Bedford s s Response to the Workforce Housing law

Transcription

1 Bedford s s Response to the Workforce Housing law NHPA Conference June 4, 2009 Roger Hawk Hawk Planning Resources, LLC

2 Workforce Housing In Bedford New State Law effective July 1, 2009 (Now January 1, 2010). Must provide for the reasonable opportunity of a 4-person 4 household earning 100% of the area median income or $76,400 to be able to buy a home of $233,800 or less. Must provide for the reasonable opportunity of a 3-person 3 household earning up to 60% of the area median income or $41,260 to rent a unit for $1,030 or less.

3 Workforce Housing In Bedford The opportunity to construct Workforce Housing units must be available in at least 51% of the residentially zoned land. Multi-family (5 or more units in a building) must be allowed somewhere in town. Bedford is 850 to 1,000 units below our required number of regional fair share units. The majority of the housing stock and all of our 2-2 bedroom rental units do not meet the affordability standard.

4 Median Sales Price

5

6

7 Frequency of Rental Housing in the 2008 NHHFA Rental Cost Survey. Town of Bedford, 2007p Affordable Monthly Rent = $1,030 60% of median for a family of 3 = $41, % UNAFFORDABLE 131 units surveyed. Midpoint=$1500/mo=$60,000/yr income

8 Affordable Purchase Price = $233,800 Median Income for a family of 4 = $76,400 95% UNAFFORDABLE Mid-price=$380,000 requires income of $125, homes surveyed

9 Workforce Housing In Bedford Failure to adopt an amendment may allow for developers to have their projects approved through the court system anywhere in town with little or no public input and without approval of the Planning Board. AKA: Builders Remedy

10 Workforce Housing In Bedford The Builders Remedy together with the understanding that Bedford clearly did not meet the requirements motivated the Planning Board to act swiftly.

11 Workforce Housing In Bedford Process: Formed a Workforce Housing Subcommittee of the Planning Board (July 08) 2 Planning Board Members Southern NH Planning Commission Manchester Chamber of Commerce NeighborWorks of Greater Manchester Robert Cruess, local employer & designer Dick Anagnost, resident and developer Immediately filed an IZIP grant request (awarded Sept. 08)

12 Workforce Housing In Bedford Process: Selected Hawk Planning Resources from the list of pre-qualified IZIP firms (Oct. 08) Committee met several times Held a Public Forum (11/20 televised & rebroadcasted) Two public meetings with the Planning Board (12/1 & 12/15 televised) Two pubic hearings on all zoning amendments (1/12 & 1/26 televised) Great press coverage with multiple front page articles and an editorial urging support

13 Where should Workforce Housing be located in Bedford?

14 SEWER SERVICE WATER SERVICE

15

16 What can Workforce Housing Look Like?

17

18 Osprey Landing, Portsmouth

19 Exeter Farms, Exeter

20 The Parsonage, Rye, NH

21

22

23

24 Typical extended New England Farmsteads

25

26

27 Workforce Housing In Bedford Committee Recommendations: Allow for multi-family housing in the commercial districts in a similar fashion as elderly housing currently is, provided that ⅓ of the units meet the affordability requirements. (12 units an acre) Allow for multi-family housing in the GR Zone in a similar fashion as currently allowed for in the AR Zone provided that ⅓ of the units meet the affordability requirements.

28 Workforce Housing In Bedford Committee Recommendations: Allow for a ⅓ density bonus in cluster developments provided that ⅓ of the units meet the affordability requirements and allow construction in a similar fashion as is currently allowed for elderly units in cluster developments. Allow for a ⅓ density bonus in conventional subdivisions provided that ⅓ of the units meet the affordability requirements.

29 Example: Conventional Subdivision R&A Zone (majority of Town) 1.5 acre minimum lot size A 4.5 acre lot could be subdivided into 3 lots

30 Example: 1/3 Density Bonus 1/3 density bonus for 1/3 of the units being afordable A 4.5 acre lot could now be subdivided into 4 lots

31 Example: Density Bonus & Clustered Units Developer has the right to cluster the 4 units into 1 building to reduce infrastructure costs (could also do 2 duplexes)

32 Workforce Housing In Bedford The Planning Board required: A minimum 30 year affordability requirement on rental developments. An automatically renewing affordability requirement for ownership units that sold before the 30 years are up.

33 Results March 10, 2009 Ballot Vote Passed 83.5% (Yes 2,322 No 456)