Image Credit: Herb Ling

Transcription

1 Image Credit: Herb Ling

2 Committee s Charge 1 First Priority Draft language for a GMO amendment to be placed on the ballot in 2016, to incentivize affordable and workforce housing Second Priority Recommend measures to reduce indirect costs (fees and timeframes) and incentivize infill development and workforce housing Evaluate imbalance between market rent and current rent Evaluate and address tenant displacement issues

3 What Have We Done? Timeline 2 8/20 Discuss Vision and Success Factors 8/29 Evaluate Structural Approaches Explore GMO Concept 9/14 Discuss Fine Points and Mechanics of Potential Options 9/28 Report back from Research and Economists on Committee Questions 10/10 Public Open House to Share/ Test Evolving Options and Gain Feedback OPEN HOUSE 10/26 - Reviewed Five Key Proposals

4 What Have We Done? By The Numbers 3 5 Commi<ee Work Sessions to Date 1 Public Open House 55 ParCcipants at Public Open House 14 Hours of Commi<ee Discussion and Working Time 4 Hours of Public Open House 4 Different Homework Assignments 5 Framing Discussions to Narrow Approaches

5 Lesson 1: Need a Vision for Housing in Healdsburg 4 In 2025, Healdsburg is a diverse community evidenced by an equally diverse housing stock - both type and price. Individuals at different life stages and economic levels can participate in a variety of lifestyles of their choosing - in active, welcoming neighborhoods.

6 Lesson 2: Workforce is Left Out Affordable Priced for those marking 0-120% of AMI Market Rate Priced to meet market demand 5 Deed- Restricted Housing Non Deed- Restricted Housing

7 Lesson 2: Workforce is Left Out Affordable Priced for those marking 0-120% of AMI Market Rate Priced to meet market demand 6 Deed- Restricted Housing Workforce % of AMI Non Deed- Restricted Housing

8 Lesson 3: We Have Growth Control, Not Management 7 Growth Management seeks to shape the character, scale, pace and quality of growth. It is proacgve vs. reacgve, and recognizes adjustments must be made over Gme

9 Lesson 4: Policies and Market is Leaving out the Middle 8 Sonata, Infill Lots The Grove Challenging Given Codes and Public Perception Effectively Precluded by Growth Management (except for Deed Restricted Affordable) Image Credit: Base Image OpCcos Design, Berkeley CA. All Rights Reserved Healdsburg InterpretaCon UrbanGreen

10 What Have We Done? The Process

11 Step 1: Explore ALL Approaches 9 Approaches to Refining the GMO Five Major Approaches Approach 0: Stay the Course Approach 1: Increase Allocations Approach 2: Incentivize Outcomes Approach 3: Create Adaptive Management Approach 4: Retire the GMO

12 Step 1: Explore ALL Approaches 10 Approaches to Refining the GMO Five Major Approaches Approach 0: Stay the Course Approach 1: Increase Allocations Approach 2: Incentivize Outcomes Approach 3: Create Adaptive Management Approach 4: Retire the GMO

13 Step 2: Explore Key Elements Structure and Purpose Why are we doing this? How can a revised approach be structured to adapt/ adjust over Gme to achieve desired outcomes? 2.0 Mechanics Details of allocagon preferences, smoothing growth cycles, calculagng baselines, etc 3.0 Increasing Public Benefits How do we opgmize the GMO as a tool to increase public benefits gained from new development?

14 Step 3: Frame Big Ideas 12

15 13 Step 4: Separate Ballot from Mechanics December June DraXing, environmental review, legal final draxing, placement on Ballot December June Set priorices, define targets, confirm mechanics for C units, adopted by City Council

16 Step 5: Draft Ballot Framework 14 Move from rigid perpetual timeframe to a Housing Cycle for purposes of re-setting goals and metrics 8 year period, co-terminus with Housing Element Update Allocation Pool at start of every cycle to 1% of Current Housing Stock (inc/ nic Affordable stock) For coming cycle = 45 / 49 units Allocations to live for length of Housing Cycle Change from current 3 year sunset to 8 year sunset Add deed restricted workforce housing to list of housing exempted from the GMO or Create one time pool of directed allocations Could increase construction of housing in the $450-$650k range

17 Adaptive Management Growth Tool 15 The way it currently works... Housing Element Update GMO Allocation Cycle 90 Units Public Outreach for HEU 90 Units 90 Units Housing Action Plan

18 Adaptive Management Growth Tool 16 Data Analysis Public Goal Setting Data Analysis and Public Process inform: Housing Element establishes priorities for Housing Action Plan informs how to best leverage GMO sets Allocations and preferences for next cycle Housing Element Update Housing Action Plan GMO Prioritization and Allocation Cycle 8 * X Units per year Eight Year Cycle

19 Determining Size of the Need 17 Step 5. New Housing Units Needed Annual GMO Implications Target % of Employees Able to Live in Town Units Required per Year ( ) Affordable Units (Exempt from GMO) Market Rate Units (Limited by GMO) 33% 20 to to 18 9 to 14 35% 33 to to to 20 40% 67 to to to 35 45% 101 to to to 51 50% 136 to to to 67

20 Defining Success 18 Decrease in community s median age Increase in deed-restricted housing as % of total stock Increased percentage of non-single family homes Increase in number of housing units available to median income buyers and renters Increased ratio of people living in town, working in town Increase in school populations Increase in mixed use buildings along Healdsburg Avenue

21 Got Questions?