Inclusionary Housing. The what, where, when, and how of affordable housing choices

Transcription

1 Inclusionary Housing The what, where, when, and how of affordable housing choices

2 What is Affordable Housing? Affordable Housing there are many definitions. One example: Affordable Housing shall be a residential dwelling unit available for sale or lease at a cost not to exceed the amount a household or family, whose gross annual income is one hundred percent (100%) or less of the median income. Median income is the amount defined by the U.S. Census. (Amherst ZO) Inclusionary Housing mechanisms to spur affordable housing development within the private market

3 Why do Communities need Affordable Housing? Cost of homes & rental units have gone up Availability has gone down Income levels have increased very little In short, we need affordable choices for workforce, community employees, service workers, business and industry, elderly and disabled, and art, historical, cultural groups

4 1,400 Frequency of MLS Solds, Statewide, All Units 1,200 1, $30,000 $50,000 $70,000 $90,000 $110,000 $130,000 $150,000 $170,000 $190,000 $210,000 $230,000 $250,000 $270,000 $290,000 $310,000 $330,000 $350,000 $370,000 $390,000 $410,000 $430,000 $450,000 $470,000 Number of Sales $490,000 $510,000 $530,000 Units Available to Renter Households with the Median Income in 2000 $33,500 19% Median Household Income for Renters increased by only $300 to $33,800 by 2005

5 1,400 1,200 1, Frequency of 2005 MLS Solds, Statewide, All Units $30,000 $50,000 $70,000 $90,000 $110,000 $130,000 $150,000 $170,000 $190,000 $210,000 $230,000 $250,000 $270,000 $290,000 $310,000 $330,000 $350,000 $370,000 $390,000 $410,000 $430,000 $450,000 $470,000 Number of Sales $490,000 $510,000 $530,000 Units Available to Renter Households with the Median Income in 2000 $33,500 19% Units Available to Renter Households with the Median Income in 2005 $33,800 5% Median Household Income for Renters increased by only $300 to $33,800 by 2005

6 What is the legal basis? Power to establish granted to NH communities under statute RSA 674:21 providing for Innovative Land Use Controls Section IV.(a). Defines inclusionary zoning as a voluntary incentive or benefit to a property owner to produce housing units which are affordable to low and moderate income populations

7 Inclusionary Zoning is a voluntary incentive or benefit This is a carrot developers can NOT be required to build Affordable Housing

8 Inclusionary Housing: Does it work? The Common Arguments Not economically viable given development costs Affordable Housing has more kids which costs the town $$ Segregated housing developments The Attractive Alternative An Inclusionary Housing Ordinance overcomes the economic barrier by establishing incentives that may make affordable housing feasible SFH have more kids than Affordable Housing overall school enrollment is decreasing in NH Those on fixed incomes are not necessarily poor

9 NH and Lakes Region Public School Enrollment by Unit Type New Hampshire Lakes Region Single Family Detached Condominium Two to Five Unit Building Five or More Unit Building Mobile Home All Structure Types

10 Inclusionary Housing Model Basic Principles Retain long-term affordability Set initial and future sale % of average median income Fairness to All (municipality, developer, buyer) No decrease in local tax revenues Integrates well with existing ordinances and regulations Market-based and need-based

11 Other Requirements Form of Ownership: Owner vs. Rental what is the local need for rental properties? Deed restrictions to ensure future stock of affordable units Mixed housing types based on need single-family, multi-family, condominium, apartment

12 What are first steps toward implementation? Supported in the Master Plan; recognize specific need for affordable and workforce housing Prepare a housing needs assessment supply, demand, affordability Demonstrate need for growth in housing stock Identify opportunities for new development and re-use/re-development

13 What are the limitations? Communities must consider: Appropriate locations to permit increased density (traffic, road network, access) Proximity to work place, recreation and services Availability of services

14 Great Bridge Properties Ossipee

15 Great Bridge Properties Ossipee

16 What is the public benefit? Affordable housing can be an integral component of long-range planning and zoning initiatives and community stability and growth. Growth and Pattern of Development Natural Resources Water Quality / Quantity Air Quality Human Health Wildlife Habitat Open Space HOUSING OPTIONS Community Rural Character NH architecture/style Civic involvement Public Services Transportation and Access Cost of Community Services

17 Shaker Heights Chester 23 acres overall (19 acres conservation) 22 housing units Zoning = 15 units 25% density bonus for income targeting Moderate income targeting (mid $200K s)

18 Shaker Heights Chester

19 Who has implementation authority? Special Exception Zoning Board of Adjustment Conditional Use Permit Planning Board Incentive: Consolidates the review and approval process through Site Review or Subdivision regulations; can require preapplication/conceptual plan review Incentive: fewer fees, less time to permit

20 How is it implemented? Town-wide, specific zoning districts, all residential zones, and/or parcel-specific locations where increased density permitted Zoning Ordinance (dimensional requirements, permitted density, lot area, setbacks, coverage, height, parking, access, services, fee waivers) Subdivision and Site Plan Regulations Design standards (scale, continuity)

21 Developer Incentives Density bonuses/increases Smaller lot sizes, relaxed dimensional standards Zoning Exemptions/Waivers (i.e. parking) Expedited Permit and/or application review Waived/Reduced Fees Exemption from phasing, growth ordinances Mixed Use projects Financial Assistance (Tax increment financing or tif ) Public and private partnerships

22 Multi-Density Zoning Techniques Transfer of Development Growth Boundary Infill and Village-Style Development Lot Size Averaging Conservation Subdivision Feature Based Density Inclusionary Zoning Village Plan Alternative

23 Environmental Characteristic Zoning Stormwater Management Wildlife Habitat Agricultural Incentives Steep Slope and Ridgelines Water Resources - Drinking Water -Wetlands - Shorelines - Floodplains

24 Site Design Techniques Transit-Oriented Development Liveable/Walkable Design Access Management Dark Skies Lighting Landscaping Energy Efficiency

25 Where does it work? Brownfields redevelopment Adaptive re-use Mixed Use development Infill development (underutilized property) Village Centers New Subdivisions (Open Space, Conservation, Conventional) Accessory dwelling units

26 Creation of New Village Centers Boggy Meadow, Walpole

27 Brownfields Redevelopment Millview, Laconia

28 Adaptive Re-Use Mechanic School, Laconia Dow Academy, Franconia

29 Infill Batchelder Street, Laconia Horne Street, Dover

30 Mixed Use

31 Revitalization of Existing Village Centers

32 Planning and Multi-Density Zoning Tools = Resource Conservation and Housing Options Transfer of Development Infill and Village-Style Development Conservation Subdivision Adaptive Reuse Inclusionary Zoning

33 Conservation Subdivisions Same number of housing units Reduces amount of infrastructure Conventional Flexibility to tailor development Review Process Important Preserves Open Space for Recreation, Habitat, etc. Conservation Design

34 Exeter - Forest Ridge and Watson Woods Conservation and Affordability Combined

35 Exeter - Forest Ridge and Watson Woods Watson Woods Forest Ridge Cottages

36 Other Affordable Housing Choices In-Law Dwellings Accessory Dwellings Guest/Worker Dwellings Workforce Housing

37 What are the approaches? Density Bonus As Permitted (by district, subdivision, new development or redevelopment) Formula: % density increase per affordable unit Additional increase if served by municipal water/sewer

38 What are the approaches? Inclusionary Zoning Districts Specific geographic areas or parcels are identified to accommodate increased density when affordable housing is provided Density based on housing type, service and/or capacity of land

39 What are the approaches? Incentive Based (community-wide) Density based on (from needs analysis) - location housing types Owner vs. Rental units Transfer of Development Rights (TDR)

40 Transfer of Development Rights (TDR) Development directed from priority conservation areas to preferred development areas Less development in priority conservation areas: protects natural resources Property owner paid for development value of property

41 New Hampshire Examples Community Mechanism Incentives Enforcement Amherst Affordable housing ordinance Flexible dimensional controls??? Chester Incentive based cluster housing ordinance 4-tier income levels; mixed housing/incomes Building Inspector Exeter Inclusionary housing ordinance 15% density bonus for 20% of total affordable Planning Office Nashua Inclusionary zoning 12 potential exchange rates, affordable density based on housing type Community Development Department

42 Assurance of Continued Affordability Binding commitment from developer Maximum resale value of units Maximum rent and increases Documentation of Restrictions - Planning Board approved plans - Registry of Deeds - Local Assessors records

43 Benefits of Housing Partnerships Facilitate implementation of covenants, monitor future sales, qualify buyers Provide program administration assistance First Right of Refusal to guarantee affordability through purchase and deed restrictions

44 Benefits of Development Partnerships Bring funding and other partners to jump start or sponsor projects Non-profits in the business of building affordable housing Others include art collaboratives, historic preservation, cultural preservation

45 Help is Available! Housing and Conservation Planning Program (HCPP) OEP: Inclusionary Zoning Implementation Program (IZIP) NHHFA: Innovative Land Use Planning Techniques DES, RPCs, and others:

46 Innovative Land Use Techniques: A Handbook for Sustainable Development Concept Provide guidance and models for RSA 674:21 Handbook & Reference Tool Collaborative Effort

47 ILU Guide Contents 22 Topics Each Chapter Includes: I. Background and Purpose II. Appropriate Circumstances and Context for Use III. Legal Basis and Considerations IV. Examples V. Model Ordinance

48 Questions? Erica Anderson Lakes Region Planning Commission Julie LaBranche Strafford Region Planning Commission