create more housing choice and opportunity for people at different income levels, including seniors, young adults, and low and moderate income households
- Empty nesters, as an alternative to “down-sizing”
- The homeowner has the option to move into the accessory apartment and rent out the main house.
The addition of an accessory apartment may increase the value of your property but also could modify your property taxes.
Please contact your financial advisor.
how to create an adu - check out the zoning code
summary of the zoning Code
Village of Hastings-on-Hudson Acessory Apartment Ordinance Summary
(Section 295-67D(2)(b) of the Zoning Code)
Requirements
o Must provide complete housekeeping facilities for one family, including independent cooking, bathroom, and sleeping facilities, and must have separate access from other dwelling units.
o The owner must occupy one of the dwelling units on the premises as a principal residence.
o Minimum floor area of 300 square feet, and not more than 33% of the floor area of the principal dwelling (except by Planning Board approval).
o Not more than two bedrooms.
o One additional off-street parking space is required for the accessory apartment, or two spaces for a two-bedroom apartment.
o Not permitted in a residence that houses one or more roomers or boarders.
How is my accessory apartment approved?
o Requires physical inspection by the Building Inspector, to ensure compliance with all applicable codes.
o Requires a permit from the Planning Board, and a public hearing
o Submit a site plan, dimensioned floor plan, location map, location of parking, location of ingress and egress.
o The permit may be issued only to the owner-occupant.
o Payment of applicable building department fees
o Requires findings by the Planning Board that:
a. There will be no exterior changes that would alter the single-family character and appearance of the residence; and
b. The Acessory apartment, and the total number of accessory apartments in the neighborhood, will not adversely affect the single family character of the neighborhood (in terms of traffic, noise, congestion, appearance, etc.), at the discretion of the Planning Board.
o “The Planning Board . . . shall have the authority to impose such reasonable conditions and restrictions as are consistent with the spirit and intent of the Accessory Apartment Law.” (b)[2]
Renewal / Change of Ownership
o Accessory apartment permits must be renewed every three years.
o Requires inspection by the Building Inspector and notice to neighbors. If the Building Inspector determines that the accessory apartment is in compliance with all relevant codes, and there is no objection from neighbors, the permit will be renewed for an additional three years. If there is an objection, the Building Inspector may forward the application to the Planning Board for a public hearing.
o An accessory apartment permit expires on change of ownership. The new owner has 60 days to reapply for a permit. Existing tenants may remain for 60 days, or longer if permit is extended.
o Failure to obtain a permit is a violation, punishable by a fine of not less than $1,000.