Ulster County Plus One Home Program

Applicant Supplemental Scoring

All applicants that meet the Minimum Criteria will then be scored based on the feasibility and cost of constructing an ADU on their property as well as their narrative description about their intended use for the property. Applicants can receive a total of 50 points. See application for details.

Project Narrative (2-10 Points)

The applicants will provide a narrative of their vision for the ADU and about the specific need the grant and supplemental income would fill. This will be the only subjective scoring criteria for the application where Selection Committee representatives will score based on:

Description of Envisioned Project (1-5 Points)

The applicant should provide a written narrative (500-word max) of their vision for the use of the ADU (e.g., providing an affordable rental property, providing needed student housing, helping current or formerly unhoused persons). The applicant should include a description of how their proposed ADU project is both feasible and using grant funding cost-effectively (i.e., units that could be built under the $125,000 limit or for much less).

Specific Need (1-5 Points)

The homeowner should provide a written narrative (500-word max) about the specific need the grant and supplemental income from the ADU would fill for them.

Water and Sewer (5-10 Points)

• If the applicant’s property is located within a sewer district, they will receive 5 points.
• If the applicant’s property is located within a water district, they will receive 5 points.

Projects that are located near public transportation (5 Points) 

• If the applicant’s property is located within ¼ mile of a public transit (UCAT) route, the property will be given 5 points.

Projects eligible for a real estate tax exemption (5 points) 

• If the applicant or property is eligible for a real property tax exemption (e.g., RP-421-f Capital Improvements to a One-or Two-Family Residential Property)

Additional Affordability (20 Points)

The maximum allowable rents for the ADU affordability period (ten years) is 30% of monthly income for a household making up to 80% of Ulster County AMI. See table below for maximum rental amounts.  If the homeowner commits to targeting a lower income bracket (i.e., 30% of monthly income for a household making 60% of AMI households or lower), they will be granted 20 points.

Important ADU Program Information 

What and where are the utilities on your lot?

A large cost of an ADU, particularly a detached one like a small structure in your backyard, can be utility hookups. If you have a septic tank, you need to make sure you know where it is and what capacity it has. You’ll also need to connect to existing water and electric lines.

What is your zoning?

To build an ADU, you’ll need to understand what zone or transect (City of Kingston) you are in, what setbacks apply to your lot, and what type of building type you already have on your site. You can find your zoning at the Ulster County parcel-viewer, your Town land use plan, or the Engage Kingston, Kingston Forward site.

What is your budget?

Some of the things you need to consider in your budget are site work (landscape, excavation, utility hookup), construction and design fees (permits, drawings, architects, contractor), material costs (the actual materials). Make sure to include an extra buffer as a contingency. You should think about how you plan to use the ADU and if you will be receiving any income to offset these costs, as well as budget for regular maintenance.

How are you going to use and manage your ADU?

ADUs provide another living unit on your property. You can use this for extended family
or rent it out to any resident. ADUs may not be used as short term rentals in the City of
Kingston. Based on your decision, you’ll need to think about what it takes to be a landlord
and the responsibilities and costs associated with that (advertising the property, legal
paperwork, liabilities, property management and maintenance, etc.).

What are ADUs and What Do They Do? 

What’s an ADU? 

The term accessory dwelling unit (ADU) refers to all forms of additional units on residential properties and may be either attached (internal) to the primary residence (e.g., basement apartment) or detached (external) from the primary residence (e.g., garage conversion, cottage).

What Do They Do? 

• Enable family members (including family caregivers) to reside on the same property while having their own living spaces.
• Provide housing for a hired caregiver.
• Provide rental income to homeowners.
• Help older residents remain independent and “age in place.”
• Provide an adaptable form of housing, ADUs provide flexible solutions for changing needs.