Over the past year many inaccurate statements about the proposed Stevens Manor rental apartment complex have been repeated in public meetings and on the street. The following is an effort by Snow Hill Citizens for Decent Housing to set the record straight.
1. RUMOR: Snow Hill Citizens for Decent Housing has no plans to pay town, county, or state taxes on the Stevens Manor complex. FACT: We will pay all legally assessed taxes and fees as we do at New Hope Village. We currently pay the following on an annual basis: Snow Hill Taxes________________________$6382.60 Worcester County/State Taxes____________6523.80 Lot Assessments________________________1080.00 Snow Hill Water and Sewer_______________5656.00 Total_________________________________19,642.40 2. RUMOR: The cost of the apartments will be $58,000 per unit which, if approved, would cost Snow Hill money and result in a tax increase. FACT: The actual cost is $53,603 per unit including such amenities as a playground area, equipment, laundry room, and offices. Since there is no cost to Snow Hill, taxpayers will not be indebted nor will the taxes be raised because of the apartments. Snow Hill Citizens for Decent Housing will be the sole owner of the complex and will be responsible for its maintenance. In fact, Stevens Manor will increase the Snow Hill and County tax base. 3. RUMOR: Snow Hill officials have been successful in obtaining $5000 grants for housing rehabilitation. FACT: To date Snow Hill has never received such grants. However, grants up to $5000 are available for elderly (age 62 and older) and handicapped home owners through the Rural Economics and Community Development Agency (formerly the Farmers Home Administration). 4. RUMOR: Snow Hill will need additional teachers and schools because of the influx of children and families from Girdletree and Stockton. FACT: In processing applicants for residential units, preference will be given to current residents of Snow Hill. However, if persons from Girdletree or Stockton apply and qualify, they will be accepted. But there would be no impact on the school population since children from those areas already attend school in Snow Hill. 5. RUMOR: If we allow Stevens Manor, additional units will spring up everywhere. FACT: Snow Hill Citizens for Decent Housing plans to build 32 units at Stevens Manor. We have no plan to build more rental apartments. We feel Stevens Manor will accomplish our mission. Additionally there is no parcel of land left in town that is large enough for us to construct another rental complex. 6. RUMOR: Stevens Manor will be located in a predominantly white section of town. FACT: Stevens Manor would be located on a street with 4 black families, 1 black church, and 1 white family. The vacant land across the street is currently being used for agricultural purposes. 7. RUMOR: The building will be a magnet for crime and drugs. FACT: As is the current policy at New Hope Village, prospective tenants at Stevens Manor must agree to a criminal background check, a credit check, and a home visit. Tenants must also agree to submit to 4 inspections each year (2 by management and 1 each by the state and federal govenments). Local police have stated that the presence of New Hope Village has not caused an increase of criminal activity in the area. A recent study has shown that in areas where properties were kept clean and in good repair, cases of vandalism and crime actually decreased. 8. RUMOR: It would be better if Snow Hill Citizens for Decent Housing spent their time building single family homes rather than multi-family rental units. FACT: The most urgent need remains the demand for rental units which would accomodate larger families. We share the goal of home ownership but the reality is that these homes are not affordable for many families. In addition, resources are not available to Snow Hill Citizens for Decent Housing to build numerous single family homes. To date we have been responsible for building 13 single family homes (10 for home ownership and 3 for rental) in Snow Hill, adding considerably to the tax base. 9. RUMOR: Snow Hill Citizens for Decent Housing should use funds that are available from the state to fix up existing poor housing. FACT: Snow Hill Citizens for Decent Housing did rehabilitation work on 9 owner-occupied homes at the Town’s request, using block grant funds. The real problems exist with some landlord owned homes. Many are in such an advanced state of deterioration that they would be ineligible for state funded rehabilitation grants. The problems with these homes are best addressed by the Town since it has the power of code enforcement. 10. RUMOR: The property is not zoned for multi-family construction. FACT: The land is zoned R2 which is suitable for medium density multi-family housing. That precisely describes Stevens Manor. The zoning information was provided to us in writing by the Town of Snow Hill. 11. RUMOR: Additional rental units are not needed here in Snow Hill. FACT: A recent professional market study has identified the need for 87 family rental units and 34 elderly rental units. Should Snow Hill go forward with suggested condemation and demolition of substandard housing, the need for additional rental housing will be even greater. In the past ten years, there has been little private sector development of rental units other than for the elderly. To our knowledge none is planned for families. The proposed Belt Street complex was to be funded with Farmers Home Administration monies. The Farmers Home Administration, however, has been unable to make loans for this kind of construction for over a year with no prospects for future funding. SNOW HILL CITIZENS FOR DECENT HOUSING ASKS FOR YOUR SUPPORT. REFERENDUM QUESTION: Should the Town of Snow Hill resubmit a Small Cities CDBG grant application to the State of Maryland for land acquisition and site development costs for the construction of Stevens Manor? VOTE YES ON STEVENS MANOR IT IS GOOD FOR YOU AND GOOD FOR SNOW HILL
Editor's note: The referendum failed.