Balancing Affordable Housing Needs and Opportunities
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- Kathryn McKenzie
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1 Balancing Affordable Housing Needs and Opportunities Alan Quick Director of Strategic Planning and Research April 23, 2014
2 Market Review Expansion HUD s Proposed Fair Housing Rule, court cases in other states, and a desire to invest resources in an equitable manner have incited IHDA to change its outlook regarding Market Evaluations Previous evaluations of market sought only to protect IHDA s investments by assuring there was ample demand for the units. IHDA s Market Analysis has been expanded to include a review of the need for the proposed housing in a market: Incentivizes areas of opportunity throughout Illinois; Discourages over-concentration of rental units; Considers markets as multi-faceted entities with a variety of strengths and weaknesses.
3 Measuring Need - Preliminary Project Assessment (PPA) PPA Process: PPA review is required for ALL multi-family rental applications. 9% LIHTC PPAs are reviewed twice annually all other applications are reviewed on a rolling basis. IHDA opines on the site and market suitability for the proposed development. PPA approval is required to move forward to full application phase. Assessment standards are currently listed in the 2014 Qualified Allocation Plan on pages 18 through 21. QAP is available for download on IHDA s website.
4 Measuring Need Preliminary Project Assessment (PPA) Market Need Standards Evaluated in PPA Phase: Existing Housing Types (similar populations served, similar unit sizes and types, etc.); Performance of existing investments; Demographic trending; Market affordability / Affordable Rental Unit Survey evaluation; and Concentration of IHDA and other Rent Restricted Units Optional Community Planning Documentation Accepted : Intended to tie proposed development / redevelopment to ongoing community activity. Captures Need not demonstrated by data-driven metrics Planned Expansion of Indicators to Capture Wider Snapshot of Market Need
5 Measuring Demand Site and Market Study Review Full application / Site and Market Study Review Site and Market Study demonstrates the demand for a particular project. Demand is scored to provide a comparison point between projects for which the need has already been determined. Site and Market Study Requirements are currently referenced in the QAP and are available for download on IHDA s website. Demand Standards Evaluated: Targeting (population and income levels); Units and Rent (unit mix and unit sizes); Amenities (development and in-unit); Marketing (marketability / visibility and marketing techniques); Growth (households / population projections, and job growth (when appropriate) in primary market area); Rent-up (penetration rate and capture rate)
6 Market Analysis Assessment Goals Incentives: Incentives are spread across the PPA and QAP to allow flexibility in targeting a variety of best practices that enhance opportunity and fit Fair Housing criteria Affordable rental opportunities near jobs and transportation (PPA Review / Scoring); Walkability (Scoring) Rental opportunities that match the needs of the community (PPA Review); and Coordination with on-the-ground redevelopment and planning efforts (PPA Review / Scoring) Disincentives: Intended to prevent developments from harming the communities they are sited in, or otherwise interfering with the advancement of Fair Housing goals Over-investment of affordable units / market saturation (PPA Review); Siting units where they are not needed due to existing market conditions (PPA Review); and Placement of units where they will be unsuccessful or go unrented (Site and Market Study Review)
7 Tools to Identify Areas of Opportunity for Affordable Housing Affordable Rental Unit Survey (ARUS) - Estimate of number of existing rental units affordable (with or without subsidy) corresponding to AMI levels within each census tract in Illinois. Derived from US Census (ACS) data and published on IHDA s website. Affordable Housing Planning and Appeal Act (AHPAA) State law that identifies communities with greatest shortage of affordable housing by calculating the affordable housing share for all local governments in Illinois. Incentives are incorporated into the LIHTC QAP for proposed developments in communities with a low affordable housing share. Concentration of Existing Affordable / Rent Restricted Housing IHDA s active rental portfolio is listed on its website. HUD also makes public information about affordable properties located throughout the state.
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