Infill Development Infill development involves building and developing in vacant or underutilized areas in cities or suburbs. This creates efficient use of land and infrastructure by redeveloping areas within existing communities, by introducing new housing types, by increasing property values, and leaving rural areas and open spaces undeveloped. Infill development can reduce traffic congestion, save open space, and create more livable communities. Communities can promote the use of infill housing by anticipating barriers to development. These barriers can include land availability, the quality of infrastructure, possible environmental contamination, financing, zoning, and conformity requirements. Identifying priority sites for redevelopment, providing information on sites through an abandoned land inventory, and targeting development in key infill locations are techniques that communities can use to reduce the number of problems developers encounter which will encourage infill development. Alan, Steven H. Managing Maryland s Growth: Models and Guidelines for Infill Development. Maryland Department of Planning, 2001. http://www.mdp.state.md.us/mgs/infill/infillfinal_1.pdf (accessed 3 February 2006). Discusses elements of successful infill planning and offers examples of a model infill ordinance and zoning codes. Bartsch, Charles, et al. Design Strategies for Successful Infill. Northeast Midwest Institute, 2001. http://www.nemw.org/infillbook.htm (accessed 3 February 2006). Explains the benefits of infill development, implementation strategies, and looks at examples of successful infill projects. Also includes a section detailing the relationship between housing and successful infill design. City of Lake Oswego, Oregon. Ordinance to Promote Compatibility of New Single Family Development with the Character of Existing Development. Lake Oswego, 2003. http://www.ci.oswego.or.us/plan/infill/2333-combined-070903-final.pdf (accessed 6 February 2006). Lake Oswego, OR, Provides regulations and standards for integrating new housing designs with already existing developments. This version is an amendment to the original document, showing corrections and revisions that have been made for this draft. Enger, Susan C. Infill Development Strategies for Shaping Livable Neighborhoods. Municipal Research and Services Center of Washington, 1997. http://www.mrsc.org/publications/textfill.aspx#e9e4 (accessed 3 February 2006). OKI Resource Listing Housing Options 1
Discusses methods for overcoming barriers to infill development and provides strategies for successful infill practices. Also has sections for strategies to make infill developments appealing to both developers and residents. Oregon Transportation and Growth Management Program. Model Ordinance for Infill Development. http://www.dca.state.ga.us/intra_nonpub/toolkit/modelordinances/modordinfl.pdf (accessed 6 February 2006). Oregon, This source is a model infill ordinance. It is especially useful because the authors begin each section with an aside explaining the section s utility. Otak. The Infill and Redevelopment Code Handbook, Oregon Transportation and Growth Management Program. Transportation and Growth Management Program, Oregon Department of Transportation, 1999. http://egov.oregon.gov/lcd/docs/publications/infilldevcode.pdf (accessed 3 February 2006). This document outlines infill strategies and obstacles, implementation procedures, and also provides a section outlining sample code provisions. OKI Resource Listing Housing Options 2
Housing for Retail, Public School, City, and Child Care Employees Cities can offer special tools such as a Security Deposit Loan program for rental housing and a Down Payment Assistance program for first time home buyers, specifically for public sector workers, who often are middle income. Employer assisted programs are also made available on occasion. Some common benefits to employees include purchase guarantees, construction financing, housing site subsidies, purchase of mortgage backed securities, mortgage buy down programs, down payment loans, group mortgage insurance, mortgage guarantees, closing cost assistance programs, and group mortgage orientation plans. These benefits may be available to all employees or limited to specific segments of the employee population, such as first-time home buyers. Benefits may be available for all homes, or homes that meet specific criteria, such as homes located in specific neighborhoods. Edward J. Bloustein School of Planning and Public Policy. A Blueprint for Employer- Assisted Housing. http://www.eahousing.com/blueprintarticle.html (accessed 14 December 2006). Describes the differences between demand and supply programs for promoting affordable housing. The article goes on to give examples of each program. The site also a good resource because it provides a series of links to different affordable housing programs. Fannie Mae. Housing Solutions. Washington DC, 2005. http://www.fanniemae.com/initiatives/pdf/housing/housingsolutionsreport.pdf (accessed 4 January 2007). This document describes how Fannie Mae s mortgage initiatives, investments and business strategies are designed to help mortgage lenders and other housing partners expand affordable housing.success stories, local efforts and special projects to expand affordable housing, homeownership and housing-based community development are included A list of Fannie Mae financial tools is provided. Urban Land Use Institute. Encouraging Workforce Housing in the Chicago Region, Atlanta, and the District of Columbia. ULI The Urban Land Institute, 2003. http://www.uli.org/am/template.cfm?section=workforce_housing1&template=/cm/conte ntdisplay.cfm&contentid=11015 (accessed 6 February 2006). Offers three case studies of ULI programs in the cities of Chicago, Atlanta, and DC, that promoted private market affordable housing for workforce households. The article concludes with lessons that were taken from the experiments. OKI Resource Listing Housing Options 3
Housing for Seniors Accessory dwelling units include units those, for example, that are above the garage apartments, granny-flats or mother-in-law apartments. These can be either attached or detached. Often, zoning ordinances do not permit accessory dwelling units; however, these are most convenient affordable housing units for elderly family members or college students that can also assist first time homebuyers in supplemental income for the mortgage payment. By creating this type of affordable housing, shortages decrease, wealthy communities can still prosper and more units generate higher property tax revenue. Municipalities can also offer programs that help to match seniors with other unrelated adults in mutually beneficial home sharing arrangements. Permitting and encouraging other types of development for independent living, assisted living and continuing care communities is also key to providing adequate housing opportunities for seniors. Independent Living Communities are designed to enable independent seniors to enjoy a lifestyle filled with recreational, educational and social activities amongst other seniors. Assisted Living provides a special combination of residential housing, personalized supportive services and care. Continuing Care Retirement Communities are residential campuses that provide a continuum of care -- from assisted living to skilled nursing care, all in one location. Other key land uses that support the senior population, such as pharmacies, medical offices, and grocery stores, should be located nearby these facilities, and should be convenient and easily accessible for seniors. Gwinnet County, GA. Mother-in-Law Suite Zoning and Building Permit Requirements. Lawrenceville, GA, 2004. http://www.co.gwinnett.ga.us/departments/planning/pdf/mother_in_law_suite_requirements. pdf (accessed 6 February 2006). Gwinnett County, GA, A government document outlining the zoning and building permit requirements for Mother-in-Law Suites in homes. Kochera, Andrew, et al. Beyond 50.05: A Report to the Nation on Livable Communities: Creating Environments for Successful Aging. AARP, 2005. http://assets.aarp.org/rgcenter/il/beyond_50_communities.pdf (accessed 6 February 2006). Defines livable communities and ties aspects of such development to quality of life for older populations. Also discusses the importance of community engagement when promoting livable communities. Transportation and mobility are other key factors tied to livable communities. OKI Resource Listing Housing Options 4
Zoning for Affordable Housing Techniques used within local zoning codes often have the effect of eliminating or discouraging the creation of affordable housing units. Inclusion of smaller lot residential zones or overlays to create the option of smaller lots, allowing higher densities, providing density bonuses, permitting manufactured housing with compatibility and design standards, and allowing accessory dwelling units are all options that would increase the availability of housing for low and moderate income families. 1000 Friends of Florida. Expedited Permitting: Ensuring Expedited Permits for Affordable Housing. http://www.1000fof.org/housing/expedited_permitting.asp (accessed 6 February 2006). This article discusses a program in Florida that requires local governments to expedite the permitting process for developers intending to build affordable housing. Cutting back on delays in the building process should save developers money, which will help keep affordable housing affordable. Arigoni, Danielle. Affordable Housing and Smart Growth: Making the Connection. The Smart Growth Network Subgroup of Affordable Housing, 2001. http://www.epa.gov/smartgrowth/pdf/epa_ah_sg.pdf (accessed 6 February 2006). Asserts that Smart Growth can be used as a tool to promote affordable housing. The message is that Smart Growth s broad goals are in line with specific objectives of affordable housing. After outlining current developments and Smart Growth alternatives, the report offers sample policies and strategies. Bier, Thomas. Moving Up, Filtering Down: Metropolitan Housing Dynamics and Public Policy. The Brookings Institution, 2001. http://www.brookings.edu/es/urban/publications/bier.pdf (accessed 6 February 2006). This paper discusses the shift of wealth out of urban cores and into peripheral areas increasingly moving farther from the city center. This mobility happens as urban residents gain wealth and can afford to move into larger and newer suburban homes. The author asserts that public policy can influence population movements and help support urban core communities. Dane County, Wisconsin. Model Traditional Neighborhood Development Ordinance. Madison, WI, 2004. http://www.co.dane.wi.us/plandev/community/build/pdf/tnd/20040225_intro.pdf (accessed 14 December 2006). This model development ordinance for Dane County, Wisconsin, is intended for use by local jurisdictions to pursue traditional neighborhood development. The ordinance OKI Resource Listing Housing Options 5
defines traditional neighborhoods as compact, walkable, diverse, safe, and attractive neighborhoods. Department of Housing and Community Development. Draft Residential Density Bonus Ordinance. Sacramento, CA, 1996. http://www.hcd.ca.gov/hpd/hrc/bonus.pdf (accessed 6 February 2006). Sacramento, CA, This document is a model ordinance for jurisdictions in California to follow when designing model density bonuses. The state of California offers grants of at least 25% along with other incentives to developers for reserving 20% of housing for low-income households, and 10% for very low-income households or senior citizens. The model ordinance discusses plan implementation, development standards, as well as development incentives. Euchner, Charles E. and Elizabeth G. Frieze. 2003. GETTING HOME: Overcoming Barriers to Housing in Great Boston. Pioneer Institute for Public Policy Research, 2003. http://www.ksg.harvard.edu/rappaport/downloads/gettinghome.pdf (accessed 6 February 2006). This document discusses regulatory obstacles in Massachusetts that have an affect on affordable housing. Examples of techniques for jurisdictions to streamline housing regulations that will encourage the development of new housing are included. HUD User. Not In My Backyard : Removing Barriers to Affordable Housing. http://www.huduser.org/publications/pdf/notinmybackyard.pdf (accessed 6 February 2006). This early 1990s report to the President outlines government regulatory barriers to affordable housing. These barriers are organized as barriers in suburbs, barriers in cities, environmental regulations, and a list of other factors. The report ends with a lengthy section on policy implementation for removing barriers. Katsuyama, Byron and Brooke Madrone. Affordable Housing Techniques: A Primer for Local Government Officials. Municipal Research and Services Center of Washington, 1992. http://www.mrsc.org/publications/textaht.aspx (accessed 6 February 2006). Written for local officials, the report is intended to help guide policy decisions and promote the development of affordable housing. The authors outline the need for affordable housing; the changing roles of federal, state and local governments; and advises officials as to how local governments can get involved. A final section focuses on land use techniques that promote affordable housing. Montgomery County, Maryland. Development Including Moderately Priced Dwelling Units, Sec. 59-C-1.6. Rockville, MD, 2004. http://www.amlegal.com/montgomery%5fcounty%5fmd/ (accessed 6 February 2006). OKI Resource Listing Housing Options 6
The zoning code for Montgomery County, Maryland waves some building requirements for moderately priced housing units. Such requirements include density standards, unit types, and dimensional requirements. OKI Resource Listing Housing Options 7
Affordable Housing Partnerships (AHP) Local and regional government, private local banks, and homebuilders, can form strategic partnerships with public, private and nonprofit organizations to create and maintain affordable housing. These partners can work together to enhance marketing of affordable housing projects, create low cost loan programs, provide down payment assistance, provide housing counseling, and provide tax credit consulting. Jurisdictional partnerships are also important to ensure that a wide array of housing options are available throughout the municipalities, county, or region. Coordination between local governments can help to address the costs of providing affordable housing, and to work toward equitable distribution of the costs of providing necessary services to the residents of the community. Affordable Housing Partnership of the Capital Region, Inc. About AHP, 26 January 2006. http://ahphome.org/profile.htm (accessed 6 February 2006). This is the website for an AHP located in Albany, NY. The group s primary focus is low-cost mortgage lending. The website provides links to all the groups with which the AHP collaborates. The Better Housing League of Greater Cincinnati. Homepage. http://www.betterhousing.org/index.htm (accessed 20 March 2006). The Better Housing League s purpose is to ensure safe, affordable housing through the promotion of home ownership. This goal is primarily reached through education programs and community advocacy projects. California Housing Finance Agency. Affordable Housing Partnership Program. http://www.calhfa.ca.gov/homeownership/programs/ahpp.htm (accessed 6 February 2006). The California Housing Finance Agency provides below market fixed rate loans to low income, first-time homebuyers who acquire financial assistance from local government agencies. This website outlines the requirements for loan eligibility and provides a more detailed program description. The Coalition on Homeless and Housing in Ohio. Homepage. http://www.cohhio.org/ (accessed 20 March 2006). OH. The COHAHIO is an organization of individuals and groups dedicated to eradicating homelessness and promoting affordable housing. The website outlines the Coalition s strategies, projects, and provides a resource list for others interested in getting involved. Design Advisor. Affordable Housing Design Updates. http://http://www.designadvisor.org/updates (accessed 2 June 2006). OKI Resource Listing Housing Options 8
Design Advisor partners with the Fannie Mae Foundation and many other leaders in the field to promote better design in affordable housing. The Updates page posts monthly examples of good design in affordable housing that is being implanted throughout the country. The Enterprise Foundation. Dallas, Texas: The Dallas Affordable Housing Partnership. Federal Policies Illustrated, 1997. http://www.enterprisefoundation.org/policy/monographs/pubpol54.asp (accessed 6 February 2006). Describes an AHP in Dallas that provides private financing for affordable housing. This article details the program and gives an example of one family assisted by the partnership. Fannie Mae. Homepage. http://www.fanniemae.com/index.jhtml (accessed 20 March 2006). Fannie Mae carries out a number of programs that promote affordable housing and community development. The organization also works with affordable housing partners to further its goal of expanding home ownership opportunities. The website describes Fannie Mae s numerous programs and also offers information about resources available for others involved in promoting home ownership for lower income citizens. Fannie Mae Foundation. Homepage. http://fanniemaefoundation.org/ (accessed 20 March 2006). The Fannie Mae Foundation is the Country s largest affordable housing foundation. The Foundation promotes affordable housing through partnerships and initiatives that build the capacity of local affordable housing communities across the nation. The Foundation for the Challenged. Housing. http://www.ffcohio.org/housing.htm (accessed 20 March 2006). This foundation utilizes partnerships to shape business strategies for creating affordable housing opportunities for individuals with developmental disabilities. The Greater Cincinnati Foundation. Homepage. http://www.greatercincinnatifdn.org/index.cfm (accessed 20 March 2006). The Greater Cincinnati Foundation is a nonprofit organization that provides tools that assist others in carrying out charitable giving. Housing Opportunities Made Equal (HOME). Homepage. http://www.cincyfairhousing.com/index.html (accessed 20 March 2006). OKI Resource Listing Housing Options 9
HOME battles discrimination in the housing market, focusing primarily on racial discrimination. By promoting equal housing opportunities, HOME seeks to stabilize the housing market for disadvantaged renters and homebuyers. Housing Virginia. About Housing Virginia. http://www.housingvirginia.org (accessed 6 February 2006). This is the website for Housing Virginia, a partnership of private sector, public sector, and nonprofit groups that promotes affordable housing in Virginia. The site has links to many affordable housing groups and other relevant entities. Ohio Housing Finance Agency. Homepage. http://www.ohiohome.org/programs.htm (accessed 20 March 2006). The Ohio Housing Finance Agency supplies access to financial sources that facilitate access to affordable housing. The organization offers programs for both homebuyers and renters. The website also provides information about OHFA s partners and the various programs sponsored by the partnership. Ohio Housing Council. Homepage. http://www.ohiohousingcouncil.com/ (accessed 20 March 2006). The Ohio Housing Council works to promote affordable housing by strengthening participation in the affordable housing market. The OHC does so through lobbying programs, by linking affordable housing partnerships, and by working to improve the business climate for affordable housing in the State of Ohio. Tompkins County Planning. Affordable Housing Partnerships. http://www.co.tompkins.ny.us/planning/vct/tool/affordablehousingpartnerships.html (accessed 6 February 2006). NY, Gives a basic overview of affordable housing partnerships and a simple example of such an organization. The United Way of Greater Cincinnati. Homepage. http://www.uwgc.org/ (accessed 22 May 2006). The United Way is an umbrella organization of nonprofit agencies seeking to improve people s lives. Many of the United Way s member groups participate in housing issues. The website provides a list of all member agencies and links to their websites. OKI Resource Listing Housing Options 10
Low-Income Housing Tax Credit The United States Congress established the Tax Reform Act of 1986 to promote the development of low-income rental housing through tax incentives rather than direct subsidies. Congress provided the Low Income Housing Tax Credit (Section 42 of the Internal Revenue Code of 1986, as amended) for taxpayers who are owners of qualified rental projects where all or a portion of the units are reserved for occupancy by low income tenants. In Ohio, the Ohio Housing Finance Agency has used the Housing Credit Program to facilitate the development of affordable rental housing units in Ohio. In Indiana, the organization that administers the competitive process by which tax credits are awarded is the Indiana Housing and Community Development Authority (HCDA), a quasi-state government agency. In Kentucky, the Housing Credit Program is administered by the Kentucky Housing Corporation. Kentucky Housing Corporation. Housing Credit Program. http://www.kyhousing.org/page.asp?sec=62&id=150 (accessed 6 February 2006). This program in Kentucky provides tax incentives for developers to build affordable housing. The program promotes the growth of affordable rental housing. The website offers links to links, property information, community resources, ownership and rental opportunities, and information about loan and lender services. Ohio Housing Finance Agency. Housing Credit Program, 6 February 2006. http://www.ohiohome.org/lihtc/default.htm (accessed 6 February 2006). This tax credit program compensates for building acquisition, new construction, and rehabilitation costs for rental housing for low-income individuals and households. The website gives information about the program and explains how to apply for the program. OKI Resource Listing Housing Options 11
Housing Trust Funds Housing trust funds are established by cities, counties and states that dedicate sources of revenue to support affordable housing. Housing trust funds are usually created by legislation or ordinance. These funds do not depend on interest or earnings from a fixed fund or on contributions from corporations or foundations. By dedicating public sources of revenue, Housing Trust Funds create an ongoing stream of revenue to support affordable development. This enables a jurisdiction to provide a flexible source of financial resources to address unmet housing needs of low-and moderate-income households. County Corp. Housing Trust. http://www.countycorp.com/housingtrust.htm (accessed 6 February 2006). OH, Supervised by County Corp, the Montgomery County Housing Trust funds housing needs for low and moderate-income households. The Housing Trust is financed through a one-half cent sales tax that also covers affordable housing, economic development, and arts and cultural programs. The website gives background on the organization, details about the group s workings, and an application for funding. Kentucky Housing Corporation. Affordable Housing Trust Fund. http://www.kyhousing.org/page.asp?sec=62&id=138 (accessed 6 February 2006). This affordable trust fund supports very low-income citizens of Kentucky. The website lists eligible activities and also states who can apply for the program. Ohio Department of Development. Community Development Division. http://www.odod.state.oh.us/communitydevelopment.htm (accessed 6 February 2006). OH, The Community Development Division lists affordable housing as one of its primary goals. This website also provides a link to the Affordable Housing Taskforce. Ohio Department of Development. Newsroom, 12 December 2005. http://www.odod.state.oh.us/newsroom/2005pr/releases/1383.asp (accessed 14 December 2006). 199 grants totaling more than $30.6 million to eligible nonprofit organizations and local governments paid for through the Ohio Housing Trust Fund (OHTF). Provides thousands of low and moderate-income Ohioans and their families with quality housing that is safe and affordable. Ohio Department of Development. Office of Housing and Community Partnerships. http://www.odod.state.oh.us/cdd/ohcp/ (accessed 6 February 2006). OKI Resource Listing Housing Options 12
OH, The Office of Housing and Community Partnerships offers financial and technical aid to local governments and nonprofit organizations which promote projects that benefit low- and moderate-income citizens. Providing affordable housing is one of their goals. The website provides a link to its Housing, Shelter and Supportive Services Programs. OKI Resource Listing Housing Options 13
Inclusionary Zoning Local governments can adopt zoning ordinances that require a certain percentage of the development to be affordable housing, or may offer density bonuses to developers who choose to dedicate a portion of the development to affordable housing. Density bonuses allow a developer to build more units in a project than would otherwise be permitted under conventional zoning. By permitting the construction of more units than allowed under the zoning regulations, this technique can provide an economic incentive to set aside a number of units for affordable housing. This program can be mandatory or voluntary with incentives. Local governments can also influence the type of residential development through expedited review processes, reduced permitting fees and density bonuses for affordable housing developments. This will reduce pre-development costs and remove obstacles for developers and encourage them to include affordable housing in development plans. 1000 Friends of Florida. Linkage Fees and Inclusionary Zoning. http://www.1000fof.org/housing/growing_smarter.asp (accessed 6 February 2006). FL, Signifies affordable housing as an important aspect of smart growth. The article also asserts that local governments are responsible for helping the private sector build affordable housing, and views inclusionary zoning as a sound incentive for accomplishing this goal. The article goes on to explain details about inclusionary zoning, and highlights benefits accrued for smart growth through such zoning. The article ends with a list of common elements found in most inclusionary zoning ordinances. Brown, Karen Destorel. Expanding Affordable Housing through Inclusionary Zoning: Lessons from the Washington Metropolitan Area. The Brookings Institution, 2001. http://www.brook.edu/es/urban/publications/inclusionary.pdf (accessed 6 February 2006). This paper studies inclusionary zoning programs in the greater Washington area. The author seeks to rate the effectiveness of these policies, identify obstacles to inclusionary zoning, and recommend areas in need of change, to ensure future successes of inclusionary zoning ordinances. To illustrate her points, the author draws on four case studies from Maryland and Virginia. The Cape Cod Commission. Inclusionary Housing Bylaw/Ordinance for Towns in Barnstable County, Massachusetts. Barnstable County, Massachusetts, 2002. http://www.capecodcommission.org/bylaws/affordhous.html (accessed 6 February 2006). Barnstable County, MA, This model inclusionary zoning ordinance was created by the Cape Cod Commission as a reference to help towns in Barnstable County create affordable housing programs. The model ordinance provides definitions of key concepts and also explains the utility of each section, making the document a good guideline for interested communities to follow. OKI Resource Listing Housing Options 14
City of Burlington, Vermont. Burlington Zoning Ordinance; Article 14: Inclusionary Zoning/Density Bonus. Burlington, Vermont, 1993. http://www.ci.burlington.vt.us/planning/zoning/znordinance/article14.html (accessed 6 February 2006). Burlington, VT, Article 14 of Burlington s Zoning Ordinance sets the guidelines for Inclusionary Zoning and Density Bonuses. This could be adapted to represent a model ordinance, if needed. Highland Park, Illinois. An Ordinance Amending The Highland Park Zoning Code of 1997, As Amended, to Inclusionary Zoning Regulations for Affordable Housing. Highland Park, Illinois, 2003. http://www.bpichicago.org/rah/pubs/iz_ordinance.pdf (accessed 6 February 2006). Highland Park, IL, This amended zoning code has added Article XXI, entitled Inclusionary Housing. This is a good basis for planning inclusionary zoning because it provides many good definitions and gives in depth detail of what is intended by inclusionary housing. The article also establishes strong standards and regulations that may stand as good models. Metropolitan Mayors Caucus. Inclusionary Zoning Ordinance Drafting Tool. Chicago, Illinois, 2004. http://www.mayorscaucus.org/filebroker.php/403/attachment%201.pdf (accessed 6 February 2006). This model ordinance is intended to help guide communities who wish to create their own inclusionary zoning ordinances. It provides model guidelines, as well as notes to each section, explaining the purpose of different elements. The model also notes that inclusionary zoning ordinances may be much simpler than the provided model, but they all must include five key elements: 1) the threshold coverage level, 2) percentage affordable housing, 3) target income categories, 4) cost offsets, and 5) in lieu of alternatives. Montgomery County, Maryland. Development Including Moderately Priced Dwelling Units, Sec. 59-C-1.6. Rockville, Maryland, 2004. http://www.amlegal.com/montgomery%5fcounty%5fmd/ (accessed 6 February 2006). The zoning code for Montgomery County, Maryland waves some building requirements for moderately priced housing units. Such requirements include density standards, unit types, and dimensional requirements. I may have missed it, but I didn t see anything for inclusionary zoning. OKI Resource Listing Housing Options 15
Land Acquisition and Preparation for Affordable Housing Local governments often have little control over many factors that affect housing prices, such as interest rates and material costs; however, municipalities can play a key role in developing lowcost housing by acquiring land specifically for the development of affordable housing. Municipalities can purchase land, or acquire substandard housing through condemnation, to 1) sell to a nonprofit or affordable housing developers; 2) rehab and sell directly to low-to moderate-income home buyers at a low price; or 3) offer reimbursements for land acquisition, site preparation and development costs for the construction of homes with certain conditions attached regarding the type of home and the sale price. New York State Division of Housing and Community Renewal. HOUSE-NY. http://www.dhcr.state.ny.us/general/pubs/html/houseny.htm (accessed 6 February 2006). House-NY is a new housing initiative to encourage local communities to assess their housing needs and create shovel-ready housing sites. Shovel-ready sites are sites that are completely ready for the development of housing, including having an established housing need, and having met all zoning and environmental requirements. Tompkins County Planning. Land Acquisition and Preparation for Affordable Housing. http://www.co.tompkins.ny.us/planning/vct/tool/landaquisitionpreparation.html (accessed 6 February 2006). NY, Discusses the role of municipalities in developing low cost-housing through land acquisition. The website uses House-NY as a model program. Washington, DC, Deputy Mayor for Planning and Economic Development. New Communities. http://dcbiz.dc.gov/dmped/cwp/view,a,1366,q,602087,dmpednav, 33026,.asp (accessed 6 February 2006). Washington, DC, A redevelopment program, the New Communities Initiative replaces existing affordable housing with better quality structures, while also focusing on social issues. The group supplements its housing program by also promoting job training, counseling, and other human services. Washington, DC, Deputy Mayor for Planning and Economic Development. New Communities: Program Information and Goals. http://dcbiz.dc.gov/dmped/cwp/view,a,1366,q,601450.asp (accessed 6 February 2006). Washington, DC, This site outlines the core principles of the New Communities Initiative, explains the criteria for becoming a New Community, and highlights other factors that help contribute to New Communities success. OKI Resource Listing Housing Options 16