CHAPTER 14 - AFFORDABLE HOUSING

Transcription

1 CHAPTER 14 - AFFORDABLE HOUSING This section of the Local Comprehensive Plan (LCP) outlines the Town of Yarmouth s goals and action plan to promote the creation and retention of fair, decent, safe, affordable housing for rental or purchase that meets the needs of present and future Yarmouth residents. Introduction: The objective of the Yarmouth Affordable Housing Program is to ensure an adequate supply of safe and decent affordable housing for low and moderate income residents. A major priority of the program is to reach the 10% goal for affordable housing as set forth in Mass General Law (MGL) Chapter 40B while maintaining the quality of life for all residents. In general, affordable housing is defined as housing that can be purchased or rented by households with incomes at or below 80% of the area median income while paying no more than 30% of income for housing. The Program has a strong emphasis on local production of units and promotes the development of new units through local bylaws and the state s Local Initiative Program (LIP). Yarmouth has made substantial progress in recent years in promoting affordable housing with significant investment of funding to build local inventory through the preservation of existing housing and subsidizing actual unit production; and through the creation of strong zoning bylaws which mandate the creation of affordable units. Yarmouth s comprehensive approach to affordable housing includes: Updating the Housing Production Plan every 5 years. Updating the Town s Affordable Housing Standards annually. An active and well funded Yarmouth Affordable Housing Trust (AHT). An active Community Housing Committee (CHC) serving as the Town s Local Housing Partnership. Funding of affordable housing projects with funds from the Community Preservation Act (CPA). Using a large percentage of Community Development Block Grant (CDBG) funds towards affordable housing. Drafting zoning initiatives such as inclusionary zoning, affordable accessory apartments, affordable lots, motel conversions and mixed use overlays, all promoting the creation of affordable units. Developing and implementing affordable housing programs complimentary to Yarmouth s character, including the Housing Buy-Down Program, Affordable Rental Program, Affordable Housing Acquisition, Affordable Accessory Apartments, Affordable Homeownership Rehabilitation Program, Homeownership Preservation Program, Septic Repair and Pump Program, administering the Yarmouth Ready Renters Program, and Affordable Housing Development on Town-owned land and properties. Coordinating with local and regional housing organizations such as the Barnstable County HOME Consortium, Habitat for Humanity of Cape Cod, Harwich Ecumenical Council for the Homeless (HECH), Our First Home, Inc., Building Dreams, and the Housing Assistance Corporation (HAC). Creating affordable units and managing Section 8 vouchers through the Yarmouth Housing Authority. Continuing to build local capacity and ensure coordinated efforts by the AHT, CHC and CDBG. Chapter 14 Affordable Housing Page 14-1

2 Housing Production Plan: The Town of Yarmouth has prepared a Housing Production Plan (HPP), dated March 25, 2011 which was approved by the state in The plan was prepared on behalf of the Community Housing Committee (CHC) and Affordable Housing Trust by the Town s Department of Community Development (DCD), with assistance from Karan Sunnarborg Consulting and contributions from Bailey Boyd Associates. The plan identifies Yarmouth s housing needs, sets housing goals, and outlines implementation strategies to preserve and create affordable housing. This plan was utilized in the development of the LCP and is included in the LCP by reference. Through the HPP, the Town of Yarmouth has developed some broad goals to guide local investment in affordable housing including: Implementing policies that increase access to and the availability of affordable housing in Yarmouth and promote equal opportunity in housing. Promoting affordable housing consistent with local needs. Promoting smart growth development principles including encouraging housing development that also preserves open space and natural features. Encouraging mixed-use development that incorporates workforce housing to support local businesses and reuse of existing properties. Striving to reach the 10% goal for affordable housing as set forth in Mass General Law (MGL) Chapter 40B while maintaining the quality of life for all residents. Setting an annual goal for housing production of 60 units will allow Yarmouth s HPP to be certified by the state and protect the Town from unfriendly Chapter 40B Comprehensive Permit petitions. Demographic & Housing Characteristics: Yarmouth s population has seen a steady increase since the 1960s, with a small decline in the past decade with a 2010 Census population of 23,793. The median age of Yarmouth residents (51.5 years) is higher than the rest of the State (39.1) or Barnstable County (49.9), with this older population expected to increase in the future. In contrast, Yarmouth has seen a relatively static level of residents in the middles age ranges in the past decade. There has been a decline in average household sizes and fewer school age children, indicating that there are fewer families in Yarmouth. Projections indicate that this trend will continue in the next decade, leaving Yarmouth with increasing numbers of older residents and fewer young families. Employment opportunities on the Cape are limited with fewer management level or professional jobs and a large number of lesser paying retail and service oriented jobs associated with our tourism economy. The median income levels for Yarmouth are substantially lower than for the county or state, $55,265 in Yarmouth compared to $62,575 in the county and $70,365 for the state (in 2011 inflationadjusted dollars based on the US Census Bureau, American Community Survey.). The percentage of those earning less than $25,000 annually was also higher in Yarmouth than for the county or state. The down-turn in the housing market has impacted housing prices in Yarmouth. Median prices for single-family homes have decreased from a peak in 2005 of $327,000 to a 2010 median of $249,000. Similar trends have been seen in condominium prices. However, even with the lower median home prices, these homes are not affordable to households earning the median income of $55,265, resulting in an affordability gap. In general, affordable housing is defined as housing that can be purchased or rented by households with incomes at or below 80% of the area median income while paying no more than 30% of income for housing. The following Table 14-1 outlines the % Area Median Income Limit for Barnstable County based on household size. Chapter 14 Affordable Housing Page 14-2

3 Table 14-1: % Affordable Median Income Limits FY % Area Median Household Income Limit for Size Barnstable County* 1 $44,750 2 $51,150 3 $57,550 4 $63,900 5 $69,050 6 $74,150 *Set by US HUD Annually and Adjusted by Household Size Rental units also have an affordability gap, although not as severe as for home ownership. For those earning 50% and 30% of the Area Median Income (AMI), there was a significant rental cost affordability gap of at least $200 - $600 in Although the rents may be affordable to households earning 80% of the AMI, there is the upfront cash requirements involved with renting, such as the first and last months rent plus a security deposit. This requires a significant savings to enter the private housing rental market, impacting the actual affordability of a rental unit. Based on the median incomes and the cost of housing in Yarmouth, there is a need for affordable ownership and rental housing opportunities. The affordable housing shortage and prevailing low wages also make it difficult for families to establish and sustain independent households in Yarmouth. Inventory: Based on the 2010 census, the Town of Yarmouth has 12,037 year-round housing units. As of December 2014, the town has a total of 494 deed restricted affordable units, or 4.1 % of the year round housing units are on the Yarmouth Chapter 40B Subsidized Housing Inventory (SHI). While short of the state mandated 10% goal for affordable housing by 710 units, it is important to note that the Town has over the last five-years consistently increased its affordable housing inventory. In 2013 one-hundred new units were added to the SHI. These numbers under-represent the actual number of affordable units in Town as they fail to include Section 8 mobile vouchers. Yarmouth has a strong commitment to the state s Local Initiative Program (LIP) with approximately 83% or 409 affordable units being developed through the LIP, with the remaining 17% or 85 units developed through Chapter 40B. Approximately 73.3% or 362 units are rental units with the remaining 26.7% or 132 units being homeowners. Affordable rental units remain a priority in Yarmouth, with the majority of the need being for 2 bedroom units, with some 3 bedroom units for larger families and one bedroom units for singles and seniors. The following Table 14-2 outlines the number of affordable units in Yarmouth as of December 2014 based on various housing types. Table 14-2: Affordable Housing Types Housing Type Number of Units (December 2014) Single Family Affordable Units 130 Multi-Family Affordable Units 300 Group Home Units 64 Total: 494 Chapter 14 Affordable Housing Page 14-3

4 Anticipated units: The Town is working toward increasing its affordable housing stock by 0.5% annually or approximately 60 units, until the ultimate goal of 10% of affordable units is met. The Housing Production Plan outlines affordable housing unit projections, including a projection through 2015 of potential affordable units which could be created and added to the SHI. Based on these projections, it would appear feasible to meet the 60-units per year goal. These lists are dynamic and will need to be updated as new projects are developed or some projects do not move forward. Affordable units come from a variety of sources through our strong inclusionary zoning bylaws for private residential development, conversion of motels to residential housing, redevelopment of commercial properties through the Village Centers Overlay District, Chapter 40B, affordable lots and accessory apartments bylaws. Over the last several years, the Town s judicious investment of CPA, CDBG and Affordable Housing Trust funds has built local capacity by preserving existing housing stock, subsidizing actual unit production (predevelopment/redevelopment funding and/or subsidies to fill the gap between total development costs and the affordable rent or purchase prices), and providing direct assistance to both qualifying owners and renters. In addition, the Town has a strong history of donating Town land for the creation of affordable housing, as well as the re-use of Town buildings for affordable housing. Housing Needs: Based on the demographics, housing characteristics and trends outlined above, certain target populations have been identified including housing for seniors, working families, younger individuals, people with disabilities and those who are homeless or at risk of being homeless. Rental housing is urgently needed in Yarmouth based largely on the concentration of service-sector jobs with lower wages. Data also indicates that existing renters, particularly older renters, are considered rent burdened, paying more than 30% of their income on housing expenses. To meet the needs of families and professional/managerial non-family households, affordable homeownership opportunities should also be a priority, as homeownership will remain the predominant form of tenure for the foreseeable future. As almost half of Yarmouth s housing units were built prior to 1970, many homeowners are likely experiencing deferred maintenance problems including building code violations, failing septic systems, and/or lead-based paint. Some are in need of emergency repairs due to leaking roof, windows and exterior wood rot. Consequently, programs that provide technical and financial assistance to upgrade Yarmouth s aging housing stock are also important. Yarmouth s HPP suggests an affordable housing mix of approximately 75% rental and 25% homeownership. Current affordable units on the SHI are following this general breakdown with 73.3% rental and 26.7% homeownership. These goals are in response to the strong need for workforce housing in Yarmouth and the Cape in general, where affordable housing for service workers is scarce. This breakdown also reflects that most state and federal funding is for rental development, not homeownership and acknowledges the recent crash of the national housing market which resulted in significant foreclosures and a credit crisis for homebuyers. The Town will have to rely on local funds such as CPA, CDBG and AHT funding to support homeownership projects and is doing this through several initiatives including the Buy-Down Program, Affordable Homeownership Rehabilitation Program, Land and Home Acquisition for Affordable Housing, and the Affordable Lots Program with local developers of affordable housing. The Town also uses local funds for the creation of new rental housing through the Motel Predevelopment Fund and the Motel Redevelopment Fund. Chapter 14 Affordable Housing Page 14-4

5 14.1 GOAL AH 1 - Promotion and Creation of Affordable Housing: To promote the provision of fair, decent, safe, affordable housing for rental or purchase that meets the needs of present and future Yarmouth residents. Yarmouth shall seek to raise its affordable housing stock by 0.5% annually (approximately 60 units), until the ultimate goal of 10% of affordable units is met. A. Action AH Local Bylaws and Incentives: Yarmouth shall consider adopting additional zoning bylaws and other incentive policies to foster development of affordable housing, focusing on our designated Economic Centers and Villages. Rationale: Zoning Bylaws and other incentives for developers are powerful tools in the promotion and creation of affordable housing units. The regulations can also ensure that the housing meets a minimum standard and are comparable to market rate units. Work to Date: The Town of Yarmouth has implemented numerous zoning bylaws and incentives that foster the creation of affordable housing as shown in the following Table Table 14-3: Existing Zoning Bylaws and Other Incentives Town Action Date Description Affordable Accessory Apartment Bylaw (Zoning Bylaw 407) Motel Bylaw (Zoning Bylaw 404) Affordable Housing Bylaw (Zoning Bylaw 412) ATM 2004 ATM 2006 ATM 2006 Allows for the creation of an affordable accessory apartment located within or attached to a principle residential structure Allows for the redevelopment of applicable motel properties into mixeduse or multi-family housing in the HMOD1 (Route 28) zoning district at up to 16 units/acre. Affordable housing is required on a sliding scale dependent upon the density of the development. This bylaw provides affordable housing while redeveloping under-performing properties, and provides an alternative to Chapter 40B. Established procedural and regulatory requirements for affordable housing. Inclusionary Zoning Affordable Lots ATM 2009 ATM 2009 Amended 412 to include inclusionary zoning (one affordable unit/five new residential units/lots created), and bonus density. Amended 412 to allow affordable housing on unbuildable lots. Affordable Housing Amendments ATM 2013 Growth Incentive Zone (GIZ) July 2007 Condominium Motel Bylaw ATM 2010 Village Centers Overlay District (Zoning Bylaw 414) STM 2012 Motel Pre-Development Fund Motel Re-Development Fund STM 2006 ATM 2013 Amended 412 to allow rental projects to meet the affordable housing requirements on-site, off-site or through cash payment; and amended calculation for fee in lieu payments. The GIZ facilitates the redevelopment of motel properties along Route 28 by eliminating the need for Cape Cod Commission review in most cases. The removal of this additional regulatory requirement encourages multi-family and mixed use developments, with affordable housing requirements. Allows condominium motels to convert to residential with an affordable housing component as inclusionary zoning applies. Allows for commercial, residential or mixed use developments with higher residential densities in the growth incentive areas identified in the four villages centers located along Route 28 from Winslow Gray Road to Lyman Lane, with affordable housing for residential and mixed use redevelopments, and design standards for all redevelopments. A Town incentive to redevelop Motels includes financial assistance offered through a Motel Predevelopment Fund, initially established with $150,000 in CPA monies in 2006 and a Motel Redevelopment Fund, funded with $750,000 in CPA monies in Fee Waiver Policy 10/8/2013 BOS fee waiver policy, evaluated on meeting BOS goals. Chapter 14 Affordable Housing Page 14-5

6 Implementation Plan for Action AH 1.1: The Town of Yarmouth shall consider the following additional planning and zoning-related strategies and incentives to promote the creation of affordable units. 1. Action Item AH 1.1.A Creation of Additional Village Centers: The Planning Board was successful in adopting the Village Centers Overlay District (VCOD) Bylaw in October of 2012 which created four distinct village centers along Route 28 from Winslow Gray Road to Lyman Road. The bylaw included provisions for higher residential density and incorporated the positive characteristics typical of traditional pedestrian-oriented, mixed-use village centers. In the next 3-5 years, the Planning Board, CEDC and CHC, with support from the Town Planner, shall explore the creation of additional Village Centers along Route Action Item AH 1.1.B Amend Cluster Development Bylaw to Promote Affordable Housing (Also See Action Item WPH 1.2E): The existing Zoning Bylaw includes provisions for cluster style developments of various types which provide for the protection of open space and promote compact development patterns in line with smart growth principals. However, the minimum project size of 10 times the standard lot size, combined with the limited number of large parcels remaining in Town, has limited the use of this type of development. In the next 3-5 years, the Planning Board, with support from the CHC and Town Planner, shall review the Cluster Bylaw, explore what other communities have done, review model bylaws, and consider changes to the minimum lot size requirements and bonus density for affordable housing units. 3. Action Item AH 1.1.C Explore Adoption of 40R/40S: MGL Chapter 40R provides financial and other incentives to towns that establish Smart Growth overlay zoning districts to promote housing production and smart growth development. Chapter 40R emphasizes mixed land uses; a variety of affordable housing types; compact design; attractive walkable communities; preservation of opens space, natural features and critical environmental areas; a variety of transportation choices; and community and stakeholder collaboration. The state also enacted MGL Chapter 40S to ensure towns that build affordable housing under 40R do not incur the extra school costs associated with this new housing. In the next 3-5 years, the Planning Board, with support from the CHC and the Town Planner, shall explore the adoption of 40R/40S and evaluate how they could be effectively implemented in Yarmouth. Implementation of 40R will likely require some technical support by outside consultants. 4. Action Item AH 1.1.D Allow Wider Range of Housing Types: Yarmouth s Zoning Bylaw allows single family and two-family dwellings, congregate living, accessory apartments, limited mixed-use development and multi-family housing, usually with a Special Permit. A wider range of housing types could include more flexibility for top-ofshop housing and seasonal employee housing. Although a friendly comprehensive permit process is a useful tool for approving worthwhile projects that do not meet all local regulations, the Town may wish to adopt an easier process for developers to create affordable housing projects without all the special requirements associated with a 40B project. It may also be useful to consider a bylaw that was adopted in Dennis to establish greater flexibility on the part of the Town to approve affordable housing projects. This provision referred to as Municipally Sponsored Housing Projects, allows the Dennis Chapter 14 Affordable Housing Page 14-6

7 Board of Selectmen to act as a sponsor for affordable housing projects meeting specific requirements including a minimum of 50% affordable units. In the next 2-4 years, the Planning Board, with support from the CHC, Housing Trust and the Town Planner, shall explore ways to expand housing types and consider adapting Dennis bylaw to Yarmouth; and, if appropriate, work toward a possible zoning amendment. B. Action AH 1.2 Use of Town-Owned Land: Yarmouth shall continue to donate or lease appropriate parcels of town-owned land for affordable housing. Rationale: The donation or leasing of town-owned land for affordable housing may make projects more financially viable and may help to create affordable housing opportunities in diverse geographic areas. Work to Date: The Town has in the past donated or offered at a highly reduced cost some land and/or buildings for creation/conversion to affordable housing. Sixty-four affordable homeownership units have been developed on Town-owned land. In addition, the Town sold the John Simpkins Elementary School at a reduced rate to help create 58 affordable senior rental units (65 units total). The project was completed in The Town has also given land to the Yarmouth Housing Authority. The Town of Yarmouth has created a list of potential public sites that may be suitable for the development of housing with an affordable component. These are limited in number as most of the Town-owed land is used or protected for recreation, well protection, conservation land and municipal uses. Some sites require infrastructure improvements to gain access to the site which impact their financial viability. The Town is currently emphasizing the redevelopment of existing sites over new green field development to provide the dual benefit of reducing blight and the creation of affordable housing. Implementation Plan for Action AH 1.2: The Town of Yarmouth shall consider the following strategies to promote the identification and use of town-owned land for affordable housing 1. Action Item AH 1.2A Identify and update List of Town-Owned Property: The Town shall review existing Town owned properties and facilities, and parcels that the Town gains through tax taking, and develop/update a list of these properties that may be appropriate for donation for affordable housing. In the next 1-2 years, the CHC and staff of the Dept of Community Development shall identify existing properties owned by the Town of Yarmouth with the potential for the creation of affordable units. The list shall be updated annually. 2. Action Item AH 1.2B Feasibility Analysis of Select Town-Owned Property: On an as needed basis, the Department of Community Development shall work with the Community Housing Committee and Affordable Housing Trust to conduct preliminary feasibility analyses on appropriate Town-owned parcels identified under Goal AH 1.2A. For feasible parcels, the Committee/Trust may solicit and select a developer for the project. In addition to providing the property at low to no cost, the Town may provide additional CPA or Housing Trust funding to leverage other private and public financing to the greatest extent possible. Staff time by the Department of Community Development or consultant services Chapter 14 Affordable Housing Page 14-7

8 will also be required to coordinate and conduct the feasibility analyses, select a developer, provide support during the regulatory process, and insure all affordable units are captured as part of the SHI. C. Action AH 1.3: Use of CPA Funds: Yarmouth shall strive to allocate a significant portion of their Community Preservation Act (CPA) funds for affordable housing. Rationale: CPA funds are a valuable financial resource that may make affordable housing projects financially viable and allow projects to move forward. Work To Date: The Town of Yarmouth already uses a large percentage of its CPA funds toward affordable housing. Since Yarmouth adopted the CPA in 2005, approximately $6.8 million dollars or 44% has been appropriated toward affordable housing projects such as the following: Housing feasibility on Town-owned land ($30,000 award) Motel Predevelopment Funds ($150,000 award) Affordable housing at Brush Hill Road ($250,000 award) Long Pond Plaza Rehabilitation of Yarmouth Housing Authority property at Long Pond Plaza ($369,000 award) Municipal Affordable Housing Trust Fund ($1,916,000) Affordable Housing Buy-Down Program ($2,324,120) Funding for the purchase of non-conforming lots to be used for the development of affordable housing by Our First Home, Inc. ($100,000) Funding to create six single-family affordable homes by Habitat for Humanity. ($395,000) Funding to Hand of Hope to Prevent Homelessness ($50,000) Motel Redevelopment ($750,000) Implementation Plan for Action AH 1.3: The Town of Yarmouth shall consider the following strategies to promote use of CPA funds toward affordable housing projects. 1. Action Item AH 1.3A Use of CPA Funds for Affordable Units: On an on-going basis, the Town shall continue to encourage the creation of affordable housing through a myriad of avenues including subsidies using CPA funds. Predevelopment and redevelopment funding from CPA should also be continued. Staff time from the Department of Community Development and the Community Preservation Committee will be required. D. Action AH 1.4 Preserve Existing Affordable Units on the Subsidized Housing Inventory (SHI): Yarmouth shall take an active role in retaining affordable units on the SHI. Rationale: Depending on how the housing was financed, the duration of the affordability requirements, and other stipulations outline in affordability agreements, the continued affordable status of some Subsidized Housing Inventory (SHI) housing units are in jeopardy. In addition to creating new affordable units, it is important to ensure that all existing affordable housing units remain a part of the Town s SHI for as long a period of time as possible, preferably in perpetuity. Proactive steps by the Town, where possible, may be necessary to maintain the affordability of these units. Chapter 14 Affordable Housing Page 14-8

9 Work to Date: The Town has a list of SHI properties and whether they are deed restricted in perpetuity or whether there is a specified end date. Since 2007, the AHT and the CDBG program have preserved four units. Both programs budget to preserve a minimum of one affordable unit per fiscal year. Implementation Plan for Action AH 1.4: The Town of Yarmouth shall consider the following strategies to retain affordable units on the SHI. 1. Action Item AH 1.4A Deed Rider Inventory: In 1-2 years, the Community Housing Committee, with support from the Department of Community Development or a consultant, shall obtain copies of the deed restrictions for all affordable projects/units and document the major requirements in an inventory that can be referred to when the Town is notified of any transfer, sale or refinancing of such units. This inventory will serve as an immediate reference to the affordability restrictions on the unit and what the Town should do to maintain affordability and, when possible, to include the Department of Housing and Community Development (DHCD) standard deed restriction language. 2. Action Item AH 1.4B Continued Housing Conversion: On an ongoing basis, the Community Housing Committee, with support from the Department of Community Development, shall monitor developments with affordable units and intervene as appropriate to maintain the units as affordable through the Chapter 40T process, the courts or other purchase and refinancing approaches. For example, affordable homes that were produced with older deed restrictions may have resale formulas that result in purchase prices that exceed affordability standards under the state s Local Initiative Program (LIP). The Town will need to subsidize the purchase prices to keep these units affordable and included in the SHI, or have the Affordable Housing Trust purchase the properties and then resell them to qualifying buyers, providing subsidies as necessary. Staff time of the Department of Community Development and subsidies for acquisition and refinancing will be needed as necessary. E. Action AH 1.5 Creation of Affordable Housing through Partnerships: Yarmouth shall proactively encourage the establishment of partnerships with other interested parties to create affordable units. Rationale: Creation of affordable housing is contingent upon having a financially viable project. As the affordability of most housing development projects relies on multiple sources of financing involving both private and public loans and grants, it is important for the Town to proactively encourage partnerships with others including non-profit organizations, lenders, public agencies, and developers to secure the necessary financial and technical resources to create affordable units. Work to Date: The Town of Yarmouth is fortunate in that it has some local resources on hand to support affordable housing including approximately $120,000 in CDBG funds per year, the bulk of which is typically available for affordable housing. Yarmouth also has adopted the Community Preservation Act and must commit at least 10% of the annual funding towards affordable housing, although a much higher percentage is actually allocated. The Town has also had access to HOME Program funding through the Barnstable HOME Consortium administered by the Cape Cod Commission. Through Request for Proposals (RFPs), the AHT has partnered Chapter 14 Affordable Housing Page 14-9

10 in the creation of affordable units with Housing Assistance Corporation, Our First Home, Building Dreams Incorporated and Habitat for Humanity of Cape Cod. Implementation Plan for Action AH 1.5: The Town of Yarmouth shall consider the following strategies to create affordable housing through collaborative partnership and financial and technical assistance. 1. Action Item AH 1.5A Creation of Partnerships: On an on-going basis, the Town of Yarmouth, through the Department of Community Development, shall continue to reach out to private, public and non-profit entities to secure continued and additional housing resources, technical and financial, to best leverage limited local funds in support of its efforts to produce new affordable housing. Some types of resources include: Housing Development Subsidies (CPA, Housing Trust and CDBG), Rehab Program Funding (CDBG), Homelessness Funds (Federal and State programs, and AHT), Vocational or Sweat Equity Assistance (Habitat for Humanity), Rental Assistance (Section 8 vouchers), Expiring Use Funding (State and Federal funds to keep units affordable), Homeownership Support (State and Regional funds for first-time home buyers/down payment/closing costs and subsidized mortgages), and administering the Yarmouth Ready Renters Program GOAL AH 2 Fair Housing/Equal Opportunity: Yarmouth shall promote equal opportunity in housing and give special consideration to meeting the housing needs of the most vulnerable segments of Yarmouth s population, including but not limited to homeless individuals and families, seniors, very low income (50 percent of median income), low income (51-80 percent of median income), single heads of household, racial minorities, and those with special needs. A. Action AH Local Action Plan: The Yarmouth Housing Production Plan shall include action items related to homelessness and people with disabilities. Rationale: Lower income residents and those with disabilities are more vulnerable to homelessness and the Town should make special provisions to address these issues in their Housing Production Plan. Work to Date: The Housing Production Plan prepared in 2011 outlines numerous mechanisms to address homelessness and people with disabilities that go beyond creation off affordable units. The action items from the HPP related to these issues have been incorporated into the goals within this section of the LCP. CDBG affordable housing program has been successful at providing financial assistance to very low income and elderly households in Yarmouth. Implementation Plan for Action AH 2.1: Yarmouth shall consider the following strategies to develop action plans related to homelessness and people with disabilities. 1. Action Item AH 2.1A Housing Production Plan: In subsequent Housing Production Plans, the Town shall continue to outline Action Items to prevent homelessness and address housing issues impacting those with disabilities. The CHC and Trust, with assistance from the Department of Community Development and outside consultants, shall update the HHP every 5-years. Chapter 14 Affordable Housing Page 14-10

11 2. Action Item AH 2.1B CDBG Program Targets: The CDBG program administered through the Department of Community Development, shall in annual and 5 year action plans, target assistance to elderly and very low income households. B. Action AH 2.2 Support for Local Homelessness Prevention: Yarmouth shall provide resources to organizations engaged in homelessness prevention and/or provide resources toward the creation of permanent housing for homeless individuals or families. Rationale: Even moderate resources put toward the prevention of homelessness can have a significant impact on the lives of local residents, including families, the elderly and those with disabilities. There are numerous resources available to those who are homeless or facing homelessness and adequate outreach is needed to disseminate this information to those in need. Work to Date: One of the best ways to prevent homelessness is to have a robust stock of affordable rental and homeownership units within the community. The mission of the Yarmouth Housing Trust is to create and preserve safe, decent affordable housing for the Town s residents. Funding from the Trust and CPA program are diligently used to create new affordable units. The Town is committed to affordable housing initiatives and utilizes Town resources to work with other housing organizations such as the Yarmouth Housing Authority (YHA), HOME Consortium, Habitat for Humanity, Housing Assistance Corporation (HAC), Our First Home, Inc., Building Dreams, and Harwich Ecumenical Council for the Homeless (HECH) to continue its support for affordable housing programming. Another important component is having funding sources available to town residents, including seniors living on fixed incomes, for property maintenance to allow them to remain in their homes. The Community Development Block Grant Program (CDBG) has loans available to repair an affordable home, repair a failed septic system and build an affordable accessory apartment. CDBG grants are available to pump septic tanks. The Town s Affordable Housing Trust has utilized Community Preservation Funds to assist households and individuals to transition from Yarmouth motel rooms into safe and decent housing. The Trust has partnered with the Barnstable County Department of Human Services/Regional Network to Prevent Homelessness to coordinate these efforts and provide centralized case management for these households and individuals. Typically, households received first and last rental payments for their new residences, counseling and other human services. The Town has also partnered with the Council of Churches Hand of Hope Outreach Center to provide urgent payment of past due rent and utility charges to prevent eviction and homelessness. The Town participates in the Continuum of Care for Cape Cod and the Islands, and as part of that structure, is involved with homeless prevention activities. In addition, the Regional Network to Prevent Homelessness covers Yarmouth residents. Rental subsidies through the Section 8 Housing Choice Program and Massachusetts Rental Voucher Program (MRVP) are being used by a number of Yarmouth residents and are managed by the Yarmouth Housing Authority. The Town continues to encourage residents at risk of homelessness to utilize services provided by local housing and public service providers. Chapter 14 Affordable Housing Page 14-11

12 Implementation Plan for Action AH 2.2: The Town of Yarmouth shall consider the following strategies to provide resources related to the prevention of homelessness. 1. Action Item AH 2.2A Regional and Local Programs: There are regional and local programs that provide direct assistance to help prevent homelessness or assist individuals and families in transitioning out of homelessness. Many of these funding programs are directed through the Cape s regional non-profit housing organization, the Housing Assistance Corporation (HAC). On an ongoing basis, the Town, through the Department of Community Development, shall continue to make necessary referrals to HAC, Hands of Hope and the Regional Network to Address Homelessness. 2. Action Item AH 2.2B Access to Housing Assistance: On an ongoing basis, through its educational campaign (Goal AH 3.1B), the Town shall disseminate important information on rental assistance, housing opportunities, education and counseling services. The Department of Community Development shall provide the necessary information and referrals to programs sponsored by the Town, Housing Assistance Corporation (HAC), and MassHousing. 3. Action Item AH 2.2C Upgrade Existing Housing Stock: On an ongoing basis, where continued funding is provided, the Town shall continue its Affordable Rehabilitation Programs, such as the Septic Pumping and Repair Program and Affordable Home Rehabilitation Loan Program. Staff time of the Department of Community Development and Health Division will be required along with annual CDBG funding. 4. Action Item AH 2.2D Renter Assistance: Beyond rental subsidies that are administered by the Yarmouth Housing Authority, most available housing programs and services are provided to homeowners not renters. Other sources of support for renters could further help those of limited financial means to avoid homelessness by providing access to rental housing. The Town of Yarmouth shall investigate a Renters Revolving Loan Program, similar to that in Chatham and Harwich, funded through the Housing Trust. While this program would serve a pressing local need to make rental units more affordable and assist those who might be at risk of homelessness, units would not be eligible for inclusion in the Subsidized Housing Inventory (SHI) as it does not meet all state Local Initiative Program (LIP) requirements. In the next 3-5 years, the Community Housing Committee, with support from DCD staff, shall look into comparable programs operating in Harwich and Chatham and make a recommendation on the advantages and disadvantages of introducing this assistance in Yarmouth. If the Community Housing Committee decides to proceed, the Department of Community Development should prepare a preliminary program design and CPA application for funding. Funding would be required from CPA and/or the Housing Trust Fund to provide program subsidies. The Department of Community Development, or a consultant, would be needed to provide the professional oversight of program development and management functions. Chapter 14 Affordable Housing Page 14-12

13 C. Action AH 2.3 Local Construction Accessibility Standards: Yarmouth shall encourage developers of affordable housing to construct units that are visitable and some barrier free to accommodate those with disabilities. Rationale: A visitable home has three core architectural features that would allow persons with physical disabilities to visit the home. These include at least one zero-step entrance, doorways that provide 32 inches of clearance on the main floor and at least a half bath on the main floor. Depending upon the topography of the site, incorporation of these features into a percentage of new construction affordable units would not be costly, nor would they be noticeable. Barrier free units would not only serve individuals with disabilities, but allow people to age in place longer. Work to Date: The Town currently does not have any requirements for construction of residential housing units with visitable features or require a percentage of affordable units to be barrier free. The Building Commissioner enforces the Massachusetts Building Code and the Architectural Access Board regulations that required accessible units and building accessibility, under certain circumstances. Implementation Plan for Action AH 2.3: The Town of Yarmouth shall consider the following strategies to encourage developers of affordable housing to construct units that are barrier free and visitable by people with disabilities. 1. Action Item AH 2.3A Incorporate universal design and visitable standards for affordable housing units: The Town shall investigate modifying the affordable housing zoning bylaw and/or the Affordable Housing Standards to require a certain percentage of new construction, affordable units to provide universal design and visitable features. In the next 3-5 years, the Planning Board, with support from the Community Housing Committee and Town Planner, shall explore what other communities have done, review model bylaws, and consider changes to the bylaw and Affordable Housing Standards to require universal design and visitable features. 2. Action Item AH 2.3B Barrier Free Affordable Housing: Due to the higher proportions of disabled people in the Town population, the aging population in Yarmouth, and the scarcity of affordable, barrier-free units, the Town shall investigate requiring some percentage of new affordable units to be barrier-free. In the next 3-5 years, the CHC and the Planning Board, with staff support, shall explore what other communities have done, review model bylaws, and consider changes to the bylaw and Affordable Housing Standards to require affordable, barrier free units. 3. Action Item AH 2.3C Promote Residential Housing for People with Disabilities: Yarmouth continues to house a number of individuals with various special needs. These housing needs are typically met in group home settings, which are required by state law to be treated under zoning as single-family uses. On an ongoing basis, through the Dept of Community Development staff and CHC, the Town shall continue to encourage programs to develop and operate residential housing as the need for them will grow with the general population. Chapter 14 Affordable Housing Page 14-13

14 14.3 GOAL AH 3 Community Participation: Yarmouth shall promote the participation of all segments of the community to address the housing needs of its residents, with particular attention to the needs of low- and moderate-income households. A. Action AH Local Awareness and Action: Yarmouth s Community Housing Committee and Affordable Housing Trust shall develop housing policies and annual action plans for adoption, review and comment on affordable housing proposals, advocate for specific local actions, and educate the public about affordable housing needs and solutions. Rationale: Fostering awareness of the need for and benefits of affordable housing in a community will encourage support for affordable housing initiatives. Having a defined plan as outlined in the Housing Production Plan further emphasizes the needs for affordable housing and outlines action plans to reach affordable housing goals. Having designated staff and a Community Housing Committee allows for the review, comment and advocacy of affordable housing projects to improve projects and move them more smoothly through the local permitting process. Local leadership via volunteer boards and committees ensures community awareness and political support for sometimes unpopular concepts. Work to Date: The Town has made strides in recent years to reach out to the community and other important stakeholders on the issue of fair and affordable housing. These outreach efforts have included the following: surveys to explore resident and non-profit organization attitudes and perceptions on affordable housing needs and priorities; conducting affordable housing Focus Groups; public hearings; sponsoring information booths at Special Events such as the Seaside Festival; conducting annual housing summits by the CHC; and outreach to the media and through the Town website. Affordable housing projects are reviewed by a range of town staff, boards and committees, such as the Community Housing Committee (CHC), for compliance with the local Zoning regulations, Yarmouth Affordable Housing Standards, Local Initiative Program standards and to offer guidance through a friendly 40B project. The CHC also assists in the preparation of the Housing Production Plan which includes housing goals and policies and action plans and is updated every 5 years. The CHC prepares an Annual Report for submission to the Board of Selectmen. The Town of Yarmouth also prepares an Annual Community Development Block Grant (CDBG) Action Plan and Consolidated Performance Evaluation Report (CAPER) which includes how CDBG funds will and have been used to further affordable housing and summarizes all affordable housing efforts. Implementation Plan for Action AH 3.1: The Town of Yarmouth shall consider the following strategies to promote local awareness and public education about affordable housing and review affordable housing proposals. 1. Action Item AH 3.1A Ongoing Review and Advocacy of Affordable Projects: As required, the CHC and staff of the Dept of Community Development, shall review and comment on affordable housing project and provide guidance to potential developers. 2. Action Item AH 3.1B Ongoing Educational Campaign: The Town shall continue their educational campaign to better inform local leaders and residents on the issue of affordable housing to help dispel negative stereotypes, provide up-to-date information on new opportunities and to garner political support. The educational campaign may include use of Chapter 14 Affordable Housing Page 14-14

15 the Town s website, local cable access programming, special articles and community events, annual housing summits and other community meetings to provide information on affordable housing issues and new initiatives. Annually, the CHC and staff of the Dept of Community Development, shall develop and implement the educational campaign. 3. Action Item AH 3.1C Outreach and Accessibility Accommodations: On an ongoing basis, the CHC and staff of the Department of Community Development shall continue to outreach to advocacy groups and agencies servicing disabled people, hold public hearing in handicap accessible venues, provide special accommodations upon request, provide program materials and outreach in minority languages, and focus on a diversity of affordable housing types in an effort to serve residents of all abilities and backgrounds. B. Action AH 3.2 Needs Assessments and Action Plans: Yarmouth shall develop local housing needs assessments and housing action plans that are updated at least every 5 years. Housing plans should meet the standards for the state s Housing Production program. Rationale: Requiring an update of the HPP every five years helps to keep the emphasis on affordable housing needs, current housing stock, potential sources of new affordable housing, and identify potentially new implementation strategies. Work to Date: The Town of Yarmouth completed an update of the Housing Production Plan in March of Implementation Plan for Action AH 3.2: The Town of Yarmouth shall consider the following strategies to update needs assessments and housing action plans. 1. Action Item AH 3.2A Update the HPP every 5-Years: The Town shall update the HPP every five years. In 2016, the Department of Community Development staff, the Community Housing Committee and Affordable Housing Trust, shall complete an update of the Housing Production Plan. C. Action AH 3.3 Site Selection and Coordination: Yarmouth shall continue to inventory public and private land suitable for the development of affordable housing and to coordinate with local housing and open space committees to develop opportunities for joint housing and conservation projects. At a minimum, local housing and environmental experts should be involved in the site-selection process. Rationale: Site selection for affordable housing units includes a wide range of factors to be considered including pricing, availability, redevelopment potential, environmental issues and location. Redevelopment of existing sites and in-fill in existing neighborhoods have the benefit of rehabilitating degraded housing stock and avoiding the environmental impacts and loss of open space associated with green field development. Work to Date: In addition to offering town owned properties as outlined in Action AH 1.2, the Town has worked hard at selecting currently developed sites or in-fill sites throughout town that can be redeveloped into affordable units with less environmental impacts as outlined below. The majority of affordable housing projects are reviewed by the Yarmouth Site Plan Review Team, DHCP LIP Program, with federally funded projects undergoing an environmental review. Chapter 14 Affordable Housing Page 14-15

16 Continue to Convert Existing Housing to Affordable Units: Yarmouth has a large housing stock created prior to 1970 that is ripe for rehabilitation and conversion to affordable units. The current decline in property values have lowered the affordability gap between market and affordable prices, reducing the amount of subsidy necessary and making this type of option more financially attractive. The Town has been identifying scattered sites throughout Town for the Housing Buy-Down Program pursuant to its 2007 Affordable Housing Plan. Thus far, 13 units have been acquired, rehabilitated and sold to qualifying first-time homebuyers. A minimum of 14 additional units are planned. It should also be noted that existing homes have been acquired by non-profit organizations, and converted to group homes to serve special needs populations, with 42 units currently on the SHI. Starting in 2012, the Affordable Housing Trust partnered with Building Dreams Inc. to start the Town-Wide Rental Home Program. This is the rental version of the Buy-Down Program. Moderately priced existing homes and duplexes are purchased, rehabilitated and deed restricted as affordable rental units. Building Dreams retains ownership and manages these affordable rental units. Five (5) units have been created to date, and four additional units are planned. Continue to Promote Adaptive Reuse: The Town has been identifying underutilized nonresidential properties for potential conversion to housing, including affordable housing, through various options such as Single Room Occupancy Units (SRO s), congregate and/or special needs housing, rental housing, first-time homeownership, and motel conversions through the Motel and VCOD Bylaws. Depending upon the structure, adaptive reuse can be amenable to mixed-use and mixed-income development. The conversion of motels to year-round rental units, including affordable housing, has been a major component of Yarmouth s housing plan. Additionally, the Town has conveyed the vacant John Simpkins School to Stratford Capital for the creation of age-restricted, affordable rental housing. Develop Scattered Sites for Affordable Housing: Yarmouth creates affordable housing at scattered sites and neighborhoods throughout the community to lessen the impacts of new housing production on any particular neighborhood and better integrates affordable housing into the community. Examples of this type of infill development are the Trust s highly successful Buy-Down Program and the Town-Wide Rental Home Program (see above), the burgeoning Affordable Lots Program being coordinated by Our First Home and Habitat for Humanity of Cape Cod, and smaller friendly 40B s. The Town follows MGL 30B when disposing of surplus land or buildings valued at over $5,000. The process can be initiated by Town Staff, various Committees/Boards or the Board of Selectmen. The Town Administrator s office typically coordinates the solicitation of Staff comments on the potential use prior to the Board of Selectmen declaring the property surplus and making it available for disposition. A Request for Proposal is developed that identifies the purpose for the property and any restrictions on the disposition. This process was utilized to dispose of the old Simpkins School, which was ultimately converted into 65 senior housing units, with 58 being affordable. Chapter 14 Affordable Housing Page 14-16