This document summarizes a study on workforce housing in the Monadnock Region of New Hampshire. It includes an abstract describing the study's focus on affordable housing for the region's workforce. It also acknowledges the organizations and individuals that provided assistance. The document contains 6 chapters that discuss the region's demographics, housing costs, survey results on commuting impacts and officials' opinions, a case study of Walpole, NH, and conclusions/solutions.
Wake County's population grew 44% between 2000 and 2010 to 900,993 residents according to the 2010 Census. The population growth was driven by increases in the municipalities of Raleigh (+126,731 residents), Cary (+39,276 residents), and other cities. As of 2010, 20.3% of Wake County residents were African American, 5.4% were Asian, and 9.8% were Hispanic.
El documento habla sobre el sentido del gusto. Explica que el gusto se percibe a través de las papilas gustativas ubicadas principalmente en la lengua. Las papilas gustativas contienen células receptoras que detectan los cinco sabores primarios: dulce, salado, amargo, ácido y umami. Cuando se estimulan estas células receptoras, envían señales al cerebro que interpretan los diferentes sabores.
El documento describe los usos educativos de la Web 2.0, que permite a los usuarios participar en la creación de contenido de forma flexible. La Web 2.0 facilita las tareas escolares al hacer que la investigación y gestión de información sea más sencilla, abrir espacios de comunicación y fomentar la creatividad e indagación.
El documento contiene 57 preguntas de opción múltiple sobre el Renacimiento en Europa. Las preguntas cubren temas como el origen y características del Renacimiento, obras y autores importantes como Shakespeare, Maquiavelo y Rabelais, y géneros literarios como el ensayo y la tragedia que surgieron en esta época. Las preguntas también abordan detalles sobre obras maestras como Romeo y Julieta y tragedias de Shakespeare.
Tiga jenis komunikasi data yaitu asynchronous, synchronous, dan isochronous. Ada tiga teknik multiplexing yakni FDM, TDM, dan WDM. Empat teknik multiple access yaitu FDMA, TDMA, CDMA, dan CSMA. Kesalahan data dapat terdeteksi menggunakan parity check, checksum, atau cyclic redundant check.
This report assesses Zimbabwe's readiness to initiate and expand antiretroviral therapy (ART) programs. It summarizes findings from interviews with over 120 stakeholders and site visits to 10 public health facilities. Key findings include:
1) There is strong interest in expanding HIV care to include ART, but logistics management of drugs and supplies needs strengthening.
2) Only one facility visited was providing ART, but many have experience providing other HIV/AIDS services that can support ART scale-up.
3) Infrastructure and personnel capacity vary, but the public and private sectors have experience that can help initiate and expand ART nationwide.
The report makes recommendations to strengthen logistics management systems and appoint leadership to coordinate ART scale
Wake County's population grew 44% between 2000 and 2010 to 900,993 residents according to the 2010 Census. The population growth was driven by increases in the municipalities of Raleigh (+126,731 residents), Cary (+39,276 residents), and other cities. As of 2010, 20.3% of Wake County residents were African American, 5.4% were Asian, and 9.8% were Hispanic.
El documento habla sobre el sentido del gusto. Explica que el gusto se percibe a través de las papilas gustativas ubicadas principalmente en la lengua. Las papilas gustativas contienen células receptoras que detectan los cinco sabores primarios: dulce, salado, amargo, ácido y umami. Cuando se estimulan estas células receptoras, envían señales al cerebro que interpretan los diferentes sabores.
El documento describe los usos educativos de la Web 2.0, que permite a los usuarios participar en la creación de contenido de forma flexible. La Web 2.0 facilita las tareas escolares al hacer que la investigación y gestión de información sea más sencilla, abrir espacios de comunicación y fomentar la creatividad e indagación.
El documento contiene 57 preguntas de opción múltiple sobre el Renacimiento en Europa. Las preguntas cubren temas como el origen y características del Renacimiento, obras y autores importantes como Shakespeare, Maquiavelo y Rabelais, y géneros literarios como el ensayo y la tragedia que surgieron en esta época. Las preguntas también abordan detalles sobre obras maestras como Romeo y Julieta y tragedias de Shakespeare.
Tiga jenis komunikasi data yaitu asynchronous, synchronous, dan isochronous. Ada tiga teknik multiplexing yakni FDM, TDM, dan WDM. Empat teknik multiple access yaitu FDMA, TDMA, CDMA, dan CSMA. Kesalahan data dapat terdeteksi menggunakan parity check, checksum, atau cyclic redundant check.
This report assesses Zimbabwe's readiness to initiate and expand antiretroviral therapy (ART) programs. It summarizes findings from interviews with over 120 stakeholders and site visits to 10 public health facilities. Key findings include:
1) There is strong interest in expanding HIV care to include ART, but logistics management of drugs and supplies needs strengthening.
2) Only one facility visited was providing ART, but many have experience providing other HIV/AIDS services that can support ART scale-up.
3) Infrastructure and personnel capacity vary, but the public and private sectors have experience that can help initiate and expand ART nationwide.
The report makes recommendations to strengthen logistics management systems and appoint leadership to coordinate ART scale
Sistem Manajeman Basis Data dan Komunikasi DataLuthfi Nk
Dokumen tersebut membahas tentang DBMS (Database Management System), komunikasi data, dan manfaatnya. DBMS digunakan untuk mengelola basis data secara efisien, mengintegrasikan data, dan memungkinkan akses multi-user. Komunikasi data adalah proses pengiriman informasi antar perangkat melalui berbagai media. Manfaatnya mencakup pengiriman data massal, akses jarak jauh, dan penyebaran informasi yang lebih cepat.
Ubiquitous Computing and AmI Smart EnvironmentsJosephHowerton
This document discusses the evolution of ubiquitous computing and ambient intelligence (AmI) smart environments. It covers several key topics: (1) the three waves of computing with the third wave involving many computers per person, (2) Mark Weiser's vision of ubiquitous computing where technology disappears into the background, (3) the concept of AmI involving electronic environments that are sensitive and responsive to human presence, and (4) the social challenges of comprehensive monitoring and effects on privacy with pervasive smart technologies.
Catalogue of stone coated roofing sheets from SGB-ChinaAndy Zhang
1. Hangzhou Singer Building Materials Co., Ltd. is a supplier of stone coated metal roof tiles and accessories located in Hangzhou, China.
2. The document provides specifications for 7 types of roof tiles and descriptions of matching accessories like valley trays, side flashing, and ridge caps.
3. It also details information about the company's stone coated roof tile materials, colors, sizes, weights, certifications, and order and payment terms.
The document discusses how population and economic growth have increased dramatically over time. It then asks questions about how sensors and data could be used to create buzz and measure conversion rates for different businesses, splitting attendees into groups to brainstorm ideas for businesses like sports, concerts, restaurants, movies, and shopping malls.
Tom Sawyer Island at Magic Kingdom allows guests to take a raft from Tom's Landing across Rivers of America to explore the island, which features a barrelly bridge, caves that can be braved, and Fort Langhorn with lookouts and an escape tunnel.
Be phenomenal 21 key success factors for leaders & managersLearningade
The document outlines 21 key success factors for leaders and managers, including adapting to business changes, leading people development, applying future-focused strategies, driving customer innovation, cooperating with consumers to lead trends, innovating to seize new opportunities, maintaining a stream of new innovations, embracing threats with bravado, showing genuine concern for people, engaging in battles to celebrate victories, offering an empathetic ear, preserving an objective perspective, being firm with decisions, being accountable, projecting confidence, embodying strong integrity and values, embracing diversity, mitigating risks, communicating to encourage and motivate, cultivating a coaching mindset, and practicing constructive feedback.
This document discusses emerging themes in higher education including quality assurance, student portability, and measuring student learning. It outlines pressures from the federal government, national organizations, and states to improve outcomes, contain costs, and increase accountability. Specific priorities discussed are improving 4-year graduation rates, developing metrics for program viability, increasing documentation of student learning, and reducing textbook costs.
This academic plan outlines the multi-dimensional efforts of Keene State College and the Division of Academic Affairs to achieve academic excellence. It comes at a time in history when it will not be enough for educational institutions to be known for the physical attributes of their campus or community, or the measures of the many inputs that historically have equated with status in the educational pecking order. Our stakeholders—students, parent, community, system and legislators—are demanding evidence of real educational outcomes, which are captured best in one overarching College strategic goal—achieving academic excellence. The institutions that rise to this new challenge will succeed and prosper, while those that do not will languish. While the Division of Academic Affairs at Keene State College has primary responsibility for meeting this challenge, our success will depend on the creative energies and hard work of the entire College community.
Academic Plan Executive Summary 091709Jenny Darrow
Executive Summary - This academic plan outlines the multi-dimensional efforts of Keene State College and the Division of Academic Affairs to achieve academic excellence. It comes at a time in history when it will not be enough for educational institutions to be known for the physical attributes of their campus or community, or the measures of the many inputs that historically have equated with status in the educational pecking order. Our stakeholders—students, parent, community, system and legislators—are demanding evidence of real educational outcomes, which are captured best in one overarching College strategic goal—achieving academic excellence. The institutions that rise to this new challenge will succeed and prosper, while those that do not will languish. While the Division of Academic Affairs at Keene State College has primary responsibility for meeting this challenge, our success will depend on the creative energies and hard work of the entire College community.
As New Hampshire’s public liberal arts college, Keene State College is a leader in providing a high‐quality liberal education for New Hampshire residents, New England residents and students from across the country and the world. We are dedicated to achieving our unique mission within the state by providing exceptional programs that meet the needs of our students for an education that will endure in hanging times and will serve them well as they embark on successful careers, the
c
pursuit of further study and meaningful lives.
The document summarizes the topics and agenda items for an opening academic affairs meeting held on August 25, 2009. Key items discussed include: finalizing the academic plan, reviewing curriculum and programs, improving data collection to support academic decisions, exploring international and experiential learning opportunities, building community, supporting faculty development, and coordinating experiential learning opportunities. Feedback was requested on the current draft of the academic plan by September 15th, with the final version to be completed by October 15th.
The document analyzes affordable housing trends in Milford, New Hampshire. It finds that housing costs have risen much faster than incomes over the last 15-20 years, both nationally and locally. Specifically, the median home purchase price in Milford has more than doubled since 1990, while incomes have not kept pace. This makes affordable housing a challenge. The document aims to examine affordable housing availability in Milford through GIS mapping and a survey of local planners.
screenings may range between $200 to $3500 dollars, a price viewed with a variety of opinions and concerns between renters and homeowners. It is anticipated that dumpster screenings will better the quality of life in neighborhoods and generally beautify the city.
The first step in this research project consisted of finding the absolute locations of all dumpsters within the city. Concurrently, similar studies and other scholarly references pertaining to the study were researched. Background information on the city, and other literature reviews were explored. From here, a survey was created to be conducted in a case study neighborhood. The survey discussed elements such as the quality of life, impact of visible dumpsters, enrollment at Keene State College, and opinions of the ordinance. Three hypotheses were developed for each zone:
The City of Keene, New Hampshire recently passed an ordinance requiring dumpster screenings for all dumpsters, roll-off containers, or cans greater than 64 gallons on city properties. The screenings will consist of any fence, wall or plant covering visible dumpsters from view of the home or business address. These screenings are required to be at least six feet in height, with a concrete slab underneath. Cost for these screenings may range between $200 to $3500 dollars, a price viewed with a variety of opinions and concerns between renters and homeowners. It is anticipated that dumpster screenings will better the quality of life in neighborhoods and generally beautify the city.
Seasonally inundated depressions in the forest floor, typically referred to as vernal pools are in great demand of increased protection and further refined regulations. Vernal pools are typically small in size, isolated from larger wetland features, and not permanently inundated making them hard to find. These aspects make it more difficult to place specific restrictions against the degradation of such habitats. However they are immensely important to the species that rely upon them for breeding purposes. New Hampshire is one of the many states that does not classify vernal pools directly under wetland conservation regulation. The only instance in which vernal pools could potentially be protected is if they lie within a wetlands buffer zone.
This thesis aims to test the viability of a countywide recycling program in Cheshire County, New Hampshire. Many experts in the field of recycling believe that the consolidation of recycling centers can lower per capita costs and increase the profitability of recycling. Larger, more mechanized facilities such as the Keene Recycling Center can process large quantities of recyclables in a short amount of time. It makes economic sense for small recycling centers to shut down and join larger nearby facilities.
This sample PowerPoint was created by student Read Gildner-blinn, a published poet who composed a poem in french for an assignment in Dr. Langford’s FR-316-Composition in French class.
This document outlines Keene State College's Academic Plan for 2009-2014. The plan aims to enhance the college's academic excellence and position it as a leading public liberal arts institution. It emphasizes providing a high-quality education that prepares students for career success and civic engagement through programs like integrated studies and experiential learning opportunities. The plan's vision is for Keene State to offer a nationally recognized model for undergraduate liberal arts education through learner-centered approaches and a commitment to student and faculty development.
Keene State College’s Strategic Plan challenges the college community to work
together in “a dynamic progression to a new level of academic excellence.
Keene State College’s Strategic Plan challenges the college community to work
together in “a dynamic progression to a new level of academic excellence.
Sistem Manajeman Basis Data dan Komunikasi DataLuthfi Nk
Dokumen tersebut membahas tentang DBMS (Database Management System), komunikasi data, dan manfaatnya. DBMS digunakan untuk mengelola basis data secara efisien, mengintegrasikan data, dan memungkinkan akses multi-user. Komunikasi data adalah proses pengiriman informasi antar perangkat melalui berbagai media. Manfaatnya mencakup pengiriman data massal, akses jarak jauh, dan penyebaran informasi yang lebih cepat.
Ubiquitous Computing and AmI Smart EnvironmentsJosephHowerton
This document discusses the evolution of ubiquitous computing and ambient intelligence (AmI) smart environments. It covers several key topics: (1) the three waves of computing with the third wave involving many computers per person, (2) Mark Weiser's vision of ubiquitous computing where technology disappears into the background, (3) the concept of AmI involving electronic environments that are sensitive and responsive to human presence, and (4) the social challenges of comprehensive monitoring and effects on privacy with pervasive smart technologies.
Catalogue of stone coated roofing sheets from SGB-ChinaAndy Zhang
1. Hangzhou Singer Building Materials Co., Ltd. is a supplier of stone coated metal roof tiles and accessories located in Hangzhou, China.
2. The document provides specifications for 7 types of roof tiles and descriptions of matching accessories like valley trays, side flashing, and ridge caps.
3. It also details information about the company's stone coated roof tile materials, colors, sizes, weights, certifications, and order and payment terms.
The document discusses how population and economic growth have increased dramatically over time. It then asks questions about how sensors and data could be used to create buzz and measure conversion rates for different businesses, splitting attendees into groups to brainstorm ideas for businesses like sports, concerts, restaurants, movies, and shopping malls.
Tom Sawyer Island at Magic Kingdom allows guests to take a raft from Tom's Landing across Rivers of America to explore the island, which features a barrelly bridge, caves that can be braved, and Fort Langhorn with lookouts and an escape tunnel.
Be phenomenal 21 key success factors for leaders & managersLearningade
The document outlines 21 key success factors for leaders and managers, including adapting to business changes, leading people development, applying future-focused strategies, driving customer innovation, cooperating with consumers to lead trends, innovating to seize new opportunities, maintaining a stream of new innovations, embracing threats with bravado, showing genuine concern for people, engaging in battles to celebrate victories, offering an empathetic ear, preserving an objective perspective, being firm with decisions, being accountable, projecting confidence, embodying strong integrity and values, embracing diversity, mitigating risks, communicating to encourage and motivate, cultivating a coaching mindset, and practicing constructive feedback.
This document discusses emerging themes in higher education including quality assurance, student portability, and measuring student learning. It outlines pressures from the federal government, national organizations, and states to improve outcomes, contain costs, and increase accountability. Specific priorities discussed are improving 4-year graduation rates, developing metrics for program viability, increasing documentation of student learning, and reducing textbook costs.
This academic plan outlines the multi-dimensional efforts of Keene State College and the Division of Academic Affairs to achieve academic excellence. It comes at a time in history when it will not be enough for educational institutions to be known for the physical attributes of their campus or community, or the measures of the many inputs that historically have equated with status in the educational pecking order. Our stakeholders—students, parent, community, system and legislators—are demanding evidence of real educational outcomes, which are captured best in one overarching College strategic goal—achieving academic excellence. The institutions that rise to this new challenge will succeed and prosper, while those that do not will languish. While the Division of Academic Affairs at Keene State College has primary responsibility for meeting this challenge, our success will depend on the creative energies and hard work of the entire College community.
Academic Plan Executive Summary 091709Jenny Darrow
Executive Summary - This academic plan outlines the multi-dimensional efforts of Keene State College and the Division of Academic Affairs to achieve academic excellence. It comes at a time in history when it will not be enough for educational institutions to be known for the physical attributes of their campus or community, or the measures of the many inputs that historically have equated with status in the educational pecking order. Our stakeholders—students, parent, community, system and legislators—are demanding evidence of real educational outcomes, which are captured best in one overarching College strategic goal—achieving academic excellence. The institutions that rise to this new challenge will succeed and prosper, while those that do not will languish. While the Division of Academic Affairs at Keene State College has primary responsibility for meeting this challenge, our success will depend on the creative energies and hard work of the entire College community.
As New Hampshire’s public liberal arts college, Keene State College is a leader in providing a high‐quality liberal education for New Hampshire residents, New England residents and students from across the country and the world. We are dedicated to achieving our unique mission within the state by providing exceptional programs that meet the needs of our students for an education that will endure in hanging times and will serve them well as they embark on successful careers, the
c
pursuit of further study and meaningful lives.
The document summarizes the topics and agenda items for an opening academic affairs meeting held on August 25, 2009. Key items discussed include: finalizing the academic plan, reviewing curriculum and programs, improving data collection to support academic decisions, exploring international and experiential learning opportunities, building community, supporting faculty development, and coordinating experiential learning opportunities. Feedback was requested on the current draft of the academic plan by September 15th, with the final version to be completed by October 15th.
The document analyzes affordable housing trends in Milford, New Hampshire. It finds that housing costs have risen much faster than incomes over the last 15-20 years, both nationally and locally. Specifically, the median home purchase price in Milford has more than doubled since 1990, while incomes have not kept pace. This makes affordable housing a challenge. The document aims to examine affordable housing availability in Milford through GIS mapping and a survey of local planners.
screenings may range between $200 to $3500 dollars, a price viewed with a variety of opinions and concerns between renters and homeowners. It is anticipated that dumpster screenings will better the quality of life in neighborhoods and generally beautify the city.
The first step in this research project consisted of finding the absolute locations of all dumpsters within the city. Concurrently, similar studies and other scholarly references pertaining to the study were researched. Background information on the city, and other literature reviews were explored. From here, a survey was created to be conducted in a case study neighborhood. The survey discussed elements such as the quality of life, impact of visible dumpsters, enrollment at Keene State College, and opinions of the ordinance. Three hypotheses were developed for each zone:
The City of Keene, New Hampshire recently passed an ordinance requiring dumpster screenings for all dumpsters, roll-off containers, or cans greater than 64 gallons on city properties. The screenings will consist of any fence, wall or plant covering visible dumpsters from view of the home or business address. These screenings are required to be at least six feet in height, with a concrete slab underneath. Cost for these screenings may range between $200 to $3500 dollars, a price viewed with a variety of opinions and concerns between renters and homeowners. It is anticipated that dumpster screenings will better the quality of life in neighborhoods and generally beautify the city.
Seasonally inundated depressions in the forest floor, typically referred to as vernal pools are in great demand of increased protection and further refined regulations. Vernal pools are typically small in size, isolated from larger wetland features, and not permanently inundated making them hard to find. These aspects make it more difficult to place specific restrictions against the degradation of such habitats. However they are immensely important to the species that rely upon them for breeding purposes. New Hampshire is one of the many states that does not classify vernal pools directly under wetland conservation regulation. The only instance in which vernal pools could potentially be protected is if they lie within a wetlands buffer zone.
This thesis aims to test the viability of a countywide recycling program in Cheshire County, New Hampshire. Many experts in the field of recycling believe that the consolidation of recycling centers can lower per capita costs and increase the profitability of recycling. Larger, more mechanized facilities such as the Keene Recycling Center can process large quantities of recyclables in a short amount of time. It makes economic sense for small recycling centers to shut down and join larger nearby facilities.
This sample PowerPoint was created by student Read Gildner-blinn, a published poet who composed a poem in french for an assignment in Dr. Langford’s FR-316-Composition in French class.
This document outlines Keene State College's Academic Plan for 2009-2014. The plan aims to enhance the college's academic excellence and position it as a leading public liberal arts institution. It emphasizes providing a high-quality education that prepares students for career success and civic engagement through programs like integrated studies and experiential learning opportunities. The plan's vision is for Keene State to offer a nationally recognized model for undergraduate liberal arts education through learner-centered approaches and a commitment to student and faculty development.
Keene State College’s Strategic Plan challenges the college community to work
together in “a dynamic progression to a new level of academic excellence.
Keene State College’s Strategic Plan challenges the college community to work
together in “a dynamic progression to a new level of academic excellence.
Keene State College’s Strategic Plan challenges the college community to work together in “a dynamic progression to a new level of academic excellence.
This document provides a student housing analysis of the Southeast Keene neighborhood in New Hampshire. It begins with acknowledging the geography department at Keene State College and others who assisted with the project. It then discusses the context of neighborhoods and how they are defined. Neighborhood change is examined, including the stages of decline and revitalization. Issues related to "town and gown" relationships between college students and local residents in college towns are also reviewed. The document presents the central questions and hypotheses that will be examined regarding student housing trends and impacts on the Southeast Keene neighborhood.
Keene State College Academic Affairs Technology Plan 111808Jenny Darrow
The document outlines Keene State College's Academic Affairs Technology Plan, which was developed in 2007 to transform student learning and support faculty and staff. It provides goals and principles for creating innovative learning environments through engaged and connected experiences both inside and outside the classroom. This includes developing students' technological fluency and information literacy. The plan establishes leadership groups and an annual review process to ensure the initiatives align with the college's strategic goals and other technology plans.
The document summarizes the results of a survey given to attendees of the 2008 AT/IT Summit. The majority of respondents agreed or strongly agreed that the summit gave them a better understanding of effective learning environments and experiences. Most also agreed that course management systems could support the university's efforts in this area and that the university's technology departments should provide leadership in creating effective learning environments.
This document summarizes the initial steps taken by Keene State College to overcome a culture of resistance to technology usage. It describes a culture with little leadership, academic freedom, and resistance to change. Accreditation reviews noted a need for more consistent technology use. A technology plan was created with a vision for student and faculty technology usage. The instructional technology unit was moved to academic affairs. A Center for Excellence in Learning and Teaching was also proposed to provide resources and support for faculty technology integration. These were Keene State's first steps to address technology resistance and encourage more technology usage on campus.
The document summarizes the history and development of teaching technologies from blackboards to electronic slides. It discusses how different technologies can be used to support different teaching styles from a transmissive approach where the instructor drives learning, to a transactional approach where the instructor provides a framework, to a transformative approach where the instructor facilitates autonomous learning. It also notes that the effectiveness of these technologies depends on integrating them appropriately with classroom activities and that a blended approach is typically most effective.
🔥🔥🔥🔥🔥🔥🔥🔥🔥
إضغ بين إيديكم من أقوى الملازم التي صممتها
ملزمة تشريح الجهاز الهيكلي (نظري 3)
💀💀💀💀💀💀💀💀💀💀
تتميز هذهِ الملزمة بعِدة مُميزات :
1- مُترجمة ترجمة تُناسب جميع المستويات
2- تحتوي على 78 رسم توضيحي لكل كلمة موجودة بالملزمة (لكل كلمة !!!!)
#فهم_ماكو_درخ
3- دقة الكتابة والصور عالية جداً جداً جداً
4- هُنالك بعض المعلومات تم توضيحها بشكل تفصيلي جداً (تُعتبر لدى الطالب أو الطالبة بإنها معلومات مُبهمة ومع ذلك تم توضيح هذهِ المعلومات المُبهمة بشكل تفصيلي جداً
5- الملزمة تشرح نفسها ب نفسها بس تكلك تعال اقراني
6- تحتوي الملزمة في اول سلايد على خارطة تتضمن جميع تفرُعات معلومات الجهاز الهيكلي المذكورة في هذهِ الملزمة
واخيراً هذهِ الملزمة حلالٌ عليكم وإتمنى منكم إن تدعولي بالخير والصحة والعافية فقط
كل التوفيق زملائي وزميلاتي ، زميلكم محمد الذهبي 💊💊
🔥🔥🔥🔥🔥🔥🔥🔥🔥
This presentation was provided by Racquel Jemison, Ph.D., Christina MacLaughlin, Ph.D., and Paulomi Majumder. Ph.D., all of the American Chemical Society, for the second session of NISO's 2024 Training Series "DEIA in the Scholarly Landscape." Session Two: 'Expanding Pathways to Publishing Careers,' was held June 13, 2024.
Elevate Your Nonprofit's Online Presence_ A Guide to Effective SEO Strategies...TechSoup
Whether you're new to SEO or looking to refine your existing strategies, this webinar will provide you with actionable insights and practical tips to elevate your nonprofit's online presence.
THE SACRIFICE HOW PRO-PALESTINE PROTESTS STUDENTS ARE SACRIFICING TO CHANGE T...indexPub
The recent surge in pro-Palestine student activism has prompted significant responses from universities, ranging from negotiations and divestment commitments to increased transparency about investments in companies supporting the war on Gaza. This activism has led to the cessation of student encampments but also highlighted the substantial sacrifices made by students, including academic disruptions and personal risks. The primary drivers of these protests are poor university administration, lack of transparency, and inadequate communication between officials and students. This study examines the profound emotional, psychological, and professional impacts on students engaged in pro-Palestine protests, focusing on Generation Z's (Gen-Z) activism dynamics. This paper explores the significant sacrifices made by these students and even the professors supporting the pro-Palestine movement, with a focus on recent global movements. Through an in-depth analysis of printed and electronic media, the study examines the impacts of these sacrifices on the academic and personal lives of those involved. The paper highlights examples from various universities, demonstrating student activism's long-term and short-term effects, including disciplinary actions, social backlash, and career implications. The researchers also explore the broader implications of student sacrifices. The findings reveal that these sacrifices are driven by a profound commitment to justice and human rights, and are influenced by the increasing availability of information, peer interactions, and personal convictions. The study also discusses the broader implications of this activism, comparing it to historical precedents and assessing its potential to influence policy and public opinion. The emotional and psychological toll on student activists is significant, but their sense of purpose and community support mitigates some of these challenges. However, the researchers call for acknowledging the broader Impact of these sacrifices on the future global movement of FreePalestine.
This presentation was provided by Rebecca Benner, Ph.D., of the American Society of Anesthesiologists, for the second session of NISO's 2024 Training Series "DEIA in the Scholarly Landscape." Session Two: 'Expanding Pathways to Publishing Careers,' was held June 13, 2024.
1. P age |i
December 2008
KEENE STATE
COLLEGE
MAY THE FORCE BE WITH YOU:
DEPARTMENT OF
WORKFORCE HOUSING IN THE
GEOGRAPHY MONADNOCK REGION
Sarah Forler, Torin Hjelmstad, Elizabeth Kane
Faculty Sponsor: Christopher Cusack
2. ii
Abstract
The United States Department of Housing and Urban Development defines affordable
housing, as “a household that spends no more than 30 percent of its annual income on
housing.” In conjunction with Heading for Home, a Keene-based non-profit housing
coalition, this study’s primary focus is on the issue of workforce housing in Keene and
the Monadnock Region of New Hampshire. One closed-response survey was developed
and distributed to Town Planners and Selectmen to ascertain opinions regarding
workforce housing. A second closed-response survey was distributed at Cheshire
Medical Center in Keene to determine the impact of commuting on health care
professionals. A case study was also conducted on Walpole, New Hampshire, where a 52
acre parcel of land has been preserved with the support of many public and private
organizations. Education, participation, and legislation are all essential and necessary if
New Hampshire wishes to house its workforce.
3. iii
Acknowledgements_______________________________________________________
We are extremely grateful to the many organizations and individuals that
provided valuable information and helpful insight.
The following organizations are:
Heading for Home
Keene Planning Department
Southwest Regional Planning Commission
New Hampshire Housing Finance Authority
Cheshire Housing Trust
Keene State College
In addition we would like to thank the following individuals for their support on
behalf of this study:
Susy Thielen, Coordinator, Heading for Home
Susan Newcomer, Workforce Development Coordinator, Heading for Home
Joyce Clarke, Member, Heading for Home
Benjamin Frost, Director of Public Affairs, New Hampshire Housing Finance Authority
Mikaela Engert, City Planner, City of Keene
Laura Thibodeau, Tax Assessor, City of Keene
Will Schoefmann, GIS Technician, City of Keene
Matt Suchodolski, Community Development Specialist, Southwest Regional Planning Commission
Nicole Cusack, RN, BSN, Cheshire Medical Center
Dr. Christopher Cusack, Department of Geography, Keene State College
Sheldon Sawyer, Selectman, Town of Walpole
4. iv
TABLE OF CONTENTS
LIST OF FIGURES iv
LIST OF TABLES v
CHAPTER 1 1
Introduction 1
Literature Review 2
Affordable Housing in New Hampshire 7
Hypotheses 11
CHAPTER 2 13
Keene and the Monadnock Region 13
CHAPTER 3 21
Workforce Housing Purchasing Power 21
CHAPTER 4 36
Survey, Methodology, and Results 36
Health-care Professionals Survey 36
Health-care Professionals Survey Results 37
Planning Board Members and Selectmen Survey 40
Planning Board Members and Selectmen Survey Results 43
CHAPTER 5 48
Case Study Within the Monadnock Region: Walpole, New Hampshire 48
CHAPTER 6 54
Conclusions and Solutions 54
LITERATURE CITED 58
APPENDICES 61
APPENDIX 1 – LIST OF INTERVIEWEES 62
APPENDIX 2 – HEALTH-CARE PROFESSIONALS SURVEY PLANNING 63
APPENDIX 3 – RAW DATA 65
APPENDIX 4 – BOARD MEMBERS AND SELECTMEN SURVEY 66
APPENDIX 5 – RAW DATA 69
5. v
LIST OF FIGURES
FIGURE
1. New Hampshire Housing Coalitions 9
2. The Monadnock Region 11
3. Aging Population for Keene, New Hampshire, for the Year 2000 15
4. Population Change 1970-2007 16
5. Residents Who Commute out of Community of Residence 18
6. Residents Who Work in Community of Residence 19
7. Single-Family Homes in Keene, 2001 23
8. Single-Family Homes in Keene, 2008 24
9. Homes Falling Within the Workforce Housing Purchasing Power, 2001 26
10. Homes Falling Within the Workforce Housing Purchasing Power, 2008 26
11. Workforce Housing Availability in Keene’s Downtown, 2001 28
12. Workforce Housing Availability in Keene’s Downtown, 2008 29
13. Workforce Housing Availability in West Keene, 2001 31
14. Workforce Housing Availability in West Keene, 2008 32
15. Workforce Housing Availability in area around Maple Avenue, 2001 33
16. Workforce Housing Availability in area around Maple Avenue, 2008 34
17. Opinions on worst aspect of respondents commute 40
18. Survey Respondents 42
19. Officials’ opinions regarding future land use 46
20. Town Common, Walpole, New Hampshire 48
21. Home that does not adhere to 200 foot ordinance 49
22. Location of Ballum Farm in Walpole, New Hampshire 51
6. vi
LIST OF TABLES
TABLE
1. Monadnock Region Municipalities Arranged by County 13
2. 2001 Affordability Calculator 21
3. 2008 Affordability Calculator 22
4. Correlation between commute time and workplace morale 37
5. Correlation between commute time and household morale 38
6. Correlation between commute and length of employment 39
7. Opinions of growth compared to Cheshire County 43
8. Opinions on changes in Master Plan 44
9. Opinions on tax increases which supplement workforce housing options 45
10. Correlation results between income and housing options 46
7. P age |1
Chapter 1________________________________________________________________
Introduction
Communities throughout the United States are faced with a growing and
sometimes unrelenting problem: a scarcity of workforce housing. An increasing number
of low and moderate-income families—families in a community’s “workforce”—are
having difficulty affording reasonably priced homes. This issue is not a low-income issue,
but rather one that affects entire communities. Nurses, teachers, firefighters and police
officers—vital building blocks of a community—are all struggling to find affordable
housing in the communities where they work.
Much has been written about housing (Barnett 2003; Green and Malpezzi 2003;
Bratt 1989) and specifically about designing homes that are not only aesthetically
pleasing and environmentally friendly, but also affordable (Barnett 1995; Benfield,
Terris, and Vorsanger 2001; Wells 2007). The United States Department of Housing and
Urban Development (HUD) website defines affordable housing, as “a household that
spends no more than 30 percent of its annual income on housing” (2008). In the
simplest terms, “the relationship of the cost of housing to income is central to the
definition of affordable housing” (Meck, Retzlaff, and Schwab 2003, 20-21). Currently,
this cost to income relationship is proving increasing difficult to reconcile for members
of the workforce.
8. 2
Literature Review
Affordable housing is considered to be a problem across the nation. It not only
impacts the sales of homes, but the employers of businesses as well. A majority of the
working population is not within the means to spend only 30 percent of their income on
housing (mortgage and rental payments). This concern is evident all across the country,
not necessarily in one specific place, city, or town. This issue has become an ever-
increasing problem and it seems that no part of the United States can escape the heavy
hand of the workforce-housing crisis.
The state of Arizona has seen a great increase in the price of homes within the
past five years. For example, from the 1st quarter of 2005 to the 1st quarter of 2006
there was a 32.81% increase in annual home prices. The fact that the price of homes has
rapidly increased over the past years has pushed development into areas that were
previously uninhabited. Not only has there been a rapid increase in the prices of homes,
but the population has also increased creating a greater demand for houses. In order to
compensate and help the workforce (teachers, police officers, fire fighters, and nurses)
in their ability to afford housing within the community that they are employed, the
amount of development of more affordable housing needs to be increased. In 2005, a
task force was created for the state of Arizona to help address this problem. There were
many suggestions and strategies that were brought to the attention of the task force,
such as development and expansion, creating financial incentives to encourage the
establishment of local housing trust funds, and permitting the State Treasurer to
9. 3
authorize a percentage of the states permanent funds to be put aside for additional
loans specifically for affordable housing (Gunderson 2007, 42-43).
Facing comparable problems is Edina, Minnesota, a Minneapolis suburb of just
under 50,000 residents. It is also having a rather difficult time housing its workforce.
Residents in Edina earn on average $66,019 annually and an average home in the town
costs around $338,000. (Sullivan 2004). While the number of employment opportunities
continues to grow in Edina, residents are still unable to afford the homes located in that
same community. Employees are choosing to leave the city of Edina and taking
residence in other Minneapolis suburbs. These individuals are then making a sometimes
hour-plus commute into work on a daily basis.
Echoing similar sentiments is Park City, Utah, a premier ski vacation town, and
economic force in Summit County, Utah. There are simply not enough housing units
being built that low- and moderate-income households can afford (Housing Park City’s
Workforce 2005). In the first quarter of 2008, homes were selling for above $1.1 million
on average. A two-bedroom condominium can be expected to cost somewhere around
$200,000, although some are selling for $300,000. Like elsewhere, the town’s workforce
is slowly being driven out due to the high prices of the housing market (Palmer 2008).
A study done in Sedona, Arizona, found that employees who live in the city do
not have significantly higher incomes than workers who commute. City residents are
paying significantly more to live near their respective jobs, while commuters are paying
less in housing costs, living in smaller, more rural towns, but are unfortunately incurring
higher travel costs (Gober, et al. 1993). This study proves that the imbalances of
10. 4
workforce housing are not restricted to urban areas; that suburban and rural areas are
faced with the same dire concerns. Workforce housing “has not kept pace with
suburban job growth” (Gober, et al. 1993, 19) and thus employees are suffering because
the city in which their jobs are located do not provide adequate and affordable housing
options.
Inclusionary zoning, which has become more prominent recently, can be
described as a government’s requirement or encouragement to developers to create
affordable residential units as a part of any new development. It commonly requires
that a specific number of these units be built for families of a particular income level.
Finally, an affordable time period is allotted, which controls the amount of time that the
units can be on the market as affordable. A major benefit of this program is that the
financial burden of developing these units falls on the developer, rather than the
community. In return for the tremendous commitment and responsibility, the
developers receive incentives, usually involving a density bonus, for the great work
being done (Lerman 2006, 385-386).
On the other hand, exclusionary zoning cannot be considered nearly as positive
as its counterpart. The zoning ordinances require large lot sizes, prohibit the use of
mobile homes, and limit the amount of multifamily homes that can be built.
Exclusionary zoning can be most commonly found in affluent communities where the
population hopes to keep the “lower income” families out of their neighborhood.
Governments have been known to disguise the issue of exclusionary zoning—to
preserve the community’s character—so as not to seem like the town is discriminating
11. 5
in any way (Lerman 2006, 386-387). However, Pendall (2000) notes that despite the
combined efforts of some governments to limit this type of discrimination, exclusionary
zoning is still being used as a vice for segregation.
However, there are states and local governments that have decided to take
action against this issue. In 1969 the state of Massachusetts adopted the “Anti-Snob
Zoning Act” in hopes that the state would solve a housing “crisis” before it began. The
act has not been altered in the almost forty years it has been on the books, and can still
be read today as requiring that, “no less than ten percent of the housing stock within
every city and town be subsidized with or by a federal or state subsidy” (Witten 2008,
230-232). This can further be understood as the state of Massachusetts promising to
provide additional federal funding to the specific cities and towns that have less than
ten percent of its housing financed. The intent of this act was to aid the municipalities in
providing affordable housing options at no considerable cost to their local governments.
In conjunction with this act, builders are able to reap the benefits as well. If the
builder chooses to offer twenty-five percent of the residences as “affordable”, all zoning
rules and restrictions are waived. Although this may sound like a very open and
straightforward act, the fine print tells an entirely different story. It is proposed that the
local zoning regulations of each individual town have the ability to be waived. The
definition of local includes the rules and regulations adopted by the city or town itself,
not required by the state. This further means that the State of Massachusetts’ zoning
regulations do not have the option of being waived, just because the developer so
chooses to offer affordable housing. The State Building Code, Wetlands Protection Act,
12. 6
Environmental Policy Act, and wastewater disposal regulations apply equally to each of
the cities and towns. This, as can be assumed, poses many problems for the cities and
towns because of their individual environmental and infrastructural qualities.
Furthermore, the permit process of the act lacks any policy that requires developers to
comply with a towns pre-existing master plan (Whitten 2008, 227-228). Without proper
knowledge of the cities historical records, or current master plans, the developer may
cause further damage to the infrastructure or environment.
On the brighter end of the situation, more is being done, most recently, to help
lower-income families become more self-sufficient and lessen the burden of finding
housing within an affordable price range. McClure (2008) focuses on de-concentrating
poverty with the use of housing programs. He has determined that placing low-income
families in a development designed exclusively for low-income households “creates
social and economic isolation and contributes to the ills of our cities” (91). De-
concentration of poverty is the first step in eliminating this condition. Lower-income
families and households should not be forced to live in so-called “low-income”
neighborhoods, but rather should have the option to choose where to live. This de-
concentration of poverty then allows for better housing structures, safer
neighborhoods, and a higher quality of services (92). Finally, with proper social
networking, introducing a lower-income household into a “good” neighborhood will
help in eliminating the non-existent relationship that is currently present between
economic classes.
13. 7
Affordable Housing in New Hampshire
This continuously growing gap between low and moderate-income households
and the ever increasing average home prices are creating a challenge for state and local
officials. In the state of New Hampshire, the legislation currently passed a statute that
promotes the development of more workforce housing. Senate Bill 342-FN-LOCAL
(2008) “requires municipalities that exercise the power to adopt land use ordinances to
provide opportunities for the development of workforce housing” and “establishes a
mechanism for expediting relief from municipal actions which deny, impede, or delay
qualified proposals for workforce housing”. The Bill, which takes effect in July of 2009, is
aimed to help alleviate the shortage of housing available for the working class.
Mr. Benjamin Frost, Director of Public Affairs for the New Hampshire Housing
Finance Authority (NHHFA), was an instrumental part of Bill 342. He hopes that the Bill
will “force New Hampshire municipalities to examine its ordinances and make a good
faith determination if they are allowing enough affordable housing opportunities” (Frost
2008). If, after July 2009, municipalities are not in compliance with Bill 342, a loss of
control of legislative decision-making will occur. It is a small step in the larger scheme of
trying to eliminate the need for workforce housing.
Additional steps are being taken in the right direction to find a solution to this
ever-increasing issue. These solutions can be found in the form of housing coalitions
that are springing up across the country. New Hampshire, alone, currently has eight
coalitions designed to help alleviate the workforce-housing problem (Figure 1). The
Upper Valley Housing Coalition (UVHC), based in White River Junction, Vermont,
14. 8
includes many towns in the state of New Hampshire. The coalition was created after a
workforce-housing summit in November 2001, where over 200 business, municipal, and
civic leaders gathered to address the difficulty with affordable housing. This region is a
highly desirable place to live and work, which has drawn many top companies to the
area resulting in over 10,000 jobs just in the past decade. With the support of
community members, over 200 volunteers were able to raise $110,000 to fund the first
year of operation. Through education, advocacy, and legislation, the UVHC hopes to
eliminate the affordable housing shortage (www.uvhc.org).
15. 9
Figure 1 New Hampshire housing coalitions.
*Some towns are located in more than one housing coalition
In 2001, the Housing Partnership initiated an education and advocacy program
called the Workforce Housing Coalition of the Greater Seacoast (WHCGS). With the help
of local businesses, government, and community groups, the mission of the WHCGS is to
16. 10
be a mechanism for the development of a range of housing options for the workforce in
the Greater Seacoast Region. Through public awareness and education, the coalition
hopes to acknowledge the need to balance out the housing supply, advocate practices
to protect the environment, and support developers that are committed to creating
quality workforce housing options (www.seacoastwhc.org).
Heading for Home, a third non-profit coalition is based in Keene, New
Hampshire, and was initiated in 2003 to address ubiquitous housing problems facing the
region. Its jurisdiction lies within the thirty-one towns in the Monadnock Region (Figure
2). Heading for Home strives to provide the necessary leadership, advocacy, and
organization to assist the development and maintenance of workforce housing. The
board of directors on the committee represents businesses and individuals from around
the Monadnock Region who agree with the need for further workforce housing options
across the region. Donations from members allow Heading for Home to remain an
active part of the community (www.headingforhome.org). Working in conjunction with
Heading for Home, the primary focus of this study is on the issue of workforce housing
in Keene and the Monadnock Region.
17. 11
Figure 2 The Monadnock Region.
Hypotheses
Several hypotheses were developed for this study and tested using SPSS
Statistical Analysis. The initial hypothesis was created with the hope of finding a
common factor between the lack of affordable housing in certain towns and their
respective median incomes. It was hypothesized that:
o Towns with a higher median income will have less workforce housing options.
This will be due to an overall lack of low-to moderate-income households, the
primary recipients of workforce housing.
o Fewer homes in 2008 will fall within the workforce housing range than in 2001
due to the increase in home values.
Previous studies have also shown that longer commute times can attribute to
negative implications in the workplace. Hennessy (2008) notes that driving can intensify
18. 12
other stressors, namely workplace conflict. Using this particular study, two additional
hypotheses were developed:
o Employees with longer commute times will show significantly affected levels of
workplace and household morale.
o Longer length of employment will correspond with a significantly shorter
commute time.
19. 13
Chapter 2________________________________________________________________
Keene and the Monadnock Region
Primary research for this study is associated with the Monadnock Region of New
Hampshire, located in the southwestern corner of the state. The Monadnock Region,
composed of thirty-one towns, which span Cheshire, Sullivan and Hillsborough Counties
(Table 1), is known for an abundance of scenic lakes and ponds, charming towns, and
Mount Monadnock, which stands 3,165 feet above the surrounding towns (NH State
Parks). Somewhat isolated from the rest of the state, be it due to geographic or
psychological factors, the Monadnock Region offers an interesting look into the ever-
present workforce housing issue.
Table 1 Monadnock region municipalities arranged by county.
Hillsborough County Sullivan County
Antrim Acworth
Bennington Charlestown
Greenfield Langdon
Hancock
Peterborough
Cheshire County
Alstead Jaffery Rindge Troy
Dublin Keene Roxbury Walpole
Fitzwilliam Marlborough Stoddard Westmoreland
Gilsum Marlow Sullivan Winchester
Harrisville Nelson Surry
Hinsdale Richmond Swanzey
Keene, the eleventh largest municipality in New Hampshire with a population of
22,672 (U.S. Census Bureau), is the physical and economic center of Cheshire County. It
is approximately 94 miles northwest of Boston, Massachusetts, 60 miles west of
Manchester, New Hampshire, and 100 miles north of Hartford, Connecticut, allowing for
easy access from the three largest surrounding metropolitan areas. Home to Keene
20. 14
State College and Antioch New England Graduate School, Keene draws a considerable
number of young people (18-24) who help stimulate the economy and diversify the
community. Keene is also home to the Colony Mill Marketplace and the Monadnock
Marketplace, just two of the many shopping destinations for local residents and visitors.
However, while many people are drawn to Keene for its plethora of activities, fewer and
fewer people are choosing to call Keene home.
The lack of affordable housing has had repercussions on the average age of
residents in the Monadnock Region and Keene in particular. Figure 3 highlights the aging
population in Keene. Note the inflated levels of 20-24 year olds, which can be attributed
to the colleges (KSC and Antioch). Young families are choosing not to move to the Keene
area because of the lack of housing, leaving only an aging population and college
students, many of whom are not residents. In the next twenty to thirty years, the
current population of 40 to 55 year olds will maintain its current rate of growth, while
the younger population will continue to decline. This is slowly turning New Hampshire
into one of the “oldest” states in the nation. New Hampshire’s median age in 2007,
according to the U.S. Census Bureau, was 39.8 years. Florida, a popular retirement
destination, where the general perception of the population is “old”, has a median age
of 39.9 years, not much higher than New Hampshire.
21. 15
Figure 3 Aging population for Keene, New Hampshire for the year 2000.
While Cheshire County’s population continues to rise, albeit more slowly in
recent years, Keene’s has flat-lined, maintaining a relatively consistent level over the
past twenty years (Figure 4). This may be due to several issues, such as Keene residents
paying higher taxes compared to the surrounding towns. According to the New
Hampshire Department of Revenue Administration, Keene residents’ 2006 Full Value
Tax Rate (per $1,000 of value) was $24.58, whereas residents of Westmoreland, directly
west of Keene, only pay $12.97 in Full Value Tax Rates. Residents are finding it more
practical to live outside the city of Keene and make the longer commute to work, just to
pay the cheaper tax rate.
22. 16
Figure 4 Population change, 1970-2007.
Another possible reason for the lack of growth within Keene and continued
growth outside of Keene is the availability of jobs. The thirty towns that surround Keene
are not the economic forces that Keene is and thus, the term “drive until you qualify”
often applies. This refers to what many residents are forced to do: drive away from their
place of employment until they can find housing that is within their income level. If it
means working in Keene and commuting from Charlestown, some residents are forced
to do so. This is unfortunate when the commute time becomes a detriment to the well
being of a household or workplace.
Figures 5 and 6 show the percentage of working residents who commute outside
of their communities and the percentage of working residents who work within their
community of residence, respectively. Residents of Keene, by and large, do not
commute out of Keene to work. This is due to the availability and variety of jobs in
Keene for those who live there. Residents of Keene are earning higher incomes than
those outside of Keene and are able to afford housing that is relatively closer to the
23. 17
jobs. Similarly, very few residents of Keene’s surrounding towns remain in the
community to work. This is again due to the strong job market in Keene.
As evident in Figure 5, more than 82% of residents in Surry, Sullivan and Roxbury
commute out of the community to work. This is likely due to the lower taxes and greater
opportunity for employment. Conversely, Keene residents generally stay in Keene to
work. A larger job market, along with higher paying jobs enables residents to live and
work in Keene. Figure 6 shows that Keene residents choose to remain in Keene to work,
as do residents of Peterborough. This may be due to the fact that both are home to
hospitals, which are the towns’ largest employers; Cheshire Medical Center (CMC) in
Keene employs 1,500 and Monadnock Community Hospital in Peterborough employs
600 (www.nh.gov).
26. 20
The towns surrounding Keene can also be referred to as “bedroom
communities” or “commuter towns.” As previously discussed, individuals and their
families often choose to live in a community outside of Keene for the cheaper tax rates,
but will continue to commute to Keene for work and furthermore to use the city’s
services, recreation, and shopping options. This in turn, puts a larger strain on the
population still living within the city. Residents of Keene are continuing to pay high tax
prices while supporting the services of residents from surrounding towns.
27. 21
Chapter 3________________________________________________________________
Workforce Housing Purchasing Power
According to the United States Census Bureau website, “affordable housing” is
“housing that falls within the purchasing power of those whose household income falls
between 80% and 120% of the area’s median income” (2008). For example, the 2008
median income for the City of Keene, New Hampshire is $61,089 (CNN Money.com).
Based on this median income, the purchasing power of a family in Keene making the
average income would be $188,351. Purchasing power includes variables such as
interest rates, mortgage repayment terms, property tax rates, and available cash for
down payment (www.nhhfa.org).
This was determined using the “affordability calculator” available on the New
Hampshire Housing Finance Authority website (www.nhhfa.org). Using the same
calculations, the 2001 purchasing power was determined, as well, to detect any changes
in housing affordability. Prior to these calculations, three variables were assumed. First,
a $10,000 down payment would be made; second, the interest rate would be set at
6.25%; and third, the mortgage term would be set to be paid back over a thirty year
period. Tables 2 and 3 show how these calculations were processed.
28. 22
Table 2 2001 Affordability calculator.
Annual Income: $57,640 Purchase Price: $176,130.00
Total Monthly Payment: $1,328.62 Cash Down Payment: $10,000
Interest Rate: 6.25% Mortgage Term: 30 Years
80% Purchase Power Average Purchase Power 120% Purchase Power
$140,904.00 $176,130.00 $211,356.00
Table 3 2008 Affordability calculator.
Annual Income: $61,089 Purchase Price: $188,351.00
Total Monthly Payment: $1,425.04 Cash Down Payment: $10,000
Interest Rate: 6.25% Mortgage Term: 30 Years
80% Purchase Power Average Purchase Power 120% Purchase Power
$150,680.80 $188,351.00 $226,021.20
Figures 7 and 8 illustrate the assessed property values for single-family
residential homes in 2001 and 2008, respectively. Note the 2001 range of home values,
which is $27,300 to $966,500, lower than the 2008 range of $46,700 to $1,022,300. A
comparison between these two figures shows how the values of single-family homes in
Keene have increased over a period of seven years. This makes it even more difficult for
working families to find a home in a viable price range.
31. 25
For further analysis, three locations throughout Keene were selected to look
specifically at the number of single-family homes falling within the purchasing power
range. First, Keene’s historic downtown (1); second, West Keene, home of Keene High
School (2); and finally, the area adjacent to Maple Avenue (3) in the northwest part of
the city. These locations are the areas that are most densely populated with single-
family homes in Keene. The number of homes that fall within the purchasing power of a
family earning the average median income in 2008 ($61,089) and 2001 ($57,640) were
determined using the previously stated U.S. Census Bureau’s definition that “housing
that falls within the purchasing power of those whose household income falls between
80% and 120% of the area’s median income”.
A closer look at the homes in Keene reveals that fewer homes fall within the
workforce housing purchasing power in 2008 than did in 2001, thus producing a failure
to reject one of this study’s hypotheses. It stated that fewer homes in 2008 would fall
within the workforce housing range income than in 2001 due to the increase in home
values. Figure 9 shows the number of available single-family homes that fell within the
workforce housing purchasing power in 2001 and Figure 10 shows the number of
available single-family homes that fall within the purchasing power in 2008. Note the
drastic reduction in available homes. Between 2001 and 2008, the number of available
homes falling within the purchasing power range fell from 3,958 in 2001 to 2,193 in
2008, or a 1,765 decrease in homes. This represents a decrease of 55.4% in the number
of homes that fall within the workforce housing purchasing power. This is an important
32. 26
figure, as it demonstrates the increase in need—and a decrease in availability—for
workforce housing.
3
1
2
Figure 9 Homes falling within the workforce housing purchasing power, 2001.
3
2 1
Figure 10 Homes falling within the workforce housing purchasing power, 2008.
33. 27
Figure 11 illustrates the workforce housing available in Keene’s Downtown
district, adjacent to Main Street, in 2001. Fewer homes were available closer to the
center of the City (Main Street), but homes become more abundant the further away
from the center. It is a small-scale form of “urban sprawl”: very few homes available
close to the city center, forcing people to spread centrifugally. This is evident by the
increased number of homes that surround Main Street. Figure 12 shows the workforce
housing available in 2008 around Main Street. Note the decrease in homes as compared
to Figure 11. This decrease can be attributed to the rising costs of homes; working
families are making the same amount of money, but the cost of living continues to
escalate. Consider the “V” area directly north of Main Street, between Court Street and
Washington Street (see figures 11 and 12). In 2001, it was moderately occupied by
homes within the workforce housing range. By 2008, noticeably fewer homes are now
considered “affordable”.
36. 30
Figures 13 – 16 show a comparison between the number of homes in the
workforce housing range in 2001 and 2008 in the locations near West Keene and Maple
Avenue, respectively. Notice the substantial decrease in the number of available homes
in both locations. Between 2001 and 2008, the amount of available homes in the West
Keene area fell from 975 to 510, a 48% decrease. Given that West Keene is the home of
Keene High School, Symonds Elementary School, and Wheelock Park, a decrease of 465
homes is sure to have a considerable impact on families of school-aged children. If this
number continues to decrease at such an alarming rate, fewer families will be able to
raise their children in a friendly neighborhood within close proximity of a school.
Maple Avenue is faced with a similar situation. Home to the Jonathan M. Daniels
School, and close to Cheshire Medical Center, this area has shown a comparable
decrease in number of available homes. In 2001, there were 627 single-family homes
that fell within the workforce housing affordability range in the Maple Avenue area and
by 2008, that number had fallen to 436, a 30% decrease. If these numbers continue to
decrease at such a drastic rate, families wishing to live in Keene will be unable to do so,
and those who do live there, will be faced with the ever-rising cost of living.
41. 35
The preceding data therefore proves the hypothesis that there would be fewer
homes that fell within the workforce housing purchasing power range in the year 2008
than there were in 2001. Despite the fact that Keene’s average median income rose
from $57,640 in 2001 to $61,089 in 2008, families were unable to cope with the
increased home values. This continuously growing gap between income and the cost of
housing will only make finding affordable housing more difficult for the families who
need it the most.
42. 36
Chapter 4________________________________________________________________
Survey. Methodology, and Results
The primary method of data collection for this study was the distribution of
surveys. Two surveys were developed and distributed with the intention of obtaining
data that would be able to be analyzed and studied. Several descriptive statistical
analyses were performed as well as tests determining a correlation between two
variables. “A correlation provides a more objective, quantitative means to measure the
association between a pair of spatial variables. Both the direction and strength of
association between the two variables can be determined statistically” (McGrew and
Monroe 2000, 193).
Health-Care Professionals Survey
Sacks (2005, 2), terms nurses as “key workers”, who “provide essential
education, health, and community safety services fundamental to the long-term vitality
of our cities and towns” (2). Other “key workers” include teachers, firefighters and
police officers—a vital part of a community’s well being and an essential part of the
workforce. Consequently, a mostly closed-response survey (Appendix 2) was developed
and distributed to members of the nursing profession at Cheshire Medical Center (CMC)
in Keene. Fourteen surveys were returned.
o A Correlation test was run to determine whether commute time has an effect on
workplace and household morale. This hopes to demonstrate that a longer
commute contributes significantly to an employee’s morale, both in the
workplace and at home.
43. 37
o A second Correlation test was run to determine the relationship between town
of residence and length of employment. It was hypothesized that a longer length
of employment would mean a shorter commute time. This test hopes to
demonstrate that those who live closer to the CMC have been employed
significantly longer than those with longer commute times.
Health-Care Professionals Survey Results
Using the results from the health-care professionals’ survey, three correlation
tests were conducted. First, to determine a correlation between commute time and
workplace morale; second, to determine a correlation between commute time and
household morale; and third, to determine a correlation between commute time and
length of employment.
Table 4 shows the results of the first correlation test. It was determined that
there is no significant correlation between commute time and workplace morale,
therefore rejecting the hypothesis. The correlation was -.231, with a significance value
of .448, thus only a moderate and statistically insignificant correlation was found.
Table 4 Correlation between commute time and workplace morale.
9d) My commute time affects my morale
Commute affects
Commute Time
workplace morale
Commute Time Pearson Correlation 1.000 -.231
Sig. (2-tailed) .448
N 13.000 13
Commute affects workplace Pearson Correlation -.231 1.000
morale Sig. (2-tailed) .448
N 13 14.000
44. 38
Table 5 shows the results of the second correlation test, which shows the
correlation between commute time and household morale. It was hypothesized that a
longer commute time would mean significantly affected levels of household morale. It
was concluded that there is no significant correlation between these two variables, as
the correlation was -.383.
While a majority of respondents commute to Keene from other towns, those
commutes affect neither workplace nor household morals. This could possibly be due to
the fact that the longest commute time among respondents was forty-five minutes, not
an extremely long distance to travel, though fairly substantial. Had commute times been
longer, a possible correlation might have resulted.
Table 5 Correlation between commute time and household morale.
9e) My commute time affects my household’s morale
Commute affects
Commute Time
household’s morale
Commute time Pearson Correlation 1.000 -.383
Sig. (2-tailed) .196
N 13.000 13
Commute affects household’s Pearson Correlation -.383 1.000
morale Sig. (2-tailed) .196
N 13 14.000
Table 6 shows the result of the final correlation test. It was hypothesized that
employees with a longer length of employment would have a shorter commute time.
The correlation coefficient was found to be -.418, hence having a weak relationship.
While eleven out of fourteen respondents have been employed at the CMC for ten years
or more, there was no relationship between length of employment and commute time.
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Also, six of the respondents disclosed that their commute time was not a significant
determinant in choosing their employment. Employees, by and large, are drawn to an
income that can support themselves and their families, regardless of their commute.
Table 6 Correlation between commute and length of employment.
5) How long is your commute to work?
Commute Time Time of Employment
Commute Time Pearson Correlation 1.000 -.418
Sig. (2-tailed) .156
N 13.000 13
Time of Employment Pearson Correlation -.418 1.000
Sig. (2-tailed) .156
N 13 14.000
Among respondents, gas prices ranked highest for worst aspect of their
commute (Figure 17). This is no surprise given the relatively high gas prices, though
prices have declined lately. Other determinants were also cited. Many respondents
cited road conditions, likely due to the major road construction currently being
undertaken on Court Street, which is the main access road to get to the Cheshire
Medical Center. An employee wishing to get to the CMC must take several detours,
endure tedious waits at stop signs, and drive on uneven or unpaved roads. Weather was
also an issue; winters in New Hampshire are often unforgiving on vehicles and drivers
alike.
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Figure 17 Opinions on worst aspect of respondents commute.
After running correlation tests there was found to be no relationship between
commute time and workplace and household morale. For both morales there was a
weak relationship in correlation to commute time, which disproved the hypothesis
stating that employees with longer commute times will show significantly affected levels
of workplace and household morale.
Planning Board Members and Selectmen Survey
While decisions regarding planning and zoning are left to Planning Board
Members and Selectmen, many states have encouraged the public to play a more
prominent role in the process (Jorden and Hentrich 2003). Ballot-box zoning, “the
process of subjecting land use decisions to popular vote, usually on a local level” (Staley
2001, 26) allows citizens to express opinions and concerns about specific topics such as
land-use or open space programs. In 2004, voters in San Francisco, California, rejected a
proposal, which would have allowed for developers to construct middle-income homes
47. 41
aimed at workforce housing families. Although none of the towns in the Monadnock
Region adhere to the ballot-box zoning initiative, the relative small size of each town,
enabled a survey to be developed which facilitated the acquisition of opinions of Town
Planners and/or Selectmen.
The survey (Appendix 4) was primarily a closed-response survey, containing
mostly Likert-scale questions for quantitative analysis and one open-ended question for
personal insights and qualitative analysis. Issues discussed were: changes in zoning, tax
increases, and incentives to developers. The survey was designed to obtain data, which
would be useful for Correlation tests and descriptive statistics.
Using the 2008-2009 New Hampshire Municipality Directory, the names and e-
mail addresses of all thirty-one towns’ Town Planners and/or Selectmen were compiled.
Surveys were sent and after two weeks, only one had been returned. A follow up survey
was sent via post to the same offices, along with additional surveys distributed to Keene
planners. Fifteen of 31 non-Keene surveys were returned as well as two Keene surveys;
responses represent 52% of the towns in the Monadnock Region (see Figure 18).
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o Using SPSS Statistical Analysis, a number of descriptive statistics were found.
Specifically, the mode, to determine the opinions on rates of growth compared
to Cheshire County (Question 3) and to determine different levels of support
regarding specific issues pertaining to workforce housing (Questions 8a-8f)
o A Correlation test was run to determine if there was a relationship between a
town’s median income and the amount of available workforce housing options.
This hopes to demonstrate that towns with a higher median income will have a
significantly lower amount of available workforce housing options
Planning Board Members and Selectmen Survey Results
Using the results of the survey, several statistical analyses were run.
Respondents were asked to compare the growth of their town to the growth of Cheshire
County as a whole. Table 7 illustrates these findings. Interesting is the discrepancy
between Keene Planning Board members’ opinions: one believes Keene is growing
faster than Cheshire County, while the other feels that it is not growing as fast.
Table 7 Opinions of growth compared to Cheshire County.
3) Compared to Cheshire County, my town is growing:
Frequency Percent Valid Percent Cumulative Percent
Valid Faster 3 9.4 18.8 18.8
About the Same 5 15.6 31.2 50.0
Slower 8 25.0 50.0 100.0
Total 16 50.0 100.0
Missing System 16 50.0
Total 32 100.0
Tests were run on two questions regarding officials’ opinions on two major
issues: changes in their towns’ Master Plan and tax increases. Question 8b posed
whether officials believed changes should be made to the town’s Master Plan so to
allow for undeveloped land to be re-zoned for workforce housing (Table 8). Of the
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sixteen respondents, seven strongly disagreed that any changes should be made to the
Master Plan while two (Keene and Nelson) strongly agreed that changes should be
made.
Overall, this reveals a considerable resistance to any re-zoning for undeveloped
land. Seventy-five percent of respondents disagree or strongly disagree that any
changes should be made to the Master Plan, while less than twenty percent agree. This
demonstrates that rezoning is not likely to be a practical option for the development of
more workforce housing.
Table 8 Opinions on changes in Master Plan.
8b) Changes should be made in the Master Plan that would allow undeveloped land to be re-zoned
so that it can be used for new neighborhood housing developments that are specifically designed
for working families
Cumulative
Frequency Percent Valid Percent
Percent
Valid Strongly Agree 2 6.2 12.5 12.5
Agree 1 3.1 6.2 18.8
No Opinion 1 3.1 6.2 25.0
Disagree 5 15.6 31.2 56.2
Strongly Disagree 7 21.9 43.8 100.0
Total 16 50.0 100.0
Missing System 16 50.0
Total 32 100.0
Table 9 shows results from Question 8d, which asked whether taxes should be
increased to help make more workforce housing options available. Taxes are always a
pertinent topic, especially in local governments, which makes this question very
essential. Not surprisingly, fourteen out of the sixteen respondents either disagreed or
strongly disagreed that taxes should be increased to make more workforce housing
51. 45
available; the remaining two had no opinion (Rindge and Alstead). Towns that surround
Keene have considerably lower tax rates as it is (New Hampshire Department of
Revenue Administration) and given the chance, it seems few would agree to a tax
increase regardless of the reason.
Table 9 Opinions on tax increases which supplement workforce housing options.
8d) Taxes should be increased to help supplement housing options for working families
Frequency Percent Valid Percent Cumulative Percent
Valid Don't Know 2 6.2 12.5 12.5
Disagree 7 21.9 43.8 56.2
Strongly Disagree 7 21.9 43.8 100.0
Total 16 50.0 100.0
Missing System 16 50.0
Total 32 100.0
Question 5 of the survey asked whether or not officials thought their town
currently had an adequate number of workforce housing options. Using these results, a
test was run to determine any correlation between a town’s median income and
adequacy of workforce housing options. As illustrated in Table 10, there is no
correlation between a town’s median income and the believed adequacy of workforce
housing. Also, only two (Greenfield and Winchester) of the respondents believed that
workforce housing was the top priority.
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Table 10 Correlation results between income and housing options.
Correlation between median income and available housing options
Five Median Income
Pearson Correlation 1.000 .133
Five Sig. (2-tailed) .612
N 17.000 17
Pearson Correlation .133 1.000
Median Income Sig. (2-tailed) .612
N 17 32.000
As illustrated in Figure 19, Question 9 sought to determine planners’ opinions
regarding future land use in their communities. Of the seventeen respondents, two
supported the removal of barriers to development and encouraged construction of new
houses. Nine respondents believe “development of housing must occur with careful
consideration and some restraint”, and the remaining six were in favor of natural
environment preservation, one respondent felt that “rural property—forests and tillable
lands are a finite commodity. We rely on these for the air we breathe and the food we
eat but also for the beauty and wildlife. Can we afford to lose these?”
Figure 19 Officials' opinions regarding future land-use.
53. 47
On the whole, there were no outstanding trends among local Town Planners and
Selectmen. The issue of workforce housing, though prominent in many towns in the
Monadnock Region, remains to be a “backburner issue” as evident by the fact that only
two town officials ranked it as the top priority in their town. For workforce housing to
become an effective and viable option, more town officials need to understand that
without it, their communities will suffer. Young families will choose not to live and work
in that area due to the fact that they are unable to afford housing within relatively close
proximity to their place of employment. Furthermore, employers will be unable to hire
skilled workers and retain valuable employees. This lack of workforce thus hinders
economic expansion and development.
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Chapter 5________________________________________________________________
Case Study within the Monadnock Region: Walpole, New Hampshire
The increase in home values in Keene has forced a considerable number of
families to move to the surrounding towns, furthering the demand for affordable
housing in those towns. One town in particular, however, views land conservation as a
primary and everlasting concern. Walpole, New Hampshire, residents joined together
for the purchase of a 52-acre plot of land adjacent to the Connecticut River.
Walpole lies about fifteen miles northwest of Keene, its western border touching
the Connecticut River. Within the town lines are the villages of Walpole, North Walpole,
and Drewsville, which contain working farms, accredited primary schools, a small
business district, and charming Town Common (Figure 20). According to the 2000 US
Census, the population of Walpole is 3,594 and of that, a considerable number have
operating farms as their main source of income (http://www.walpolenh.us).
Figure 20 Town common, Walpole, New Hampshire. Source: Authors.
55. 49
Sheldon Sawyer, Town Selectman and Planning Board Member, as well as a local
farmer, has strong opinions regarding zoning within the town and its effects on housing
costs. He explained that the Town of Walpole currently mandates that residential
development must lie on a parcel of land that is no less than 40,000 square feet and
furthermore possess no less than 200 feet of road frontage. Walpole’s town common
can be found as an exception to this rule. There are homes and businesses that do not
possess the 200 feet of frontage because they were grandfathered into the ordinance
(Figure 21). This is due to those specific homes and businesses being established prior to
the master plan being written. Ultimately, if Walpole chose to build a town common
today, it would look drastically different due to the regulations mandated by the
ordinance.
Figure 21 Home that does not adhere to 200-foot ordinance. Source: Authors
56. 50
Mr. Sawyer also noted that subdivisions can be developed on a major or minor
scale. According to the Town of Walpole website, a major subdivision consists of
anything more than four dwellings, while a minor subdivision allows for four or less
residences (2006). Builders are choosing to develop minor subdivisions because the
approval process by the town is much simpler, and is more likely to be accepted over a
major development project. This significantly limits the amount of development in
Walpole. Furthermore, it may spur an inefficient “leap-frog” form of housing
development.
Currently fifteen percent of Walpole falls under a conservation plan and the
town hopes to see that number rise to 25 percent in the upcoming years. One step
towards the increase in conservation can be found at Ballam Farm, only minutes from
Walpole’s center. The Ballam Farm property was formerly part of Louis Ballam’s family
farm. Figure 22 shows the location of the Ballam Farm relative to Walpole’s town center
and the Connecticut River. When this land was first put up for sale in 2006 it was under
consideration as the future site of a car dealership and residential development. This
raised concern due to the fact that this property is located close to Walpole’s “River
Well”- the largest public water supply in town. The 52 acres of farmland and forestland
have frontage on the Connecticut River, good quality soil, and are positioned over the
town’s drinking water aquifer, covering about twenty-percent of the most productive
aquifers in the state of New Hampshire (http://www.nh.nrcs.usda.gov).
57. 51
Figure 22 Location of Ballam Farm in Walpole, New Hampshire.
Many organizations played a role in the funding to help purchase this land. The
Trust for Public Land raised almost $200,000 of private funding that was matched with
public funds for the conservation land. The United States Department of Agriculture’s
Natural Resources Conservation Service’s Farm and Ranch Lands Protection Program
58. 52
provided a $290,000 grant. The Water Supply Land Grant Program of New Hampshire
provided a $153,000 grant as well. Locally, the Walpole Conservation Commission
contributed $50,000 in order to fund the purchasing of the Ballam Farm
(http://www.nh.nrcs.usda.gov).
After two years, The Trust for Public Land (TPL) and the Walpole Conservation
Commission has successfully closed on the Ballam Farm Conservation Commission. This
gives Walpole’s Conservation Commission a conservation easement on the land. Not
only are the 52 acres adjacent to the Connecticut River but there is an additional eight
acres in addition to the wellhead property which can hold a wellhead if it is needed in
the future. Now that this land is protected there will not be any development that may
pollute the water supply of Walpole. While conserving this land protects the water
supply of the community, it also removes 52 acres of land from potential housing
development.
In Communities and Consequences, authors Francese and Merrill report that
resistance to residential development is common in many towns.
A developer may propose a plan to build 90 homes on 300 aces of open
land—in conformance with the town’s three-acre minimum zoning.
Individuals opposed to that wasteful use of the land rally support for
buying up all 300 acres for permanent conservation as open space.
Federal and state grants are obtained and combined with a town bond
issue to purchase the land, and the development is stopped (2008, 23 –
24).
The repercussions of this particular act are both long term and most certainly
underestimated by the population who chose to conserve the land. The cost of housing
will increase because of the demand and young families will not have the option of
59. 53
living there because of the lack of affordable housing, thus starting the vicious cycle.
Fortunately, there are many solutions and available options for towns like Keene and
Walpole to put into action.
60. 54
Chapter 6________________________________________________________________
Conclusions and Solutions
When a family is left without a bed to sleep in at night, without a living room to
congregate in, and without a dining room to eat a meal in, they are not considered
houseless, but rather homeless. This issue is not just an issue of numbers and figures; it
has ramifications that transcend every family in every town. But what can be done?
What can communities do to help combat this issue?
Mikaela Engert, City Planner for Keene, New Hampshire, believes that ultimately
workforce housing involves having a choice. Workforce families should be able to
choose homes that are well built and well maintained, not homes that are so-called
“dumps” located in bad neighborhoods. Homes should be within close proximity to
town services (jobs, shops), which would decrease energy consumption and
transportation costs; homes should be energy efficient, further reducing energy costs;
and finally, homes should be family-specific: a fitting home for a family of three should
be suitable for a family of three, not a family of seven.
Engert suggests changing town ordinances and offering better incentives to
developers to make their metaphoric carrot bigger. This is something that Keene is
currently in the process of doing by making changes to the Master Plan, which will
address the broader issue of housing as well as workforce housing specifically. If
developers are solely concerned with making a substantial profit, then they either need
to rethink the situation realistically or walk away from the project. Developing
61. 55
workforce housing should not only be about making money, it should be about creating
quality homes for families who need them.
While Engert works diligently with the City of Keene, Benjamin Frost spends his
time traveling across the State of New Hampshire to educate the public about the issues
surrounding workforce housing. He also works with the government officials of these
towns in their pursuit to find ways to offer more affordable housing within their
communities.
Further efforts, too, could be made to reduce minimum lot sizes which would
increase the density and allow for more housing options. For example, a single-family
house lot in Keene only needs to be 6,000 square feet, while in Alstead; a single-family
house lot must be five acres. This can be considered a form of exclusionary zoning,
which limits where families can live, work, be educated, and quality of life (Liberty
2003). Thus, more inclusionary zoning needs to be incorporated to help increase the
available options for families of low-to moderate-income levels.
Mixed-use development, too, would help increase the options for housing.
Mixed-use development involves combining commercial and residential lots, while still
maintaining property integrity and function. Keene’s Main Street is a prime example of
mixed-use development, with many residential apartments located above the numerous
shops and eateries. This also drastically limits commute times and provides a sense of
belonging to the community, all while allowing residents to live where they work.
Dispelling any myths will also help erase the stigma that accompanies workforce
housing. Workforce housing is not a low-income problem, it is a community issue that
62. 56
affects the entire population. It is part of a community’s infrastructure, just like road
services, water supplies and communications, which are all used on a daily basis. More
and more “cultural and economic racism” is evolving (Francese and Merrill 2008, 38).
The “not-in-my-back-yard” (NIMBY) mentality percolates through communities when
faced with workforce housing issues. To many it conjures up images of low-income
housing projects in inner-city neighborhoods. What many fail to realize is that workforce
housing is for the workforce, those who teach children, put out fires, stop crime and
save lives. Without a workforce, a community would crumble.
Another myth that coincides with workforce housing is that if a family with
children moves into a town, schools will become overcrowded and taxes will increase
for the rest of the community due to school enrollment increasing. A study by the New
Hampshire Housing Finance Authority in 2005 found that each new home results in an
average increase of only one-half child (Francese and Merrill 2008, 8). Couple this with
the fact that no new development will be built overnight; a 100-home development will
not yield 200 (or even 50) children at the start of every school year. Homes take time to
occupy. If only twenty-five homes are filled in the first year after development, about
thirteen new children are likely to become enrolled in the schools, all presumably of
different ages. Children are an essential part of a community. They maintain a stable
population within a community and help preserve balanced housing efforts for the
middle-class. The bottom line, according to Ben Frost, is that “towns need kids” (2008).
Finally, without a doubt, the most important way to help find a solution for the
workforce housing issue is to stay involved and educated. This means taking the
63. 57
opportunity to attend local housing coalition meetings to stay informed with current
issues regarding workforce housing (see www.workforcehousingnh.com/coalitions.cfm
for a full list of New Hampshire housing coalitions). It means attending planning board
meetings and learning what can be done and what has been done to address this issue.
Lastly, a simple, but extremely effective way to make a difference is with a letter to the
editor to a local newspaper. Especially in small towns where voices really can have an
impact, a letter to the editor has the power to create awareness that a larger-scaled
effort may be unable to generate.
In New Hampshire, the goal of providing adequate and well-maintained homes
for the workforce is just as imperative as any other town service. No community would
let unsuitable roads go unattended or educational facilities crumble. To achieve this
goal, communities must unite and take action through education, participation, and
legislation. Only then will New Hampshire be successful in housing its workforce.
64. 58
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Development. Accessible from www.hud.gov/offices/cpd/affordablehousing/
Index.cfm (last accessed 15 October 2008).
Barnett, J. 2003. Redesigning cities. Chicago: American Planning Association.
. 1995. The fractured metropolis. New York: Icon Editions.
Benfield, F. K., J. Terris, and N. Vorsanger. Solving sprawl: models of smart growth in
communities across America. New York City: National Resources Defense
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Bratt, R. G. 1989. Rebuilding a low-income housing policy. Philadelphia: Temple
University Press.
CNNMoney. 2008. Best places to live: Money’s list of America’s best small cities.
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Engert, M. 2008. City of Keene. Received data from personal contact.
Francese, P., and L.S. Merrill. 2008. Communities & consequences: the unbalancing of
New Hampshire’s human ecology & what we can do about it. Portsmouth, New
Hampshire: Peter E. Randall Publisher LLC.
Frost, B. 2008. New Hampshire Housing Finance Authority. Received data from personal
contact.
Gober, P., K. E. McHugh, and D. Leclerc. 1993. Job-rich but housing poor: The dilemma
of a western amenity town. Professional Geographer 45 (1): 12-20.
Goodno, J. B. 2004. Voters reject San Francisco plan to encourage workforce housing.
Planning. Available at: www.planning.org/affordablereader/planning/news0504
.htm (last accessed 16 September 2008).
Green, R. K. and S. Malpezzi. 2003. A primer on U.S. housing markets and housing policy.
Washington, D.C.: The Urban Institute Press.
Gunderson, R.J. 2007. Housing affordability and workforce housing initiatives. Economic
Development 39-46.
Heading for Home. 2008. A regional housing coalition. Available at
www.headingforhome.org (last accessed 11 November 2008).
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Hennessy, D.A. 2008. The Impact of Commuter Stress on Workplace Aggression. Journal
of Applied Social Psychology 38 (9): 2315-2335.
Housing Park City’s Workforce 2005-2010: Housing Assessment and Demand Analysis.
2005. Executive Summary.
Jorden, D. A. and M. Hentrich. 2003. Public participation is on the rise: a review of the
changes in the notice and hearing requirements for the adoption and
amendment of general plans and rezonings nationwide and in recent Arizona
land use legislation. Natural Resources Journal 43(3): 865-886.
Lerman, B. 2006. Mandatory inclusionary zoning: The answer to the affordable housing
problem. Boston College Environmental Affairs Law Review 33(2): 383-416.
Liberty, R.L. 2003. Abolishing exclusionary zoning: A natural policy alliance for
environmentalists and affordable housing advocates. Boston College
Environmental Affairs Law Review 30(3): 581-604.
McClure, K. 2008. Deconcentrating poverty with housing programs. Journal of the
American Planning Association 74(1): 90-99.
McGrew, Jr. J.C. and C.B. Monroe. 2000. Correlation. An introduction to statistical
problem solving in geography, second edition, 193. Boston, MA: McGraw Hill
Meck, S., R. Retzlaff, and J. Schwab. Regional approaches to affordable housing. Chicago:
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New Hampshire Senate. Senate Bill 342-FN-LOCAL. Available at:
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Palmer, R. 2008. Affordable Housing elusive in Park City. Deseret News, 3 August.
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Sacks, S. D. 2005. Key worker housing : a demand analysis of middle-income workforce
housing in eastern Massachusetts. Thesis: Massachusetts Institute of Technology.
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Seacoast Workforce Housing Coalition. Portsmouth, NH. Available at
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Staley, S. R. 2001. Ballot-box zoning, transaction costs, and urban growth. Journal of the
American Planning Association 67(1): 25-37.
Sullivan, T. 2004. Putting the force in workforce housing. Planning 70(10): 26-31.
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. 2000. General Housing Characteristics: 2000. Keene, New Hampshire.
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APPENDIX 1: List of Interviewees
Ms. Mikaela Engert, City of Keene Planning Department
Mr. Benjamin Frost, Director of Public Affairs, New Hampshire Housing Finance
Authority
Mr. Sheldon Sawyer, Town of Walpole Selectman and Planning Board Member
69. 63
APPENDIX 2: Health Care Professionals Survey
Greetings, we are Keene State College Geography students completing our Senior Thesis. We are working
in collaboration with Heading for Home, a non-governmental organization which was created with a goal
of finding a solution to the lack of workforce housing in the Monadnock Region. Workforce housing
applies to all income levels within our workforce. A household’s total housing costs, according to federal
guidelines, should be no more than 30% of the household’s income. The purpose of this survey is to sample
local employees’ opinions about workforce housing. We appreciate your time and if interested, we will
gladly provide you with a copy of our results.
1. Position:____________________________________
2. Town of residence: ___________________________
3. Total number of persons in your household including yourself? __________
4. Do you rent or own? Rent _____ Own _____
5. Approximately how long (in minutes) is your commute to work? __________
6. How do you get to work?
_____ Drive my own car _____ Public transportation
_____ Walk _____ Get a ride/carpool with co-worker
_____ Bicycle _____ Other
7. The worst thing about my commute is:
Gas Prices _____ Road conditions _____
Weather _____ Other _____
Traffic _____
8. How many years have you been with your current employer? __________
9. Please rate your level of support regarding the following:
a. My commute time was a significant determinant in choosing my current employer
Strongly Agree Agree No Opinion Disagree Strongly Disagree
1 2 3 4 5
b. I would like to live closer to my current employer
Strongly Agree Agree No Opinion Disagree Strongly Disagree
1 2 3 4 5
c. Housing costs are an important factor as to why I live where I do
Strongly Agree Agree No Opinion Disagree Strongly Disagree
1 2 3 4 5
70. 64
d. My commute time can affect my morale
Strongly Agree Agree No Opinion Disagree Strongly Disagree
1 2 3 4 5
e. My commute time can affect my household’s morale
Strongly Agree Agree No Opinion Disagree Strongly Disagree
1 2 3 4 5
f. A lack of affordable housing contributes to a shortage of nurses in the Monadnock
Region
Strongly Agree Agree No Opinion Disagree Strongly Disagree
1 2 3 4 5
10. If you currently do NOT live in the community where you are employed, would you consider
moving to that community if you could find housing that was affordable for your
household?
____ Yes ____ No If NO, skip to Question 11.
If Yes, how interested would you be in moving to that community?
_____ very interested _____ somewhat interested _____not very interested
If Yes, what type of housing would you need in that community to make relocating to that town
desirable and feasible?
_____ Single family house _____ Multi-family housing/ Apartment
_____ Townhouse/ Condominium _____ Other (please specify) _______________
11. Please rank what you feel is most important in your town 1-6 (1 being the least, 6 being the
most important)
Open Space/ Recreation _____ Property Taxes _____
Education _____ Workforce Housing _____
Municipal Services (police, fire) _____ Other _____ (please explain below)
12. What is your opinion about the availability of affordable housing in the Monadnock region?