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HomeMy WebLinkAboutMINUTES - 10102006 - D.2 1 I TO: BOARD OF SUPERVISORSContra i FROM: Dennis M. Barry. AICP Costa Director of Community Development = County I DATE: October 10. 2006 SUBJECT: INCLUSIONARY HOUSING ORDINANCE SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION I RECOMMENDATIONS I 1. ADOPT the Inclusionary Housing Ordinance, Ordinance No. 2006-43, to require new residential developments to include a minimum percentage of dwelling units that are affordable to very-low. lower. and moderate income households. 2. ADOPT the Negative Declaration of Environmental Significance for the project in compliance with the California Environmental Quality Act (CEQA). APPROVE the findings and the first recommended revision contained in County Planning Commission Resolution No. 9-2006, which recommends adoption of the ordinance with recommended revisions. 4. DIRECT the Community Development Director. or designee. to file a Notice of Determination for this project with the County Clerk. DIRECT the Community Development Director. or designee. to arrange for payment of the $25 handling fee to the County Clerk for filing such Notice of Determinationell I I I CONTINUED ON ATTACHMENT: - YES = NO SIGNATURE: cx/olz' _RECOMMENDATION OF COUNTY ADMINISTRATOR E OMMENTION OF BOA COMMITTEE APPROVE _OTHER SIGNATURES): ACTION OF BOARD ON A _OTHER VOTE OF SUPERVISORS I I HEREBY CERTIFY THAT THIS IS A . UNANIMOUS (ABSENT /2&,>� ) TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. i Contact: Kara Douglas, 335-7223 ATTESTED G Q Orig: Community DevelopmentCDBG JOHN CULLEN, CLERK j cc: County Adminisiraior - - - OF I E BOARD OF SUPERVISORS County Counsel AND OUNTY ADMINISTRATOR j Auditor-Controller BY DEPUTY I i I i I Inclusionary Housing Ordinance Da October 10. 2006 — 3 Page 3 Version A I Version A includes the following revision to subdivision (d) of section 822-4.404: "Funds will be appropriated for expenditures authorized by law that make housing units � affordable to extremely low, very low. lower. and moderate income households and for i costs associated with administering the restricted fund.- I Version A also includes the following addition to subsection (a) of section 822-4.408, the section that specifies which developments are exempt from the ordinance: I "Residential developments that are exempt from the requirements of this chapter pursuant to state law. including but not limited to the following: i (A) Residential developments that obtain a vesting tentative map before the effective date of this ordinance, provided the vesting tentative map has not expired (B) Residential developments where the application for a tentative map has been deemed complete by the County before the effective date of this ordinance." Version B I The Board also discussed the possibility of requiring a bond or other security to guarantee the i construction of inclusionary units. It is not clear whether the County is authorized to require security in the inclusionary ordinance. The Board of Supervisors possesses only those powers granted to them by the California Constitution or state statutes. and we have found no statute authorizing the County to require a bond or other security in an inclusionary ordinance. By contrast. the County can i require a bond or other security in subdivision agreements pursuant to Government Code sections 66499 through 66499.10. Staff therefore proposes the following language to address the Board's j concern regarding the construction of inclusionary units. Under the proposed language. an j inclusionary housing agreement between the County and a developer can include a provision j authorizing the County to withhold permit approval for any structure or property located in a i development if the inclusionary units are not built in a timely manner. The following language would be added to section 822-4.416 of the ordinance: "All inclusionary housing agreements will include ... [p]rovisions for enforcing the construction and occupancy standards specified in subsection (d) of section 822-4.412. These provisions may include withholding approval of permits for any structure or property located within the residential development." In addition to the language described above. Version B also includes the changes specified in Version A. I Version C Although it is not clear whether the County is authorized to require security in the inclusionary ordinance. staff is also including Version C of the ordinance. which provides that an inclusionary housing agreement between the County and a developer can include a provision authorizing the County to withhold permits and require a bond. The following language would be added to section 822-4.416 of the ordinance: "All inclusionary housing agreements will include ... [p]rovisions for enforcing the construction and occupancy standards specified in subsection (d) of section 822-4.412. These provisions may include withholding approval of permits for any structure or property located within the residential development and may include a requirement that the developer provide a bond or other security. in a form acceptable to the County. to guarantee the timely construction of inclusionary units. The value of the security shall be equivalent to an in-lieu fee for the total number of inclusionary units to be constructed." I In addition to the language described above. Version C also includes the changes specified in ! Version A. I i i D.2 10-10-2006 ADDENDUM � The Board considered adopting Ordinance No. 2006-43, as amended on September 26, 2006, to require new residential developments to include a minimum percentage of dwelling units that are affordable to very-low; lower, and moderate income households (Inclusionary Housing Ordinance); adopting the Negative Declaration of Environmental Significance for the project in compliance with the California Environmental Quality Act; and approving related findings and summary report on compliance with the density bonus law. i Chair Gioia called for public comment. The following people spoke: Maria Alegria, Mayor Pro Tem, Pinole; Bob Glover, Home Builders Association; Jennifer Baha, member of east bay housing organizations and employee of Shelter Inc.; i David Reid, Greenbelt Alliance; Ethan Veneklosen, Contra Costa Council.- Michael ouncil;Michael Murray, resident of Danville; Evelyn Stivers, Non Profit Housing Association; Marti Buxton, resident of Orinda. i Chair Gioia closed the hearing and returned the matter to the Board for discussion. i i The Board requested the following amendments be made to ordinance version B: 1. The number of units in residential developments of 5 through 100 dwelling units, of which 15 percent must be affordable or for which an in-lieu fee may, be paid, be amended to be capped at 125 units; 2. Add language for pooling and credit transfer, under Section 822-4.406 paragraph (c), to include the phrase "including pooling and credit transfers" after the phrase "or any other feasible alternative', and language to address flexibility in placement of inclusionary units; 3. Allow a density bonus equal to the number of inclusionary units The Board noted its intent to adopt an in-lieu fee based on the difference between an affordable purchase price or rent and the median purchase price or rent differential. Staff is to conduct a study and determine the in-lieu fee using the development cost gap methodology and return to the Board in approximately six months. The Board will review the results of the study and determine which fee methodology is most appropriate. I The Board also directed staff to submit reports on a semi-annual basis. These reports are to include information on the number of inclusionary units built, in-lieu fees collected and expended, sale price of inclusionary-homes, and the amount of funds recaptured through home sales. By unanimous vote with all Supervisors present, the Board INTRODUCED Ordinance No. 2006-43 [version B as amended today] to require new, residential developments to include a minimum percentage of dwelling units that are affordable to very-low, lower, and moderate income households (Inclusionary Housing j Ordinance);WAIVED the reading; FIXED October 17, 2006 for adoption; DIRECTED Community j Development Department staff to conduct a study on determination of the in-lieu fee using the development cost gap methodology for the Board's review; and DIRECTED staff to submit semi-annual reports on inclusionary housing. I REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before ad dressing the Board. I Name: VtMQ0v-14,-%- Phone. 6- OmQ Address: k-Dc1v .��' �rS 'c� City: C +Co�✓� I (Address and phone number are optional. Tease note that this card raid become a public record kept on file mth the Clerk of the Board in association wilh this meeting) I am speaking for myself or organization: Cnr� C&-,A-C-; i I CHECK ONE: I wish to speak on Agenda Item # Date: to/tt OZ I fvly comments will be: ❑ General 01 For Against I G I wish to speak on the subject of: I I [1 I do not wish to speak but would like to leave these comments for the Board to consider: I Please see reverse for instructions and important information REQUEST TO SPEAK FORM f (THREE (3) MINUTE LIMIT) i Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: �p�t� �� Phone: 4) > s `f3 d yet I Address: 6 11V;vyQw1 S j am!a City: SamJ F+tnx.1:LC cn (Add!--ss and phone number are optional: please note that this card tvill become a public record kept on file frith the Clerk of the Board in association with this meeting) I am speaking for myself or organization: I CHECK ONE: I wish to speak-on Agenda item # 1. 2, Date: 10110 My comments will be: ❑ General ❑ For r l Against I wish to speak on the subject of: i I do not wish to speak but Would like to leave these comments for the Board to consider: i Fie-ase see reverse for instructions and i mpoifant information i I REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Dr. _ I Complete this form and place it in the box near the speakers' rostrum before addressing the Board. � � / �2 /q��% Name: /'�h I17LOurPhone: SZn - 76 /( o Address: City: � �Z Please note that if you choose to provide your address and phone number, this information will become a public record kept on file with the Clerk of the Board along with the minutes for this meeting I I am speaking for myself or organization: CHECK ONE: I wish to speak on Agenda Item ## A Date: My comments will be: ❑ General ❑ For ❑ Against ❑ 1 wish to speak on the subject of: I ❑ 1 do not wish to speak but would like to leave these comments for the Board to consider: j -I ' I i Please see reverse for instructions and important information REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) (� M Complete this form and place it in the box near the speakers" rostrum before addressing the Board. I Name: Phone: Fi is) 15-7 75� I Address: 12n;- am.,U i City: Please note that if you choose to provide your address and phone number. this information will become a public record kept on file with the Clerk of the Board along with the minutes for this meeting ! I I am speaking for myself or organization: (� CHECK ONE: ❑ I wish to speak on Agenda Item # Date: My comments will be: ❑ General ii? For ❑ Against I ❑ I wish to speak on the subject of: I I I do not wish to speak but would like to leave these comments for the Board to consider: I Please see reverse for instructions and important information o , REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this fo m and plPce it i the box near the speakers' rostrum before addressing the Board. I Name: l C ` " `L��'��— Phone: � J ?(o (o J' Address: v D City: i !c.0 (Address and phone number are optional;please note that this card tvill become a public record kept on file With fire Clerk of the Board in association (lith this meeting) I I I am speaking for myself or organization: CHECK ONE: I I -O6 I I wish to speak on Agenda Item # ! -0 Date: r �` fly comments will be: ❑ General R For ❑ Against I I wish to speak on the subject of: I I u I do not ravish to speak but would like to leave these comments for the Board to consider: Rease see re%erre for insbuctions and important information I I I REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. I Name: �J�1tl hSkt��rs Phone. - mCity: /.•/i7AddrQss: uL !Address and phone number are optional;please note that this card will become a public record kept on file uiih (lie Clerk of the Board in association mth this meeting) l� I am speaking for myself or organization: CHECK ONE: i I I wish to speak on Agenda Item # Z �_: Date: I My comments will be: ❑ General ❑ For ❑ Against ❑ I wish to speak on the subject of: I I I do not wish to speak but would like to leave these comments for the Board to consider: I I Please see re,,erse for instructions and imporfant information i I REQUEST TO SPEAK FORM " (THREE 3 MINUTE_ LIMIT) v Complete this form and place it in the box near the speakers' rostrum before addressing the Board. �p Name: (- /'b 0,t Phone: Cs-to -4-V& : -Gq Address: 3 8 ( (LA 2! (� C, City: �r v%o (Address and phone number are optional: please note that this card will become a public record kept on file with the Clefk of(lie Board in association with this meeting) i / I I am speaking for myself Y or organization: I 1 CHECK ONE: i�I wish to speak on Agenda Item # 9C Date: °I �I My comments will be: El General For 01 Against O I vtjish to speak on the subject of: i I do not wish to spew but would like to leave these comments for the Board to consider: i J �do i Please see re;-erre for it (ructions and important infof matioOL!J, J REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: (AH. 1 I IAV T dAJ Phone. Address: City: (Address and phone number are optional;please note that this card wilt became a public record kept on file it ith the clerk of the Board in association gill( this meelin-W i I am speaking for myself or organization: CHECK ONE: J I wish to speak on Agenda Item # �• � Date: O 1 My comments will be: ❑ General ❑ For ❑ Against 1 wish to speak on the subject of: i I I do not wish to speak but would like to leave these comments for the Board to consider: i 1 Please see tet F!"ccfor instirIcticunz and important inLnmatio.n � 1 I Attachments: 1 . Revised Inclusionary Housing Ordinance (Versions A, B, and C) 2. County Planning Commission Resolution No. 6-2006 3. Notice of Determination i I i i i i I I I 1 i i i I D. � i i VERSION A 1 1 4 I I I t ORDLti NCE \O. 2006-4-33 INCLUSIONARY HOUSING i The Contra Costa Coum Board of Supervisors ordains as follows (omittip-e the parenthetical' footnotes from the official tett of the enacted or amended provisions of the Count-Ordinance Code): SECTION L SUMMARY. This ordinance requires nes;-residential developments to include a minimum percentage of dwelling units that are affordable to v--ry low. lower. and moderate income households. In residential developments of five through 99 dwelling units. 15 percent of the dwelling I units must be affordable. or a fee may be paid in lieu of providing some or all of the required units. In � residential developments of 100 or more dwelling units, 15 percent of the dwelling units must be i affordable. This ordinance also specifies alternatives for compl-ying with the requirements of this chapter. This ordinance also establishes rental and sale restrictions on inclusionary units that are enforced by a recorded agreement between the County and the developer. SECTION II. Chapter 822-4 is added to the County Ordinance Code, to read: Chapter 822-4 INCLUSION ARI"HOSING Article 822-4.2 i General i 822-4.202 Title. This chapter is known and mai-be cited as the Contra Costa County Inchasionary Housing Ordinance. ("Ord. 2006-13. 2.) 822-4.204 Purpose and Intent. The purpose of this chanter is to facilitate the development and � I ayailabiii v of housing affordable to a broad range of households with va:ging income levels within the I Count:_. It is intended in part to implement State police declaring that local governments have a responsibilit to etercise their powers to facilitate the development ofhousing n`cessar}'to adequately Provide for the housing needs of all economic segments of the community. The goal of this chapter is to ensure that affordable housing units are added to the Count}'s housing stock in proportion to the increase in new, housins units in the County, in accordance with Goal = of the Housine Element of the Counnv General Plan. (Ores. 2006-43 2.j 822-4.206 Definitions. As used in this chapte-, the following te-ms have the following n_c-a-un_s: OUL\ANCE NO- 2606 i A) i (a) "Affordable rent"meaty a rent. inciudin2 a reasonable miiit- allowance as determined by the communiit}-development director. for rental inclusionan-unit_ that does not exceed the foliow-ing I caiculations pursuant to Health and Safety Code section _50053: I I (1) Very low-income: 60 percent of the area median income for Contra Costa Counm i adjusted for assumed household size. multiplied b} 30 percent and divided by 1 (2) Lower income: 60 percent of the area median income for Contra Costa County. adjusted for assumed household size. multiplied by 30 percent and divided by 12. (b) "Affordable sales price"means a sales price at which x-en low-, lower. or moderate income households can afford to purchase an inclusionan-unit, calculated urine the affordable housing cost formula set forth in Health and Safet-Code section 34.=2(b). and takinLy into account reasonable down payment. assumed household size. and other ownership housing costs described in California Code ofReeulations. title 25. section 6920. Under Health and Safet- � Code section. =.3334."(b) the affordable housing cost is caiculated using the following standards: for eery low income households_ a standard of40 percent of 50 percent of the area median income: for low=er income households. a standard of 40 percent of 10 percent of area median income: and for moderate income households. a standard of 40 percent of 110 percent I of area median income. (ci "_Area median income'`means the median•. income. adjusted for household size. in the Oakland Metropolitan Statistical Area (which includes Contra Costa Count). established pursuant to Health and Saf t•. Code Section 50093(c). Id) "Assumed household size"means a household of one person in a studio apartment. two persons in a one bedroom unit. three persons in a two bedroom unit. and one additional person for each additional bedroom thereafter. i re) "Developer"means anypersonas defined in Ordinance Code section 16-4.026. or combinatjor. of persons. that seeks County approvals for all or nart of a residential deve-lopmert. I M "Estremeh-low- income household"means a household whose income does not exceed the � extrem�h low income limjts applicable to Contra Costa Count. adjusted for household size, as published and periodical"-updated b_ the State Depa.-tment ofHousi:i_and Communjt Dev--lopment pursuant to Health and Safety-Code Section 50 1(16. I I A C E Nn 2 0I i i (g) "For-sale unit"means a single-family detached dwelling unit or a dwelling unit in a multi-famill- residential development that will be offered for sale. not for rent. i I (h) "Inclusionary,housing agreement"means a legally binding agreement between a developer and � the Count-setting forth the provisions necessary to ensure that the requirements of this chapter are satisfied. (i) "Inclusionary unit"means a rental unit that is required to be rented at an affordable rent or a for-sale unit that is required to be sold at an affordable sales price to the households specified in Section 822-4.402. (j) "Lower income household"means a household whose income does not exceed the lower � income limits applicable to Contra Costa County. adjusted for household size, as published and I periodically updated by the State Department of Housing and Community Development pursuant to Health and Safety-Code Section 50019.5. (k) ".Market rate unit"means a dwelling unit whose sales price or rent is not restricted under this chapter. (1) "Moderate income household"means persons and families whose income does not exceed the moderate income limits applicable to Contra Costa County, ad iusted for household size. as published and periodically updated by the State Department of Housing and Community- Development pursuant to Health and Safety-Code Section 50093. The income limit for moderate income households in Contra Costa County is 120 percent of the area median i income. (m) `Rental unit"means a single-family detached dwelling unit or a dwelling unit in a multi-family residential development that xvill be offered for rent. not for sale. (n) "Residential development"means any development project that includes the construction of one or more dwelling units. including exclusivel}-residential and mixed-use proiects. `Residential development`also includes an.-condominium conversion pursuant to Division 926 of this code. i (o) "Very low income household's means a household whose income does not exceed the very low � income limits applicable to Contra Costa County adiusted for household size. as published and periodically updated by the State Department of Housing and Community Development pursuant to Health and Safety Code section 50105. (Ord. 2006-43 2.) I I ORDINANCE \O. 22 06-43 I i 822-4.208 Applicability. This chapter applies to all residential developments in the unincorporated area of the County. except those that are exempt under Section 822-=3.=108. (Ord. 2006-43 2.) I Article 822-4.4 Requirements 822-4.402 Inclusionary snit Requirement. (a) In a residential development of fire through 99 rental units. at least 15 percent of the rental units shall be developed and rented as inclusionary units under the terms and conditions of Section 822-4.410(a). At least 20 percent of the inclusionan-units shall be rented at an affordable rent to cern`low income households. and the remaining inclusionary units shall be rented at an affordable rent to lower income households. As an alternative to providing some or all of the inclusionary units required by this subsection. an in-lieu fee may be paid pursuant to Section 822-4.404. i I (b) In a residential development of five through 99 for-sale units. at least 15 percent of the for-sale units shall be developed and sold as inclusionary-units under the terms and conditions of Section 822-4.410(b 1. At least 20 percent of the inclusionary units shall be sold at an affordable sales price to lower income households. and the remaining inclusionary units shall be sold at an affordable sales price to moderate income households. As an alternative to providing some or all of the inclusionary units required by this subsection, an in-lieu fee may be paid pursuant to Section 8_24404. (c) In a residential development of 100 or more rental units. at least 15 percent of the rental units shall be developed and rented as inclusionary units under the terms and conditions of Section 8'2-4.41 0(a). At least 20 percent of the inclusionary units shall be rented at an affordable rent to ver-low income households. and the remaining inclusionary units shall be rented at an affordable rent to lower income households. v i (d) In a residential development of 100 or more far-sale units, at least 1 15 percent of the for-sale units shall be developed and sold as inclusionary units under the terns and conditions of Section 822-4.410(b). At least 20 percent of the inclusionary units shall be sold at an affordable sales price to lower income households. and the remaining inclusionary units shall be sold at an affordable sales price to moderate income households. (e) Affordable rens .will be dete.-mined annually by the Coup ty. Affordable sales prices «-ill be I ORDI\A-NCE NO- -H-096-13 � A c I i estimated annually by the Countv. The County will provide a developer with the exact affordable sales price at least 90 days before the developer markets the unit. (fl If the calculation of the required number of inclusionary units results in a fraction of a whole number. a partial in-lieu fee shall be paid in accordance with Section 822-4.404 for the fraction of the unit. The amount of the partial in-lieu fee shall be a percentage of the in-lieu fee for a single unit. with the percentage equal to the fraction of the whole number. (�) The calculation of the number of inclusionary units required by this chapter shall be made without including as part of the calculation any housing units authorized by a density bonus I granted pursuant to Chapter 822-2. Ani•affordable units produced as a result of granting a density bonus do not count toward the inclusionary requirement. (Ord. 2006- 4; ; 2.) 822-4.404 In-Lieu Fee. (a) The amount of a fee that is paid in lieu of some or all inclusionary units will be established in the community development department's fee schedule adopted by the board of supervisors. (b) Fee amounts in the fee schedule for for-sale units will be calculated to be equivalent to the difference between the affordable sales price for a targeted household and the median price, as determined by the County. of all single-family home sales in the County within the previous 12 months. Fee amounts in the fee schedule for rental units will be calculated to be equivalent to the difference over a 65-year period bets;-gen the average rent. as determined by the Count-. of a two-bedroom. one-and-a-half-bathroom apartment in the County and the annual affordable rent for a targeted household. Fee amounts will be calculated annually. ' (c) All fee revenues will be deposited in a restricted fund earmarked to provide housing opportunities for extremely low, very lots, lower. and moderate income households. (d) Funds will be appropriated for expenditures authorized by law that make housing units affordable to extremely low, yen-lots, lower, and moderate income households and for costs associated with administering the restricted fund. (e) In-lieu fees shall be paid before the first building permit is issued for any portion of the residential development. (Ord. 2006-4= 2.) 822-4.406 Alternative Methods of Compliance. A developer may submit a proposal for comphing«ith thi= chapter by proposing one or more of the following compliance alternatives: ORDIN A\CE NO. 206-16-43 I Iti k� (a) Off-Site Development. Some or all of the required inclusionary units may be constructed off- site, or an existing off-site development may be acquired and rehabilitated to provide some or all of the required inclusionary units. if the County determines that the combination of location. I unit size. unit type, pricing. and timing of availability of the proposed off-site inclusionary units would provide equivalent or greater benefit than would result from providing those inclusionan_- � units on-site. or if the County determines that on-site construction of those inclusionary units would be infeasible. Anv off-site inclusionary units must be constructed or rehabilitated prior to or concurrently with construction of the on-site residential development. The off-site i development location must be appropriately zoned and all required entitlements issued for the off-site development alternative before building permits are issued for the on-site residential development. The off-site development location should be within a reasonable geographic distance of the on-site residential development. such as within the same school district or identified community. unless otherwise directed by the board of supervisors. (b) Land Conveyance. The developer may convey title to land in fee simple absolute to an affordable housing developer if all of the following requirements have been met: (1) The affordable housing developer has been approved by the County. (2) The land is at a location in the County where the County permits residential use at a density that will result in the same or oe eater number of inclusionary-units than would be produced by providing the units on site. O The land is suitable for construction of inclusionary units in a manner that complies.with this ordinance. The land must be suitable from the perspective of size, configuration, physical characteristics, physical and environmental constraints. access, location. adiacent use. and other relevant planning criteria. O The land is served with the infrastructure necessar-for residential development at that location. including sewer, utilities, water, streets and sidewalks. I I (5) The developer must submit a Phase I environmental report before the land can be i considered for convevance. (c) The County may accept any-combination of on-site construction, off-site construction. in-lieu fees and land cone ance. or anv other feasible alternative, that in the Countv's determination would provide equivalent or greater benefit than that which would result from providing on-site inclusionary units. (Ord. 2006-=13. §z 2.) ORDD ANCE NO. 20016-4= 6 fi i i 822-4.408 Exemptions. � (a) The following residential developments are exempt from the requirements of this chapter: y I (1) Residential developments of one through four dwelling units. I (2) The reconstruction of anv dwelling units that were destroyed by a fire, flood, i earthquake, or other act of nature,provided the square footage,number of units, and i use of the units remain the same and the use is resumed within six months of the i interruption. (�) Residential developments that obtain one of the following before the effective date of I this ordinance: (A-)' A discretionary-approval. (B) A building permit. i (4) Residential developments that are exempt from the requirements of this chapter pursuant to state law. including but not limited to the following: (A) Residential developments that obtain a vesting tentative map before the effective I date of this ordinance,provided the resting tentative map has not expired i (B) Residential developments where the application for a tentative map has been deemed complete by the County before the effective date of this ordinance. I (b) A residential development that is located in or proposed for a County redevelopment area is � exempt from the provisions of this chapter,provided the development is subject to a Redevelopment Agency-disposition and development agreement. owner participation agreement, acquisition agreement or other written agreement that requires affordable housing to be produced in the development, or is subiect to a condition of approval requiring the provision ' of affordable housing in the County-redevelopment area. (Ord. 2006-43 § 2.) i 822-4.410 Restrictions. j (a) Rental Inclusionary Unit Restriction. The monthly rent for a rental inclusionary unit shall remain ORDLti NCi NO. `.10116-=1 i i i I reserved for the target income level group at the applicable affordable rent for a period of 55 years. i (b) For-Sale Inclusionar-Lnit Restrictions. I (1) The initial sale of a for-sale inclusionary unit shall occur only to a household that meets the following criteria: (A) The household has not owned a residence within the previous three years: and (B) The household has no more than 5250,000 in assets. This amount excludes assets reserved for a down payment and closing costs. assets in retirement savings accounts, and assets in medical savings accounts. (2) The initial purchaser of a for-sale inclusionary unit must agree to occupy the dwelling unit as the principal residence for at least three years, unless an emergence requires the earlier sale of the unit. I Q) A for-sale inclusionary unit may be sold after the initial sale to an above-moderate income purchaser and at a market price. provided that the sale results in a recapture by the Count-of a financial interest in the unit equal to the sum of: (�1 The difference between the initial affordable sales price and the appraised market value of the unit at the time of the initial sale: and (B) The County's proportionate share of any appreciation since the time of the initial sale. Appreciation is the difference between the resale price to the above-moderate income purchaser and the appraised market value at the time I of the initial sale. The County's proportionate share of appreciation is equal to the percentage by which the initial affordable sales price was less than the appraised market value at the time of the initial sale. The recaptured amount will be deposited in a restricted fund established pursuant to Section 822-4.404. (Ord. 2006-43 § 2.) i 822-4.412 Standards. f (a) Inclusionary unit_ must be disncrsed throughout the residential development and have access to I ORDINANCE-0. 2006-131 I 9 4 I i all on-site amenities that are available to market rate units. (b) The construction quality and exterior design of inclusionary units must be comparable to the market rate units. However. inclusionary-units mai-be smaller in size. developed on smaller lots. and have alternative interior finishes. � i (c) The average number of bedrooms for all inclusionary units must be equivalent to the average number of bedrooms for market rate units within the same residential development. (d) All inclusionary units must be constructed and occupied prior to or concurrently with the market rate units within the same residential d,-velopment. For phased residential developments. the inclusionary units may be constructed and occupied in proportion to the number of dwelling units in each phase of the proiect. (Ord. 2006-43 § 2.) 822-4.414 Review. (a) Concurrently with a developer's first application for a discretionary approval for a residential development. the developer shall submit to the cornmunith1 development director an inclusionary housing plan for review. (b) An inclusionary housing plan shall include the following information: ` I (1) A brief description of the residential development. including the number of market rate units and inclusionary-units proposed, and the basis for the calculation of the number of units. (2) The unit mix. location. structure AV e. and size (including number of bedrooms') of the market rate and inclusionary units. A site plan depicting the location of the inclusionary units shall be provided. (3) The household income levels of the inclusionary units. (4) For a phased project, a phasing plan that provides for the timer development of the inclusionary units as the residential development is built out. (S) A description of any incentives requested of the County. (6) If the deve-Doper intends to satisfi the inclusionary unit requirement bypa}dent of an in- ORDINANCE \0. 2+?(164= i G i lieu fee. a statement to that effect. and a calculation of the total in-lieu fee payment i required. ('•) If an alternative compliance method is proposed, information sufficient to allow the County to make the determinations specified in Section 822-4.406. i (c) The community-development director will preliminarily approve or refect the inclusionary housing plan within 45 days of receiving the proposed inclusionary housing plan. I (d) An application for a discretionary approval of the residential development must include an inclusionary housing plan. An application for a discretionary approval of the residential development will not be deemed complete for processing until after the inclusionary housing plan has been preliminarily approved. Preliminary approval of the inclusionary housing plan is required prior to any discretionary approval of the residential development. (Ord. 2006-4; § 822-4.416 Inclusionary-Housing Agreements. (a) all developers whose proiects are not exempt under Section 822-=1.=108 shall enter into an inclusionary housing agreement with the County. except where the requirements of this chapter are satisfied by payment of an in-lieu fee. The agreement shall be in a form provided by the community development director. (b) All inclusionar°housing ao-reements will include. at a minimum. the following information: (1) The number of for-sale units and rental units. (2) The number. size, location. and square footage ofinclusionary units. I ( ) The market value and sales price or rental price of the inclusionary units. I 0) Incentives, if any. Provisions and documents for enforcing the restrictions established by Section 822- 4.=110. including deed restrictions in a form acceptable to the County. (6) Provisions for determining income eligibility and monitoring the ongoing affordability of inclusionary units. ORDINANCE NO. 2006-13�t 6-1 I i (c) The inclusionary housing agreement must be executed before the issuance of a building permit for any portion of the residential development. Following execution. the agreement will be recorded as a covenant running with the land aeainst the real property of the residential i development. (Ord. 2006-43 822-4.418 Incentives. (a) A developer may request a density bonus and incentives or concessions under Chapter 822-2 of this code for a project that includes lower income. very low income. or senior housing units i at levels beyond those required by this chapter. i (b) The County may grant one or more of the following affordable housing development 'Incentives in order to mitigate the financial impact of this chapter's requirements on a particular residential development: (1) Fee deferrals or waivers. (2 I Provision of housing set-aside funds. tax exempt financing. or other financial assistance. i (3) Modification of zoning or development standards. (Ord. 2006-43 ; ?_.) 822-4.420 Compliance Monitoring Fee. (a) The County may establish a compliance monitoring fee to recover the Count's reasonable costs incurred for ongoing implementation of this chapter. The fee will be an amount established by the board of supervisors in the community development department's fee schedule. (b► For for-sale inclusionary units, the fee shall be payable by the developer at the time of the first sale. For rental inclusionary units. the property owner shall pay an annual fee each near durine the term of the applicable inclusionary housing agreement. (Ord. 2006-43 § 2.) 822-4.422 Taking Determination. The County may adjust or waive the requirements of this chapter if the applicant for approval of a residential development demonstrates the absence of an:-reasonable relationship or nexus between the impact of the development and either the amount of the fee charged or the inclusionar°requirement. thereby effecting a taking of private property without just compensation i or otherwise constituting a violation of the United States Constitution. California Constitution. or other app'_icabie Federal or State law,. Art.°person requesting a waiver or adjustment must submit a written ORDLN- \CE \O. 2006-4= 1 � i request not later than 1; dans before the first public hearing on any discretionary approval for the residential development, accompanied by economic information and other evidence necessar•for the Countg to make a determination regarding the request. If no discretionary approval is required or the j actio omplained of occurs after the first public hearing on such approval, then the request shall be filed v.-itlil0 days after the challeneed action. Authority to act on a request for a waiver or adjustment restswith the board of supervisors. (Ord. 2006-4� § 2.) SECTIO\ III. EFFECNTIVE DATE. This ordinance becomes effective 30 days after passage, and within 16 days after passa a shall be published once with the names of supervisors voting for or against it in the Contra Costa Times, a newspaper published in this County. ; PASSED on \ . by the following rote: AYES: NOES: ABSENT: -ABSTAIN: ATTEST: TOIL\ CULLEN. Clerk of the Board of Supervisors Board Chair \ and County Administrator \\ B._-: [SE-AL] Depute I TLG: I ORDINANCE NO. 006- VERSION B i ORDD4ANCE N. 0. 2006-43 INCLUSIOtiARY HOUSING I The Contra Costa CountyBoard of Supervisors ordains as follows (omitting the parenthetical footnotes from the official text of the enacted or amended provisions of the County Ordinance Code): SECTIO\ I. SUs°L%-LARY. This ordinance requires new residential developments to include a minimum percentage of dwelling units that are affordable to very low, lower, and moderate income households. In residential developments of five through 99 dwelling units, 15 percent of the dwelling units must be affordable, or a fee may be paid in lieu of providing some or all of the required units. In residential developments of 100 or more dwelling units. 15 percent of the dwelling units must be affordable. This ordinance also specifies alternatives for complying with the requirements of this chapter. This ordinance also establishes rental and sale restrictions on inclusionary units that are enforced by a recorded agreement between the County and the developer. � SECTION II. Chapter 822-4 is added to the County Ordinance Code, to read: Chapter 822-4 INCLUSIONARY HOUSING Article 822-4.2 General I 822-4.202 Title. This chapter is known and may be cited as the Contra Costa County Inclusionary Housing Ordinance. (Ord. 2006-43 § 2.) 822-4.204 Purpose and Intent. The purpose of this chapter is to facilitate the development and availability of housing affordable to a broad range of households with var ine income levels within the County. It is intended in part to implement State police declaring that local governments have a I responsibility to exercise their power to facilitate the development of housing necessary to adequately- provide for the housing needs of all economic segments of the community. The goal of this chapter is to ensure that affordable housing units are added to the County's housing stock in proportion to the increase in new housing units in the County. in accordance with Goal 3 of the Housing Element of the County General Plan. (Ord. 2006-43 ; 2.) 822-4.206 Definitions. As used in this chapter. the following terms have the following meanings: ORDL\A-NCE\0. 2006-4 (a) "affordable rent"means a rent, including a reasonable utility allowance as determined by the community development director, for rental inclusionary units that does not exceed the following calculations pursuant to Health and Safety Code section 50053: I (1) Very-logy income: 50 percent of the area median income for Contra Costa County, i adjusted for assumed household size. multiplied by 30 percent and divided by 1_'. (2) Loser income: 60 percent of the area median income for Contra Costa County-. adjusted for assumed household size,multiplied by 30 percent and divided by 12. (b) "Affordable sales price'means a sales price at which very love-, lower, or moderate income households can afford to purchase an inclusionary unit, calculated using the affordable housing cost formula set forth in Health and Safety Code section 33334.22(b), and taking into account reasonable dowit payment. assumed household size, and other ownership housing costs described in California Code of Regulations. title 25, section 6920. Under Health and Safety Code section 33"4.22(b), the affordable housing,cost is calculated using the following standards: for very-low income households, a standard of 40 percent of 50 percent of the area median income: for lower income households. a standard of 40 percent of 70 percent of area median income: and for moderate income households, a standard of 40 percent of 110 percent of area median income. (c) _area median income' mean the median income, adjusted for household size, in the Oakland Metropolitan Statistical Area(which includes Contra Costa County-), established pursuant to Health and Safety-Code Section 50093(c). (d) "Assumed household size"means a household of one person in a studio apartment. two persons in a one bedroom unit, three persons in a two bedroom unit. and one additional person for each additional bedroom thereafter. i (e) "Developer-'means any person as defined in Ordinance Code section 16-4.026, or combination of persons. that seeks County approvals for all or part of a residential development. i (f) "Extremely logy income household"means a household whose income does not exceed the extremely lois income limits applicable to Contra Costa County. adjusted for household size, as published and periodically updated by the State Department of Housing and Community Development pursuant to Health and Safety Code Section `0106. ORDL�;ANCE NO. "2006-4 �%- 46L V W `'For-sale unit'means a single-family detached dwelling unit or a dwelling unit in a multi-family residential development that will be offered for sale. not for rent. i I (h) "Inclusionary housing agreement'means a legally binding agreement between a developer and ; the County setting forth the provisions necessary to ensure that the requirements of this chapter � are satisfied. (i) "Inclusionary-unit'means a rental unit that is required to be rented at an affordable rent or a i for-sale unit that is required to be sold at an affordable sales price to the households specified in Section 822-4.402. I 0) "Lower income household"means a household-whose income does not exceed the lower income limits applicable to Contra Costa County. adjusted for household size. as published and periodically updated by the State Department of Housine and Community Development pursuant to Health and Safety°Code Section 50079.5. V (k) "Market rate unit'means a di yelling unit whose sales price or rent is not restricted under this chapter. v (1) "Moderate income household's means persons and families whose income does not exceed the moderate income limits applicable to Contra Costa County, adjusted for household size, as published and periodically updated by the State Department of Housing and Community Development pursuant to Health and Safety Code Section 50093. The income limit for I moderate income households in Contra Costa County is 120 percent of the area median income. I (m) "Rental unit'means a single-family detached dwelling unit or a dwelling unit in a multi-family residential development that-will be offered for rent. not for sale. (n) "Residential development" means any development project that includes the construction of one or more dwelling units, including exclusively residential and mixed-use projects. "Residential development' also includes any condominium conversion pursuant to Division 926 of ties code. (0) "Very low income household"mean a household whose income does not exceed the very-low income limits applicable to Contra Costa County adjusted for household size. as published and periodically updated by the State Department or Housing and Community Development pursuant to Health and Safety Code section 5010_. (Ord. 2006-4_§ 2.) ORDL AN- CE \0. _2006.4; I tA .v v i i 822-4.208 Applicability-. This chapter applies to all residential developments in the unincorporated area of the County, except those that are exempt under Section 822-4.408. (Ord. 2006-43 : 2.) Article 822-4.4 Requirements 822-4.402 Inclusionary-Unit Requirement. i (a) In a residential development of five through 99 rental units, at least 15 percent of the rental units shall be developed and rented as inclusionary units under the terms and conditions of Section 822-4.410(a). At least 20 percent of the inclusionary units shall be rented at an affordable rent to very low income households. and the remaining inclusionary units shall be rented at an affordable rent to lower income households. As an alternative to providing some or all of the inclusionan units required by this subsection, an in-lieu fee may be paid pursuant to Section 822-4.404. (b) In a residential development of five through 99 for-sale units, at least 15 percent of the for-sale units shall be developed and sold as inclusionary units under the terms and conditions of Section 822-4.410(b). At least 20 percent of the inclusionary units shall be sold at an affordable sales price to lower income households, and the remaining inclusionary units shall be sold at an � affordable sales price to moderate income households. As an alternative to providing some or all of the inclusionary units required by this subsection, an in-lieu fee may be paid pursuant to Section 822-4.404. (c) In a residential development of 100 or more rental-units, at least 15 percent of the rental units shall be developed and rented as inclusionary units under the terms and conditions of Section 822-4.410(a). At least 20 percent of the inclusionary units shall be rented at an affordable rent to veru low income households, and the remaining inclusionary units shall be rented at an affordable rent to lower income households. (d) In a residential development of 100 or more for-sale units, at least 15 percent of the for-sale units shall be developed and sold as inclusionary units under the terms and conditions of Section 822-4.410(b). At least 20 percent of the inclusionary units shall be sold at an affordable sales price to lower income households, and the remaining inclusionary units shall be sold at an affordable sales price to moderate income households. (e) Affordable rents will be determined annually by the County. Affordable sales prices will be I ORDL'�A_\CE\O. 2006.1; 4 � r4 �r3' i F� estimated annually by the County. The County will provide a developer with the exact affordable sales price at least 90 days before the developer markets the unit. 1 i (f) If the calculation of the required number of inclusionary units results in a fraction of a whole number, a partial in-lieu fee shall be paid in accordance with Section 82- 4.304 for the fraction of the unit. The amount of the partial in-lieu fee shall be a percentage of the in-lieu fee for a single unit. with the percentage equal to the fraction of the whole number. i (g) The calculation of the number of inclusionary units required by this chapter shall be made I without including as part of the calculation any housing units authorized by a density bonus granted pursuant to Chapter 822-2. Any affordable[nits produced as a result of granting a densis•bonus do not count toward the inclusionary requirement. (Ord. 2006-4= § 2.) 8224.404 In-Lieu Fee. (a) The amount of a fee that is paid in lieu of some or all inclusionary units will be established in the communis-development department's fee schedule adopted by the board of supervisors. I (b) Fee amounts in the fee schedule for for-sale units will be calculated to be equivalent to the difference between the affordable sales price for a targeted household and the median price, as determined by the County, of all single-family home sales in the County within the previous 12 i months. Fee amounts in the fee schedule for rental units will be calculated to be equivalent to the difference over a ;-year period between the average rent. as determined by the County, of a two-bedroom. one-and-a-half-bathroom apartment in the County and the annual affordable rent for a targeted household. Fee amounts will be calculated annually. (c) all fee revenues will be deposited in a restricted fund earmarked to provide housing opportunities for extremely logy. very loci-. lower. and moderate income households. (d) Funds will be appropriated for expenditures authorized by lacy that make housing units � affordable to extremely logy. ver-low. lower. and moderate income households and for costs associated with administering the restricted fund. (e) In-lieu fees shall be paid before the first building permit is issued for any portion of the residential development. (Ord. 2006-4= 4 822-4.406 Alternatii-e Methods of Compliance. A developer maty submit a proposal for I compi}7ing with this chapter by proposing one or more of the following compliance alternatives: 2006-4-3 ' ` i ORDL\A _���� SCE \O. 6-4 r I 1 i i (a) Off-Site Development. Some or all of the required inclusionary units may be constructed off- site, or an existing off-site development may be acquired and rehabilitated to provide some or all of the required inclusionary units, if the County determines that the combination of location, i unit size, unit type.pricing, and timing of availability of the proposed off-site inclusionary units I would provide equivalent or greater benefit than would result from providing those inclusionary units on-site. or if the County determines that on-site construction of those inclusionary units would be infeasible. Any off-site inclusionary units must be constructed or rehabilitated prior to or concurrently with construction of the on-site residential development. The off-site development location must be appropriately zoned and all required entitlements issued for the off-site development alternative before building permits are issued for the on-site residential i development. The off-site development location should be within a reasonable geographic distance of the on-site residential development. such as within the same school district or identified community, unless otherwise directed by the board of supervisors. (b) Land Conveyance. The developer may convey title to land in fee simple absolute to an affordable housing developer if all of the following requirements have been met: 1) The affordable housing developer has been approved by the County. i (2) The land is at a location in the County where the County permits residential use at a I density that will result in the same or Greater number of inclusionary units than would be produced by providing the units on site. (3) The land is suitable for construction of inclusionary units in a manner that complies with this ordinance. The land must be suitable from the perspective of size. configuration, physical characteristics.physical and environmental constraints, access, location. adjacent use. and other relevant planning criteria. (4) The land is served with the infrastructure necessary for residential development at that i location. including sewer. utilities. water, streets and sidewalks. ` I (5) The developer must submit a Phase I environmental report before the land can be considered for conveyance. (c) The County may accept any combination of on-site construction. off-site construction, in-lieu i fees and land conveyance. or any other feasible alternative, that in the Countv's determination would provide equivalent or greater benefit than that which would result from providing on-site inclusionary units. (Ord. 2006-43 § 2.) ORDL\A\CE NO. 2006-4-33 Y 1 t A �LL ii i 8224.408 Exemptions. (a) The following residential developments are exempt from the requirements of this chapter: (1) Residential developments of one through four dwelling units. (2) The reconstruction of anv dwelling units that were destroyed by a fire. flood. earthquake. or other act of nature. provided the square footage, number of units. and i use of the units remain the same and the use is resumed within six months of the i interruption. (3) Residential developments that obtain one of the following before the effective date of this ordinance: (_A) A discretionary approval. (B) A building permit. i (4) Residential developments that are exempt from the requirements of this chapter j pursuant to state law-, including but not limited to the following: (A) Residential developments that obtain a vesting tentative map before the effective date of this ordinance,provided the vesting tentative map has not expired (13) Residential developments where the application for a tentative map has been � deemed complete by the County before the effective date of this ordinance. (b) A residential development that is located in or proposed for a County redevelopment area is exempt from the provisions of this chapter, provided the development is subject to a Redevelopment Agency disposition and development agreement. owner participation agreement, acquisition agreement or other written agreement that requires affordable housing to be produced in the development. or is subject to a condition of approval requiring the provision of affordable housing in the County redevelopment area. (Ord. 2006-433 4 2.) 822-4.410 Restrictions. I (a) Rental Inclusionary Unit Restriction. The monthly rent for a rental inclusionary unit shall remain ORDL\ANI CE NO. 2006-4 V �F I �l i i' reserved for the target income level group at the applicable affordable rent for a period of;: rears. (b) For-Sale InclusionaryUnit Restrictions. (1) The initial sale of a for-sale inclusionary unit shall occur only to a household that meets the following criteria: (A) The household has not owned a residence within the previous three years; and (B) The household has no more than S250,000 in assets. This amount excludes assets reserved for a down payment and closing costs. assets in retirement savings accounts. and assets in medical savings accounts. (') The initial purchaser of a for-sale inclusionary unit must agree to occupy the dwelling unit as the principal residence for at least three years, unless an emergency requires the earlier sale of the unit. (_) A for-sale inclusionary-unit may be sold after the initial sale to an above-moderate income purchaser and at a market price.provided that the sale results in a recapture by the Counnv of a financial interest in the unit equal to the sum of: (A) The difference between the initial affordable sales price and the appraised market value of the unit at the time of the initial sale: and (B) The County's proportionate share of any appreciation since the time of the initial sale. Appreciation is the difference between the resale price to the j above-moderate income purchaser and the appraised market value at the time of the initial sale. The County's proportionate share of appreciation is equal to I the percentage by which the initial affordable sales price was less than the � appraised market value at the time of the initial sale. I The recaptured amount will be deposited in a restricted fund established pursuant to Section 822-4404. (Ord. 2006-43 S� 2.1 822-4.412 Standards. (a) Inclusionary units must be dispersed throughout the residential development, and have access to ORDP ANCE NO. 2006-43 i c Jy I` I J� _ I r all on-site amenities that are available to market rate units. (b) The construction quality and exterior design of inclusionary units must be comparable to the market rate units. However, inclusionary units mai-be smaller in size. developed on smaller lots_. and have alternative interior finishes. (c) The average number of bedrooms for all inclusionary units must be equivalent to the average number of bedrooms for market rate units within the same residential development. i (d) All inclusionary°units must be constructed and occupied prior to or concurrently with the market rate units within the same residential development. For phased residential developments. the inclusionary units may be constructed and occupied in proportion to the number of dwelling units in each phase of the project. (Ord. 2006-43 y 2.) i 822-4.414 Review. � (a) Concurrently with a developer's first application for a discretionary approval for a residential development. the developer shall submit to the community development director an inclusionary_ housing plan for review. � (b) An inclusionary housing plan shall include the following information: (1) A brief description of the residential development. including the number of market rate units and inclusionary units proposed. and the basis for the calculation of the number of units. (_) The unit mix. location. structure type. and size (including number of bedrooms) of the market rate and inclusionary units. A site plan depicting the location of the inclusionary units shall be provided. � =) The household income levels of the inclusionary units. (4) For a phased project. a phasing plan that provides for the timely development of the inciusionar•units as the residential development is built out. I (D) A description of any incentives requested of the Count. (61 li the developer intends to satisA-the inclusionary unit requirement by payment of an in- ORDINANCE n-ORDINALCE NO. 2006_ _ j 9 . 'JFQ I i lieu fee. a statement to that effect. and a calculation of the total in-lieu fee payment required. (?) If an alternative compliance method is proposed. information sufficient to allow the County to make the determinations specified in Section 822-4.406. (c) The community development director will preliminarily approve or reject the inclusionary- housing plan within 45 days of receiving the proposed inclusionary housing plan. (d) An application for a discretionary approval of the residential development must include an inclusionary housing plan. An application for a discretionary approval of the residential development will not be deemed complete for processing until after the inclusionary housing plan has been preliminarily approved. Preliminary approval of the inclusionary-housing plan is required prior to any discretionary approval of the residential development. (Ord. 2006-43 822-4.416 Inclusionary Housing Agreements. (a) All developers whose projects are not exempt under Section 822-4.408 shall enter into an inclusionary housing agreement with the County-. except where the requirements of this chapter are satisfied by payment of an in-lieu fee. The agreement shall be in a form provided by the community development director. (b) All inclusionary-housing agreements will include. at a minimum. the following information: (1) The number of for-sale units and rental units. (2) The number, size. location. and square footage of inclusionary-units. O) The market value and sales price or rental price of the inclusionary units. (4) Incentives. if am•. (5) Provisions and documents for enforcing the restrictions established by Section 821=- 4.410. including deed restrictions in a form acceptable to the Count (6) Provisions for determining income eligibility_-and monitoring the onaoina affordability of inclusionary units. I ORDINANCE\0. 2006-43 I l n �' i i (;) Provisions for enforcing the construction and occupancy standards specified in subsection (d) of section 822-4.412). These provisions may include withholding i approval of permits for any structure or property located within the residential development. (c) The inclusionary housing aereement must be executed before the issuance of a building permit for any portion of the residential development. Following execution. the agreement will be recorded as a covenant running with the land against the real propern-of the residential development. (Ord. 2006-43 § 2.) 822-4.418 Incentives. (a) A developer may request a densiny bonus and incentives or concessions under Chapter 822-2 of this code for a project that includes lower income. very low income, or senior housing units at levels beyond those required by this chapter. y (b) The County may grant one or more of the following affordable housing development incentives in order to mitigate the financial impact of this chapter's requirements on a particular residential development: (1) Fee deferrals or waivers. (2) Provision of housing set-aside funds. tax exempt financing. or other financial assistance. (3) Modification of zoning or development standards. (Ord. 2006-43 c 2.) 822-4.420 Compliance 1lonitoring Fee. (a) The County may establish a compliance monitoring fee to recover the County`s reasonable lementation of this chapter. The fee ivill be an amount costs incurred for ongoing imp established by the board of supervisors in the community development department's fee schedule. (b► For for-sale inclusionary units. the fee shall be payable by the developer at the time of the first sale. For rental inclusionanv units. the property owner shall pay an annual fee each year during the term of the applicable inclusionary housing agreement. (Ord. 2006-43 CN 2.) 822-4.422 Taking Determination. The County may adjust or waive the requirements of this chapter i ORDENA CE \0. 2006-43 I1 y i i I if the applicant for approval of a residential development demonstrates the absence of any reasonable relationship or nexus between the impact of the development and either the amount of the fee charged or the inclusionary-requirement. thereby effecting a taking of private property Nwithout just compensation or otherwise constituting a violation of the United States Constitution. California Constitution, or other applicable Federal or State lags. Any person requesting a waiver or adjustment must submit a written � request not later than 15 daws before the first public hearing on any discretionary approval for the residential development. accompanied by economic information and other evidence necessary for the County to make a determination regarding the request. If no discretionary approval is required or the action complained of occurs after the first public hearing on such approval, then the request shall be filed withi�daws after the challenged action. Authority to act on a request for a waiver or adjustment rests udth the board of supervisors. (Ord. 2006-43 y 2.) SECTIO\III. EFFEC 4V DATE. This ordinance becomes effective 30 days after passage, and i within 15 days after passage shall be published once with the names of supervisors voting for or against it in the Contra Costa Times, a ne v spaper published in this Count. ' PASSED on by the following vote: i AYES: NN OE -ABSENT: ABSTAD�: ATTEST: JOHN CULLEN. i Clerk of the Board of Supervisors Board Chair and Count_-Administrator I I Bv: [SEAL] Deputy TLG: H.:2W6-Commua(rc DeveiepmenrLz_icnx Housm!!- rd-:na13B-wPd i ORDINANCE \O. 2006-43- I 006-4=1 s I I I VERSION C F 1 I i 1 1 I 1 I i I i I ORDLN_-,tiC= NO. _006-4= n CLL°SIO-N CRY HOL-S— G The Contra Costa Cotut-v Board of Supervisors ordains as follows i emirinR the parenthetical footnotes : from the ofticiai tett of the enacted o.amended provisiors o`the Count-Ordinance Codeis SECTIO\I. SL-NBURY. This ordinance requires ne«v residential deVelopments to include a minimum percentage of dwelling units that are affordable to ven-low. lower, and moderate income households. In residential developments of ftv e throuah 99 d,x-elline units. 1; percent o=the dwelling units must be affordable. or a fee ma-,-b=-paid ir.• lieu o providing some or all of the required units. In residential developments of 100 or more dx;-elling units. 1; Dercent of the dw--Iiine units must be affordable. This ordinance also specifies alternatives for comp lN ing with the requirements of this chapter. This ordinance also estabiishes rental and sale restrictions on inclusiora_n_-units thai are enforced b:a recorded agreement benveen the Count•and the deVeloDer. SECTION IL Chanter S =-+ is added to the Count-Ordinance Cod,-. to read: - - I Chapter 822-4 I\CLUSIO\ ,RYHOUSING Article 8"-4.2 General I 82-7-4.202 Title. Ties chapter is known and may be cited aS the Contra Costa Count_°Inciusioran, Housing Ordirarce. (Ord. 2006-13 �J 822-4.204 Purpose and Intent. The purpose o.-th;S chapter is to facilitate the dcelopment and availabilir:of housing affordabie to a broad range of households with.•an ng income lovels within the Count. It i_ intended -it,van to implennent State polka deciaring that local Qovorni-nenis have a respon_ibilin-to esercis: their poxvors to facilitate the development o=housing necessa.-v to adequateiv I provide for the'rcusing needs ofall economic seuitlenw ofthe corr�nrit:nity. The =oat o`tris chapter is to ensure that attQrdabie housm` units are added to the County's housing stock In proportion to the increase ir,new housing units in the County. in accordance xvith Goal = of the Housing Element of tine Count-G,-n--raj' Man. (Ord. 2+106-1= 2.1 ` i 82'_-4.206 Definitions. As usec in thins chapter. the olio.�-in_ terr_ls haN-e the folio:=.-in_m-&-i'- gs: R t a'. `Affordabie ren means a ren:, inciuding a reasonable utiii^- allowance as deterininedbv the co-nmuanny development director. for rental inclusionary emits that does not exceed the rolloxvin� calculanons pursuant to Health and Safety-Code section 50053: I (1) Ven-low income: 50 percent of the area median income for Contra Costa Counnv, � adiusted for assumed househoid size. multiplied b-,- 30 percent and di-vided b}- (2) Lower income: 60 percent of the area median income for Contra Costa County-. a"usted for assumed household size. multiplied by 30 percent and divided b-,- 12. (b) "Affordable sales price" means a sales price at which ver%-tow. lower. or moderate income households can afford to purchase at. inclusionary unit. calculated using the affordable housing cost formula set forth in Healfr. and Safety-Code sectior_ 3.3 .22(b). and taking into account reasonable do-,Nn payment. assumed household size. and other ownership housing costs described in California Code of Regulations. title section 69=0. Under Health and Safety_- Code section ;====2?(b). the affordable housing cost is calculated using the following standards: for er} lo«-income households, a standard of 40 percent of 50 percent of the area f mediar_income: for io«•er income households. a standard o_`40 percen o`?0 percent of area median income: and for moderate income households. a standard of 40 percent of 110 -percen: or area median income. (c i "-Area median i comc`" means the median income. adiusted for household size. in the Oakland Metropoiitar- Statistical Area (which includes Contra Costa Counn_-), established pursuant to Health and Safety-Code Section 5009 ("6. (d) `.Assumed household size' means a household of one person in a studio apartment. two persons in a one bedroom unit. three persons ip a two bedroom unit. and one additional person for each additional_ bedroom thereafter. (e) "Develop--.-"means any nersor, as defined in Ordinance Code section 16-1.026. or combination of persons. that seeks County appro ais Lor all or paw__ of a residential dcvcloPmen:. (fi "Extremei-.-ic.N, income househoid'* means a householc rhos-- income does no exceed the extreme y lox income limits analicabie to Contra Costa Coun _�. adiustec for household size. as nub':ished and nc:iodicall updated h-, the Stare Dcnarment o=Housing and Ce-..munir: De:-eiopmen_pursuant to Health and Safety Code Section 501 Cis. I i n i gl `For-sale um",means a single-fair ny detached dwelhr2 uni, or a d«"elling unit in a muni-fami:�" re_identia; development tha «•ill be offered for sale. not for rent. (h1 "I.clusiorar housing agreement"mean_ a legalh"binding agreement between a developer and the Counr:setting forth the provaions necessax-to ensure that the requirements of Iris chapter are satisfied- (i) "L'iclusioran-unit'means a rental unit that is required to be rented at an affordable ren*or a for-sale unit that is required to be sold at an affordable saes price to the households specified in Section 822-440-2. (i) "Lotx"er income household"means a household -whose income does not exceed the lower income Limits applicable to Contra Costa Count}'. adiusted for household size. as published and Periodical!,,.updated b the State Department ofHousin and Community"Development pursuant to Health. and Safety-Code Section 50079.5. (k. "Market rate unit"means a dwelling unit whose sale_ price or rent is not restricted under this i chapter. (1 "Moderate income household"mean._persons and famine_ «"hose income does not exceed the moderate income limits ap_plicab]e to Contra Costa Count-,". adiusted for household size. as published and penodicail V updated by the State Department of Housing and Commumt_: Det-eiopment pursuant to Health and Safety-Code Section 5001,6=. The income limit for moderate income house holds in Contra Costa Coupn_"is i'_G percent of the area mediap ins--ome. i (m) "Renta: unit"means a single-family detached d,x-ellinQ unit or a dxx-e1linQ unit in a multi-famih_ residential development that tvill be offered for rent. not for sale. (n_t "Residential dei°eiopment"mean am"de��elopment pried that includes the construction of one or more dtc--Bing unitS. and. mixed.-Use Drolect_. `Residential dex"e]ooment"also includes anv condominium conversion pursuant to Division 926 of this cod--- (o ode-io i "A-erY]oX;-income household"means a household whose it come does not exceed the err]o.V income limits appli;:able to Contra Costa Count_"adiu_ted for hoLs--hold size, as published and periodicali_:updated b_:the Stare Dmartmen: of Ho„Srnc- and C.orrun m—L D--v--topm_nt pursua_.. to Health and Saf n-Cod: sec,io._ t 1,,.. (Ord. 200E-4.3 11 QRDLV_'LNCE id., 200.- - i 822-4.208 Applicability. This chapter applies to all residential de-velopments in the unincomorated area of the Count['. except those that are e.Xempt under Section. 822-4.405. i Ord. 2006-4_ c 21, i i Article 822-4.4 I Requirements j 832-4.402 Inclusionary Unit Requirement. (a) h:a residential de[-elopment of five through 99 rental units. at leas 1;percent of the rental units shall be developed and rented as inciusionar[-units under the terms and condition_ of Section 822-"..410(a). At least 20 percent of the inclusionan•units shall be rented at at.. affordable ren_ to [-en'lo[[ income households. and the remaining inclusionan-units shall be rented at an ! affordabie rent to lower income households. As an alternative to providing some or all of the inclusionan-units reauired by this subsection. an in-lieu ^Ie may be paid pursuant to Section 8__-4.404. i (b) In a residential development of fn'e through 99 for-sale units, at least 155 percent of the for-sale units shall be developed and sod as inclusionary-units under the terms and conditions o Section 822-=. 110(b-). At 'east'F1 percent of the inclusionary units shall be sold at an affordable sales prce to io[ver income households_. and the remaining inClusionan-units shall be sold at an affordable sales price to moderate income households. As an aitemativC to providing some or I al of the inclusionary'units reouired by this subsection. an in-lieu t'ee ma[ be paid pursuant to Section 82'4.40-?. (C! Jr.a residential development of I'i(- or more rental units. at least 1;percent of the rental units i shall be developed and rented as mCiuslonan-units under the terms and conditions o_` Section .� .410(al. At least '!' percent of the inclwionan units shall be rented at an affordabie rent to [-en'io[[-income househoias. and the remaining inciusionan-units shall be rented at an affordable rent to lover income households. I (d i Ln a residential development of i 00 or more for-sale units. at least :5 percent of the for-sale units shall be developed and sold as inclusionan-units under the terns and conditions of Section. 822-4.410(b 1. At least 20 percent of the inciusionary units shall be sold at an affordabie sales prce to io[ver income househoids. and the remaining in,iusiona-[-units shall be sold at an af.-ordable sales price to moderate income households. AtTOrQa le rents [[7L pe CAt'.?n 1'C a 1 n[`the -(�r h e -;." I .. ii ru`ilial' ,: County. 3iI__da ie szi .:r:.a [•�.i be I ,1 I i estimated annualh-b:-the Count. Th-- County will provide a d--:---loper with the -exact affordable sales orice at leas. 90 da:-s before the de:-elor_ c-markets the unit. ( ) If th--calculation o_the reouir--d number of inclusionary units result_ in a fraction: of a whole i number. a r;artia': in-iieu fee shall be raid in accordance-witn Section 822-=.404 for the fractior i o_the unit. The amount of the partial ip--lieu fee shall be a percentage of the in-lieu fee for a single unit. with the percentage --Qua' to the fi'action of the::-hole number. (g) The calculation of the number of inclusionan•units required by this chapter shall be made without including as part of th--calculation an:-housing units authorized br a density-bonus granted pursuant to Chapte.- 822-2. Any affordable units produced as a result of granting a densis}-bonus do not count toward the inclusionary requireme-m. (Ord. 2006- 4= C 2. 822-4.404 In-Lieu Fee. (a) the amount o a fee that is paid in lieu of some or all inclusionary units ::ill be--stabiish--d in the community development departments fee schedule adopted by the board of supervisors. (b) Fee amounts in the fee schedule for for-sale units will be calculated to be equivalent to the difference between the affordable sales price for a targeted household and the median price. as determined by the Count:-. oir all single-family home sales in the County:vithin the previous i. months. Fee amounts it, the fee schedule for rental units will be calculated to be --qun-alcnt to the difference over a 55-vear period ben:---cn the average rent. as det--r_nined b}•the Count:_-, o-a lwo-Bedroom, one-and-a-half-bathroom apartment in the Count- and the annual affordable ren. for a targeted household. Fee amounts ::•ill be calculated annuall'. i c i A11 fee :--:---nu--s will be deposited in a r--stticted fund earmarked to provide housing � i opportunities for extremely low. :-er} low. lower. and moderate income households. (d) unds::-ill be appropriated for expenditures authorized by lay:tha:make housing units affordable to extrem--i: low:. cr lo::. lower. and moderate income households and for costs I associated ::-itn administering the restricted rind. fdi In-iicu fees shall be paid befog-- the first building pe:mit is issued fog an:-nortion of th-- r--sidentia d--:-eiepm-ergs. (0-d. 822-4.406 alternative Methods of Compliance. A de:-elopc.-may s.Ibm _ a proposa for cOmr1:1 !� ith this chapter b_ proposing one e-mor-- O t~1-- IOIIo:�'lII^ cOm�l:arice 3ltelratl:'es: r�` 1 I i (a) Off-Site Development. Some or ali ofthe required inciusionar- units max,be constructed 011- site. or an existing off-site development may be acquired and rehabilitated to provide some or all of the required inciusionary units. if the County-determines tha_ the combination of location. i unit size. unit type. pricing. and timing ofavailabihry ofthe proposed off-site inciusionan-units n-ouid provide equivalent o:grease:benefit than would result from providing those inclusionary units on-site. or if the County-determines that on-site construction of those inclusionar,-units would be infeasible. An-,'of�-site inciusionat-v units must be constructed or rehabilitated _prior to or concurrentiv with construction ofthe on-site residential development. The off-site development location must be appropriately zoned and all required entitlements issued for the off-site development alternative before buildingpermits are issued for the on-site residential develonmem. The off-site development location should be within a reasonable LyeoeraMic distance ofthe or--site residential development. such as within the same school district or identified community-, unless otherwise directed by the board of super isors. (b) Land Conveyance. The developer may convey title to land in fee simple absolute to an a.rordable housing deyelope:if all ofthe follo«-ing requirement_ have beer,met: (if The affordable housing deye!oper has been approved by the County. (21 The iand is m a location in the County where the County permits residential use at a density-that will result in the same or greater number of inclusionary units than, would be Produced by providing the units or. site. 1 The land is suitable for construction of inciusiona-v units in a manner that complies With this ordinance. The land must be suitable from the perspective o`size- configuration. ! nhvsical characteristics.physicaI and environmental constraints. access, location_. aciacent use. and other reieyanr planning criteria. 4; The land is served xyith the infrastructure necessary for residential dere-iopmen:at that i location. inciudin2 seer. uniaLICs. nater. streets and 4z -—all s. I (5 j The developer must sunmit a Phase I environmentai repent bcfore the land car_ be ; considered for conveyance. I : i c) The County may accept any combination of on-site constructio:. of site construclio - in-ne'u fes and land conveyance, or any other feasible zitert atiye, that the County s detertninaticn^. «ouid provide e-Quivalert or Beate~benefit than tha: which would resuh. from providin_on-site inclusionar:units. (Ord. 2-GOD-43 2.1 ORD2 _N-C;: "s:O. -65--_ r � IIS r I � I i i S'__-4.408 Exemptions. la. The foilowin residential developments are from the requirements of imS C-iap:e-: Residential development_ of one through feu- d:cel_ia_ -Iriits. : The reconst-uction of ani dw eiiinE un is teat"Are destro ed b a frC. tJood- earthquare. or ether ac_ of nature, prodded t:ie Scuare footage, number o--unitsz, and use o the units remain the same and the use is resumed within six months o the i interruption. 1 Residential developments that obtain one of the toho«1mi herore the effecti:-e date of this ordinance.- (A) rdinance:iAj A discretionary approval. i (B! ?,buiidina aermit. i 141 Residential dev elopmenis tha: are exemp: from :'ie reauirements of this chapte- pursuant to state :ate:, including but no- limit-- to the folio.;-i (yi Re_idential dei-elo-oments that obtain z estin�tentative mai before the effecti e date of this ordinance,provided the resting tentative rear ha_ not expire (B j Residentiz' dc_:eiop:rents«'Here the application for a tent_ati e map ras hee-, deemed complete b-,-the Count:- before the e-tecrive date of this ordi_.ance. 1_b 1 's Ie=ldential de eloDme-ni tha_ is located it, or proposec. Io'a Count-redeve-iopmeri: a-ea iS exemp: from the p-e isions o=this chapter. pre ided the dec-eiobment is subiPct to z Redevelopment disposition and deveionmCm avreemcnt. o«-ne-paricipation aarCemen:. azQll1SM.or a_eernent or other%:ritten aggreetnent that requires afib-dable nousin_- to be produceC in *ne de v elo^ment- o-- is subiect to a condition o=aor—rov al recu:r±n� the rrovSid- � o afferdabie housnE in =he Count redo e_opmen: are... (Ord. D-106-1- 2.) 8:_-4.410 Restrictions. tai Rentz_ nciusiona-- T n,: Re=tT_'c-tor. Th-- mon-1-1y rent ror z r2:ita, i] lu=id;;3r n^.; S;all rcmair. ORDIL�ANCE NOD. 201-16-12- I� ' r.—se--;—.—d for the tarLei income Ie;-el group at the applicablCa ffbrdabl.e rent for a period o.- Dans. ! (b) For-Sal-- Inclusionar:Unit R--strictions. 11 1 The imnai sale of a IOr-sale in-llusiona-n-u ii shall occur oni;-to a househoid that meets the follo;;-iliL-criteria: (moi The household has not o,x-ned a residence;;-idiin the previous three ;ears. and (B) The househoid has no more than. S25CI.000 in assets. This amount excludes assets reserved Ior a dO;VP Da;lnent and ciosm2 costs. assets in retirement satins accounts. and assets in medical sa;-ines accounts. ('1 The initial purchaser o.--a for-sale inclusioran-unit must agree to occupy-the dwelling unit as the principal residence for at least three_;-ears. unless an emergency requires the earlier sale of the unit_. i A for-saie inciusionat�-unit ma;•be sold after-the initial sale to an above-moderate income purchase:and at a market price-provided that the saie results in a recaprsr-- by the County•of a fnanciai interest in the unit ecuai to the sum of: (A) The difference b--nv----n the initial af-ordabie sales price and the appraised market;-aiu-- of the unit at the time ofth--initial sale: and iB l The Count.'-proportionate share of anx-appreciation since the time o the initial saie. ADpr--ciatiop, is the difference ben;--er. the resale price to the abo;-e.moderate incom--purchaser and the aDpraiscd market value at th-- time o tit--initia; sale. The Count;"'- proportionate share of appreciation is equal to the D.— lim:e b;-;;_rich the initial affordable sales prce was test thar the aDDralsed inarke- ;-alu-- a; the tim-- of the initial sale. The recaptured amount .;-iii be d--posited in a restricted fund established pursua:,t to Sectior. S22-4.40-'. (Ord. 2006-4- c '.l 82'-4.41' Standards. (4i Liciusionar:u:its -n—z' be cisper_ec LbrOlIgnoat the res:denT.ia: oe.eioDment and ha: access to i all on-site amenities that are available to market rate units. i (b) The constructiop_ quality and exterior design of inclusionan-units must be comparable to the i I market rate units. Ho«-eVer, inclusiorar-units mai-be smaller in size_. developed on srialier � lots_. and have alternative interior finishes. C-) The average number of bedrooms for all inciusionary units must be couivaient to the average number of bedrooms for market rate units within the same residential development. Id All inclusionary units must be constructed and occupied prior to or concurrently with the market rate units within the same residential development. For phased residential development_, the inciusionar-units may be constructed and occupied in proportion to the number of d«-eiiing units in each phase of the project. (Ord. 2006- c 2.) 532-4.414 Reviei. (a) Concurrently with a developer's first application for a discretionary approval for a residential j development. the developer shall submit to the community development director an inclusionary housing pian for review. (b) An inclusionary housing plan snail include the following information: (1;i A brief description of the residential development. including the number of market rate units and inclusionary units proposed, and the basis for the calculation of the number of units. i (2) The unit mix. location. structure tx_pe, and size (including number of bedroom l of the ' market rate and inclusionary units. A site pian depicting the location o_"the inciusiona v units shat:be provided. I (;) The household income levels of the incluslonar,-units. (Y) For a phased project. a phasing plan that provides for the timely development ofthe inclusionar"amts as the residential' development is built out. (5) A descrir tion of an,,-incentives requested of tae Count-. (6) If the q: elope:intonds to sats* -the inciusion,an-unk r auir ement b_"pa�il.cm pi an in- ORM- r\ANCE NO. 2:.- - i lieu fee. a staiement to tiaz: -,ffec_. and a valvula*ion of the total in-lieu fee pzwmon_ required. (7 1-fan alternative compliance method is proposed, ir_forrnat-ion sufficient to alloxv the � Count:to make the determinations specified in Section: 8')1-4.406. (C) Thcamndogelopm-,fit director will preliminarily iapprove or reiec.the inclusionan_- housing Alar.«within 4= darts of receiving the proposed inclusionary housing plan.. I tdl An application. for 2 discretionan•approval of the residential development must include an inclusionare°housing plan. An application for a discretionary approval of the residential development will not be deemed compiete for processing until after the inclusionan-housing plan has been preliminarily approved. Preliminary anproval of fit-- inclusionaryhousing plan is required prior to an}-discretionary approval olfthe residential development. (Ord. 2-0016-4_ 822-4.416 Inclusionan-Housing Agreements. (a) All developers whose projects are not -,tempt under Section 822-4.408 shall enter, into an inclusionary housing agreemcw «-ith the Count}-. except I.A.h-,re the requirements o: tis chapte- are satisfied bti°pavinent of an in-lieu fee. The agroem-,rat shalt be in a form provided b-,-the community development director. ibl All inclusionan-housing agreements xvill include. aT a minimum. the folio-wing information: iit The number of for-saie units and rental unity. Cl The number. size. location_, and square footage of inclusiona:-y units. (; T he market value and sales pricc or rental price of the inclusionary units. I (4l Incentives. i=an,,-. i i Provisions and documents for enforcin,the rostnclionsz established by Soction S- 4.4 10. including deed restrictions ir_ a form accoptabie to the County: I (61 Provisions for determining income eiigibiiity an moniiorinc the ongoing a--or-abitit:•of ' inclusionary units. ORDDti NCS O. 2_l.__1F_4; U � i (-i Pro.isiom for enforcing the construction and occursanCi-Standards specified in i SLibSeCl]OP. Idl ofSection 822-4.41 2. TIICSe provisions mai-include xvlIlltlo!dmQ I approval of permits for any structure or property-located within the residential de.eionmeni and may inClude a requiremom. that the developer provide a bond or other I seCurin'. in a fo= acceptable to the Counrv. to guarantee the ti.-itely construction o: I MC,uslonary units. The value of the security shall be equivalem to an in-h-u Imo'Io. the total numbe.ofinciusionan-units to be Cons ti-uCted. (c) I no inciusiona-v housing agreement must be executed before the issuance of a buiidin!nerrnit I for an_-portion ofthe residential d--velopment. Followina execution. the agreement will be recorded as a cox-mant running«'ith the land azainst the real property of the residential de elopmeni. (Ord. 2006 ) i 822-4.418 Incentives. (a) A deeelopermax-reauest a density-bonus and incenti.-es or concessions under Chapter 82'-2 j of this code for a pmiect that includes lower income. ven•lots- income, or senior housim: units at jet-els beyond those required by this chapter. I (b) The Count.mz_yrani one or more of the follotc-im! affordabie housing deve-lopment incentiv-z i in order to mitigate the financial impaci of this chznter's requirements on a particular residentia: de eiopmCnI. (l I Fee deferrals or,,givers. i Dr -,-i 11 i C a+ n - p o f - - a (_ .ot_,_o._ o_hous_n_ s,._aside funds. tax Cxempi r"lnancina. or other mancta, assistance. (= tIOd ncaIion of ZomnE or det olopment standards. (Ord. '610- .` 2.1 8'_2-4.420 Compliance Monitoring Fee. I (z) The Conan mai esizbLsh a Compliance monitorir.�f e to recot er the Count-.'s re asonabie COSTS incurred To=O loOing lm'7iementanon o_. tai_ Cnapiel. rh? Iee will be an amo lni es:abilSned b the board of Sap-; :Sor= mill' CO?LTnurl t Qe�`e!opment Q'Jartmeni S Iee scneciL'l=. (b! Fo-Io`-saie inCluSi on a_'t uni rS the fe, Shall be Dat-able b\.the d_-1 ei,on,ce'at ". timt` C *'r -a1-. For--iia: inc,_,sl :.a_ 1L'l1tS, i�1e nr07Cr`X"oi?nf=Snail ^a- ' ..-,. C"-^^ o annual ' a-. durim! I i i the t-=. of the appikable inclusionan"housing agreement. (Ord. 2006-43 C 2) 822-4.422 Taking Determination. The CountA ma adjust or«"aive the requirements of this charter ii the appiicant for arpro-,"al of a residential development demor_strates the absence of a_m-reasonable i relationship or netus be ween the irlpact of the dem-elopment and either the amount of the fee charmed or the inciusionan"requirement. thereby- effecting a taking of pni-ate prop-Mv without iust compensation II or otherwise constituting a violation ofthe United States Constitution. California Constitution. or other applicable Federal or State la«"s. An.-person requesting a «-aiver or adiustment must submit a«"ritten request not later than 16 dais before the first public hearine on anv discretionar_."approval for the residential development. accompanied bi-economic information and other e,."idence necessary for the � Countx"to maize a determination re=arding the reouest. Ifne discretional"approval is required or the action complained of occurs after the first public hearing or.such approval, then the request shall be filed n•ithin 10 days after the challenged action. Authority"to-act on a reauest for a waiver or adiustment r sts 'th the board .171-isors. (Ord. 2006-4= I i SECTION IIL� EFFCTI�'E DATE. This ordinance becomes effective 0 dais after passage. and within 15; dai's after pass cye shall be published once with the names of supeMsors voting for or against it in the Contra Costa Times, newspaper published in this County. PASSED onb: the follox inr rote: AYES: NOES: ABSENT: ABST_Ar : ATTEST: JOHN CUL LEN. I Cierl, of the Board of Supers isors Board Chair and Count_:"Administrator I B�: SEA DeDUtx" f TLG: ORD_TNA CE N O. ,,�; 6-,_ I i COL�\TY PLA_V\fav MM-MISSIO\ CONTRA COST C OL_I\TI ST E OF CALLGOR\Lk RESOLL:TIO\tiO 9-20 06 I RESOLUTION OF THE COUNTY PLANNING CONI- IISSION OF THE COUNTY OF � CONTRA. COSTA. STATE OF CALIFORNIA. ItiCORPOR4TI`G RECO LAIENDATION ON THE PROPOSED INCLUSIONARY HOSING ORDINANCE. CONTRA COSTA COUNTY- ORDINANCE CODE_. CHAPTER 822-4. Count- File =ZT 06-000= \'.ZI=RF.AS. :ne HouSrniz Element e_fine Contra Costa Count-Genera:Par: sets forth coals and policieS to provide adequate nousi-= io-al'. income segments: and V.HEREAT, Goa: _ of the Ho lira E:em-.n- is to i crease t st:DD'.` o:nousin;- vCitt: a DrioInt': - or. :ne dec eoprrer:o aia-da2ie, ouSin_: and - H�PEAS ce i _ciu_io:a- I-ousing Ord-nanc x il'..eaLire the -n-:us-on o a.o:dac e ho'�s:n_ it a:" de.elc:D_:,eht_ o't::e o--role un=:S. and i <<HARE:tS. iri: O:a;n3nce •a!app.y i0 re=i3en`i&1 Qet-.'.:OJ_ :neCF [n toe umncoreoratec area o Con«a Costa Ccu i_:: ane V,HEREyS. t.._ Coan hos_ec Io:.. sta5e ,older me_t:ngs- ':ri'. ..t:'r Men LO Ln DUcn . iC E comments from interes.ed parties: anc '!-HER:-:A S. ace_notice v:-as iavvia'!j uive . a pubvc hearing v a� -ccn-rived oeiore the .,ou.1— Plan^i^r Cor mis_Ion or Tue_caxAn-.i' where an ne-_ons in_e-ested muni amjea-and c-- heard: \ -HER:AS. on Tj,!_Sca AD.-i, _'"'iul£•- in- Co . P ann-n_CornrniSsio- roll_r...i-w-d. considered. and e auated all irie rnatermi_p_ovideo o': s:att: ano \ HEP. AS. t.,e puriic hearir-_xas conti:i::�d to J::.^.e'-. _0_e. and fi" «HERE,S. the June _ 2006 meeting,`'a_canct'le..and the Lub iz hea.-m_^_ was conl2:uec t0 Jul:- 200,6. and �.r,E. B' P.E - ta_ C3: - ._1,... ,_ .u_R� "_l':.^.]:.:eLQ_ t;te Board c J!L - .sora o:ire Co.lnn. of Contra Cosa. S-atof C.ah o-ma. tha:the Board o: i J:IDe- :Sor_ _COPT:..e\e_ .!:-e De..:ara::or. _a-ec Io-Tre Irciusiona- -Housing V.dinaree BE IT FL"P.THER PxSO��"ED ti z:fr:� Cot nr•. Piznnm�Co..,miS_ior.r ecom tends to t,e Boars j of Sun,c;::,ors of -_ Co--,-r-of Contra Costa. tatc o:Ca iior:is t:,at the Board. o=Sup_r'tso-= i ADOPT the pIoposeo iriz'usio.,a -Ho1_i;?OIu:nan Con-- Cosa Oldinance Code. :.IIaF:e' I S^^__ ' i BE IT-FURTHER RESOLVED thz.the Cott r:P:znniae Co>nlri;sio'=•s first rc�vislo::is reaul:e I Li= fitter.lercen: o: tht uni:7 l..a r-sici ntia_ CeVe"10:'.meni 0- IIV_e-more UnIIS M anoraaDle i0 I CC_ -10�?-. low-- . 0-710Cerat- . om—z nolls-nolm I I BE I-:FL1?THER RF-SOLVED fna;the Cou-rn P:a_mne Co=;r _sio-'s s--:.onc re:•isior_ is to alloy:z Iee-D bt paid it filet: of aeveioping tht z:`o-dabit units on an_"nroieet subie to tree ordinance. BE IT FLRTHEER RESOLVED ha:i ,: Ccun-%Piannin_ ori liss_or:'s third revision, 1_ to oast the Iet 0' f_.- C211- Zee CeC _.. :n. CO..Io Ce .CL a ^ 1D2. Drole . 1 IP.0 l Dun^=and :ne amour- a .^,o1_..nolC 1: 2 SOt...: _._�Caa cT0Ur :.ar aIIO'._ CcSed OP.Te2�Onable n0u=lne Daymcni S. BE IT FLTITHER PESOL`"-ED fnz.frit dlre__io: to prepare thiS-eso utior waS ti er tii_ Courr.Piannin_CoTrmiS_io,': ai lI_ m-_C_-.m 0:July : _ 20UO o`=t1_- IoHowmg volt. I RI7S: Co nraissioneTS-Bz.zgIz. Sryde-. Te-1'.V:or.. NOES: CornmisiionerS-Clark. %-Iu. al- aBSE i: Cornmussione.--Ga-1 ,BS T IN: Colnnssiore-S-none BE I._ "HER RESOLED fra.tae Set-ea o=tre Cowl-. I ianniag Co.,.tn s to mal' rn-3cvvc-tv Sip. and ai-e-_t.^.........',file^_ Coo` o:Lni=T_SO'uaon ane Ce w-_ sa.. c to the Boar C- SuDerv"_O.z al' Ir, aucO.uance Ray the Piarming a's Oi t.^,t Jtate o�Cahloml Ia. Der. Sr.�_=der. Char Co::nt-:Piariru - Cot=;Ssion Cour. o Contra Costz Stitt o Cziito-nig _. Denris\:.Ba—.. S---.r--tar-.- o fne Coun , Pla ninE Comnrcrossior_cenii}-tha:tae iorgoniL wai -;ti, cal,e` and aunro:ec Or iaiv " _ — 100-Dennis M. Barn-. ;ICP v Sez77eia_ 0. tC.' Coui n-Plar-rune Corrim 351or Counr:of Cont.a Cost_ State of Caiiiotniz L I CALIFORNIA ENVIRONMENTAL QUALITY ACT NOTICE OF DETERMINATION I CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT I 651 PINE STREET 4 FLOOR NORTH WING MARTINEZ. CALIFORNIA 94553-0096 Te!eohone: (925) 335-7230 Contact Person: Maureen Toms Project Description. Commo^ Name (if any i and Location: INCL USIONARY HOUSING ORDINANCE 0060002): Tne proposes project involves the adoption of a Inciusionary Housing Ordinance for the unincoroorated areas of Contra Costa County. The proposed Inclusionary Housing Ordinance imolemens Goa; 3 of the County's Housing Element to facilitate the development of affordable housing development. i I Tine project was approved on September 26. 2006. Pursuant to the provisions of_the California Environmental Quality Act: An Environmental Impact Report was prepared and certified (SCH € �. The orojecf was encompassed by an Environmental Impac! Report previously prepared for (SCH = ). �s � A Negative Declaration saa issued indicating that proaa-ation of an Emironmeni a; Impact Report was not reawred. Conies o-the record Of profec'approval and the Negative Declaration or the final EIR may oe examined a:the office of the Contra Costa County Community Deve!opment Deoaniment. Tne project y�ili no:have a significant environments! effect. i - I The proiect v.,W have a significant environmental effect. I Mitigation measures were made a condition of approva' of the protect. A statement of overridine considerations was adoptee. Findings were adopted pursuant to Section 1509' of the State CEQA Guidelines. � Date: i Community Deveioornent Representative AFFIDAVIT OF FILING AND 'OSTING I declare that or. I received and posted tnis notice as required by CaliforniG Public Resources Code Section 21152rci. Sala notice tail remain posted for 30 days from the filing gate. Swature Title Department cf Fi4;n and Game Fees Du--: 3:):3iican-s Contra Cosia Count. j Name. Communit_e De.elo-oment EIR-SS50 Tota:Due Address: 2530 3rnoid Drive.SurmaIo0 Neg. Dec. -Si._;p Toal Pais- . c NIartineZ. Ca 945== DcNhmmis Finding.-S@ 1 Count_ Clerk-S25 Receipt I I usionary Zoning Table . City Year Percent of Target levels Number of price- Average number of l q imposed near units controlled units price-controlled VL Low: p " under puce L=Low; produced by units produced per controls M=Moderate program year since program inception Benicia 2000 10% VL,L Berkeley 1986 20% VL,L,M 75 4.4 Brentwood 2003 10% VL,L Calistoga 1990 20% L,M 78 6.0 Clayton 1995 10% VL.L 84 10.5 � Corte Madera 1989 10% M 43 3.1 i Cotati 1985 15% M Cupertino 1983 15% VL,L.M 160 8.0 Danville 1999 10-15% M 70 17.5 Dublin 1996 12.5% VL,L,M 59 8.4 I East Palo Alto 1994 20% VL,L,M 115 12.8 Emeryville 1990 20% M 463 35.6 Fairfax 1986 10-15% L,M I Fremont 2002 15% VL,L,M R * I I Half Moon Bay 1996 20% VL,L,M 12 1.7 Healdsburg 1993 15% L,M G.0 Hercules 1997 10% M G.0 Larkspur 1990 10-15% L,M 85 6.5 Livermore 1978 10% L 217 8.7 Los Altos 1990 10-20% - VL,L 50 3.6 Los Gatos 1976 10% M Menlo Park 1986 10-15% L,M 28 1.6 Mill Valley 1988 10-15% VL,L,M 319 21.3 Morgan Hill 1977 10% L,M 302 11.6 Mountain View 1999 10% L.M Napa 1999 10% VL,L,M 56 14.1 Novato 1999 10-15% L 40 10.0 Palo Alto 1973 15-20% L,M 274 9.1 Petaluma 1984 15% L,M 1442 75.9 Pleasant Hill 1991 5-25% VL,L 5 0.4 Pleasanton 1978 15-20% VL,L,M 300 12.0 I Portola Valley 199' 15% L,M I Richmond 2001 10-17% VL,L,M * I Rio Vista 2002 10% L Rohnert Park 2002 15% VL,L,M San Anselmo 1995 10% L,M San Carlos 1991 10% L.M 40 3.3 San Francisco 1992 10-17% L,M 302 27.5 San Leandro 1980 10% L 312 13.6 San(Mateo 1992 10% L.M 102 9.3 San Rafael 1.988 10% VL,L,M 611 40.7 Santa Clara 1992 10% M Santa Rosa 1992 15% VL,L 385 35.0 Sebastopol 1994 20% L 9 1.0 Sonoma 1995 10% VL,M 11 1.4 S.Sar.Francisco 2001 20% L,M l Sunnyvale .980 10% L,M 749 32.5 l Tiburon 1.988 10% L,M 19 1.3 Union City 2001 15% VL,L.M Yopntville 1992 152t VL,L.1v. 19 1.7 i Scurcas:Ca A`ornia Cowtion for Rara'Horsing arc Non-P-cft Housir.c.Associatpq of No them Caiifomia, inclusio nary Hsusirg.r.Caraer^la. !Sacrarnertc,CA:Califarnia Coannon to,Rura.Hors ngs.2^.03:.arc Caay:a a-id Grimes,"Ircl.isimary Zara;in Ca Moria:TCe Exaerience o'Taro Decades."jourra:G: ^e Amencap 9-ann rgg Assavan-or v 54 no.2.1995:D.152. I I TO: BOARD OF SUPERVISORS Contra j_j- - Costa FROM: Dennis rd. Barry. AICP, Community Development Director ��- •- County z DATE: September 26. 2006 I SUBJECT: Home Ownership Partnership Enterprise (HOPE) Program 4��� j / I SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION I RECOMMENDATIONS: i DIRECT Community Development Department staff to take those steps necessary to take the Home Ownership Partnership Enterprise (HOPE)program from its current form and develop it i to a point where it can be included in the County's Inclusionary Housing Ordinance as an I approved alternative method of meeting the requirements of the Inclusionary Housing I Ordinance. FISCAL IMPACT: i Not fully known at this time. If the HOPE Program were implemented as proposed, there would be decreased revenues to the County General Fund as well as individual departments j such as Community Development, Building Inspection, and Public Works. In addition, there would be an increase in staff costs associated with implementing the Program. There is no proposed revenue to off-set either the decreased revenue or increased costs. BACKGROUND/REASONS FOR RECOMMENDATIONS: � I Planning Commissioner Murray developed the HOPE program as a multi-faceted proposal to � fund affordable housing opportunities in Contra Costa County. The County Planning Commission considered the proposal at its April 25, June 13, and July 11, 2006 meetings. The stated purpose of the HOPE program is to provide new development incentives and home purchase assistance to lour and moderate income families, and development of new rental units for very-low income families. The HOPE program includes the following components: I I I CONTINUED ON ATTACHMENT: is YES ❑ NO SIGNATURE �-1•-•�.=v I � I RECOMMENDATION OF COUNTY ADMINISTRATOR _RECOMMENDATION OF BOARD COMMITT E i - APPROVE _OTHER SIGNATURE(S): ACTION OF BOAP ON APPROVED AS RECOMMENDED X OTHER I REFERRED to the Internal Operations Committee for examination the mattter of the feasibility to develop the program to a point where it can be included in the County's Inclusionary Housing Ordinance as an approved alternative method of meeting the requirements of the Ordinance. VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS (ABSENT tZKz i CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD ABSENT: ABSTAIN: _ OF SUPERVISORS ON THE DATE SHOWN. Contact: Kara Douglas (9251335-7223) ATTESTED �f cc: Community Development Department-CDBG JOHN CULLEN, CLERK OF THE Cou^tv Administrator BOARD OF SUPERVISORS AND i County Course! C LINTY ADMINISTRATOR I Aud:tcr-Contro ler i -,cs-hn hCPE.;.rog9-%c'-f 3.Sz 0BY z� —, DEPUTY j I � I i Home Ownership Partnership Enterprise (HOPE) Program j September 26, 2006 Page 2 i I BACKGROUND/REASONS FOR RECOMMENDATIONS — Continued I 1. Fees: Developers would pay a fee of S3,000 for each unit in a new development. This is j called a "unit purchase". This is applicable to any residential development of one unit or more. I 2. Tax increment financing districts (TIF): New TIFs would be established for each property sold or rented to an income eligible household. Future TIF revenues would be used to support bond financing, which would bring revenue into the program more quicklythan waiting forthe TIF to be paid over time. I 3. Fee suspension: Planning, building, and special district fees would be suspended until an affordable unit is no longer part of the program. Fees would be paid by the homeownerwhen they sell the home, or by the owner of an apartment building when the term of affordability I expires. I 4. Density bonuses: A density bonus would be provided to developers of affordable housing. 5. Realtor contributions: Realtors would be asked to contribute one percent of their sales commission. The CPC recommends that the Board of Supervisors direct staff to develop the HOPE proposal so that it may be an alternative compliance option in the Inclusionary Housing Ordinance (IHO). I The IHO is being considered in a public hearing on this September 26, 2006 Board of Supervisors agenda. I ! The IHO is a proposal to add Chapter 822-4 to the County Ordinance Code to require new residential developments to include a minimum percentage of dwelling units that are affordable j to very-low, lower, and moderate income households. In residential developments of 5 or more units, 15 percent of the dwelling units must be affordable. Developments of four or fewer units i are not subject to the requirements of the recommended IHO. I I The recommended IHO provides the following alternative compliance options: I • payment of fees in lieu of developing affordable units I • allowing the affordable units to be developed on a separate site • allowing a developer to convey land suitable for affordable housing development to a qualified affordable housing developer • another reasonable alternative that a developer proposes The HOPE program includes portions of existing affordable housing programs and financing mechanisms already in use in the County. These include tax increment financing, leverage of I financing resources, and density bonuses. Other aspects of the HOPE program, such as fee deferrals, include government-based incentives to encourage affordable housing development. Some of these may be considerations in the IHO should a developer request an incentive to mitigate the financial impact of the IHO. However, these types of financing or incentives would not be considered alternative compliance options for developers. I The HOPE program would require developers of all projects to pay a $3,000 per unit affordable I housing fee. It also suggests that real estate agents donate one percent of their sales commissions to the HOPE program. (This would be approximately $4,600 per home in the I program.) A flat fee, or a fee equal to one percent of the sales price of a new home could be considered as an "in lieu fee" option in the IHO. It is this portion of the HOPE Program that would most likely be developed as a compliance alternative in the IHO. To be consistent with the I intent of the IHO, any compliance alternative would have to provide an equivalent or greater benefit than on-site development. The goal of the HOPE program is more closely aligned with the goals of the Housing Trust Fund initiative. FaithWorks! has brought together a broad-based coalition of organizations concerned I I Home Ownership Partnership Enterprise (HOPE) Program September 26, 2006 Page 3 j i I BACKGROUND-REASONS FOR RECOMMENDATIONS — Continued i with affordable housing issues in Contra Costa. The purpose of this initiative is to identify new i permanent sources of financing for affordable housing development throughout Contra Costa County. This initiative aims to work in all of the cities and the unincorporated County. Homeownership assistance is a proposed use of funds along with rental and special needs housing. The proposed governing body would reflect the many diverse interest groups that are involved in this issue including businesses, labor, home builders (including for-profit and j nonprofit), lenders, Realtors, non-elected government officials, the faith community, environmentalists, affordable housing advocates and representatives of special housing interest I groups (seniors, disabled, and homeless), and geographic representatives of East, Central, Southwest and West Contra Costa County. i i Attachments: I A. HOPE Program B. County Planning Commission Resolution No. 24-2006 C. Report to the County Planning Commission I I ' I I I I I I I I j I I I i i I i I I i I I I I I j I i Contra TO: BOARD OF SUPERVISORS -� Costa FROM: Dennis M. Barry, AICP. Community Development Director ' - V Ste: County i DATE: September 26, 2006 SUBJECT: Home Ownership Partnership Enterprise (HOPE) Program y ) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION i I RECOMMENDATIONS: DIRECT Community Development Department staff to take those steps necessary to take the 1 Home Ownership Partnership Enterprise(HOPE)program from its current form and develop it to a point where it can be included in the County's Inclusionary Housing Ordinance as an I approved alternative method of meeting the requirements of the Inclusionary Housing Ordinance. FISCAL IMPACT: I Not fully known at this time. If the HOPE Program were implemented as proposed, there would be decreased revenues to the County General Fund as well as individual departments j such as Community Development, Building Inspection, and Public Works. In addition, there would be an increase in staff costs associated with implementing the Program. There is no proposed revenue to off-set either the decreased revenue or increased costs. I I BACKGROUNDREASONS FOR RECOMMENDATIONS: I Planning Commissioner Murray developed the HOPE program as a multi-faceted proposal to fund affordable housing opportunities in Contra Costa County. The County Planning I Commission considered the proposal at its April 25, June 13, and July 11, 2006 meetings. The stated purpose of the HOPE program is to provide new development incentives and home purchase assistance to low and moderate income families, and development of new rental units for very-low income families. The HOPE program includes the following components: I � I CONTINUED ON ATTACHMENT: YES ❑ NO SIGNATURE .,,RECOMMENDATION OF COUNTY ADMINISTRATOR _RECOMMENDATION OF BOARD COMMITT E PROVE _OTHER SIG NATURE(S): 9" 2.e��� - - ACTION OF B060 ON ���iL_f� �ad,� APPROVED AS RECOMMENDED X OTHER I I I REFERRED to the Internal Operations Committee for examination the mattter of the feasibility to develop I the program to a point where it can be included in the County's Inclusionary Housing Ordinance as an approved alternative method of meeting the requirements of the Ordinance. I VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS (ABSENT�i CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD ABSENT: ABSTAIN: OF SUPERVISORS ON THE DATE -,SHOWN. 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W � � .® O >+}r - - � yTT WO 1 71; y {� s +� � 7 ' � - y �.'-• �— t L I i I V Y I MN •y' ��iv �� - - WL - � man•-;l�Y Ji s �s - 1 w O � �, C L` -� .S Q U •s _ '} t^.�asT .ice .id KI W a O .�,IM I. 301 Iv dCD •� ram 3w 7ft DI Om ®R;- Alimmi r` win E _+ err•_. _ _� _ _ i s\J > L Q 7) _ - I W O Lz = r I T ma3 Nj 3 • A- =� � � � 1.1.1= t � ` r -1--+ .y �U - till O CO- viz ON a +r �� � = ), sly _0 iN4 CMr l` y - - - - - iZ - s , r i i HOPE PROGRAM TOTAL INCENTIVES APPENDIX E Tctal HOPE incentives New Resaie Construction TIF 581.474 S14.604 I Fee Waiver S14.852 54.600 Density Bonus 525.000 SC Realtor Corimbutior 54.600 54.600 To:al incentives 5126.025 523.804 %of sale price a: S 460.000 27. % 5% i i I I I I HOPE PROGRAM TIF Financing APPENDIX D Tax Inc;emen:Fina^. na r New Multi-Family Construction ReSaie Base Value S 37.500 S 40[.000 S 52.083 - Vaiue for --- nome ouver S 400.000 „ 46C.000 S .%50.00^ Base tax income S 450 S 4.800 a""25 New Tax Income J 5.750 S r.7=0 S 47.00 Increase c - 300 X50 S ea J.v7� -iF ri.anc:nc avaiiaoie a: interes:ana amorizac over 30 years S81.474 S14.E04 57'2.897 i Ij i HOPE PROGRAM FEE WAIVER APPENDIX C New SFH Construction 2.000 scuare foot home iFee Waiver Vaiue S 460.000 sales price new resale -cos achm Fee S 5. 1$ S 1C.352 S - Plan ChecK S TBD 3uidinc Permit S - TBD Open Space S TBD Transfer tax 10/1 S 4.600 S 4.600 Total Value S 54.352 S 4.600 I New Multi-Famiry 20.000 sauare foot project j Fee Waiver Valle S - sales once i new Fees Scroo dee S -5.11E S 103.520 Pian Check TBD Building Perini: TBD Open Soace TBD Transie-:ax n S 4.600 iTota Value 105.120 I 1 j i HOPE PROGRAM DENSITY BONUS APPENDIX B Density Bonus New SFH - Assumes current aliowabie 4 homes ' acre total Bonus " added ". acre 5 total 25°b anal Cos, 500.004 acro current S :25.000 unit - - with conus S 100.000 unit - oonus S 25.000 Der un;- Assumes current allcwao, 13 homes 1 acre '8 Tot e al Bonus 4.5 added acre 22.5 total 25% Land Cos: S 600.000 acre -urrzn- uni; `= with bonus S 26.657 unit bonus S 6.66? per unit i i - I I - z ^ W zT z = c•Pi :3 rIO Cm Q �' 4• "! :1 —lit — .. -, al m _ 'jD Q m C wl- - IT y T I 13 c G7 1 I ^ m 0 D z3 I I c- i a.I 2° H a i T rnrn _ z I i a I I H H 69 H H MIH H H I I _ > > H Ai w — %1 Ln OD w C '.n :.n NIm C CI A :Dl a :n 00 C OI U: " IJ OD U OIC C .. :A .I �I 7 M Iii -_ Iz �_ J 1 — �r i . 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' i San Carios Ing i 10', L.M 40 3.3 San F:anciscp 1.092 1 G-17=-3 L. M 302 27.5 San Leandro 1986 1C L 312 13.6 San Polatec ?952 10% L.M 102 9.3 San Ra;ae 1586 101 VL,L. F! B1' 4G.7 Santa Ciera 1592 1 M M Santa Rosa 1892 1,E% VL,L 385 35.G ! Sebast000i 1994 20% L 9 1.0 ! Sonoma ?996 10',s VL.M - 11 i-4 F S.San FrancscD ZOD. 20R L,A4 ' Sunnvvaie 1980 10% L.M 749 32.6 Tiburon 1988 1 Mr L,M, - 15 ;.3 Orion Citv 2001 15% VL:L, W ' Younivil:=_ ?552 1 G'. VL,L.N' 15 i Sources:,af.orn-a Coal:D6 for t u-ai hcusino and No--Frolit housing AssoOtat:G.of sic teem CaiTorn_. rnc,'usionar^ i Hous n !L CaXomia. 1Sacmmentc.C`,:Cal:druid Coalh'on fx Ru-a:Housing;.2003%and C'oiavrts and Grimes.-irc.us:,^.r:_f: LDn:r7 in Zalifo'n?:Tre FXDenence o'Two Decades.'Jou,rna'0U^8,4 nenca2 A-annm3AssociatlDn V 64.^.D.L�9�_,L. ?71. j `T-ie ZaHornia Cc_l rcn fo Burai HSasmg add Nor.-Frcfit housing Associat:Dr.D`.Northern.Saim. Does not repaC a7V I z;n•:s for]nese cines. i i r10vOca:es C.lI,:.Ill510C2_:ZCning reralD pace cOIICO!S as the SCIlliIOr IO me 3iI07GabIhL:'cP.SIs. 1-,e:"ME- I i - to t.,e mchislona7y units produced and declare the program to be a succeSS.While the prograIr.ras Deer E DCO:to the Ievv iam!Iles who lrci:ou:on_Eettln;!ht anincialiv reduced homes.t7e:Ip7L eilecl diSICstilr it L...e market caused bv inclusion zoning:s overv.-helmir_£. costing-ar Core. Obviotlsiv.a more uloroug I assessmen:or lncluslonar.,zoning is rcccssar S'.:rmn at.ove:ali produzilon perspectivt.how effective rti in_iusiona7'zoning oeer". The numbers do not looi- good:in the'0-pills Fears t:a:1r7cluslonary zon:r.^_ aS been impiemented in the Bay'A-ea.communities with ircluslora-v zer:in_g r---Don tha:it as resulted it_the nroducnor.o'oniv 6.x=6 a_erdabie units. Compared to the regior's overall affordable housing needs!o-this period.inclusiorary zoning cizany h_s not.made 2 significant contriDution LO solving the remo s affordable houslna crisis. L.00KIrg rorwarC.t e conciusion is the same. For the 5.5-vea-period over 2001-2006.the Association.O Bac-Area"'over. ry.ts fordable housing reed fe-ver•'ion,low.and moderate income fABAG r tnoiecmd the Bav Area's a j household_to be '33.1 g_units-or pe-year Over the-.as-Jr'Fears.: 6 Reason Public Policv Institute _The disaartte berween the regioraI Thou ine ne ard_inciusiona-S-.zomne-3rodu ron is shown ir_-:gurz= In ]sura tui wont tieo-i celumr�renre�_nf=tr air i a l�4roau tion a af.ordabl mousing-enc[ec 'by Citles i onir iD'years when Citiesh2C.inclusioraryzoninM mul*ipiied tl.-res=.�.and the bac.+green, coiumns represent t --five-year need for affordable housirg in the cities Avith irciusionary zoning.Tne =_ pumper o:units ek^ected iror::inciusiona*v zorin_cleat:v Dal".5 ir:ce=1 atison to ti:e regional neer- Tnis point is iurthe.illustrated by Fiettre=.which shows the percentage o--affordable units anticipated Derr. inciusio Aar zonin_based on the nu-nber ofunits:ties report to:ate produced so fa-.The program v'cuid have to he'_u times afore e iective each yea-before it could be relied or:to meet t'se area`s five-y'ea- affordable housing needs.E'ut differently,if the program continues at its Curren:pace,is-%ill take 10(-year fer mciusiorarr zoning to meet comer_nve-year housing needs. Figure Z: Housing Needs Versus Expected Units Produced under inciusionan_ Zoning a 'Aformble un:s proauced thrown mciusionar[°zoning.lgaiculated-c-E.5 years by mult.Diying ave.acs units Der vear produced unser in-clusionary zoning,times E.5.' rive Vea"neL'Sm_neeas accord'00 to the Association o-�a {Area-overnmems 'Regional Housing heeas _ Geterminaft-. . "5 1Y.GJ- h i a Gc_ ?.C• L : s.. j e' —.a . — t ge Y - HousixG SUPPLY AND AFFORDABILITY i I I i Figure 3: Fraction Of Affordable Housing Needs That 1Ye Can Expect to be Met Through Inclusionary Zoning. 40� i I = ' i I i i C"Afrorpable' units produced through inclusionary zoning.frGaicuiated for E.5 years by multiplying average un.-.s _ i oe-year produced upper inclusionary zoning times E.51 ®Snomail of afrordab:e units no:produced through inclusionary zoning.(Data Is orv;for cines twit l inciusiorary F zoning. I i nom an oceral'.production standpoir.:.irciusiona v zoning has rot been of ective.- Some advocate:c= irciuslonar zoning respond to this poor record'ov caliing for more rigorous and numerous res ricnons. I irstead.Bay-;vea itinsdicuons need to fundamentaliv reexairine if price cDarois are ar,cffecti z!wa o` D:odacir=more affordable housm=. Policwnakers should anaivze the ccr-al..^.rsehller.Cei or mciu51onE- zorirg and fudge whetiie-ti e poor result achieved by Lnciusionan zoning a-_caused ov the ver:nature o_ these laws. Looking at the nu-nDer of beiow-mar%et Milts create:Dy progants on., oegins to reveal inciusjona 'zoning s effect on affordabiiirc. Our tmdlnas sueees-t.at irc:uSlo nap.zonninH actua;iv leads to i less rousing and hiEhe'nrice<. I I 1-a Reason Public Policy Institute Part 3 Economics of n(Ausorry Zoning B :ere exarnlr_tne-In evil n o.7n msionz . zorine.Tecoaiizm2 some oasic ecorotrlc Drincmies w'1:use$u..Prices can'De cetermnec.r two w at_..Dt ;_lxmr o^sutmiv and demand;t a market)o7 uSrP_2 Rovern-hent Dace.Controls.1ncluSlDDart`-zonlll -obt;Io'usrn_Drice-control o::a ctnalr Derceri2Ee C= - units.Economists w h.elf-aE' that w 7 r IIoventment-sets tinces Delow t:•P_mar et once.more nouslne«711 D--demanded and iess bousinE wll ee suppiiec. Wren tce once iowers_ourer=will vent more D=a*:herr.so as Sze Drice D=nousirz drop_.-esiderts wii_ U.',ma^.0 TO:'e r.011Sir=. The imDOa'.a :Ot:e;_ror.i_'metner-lore noInes ate;uDDS1eC. If,rcita;;enan zor..r^ tlrocuces a o-C2Die roles[.Dat w-ou!d no:.-.ave Deer c-eateC,while net discouraging trie c -ation o-marKet- ` rate homes.tier iI would succeed In makms:nouslr_more affordable. l=,however.mcrosiotla-C zCmn_ - - acraaliv decreases the overall stroDiv c•_house,and or adds to the cost o:.^ousinr.mc.-Usio:a--zoning.V-: raise Dnces or tra-Ket-rate nooses aria pace middle-Income Duvera out of:lie mamei. The law c's=i:-tell;us that a:iowe-Dn,�ea.ewe:scods wil':be suDDiiec. Builders decide to mweio- DroDel7v based on expected Dronts an coats. Since m iusiona-v zonin__- s-i is how muco ouiider�ca.. C tare,-io-a Dortion o'trei-CCVeiDD tier:.eXDecteo DroIna_Eo down wrile extlected Costs sta--the same. w e - ;:odic exnec:bund-s to ir.v e;:less in noUz.n=w7::'.inau;ionarl-zorm_r mar 1=2O,�err rent allDwe❑ tc.adi`,at to marke- concittions- it.tors way.:e;27ctm=now mud: ouiil=s a cna:fle we, leaf tc less ..ousinE.no-.:io-e Anaivzmr the lnieraction bctw•een coP.;uTe:a and;elle-a shows nowscalp.£fro MCCo'Gousin_=JeiOt': marKet Create;a saortage w-nere CemanC Io-housing exceeds slhDly ff nire'r i. Wrent housinE d=,anded exceed;tn_suonh.t_^.e av?ilabie units mus-De rationed. it Lha case a iuckv Iew- �et the units w'aiie eve`<one else is ie�out. Studies;how-inat rest ictire aeusin_D:-ice_to below-mare. :_res^care;2 S1Alat1-Jr 1::<CClic Onl'=a sew-DepDle car.i]P.d unit;at L'.e IOw Drive.w�h]Ci'O: CDL`'ae Dll:della the malont%`o'the Ccrsume:s.; .An exa.r...Ule o:this silo;.afie is ti.e a o-daoie hcu;l^E CC•'rale};P:.:!:$O!/G Commons neat Sar._-arcisco's SBC Pari:. 1:had-.700 aDDiizan-s ie:oriv 100 unit_A tanily had to be iorrurate ono,-^r.to _^e h ir_it.the aJDix,and:her win a loiter, to ee:one o"--o :OC•unrs.l`The othe- 600 Iamilie- a;w--!-, as iCw=-1rcDTe:amines w.-1�we-e una-ie'G a"-1', c1G n..,: 2at'e Dene its to c seize_:ev- 1:us.`-t 2-comrolled' .T.its created ov Mzius,onary zorlr?Dene=lt a serest Iew a...-Z—ai,sro-ta^_e;107 Ctr:e-5. i I ' Housmc SCPPLY A,%D AFFORDABlOr1' 9 i i Figure 4: Supply and Demand of Housing with Affordability Controls I PRICE OF j Supply or Housing i HOUSING Affordability _.— Contro.' j SHORTAGE Demand for Housing suopiy with t De lend vrfi allANTITY OF price tonne: I tree:oniro HOUSING i Urcortrdied suoou•=oero-and I T_e Initial shortage describes ab0ee is only tee cemmun_of the economic consequences c:inciusiora-- zoning. Proponents or inciusio an-zoning of er.po a out t.at its notluiarity with:local eoyernrrent cores =ros the fact that tie local eoeernmert does not have to na:'to create the units. But s a norticn c=homes are so!d for below-market prices.the subsidy to those buyers must core from somewhere.V.nen g0rerr_,.e.t sets price controls within a flee marker.that flee markei mus:absorb the costs o the price cont=,-:. is this case.a marze_where bey cannot_He'.fa,.-value io-the costs o:7:hllalrg a house repeLS quL'Ce1r5. Since ser=e iL11ts are built IO Se'l for beiois-marke_rates it,-raer ID'rne builder T.^•Se:.11re nernlissior•m build LIZ!ma'ice:- rate un1Tz.the buiide'THE es a loss. in Orae`to rematr s,-iyem.re must accerdin_iv Hass L `_Inss OL IJ I,'.e lana,-0.hler that he bou=n:L:.e land:5rom.resultlP.g]r.devaluation clland.and t0 the mark.et-rate.Grne7:: IC w70m he sells. In this way.mclilsl0n€ry zoninE acts or;the Robin Hood D-InCiDle,robbing m t."-IS case tae middle Class to support tz_-pod'. In much the sa-n--war a tax Coes. And like'goods that ane(heavily taxed. such as cigarettes and_Easollne.the market cost is driver un in r esDOnse to the increased cess o:moducuoL- lr:)onsind.mks leas to less building.as builders take tzelr business to more OeVCI0Dme1lT-Il7en3l'= iulhsdlctiors. and Ir:rum less n,-mes are ava11a0:e to nurchase,resulting in higher prices 0.zne Ie:t"homes On the Larne:. The laws of economics cieariy predict the consecuences G inciusio.ar zoning. Resaictin_pikes beiow market mcreases demand arc decreases suppi}. R ren units must be sold for a loss.someone must pay o: tYat difference.Landowners and market-rate bueers uil ultimately Da: the dost of the subsidized units. :.nioriunately.Tali tax or new nousing maces no751r2 Less 2.aCraaCle I0.ever:'ore OUT tee ads:":e: inciusionar v zoning oni:`exacerbates I:a 2`.Ordabibry D"ble' Cv ircreasmg mane.i nrl ei an- discouragirg supply. i 10 E Reason Public Policv Institute Part 4 Costs Associated) with Below-Market Units Sunnorters often-romote inciusionary zoning as a costies;.ca o nrovidine a_iordabie housir.=.Mzr. hi--hhe'r,t the rsmbe-o;units oroaucea undo-incl isionan'zorir_ge and then ciaim tae r:oerarr re.he a success.But the costs O.these units and hT06:ams are Oiter:masse".tOi eX2IIIDle,the IOSTi OI T'- ouror. as had irciusiorarV zone since '_98E. and the pro--a-r_has iec to _4 a-Draabl--urns.Tne lrltial reactlor imEht.be to corside;the nroeram woT:nwhile s;=!%-bezaa,e :9 units wcre'ouil_.But accu-ateiv tud_ir__i1e etncazv ctD-o^_-a^:requires iookir_a:its costs.�C:,z_�a cc: - ,n2 Bac zo were t^� _tr of-.roq__ a br"these urns`° `l�-all acre trial�e 20ai]s to 1el_C .ow-irco-na-household-z.bu:we musi recomnlze tnat some a s a._ - bene-t an others-I'two methods--os-the same amount but me neips more.we should choose the one tca: V1ehQS Uca--r berent_.Or.it rvo methods yield the same beneIlG b7:one costs less.we shoule sunox:tie one wilt: low--cost,.Even th0us�h mmnv Anes.have adorned 1ncluslonary zonmg,to date ro one bas _ eorinre"er,lVeiv es^..T.a'e:.the ArJESam �i cOSL:. iL.']Oti:lookane 2:the costs o'irciwienam zorm_.we carrot determine 1I^ere-w'ays to?,Ovide arlo-.z!abl-hot'slr@ eX1S_. By_2finice-.w;,ereV--seller,must sell a Uri:a:a goverrineni-set DTIC-.t. cannot sen t1m.unn a:& mar3et brce.:07 eXa=. Ie.Ior a none to ne 'ai_orhable"to a iow-income housenoic in :hntli0r.We must ce sold fo_less tear 5300.000.L"anew dome could be sold>o-S.--miRio but r•.us.be sola c300 0fn.the-ever ne nom the sale is S_.: -nil-ion les,.ir_hie's-nuked iurisaictions these tosses car be gaiie C`_ffr_.Vk ner someone toreoes one on-poTlnliV to take anotbe-.economists T-T-'to tr:,a,tie"onnernuni: Cos'. it e nD, urlr. cost e:s--L-n!-a u.-In or 5300.000 is rot selimz tae unit for-S_.4m3her.:._ =_.. million-Keen in mind that this does hot measure mroaurtion costs.Prather.it ren-esents the lost revenue ner saie c=price-conroiiec units. :lrs:.le:L',consider the cos:assoclatec Sit^each,lnclus10ra-'ur_]t DV cl.^.'.We calculate She cost I0-eac_ unit bV subrazrirL the regulated nrlt:e fmm the marKe:n-ice Most mciusionaT. -zoning crdirarce,mandate_ that homes be arro-dabie to some cornbiratigr o--vm iow income.iow income and mooe-ate hrcorr.e households-V= icw hrceme is t%�icaliv defied D,-un td nercen:o-medlar_.lo::'incctne IN cenea b`- un to Lt•nercera o-meciar.are node-ate income is detned Dv ur to 120 nercen:of mecizr_ —re C alit- ni_ Debzrtmert o=Housin and CgTmuniw Deveionment provides ircome levels IOT four-he-ser.househoids l zu-e - i i Hous11G SUPLY AND AFFORDARILiiY I11 Figure S: 2003 Income Levels for Four-Person Households Defined by California Department of Housing and Community Development i 0 Very Lova Income O Low Income:®Moderate Income i I 1 ' S14C.Oro i S.20.00-i i 1 s;oc.co10 , Sad 0.30 1 i Sc0.000 S40.c00 s2acoo a - . SC .r - v C is C _r- _ `2 G c tr i 1nciuslo.a-:"zoning sets price cOnrols suc-i that horses car.oe `a ro:dahie•'a:the specified income leve:s- :20i-- indicates 52mDle Dnce controls I0-hoIDes LO Ce•afI0:02D1e'IO LI7--IOU_-DersOL n011sOnOIds ir:the respective Income_arOUns.We assume homes will Ce financed with --teen dowr.. 2_O-vear IIxeC-rate Tonnage.and ar.interest-ate:Of Deice*..:.We assume 26 percent of incorne w'll'pav inortea$e navrTel:5 2nd=otrcert o:in_OT0 will nac Ior real estate taxes and oto:----hem.eow::er costs.This Iormula old'--s Us no:"+ mL'cr,a ouse^Old in eac'income ieyel couic aiIord.1,�a decide.':ro use consen ativ-_assIImi7tlons so t_�s.we WOUIC not Overestlm2te the c05[s O:inclBslOn2--v ZODID£.D:iierec:lUnsdretlon5 use dii:even: IOItl:U;2s IdC i — c2icaiatine tnei-once conrrois:actual mice consols wili di i--r 2cdordlnEi-,-1 o w=extent Inat fatniiles car. avioid less than oU-calculatlors assume o-that P.Llsdlctions set pace controls:nor--stnn_2entiv tiiar.we assume.the costs o`irciusion=zonins will be slenincanti:-h-mme-than Du:estimates. Coann• Mery Lov.Price Contro; Lov.•Price Comm' Mode-fits Price Con-.-' Aiameda S130.429 5208.752 S29G.287 Contra Cos:a S'30.429 S208.752 S299.287 tJ2rin S184.164 S29=,728 S357.582 Naga S110.401 S176.674 S264.930 San Fra:-.--::s-,o S154.1cL S294.728 5357.582 Sa-M.ate0 S184.1e4 S294.728 S357,582 Santa Clara 5171.789 S267,372 S412,294 Scano S'1r,.4n-' S 76-.674 S264.930 I Sonoma S*.l"6.426 S i 64.002 S'-77c.1 E 'HCL'cives s-.—.e ccL!n-.:ss tr.?S e so o-jr samDl_:...=?LSt'v:-': .... T e a 6-e samE. 2'fl�'Dcom_Dwti line- �-tnc�se^^�D. s are t 12 Reason Public Policy Institute We cxn teer,comnzre the leve,of ti a price control_to tbe meket-rice c:Homes.The: no:e resin ctive Lie pace coat-ols.--'-e create'the cost IO'eac r,unn.rlgures C. .and S cC:rm?-e LCe median once O.'exis:ir_ homes to eac county to oL"S22ole price controls.The heiahts e=iou-er ired oars rer+resent the price controls: "ye.�'lOW"it Figure C_Todd"lr_Figure-7.and`moderate- it F Mire 8. Tae top o the uooer l=3een_ .oars represent Lie 2003 average pace of new Domes by count'.To--difference Cetween the mar{et onze arc tre pti--e-cortrohe"p.^.Ce Ilei Hilt o the red Dari is&.f!COSI O:p: Vidin2 the ar:o-dable unn Figure 6"very Lois"Price Controls Compared to Average Market Price by County 0_-"-_Very Lor•`orics-hontrol-l7 Cost associated wtn selfinc"Veru Low' l:nl; S800.000 S700.000 So00.000 S500,000 S400.000 I i 5200.00r. WE L— 1 SiO_coo — - —i _ - Sf z V` ! i Figure _ "Lot+•' Price Controls Compared to Average Market Price by Counh i "Loy:--hire con:ro'. O CosT a550ciat:] ''self^c'L^.: ur.- Sc00.G9C I i SiDC.G S500,00 A 5500.00 1 I S40C.00. i I— j I S30G.0 - SNUGC — I L! - -_ - - - V. .r - " �Akwnfw a i 1tDLis1\u SUPPLY SVD AFFORDABILIP. 13 Figure 8"Moderate"Price Controls Compared to Average Market Price by County i 11111'ldloderalE Drlcce control O Cost associated with selling TOode'ate unit l i S800.o00 . S700.000 I s5oo.00G 5400.OGC' 5300.000 5200.000 i S100.000 - Z :..� G Cr Cr Cr I Comnarir_the fi--ures.the`mod--rate`nnce controls are no:as restrictive as the"low"-j:ice controls anc irmose less o=a cost.�k ner.nice controls are at til--marite:nice we would not count thern as costiv.it.. rea:iry nice controls set rea:the market otic--also cause buiicers to lose revenue because Me nnc--com ois cc:rre with other restrictions. irrciusiona-n-zonin_ordinances atmos:always imoos--resrictiors or t e resale once o:beiow-mark--:writs. The 7ea5orir_E seems str ai_ahtforwarc:the subsicizec;units s oulC remalr a:Ib7dabie_O: tu::bTreers,ar z the l ritial buyers should not be able to cash.out Or the windfall D7of-m of accui:in_a mice-car.:rol_ed nr. . These aftordabihn-controls nlnit aDn_reciatior to some fo—nuia based on inflation_o:ri:ey siII1D1y mandate thra:fhe home be"affordable"to the equivalent income_Hroll,s calculated at the tiTe of sale. Resale Dace i con rots nDicaliv las:30 years o:more and are renewca llpon each sa:e. Because:ome a,17nermin 15 a IOn_- te_^r;-com:mtmen:and affordability conrois las:a n:imbe7 0 years.Drce-:omrelied homes are shnDiv less yaljable. - - - - Becat`s--bu,,ers who Durchase units withh,resale rest7cnOCs are not able tp_Eat.tuli equltc 2_Dr-_6atlOr i,rte I home.mey will be w711mE to Day leas:o:those units and so'--rod--.ale`^.tee-eonrolied homes otter.se]to.- less o.less mar the maximum allowa !-_value. int--rview`S w7tr honl--DulLde-5 111ustrat--d t7L n-obicrr.to ns. 0.,-- _ Dullde:reported that it.a OeyelODmcn:it;Dubllr.California. "O,_7 irclusiora`y reDDlreT.ent obligates us:C sell to moderate income buvers tour:to S280_006 pe:Dna:. but because cta'.'the-esaie res:nc:iors anc i - C:fllcuhles dualinvin__buyers.we actualiv have IO sell t..he uriLs 3':mllcr:es= C urer^.tly we are raving hLTrculn'sellma the units a:a price of S'==.000 -_ Simiiariy.another bDi:Ce:reported':h' 46 A. -bedreorr tot,awhouse a:moherate:ate.un to _20 ne-cent of moo;?_:income.it Mann ioumv car.be Diced at eve: 5480.000.Market Io:these bornes is aDo1:S-80.000 Dr:we are finable to sell tiles--homes'tile rest?izte= Ones-tet more than S_80.000. The reasor,is tae aeea-esmct;or:Want nrrn.ts tie oll.`e:s aoiii--to sell the - hence it.the future."- Because resale resrctiens few--:Home yaiu--s to consume-s.tile'-mare builder sol:a 1 4 I Reason Public Polity Institute ieveis iower than tie nice controis lshen t-_restnc_ea mice is Ciose to the marKe:DI1Ce.Oar estimates do not ircidce these costs. A. Estimating the Effects of Price Controls by Cith By comparing t---market price to tae average;even o`the price controls in each cin'.we can estimate the average cost o=eaci brise-controlieci umt ana the total costs to.ea,-.,)cir.--ac-ordinance tareets cinerea: income levels.so each cir's price conaOis will van•.Fo-example.if a cin-in Alameda Co-anty required that percent o:new units be"a{orcabi-_­ard-its oriv to^_et income_erouD was"ver'low-_"we assumed-cat percent of units needed:w be sold Ior S i 30.=29 each.Or.It a cit}'in Alameda Count}'required that:: Dercent o=new urn-S be"auoraaole.-and its or_iv Large:income_grout+was"iov-.."we assumed t,a: :_ percent of uritsneeded tobesold=o-S'_nx For cities with chore t,an one tarset income 2-1011L.-or the sake of simniicir. we took the averase ievei o the Deice controls.For exam-*,is a cin-it..Aiameca County r eauired that '_ oercert o new units be `'affordable"and the target income_erOiDs were"veru low.""lot,."and"moderate."we assurrec that _ percent o- he units nee^eC SO ba sola I^'S]_�'.�42Q e2__ . -percent Lo._ SGT'S.-__eac anal > Dercent:o- _ S=9` _2x7 each. ;akin.—the ave—a—'ot mose gni' - we aP.7ve 2:OL'7 eSar:iaie IDA: _ _=cent 0=llr1t5 ne,.._tC sold-o-S'_'_.S_-_ _-ac Because rrFri_lovms targetm-2 mrinD:e Income groups no ro-tar_$et ea__mcome croup eC lala'.our-esii.T,ateS w:11 not be :LJ Dere::aCCnrate. i.2 cin-tar=etiP.2 mnlnple 1r:0111e_groun5 re_nL'e_more`Fe^- iov-urint. ou---snmamS o:tr..e cost_O:zomn^_will De Or the iou side. 0.the Oth=- pari_.1.a C`r're7lllreS more mope:aL^ 11n11S.071-est:males will be On Lae hin Side.17.ad0711011.w.2T. c 1L1t7Sn;Cil'Jri redulred 10 LO ,Cert C•.Dh'*".tO Je a O:GFJle. we Piwa1'S CaoSe Me lOWC:'Dounc and 12rorec &.t uDDer bound in order not t0 overestimate me costs of inciusionarc zona.`' Once we arrived 2:ire average n^Ce Control Io"each.Cir:.we then SuDtrazte;:-from t:e market nonce;or each Ciro.-FOr ex2mDie.we esIImate'- a new home]r i iDuror C011id re SOId fo-Si.`=c.99 ;icurar. 7eplllres CGA:=perCe-t o.nomes of nrices 22`low"and_percer-a: rrocera,e. w'h1Cr w'e Co_^.se:darr`ei_:" S_.C.___ per home. lha:mems .0 Jcrocrit 0.hOme would need to be cold for S_.i OC:.xt=less than mance'price.in othe-womS.in,-cos o=providing- sm_ie inclusionary uni:it Tiouror. is Si.l mi:110L. ` in actuann.the cos:fn-each n cortroaed sale 1--mud:urea_=.. Compared to ou-CCnser.,at-.ve assumptions iIDai dlmmis,^.the Costa J=1nclusi0r2rzoning,.T;DllrOr SeCS Dnct Controls Ior`aiIordnihr" much more strictiv. ILS ordirance assu.:.es at..mteres-:ate o 9.=percen:. assumes_z percent o:income:at. be devoted to mort2a2e.anc dennes moderate as 80 pe-cent of median rat:er than the standard :'-G nercer.:. According to=iou-or.s ordinance.a"moderate-price-conLroiied home car oe sold for no nore than, S:09.80i Tha:means the actuai cos:for each ­.-no=-.ate!'mice-cont;olied home it..ADuror. is net S1.100.842 De-come asw-,estimate.Nevertheless.we want to err on,i.e lou-side for our estimates o: the Costs c:mCluslona v zoain_.se use preset t the alta accnrcir_g to o,,r c3nservanCe assum-Duors. Eve: Sc.th--COSLS 1mpoSec DC.•1r.Clnsio . rnl:ate eorsiaerao!e. - 7w-are C shows Lee average cos-asso,iated w'i&-se1hr_E a j.7Ce-Coniro::td unit based til the Standards lr those--fines anc the rnankei p's.it.cities wit:,mote res-mctltle nr 1Ce cor�rols and hLJe-land values.t:_ cos:is his.^her. the median ci-v the Cost o:Drovldtr_each inciuslo=.-Limn:is c=`c '__.in one fourth,o- the iu isdicitO1 the:os:exceed--fjriil 000 Der _ i HousIVG SUPPLY AND AFFORDOILnY 115 i I i i I Figure 9:Average Cost Associated With Selling Each Price-Controlled Unit i Si.300.000 S:.2C0.030 I 51.030.00E SBC0.03- S7CO.000 I Sc33:1w I 55C3.030 S400.00.. . S303.OV OM0 5103.00: SE. _ __YVC ^'LGL_p` i I I f I The cost o_each indwier_a-v unit is large.Next iet us ioei:a'the cost ne-unit times the rumbe-proauced in I I - eacn Cltv ff1g117e 10 "5 T-his g1Ces 2 measure o--the aggregate cos',o_irciwionary unix oy cin'io-inose that rmor creatine=.ordable homes unce:inclusionarc zoning. Figure 10:Average Cost Associated With Selling Each Price-Controlied Unit Times the number of Units I i 5250.000.000 I S225.CDO.DOC S200,000.000 i SM.CDO.CCC Si 50,000.00C I S125.Con'.0ce 5100.000.000 S75.000.0DO i 550 000.CCC 525.003.000 LZ tr 1 I 161 Reason Public Policy Institute Including cities'-`:the Bae Area that ills,adorned their urograms,the meaian cir-'s cost or below-mance: � units was more fthat.Slz million.The average test per sir'is S45.27:3.610.. ._2 .3,E30, and in seven cities the crmu:zdye cos,of prOGuclrE the mciusionan"units exceeds SIOC,million'ConsidennE that most or hese eine,;.we a pOpUianor ti well tinder 100.000,these numb-cr_are Ouite substantia[.Accordlrg to our estlma-es.Lie costs associated wit-DroducinE inciusionary units it tee entire Bac Area have beer.S=.2 hilhor_. B. Who Bears the Burden or lnclusionary Zoning? -The costs o'ird:usionan"zonir a are iar_Eely'-idder..Non--of the costs imposed or the rousing market scows uD.on=-ani'dir.'s annual'Dudge-..but tnev stili exist.NX-no ends un pavinE for that S2 billion for below-make, -rate:homes?One can debate exactly who bears the cosi.bur they ale necessarlr'borne cly someone.Because tnCV_are]mbOSe-Ior=the new-i owing market—and riot paid for by gevemmcn:—tne costs will be borne b, some com.omation.of deveioDers.m_nv homebuyers,and iardow'ners. Exactiy who shoulders more or me lluraen-offeHas or n1.-rl et.--onciitions"ana supoic-ana aemanc. _SII theon ani eL5d�nee sllEEes:tnatthe cOSG O.1rciuslonarL'zoning will not De bore Dy builders but"O, new-homebuyers and landowner.`'Constructior.is a wmDentive-industry with:elan:eiy free en,r:. Lica: _ markt:condition_wllf determine exactly now L:e Durcier.is sDli:.if buyers are more:enslave alar selier�to _ C ranges it.rrlce.Iter:iardew"ners w'i1ibeat most of the tax I nis happens wrier.more�cuyers nave ma^.c _ Options.sur.:£i 11y1n_E Ir slmll�'O:I ea:by areas.._se11e7s are_TiOre sensitive L9aL DUy_er_[O char•-es:r--"__ then new"hOmebuvars will bear most of the tax.Thi_hapD_t-iS woe:iandowner have more onnor&sec as - ceir=able to.devote their land to cotnrnercla..mausma:.or O hc7 enCeayo:s- - I=nrofits are abno—malty hic,- Other bu lde-s will enter the marKe:anc upcercut D_:lees.tnu> Drlr^_:r? ni cow:. Conversely.i Droara are abnormally low it will chive wbuid-be-builders to invest in othe-erdeav ors. Vk_nen a tax it..Lie'-orm of irciusionan zoning is piacea on ouiiaera ce:reases tr.--numner OT_n7ontaJle Droaeci tat they warn tc undertake it,that lunsdicuon. Builders will yore wi-h their_eet and uroer[afc few'e-p-o'ects 1r:Jurisdicilons w'ILr price cont:oi=allc mere In neig:boring iursdictio^s wnnost price cor:roL.. The ouant:r• o-.".oustng DlOduced will decrease w'ner e:were are price con trol5. but mcrease I' Ct;er pl2des v:nere t:ere are moL D^. ce controls.DllsP.IP.E some hCIDebUyers away:CDT L7e1-Ilr[c:Olde i:_ locations.an_� 'c:oeyeione s D-mit rates at me n:arELr wa_re air tie same- Price conrois may rot stop all deveionnicm.but new corst-uctior w-ili decrease. in order to.aeye'.oD en:it a Dnce-cOriro_lec city IO Ce DrO:7,aDce emOUEn[o airac:builder_. ore e'ra-c thmEs i;as tc,abbe:- zi tie- marKet-rate nope prices must in-Teale.Or lard nnces must decrease to compensate the builder for hic:osse; due to D ice controls-Ever.wit.price conrois on a z)omon o=deveiopmert.buiiaer:at;still -air tee roma, rale of rerun,:oche Come antes in-_,ease or.ant prices aecrease- Tne itKely result w;.De Some combination,o::he r c. Both of ects lead to a deTease it.the ouantm o'new housir.E a_ burse s w^l=bt able to a`_Orc less rousmE ardoriardown-ars will supply iess im-d ic-resmm.jai deveienrrera due tc imv market nrices Raisinghome prices Io-otter new nOme.Duyers creates c Daradcx because&-e ajegec_Edai o-irciuslcri=^.- zoninE is to maize housing none affordable.no,less.Decreasing land prides also decreases the Cuantln of neer-ousmE because 1,6-cour?_$es .anhOwrler=_mr_Droviding t;e1-Ln"-:c:resider] a:proleci.1nstza-c. --....e ianc wi"be Dur to uses 1P.w'hi:-r L^.e n£1 prOduc,1.n0:suD1eC,IC pace tori SOi�- ir.15.I e resTctlC: o:the suDpiv of iarc restricts the sunpi: c_new homes HOUSING SUPLY AND AFFORDABILM jl I Advocates o inclusionar z nmg tent to assume that tie beiow-market rate units are suosidized out o' i builder moms.but economics nredicts that builders are actualiv leas:like!-,-to bea-the burder-. is the ve. shoe run,if builders own the land whe;_the ordinance was passed.t.nev.could bear Dart o=fa a burner.. 3u: it:fine long rum.builders are most able to avoid the tax because then•can simniv move their construction' more Drontaole iodations. The land cannot move.and buyers are Often attached to"living im-a Daricuia- i 1Ddaie. �amdowre:>and new homebuyer:ss-ili end un paving for rile subsldV fee fne Jrlct-contrclied ants Irclusionary Zoning effectively acts as a tax on the production o mance:--mte units because developers must sell a percentage of units at a loss to gain permits to sell market rate units. I=market nitres:vent up b:-the exact amount of losses on the Drice-conte olied units,buyers would bear the fall burden of the tai:. I:mark,-: Prices did not change a:al'_.builders and landowners would beat the f ffl.burden,o the tats_. in most situations buyers and sellers each bear Jar of the tax burden.._ Regardless o_who bears the burden. because so-T.e units are Dnce-controlled and others are no:,the losses from price-controlled units must be spread over some combination of buvers and sellers of tr a remaining units. i We calculate the a .ective tail 1T.enc^,cin•by loo" 2t Lbe average cost associated with each lncluslon2 unit and the number o'market-priced units over which the cost will be spread.To do this we mulnniv the cost o each inciusionar•unit times the percentage mandated by each ciry and then divide by the percentage a:market-rate homes.To illustrate,fol Ails Valley each price-controlied unit has an associated cost of c-1-•209(-igure 9 and 10 percent hr Jnits Must De sold at those wide controls:Table 3).Tne ca'.Zu12t]c` I would be[(S 4 7a49A(G.10)tii O.9U%=S8:.]OG.To make it more concrete.:_a Pro lect had 10 units,one _ inus:oe sola at a loss or S-. .899. SDreading the loss over the remaining nine units elves a loss o 583.160 De-market-:ate unit.Fi--Lre I I shows tee e-�ective tax on nese home Jurchases imDosed;lv incluslomar: zoning.lncluSlopar'ZOring imJOseS sizeable tapes On each nBwly coti•Sl:cted home.The meC12n nits'wtn mciusionary zoning is e`fectiveiv imposing S454.-21 of taxes on each market-rare home. Figure 11: Effective Tax Imposed on New Market-Rate Units Caused by Inclusionan Zoning I 5220.00O S200.000 ' ! j 5190.000 $lso.000 S 1/-0.000 I i I j $1210,00C 1 ' 5100.000 it S80.ocoi- I S60.000 I jCi- , j 1 i Go,oa _V117. , !.00r It a2f _In II, 1[i 11 1 i �I f v.. I _ I I I 16 i Reason Public Policy Institute = it,-tre seven Cities with t:e most IeS!-CtlV--DlOgrams.inCiusionar_:•zonir_1mDoses an eoulvalert tax 0-more thati S100.000 De-borne.Iz Ponoia alley the eounaient tax i;a deveiover buil:and sora an afiordab:c aom.is w-e1;-ov--5200:000 Der n--w'iv constructed bon e.Cities wi"m bi_be:iand vaiues and more resxctiye Drice controls imbose the bienest effective tax on new homes. Afro-navin2 calculated the amount o-tale tax.we car.approximate wno bear_&--brunt o`tne tax. The l_211iO1T18 DeDa=anenL O:'lYODSmg a7iC Commlmin=Development 1 HCD!takes the Dositior tba-inclusicnan" zoning transiates into bi2be Dices tr new nomebi vers. HCD bas consistentic_ bell this nDsition thlet_2c both ReDubiican and Democratic Acrnir_istrations: i.�nder most irciusionar,•,prOprar S•u'ntcr.Il=JiCa lY:ClUae Can!r hell fee'lynereDy the cuilcie-Days O _leo to opt our o:Ine:rcluszonan,Zone reawremertcODrtoi:.Ire COS"at SUDSiaCIr_p t01+'-1n-0me rOt[itY.=_ unl%c is udder.:raen bv tae Durcrasers of market-rate ur,:ts in tae form.of rigrer ilous"7g vrices. Tru oracrlce a"Cos:shifting is raricuiari..detrimerias 10 a home Otr.'e-KYC•marp"raa:'ouatlres IOr a Irortoage ver earns too much to receive Qoverrmerta[assistance_ We nape consstenri-...asked toco'-irsaictiorc to anal;_e an irciusiorat.-urogram:as avoteruna 901rnmer:ra.Cor straW. ire reasonirg fo,ints i=trat mos:,programs D'rnis Sot•:1mD-aSe cr7e=01' cea:cantor reaU:remer:uD--r aeyeEODers wit.-on iS Dassea or to roes-Imes o`re:.'m::nue:rate nous"r^ rau;no ire r Tce o`Ine marvel ra.e roust':- Qlie-s believe the brunt o.the ta;-:0."ill De DOrne _V Saint Compim2tior O.DL'110�T.i anU 1anCO-Wrle:S.- 'Must _ estimates price increases or new;e nes under the three scenarios. Ir the iowe-bound is accurate(;cnor buyers Onn•Da;"50 percem O:the ta?: ,the Dnce of new homes is inc:ease0"Ov S20.000 o. Store 1:_?Ba Area cines.L the UDD=oounh is ac al'iw'P.eL bllyerS Day al O_'t.^.e I2X I.Lne once O new homes IS increased by 520.000 o_more in alofEhz S1 Bay Area cities wit:inciusiorar_v zonln2. San Mateo is t e mediar cin':inciusionan zonim2 increases new horse slices tne-e by S22.0-=in scenano one. S3-.06-in scerano two. or c==.:2S in scenario h ee.Portoia Valiey imposes t---ia'_eest burder_:inci::sioran"zcmng fres ..._.ease=rew:orae D-iCes O': _.__.7__ 1:SC :2n0 one.ll r5`_.�_n 1L SC n27C wC.o-S__ A 1_ - Scenaa0 three.A'?_Goug me goal is_o pmocuce more a_oroaDie Dousing.uncil'sionan•zoning is aCrraD: p-OCllCIt_the OJDOSrE eSeCt.:nciusionary zoning transiat_S 1 nto signincanuy ni2rer D_7Ces for mat- ate homeDllveli By creating pace contTOis on a Derceriage of units.it taxes 0-ler rev-uII]U-and leads to r12re7 nousin2^rice- 'o the extent:hat s'iers bea--none of t e burden o=taxation.m-,nousirg market also aces neat.ee corseauences. Because builders car move to iunsdi_:iors witnou:irciuslo nary zoninE.tnev will not bed- the burden ettne mciusleray zor.m_tax- Trus, iapdow-rle=will bear mos of the seller_' Donlon o=t e burden_. inciuslena; zoning e-oi:ar:ces decrease t;e yaille iD-w sic iardov.-ners car seri andeveione_�iarc to homebullders. Because lanCOu.,e s receive iov`e-p 7ces.trey!.! SU-D!v less land io--esider al deveioD-nen_. anC=ewer hones will be buih. I: I HOLSI\G SUPPLY kND Ar-FORDABILnY i 19 I i I I Figure 12: increases in Price of New Homes Caused by Inclusionary Zoning(Under Three Different Assumptions About Who Bears the Costs j I 0 Assuming 50%of tax is borne by ccnsumers 13 Asscm,r_811t of,ax is Dome_aY consumers S22Z.07C�� _ 0 Assuminc 100%of ax is home bV consumers S203.001 i I. Si 53,00C I st2s.00c , = - !- S75.003I 1 I S51CM. qr - I - - - - - - - - - -- =_ rrx-mom 3 z= oma- 1=CC-r _,_ -U�-_-Gc =U.U•-, r I Croye-n-nents alrtz_4*% Eiye laDaowTUS MCMIVC5 IC SIMM 1anC IC-COm11'.e7Cia.and indust.al uses 1r:5[eaC oI res:am-liai ones SIDce D7000S1:lOI' 7 J ❑m1IeC lrcreaSeS 1 reSECeritlfil DrOOe:.:LaAeS,�CYeRLT.er.IS?e_ai creating InceDuyes Io:developing corri-IIermal:eai estate instead of resldennae because 1:generates Ino7e revenue. This has become known as ti:e"fiscaiizatioP.of lana use." One smdv described hove iota: Rove nments resooLded to limits or.n7o-je::v taxes this w-ac:- LO_^at muni._Dalit:es erROlOy two DrEmar.-meznoas Tor reLeruegereranor:me:mpos..uon o7 he "i•-^." -eSacnOr tees=t0.'7IeY.Qe:'e[ODment and Iro OrOrr0170r GT-reiai:GevetOPmer::r Oraer 1C•7'2-.XC7r:::e Sala: 1 rax revenues. Inis has has a a:rec:.oeiverzous zmmact or rev rcusir:_oroaucr or-,Father!nar.aGoa: i ,anG-USe Doac:es Mar aa<-anre o"inner:!v ze now rouS:.^.-Lroaucrior d^ei0u7Fg ne-,re-ra.2 cewers— SUCr ac DI DOX aeve%ODme1T1S. errenainmenr conn'-=.ana SYODDirF aeslranor.S—emer-ea aS!re -nmanaDDroacn rob Ir,CreaSrrg 100.x.ootierr ren.-revenue. Corseaueti: .revi.a-o l.a.aeve,ODmer!'anc Orr?"rorm,S O'aeve:oDmert:su re7 nue r0 a:aLti o'rncenr::,es or ou:Ticr::a c:rL_/rSbe--- I inciisierlary zoning ordinances add ye:anothe-disincentive to o7oyide lard fog residenna:ceyeiopnlen:. «'.^e:Dalt Qi G^.e bL'7den of raxatien/S QOr,^.e 7S"LndOwTe.TS.w'e shoals CX.D=:MIZ-1S1Onar:-ZCIIr=IC decrease tie suuni of new housins. I , , ! I 201 Reason Public Policy Institute C. The Effect of Price Controls on Housing Construction it acditior.to increasing u ces.inzlusionarc zoning ieads to a aecrease ir_new•nousire. E-onomi-s cieari_v nred:cts that the duartin:o_censi:tiction will be low'e-alter the adeDtion o'inciusionanv zoninE.Bu: advoca?es ofinciusioranv zoning advance an alte"na:-_rvnothesls f=the ouantir•of:APStructlor will be the -same to:mane',after the adoption o:inciusior_an-zonir_g.By looking at the data o housing; construction. wecar.Ret an idea o:whiz:h.-Dothesis is correc_. - Ore test is to look at rife atr_ount of r_ew construcuor_in years p_ria-and years following the adoption o a:. inciusionan•zonirg iaw. V-.---examined Construction industry Research:Board yearly housing:)armit cam ler sID2,e and mllitifatnlly dwellm2s to comDute avera3e construction pre-and DOS:-ordinance. For examnie. l aritsD_-adorned its on;marce it. '-000 and Lnior Cir_.•ado-jtec its ordinance it 300:.We wool-4 thu= _ - - - cOIDDare Larl spu ousirc construetlor in 19x9 and 199:,and lime- Cir_-rousin_e const-mctiOn in 2000 and 2002.We also iookec a_L free-.Ilve-and seven--vea:ayera_ees before and a ter ale ordinances and found - - -' - --_-Slmil2i'eS-1 - Be:.aL`Se Ordinances nage Deet a00Dted ti;rougaout the pas:3G years(i•igure 1�.econO:r-_.- -- - - - wide Dhenomera such as business e,zies should not be biasirtre data it.eiLne-dlrectior. TL.,sat]ndleate Thai IDc1usiohary zoninE'Does indeed lead to a aecrease it..new corstnamon.Fieilre - - - - --snows t^_,.ax_is2e-DrooucnoIIOI-new resiu.. s-in-tne-yearpnor-and thevearaZe-theadcrnionc� i-cw'slcnary zomn_=.in mevea:'nnor to-h--adODDon o inclusions rx'ZOniD=.u7e 5yer3Ee dlC�'a•:ded rex - reslcences.,wnereas in the vea-Iollowin_the adoMion Of inclusionart-zonlh2.the average zity omy added _ _-r lnIns-For Lire=� Cities L:We saT_Die.that amounted LO�'.Ei units Lbe vea:Dr10-LO:[:e IIId1nSlOra3'^. orr,ln2r_e arld 6.636 Denis the yea-TMliowin_E fce inc'usionary orcinande-Or.average.rew corstru tior-lel: w, =_ nerc eat it t..e yea--01 towing t.'adODtion o-.ne inciusm-na:T zorilild Orainand_. Figure 13:Average Production of Housing Before and After the Ordinance for 45 jurisdictions (One Year Beiore After Adoption of Inclusionary Zoning; Z5C 2..0 1Q' i5C � 10C - SC Before_ Afte- _- R2cal,-.a-Over&.z Das-30 vea'_irciusio nan zon iri_=]r the Bay Area'.-.as Orly ler,?o a:evortec a:-O-naD,e t`ri:s.W, 2Td1r�IG=-'pe-vea-.::We ieok a:&2-'_n:_asionar.,c t:zs .at Drod7ze L".e - - veariy average Of_ unns.we rmeh-ex-ec,as-nanv as Ec_unnss ne-year.For the=_-city sa3Dit. roweye-.the cata:ideates taa:irziasionan-zorin__may be decreasing t e nroduction of nousir - L'DVJards O. .G�:llIIl?s De-Fed-li]'_ll'e _- 17L is dnl.'.lal De:.allse most er.t-sintc the nolsiP.?^;zrXe:D�_- iow-e_-inco-he L3mii'e=L=;1 Davi^.^Olde-noires freed D^wrier raid:,e-i-:corse raTines move int-]rev- Y I HOLSIVG SUPPLYA\D AFFORDABILM 121 homes.'' Reducing the o arali aroduction of housma DOL,drives un aides and means that the D_ eODle crowded out of the ousi-2 make:are the lower-income would-be homeowners. i Figure 14: Comparing the Increase in "Affordable" Units to the Overall Decrease in New Construction Associated With Inclusionary Zoning i 1,008 ^ liiis ' I I i 50GInclusionaryfor 45 cities for one year) i --_- - = - i I I 1,000 -1.50C ' -2.00' � ' I -2.50C -3.000 ' i To check L one-vear results were not coincide=:.we examined construction for Lire seven vears 7:7cr arz sev,r v,ars rollowir_the ordinance.�.a Iound sire iar--suits. _,IDs !--year data eXlSis i0- _ clLles.l: those cities we fou=.d that it the sever vea-s foliaw_ a the adootier.c.inciusmmry zoning:gousinE, nroduction dec-eased O: '0.66--units- lr the whale t:.,me ian c,tvs lmediam vaiu-,of,X'stlr^aO:Cle--n i S6:'.6-4',.i-inose 0.602 units would have beet:w'ohth S61'_.65'. per home.then the value of houslnE r.^.: built because o:irciusiora zcnirE is approximately s,;-anal a rat'-o;[i-or doifars. For those =_ Jurisdictions.in only seven yeas the average destruction o'value net car, is S''-98 million. :additional staustica'.wor•:or inclusionary zoning is needed.The data indicate tra_the rtnnber o'unit Pushed out of the market by imiusiona y zor,ng is much,;a-?e-'.flan the number ii'-a Ordaplt"urlts Dui'-- Advocates o Drice controls gnus.recognize that the,-programs lead to only a handful o beiow-market snits coupiec wits a s tar aecrease in maker-rate homes.Because we cannot direct_.observe th, &,ousaids o_ homes never bull-.the:.OSIS O:tP.e program 20 lapel`unseen..Also unseen.are Lae 2.98=families each vea- tlat carnot buv homes because inc-iusiona-v zoning xevente.^.L^.e constiuction O?additiora'homes.is 8 rro=gar.'.at lest-ovs billions o=dollars w-o-m,e`housinc and=cvms thousands-nor,=an_lie>:-err 2e-=i^s a acme thar i-daces ir.an"af o:aabie"uni-worth t,e hig,ces-s" I 22 Reason Public Policy Institute Part 5 The Fiscal Cost of Prices Controls to State and Local Government of orn co r-1 -con'v61-lead tc a decrease ir.cite ous n-v o housing and ar itcrease in Dnce,fo- conssr --s.bt._nil wncol-aish lead to dear eased._aero_:o-Doti stat_and leans Loi a rsr en:. --- Inclusionzi—zOrin^_ordinances-are oiler sold to a5 til-2 DTGVO--Dia tree WrIc n.wit.'t DI'Molient_ - - C1aL"'1IP_£. y Vasa incll_'slona-v 17O gram reef rot sDenr-a T_ ubhz dime...: Even 1:markei-r. Dllye:>and landowmers,end:ID-n_Vmg=the nn:a Df me Sl1DSICIV.SO the argiurent?oes. fir leas:local_£ov--m lems ran:-nun: "en.^_revenue to D ea:..._aorram-Z,hDusir Pro,o-c M vmmT "From c soca:a_£erel'StA.rcooi-. .:iuslonar ZOr.IT!g t:ri`cioes-c_IomaDle nousing at no✓i b.k-cos: i emDGeS;S added..- :ne sto'l Do:i'eVe-.15 rot i.c. - sim7le.°1^e aoVocateS:all to tor,--ac_oun:tha-IrciusionaTv zoinn=mad=w dire:iosseS Ir stare an loc_. _- �OVern;Rert LeCerlle. - _� ireiuslorar y uniTs demand arc recti a the same:nuniz;Dai services as mamet-rate homes. There L rc e:'idence tha:DToViding municiDai services to orice-cont:oliedLoT_S is iess costly t;.an D-avidlr_E tC E:Ke-_- Driced—ome5.The cost o:in:iusioran-zoning to_£oVe. nients comes tro7 t.nt Iae:that D^.:e-eoriuroiiez homes cos-the same to Se::iee but generate its-revenue. Because th--Values of tre ores are Se:a_ceiv==_ ma-set rates. ..e assessed-allies are iow'e-and so the:-77Oueriv tar:is iowe-- Thus.although gdVe—.--:G ma-,not sDerd"a Dll9Fi::dime"to Droduce Drice-cont-olied homes.the;take or an obhgauor.o=77cCldlrg m mICIDai services while receiving iower annual,tax reeenre-. _.._cost to gove=iem:ronn price-cort-oaec urits is the dt arence In the annual tax revenue that would have beer generated had the saint homes assessed at marie:Drices. II the real estate tax rase;s - De-cer•'De-Vea .a S700.000 dol'.ar:0me generates S-.000 in govom==t revenue.where--5 a S200.000 home ererate5 SING m Lovemment revenue- a o calculate'I1e Vea71:'tax revenue lost we tale the di Terence between current ranted Dice and--e D.ice-cor_trolled price times : percent 1 i0.the r.rOD9IiV tax Ior eacr umt. MultiolVmL t1Tes t:e nhlrber o:llmts m each illrlsdictiOr gig e- lls a rough measure of tre lost tax rz7venue De-Vean B;asmg our numbers downward is the--ac:that we ho not:Alin:L.9 i0st reCerue_ion;me domes neve:nrooucec because of Drive control-.Btasing cur rumot-s uDward is the:ac:t-at no-.fill I:Hriiei-Sale homes are assessed at cu:':en:Drlces due to Lronosmor :_.B::=the numbers mustra'e[:.,e him:as roIDes are 7ehuenhV reSOld and reassessed at current DriceS.They also 2nD-0ximaCe how:nuc:revenue would be_gained i'r-ice-_orn-ohed'units were reassessed at Isar_{e:rate We do ro:behave'.a:the Loa.-1c t0 m3X:r--ize tax roVerille a-the exnerse c:low-meome househo:dz.an_we are no:advocating ra19r2:real _State taxes Io:low-income resic2mz.Du:OeIore cclislcethr£ ordinances. 20V a.M.11CM mus:iooi a'thei-budgets arm exp p n2 w^elhe-Dene-ways 0:rcimr-R low--MIZO:1:12 household-exist. - I i HOLSI\G SUPPLY AND AFFORDABILI^. I�3 I I I i Figure 15:Yearly Loss in Combined State and Local GovernmentRevenue Due to Price Controls (Assuming All Units Are Assessed at Current Priced I 52,500,000 I S2,000.000 S'..500,000 - - $1.000.000 Z. SC =mRFM — c _ > cec�Z r = c = � enc ecms <s c _ _ _ � C F > L F- M y l _ i Government woL:- De well advised to consider these v--ariv dosis"before aCQDt1C_1nPhisio nal-v zonin_.1:is . _ 1^1Do:T2nt to note that&--lost T2T rev'entle OccL:s not ills:In One Fear Cut ev'eP=v`ea:that the Drlce cOD'SCIn l are in existence.T-P.e total Dresen:val'1e o'los:Eoverru-nern reverue is S___million(_t£llre 16-!-" Althou^_L inciusionary zoP.i^--is often:nitche-to governments as a zero-cos,:netDo:.0:=atinz a::Drdabie houslD_. II t:.B costs 3orni lo:+e.assessed valuations are Duite laree. f I ' t Figure 1 c: Present Value of Yearl. Lor in State and Local Government Revenue Due to I Price Controls (Assuming a Discount Rate of 3 Percent and That All Units Stay Assessed a' Current Prices. i i i S7o.M.e.000- I ; S60.000.00C S50.000.000 I I , S30.000.00C i520.000.00C S1 0,000.00C . SC ` I 111 IIS _ •l. _—_ < > > :J s_G—_ mac = _ >. _— G r_ r = — LH -.. _ _ � '_ J J I I I 1 241 Reason Public Police Institute Both state and local gote*nmerts near some or t-ne.Durden oriost tax revenue caused by inzlusionar zcline. Frane to tax revenue goes to the state 20v ernret_.and a portion is T&Damj bac---to city arc count' eoverrmcnis. Tne exact amour:rerimed to each nsdiction varies si--tincarti .so our above estimates measure the combined tots_o:los:tax revenue ntnout distinmis=inc the particuiar smiits between ioca:anc state governments. :n important isnikation from:u_is is that aithouLh inclusionary zonin; policies are usualix debated and implemented a_the city and count-ieveis.state ie2isiators shouic be eooncemec wit.. these voiizies too. Each additional local inclusionanv zonine ordinanc_adveseiv unnacts the tax revenue not iust o--its own nsdictior.bur aise decreases the state's tax revenue. I HOUSING SUPPLY A.SD AFFORDABILM Ila Part 6 The Effect of Long-Tera Affordability Controls I The resale restrictions imposed by inclusionary zonin_ordinances deeaiue noires and-create uhstended incentives that undermine the pais o'inciuslonar. zoning. Administering and poii--:rg Ynese:esai- Dice cor rois.which typically last 30 vears a-more and are renewed u_non each sale._generate addibora: exnerses fo-local govc-n lents. I I A. Incomes Chante inchzw-a-t"zoning may not be-the Des:method to hell)low-income families because It_lives ion=-tern: subsidies to house^olds that mav not stay at low incomes.To the extent that households remain it.llmtts ane7 i the:-incomes rise.tae unit may not De occurred Dy the most aeser I'm_g Iamilies. P- vidm_g homes aT.DelQw- I nmLtet rates 2ive5 :one-terin benefits to some who may oniv reed snow-term heir.irciusiorare zoning tameis nouseholdz=ur.ently low-income but usualiv does net take notenual.future Income increases into accour.-. los:l)eol)ie have iow•e-incomes in:bel-twenties and tidies(a-the beginning o;tne17 careers.. :.igna:incomes ir taer forties and fifties tat the neak giber career i and ther.nigher weal?R but iowe- annual income in retirecner.:(r-iwre :':. -;fie affordabihty rquiremert masses ali d=fnlS. neepie ar the sta-0 &..e_-ca:ee:may ne iow-income ara qualify:o-an al-ie-Gable tsr.todax.bu=may erd,ur^la`mn-= much more none iate-on. Gibe:me narl:e cine alio-dajiliry centrois.iowece-.t.rose wino receive t:-.t affordable ur-i z will be able to keen their below-maricei nousir2 ria ,marns ever,after tnee are i-higner- i income D:aciCeTS. ='---ure i .-._. :V ed:ian and Average L.come b% Age SKOOG r 540,000 i = S30.000 S23.00C _ S10.000 ='Miedian Income—Average income SC '.s-24 25-3= 35-44 rz.at c - Scs-e:Java a-e Tern U.S.Zersus 3 retic: ';tcccai i^cone Tac!e-_FeoD:=137,21ID1:Taw P-1F _ f t 26 Reason Public Police•Institute Resea:c shows that most low-incom--douse:olds actually mov--into n+_enes income categories as ti_:e moves or. nwersir.-o hchigan Fane.'Sunve.v or.income Laynomics data sno:c teat o-triose in Me DOaOn': _0 Dcreen:income b-acket ir_ _9-=. ori?':.: Dercent a:i em:emtined in mat iowzs:lrco-e bracge_b• L9:.it fac_.29 Dercer_o'the lowest n8::o'in.come earners it !9 5 had moved to the:o_ 201 De-cert e= ircom--earners it.. i99' This means that race-controlled units car continue to subsidize hove oics ib- vears Rale ignoring Biel-mcrmslt_=moo--nes.Tying long-tern;assess suC_as Dome=to Dregra:ns aimed a: he;ping IOR'-IrCO-re households is usualie not th.e most efnciem wav to heiD low-mco:ne earners. :iz -rand_ Wll1C be mole e::eCitvely Lar'etec C rv'm�SUCSId;es to sh0;.er-IO:n;C2ir.I10•Vs t;13:00 not remain a5 DeODt; move through their itcrune earnings cc cies onto higher incomes. B. Incentives for Mobility and improvements - Despite u---:aCT ma:families may stay it.tre1-cubsidized=ome vea-s aLc--r L i--1r 1ncomeS nse.r esale Dri-e - resLaCilOns are DUt it Mace With til:hone that eventually tine home will be sold t0 anoth=iow-incerne family.Ore advocate surnmed the rtasonimg fe-resale resmctions:"Ir orde-to ensum that of ordao e unite remain anordabie to the same income DoDulation for.-whom me• were targeted.inclusiorav zoninc ordinances must include Drovislons 707 maintaining a Ordahiiin'to.-a snecined innod-` 7esnite tile:-aooc ime m:.resai--restnctiors acive.seiv impact me 1n.C--rtves ic-residents t0 move as•vel;as L:aintala me,.- Man-.- ea_Man.�necrie sell.t:e1----i:-s-s-aner hoint ard move to hCcC7 holes as IheT-earn-MRS increase Dve- hfinime.bir D71Ce Controls Create ince.^.:Wes for Ia-mines t0 stay in thei7 homes lor^_ai c-tinea_'meed:Cor`- ` One 0=:he main Dereilts O:h0-eowre:s:.D is CllLCm_ecuin,in a home tha_Can a_nnremm in yaiut. inciusioran-Zoning removes unn Dererit DeCause it conirols resale Drices.Because an_D`eciatl Or.'.s Vinic . owners of Drice-comrolied units oft:r.carne.build u^the necessa-c equity to a�:Ord a down paym 'L or a large.mark-.:rate home. So ever as mCOmes nse,a disurODo-iodate percentage 0;mase in nnc-_-contrcilec. umT.S 8711 remain it the r.longer than the would otherwise cnoose. ��=rii--iz:niiies mac iritiali•';eel.iLci:: tCa?`e receives a sllDSldizei:home.it;the IDh ge-Lehi use??'ealt7e COPS'.:alb'1mDCseC Dv 1T:IIlI:P.c aD^_reciator actually may serve to^.aD Uem M.a lOwe'0Uaaty Of bou's1a2 D':limiting tne1=a inn-t: ups-ace. Aisc.because owners o'_rast^ ted units a e re.De m;tte�to sell x-market price.much e the in znave m;mtalr me DrcD--T'n tak=awa\.i rL:rages 1.."P.O:--1Lielc L.ai nrlC�COn.0011--d Ums•?'111 deT-enorat _ Ove-:me. aver,toe oW n---of a Less well-maiI.tamed Drone^:wolid be aaie LC find. DUve`is the legal y - 7rancate c Dace is si_eniiicantic beio-w the mark-.:eauilibnum Dace. Oxv ser;of:--strictea units??ono soerc L ._soiuzes maintaining tneir no'nz_^.Cve to D_ aC all o &.e Costs ara receive_V.'0-the Ceneaa, it.a^hlilOt. because the nottntlal`r07 the sv:ea:-eouiry gains o-nom--lmnrovemem ane taKen aR'ay,iinn-MveTents ale less - - 11K--R'to 7--_made. Co-side-the Cas.'o-on--:esideni o_"aim Jn-.ir zz- Fichard Fcntids d1C no.r--allze S 1rCiuslonary zoniP-g ho-;--had:esai--Drice'.est:icuors nlaced Or.;_eve-ra=o decades aec. He:zcert.r. remodeiec the no-ne. adding c SW1Tr=ng Doo_ 3r.-w0..SdUa:--TOO:3dd::;Or, and nlatlI:ed on se'si:r__r ane- _ .he mDrove-meniS. tiOv T.... Ci-1-is::0 nsic_nng enio7cirg ti.--rescl--ince.ei:7Cuor5. Pbznarc t0^...=sayS. k=,N'?DOU1:t0 begit.Rl:.;:would rC:have 0ollgh: Tne many residents aR27'--0=theu-'esai= - - .sL']CtOn�•?11: C-- IesS 11.L'ely LO;I:D:�T.-....'.1-riC_T.eS O-SDenC'�501-...s iC• eves C--.'.:7C:aL:O:_- _.._ C7C0;ems•?-11_—U-Se_ over tlm--as marine*-lace tomes 1^.C7ease 1 vaiu2 7u'aome_un.ce-n^C-- Corr--0is do to:. Ocau-janLs o'Drice-cont-.olied o:hes:ria':ree-115e s--corc-Cla->s cit;=.s DecaLse L._ 2011 er11-.len_n:events their from aa-nmg it.--dUity. i i HOUSING SUPPLY AND AFFORDABILITY" i2 1 I � Some_eove nInen:2Hencles realize the Droblerrs Created b�':eS31-restrictions. One C1R``S reOlOri assessi ii its Inclusionan'zonire nro_zram noted.`:ailur-to consider LmDr ovements it tae caicuiaron o:resaje vajue,:ay discourage property owre-s Torn investing lr.improyemeMS..__IL also:Grote that"The duestior of resale value hiphimli s the con ict benveen Dreserbir_^the stock o aff ordabie units and allow-m the build-uD e; ecuir.'Io-the owner_ use. " Othe-iurisdictiors are more blurt. Dernts La;o-.the executive directo-Cf the I non-pro_,t that manages the cit of Holliste:'s resale restrictions.said sjmply."The idea o'wealta creation was never Dan o:this iirclusiorart•zoninz:.'`4Unferninateiv.the unintended conseduences cl nrevenccs wealth creation are that families remain it.,the pric cortrolied units even atter their incomes rse.thus i Dreventinz other low-income families from movinz in.in addition.the DroDerties deteriorate because there is iess incentive for maintenance and improvement.Homeownership is often considered the American drea'r: unfortunate;}.hosleownershiD with little or no notentia; O appreciztior•is not the same trirg. I C. Inclusionary Zoning is Costiv to Administer and Police I As market-rate homes continue to arinreciate.oume s Of tince-cortrolled units have a remendous incerinve to get around their resale restrictions and sell for market rates. finless local jurisdictions spend time ant money monllonIl=Un1LS c2'e11111v.Some mass DB sold or Sllb1e35eG 2L market prices. The\i=L.te1 Beaz: Ter.ace condominiums on the Dana Point Coast illustrate the problem. More than._0 j urjts'were sold a: ! Delow-nlarKei rates with resaie:estric:ions dunr2 the ea-iv 1980s. jus-as the resale restrictions were a7O11: I _ • to exp_ire it 200-.the California Coastal Comrmssior issues 1ceas-and desist Orders iJk to w'hicn have peen retractec 1 to owners mouent to have eiLne-solo o-rented out their units Ior ID?riet rates.` Some ommers reponedh-have renied OLL thele units for more than Sz.000 per w'eei:w•hjie they mover out-of-sate. I I-the charges are accurate,more that.oG Descent of the owners OI suosldized units in this cOml)i-_x viols- their resale restrictions. Alt.ouza son--residents may have numosenllly mrored ilei-'estr3ctions because o the aL'?e DO:ertia' i gaits.otners trieC to 913-of ate rine:ou were-ustrated'OV Doo-a.:mjrr3rratiOri. IYOme0y+:lers cia=L.7?: 3hrnlms,:anon O:the OTC]t.anCe was Sa Door:aa:they couic riot nr.C-aut w•hjca agerc)es to Conrac'_aban: sciling or renting ort their units,so they bad no choice but to go 07:OD tCe'.r ou-n. A:leas:L']:ee difieren. I agencies have monnorec the nroa.am since tre cordorniniums were soic in tie eariv-L7ties.and ore a,mid-civ nac neither the sal:nor the money to hand;-L:e prozra7.` Th--curent ronpro it maraam t^e restrlctlon..S. Clylc Center Barrio Housir.3 ColDO-allot.,was notitied that mar'.'o:the unit:were 9-in=rented On 1=7op--1y 1t.tae early nineties bin Cid noL".:n_ The conddrninninis at Dana Point are no:the cniv ones wit:.z 9oor en-orcemert rode:d. it..one case in t,e cit"O=lio,hste-.a rea: estate a_em invowta it.:a resaie viola:^_tee Dad@ controls wrote the cin.'abou:he- Selier's inter t.The cit'Lever ever:resDOnded.Tile cin.'now aurnits that it recet•ed the len---but. did not respond^ecauSe 1:had ro syst-m hr.DIPCe IO prevent"T.e`S r-Om sellmfl a:market rates. I Programs t iFT OO monitc-resat'are otter- :.asu iC•ayrnlriste-.Rilrmrg an mOnito:ing t:n!D'O_'rZ'r::n.''?l� Alto costs 540.000 tC S60.000 in annua:adrnlnistr.'-_tion:cost-afore• But rn t:a previous 330 Vean one. Io-sale units at.--; '-0_ -ental Ln-ts.have Deer DroGL'ced. -nese admi s::ation costs o.ircidsiorary Zomn' couiz nave Deer passed or to rousing consumers it trie-o__,.o=-nousln_assistar.-re^oa Cv Bal_ eve's Ecorom:cs note;. f 28 Reason Public Polio institute in genera:.program m.araer rs craracterwea.manifan n-a o=rx,.us onan-reauiremenis as a cra Droces=. One Sunnyvale housmg:JNision sza. Der SOr da=icea the monimrinz requirements a., 'nme _ COrSlimmg and 'Cumbersome. =_-OMDiicaiions reg'uim'-v a ue irom unu reSa-eS. own r s renl n�out their units.ana recants ana owners iosirg their a_ualincanon:x Inez-incomes gro:.,among Other ;ssne;_ - I ne acbate or inclusionary zonin_e often ianores the conseauenocs o for a-terin Dncc coni:ols and the _ associated administrative cost. Advocates o inciusionar.-zoning ieav-z ou?i nno:tffi:E details such as.'.o:;" the property will be maintained and i6etne-ions-term-in-hind su.nsidies are the bes-way to nein those earnin--low'inco_r:e. Chir evidence 3u bests Liiat.these pr oblcros ard their costs are ourte s:Etli:icaa:. it.,addition.inciusior.ary zonir.2 creates other adtninistratiye costs because the D=ice-controlled un-S_re:a- more ditncultt to sell than mafKet-ra_e homes.One ci tut bieeest chalitretS ie-buiidt=S o �rict-conceiied units`S auali vin-blive-s. Son:t nulicers estimate that the aotrdnistrative cost oL seliire nnce-conuolit _ ropes li about double what is snent on market-:ate ho=s. Cnie builder describes Ltte cost: of CuallZ7r:R - - buvers for a cu.,ert development in Novato. - - - ror the 40 Oie--ers ve have to date.we haVe processed over 27 aDiii.canis. i ne conversion ranG CSO :O'+-'Ira.It are hiring aaa:-Iona:SIG:'iG Di'OC2S5 the:t'or�ioa he moi:-a-SJ reOt[irea ILi EO r?.=e G - cusion:Somvare DrOgram aeve:ODea zo manage ireP._.'O'aDD Cari__ I the Drooeaiire:s So COmDt_C tr : - ine Soi tare costs ove`"f,000.&aeveiOD. Tn:i COs-is TOr on:v j_--ro"IeF I❑t p=octss also Ickes umt.Tic sar_'.t builder says that at t-.t Meadow Pxk atvelonTeru i: Novatc. .- --_ process.as mar..^.ateo by the cis. is SO ci.':noersome tna:we nave only zecr able ti scl:40 borne=:n C montns.We started with.ove-2.500 Dr_- ualitled buyers and nave oily_ beer able to process 27C,2- not-mi o: buvers nettin^_30 sales in d tnontns. We hteraliv care build the hc!mes Iaste=that.we can process sales.' Bo& the direct adminnt-alive costs and th.t Ilnancmo cos:o=calrvin-_llnsol-lnventon-wniie searching=e- cualltied bllye=s are accuio na:adrruristranve bu==ns crcafe2 by inz::usmna zor,.no oralranccs a HOu'siNc SUPPLY AND AFFORDABILIT.'v i ! Part The Debate on Inclusionary zoning any aayocates o_inciusibnar:zoning enti:eiy ignore its economic consequences. A ce-\y advocates. however.at least iry to tare the economic Drobiew into account.A handful o:lax;•reviews cc ar,=:nD: to defend inciusiora:y zonimE ca this iront.5-Some ara-ue that inciuslonary zoning may imp3se costs_.bD:the costs willbe orfse:.insiEniiican:.e-deserved. These author conclude tiia-inclusionary zonine ma,rc: harm the suDDly Of houSmE as economists Would Dredic_. Some DI rite ideas contained in their ar iic-ies have made it intro the houuizr debate. This section examines and addresses some bf the most often repeated are11_-nerts.`: l 1 ' i A. How Effective are Densitv Bonuses? i Some advocates of 1rchisionary zc-imE a1aue that densi v bonuse_-O=Err!nE Duncers tilt C7tion to increase &..e density'of their deveiornients In return for mains more o'the u airs a=io: able—Car_O-S ei costs.m35 ininEatin_any potential price increases and ieavine builder with the same incmi ve to supaly acmes. One - actualiv Maims that Censlt-v bonuses can comDleteiv make uD Ion the Costs e:irC1us10nan,zoIImE: ":aIEL 1 erOL'E_CenS1Ix'DOnL'Ses Create aIICrCa71e uh1LS at no cost to iardOwT:erS.CeyelO^.e:_.C"Ome: nOmeOWT.eIS.'� . is a assemor that denSITv Doruse5 otise:costs assomatea wi:r.inclusionan zoninE IaS Several Dloblemi rir as aehe:aliy practiced in the Bav A.---F.inCiusionarx`ordinances do not eye:of=el density bonuses fd- meeunE the ordinance's rearm-e nents.These iu-lsdlcucns or_ly otrer Corsi^• bonuses:I deyelo7e:S exceeC the ordinance's reoui:ements. Ever Where density bonuses are made avallable.SOme 0--the most ert:lrslastic promoters of irc!L'slona zom-2 Concede mat they are not a 7aracea rot addressing its substantia:cos' 1 in marr cases.aeve:DDers ao now,see::!o is%e aaeartaoe G."o"Cnszm-Dohzzsar!ora varlet"^G°reasors. u7!.some GeveiODer s cannot ASC G aers. .DonUS OC CUSS t.'1Clr DrO�CCt a:red _ a: has p h1Qr numb_er J url!S Per acre.... 3eCOrp.a aerslP.DOhtti is no,aDD!!CaG.0 in cer!aih apes Of aet'etODmer!s_..DECaUSC C aensi. oora_...ma< rDi DC ecoromi= DerCi'C C[. i rira.. mam aeve ers ao r✓:sear:IG ircrC aS_a•.._ GerslG'G!their Ge'+'eiODmer_/G.7:atr!air a iC:'o arr �; DC:EeI^C:-_'"i!iCa[ t e n-'rte o'a_.st..^_.'tr__ _ G r n.arA_.: =q' their de-velomrenn Fourth, in some[rsumces,a nigher delrsln.ti ou,a re.^ulre Ge'.'e!oDer-r tG crar re the-. I Dui:alhps!O a more exoersne Core.ac Or cvpc.evhich Car O_tSe!ire Der uri€tar :OS:Su.-Mg_- `or Exam Die. i;a r finer aensi:'rea:dr<:cranzirp!re COrsIMC.".0-G.-a Dili€a:r=;Yom C .✓O.r.`name to C Cor:rele and S!ee[strACturf.Der ur!!corstrumor COst.S mal'r'sc . I:_ore-Gens.-.,M7 it I , I i 301 Reason Public Policy Institute - mann'commur.It ai:an be con7c:Per Sia:. )Om-a,l-ISRng communrr memDer mq:'protist e hiolte'" aenSlll'aeveio Ymerr in mei-retonoornoo.-.-- Yet another u2631em Wltti deris:r"bonuses t arc otile'ori_Zited incentives Slci'.as ajev"MQumetrit Iee waivers`. _ - is tl c risk t at&..ev mai"trRgcC D-e a111P._-vvaEe:ecM.:e:nents under=002 Cnan2e=io Lal]_Tor ma s mevai ln_ vca_e statutes, 11=hiie to aur kno.sie•l!e reaher me courts no-the Depa-anent of irdusmal Relations has definitively reseivec the matter.a-jeas:some soca:iurisdictions case raised the possibiiir•haL incennves offered to urivatc heveimt—s IDr me cons uctlon o:affordable nous:n_.may to H_er^revaining wase requirements and thereon-underinm_-the efficacy orfs:-_incentives: CatiiO.rmia State icm mteraea aS mcerzzvei lo*aOvetODers to create afioraabie Housing areOner, ing7 ecr.ve mae to comPetir:_ia%:s witn di`terent Driorties. DevetODers Di en nind tnem.Yei Ves Ir a Pos.,tio': -- unaDte Io Tare aavanxze o"Sraze Jer:swe Bonds ia'w and coca:nntzrc 1_rrcenl:•.es(:.e..tee Waltiers art reaucnomsl m orae'"to consim:t anoraaDte noustn?because Stare soli-asp requires an-elope:S preValtm.a Ica g°r-to at:SUDCOWMCIorS Wn-In tr6V take aavantaee L"tn-JSe in_erre---.. , ,W revallin .:age requirements...car arae 20 to 36 percent In aaa.tional,construction coss to a rel nousing prcec:. Oner,. this deems tree Ircent1 c€rtes can offer to induce del-eigvers to incivae an aroraaole l ousing component not mu:n f an.incernl-e aver a.J!.!4 it sn a De eve �'•_•-.. ' m,0.'_ Il rat mEn C4" 'ltes o=lncltlilOna7�'ZOmL•^_nage sL � m-aa o.e_s.a ed t.-e'Jotecua:�_ censiry bonuses and o=-_ncena.es to min2aie[^e ver:sierli scant cost associated wily moos:ir_c inclusionz-c units. B. Inclusionary Zoning and Housing Costs One o_the most ce-rmo^errors mace bs advocates Drrace conT.rols is esserin_that the costs h. mziusiosars zoning are r_e:rerlecte ir_=icer r-cos c-r_e cc7 as. On_ieadin_adcoca:e o=irciusioran -- zoning 27piles t:a:mciusionar.,zo ir. -as no erlect on housing pikes ever wmic acrdrowi-a21m tha_1' Imo_Oses s!c_mifl;-arr cost=Or hou_irtt oroductiori. '-ne c'airr is r rade tha-_:t-veco^mer_costs have nG on housin_q prices: "T Le r:Ice o.ousrm is no:a runctior off 1ts decempomert zos_. ]:rents o-sale unces.are sole::'a iunctie:or marker demand t erre,^.as-added:.-- A^,othe-RTICes_ _ tie Snort ar_c1:e-Li ins-.1i'riie tr-2 cons ma:'De shared among a.eveio^et-S anti lanao tier the o c 'J ;-1 tnc �Ij:'n-- nar��1-� o nerd arc;e V::iF �-1� e aF^ ianacl.ri_r_iiK i Suu_ m S_.Pros___. _nom o 1.. e: C•_ _. a.as tnet 1�itiir-aness ED D:: is 1:�naE secs tr=_markeE Drs:e. no,ire costs irca?red r'".'ire ae1°e(o-p-er. Thu` accoroirg to tnese a'?l1Te:.tS :aIldoVlT.e._;2t.7e-_..a:neA-_omt.ouve:s^ea-i-._full JL17c'.e:.0= inciusionar'zo:ina`s cost:. Althou2c these arw-r-er rs sornc more sD histicated thzh these or z so:2res u'ce]z-ore tae economic issues conmie!e _.toe are sus:as ,;,-on,- r.conomlc nrincmies teac-th ri:_:ar e de =re b: de.:,a^,c supply and that--os_in:reases mos:Courtier:ininact DOL^,suppl and p-1ce.Aitnm!&_two nroDoneI s are co:-ect that ceveloners cannot raise^Coes wanou'-cors:rain:arc that aeveioners will char 2e: as muds as the market will bea7.men misunderstzn the sim�ie;2 t feat i`cost;in else ro-z]'.buii�e:s a-to a: InctuslOLa-l'reC7lremeP_=.al'-rrl.'e Lrar L^.e n:aIkeT.�1'll: Dear 117i_LiCyeas.. -1'-_die t C`.snO.V_ L^,aL::^c7e25eC costs shrri the cunni`-`curvz vp arc to Me ieft. As ti:e Srnnh cur"de S s:1ZeC,the new eC77 D^::T will ;e on i f - I HOUSING SL:PPLY A%D AFFORDABILM 131 I a Air C*ell-DOIIa—a-c lower Ouantir"and a Mahe_'pnce—alova t t demand Curve. This 1S txtbook economics- Figure 18: Restrictions on Supply Lead to Higher Prices I i Supply: Supniv2 \ nrr�Crfess re;tn�nctio m.^s/re r�,-t-icnwls' rDi ............................/ / I C .......... 1 � D2Iz- Demand for Housing I Of O2 Quantity o`Housing i - 1 _ 1 j FL-taennore,ever i=iandowne-s pea_most o`t e cost burden.inclusionary zonm-stili reccces the cuarar ' sL'DDIIeC. As n-ev;ously noted.ImDOS1nR these Costs On landowners sten-3iy lowers the value of me land Io- reslaentlal uses and Creates an mzentlye t0 deyelOD nCnre5ldeIILl21 uSeS—DreC15BR"hie opposite_ InCer:u�"e sou=::0-•those who want t0 Increase the quantity of housing in California. Otne-s argue that the quantity of new cons--ruction-wi'be the same ever i`builde-s have to absorb a_l o :he costs. ` i:'Ll:ei- xonis are not naxim:zeC.deveiopts w-il; still realize accenla:,ie r:O`lts. I n2more. 1 deveibpers will still deyelor. This assertion too misses anot e-important econorric princmit- V:her. b„siresse_end un wnrl less-none Tom an er.Ceayd' trey w'il:na-tlClDate to tri,^,erdeayC-.eSs. .OnsttiC❑Cr is a cor.-netitive indust^'c^aracte-mcd'ov ease o`ertry and exit.Wher deveioni^.R become_unorontab.e. wOuic-be-aeveioners simniy take mei:resources eLtanert.I-`xonts are abne=malj. h row,builders ao rc: passivei.-respond and conr,nue buildin_at tae sa-nl rate- Thev nack up me.-materials and build it,ano- e- com-numn-caner'.me retu-IIs are nio:nla:. I.price controis were enacted ove'lame ReocCannic areas ar6 1 builde-s could no-move,DeODIe would slmnly inyeSt less m C9yelODlr2 anC mOye to Otne-regions.This nienomenor.is currently_ visible as Bay Area hemebullders ircreasineiv focus tier-activities or,the Cernra' �aiiey.the Sacramento area. and otter.Rave-side COunr.-. ?pit: iaw•e:_D-On,mar-air;.less caui:ai w•o:ad how I into me buildin-irdusm%maidn2 the equilibrium. cuar,tiry Ro down. Tae resul>tart fewe-corner trarsiale I - - into a lower quartin•and a ocuili"mu:n price.Builders abiiir”to witlidraw_,or:ma-.sets means costs will be sassed or t0 landowners and marneL-rate buyers.It.the extreme case:p w•n:c"builders Couid r.Ot Dass i on any costs.t;,ey sl^1DIy wouE rot D:a1C. i :rest armaments I07 1nCiuslonary zorin=also demonstrate a failure to understand another impon.ar:aSDec: CZ hOmeoui dint-Building is exrreT.ely nsi7 Ir CallIomla it car take years and n•11hors c: dol:ars i-. Dlarr mg.eriv OILT.ertai.and le_a_Iees before a nroleC:recelyes the necessa^:coyeTlT.tntal aon:oyaL- dFtn torr..me entire iryestmert Can bt IDc_L local y0te5 rt1P.Ci u'le DTOIeCt m 2 re=eitP.C'=IL'. As a resu::. I I i iz I Reason Pubiic Poiia•Institute even dilrin2 the bat o:maTke ._the aiD:oval mocess is=ua�t with nsk- ThLts..to Sua2Cs-that deveioners will for shouicl accent retu-ns not cosy er_su:ate wit;*--a:risk ignores asic economics- C. Socioeconomic Integration Integrating diferen:culmra. ethnic arhd income grours is often one monvanor rot creating mclusiona zoning laws. The science o=economics a aivates t:---:nears or acaie in_di 'erer.:ends. L- cannot sa whether the ends themselves a:--desi:abie. in the case ti incluslor.an•zonin_re-the Duroose o= socioeconomic integration.economics identifies w a:the costs o=achieving this enc are. inciu,siona_ zonir_ s Dnce ConlroL raise the cost o-mancei-priced hotness.iow-,7 tai:-_verue:c - - eovtrnrnents.arm reSJ7Ct me SLDDIV o:new hO2eS anC D M=Fte the loss ny criving DDlirelrs2iiA Imdd::- class Divers out o-the market.All o:these Costs o:inciuslonai'_�-zoning documented anove can C--aunt substantia'_. Because inciuslorha-v zoning discourages new constructio-_and drives uD housing Drices.these ordinances actually ma_:e nouslrg less affordable _advocates Of mclusiora-v zor1I`_g often ciai:L they'_Qoais are octn more a-ordable housir_aria socioe:=orormc ime^_:atior.. For examnte.one vote."Inciusiona:v housirg s:oL':C ce7I3lri nbe supportea as a means not orih:o nroviaing aI:ordabL..^.OLSIP.g. DL':a1sJ O:Iu^..^.e:]ng Social and economic tines r ation in tradldon'aln•segregated snburoar.areas. "- Bw the nvo statec goals o: inciuslo a::'^rograms are convadictor.. ._'inzluciorary zoning 15 LseC c-socioeconomic integrailor.:i.= resu-.wi_l he less aio:Cable h6usln_g- in other words.less affordable noising is the`n-MZ a COTTuni _ _ - Davy IO:Lslrffi_1r.Ciusioran,zoI'.ln_g.c n:omote so-cloe_momic integratior. And the resulnna cis::ate o= in_luslonar: zoning.with less builders.less homes.and Diener pn-ces.forges a comnosinor o :•ert'wealta, and sims,oizeu Doc:wl�"-_little middy'class—a somew"haf Ieuda'-400k;rg environment t.'as mmontleS.unless they are wealthy c-have wor.the"irciusioran zone ione7v.°canna,Dercuate. LZOnOmizs du'eS rot D:o-idur.Ce IlldgIneht Or L^e oJ�;e.scCioeCoromi:,ir.:e_gratidr..bur r does_Dein.:Cc:tab: the costs C'L'Sing.nzi sion?R zorir to promote:nteg:atior are quite hiLh and their success is 7uesuora-vie. `.zonhmics aise snOwS'u'.at trose wnC•w'isr.tC use Iric itisi0:ary zoning to Dremoie bow-?':SOzloecOnoZlz Irte_.etlor and more affordable lousing are bound to:ail because me D_olI^-v trades ore o`tilese values O::a: - the exnerse of the Other. - D. Increasing Supple is the Ke. to Housing Affordability Ma-..-.-advocates of'nciusionar. zohl:lg_-elieve that:he Isar{et is to blame:D-the housing afrordabihn zrlsl5. Leonie hoid thisbelief ror rwc halo-reasons. =Irst is fht IallLre to understand whai caused such'-12'11 _ D:ICes in the rSst Dia:e- JeCOnC 1S tri.'.Dellei IP.at w']Loi1-reSLrl_Cion$ori buff-cirg.eniv: aPS]On5 w'OL1C be hula?*.q 10«=LCC�:e r.O15S7O1:.-wOL•]z r�-...-h_e.1.. Let us fust deai w..:the cause o-the arrordaaihs cnsiz wit:the Bay.Aea as the eza.- .pian: ractcr_ conte Bute to the high demarc ro-hoisir___in t:e Bac area.Bu:a iamt and more affser.nont:iation mean 1a-2e inc-eases it cemarc Io-man ?oo ds anC sery;=s. L^ces o:ra.rams,meals. bizvcles and movies.".ave fie:increased nearly 25 muzr.a5 P.Q.T.:D:1ze5. a Gese Ot:e:gOCds..^.a�'e:e:ralneC 2IIC:02�L bezallSe a. demand=0:these othe-nrodurtc mCreameL:ew"regula_IonS D:eventeC simnue:_:turf_D:7hg:^g 3iore HooCS to HousiNG SUPPLY AND AFFORDABILrrt 33 mar{e:. Mdike:s'.2nali Cre2Led Dy The]rCreaSe In demand induced mPplie's IO DlOylde mOrB DlOnllci C' services. With more goods available.Daces did not inc:_-ase dramatically. Tre same market signals' not increased the quantity of housing supplied. «ry not' - housms Drices in Califemia.and in many urban areas.have skroci:eted but have not beer,met with tai usual irCrease in sll_DDiv. TS.e reason_is simple:housing Ie2ulato^s h2ye Dreyemed builders from bulidl::2 enough new names to meet demand. A mvaad of re_W1anOII5.D-ohibitlons.and auestonabu0 llabihrt l-cws dlscoura2es.and often prevents.neva home production.For. exa.-"D.e.sate Environmental Quality Acts produce 2 number O:Drc9lems because they_ffiCe Dower to IO.Z 2oyemmenr t0 IenmheIl DIOCCSSlr_2 tae irdei lutea.;w•nat Dreyiously took one year now car,take ter.Reamations such as exciusiorari-Zonir£lawz. moratoria on new construction.preservation ordinances,crinpllr_=workers` compo-isation regulations. environmental regulations.and ie2al Drocesses that can delay deyeioDment for year have all contr'bited:c the ri2�cost of housing.All of these re2'llations Drzvert increases IL tie Ouantit'Of housi= su7DheC_add drive un the price of housing. A number of studies confirm that regulations are the Cause 0-111211 onces.Edward Giaeser and Josen Gvourico studied nationwide home prices and found that ar."af ordability crisis'only occurred in Dani=iar geographic areas that had restrictive land use reguiations.The authors found Llai`Zoning 2nd other tan:-use COr'.-ZOls 2re...resDO^sl0ie ICr❑]ga DnCeS where we See L[:em.._ EIIL1Lle lana has such 1112.^. D71Ces because i - perm!s to build are se scarce.Giaeser anal Gyourko s estimates indicate tra_only 10 De-coat o_Lie 2a� _ Jenvem.Constructor costs and home Drce3 is caused Cy lrtnnslc2lt_`liar land Duces:tie otl:e'90 Dercer: 1 is cause-iCy zoniIi2 and tang-Else Iegulatlors.Trey corclnce: ` r I F'1i:=v am ocarea are interested it reazacirg nouslrg cost,ire.'would ao ureic:o star:ly r2 zonirg reform:. Building smah'numbers o'suos!O_Ed housing liras S nP�iy io nw^ e a 7Itilai.impact or aceraz- nolv!ng pricers, ever .veli-rar-aeted ro1:'ara deservirg Dao*nouseholz& ,F m eve". reduccin are imC=!c1 zoning tax on Reit cops mcmor,Coma we, nave a massive ir_Da=1 or nous.rg prices.E` OL t-saidies have sLTmla-nndinez.A study oy I_riye*;lt•S_ .call;Om:2 at BerKele'=ecoIIOmis-on ianc use reghl8tlor's effect or.housimi Drices found tha:L'niil 19..0 a�..airc-ria Lousm_2 had been in lune wit:,, natlona:ave-a2e of housing=aces. bur Cy 1980 CalllOml2 holaS; 1g D=ices more tran Coubicd ace rat:vrE. i a arage. I rev Cetermn:e that one major cause o.the price ircrease 25"2 massive increase Ir the L'se laL�- use and growth_manage-Pleat techniques to Slow"and stop new hou3mg Droductior.- i::2 study a:nousi- costs trrouehou-the Urited States.are economist concludes."One t-lip-_is obvious: Stringtnt housing regt12I1Cr.5 nage CeT:alIIt'ROT...^.ehTeC the San rr2ncliCC area so:Ve:U hotS]P:g 970D1e_i S. Th :ema a ^.Cc creatn2 the problems."� Ahoth_-SDCv wi&.a difTeren..methOCOroQv reached s;Tliar conclusions. It constrdcted 2n index c:seven G:4eren:land-use regulator'variables and Tanked 56 dl:trent metropohtan areas accorcin=to now sm.tly land use was re_gulateC." Re2hlator-variables included measL'-es 9.1ch as COar12es it icnggth G:a-=ova. time.time Ieouirec t0 get land rezoned. ar7ount of acreage zoned fo-:esiderr.21-develoi:nest.and De'cert o zoning Cnarges 2pDroyez. it found*..a,.2 change fforr a ng-E-11:-eguiatec^.envirOr.^_:en:to 2 ne2y1:':rzn:atec one decreased ti IIumber O:DerIIiiLS t0 Du:Id by i.DerceDt arc lr_reaSeC name pace. O per e;_- FemeowT.e:sric IBtes akc declined about 10 Demert. LylCence snows L^,at areas witr high levels o- rtguiatlor have am,cr housin6 D-zes.higne;rents.and low'e-rnomeowncrsaip rates. i 34 Reason Public Pofia•Institute Price consols are nerhans the worn:"solution"to a housing a:.ordabiiir."Drobiem Caused by Dri07 resm:Dens on housirg. The-eat solution IS to encourage tre issuance OI building De==nts:ober more:and Ior resnonsime Ceveionment,and aDons.^,zoning:a::3 that urldult restrict development.1:eov:rmner:-educed and e;inlna-_d regulatlors that slow"anC Dre"eP:hDusm_develonmer-_the housing-ma'Ke: could res_Donz t0 irc._asea d--rand fust like othe-indust-ries in Caiifomia Some advocates o=inciusionary zoning recognize the Drobiems caused by nrior reeuiations but still recommend tr.ciusiona-a zoning. Ore admits Lha-. "To a iar_e extent-.it is not the Dreser-ce. but tie abserce. o'a free market it housing that has heiDed create a shortage o'atiordable homes for mane.Arnencans."' Fe:he stili favors price controls De-Must he believes that ever L Lille supply o_nett"r times is increase:..oniv hig' -priced new construction will be built and a tordability will r.0:be imin-oved.Bin irclusionary zonir_g advocates misunderstand the basic Drircinie that aii new housing nein_s keen nnces down. k samnie ordinance rreDared'ov the irsinuie_r`oriocal Sei_Government states that irciusionary zoring heios_"0=se- the a_mand or housing that is created by new deveioDmem."These aumors appear to believe that Drocu-cin_ sew Cousin_a:mahv hurt-low-Ir come households. Contra-v to miscorcentiom.w cen marKelr-rate housin_is built.aii income erouns bereft-. Wher,a household motes into new market-rate construction.a househol�wit.iow•e-income t-micaliv Du-chases its existing house- Ine concept is sometimes rere^ec to a-- 'nitennC because as:airililes upgrade ::odes, - Ei`e1-Old homes a: dOUM to Deo:31e w110 Could n0:a-lord t.er_Deiore. _=mother w°at o:L:II,k'.P._g aD0_.__1_ t.at:.a sense Lie holBina mar_{et Car.be seer as x ladder_.wit-'-:a:IO-dabie`fomes mainly nide-fomes dr L9e bouxr—ruh_.and people iridin^_ut,'r omen and climb+ �_ . _ne;adder x; s_i-Tortures rise.'" Pe- ars a beer v.'0-h 6-De^e-ana.Dm']s P.eede:. bL''-tde niGCess tvOii:S- :1255C sLDCn-..'ter. i70mec and�OO'."COME'1t- Lans1P2 e:6.. exa ninec Lie CLalr o:ex:stir_home saies it =: z,ties arc Iound that each retry hole generated arc atera_e o:__.2 moves.' All those motes increase tine avai:abre SllDDIv and lower t---nnce o- _ existing ho-nes.w:^_1C:makes their niore aIIOrdabie to iow-incd:re buvers. The suid-v retic-ts than Y tC percent of 2:1 DeODIe who moved In the c rain O:uD_iaCeS ger-orated Dv a new.^,Orae R`e-e::)W-income.1"e _.:ect on moderate-income families is ever stronge-.in moves =list new construction rdce.DeDD:e o'mode-ate:.come made uD 30 De-:em.or mote-. Lansing et a.. con:mae.`_1ht Dol:v Which in C.'e2seS Ere:O:a:57DDIt 0._.busing will be benencia'.. The workins:O=t:e.mna-ke:Io-housing is such t..".a-The DCS- - will bene-fit from ant"actions tthic increase the sunnit it Ice total-nialke-- Some assent t;a:'liteang does not Laic-,Dace wher.more reomc are moven_into Me area. One wets. `Ll^erete-the nu;.,be-o'Der Stirs mtemosed DeLtt'ee me enginal buter5 2P,C the L2r2e:Dopuiano: inc-eases.1SLering S,GWS. 1r.the ]9 JS and !980s a surge it..Lie nu.__be-o-you ge-adults at middle- - In CO-,--3 Abu,a.m;rate6 iltznn=to the DOc:."t' Although he--1ght that when more people mote i_lc a area thev will urns ir.an the chain o.`motes:ha:does no:mear:hat the new cors.;uctior.did not het= keen home D ices ordabie. The-eietant Question tnat:nust De ail=C is what would hats iraDnened to Ices if Me nett:ensmtction hag not beer.bait. I=no new cor.5 ,crier]s hunt arc more Decnie mote into at. area,th..e _star,bidding against ex-sting residents and cnve the Dike o.ever low-Ouatltt"homes mQ=. it contras-.r:he hint be.-o'newiy constructed ho res anac in,narbe-o`rew resider.t5,n7l wiL remair -- sta D:e. Ort wav to araitze wnethe-a_'gumerts x_alnst rig-p-1:ez rets:^o_nstrucuor ma.{e5 sense is is as-.- whether se:whether destru:uon o:existing high-DA=ec P.omtS would Ce1D Low-income:amities. -UC=study bt rw o Beni eie.-+rotas=_ors and ore anaics with�i e Public Poiict irstim:e CoF Caiiiomi=. s:ateS the D7oDte7,cul".e zi=l, "survv atters."4They:nC that the more rtMonsl ve t.^.e De=mng i Housi%;SUPPLY AND AFFORDABILM I33 D-ocess(and'nerce home=Duildine i is to increases in emnlov-nem.the iow e-thT medlar rrice! o`housin^and the hi=he-the homeowmerszip rates. iInciTasionan•zoning does no:correct me problems caused bv exciusiona zoning:ir_�--ad it exacerbate_ i they.. inciusionat-zonine imposes significant costs or.the housing indus7.and density bonuses Pius a: er incentives no little to offset dosis.irciusionarC Zoning is iiK--a tax on new home_.and.like all taxation_ builders will not simply absorb tire tax and provide the same numb--c' ones at t:.e same prices. The diving force behind Califo nia`s housine affordability crisis is restncnons or supply. Tne State o_ Califo rums Littie Hoover Commission recommends. "To increase the sup-ahv o_'affordable housine. co_rmunities reed to zone more land to-housir_.increase eene:a_Die any zoning densities to allose-fo- hiane:density residentiai dey-eioDmer.:and rethink other standards" ' I i i - i I i i I ' i i . i I i - � I 36 : Reason Public Police•Institute Part 8 Conclusion nciusiora•~•zorin_S'nouid only be enactec i--rile =oat is to traF e housir_more extensive ant ce_reas-tilt ouannt•.:o:reP:nO�SlnS.Such DOL-Cies run homebuyers and will rn=out most iov--income famihes- Desnite the eood inlenuons o'tros-,v o supnorr,irciusionare zoning.ecoro-r-ics teli us that price controi= or P.etx nousin_will h<<e t e unintended consequence o'reducing the ouannr•o:Phew hones built.Pate--. than heimng. inciusiorar•zoning will actualiv inane the aTrordabihr'Droble:r worse- W--'"ave shonT.*,-a' inciusiona.%-zonirg 1—inoses Saeninc_nt costs on the housine sector.Those costs are passed or to iandmvners and ouvc—s o'marke- rate:orae_.=;—her housing prices wil..essit V.-e aH-e.,that sorretr: - s_;aun--, De cone aCou-t^-2 m.dacnit'-C-isiS. Duzppnc. zc%e no_trt ars e- _- anr:trav bt tae Lrobiet_ Ba:,irta ziues wil nevi be abie to ret:on inciusiorai t,zor-inE to mee_tier O_slr_c needs. it iaC_.inciusiorar-zonin:has led to a de:ease in no:Sin=Droducuon.Art.-310,vears C - _ Iee�le DeS:otmarzt.the cos's o-mciuslon'crl"zorlrl__a:a on;--omr r.in_E tc.Ce Seel. Ra-mer than cortir_u:ad iC imnosS nese nohmes. u-isdi CriODS wouic do wel:to eli.mittaie!hem.Bv DaaslnE oir resale restrictions on exism s:un1IS.The"bttT.er--o_qo e^_. r--�enireii.�.G units would gain tae:rut 70neats O 1]OIDeO�iT.eriillr. Yrid Ol"eddinq DriCe COnL;OIS OD P.eW COnSMUCtlor.buiicers wculd hav e ar in LO SllDD r'more a03Slr£. T.-i--worn=vossinl-olutior.to t'e c Or abiiir"C-isi:is to Dass Doli Cies that:esu.'-,it resmctinE the suDr:,Of houslr_.inciusionar zoning s one suci: a f i Housi%c SUPPLY AN[;AFFORDABILITY 137 i About the Authors Benjamin Powell is ar Assistant Professor of Econo:rics a.Sar:Jose State University and an adiunc: Schoiar a<-rt Reason--otmdat-ior_. He received his 13ED. from Geor_ee Mason Unwe:sir.• in 200=. Ee has nurner ous nu.buzatiops in sCholzrle iournals.policy D2pers,and the Dopular Dress. Edward Strincham is an Assistant Professor o`Economics z:Sar Jose State Universal'and ar adi_unc: • Scholar y.itc Reason:onndatier..He received'al:Ph.D.iem Georgie Masor.Lniversin•it.2002.He s winner of the Parser of the Y ear Award frorr.the Association of Private Enterprise.Best Arncie Award from i i the Societv for the Development of Austrian Economics,and Second Prize from the independent institute Ga-vev Essar-Contest. Strineham..serves on:ce Executive Committee e`v,e Societe:or the Dece:omnert OF i - i Ausman Economics and on the Executive Ccrrlmittee of the Association of Private Erte:p:ise Education. I Powell and Strireham s other rezenr work on housir2 includes a policy study,"Estimating tie Effects of Prize Controls it..the Redevelonment of the Fort Ord Militar:Base"and testimony before the Board of the Fort 0:d Reuse Autho in.Powell and Strin6am.also have the entry on"HousinE"in the fcrthcwrurg Corcue En_^.'CIODEdia o`Economi=s. Ne-e: The ainiiors appreciate research assistance from Daocceng Zhu and a research=vara iron t^e clone Builders Association of\ortnem Caiifomia. i i. Related Reason Foundation Studies Smart GrOW6;it A_tion,Par:=: Case S:ud:es ZrIiousinz CaDa_irlaru✓eveioamer, fror. :-emurc Cour-. Ca :"ia =uor.Suga � ave:.Gedfee . Seaaniie Oznu RersaWornic.by Xa .- dL -ane- Po'-"--:Stud'. \c.3::.Ma-, 2003. ,tt :-°tatia a.r+_i er_s::' Ddf Sar.✓os=DemOrurraies the Limus o! Urbar Gro is Boundaries and Urban Rail. o`-'Rardal 07oole.Reason Foundation Poiizv Stu,'e\d. 309.April 2003.ht:p:-u1a•u-.rppi.o:e•ps309.pd` Smarr vro::'Ir ir,fiction.:iYousing;.goaci.^_^_�and Dsve:oamerr ir. ider:Tura Counrr,bv Wiliiaat Fulton.Cr.^s j R Iiiamsor.Kathlem Manor%-,and Je'JoreS.Reason Foundation Poiice_ Stude_ \c.28S.December'-00:. htw: as CV'SpDl.or?'Di28S.pdf Smar:Growtr anal nousir..-Afiordaciiin:Eviaerce i-om Sraiewiae P.,anring Laws.bv Saar Stai sv_ and l Leonard C Giirov.Reasor.Foundation P ohcv Stude No.28-.December 200'_. htr_•:°na a.e. o Lo:?Ds28-.Dd= U raar:-Gro--='ln BouraarF-_a.nd ousin_A!i%oraabiit -:Lessors Tom Pori,an . ne Samuel Stale-..Reason FCandano'Polizv Brie'\c. '_..October 1999.hnn: -wv— .roui.ora`tubar[DD'__'1G. j ReDa'_r,a rhe:.adder: ;o`.rara _e-v. nvlioward Husoc'.- l"':Reason=oundno=Poll"': _ i 4 38 Reason Public Policy Institute Endnotes The median cin•is the one where there are an eaua:numb--ci cities abov--and.seiow it wher ran-ce4-by nousine uric--effects. See the sratemerts ofthe housire advocaev coaiition National Housine Conference at vt1x1W.r:c.or_ National Housin_Conference.::nciusioran Z.onir.g� Tize Caiiiornia Ex-nerience.f asain_rtor.J.C.: National Houslr°Conference„200'-.,l:tm:-Vnvw•.nhc.ora•;:ncimaees-Cantomiac0-O1ZfCa1Z0= i i HousilvG SUPPLY AND AFroRDAWLITI !39 i Some cities.inzlucinr Tiburon. deme"Moderate`income as 80 percent o medlar..T h1s,tVcer.su-VeVs sac they targe: 'Low" and 'i%Moderaw income. in fact they are tareetine "Very Low" anc " .ow incomes.(See Tiburon Ordinance Subc iapte-6:inclusionary Zoning.) inco_tle categones are adiwte�oy nou;enoic size.ComDarec to a four,member household.a noel ei Dl with;nye ma:nbes can have an 8 nercert greater income.a household with six members a 16 Dercest grease:income.etc.Households with three member;twill have a 10 Dercen_iower income,two members 20 Decent-iower and one member 30 percent iower according to the Dopa:Ghent o:Housing and Conmunitc Develo^:rent.Because me four-member household is the basenre.we focus or four- memDe-households throu6out the DaDe-. is Barbara Kautz."in Defense oflnclusionary Zonin_: Successfully Creating Affordable Housing" Uri a`Sar:Francisca haw it_- -.vol.M.2002,r. 1015. gives an additional ieral reason: ".-Xr. inchusionar.ordinance tnat does rot limit the resale Drices of for saie units(creatine 'Dre:miut- .c, ` - for tae nrst.Dover l may be vulnerable to attach:for'not advancing a ieginniate state inter est." - Plione interview.March:3.2004. i Pe-sonai correspondence.March 2.200=. Fos example.mciusionan-zoning in Pieasant.Hili requires=-'_=percent o=unit be affo-da'sle.arc it-_ target groups are"Vert•Low"and"Low."in this case we would assume onic;percer:needed to afforcabie and the share was split 25 pe:cen:for"Very Lou' and 2.=percent for"Lott"BecaL e data for sDeziiiz reduiremen-s o=each city are cu:rertht-unavailable.we decided to make sis:D_ !;fvi s I assumptions and agair,en on the side of iower costs o=inciusionart•-zoning- We estimate market pace by cit by comDanne 2003 data o the average Drive o_new comes bt•hour.^ coin?fled by Firs:A nercar Real Estate Solutions and 2000 Census median price of exist=homes D.- { cir.Because new comes in the Bay Brea sell for more than the 2000 median Deice o existing homes. i and because rew nome once data Dv ciry is difficult to assembie.we ad9ust the 2000 Census cir••Gat based o:eacL counts- s price differentia:for new homes.it Alameda.Contra Costa,Mari-_.Napa.Sar FrarciscD.Sar Mateo. Santa Clara. Solan.and Sonoma me:brio o=the price G'new nornes to the once G:existing'-o nes is 1.&2.0. 1 2. 1.6. ' 3.and '- 3 r espectiveiy.ro:examzle.tae 200r j Cepsus median pace of existing home;in the ciry o:Sonoma was 530=.100.sD we muhipiv t:,a-jy ._ to estimate that a naw ho:re would be sold for closer to S=00.000. ' Data on each cin-'s soeclfiz Iormulas and soecinC price Controls a-e Cll7ertiy Lnavanabl=i s,-we dtzte standard assnTDtlons aDOn:target Income-rOUPS. f -- The ftnire looks at costs Li todays prices.The divergence between curren:Dr1Ce contro's and the 7.ce a: whim tae uriTs currently could sell gives us compa.abie numbers in today's doha s.It does no:za,cmate*-e ihot=price for me year the Dace-controlled unit w_—_buih or Caiculate the price controis in tnat vea:. Donna Jones."Homes,Good and Cheap: Low-income Buvers Get High-Quahty Homes, Sar.1a C-d: jorrrg=,Jantlan- IC'.2004.n.`--reDons on One D:olec,built in 1998 tr. Inelns illustrate- our i assumptions.Wnm.,nomes were rirst sold.government set the prices at around S160.000. Today govern en:set their pnces at S280.000.and"ti.-_v would he wo=h at leas:5800.000 on the eper marke:.'nor the purposes D_our caiculations,we would s1Diract the restricted price Or s2so.000 from me market mice of 5800.000 to arrive at the 5520.000 diife-once.That nrice control(and mat difference divergence Detweer the marker Dace and the restricted Dace:is ro ionee-imnesed on t-le imanai selier but is now imposed or the currerr owner_if lr,come_were it.a oroiec:.the ecuiyalert cGs:i.Dz t:.e price connois would be 10 titres t:._:nu...be-- -- The requirement o subsidized holism-a has me same eff c:as a develoDmen:tax..The reveioner mai_ zero economic pro:i witr,c: w:tnout inciuslonan-zoning_.so tae inronci:tat is passed on to consum-- = (ncus11:2 DrIC2 Ir-Teases)and Iar,GDttT.er;(the price O.vacant land GeC:eases[.it,Ome-w'C:ds.nDu;:-_= 1ZOOea Bll7Cae:and consumers and landowmen Dat'Io-mciusiona v zon:n_." Catherine Gallev. i i 40 Reason Public Police Institute "inciusicrar.Zonin_:Pres and Com,"In The! �G€i!Or :C/ :uS:OrG^: Ot1Sir�Ke ^Br. (Sa:,:amemc. instimm ro-i_Q al Goeernmem,2003 is p.29. Czlifdmia Dia�_nt of Housma and Commurit D_yeioD>yent ien_r to the di-v o` airfield.juiv l E. 1996. - Caiifomia Dedamnent ofHousing and Community Det-eieamen:letter to til_cin°of:airfield.April=6. 200:. - Lau:a Padilla. "Refiecnons on inclusionary_ Housing and a Renewer Look at its tiiao:Iin_"iie_rsrrs `m: Revie-w.Vol.3=. 1995,p.5-6. - Joel Kotn"ln and Thomas —,seng.RCe%vardmg Arrb4zio::L.aiir0 .i7ousirg. and Ire Furore O`aC.al"ifom! Maiibu: Pepperdire University Scnooi of Public Poii:-j,2002). howard Hussoch.eDa.rm^ Tr Ladde--- 76-ward G 1e-:Hous in?Po;. -aradivnm R-_ son r0_rcaii0: Policy Stud}Nc.20-,(Los Aneeies:R_asor=ouncarion.Jub- '_99 . '- Our data is Tom 1 9?0 t0 2003.50 w•e}lave,^.ata I07 S_t er.year,_uric:and seven years iobowina m-: cities Lila:cr_ate:_their orairar.ces oetween 19 and '_99=. Ardmw G.Dietericc. "An Egaiimnar.Mari:-_:: Tile Econo tics G_lylzlusionary Zonin_ Reclaimed' FDrdram Urbar Lay.✓ourna.vol. 24(1996)D 4.. - _ - Seyerai srud:_S_T_D^aslZe the aSsettion tna:tiler is no aired:cos:. See Kautz.In De:errSe 0: - inclusionary ZormE."L.::R00=7'Burch_l and Cat.^.e-^.fie Gall--..":n_iuslon?n LCnin_: Pros an'. ConS_." it L're aFv_onac irc:usiorar_i°?;ous:r.__ Face"iSacmamemc:inst:rm=lot Local Gov=rrrrer:.2J0'_ 20: an-Diary Smiir_.ef.ai.."ir:lusionar ^oi srn_Progamz: Issues and OwcolreE. hear - .iourra:. _^a_-_996- - - - -- We assume a- Dercerv'discount m-Le and tGLL m4ce corrals wll.0e it place I07= y_a_i.tC_T=01a' 1_ILt:that Bay Area cities intend to 1mloose them- -- Many wealiiy_aged individuals nave low inc0m2because they are-euroC.buy they ewn ther ho-mes and nay=ion;'expenses.Aaareme"Housira Needs:+ssessm.ents` aoon:income and nousm_s azoraa0mr, wouh_:mista::eni:'ciassiry them in fire cateeory o`iou-income famiiies is r-eea e_'a nem_._.__. C 0' Salinas inc iiisioran oup?nr—r'O$raffi reaSiD!..- > aFur!Be:_ en t OTL: com -. CaliIBay Area Ecorics. _ 21.10=-.D: .. - - _ -- Michael Rawsor.et,al..irciusioran Zor.ir:-PDti-•C Oruidera?;ons anal Bess:rafrices (Sacramen:c._ _ '.^..allrorria: Calilomia A:IOLGa01_Housing Law'Pr olect c-the Pijbhc interest Law Proiec:.2002.. -- O nar JoseD-. `Pairr SDrir_aS resale restriction:Dircnes re Deserr Sur:.Jun_ 23.2003. `Iontere. S: Reye-`aow Dia��e Do" :-Reco:rr_rdanom rd-ti.e-Monte7_y Coin irci sicha^_ Frc�am." i= r� d€ iOrl'.iG/nciuSlOnar:l;ousir._Keaae.`_.;'Sacra n_nTC: L^.SLITDL_i0r Olaf Goer siren..20031.n.6_. 4- Ioid. . 6=. Dean Pwor.."The ecuiry ae.oate." The Pinracie.Vol 1-.tie:=. Sa tember'__.2003- Dar.W--in_:."Ccas_Homes Bar.i_Grows"iA Times.Decem_-e : 200--- Ioi d. Pater. "Tine eauir. a_oate."V o_- :-.No. 5_ Sen:e toe-3 200_. Bay Area Economics."Thz!Bay Area Case Smd:_S.ReDtxr t0 file C:t'0Sar Jose. _+-C.. !r cii;orniclrcius;Dran-Housinc Reade-(Sacramentc: irsLiwte i0-Local Goy_s,.:ien'.. i Hous1\d SUPPLY A%D AFFORDABILM. 141 P -sena? ..orr si?oraenc =�lazcr � 20� __ r -- Pacilla: .Rerlectien_-on ancluslonzn ieu�lnc.-'=Di t n�h Egaiimrian MaKKet and baue."it - - D cense ofInluslonar} Zgmn2 filet rich =�sF2autarlan Diaz{ 'man uta iu a s es P more tnorougn point-ov-nbinf cnt_iauc, -,which-is b Y ond:tn Scope o�Shi srudY h r w omment on P.:eiv c.1 e re_vL la znd often reneate error :in his stua '- hautz ''in Defense of mciusibnan=Zonrn -David PaulRbsez tr-lusigrar-bousinglrrntemertano::mac .es.=�_r ..ce-_:moP1:0 a_ n dmiristranbn Ore-nareade Catr of.Lob Arsele 200 i Cin•-ofPinsburi=_'f20Cl4)"Hous n�t.en r ,HCD R iI-iet Ira*t-n.I R i Davidaaul Roser Incluslonan.l3evmo a Lano_ Market.' , 4noradb[e�'iousir_Poi.c:_Rei.ie> . 'o \o.i=Teb.-10D -rA_. -- xin einc0. -D- erAnse : : c ,tIZ : Padilla R fl- tior,on=inc-mslona c rIou_in24np a.Reh wVed LooK afats Vi2olatt 'Holsrr Lms P.e.-ierr:n.o -c.Furta_rmor�.she�crite_ Ev-n i_mot TOQ° commits md.-anv-,.maina costs woulc a.cosL or"aoan€ibus.n sc_'=n __' - _ _--- Edward Glaesr.=and Josep GvonrKq Zoni lg's_Steep rice-Re-pain.,or..t blum _5 Minib r_.i=-all _ OUB __ TDl E. Law.=ce Katz an._Ker_nefh Reser. The...Fecrs o.-Land-T--se Comro c or.17ous;r_7 rices(Berkele-_ Caiifomra:insurtnt o=Business and Economic Rescwch. 1980_. Trcke_.Zoning.leers Comm.'. ard.4:;oraaoce Housing. `- Stephen Mabezz'."Housing Prices.Ex-emaimes.ane Regslz:.en ir.l.S- Mecopolitar.Areas."✓ouma c':iousinoResearc Vol. \c._ '_996t. 'o -- - -- L--tench."_"La Eaalltanar Market:The Economic-c lneluslorat% Zonina Reclaimed.-D.4-. Cee Howard Huscoen;.PeDairir=T.-LaGae'= To-Ora a_S_:Hous-M2,Poilc' Paraacgr,:, Rersor Foundatlor Poh--v Stud,\o. I.F.ILos Angeles: Reasor Foundation;,Jui: .996- 6E John Lansing.Charies Clifton.and Janes Morgan.e-.v Iiomme=and Poor Peooie 1;-tui Areo-.Mic :zzr: insur ue fe-So:ial Research. 1969.. i ioic-,-. 68.- 55 Dimench.`_fir_Egziiranar.Mzr.T_."^9- Tann Bandl>_.Eime-lo_m. "ick: aAC Matthv ZGori:."\e:c cane-r Eo_sm Markets:nasi zac ^;nlou5-Br_d' erent" Clousirg Po:in DeDam Vol. 1_NC.I 2002.Jr-23_3= t_1CIe_ oov--r C o=,Ssior..1.e-uaair- Tk-Dream:.Soi:: >- - '^r)- -- c '1?Dr n Housmz '_Sacramentc.C a11Iomna: L]hie Hi0over l..rr1 nusslor 20GI-__;. i I toQoldl* r l C � 9 �" t i i . Policy Claims With Weak Evidenceu A Critique of the Reason Foundation Study on Inclusionary° Housing Police in the San Francisco Bad Area j - i I - - Victoria Basolo Department o.-Piannim:. Poiicv &Desiar. LniveISITV of California.L-vine and Mico Calacita Department of City Piannirg Sar, Di--Lo State-LniverSlty June 200= I . i i I I ABOUT THE AUTHORS I iCloria Bamo is an Assoviate Professor in the Deparanen:of Planning. Poiio. Design at tae University of California, Irvine. Her research focuses on housing and community devempmen: polio-.uroar politics. and regionalism. µ N*ico Caia-ita is a Professor in the Gracuate Proeratr in City- Planning a_San Diego State University. His research interests in;.iude politics o_groivth and affordable housing polio_ i TABLE OF CONTENTS I EXECUTIVE SUMMARY 4 BACKGROUND 6 WEAKNESSES OF THE RESEARCH 6 6-0 R= -D=sisn DAT4 n":D ANALYSTS l Mi:3 _A-DiNGASS=P. ON- CONCLUSION 12 'i REFERENCES 13 APPENDIX 14 J:ui.� Fieure 1.Reason Foundation s.Frogosec 1 ! ;::i--ure Hcnothetica Fermi:Data io: 19'5-1995 I �a^=g 1 I I EXECUTIVE SUMMARY The Reason Foundation study of Inciusionary Housing (11Tl in the San Francisco Bas Remon claims to examine `the economic and real-world conseouences of inciusiona zoning." In reality.the stud- does not provide the empirical evidence necessary to assess the merit or dements of IH. Tne narroxv scope of the research. the flawed research design.the data limitations and :fie weaknesses or the analysis are so consequential tha: few. if ani. o their conclusions are useful to policymakers. To wit: • Th-_research design iacics a comDarison between cities with and mdthou_IH and the authors do notprovide ions:-term.data by yea_. It is the irr.Dossibie to ascertain whethe-the decline in housing-production iii localities vain IH is: L due to IH DeT se or. 2+Dalt o an overall downward trend in housing production in the Bay Area or. =! due to the time of enactment o:IF in relation to the eccoomic cycle. For exanlDie. fifteen of the IH Drograms ir. the Ba. Area were passed benyeen 19.861 and 1992. iust before or at the yen beginning o=the economic recession of the eariv and mid-1990s. • Shoncormnes in data collection Dlaglle the anaiysl_'+ throughou.the repo-and case-counts are presented in confusing ways. For instance. the autnors have incornoiete information or 1- out o-50 cities they lis and use the ayerase o= tee remaining 3_3 cities to "fil" in the nrcommete lntormauon. • The- authors use iars'eiv anecdotal data to substantiate some o:their claims. (e.E-:.. the comments of a builder on Da2e28;. and do no:Droyide scientific evidence on which to base conclusions. More rigorous. systematic qualitative and.or survey research is needed ber'or generaiizing about tre perspectives o. deveioners. • in calculating the cost of IH. the reDo-urihzes homeownership figures onix. when, a lame�Dercentage o=units Droylded with IH are less costl•rental units. The r--Do—rt s authors also insist that deweioDers do not Daw an,,- of the costs o IH. bur only landowners -who sell to deyeioDers at a reduced price to reflect the cost of IH - and the buwers and renters oT IH. However. there is general agreemem among obse vers and researchers of IH that developers are iiien-to share some of the cos:. • In caicuiating the additional cost o=IH to the dev-zloDer. the authors assume that the deVeloDer is mandated in all cases to build the IH units. that the unr.s Wil- cost in-- same as the rnarKet units to buiid. tha_ there are no incentives and subsidies awaiiable to the developer. and tca_ dev:lopers are no:capabie of berns innovative in finding soiutions that reduce their costs. These asslrnotiors do no- refrec.reamN. Fan==c`15 I • The authors vies; IH abstractIv and rigidly, and not as-the=ouuome--ofTolitica_ and economic processes that attempt to balance the community S interests wit r those of the developers:IH-has evolved as a multifaceted-approach aimed it; most-cases-at-reducing-political onpositionbv neutralizing orTeducing the additional-costs thatdeveioners incurin.nrovidinL-affordabie housing. Anv anaivsis-of.the costs associatedwith-111 needs to take into account the evolvine nature of a system marked by frexibilin. adaptability and chanee. Sirnilarl-:the authors nresent an elementary discussion of supnl• and demanc reivim on a static model and ignoring tha:housing is a special case o=a good that can be viewed as having many a_uaiity sub-marke*s and a finite suppiv o= available land fo_deveion_Ment. I W1- agree with the-authors that empirical research is needed to evaluate lH as a policy mechanism to produce affordable housine. The need for future research was emphasized in the recent re_por..Inclusionan-Housing in. California:30 Years 0.1"Innovarion "While this report provides a useful snapshot of inclusionary housing programs in California. more research ir. this area is needed' with--a '-potential.area of research" being-"to C ompare housin_production o:communities within the same resion.those with inciusionan-and those without."mage 2',• Stranael• enoueh.the authors of the Reason Foundation study did not heed the call for a comparative approach. thus calling into question their main finding.=lnciusionany Housing In California aiso called for ' an analysis o=the cost impacts o�inciusior,ary programs on marker.-ate units.' I Unfo:tunateiv.the cost-impact analysis of the Reason Foundation study is seriously flawed as outlined above and elaborated in the body of this pap-__. Th-_need for an j emninca' anaiv_ sir of IH remains. I i I ace 5 z . i BACKGRO.U.ND In-Ap-il?00= ,the Reason Foundation-(RF) a libertarian think tank--pubiished a study titled."Housing Supple.and Affordability: Do-Affordable Housing Mandates Work". ' This stud-N•:authored by Professors Benjamin Powell andEd«ard Stringham._San Jose State l njversity.claims to investigates empirically the "effects o;inclusionary zoning and examine whether itis an effective Dubiic pOh-1V response to nigh housing nrices"-(Executive Summary. 15:page::. Tne RF repo::provides a prelimir,an and substantialiv flawed analysis Of the effects of inclusionary housing (K) in the-San Francisco Bav (SFB) area. The purposes of this critique pkv--- are to: 1`: identii, the maic-w; al nesses ci tha research_: 2 examine the reasonableness of Doiizv claims based on the research: and 3:1 recommend a more rigorous and policy-reievan:route for future research on IH. WEAKNESSES OF THE RESEARCH The research:in the RF-coot*has rr.anv weaknesses that severeiv diminish its powe-to DrOvhde USenll DO' recommendations. While this critique Dane-does no:address al tnz weahseSses o:the research.it discusses several maim_shoncominsS tia:rende-the RF repo w•holiv his:if icier for in--Dui-Doses o-- policy devehopmen-,and-o_evaivation. This critique is organized around several Drobiem areas inciudin2 the scone and assumptions oa the research. the research desiLth. the duality o=the data anaivsis. and misleading assertions. $con The research is narrowiv narrowdefined and iacrs death and balance ir, its framins and analviic interDretation. The authors comment. "Withou- knowinc the -economic and regi-world consequences of inciusimna-v zoning.policymakers have difncult� assessmE the merits o_ faults OF inciusionan zonin 1r, ' . The imDiication is that they will Drovide the informatior to adequate:}- assess IH policy. They do no:. The-resca-ch falls considerabiy shot of a full anaivsis o,'the "real worifi consequences` o IH and. as a resuh. has ve-_l- limited utiity for Doiicvmaicers dcs:rim: to assess the merits o-faults of the Doiicy. SDecificall. the author:never acknow•iedee. o- even ponder. any of the benefits of IH. and instead. seem to dismiss IH`s direct vaiue:�the provision of affordabie housing. The- anaivtic-frameworK Dresented in Pan 2 of the RF re_Don consists o- an eiementan discussion, of SUDDiy and demand. 7-he authors decc-ibe astatic model and ignore tha: nousinc is a special cmrrsr_odnN. Tim- is. ma:ketS are dvnannc and housinc car,be viewed aS having manyquah-LV sue-markets aid a:mite supply o:avai:able bend to-development. o'a a•:a-lt ian.d.3zcurs IO:c v'arizry o:r'.asr`r`_m:n;d,-._-UliC 01.. Cvs::ci:Bar res O::C,z iar.z. ,age G "E - These factors. and the hi0ily reeuiated and differentiated deveiooment contexts-at the local level.matte it-difnctilt-for de-=eiope-rs tc,enter or.exit particular-housing irarxets one of the assum5tions of the-RF study. The works of economists.Rothenberg et 9. 1991'. and Gaiste_and Rothenberg(1991).are good examples of a more complex analysis of housing markets along these iines.- A number of questionable assumptions occur throughout the report. We provide severa examples o theseassumptions and briefly discuss thei shortcomings. 7 -,en-1H housing un7.—wouid nave beer a ror-saie. pari ec-rate home i in calculating the costs associated with IH, the authors assume that evert unit created through an IH program would have been a for-sale. market-:ate unit. IH.how--v is iapplied to both rental and for-sale projects. Even in the case of for-sale projects. not all I cities require that the affordabie units be for sale. Simiiariv, granny-fiats can be used to meet single-family requirements. The cos associated with matting a for-sale unit i affordable to loll-income households that is the same as market-rate units is much high--- than rental. granny fiats or other tvpes o:units. Caiculating the cost o IH on the basis of for-saie units only makes the authors claim that "In half the Bay Area jurisdictions tn-- cost associated with seliing each inciusionart unit exceeds S34E.000. In one fourth of the iu*isdictions the cost is greater than S500.000 per unit. and the cost of inclusion an' j zoning in the average jurisdiction is S4= milhon. bringing the total cost for al' ineusionary units in Bav Arles to date to S2.2 billion," highly bombastic but no.based or. - the actual functioning of IH_ ThiS assumption: is pa-ticulix1v troubiesome in the context of Par= o:the report where i the authors calcuiate the fiscal costs of IH. Specificalis. itr--sults ir. compounding anv_ error in the assumntior.. Fo-example. overestimating the number of counterfactual . market units (the oh--IH unit to on-- single-famjiv. market-rate unit assumption) overestimates the tat: and othe.-fisca' conseauences o:IH. '. Costs associaiea-vt'itn beiov.-marker units, I In calculating the additional cost o IH. the authors assume that the deyelope-is mandated in all case. to build the 111 units. tha-the units will cost the same as the market units to buiid. tha:there are no incentives and subsidies available to the developer and that developer are not capable of becomjng innovative in finding sojunons that reduce their costs. These assumptions de not mflec.reality. • In lieu lees. According to the report 1rciusionanv Housing in Caiif'orria:30 Years o= Innovation (2003;. 81 cc of surveyed jurisdictions have in lieu fees. 'While in some cases- the fees are calculated to reflect the actual cost of providing the subsidized unit. i "TVDically. the dollar total of fees collected is not sufficient to produce the same T,-;e worn a'vaiste:a� Re[nanoer_wise zieari ex lair,fro zrohle:.,:titr,ass rpm_ lzonnE will nroduze sanzier.:al:orcaoie nous nz.espeziali :c-lore--income households - Pac- 10 I I i number of units twat would-have been produced had devetODers opted to build the units themsely s" (p. 12)._In other words. developers in most cases use in lieu fee:to meet their IH requirements and do not build the units because it is cheaper not to. For eaamoic. in the recentiv adopted IH program in San DieQO. in lieu fees are-calculate:: to senerate hal;of the cost of moducinz the unit. • Uri:modin"carions. IH units can be small,-_. with few,-'bathrooms. and with a reduction in the oualin•of mashes. Also. the design o the subdivision can be changed (for example. the width of streets can be reduced)to reduce:he cos_O= deveiopmen_. • Incentives ane subsidies. As the repon.Inciusionan•Mousing in California:30 Fear o-Inrovarion points out. "Tne— ativeiv high percentages of respondents providinz subsidies. as well as various fees concessions and incentives.indicates that mane iurisdictions are bavinE for inciusionary housins. either by direct cash assistance. foregone revenue. o'both' r. 18;. Developers. tner_. are not bearing 100 percent o' the cost of affordable units. • innovanve approaches. Innovative developers have learned to work with non-nrofh: housing developers and take advantage OI suhsiav programs. such as star- and Iehera: ta; credits. which allow them to Droyidc affordable units a: a much reduced cos_. _. Do�oiope?o wu no. Duila nousmg In communirie- ti4'un;Ir_%DO.1_". The autbors I nDlx that IH CCaSet; offhousing QeveIOAe:a HOwevL,_. Biel'reDon at=_t= shows tha_housing units wave been buil=_in communities witr.111. Cieariy. some deveiODers have produced uncle-IH and. as discussed above. have effectivelh- comDeted in IH environments through innovative phvsicai design iunir n:odifhcatiorS and cooperation lD1IDi1 . nonpIorit. and Drivate Serctonh-_ ` in shon. the autnor vi-v. IE abs:ra-tiN and a=idly. and no:as the outcome e_Doiitical ani - eCononuC D'OCe5S0s twat attempt to balance the community S interest with tn-- a,-yelov--S . 11- has evoived as a multifaceted aDproach aimed ir most cases a:reducing DOlitica'. ODDOSInon ox neutraiizinE o-redwing the additional costs that developers incur in Drovidin^ affordabi- housing. Am anaivsis Of the costs associated with IH needs to take into account the _ZVOIX-in_ nature OI a system marled by fhexibilin-. adaptability and change. As discussed above_. tw,- authors Aresent a constrained analysis with iittie con,piexi or breadth. However. sometimes. for reasons o=Ieasibllln".researchers analyze Oniv One aSDe:.: Of 2 policy. Ever in these cases.the IeSearch should Aossess two aM-IDuteS. S'LM, the reDOr. of the research should include a suoaE: statement Of what the research aces and. does not include. Second. the research should be designed and anaiyzed to provide the mos:valid results and the concilsions should Iollow riOlr those reSa _. It. the RF reDor. the dcsi_gn an' analysis wave sicrliftcart fhawS. anc ;herefore the r,-suLs caL into question tr.,-Doiic recommendations. These issues are discussed in the following sections. ?aoe 5. i i RESEARCH DESIGN A major flaw in the research design is the authors' decision to focus only on cities that adopted 1H. The need for a comparative approach was emphasized in the recent report. Indiusionan•Housing in California: 30}ears of Innovarior "potential area of research would be to compare housing production or communities within the same region.those w°itl'ff, inciusionanv and those w=ithout."(p. "_"). StranQeiv enough. the authors of the Reason Foundation study did not heed the caLl for a comparative approach. thus calling into quesfion their main findinc.-that housing production declines after the passage of IH(see Figure 1 in, the Appendix for an illustration of the authors research design and the design: we oroDose as ia better test of the impact of IH on the supply of housing. The authors also do not provide lona-term data by each year of their study period. L is therefore impossible to ascertain whether the decline in housing production in localities witit IH is: 1 j due to IH per se: "_'j part of an overall downward trend in housing production in the Bay Area (see further discussion o;this point in the ApDendixi; or ij due to the time of enactment of IH in relation to the economic cycle. This last point needs some elaboratior.. Quite often the enactment of IH programs.are a resDonse to the political pressures that build F up from the steep increases in housing costs. usual v associated with Deriods of economic I expansion.. No- surpnsm2iy. it takes time for the momentum for IH to build uD and for the IF t program to be developed and approved. with most programs passed at the aDex or the t beginning of the waning of the economic boom. For example. fifteen of the IH programs in I the Ba. Area we—,passed between 1989 and 1992. Just before or at the yer< beeinning of the- i economic recession of the earn-and mid-1990s.Housing production fell sharpie° during those times. a decline that the report attributes to IE. The proposed design is quasi-experimental and should involve regression ana1vsis with contro'_ variables. In otne-words. the authors do not contro for mane Dotential threats to the yallhln' o: Lhelr results i e.g.. the aaoDtlon o growth controls. ayai:aDle Du11Cable land ir the f ! :In. eLC.i. DATA AND ANALYSIS The repot contains some useful descaptiye information gleaned from secondan sources. The National Association of Builders index (Part 1 of reDorti is well-circulated and underscores the problem of housing affordabilin- in California. specifically for ownership- housing. wnershiphousing. The adoption of IH policy shown in Figure 1 and Table 2-3 of the reDor- (Dp. shows the increased use of IH over time. features of IH programs. and an "average rate of IF production' for cities in the SFB area. However. while the authors list 50 cities. the} have incomplete information for I' (34Ce o;the cities (Note that the table contains typographical error showing no information in the column or the number of IH units.but a 0 in fn-- average heaverage numoe.-coitlmn: for two citie=. Heaidsbu-g and lire-cuies and do not address the icounties at all (see report endnote=11 By reling on secondary sources and not following I :)zce G c°?__ i l up by contacting iurisdictions with missing information. the authors present only a partial loom a_IH in the SFB area and miss the opportunity to add to their data. -. The missing data for number_of units produced pe-rear in the 1- communities with incomuleteinformation art_"filled" with the averag-of the remaining =a cities (result shown in Figure I p. 6). Given that the m-erall numb -of cases (,ities) is relatively small.the assumDtion-that the average for the other cities can substitute fo the actual value of the missing cities is troublesome. Ho«eeerc the authors use this tecnniaue without.even a rudimenta`c anaivsis to determine i:-the nussing cases are systematically different from the cases with full data (e.g.. are DODuiation srowfh rates significantly difieren: statistically?Did the numb_-of buildin_2 permits differ in a statisticaliv significant wav". Did the costvame of housing differ"«nae is the amount of land available fOr residential development in the two sets of cities" Are there differences in regulations controlling growth between these cities" etc. For this tyD- o'analysis.the authors,could have used avaiiabie data from Census 2000 and performed difference o=means gists as an elementan° and a_uick check of their assumption. Shortcomings in data collection plague the analyses throughout the report and case counts are presented in confusing ways. Recall tha_Tabl_2-_ (pn. - -51 lists �,0 cities of which 1- have inco:nDi_t_ip_forrration. At times-the author_ us_ all 50 cases in their anaivses usin�:the missing vaiu_s. On Das= 20. they write abou_"the=a cases in the samDie " (iookin_E: a= ue.=ts issued one v--a-before anc alter the aaoDtion o IN_` and then on Dag- 21. they- are analvzing "== cities" (looking at De_rmits to-long_-before and ane.p-riods;. Or page -1. a reaa__mai-thin_tnoy are anaivzirg the== cities with complete information.but the:- are roe. according to footnote "O-r data is i sic-! from 19-0 to 200=. so we have awa for sever. years prior and sever: years Iolhowing for ]J cities that created their ordinances between 19" and 1995 The == cities referred to in this latter anaivsis exclude six cities with comDi_t_ information ir•Table 2 (op. =-i) and include six cities with missing data (plied with the mean o=cities with information_. The changing samDie sizes and composition cast major doubt-- on thei conclusions. The snoncomings it, analysis are comDOunded b- the data Droblems.but. even with better data. the anaivses faL snort of producing valid results for poiicvmakers. For example. the authors use building D__'rnit information to`'s'ho.v' tna_IH results it a reduced suppi} o housir,_ overall.- Tn_i-analy_ sis considers the time p-riod before and aft--the IH poli-} wept into -effect fo-the -the '.= cities in the sampie" that had IH- poiicies. Their Figure 1= displays results usim: data for the-average numb.--of Dermits one yea:before and after the poiicv adoption and the authors comment that they found similar results in three-. fire-. and seven-vea-averages.bu:of courts_. the samDie size has 26% few--.-cases in (nese longer periods and therefore. is not comparable to the one -ear averages. Tn_ author_ assert with area_ confidence that. as a resul- of IE. 29€2 fewer units kv-r- produced the year aa_-the adoption o--IH fo-45 cities. Besides the data Drobi_ms outlined 14 above, tn_on---v-.a:-decline would be especiall}-puzziing if. indeed. it was associated with � Buiidln_cetmir a:e used as z rrcx� for conscuCtie - i i - IH. Builders complain roar processing mans takes an inordinate amount of-fun-----rtainl° j more.than one v.-a-. In fact.it is likely that developers would push tnrouph proiects before the enactment of IH so as not to be subiected to its requirement,with final approval probabl} happening the year after In--enactment of IH. The Point is that projects approved one year aft---the enactment of IH would be in the pipeline at the time of the-passage of Hi or before. It is extremely unlikely that foe reduction in on--year is due to the passage o'IH requirements. The authors present mostly quantitative analyses.but occasionally include qualitative data (from interviews i to bolster their claims. But these data are anecdotal i e.g.. the comments o: a builder on page 28;, and do not provide scientific evidence on which to base con-lusions. Clearly.more rigorous. systematic qualitative and/or survey_ research is needed before drawing conclusions about the perspectives of developers. f MISLEADING ASSERTIONS The report contains a number o:assertions that are not supported by evidence and could be misleading to many readers.We discuss three examples below. -. Bui€dens ti:-d avoid Dearing the cos: of-IE The authors maintain: 'All theory and evidence suggest that the cos.o_ inclusiona-r zoning will not b--borne by builders.but by new homeouy--rs and iandowners." bllt cite oni: one reference (Burche_ and Galiey. 20033:. Actuali-. economists have pointed our that the costs ar-- born. it various hegr e; depending on the circumstances. by homebuyers and renters.the developer, and landowners. If the demand for housing is elastic(-I.e.. sersitiye in price;,developers cannotpass down the cost increases to homebuyers or renters, and so have to reduce their profits.Furthermore. manv observers I hay-- pointed out tha_ir the long run i-is probabie that the landowner will bear most o the cost of IH (Maliacii 1984.Hagman 1982. Eliicksor: 1985;. A recent revoln c_itica: o: IH states that wits IH. "The value of existing properties as potentia: sites for new housin_ deyelopmen. will be reduced" (hosmont Panne:s 200=,D. = . These arEuments, howey-- have remained iargel theoretical. For now-.it would be safe to concur with,Watkins (1999) who surmises that the cos:o=development fees- and IH is a deyeioumen_fee - will always be split between all players in the development process' (veison and`food% 6. I )00 ,r. The costs of IH. then. are no:automatically passed down to homebuyers anc i renter oniv. The argument that builders will not oay is based or,. the assumption that "builders can simply more their construction to mo-e profitabie ioca:ions.! As mentioned earli--r. however. housing markets are segmented and are becoming more difficult to enter due to a d--creasing supply o=land and more complex Iocai re�uiato-} environments. I :�Gce'' J 15 I - I I. S _. The aings are generaii Tm =able. The authors state that the cities used in their research `DrOvide a good sample to tell us how inciusionary zoning is probably working rationwiae" kp. ^i. Unfortunat-A .because of the narrow scopeandassumptions. the flawed research design, the data limitations. and the weaknesses of the analyses in the reDOr,the anan-sis of the Bay .area cities cannot tel'_ us how IH is workin*in the Bay .area. let aione nationwide 2. IH 'cannot mee.the areas ajiordabte housing needs . The authors point Out that IH produces fey units in general. especially compared to the need for affordable housing. Thar is true. It is misleading.however. to belittle one tune o= affordabie housinL D-ozrarr for not meetinE the entire need. IH was neve.intended to be the only solution to the affordabie housing crisis in California. The authors DOint out tha_ the average number of IH units Quilt since 19 is only 'S Der year. This average �;ou;c have significance if the 50 IH Drograrns in the Bay area had been in existence since 19'x. The great majority of their were passed during the 1990s. with seven of them between 2000 and=003. For the same reasons. the authors' assertion. "In the 30-Ous years tha_inciusionary zoning has been implemented ir. the Bay Area. communities witi: inclusiora•1 tonin_repo-that it has resulted in the Droduction M oniy_ 6.536 affordable units' (nage D-:. is .isieadmg. CONCLUSION The RF report presents empirical results con: -nirg the consequences o:IH in the Sar. Francisco Bay :area. The authors o;the Reason Foundation reDort apparentiy intended to provide policymakers with information to eyaivate the imDacts of IH on communities. Ou- Du--Dose it writim!this critique was to assess the quality- of the research and note its ma_io_ weaknesses. conside-the reasonableness o:Maims based on the research results. and _ezorr_mend a more fruitfu' path fo-emoinca: v:o7k or.IH DOiicies. Based on our asse;sme:,_. the research has mane sho-tcomings and is upsuita)ie as evidence or the authors claim tha_ IH leads to a decline in the overall production of housing and is a costly DOlicy for communities. as"e ra.emaae a numbe-of suggestiops to_bene-empirical research or. IH. inciuding a more sophisticated research desiar. improved data collection i_quantitative and auaiitatiyee. and more ago-oes aralvses. i I I REFERENCES Burchell.R and C. Gallev. 2003. "Inclusionar Zoning: Pros and Cons.' ir• The Californic Inciusionar. Housing Reader. Sacramento: Institute for Local Governmen_. i i California Coalition for Rural Housing and tion-Prom Housing Association o Northern California. 200-3. Inciusionar_e Housing in California:30 Fears of inPovarior. Gaiste-. G. and J.-RothenberE. 1991.Filtering in Urban Housing. Journai ofPiamma iEducation and Research 11:3---50. I Hagman. D. 1982.Taking Care o-One's Own Through Inclusionary Zoning: Bootstrangir. Loi;-and Moderate-Income Horsing Dv Local Goy emmen-. L°rbm:l alt°and Poiicl 5:169- 18-. i - hosmont Partners. 2004. Revieti:: or the David Roser: &Associates Report on Inclusionan Housing in the Cine o=Los Angeies. Building Industry Association o`Soutcern California. Mahac . A. 1984.Inciusionarr Housin.-Programs:Policies and Practices. N 2w Brunswic_. NJ: Center fo-Urban Poiiev Research. Rutgers Cniversitv.. j Nelson. A. and M. Mood-,-. 2003. "Paving fol ProsDe irv: Irnpact Fees and.lob Grown:.' Cities and Suburbs Report. 'v;-aspingtor: The Brookings Institudor.. Rothenberg.J.. Galste_, G.C.. and J.R. Pitkir. 1991. The lia7- or Urban Housing A- arkets: Theon-. Evidence. and Polic_:. Chicago: Univcrsin• of Chicago Press. I - j Ellic'ksor. R. 1985. Inclusionar- Zoning: Who Pays" Manninc 51(8`;:'1F_-20. Watkins.WA. 1999. ''imDact o:Land DeveioDment Charges." Lane Economics '5 -l'_=- I 1 1 I RUG- APPENDIX GAPPENDIX RESEARCH DESIGNS Kura- Reason rouncabor VS. rrorme,4 tar Reason Foundation:Research Desim Tim-- No imedo random .ssignm--nt 0. x O.. �Tv Hers: O;._ = the numo::r o=re-sid-entiai PC 1111t- issues in tim-- I t t_ is time a w-- city o_cin• i iciti--s with IH poiicy; X = the adoptior, year of IH poly-y in sits i (D l Proposed a.ch.r_: Tlmc No random 0.. X. 0._ Assienm-n- 0.: 0. XV nere: O,, = the same as aoove O.. = th= nurnoe_o=residentia- permits issued in time 1 fes_ is timeI. fc- cit}' i (cities «•ithout an IH poiicr i.z.. a comparison g_our. X. = the same as above - - _ RESIDENTIAL BUILDING PERMIT DATA BY YEAR Om illustration The graph in Figure 2 shop; the numbers Of permits ore-the vears In a nvvotnetical )A,-nil--permits vary from year to year. an overall downward trend is present. even before IH poiic}' was adopted by the city. Therefore.it is no surprise that these data would snow that permits went dowr-. on average. after IH went into effect(using the averages for 1 and--year before and after Deriods . This exampie is only one cite and the authors use the average of a number O cities (�j apparently in one analysis. and =in the others::. I=all the cities or the maionty of the cities had a downward trend in permits over the entire study period.then the difference between the average De:mits before or after the 1H poiicy was adopted would be even more dramatic than the single case—but the difference. ay�_raged in this manner. would be vert- misleadina. The reDOrt does not Drovrde ions-term data by year to the reader. and therefore. we cannot know if the difference in permits found by the authors is an effect of IH.the reflection o:a ions!-rerrn trend 4. or. as stated in the oonv of this critique. the date ov approval of IH it reiation to the economic cvcie. `I.-'LAM_. HyDothet`.ca' �8rrnit Data-fo- 10?`_100` (L sin_ 1986 as the vear III was adopted- 1u 0 -- — 8" 7C �r i �V Kv • e 20 1C '."s7E 198= 198= 198= 188;- 1988 199C 1og= 1:Q-4 TCe dam lr L1]s Eraon are lyoot.".etizai and are iniendea Onix :O 0itistiae a rrobiea: nit the anises is tre RF repor.. . 119e_cies aCal�`ses._PeTi$1_s :!v n-_ Tl_EiiE ieFeal£7 :=cf1 T.OTe�OT1Dli:.=:D3?CeT to aa�..a:A'ilIllC u3w __ iTs'-'3..fi o. :ne 21? '[n- S ie_S_. ?ac c I Affordable Housine in San Juan Coun y Page 1 of VZ�s `` Community Development and ' �.ls�'u� ,� Planning Department—Lonb Range Planning 135 Rhone St., P.O. Box 947, Friday Harbor, WA 98250 aFY= (360)378-2116 1-FAX (360) 378-3922 San Juan County Affordable Housing Long Planning Directory Note: Documents tna_are form=ed as .Dd`flies IFF rea--ire`.re ---se c`une Pagefree Ado�eS Reaoer; . _`you cc not alreaav nave tics insai`e_,von may❑e[ it by clicking this hvoerlink. Affordable Affordable nousing is a significant problem fo- many of San Juar County's-workers and young families. The County has prepared zwo Housing Page information sheets or: the affordable housing issue: Hot Tonics Affordable Housing Defined _X25 k3 ciarif:es whia: r- I Community Planning affordable housinc means and indicates the income -anaes l by household size for very low, ion:, mooerate and middle- Population and income households. Housing Housing Affordability Crisis M�2: k3;= describes the r Comprehensive Plan problem of housing afforgability it the County and some of j_-- the things the County is doing to make affordable nousine Unified Development more avaiiabie. Code (UDC) Official Maps Legal Context. The Washina.o^ Growtn Manaaemer,- A--- anc State � Housing-Policy Ar_ require state and local govemmen_s tc DromoLe z varietyof residential densities and nousine tyDes tc serve state a d local residents, encourage the availaDllity of afforgable ho'_sine to a economic seaments of the 000ulation of the state, and encourage the Dreservation-of existing housing stock. County Affordable Housing Policy. Section, 30- and AoDencix 5 o= the rou-Iry COmDrenensive Pian (links at bottom of Gage; aOdreSS ;lousing concerns and adODt housing DOiicies for the County. These sections also include detailed information: On the County's Dopu'latlor. Long-Range ano nousing crara-aeristics, inziudina the 1990- housing Naegs Planning Staff Assessmen:. Debra "DY' Sessner, Estimates Of housing need a-e DaSed 0.- c .nUMDe- O' slmgiiNlnc - i Sr. Dianne- aSSUMPtions about people-S financia' .resources ano Oecis:ons aDOu= I_ynca Guernsey, how they wili meet their own nousing neecs. Because of the unique DeDarCmentai nousing Ma.-Ke--, environme^ . a.ng emoi0ymei_ cra-acteC StiCS 0- Sar A_s c istaht Juan County, tnese estimates ano assum:)tions mus- De onstOerer . ntLr: i;-«-y.,.gesa:_-iva:_.wa.us niannmg'housing"..,'_Gand`.i:'_OFouuiaion ,ffordaoie`-i'OHou... 622001- l Affordable Housina in Sari Juar Coun-v PaLn 2 of; with Caution. Howeve-, it is clear that if the-County is to continue to provide a pace to live and work for a wide variety Of peoble, and to move toware a balanced, ,year-round economy in accordance°with the Vision Statement and goals Of the Comprehensive Pian,the County must act assertively to Drovide oDDOrtunities for developrlen:`O` housing-afford-able-to very low, iow, moderate, and middle-income arOUDS. What-is "affordable housing"7 yousing is considered affordabie to a nousenoic if that housenoid Days no more than 30 oercent of its a_ross income for basic nousind costs. For homeowners, this ineiudes mortgage_ DaymentS, DrODerty taxes. insurance, anc utilities-, fO- renters, this includes rent ane utilities. - -Utilities Cost_ Include water, sewage dISDOs2 , electricity and/or Cas t0- lighting, heating and COOKing. Teiepnone service is not considered a basic noosing COs:. How are very low, low, moderate, and middle income groups determined? ousenoid income groups are defined 2s very iow, iow, moderate, middle_ and UDDer Income Dvthe rel'atioeshio Of t:ieir income to tee _ median nousenoid income r0- the County. households with incomeS U= t0 50 !)e,-::en- Or the med ar income are clasSlfied as ver_- lo-:-income: _ nousenoids wi_r 70 Dercen: to 80 De.-en_ of the median income are classified 2s low-mcorne. i"MOOerate-income nousenoids are those wi_,- _ - 3C• Dercen: to 33; Percent of:ne median, and middle-incbrie - nousehol05 ars_ those witn of Dercerl to _20 oercent Of tie Count/' median. Uppe -income nousenolas are those whose nousenoid income !s areate- than 120 percent of the median.. nl-usenoi-o income orouns are no-- differentiated by ho4!Seiloid size :. the Census. However, income r anoes for different nousenold sizes are Used Dy the State and the U.S. DeDanmen: of Housina and Uroan Devemomen: tO betermine eligibility for various state and federa housing programs. These income ranges are snows in *ne Affordable Housing Defined Fact Sheet X25 K3;. Is there a shortage of affordable housing in San Juan County? = Working DeODle and DeODIC who Orev; uD IG the islands nave a na-C time findina Dermanen`_ nouslnc Ir the county at prices IOea wages car SUDDOr:. According to cata OevelODed Dy W2sninator. Stare Univers:v_. San Juan Countv.s resioen:s tyDicaliv have_ the greater daD Detweer nousehoic Incomes and houslnG D-Ices Of any county in the state. 1 yDlcal first-time nomebuyers in Sar: Juar Coun v car aff circ. a housing - Davmen: o` less tilar 40ci-_ o- the D2ymen: they' mus: make to Du:'cn2se 2 s:2-ter home. r re average for the state is 770%c. With a fUl- -= 20L/o down, a mediae-income farniiv of fou- in Our cOURIy ca- stl i a �+HOuSL_�'e_ �(1 a"-?JPeDu,aT.io2 AIIOTCaDl-'.`UHo�... 0 =`2006 - R%.,'='ti�C"�i.:.-,..San•-112 .t�'a.1_-Diannip__ _-c_ and-c_ affordable Housing iP- San Juan Count• Page 3 of; afford only of°l^, of the payment needed on a medias-priced home; while in most Darts Df the state, the median-income family can affom 110% of the once of the median-Priced home. =o- more information, see the Housing Affordability-Crisis Fact Sheet'7F (21 kB). iWhy is there -a shortage of affordable housing? i There are several factor that have combinec to Create the curren. crisis for local working peopie and locai emoiovers: • High ianc orices, refiecting the desiraolility of riving nere, and competition for avai!abie homes and building sites: • COmDetitior f0- modest-Driced homes by seasons; and vacatior residents from throughout the northwes`_ and We entire U.S.; i • Predominance of rural properties, vire.e ;aree parte: size, wells and septic systems add to housing develoomen_ cess; i • High Construction costs due t0 costs Of transDOri ng -nateriais and workers to remote sites; • High tests of providing water and sewer services with individual or small-scaie community systems it the island environment. • PrODosed ferry fare increases tna: wows more tan doub!e ferry fares ber:.'een 2001 and 2007. What measures-can the County and State take to solve this problem? i _ike many COmDIICared Drobiems, there is no sin0ie, si-nDle solution. The County needs to adaress avaiiabillty Of land, cos-. of iand, availability of Infrastructure, and a lack of experienced ceveiODers. The i County has a numbe- o-, programs reaay to attack va-IOL'S Darts of the housing affordability Drobiem. Urban Growth Areas. Urban grow— areas are tie places where orowth is W De directed in the future uncle-the states Growtr Manaa_emen_ Act in order to Dreserve rural and resource iands and prctect them from sprawling, iow-density development. By establishing urban a_rowth areas on eacci,. o the main islands, the County has orovloed areas where niahe- aensity s encourager- and car De used to minimize land and oeveiopment cess Der i hOUSIng unit. Because of the hiah cost Of land in rural areas, mos new housing affordable to low- and moaer ate-income householos is expected to be deveiDDed in these urban gro:"Jtr areas. Much of the existing supply of rural afforaable housing is expected to oe lost as curve:it ovine.s sell. • Density bonuses for affordable housing. Higher density means more nouses car De Duilt or a a:ven area Dr ianc, reducing me lane cost of each housing unit. 3y making nigher densiry avaiiable Only for orojects tna_ inciude a substantia! DerCen.aoe o- affordaDie nousinD tnrou0n its dens:ty bo'l'us Droo7am, the County encourages Construction Of year-round i h -n:--v.7.v.-.CO.san-_lua^ wa.us Dian-ung-,,'Rol sinL-=) '-0and'' OPopu;ation Affordaol-",L,'OHou... 0`2 2006 l Affordable Housing in San Juan Coun:v Page 4 of 5 affordable_ units at nigher-density, rathe,tear seasonal homes a- vacation, renzais. Density bonuses are-=avaiiab!e !r. specific areas- of the.Eastsound and Lopez"Viliaae urban growth areas, and in - ce-aam or-thea-rura, activity-centers on-Orcas island. • Rural residential clusters. While rural lanes are intended to be developed a: low density, the County has a limited Drogram tc Dermlt affordable housine at 1/2-acre_densiry in r ur a I lands. maximum o 100 units pe- decade or,. the ferry-serves isia.ngs Outside c activity centers may be developed under this program which has a number of other limitations to minimize potentia: impact a: rura� cnarace-. . Gap financing. oast exDerience has demonstrated tha: these DroOrams are no- sufficient t0 induce builders and Oe VeloDers to construe' enoudn affordable nousinc unix it tie conventiona nousinc market. GaD financing_ is needed .from state: federal or local D.-Ograms dedicatee to makinc nousinc afforca.:31e. . Land banking. Purcnasinc land for aft-canie hous:na tc prevent the Drlce increases Of the conventiona real estate market driven-Dy seasona., vacation anc retiremen: homes is One Of the principal Objectives O`the non-profit ComTiunity Ianc trusts that ODerate on Sae ]uar., Oras and Lopez islands. These _ IanC trusts are responsime-for exem:Iary Dr0_iects t tea: have Drovlcec nousing TO.- a number Of Indlvicuals anc ia-nille5. Implementation through Public/Private Partnerships. it keeo:nc wits the C Ounr,!'s tradition and vision Of seif-nein. minime= doverr.-r.ent anc maximum volunteerism, the County does n0- intend to cor.struc: c.- oDerat_ affordabie nousinc. Ratner the County s DrODOsed rod.-amS emphasize Dartne-shios with no^-o-ofi: orcan;za7i0.^.s, f0--prof-.7 .nousing. oevelooers, or ind-vidua' Droperty Owners as the Juilders an_ -_ ODerazors Of afforGable nousing, with the County enabllno the DrOCe5= and ensunnd long-term affordabiiity of units constru-cted. Real Estate Excise Tax. The key tc expandlnc the County s housing Drodram Deyond maKinc affordame nousin-, DossiDie to getting is dui:-' is the DrODOSeG es:aDl!snment Or a count-Mice Afforcabie Hous-ne mound witn art ongoing source o` revenue :O Durcnase iand and Drovice yap funding for affordable nousing projects. The Wasnindton State Leaisiatu'e it 2002 passed soec al ledis-atior that `:.'ODIC Derml: jar: 3uar County residents to enact a 1/2% rea es;.ate excise zax lR3.T;; tc func afforcabie nousing proarams. Affordable Housing Fund Commission. Ordinance 20-2002 eszabiisning ar. affdreabie_ housing fund anc a commissicr to dire-: its use was adODtec by the Boarc of County Commissioners in tiovemDe- 2002. The commiSsior nay Deer. aDDO:nteu ansc is exDe-tec t0 bedir. its work in early 2003. =o-additiona :formation, see the Housing Affordability Crisis Fact Sheet i-- ;2: 1:3' Ej Resources and Links: bnr.:.:-,A7y.7.'*.-.ce.san-luan.wsus:nlannir-a 'ziousIDa"-c20and°-�'_OFaDuiationAf;ordabie�•�_OHou... 6 _`_006 _ Affordable Housin:in Sat:Juan County Daae 5 of County policies, and Internet sources for housing affordability information. Comp Plan Housing Element (56.3) (moil 1<6;:. The :iousin5 Eiement Drovides Information, goals and oo loiicies for housing in the County. - Comp Plan Appendix 5 (Housing Data, including the 1999 Housing Needs Assessment). ;9F (684 kB). The Housing Needs Assessment Drovides additional information on income. e npioymen:. i housing saies, housing construction, housinc costs, and nousinc nee^_S cs specia; MDulation groups such as the eideriv and the d:sabiec. It also Drovides information or, a numbe- of feoeral anc state housing orograms. Affordable Housing Defined Fact Sheet X25 kB;. Housing Affordability Crisis Fact Sheet i (2: kB). ; Community Land Trusts are nor-orofit Qrou:)s tnat build affordaDie j :`lousing fo-workers and famijies throuah a combination of locai donations of cash, labo- anc mate-ja:S, and state anc fede-a' grans - and loar.s. Each of the ;and truss nas i-s own Wer. site: (Note: these ilnks will take you tc other ."JeD sites or the I Internet.; l San Juar. Island: San Juar. Com, uni Home Trus- Oras Island: ODA_ Co-?mur,ity 'rano Tris- i oDe_ SSiaTlc: _O:)et Cc^1munitV Lang 'rrus- i I 4 I i l ntrm:-,x-,,,-%".Co.Sar..-Suar.wa.us-'DianII:ng-`HoushnE`-c'Mand U20Dot)uiation-yf-Iordab1-_1'-MHoU... 6 2 2006 i I Market Housing Affordaoilin 200; - Chanter 4 - Case Study ; Pae-- ' of 6 i Brj ISFI Local Government Guide for Improving CICU MBIA Market Housing Affordability in British Columbia -- Back to Mame:Housing Af orcab!iIN 1•r'"a:r Oaac i I Chapter 4: Local Governments in Action Z Low Cost Rental Housing Case Study: Community Benefit Bonus ! IST -- --- -- — — Outcome: Low Cos:Renta! _ocatior.: BurnaD ------------------ I Type: Zorirc I Cescrict;or SteD_ - ' Results W. o ^nal:enae- ' --pp„'tS:i r, g:7M - o i0"Si:ccess o Swtab ilty for Reokcation - --------------- ° essons I eamc.. V o Ccs ac: Infc,matior ! I: Description" i The Community Benefit Bonus !CBB I offers adai;ionai Oers;TV to town centre areas in Burnaoy. it exchange To.providing of orcab; amenities. or a combination of the two. in the case or afrorcab:e r wishes to receive arm maimaln title TO the af;Orcab!e Units created under the CH. I'trier ieases the units :O a nor-oroflt orcan:zatio, eiigibie residents anc. i'. re_-uired. supDOrts the residents Ih:neir r aDDrotinate assistance. Tne non-.^.•roti'also Daruclpa?es In the des wnign aro gorlSTfUCied TO'PanIcuiar resident croups. 3o far.the C, I 25 low cost rental units In tnree develooments. I The bonus is imDlemented throucn a zonin_o bv;a-w.whith i Includes base oersities and ultimate densities. art C Drovides clear ouidel;nes fo assesslhc bonus density DroDosa s. ReO cations and conditions related TO DOnus density_ are contained in the by.a:: s supmementary section.: o Regulations include a i:st of Dotertia:amenities. and refer to the ^lcor Area Ratio i=AMS bones avallame fo- i i aeV9100mehtS :h deSAhated town centre areas. o ucndihons IncalOe the reoulrement tnat corn Drenensive Oeve;oD-^.lent Ds '-'Sec. =acn town centre nas different affordabie housing needs. S,ar ar loentlfying oaOs aOC assets in eac- town centre;o C array no;.alnd for developers wishing to use the CBR. Tne table belo:.' ICc caies file:-'`C:.Documenis and Serines`iichael MurravjXI - Documens Kr Versonal Piannin_ C... 6- '200 i Mark--t Housing if ordabilin-'OQ'; - Cnarn r 4 - Cas- Stud- Pan of 6 densities Tor the affected Districts in Burnaby: - District Curren: Communinff Me, r0aximum Benefit(=AR= Bo Density(=AR; DE ` (; RNP.'. G.c 0.1 Rr.P.2 0. 0.1 RM? 1.1 0.15 RMI 1.7 0.3 Assumes underarouro oarkinc In Burnaby. affordabie housing must meet an idantifiec communit housing the Drivate market can oroviae through rezoning ie.7. ;-o; deveiooment zo^Ing o-othe-channels. Planning staff are,rvoivc needs. The CSB Doilc_oalances the need to establish extra gens aevelJDers w:t.- DOog community Dlanriin Dri,^,glpleS.The oevei _ mutua. agreement or the or000se-- leve= aersity anc amenity _c aevelODmerlts are treateg as eoui7a Dly aS oOSSIDle. I ne not.-sm0 increased density area. Dreferabiv on the site benefiting from the not Dossibie.wl.hir ne same town centre area v - Burnaby taKeS the Ieac In suaoest:nc: a ole^sav oonus to the develO Der. I-lousmp Drovioed through the CBS Is secured through a housing acreemer:reglsterec or.title. The nogslrc ; agreement includes oe:ails o`ownership,the value of the bonus. the size of the units- and other pertinent de;al:s. E:ac- _ rousln_c acreemem Is negotiated segarateiv vv;ln the a evelooer. y In areas where a:forca Die nousing Is a_risk o`being demolished for hioner Dr;--ed unas. a densiry bonus D-O^da' could be created tb offer a bonus Ir: excrianae Tor oroviam, reMacemem housing. - VIC:Top Impetus Burnaby's four-owr centre areas are zones multi-fami;v. Council the suDDly p`iow cost housing in these centres. wh,cc gar suDoor (fore examDie. an Increase in gensi'v from 2.2 to 2.0 . in July 1993.:he Housing 'Commlree submitted a reDOr:o gourd rezoning ooiic `.b-resicemal oeveioDme-rs In the own centres 4 added aersit . ill excnahae fp-amenities and:cr a-oraao a-iossi- Cranoes to the _o.-a' GOvemrner. Act in 10-7 alloweg cities to a' mariner. Burnaby s --BB vias first implemented in 1-098. nic: C'Docum=tzz and Micaae'1viurrav°`4v-Documents NirrlPersonal Planning C... 6 5 '006 Market Housing Affordability 2005 - Chanter 4- Case Stud- 5 Pa?.-3, of 6 i The inlfiative was carried out in two smaes: The policy was aaootec. 2. Amendments to the Zoning Bviaw and tn=_ Town Cern re Dz- were created: - I a. The amended Zoning Bviaw referred to the Commu: (C—BEI)DOlicy and outlined Darameters for consicenn b. Specific needs for amenities and afforcao;e housino in each town centre area. I M Top Steps Tne city is askino non-Drofi:nousihc c_rouDs to subma Expression: for ooeratina affordable housing units in CBB 'pro-iects. As we@. it iaentifyino caps in housm an--amenities it earnof tre toy:r.cen There are two Phases to the CB?: 1. In Phase !. the need fo-an onsite amenitv or affordable h0' a site-specific basis. Existing community Dlans are amenor- framework fo-amenities and affordable housino ODt;ons, w - ournn�g ove-time as Dar o-the normal review Drocess. 2. In Pnase IL an onsfte amenity o-affordab:e nousina is dee; - - - - Undesirable (this phase naS not vet Deen '.m Dlememed.. in develope'would be Diver. the OoDortunity to increase dens to a fund Mat Droviaes amenities and;or afforoabie housmc the same town centre. The City Of Burnaby relectec usln4 a aetalled DrG- forma Dlar,To a- tre density DOnus. Instead. Council IOOKec at two municioaiiaes us DOI;Cy. and decided t0 adopt Vancouver's formu;a for calculating c Contribution = Porus fio0-area fin f`2 x marKet;and value(ir. z VaivatigP o-the Bonus In the Drivate marKet. devemerS Durcnase lard at market value. and antic;cate making a D-ofi-. Tne value of the amenity receive ' - Increased value Of the orooery ansma from the oenSity DOn�Js. If I snare(e.o. 50:50)the vawe o`the extra cens;ty wit:i the oeveiODe ne:result would Oe an increase i- DroDerty values In Drocismes el Dorius. Since ;and traces at maximum oensity va,ue. I The aDDhcation o`the baS;c DrinCiDle—value Of amenity O'nousin bonus space may need to be marainaliv adjusted fo-a panicuia I Characteristics tnroL'_On a neo_ot;ated Drocess w;tn the Oeve;oDer a may be Some =d reasons for encouraoinc devetoDment in One -- anofher. .. V .. . I I Tne size of the censin Dones. wi:n contrioutiors goine to r.o-using A nlane7 DOnus could be a;ven to file: 'C:Domiment_ and Settings-Micnae Vrar av`,1v Docttmen s'1MIN PeronaTpiannina C... 6:5.2006 i I Mark-c-Housing Affordabibiv 200 - Cnap_er= - Cas-- Stud} = Pa2--s of 6 • Units devemDeD under senior government n0n-Drofi' _ -Droarams: _ • ?rice-contrDlied limited-eauitv man(et units: _ Units controliedrmanaoediowned Dy non-profit nous • Guaranteed rental units witn rent controi mecnanisr Housina for those with Meciai needs such as Dhv_sic disabilities. victims of violence. etc. _. A more modest bonus couid be aiven tc: • AdaDtabie o-soec;a neeas units: • Guaranteed renta;or time-iimitec units: or A few units o-non-marKet nousinc in a laraer oevei- - Top Results Twenty-five new rental units in tnree deveioDments have been ere - Community used Bonus Drogram:Tour. nine and twelve unas res in two develODments are universal desiar..=One oeveicomen !s individuals with mental and Dnvsicai disabilities and includes a un Tne units are located in the town centres near snODDlno and Dubi- _ - residents Dreviously occume-, margira housing. after Ta-vom se offer a great imarovemen,to tner lives. Rents are calOu;ateo a: income _ac tDwaros strata mairterance Tee and uoKeez.An, a replacement reserve fund To-u^exDecte'c maintenance Items. To p Costs The annual cost i- stat`time to aamin:ster the CBB s S'5.0K. Top Challenges • Ensuring affordable nousinc remains a o-ominen- oonon v: CBB and tna:Me bonus is rot aiways p:::toward otne-am Droaram ^gains momentum. and the avai;aoility of bonus am Otner munkmal deoaaments and ent:aes like the I;Drary bo and paries ana recreat`or are advoca"n-c Tor contributions t• It can be difPcu!:to ratlonal2e TOU-units Tor Tour nouseno:c - like a skatebcarg parr:serves a much ;arger Dopuiation. As imporant to deveioo orin-CM.es to guide the discussion reef - - versus amenities. Bumaav is :currently aevelODlnc sucn o_ul • Ensure that societies oDeratina the unix are selected eari'v stage. to allow inDu:to tae aeye10De7 about the specific net DOPulation. o There is a concern v:a-the ;m-lac oT a oeciininc rea. esiai- CBB. For examoie. i`;and Drices Ta::. the afforcabie units a• density oonus -could Decame too costiv for the DUlide-tc a-- Top hi--: .'C:Documcnts and SeninQs Mic ha--', Murw. MIN-Documents MMl--rsonai Piannina C... 6 Mark--'Housi-ig A=fordabilit}' '-005 - Chapter 4 - Case StudV 5 P2se =of 6 I Factors for Success I Bumabv received assistance to deveigD the CBB from the Lrbar. Institute Municipal Uaisor:Committee. I:also Studied density Don: municipalities. The city has Teamed from each development using been ab!e to improve the process as a result. Other tactors io-su: a Havino the richt economic climate. In areas or times where building out to the maximum density. this initiative wilt nave ie A Developer committed to the proiec s success. Top Lessons Learned hon-profit housing Droviaers nave areat interest in using. density Donus programs IiKe the Commun'ty Benefl: Bonus. e The legal T ameworK must be clear and include a comprehensive. housing agreement tna;sDe:lfles aetai's i down to the type of finishes to oe used In:.onstructlon. esoecialiy wnen dealing with universa.Design.. o The most succeSSful projects use local org4amzations t� administer the housing m a group mm experience In tre icommunity. j Tnp Suitability for Replication - While high rises Create the greatest Dotentiai for the CBS.the ora all nouslna types with higher censitles thar townhouse aevelopm: i M Top Supporting Information Density'-Bonus as a section in Suppre:.merra 'Regu;ations or tris . Reoor to Commun ty Piannrnp & ".oUsira Committee from the Di. with re^-ommencatlons to create the --.B--- information B .information avahaDis a'h t�-=:'lJV:Y:.Gi•.'. Jfnsp`:.7^.CB . Top Contact Information Jorin =osier. Senior i on_o Rance?fanner -Boar. Se!oy. Jooia; Dianne- :IPJ cf Bumao- I 4946 Canaaa 'day Bumapy. B.C. VSA. 1t:.2 gone: jonn =oste-—60=-29=-7,'05 Ill-_:-'`C:Documcats and SmL inLs Mi:Iia'._`izra Nl DOCUfl-encs HINT-rsonal Pianni^_ 65.2006 1 , Market Housing l ordabiiiry 200= - Chap­-4 -Case S udv ; Pas--6 of 6 Fax:6QL-570-3680 - ip�n fasterrg-tv.burnab .ba ca ban.sebv; 3izv.burnSDV.DC.Za r - Paten':ages to^t ire hien-w;and j-`,.-,a ra=o;c:'me Jlre=tDr o -.anrmnc an: 2�.'=4'-o �cmm:;�:ea 3ene`t 5-_res F�c3) o-A.3da_�e Nousr Ce-ire Areas-: a cu--3s=_ci w.^fun was:o rer_-m^enc=31eme,:af.o-•=`?:ass area :2'.F:DDr Area Ka7f,3 raters to ins afro::.^.:omamed w nen:r--e C-Oss hoc'area D:0 Dui ex=iusiors cem:ined:r amDrDar=e w':n se-icn 9­2P of-la Zon•ne Beta:•::s di•.:D- - _ 'un-;rae-aas:?r-sDme fines Know-as�zrne- ee ot.. 1:g ces:=-.s:ne cosier -- - en•.ronmens D oe-are ry al:Deocie.....Ire Tates.exter.. wtrou:.. o_=:aifze-=cesm.....irwefsa oesr-Kza3n.zes t^a:cecoie nave Bran-e c4 cac- - -_ 3esc_rs c`Duilm7ns and tcsis:c 19C-Me cvs ranee.' ` Next=�a , -•reymus '._art abme o?.on; n:_ _= Go to Housinz r-ciicv paae ! Of7 tce of Houslnc anc cristrictlen S - n=av 1.a.- 202= - i r' file:. C:Doeumen_s and SminLs ltiiicha--: Murrav My Dozmmen.s iN P=rsonal Dianaintr 6`= 2006 i Economics Research Associates i Downtown-Density Bonus and Attainable-Housing Policy: Recommended Comprehensive Plan Amendment SJurr.;L,eD u. Department of Planning } City of Sarasota, Florida 3JD.:!E2T_� Economics Research Associates I March 1, 2006 ERA Project No. 15939 (2) I ".C" Connecvcut Avenue_ N'l: Suite 75J t:esningtor. D� 20c3c 202.49c.957= FAX 21.2 49c.9E7' vw.,:.e=cnres.cer.. __ Nev. Y_-r I i Table of Contents ! ' Table of Contents........................................................... .......... i General and Limiting Conditions .........................................................................iv 1. Executive Summary......................................................................................... 1 BAKKaroura........................................................................................................I _o oa;ah!= ?roc_rarr._........................................................................................ Dersr 3orus ana Ata;rat,e ;o::SI^.2I.inrRequ!remcri..A:terr?i 1.._.................L ke Yommeraec Po:i_�r ana Co norerensive P.ar . . rr'•erame.1................ ................ p :e:oar =rt �aoa:_ i2. Background ..................................................................................................... o' Irtraauncr- ...................................................................... i -SLODc and-",'/!elhod of oc:' .................................................................................... De +n;no "A-a:nabie Fousinc' and Tne --roa•err................. - Saraso:a Hiousino-Marke_Coni-ex ........................................................ Sa:aso a POI!Ct FrarieworV ...............................................................................1y Sumr'a-. ................................................................... . 3. Comparable Attainable Housing Programs................................................... 15 !r:troau_ ior........... ..........................................................................................'. De ;rinc inausiona-Y, Ho-.;s:nc ............................................................ - _xar:-C:cc and osScra C-,..._ ._ ...... ........... ...... ... .: .........................................................................................................•-9 4. Density Bonus and Attainable Housing Unit Requirement Alternatives....... 20 !rtroduc-io......................................................................................................2 I : __ �d�:e came-- •��r-rm::r:a:�aKerca a=- _gym^'- - ,. Ce: _s mono ............ Dens'-, _ . ..__ , . . - Jer5u•. C�al._` .'r:;r: =,`a:^aD'.c —.O:a:ra ......................................3" �Se..-;- yslz. - _..�:.I'�iIT�.-Dial.�:�. ..........................................................................................3C Summar.. ....... 33 5. Recommended Policy and Comprehensive Plan Amendment....................... 39 !r:-ods--ior....................................r.............. .-................................................ _ 5umrr. :a^ O= "rOCOS.a r'Or"_ ............................ .....)O k__.,m.- _ra_a _n..::,.__t., -„ ,.srr,. �raD-e-....................................................�� e c _rrerdec -nar-es tc =!,ure _and 1-se Cnae.........................................L 6. Development Capacity ................................................................................. 46 ntraau _iaa..................................................................................................... _xis_rd D..e.::ng :;n:--s anc :1-mra_ ................ ................................................ .. rDter.:a. D•:Jeif..: : .,r.!Ts a: :; Za.,a_:r................................I.............................. 4c Jl:r'.Tar.” .............. ..........................................................................................J' Economics Research Associates City of Sarasota Pro!er =. Dov.-ml,.,. Dersi _ c%-_z ac_ ho'-s!nc_ Daa- I i I I _ Appendix A: Participating Stakeholders............................................................ 55 Resiaerz- 'Neiahborhood!Communist•Reore:enta::ye:................................... Deye�.Ope s:SroKers -BL'S,ness Re.broseri:a;kle:......................... iPublic Sta........................................................................................................5- Appendix B: SarasotaPolicyFramework........................................................... 58 Comprehensive Pier............................................:.............................................SS Downtown Master Pian 2020 and Doyrn.ov:r erode.........................................oc Doi:R' o 6��. es a lop' r�,ena:� n r-0.PO .�t,;�.�. R_�Id_n:,..� � Dist,Irl ,�.,.,D................................................... A«ainabie Resioentia: Overlay Disinc. (AROD;. " ConsoiidatedRar.............................................................................................. Sarasoia Co'Jn'J r mDrenenslye P:an ................. iSarasota CO'J nTe'LOn:nO Ordtnance— GenSl^.' BORJS an0 -crciab:e i'ousin I Overlay Disnc!......................................•. Commun`v HousirO Trus,o-Sarascza Coun. ...................................... 8 .......... Appendix C: Proposed Attainable Housing SpecialistPosition......................... 84 Description and Typical Duiies..........................................................................84 Knowledae and.Ab:5lies........................................................................ 85 ........... Minimum Quaurlcatlor.s...................................................................................c_ Appendix D: Public Meeting Comments............................................................ 87 Appendix E: In-Lieu Fee Options Review............................................................ 89 Appendix F: Feasibility Model -For-Sale Units (Condos) -Downtown Edge (DTE; -Base Case.......................................................................................................... 90 Appendix G: Feasibility Model - For-Sale Units (Condos) - Downtown Core (DTC) - Base Case.......................................................................................................... 96 Appendix H: Feasibility Model - For-Sale Units (Condos) - Downtown Bayfront (DTB) - Base Case.............................................................................................. 102 I I i Economics Research Associates City of Sarasota "rOle;F FJ 39 2- Dow-Mv.,n. Dens` _ A--_inaDfe :io_S'^C 2�:_:9 "a I i I i Index of Tables ab.c Pooulanon & hm-sero:--Fro.ections Tor-the C-Qv o: tea,c]D z, 0-cK, 2025. _................ Tahi= 2: HUD income and ..io,daoifiTv-Defini:ion5..........:.....:..............................................a _ab-e_- ;IGUserDl-- FfC!e !or]S by Hm-lEc^OI7 incomE. 203C-201.5........-- _...........'C 4z,i aDl=4: r�.caCe:�.]dEr= 1:=^i] In tn=]arc'S0.ar B:aoc:l.Or I� . 2C�_................................. .Z - - ' _ - .aG!e =: �Cr`::Gar!SDr o Recen- r-nd5 in M-d an homc Sa!e Fri- s and Hol.'Seno.d Inm-n=` r�tn=�araso_a-B-acen:c•n ✓1 I acie C: A-ta-,aoic Houslro Cors-ruz Ion nee-:To'l!-:'CT S rasOTa FouSc^ole-- 2002-202- _ ...................................... ........................................................ _ao,e I irLl�s:onary Hous;�a - Pro-=wns:n Otnc- --ornn'lual_teS...........................................'O Pr f;T FJ'-Scic .,rills-lnvn'o - D. Zo-e Dy De-nc! ' N :^ u: =ilia;na[).c i - hojsms Reoulr=me!=-s_Dor:r..or.r: :)a.aso_a........................................................3' i able- 1 Da e•JD-nen. P---fl—of r Dr-Salc grill-5 [Con - 1 ;r frit Do"mo -- De(Ci ;w:tn At-c!iabie i"'oLc :o_ RcC]Sare.me S. Do` mo...- ]aara5J":c ........................ ... . ............. ......... J: iaJ'.= i De?:c;C..^fTie::i Pro-,.- o` dor-Sate ,Jn7S (rondos In ir1= DDv:n.Dvr -or=:D i_;V:IT^ - A-L.alnaa J!e:'i D'usln0 Reawrerrenis, Dov:ntm n SarasC.a .......................................3� aG e :2: Dee eloo-nen- Pfo.r CT ror-Saie unls (Conoosl !r tre Dowr.tJ^r. Ba iron: iD T B ... _ "-Sois Un1 (� a,1ci- -es\ it^ Saia=ta G�rs ir- raDl= i : o�dos' - .i : . : a"C A_`araG= ho,--':;,ip- KeqUL'emcr:-. DDwrto'.':r.Sa'aSJ.c..................................�, aJ:c 14: Recomme—3 DJ.'.rao-,vri JenSG.Bo?1Cs a'7J At.alrlaD!e Ho--s no Yo:;ziec. - - - ........................�....................................._....._....... ............ D'O`i1n.O:dr: Ja'aS:.:c. `r -aDlc �_- Rezo-menoe Do—nimpm Dersii•Bo n---s an At.a'na.^.•!=�ous:n- .✓0.=1c5 _as3-, ao!e 19 Rec..--:menaed Do`:ri-Lo Densi" Bor1Cs a7d=aa:::an•Ic HJUS;nc Po,JICS. Do—n-owr 5araso.a (C"onunued - : _ . i : i :: =X —aDIE Eii 7D J\"fie EI7_Csrl!T_S !' :u:.V!�_== .......... ............................................... Taol 1 P:iax:m; r De:eiocria ara--i s rJtuo -+'-r-=a l nae U.'re:,:=onlnc: R ._U:a ---1K iao._ . M aX�n1U7 �aua J=:eICGn'e - r S-u_- Dei-Si-o-- Bor,._.. ..... .........-/- i ab-E 2., vj �E--ac r` i- ..-uov DST..... noe-'-U rre. _onl1; a n z 5e-d De.^.Si:v BGCL:S 5C x---d% D!s-.._. Toe' �..-f= .: _ c' Jor__d Ders T i ao!e 22- N,avnij1Jarta:A c nyJ❑ ou]Cl T_ I `V t^ U '`n o .. -1 V Xau C.se Lon__ _ .oia- Jo.:rr..r.„ v:Gan io.X__ 1 i] TI _ "as]: cauor _a]�J :Jeri _ oc...c Fa•_. DJ u, --i- S an- MaIJ-DeVeloome S.a Jc S 0I -. Sa-253-a .. Jc aJ c / - sa ac a '-ou iv`.T'J-GaJI= hoislro Po 0 I- =am.......Tlr-- ^ :J '..............................'3C _JI_ a=: Sa a],:... DovryAfio-oabe '.1Jusi-c G;, - !c l Index of Figures 4ae 3eome-... 2030•-2r.;? ................................. c .............. l'I;l!r= =. Pe-cem o- Homc Sai- Ir the-i-t o" Sarasota "1 G:-mac KanJc, L('iQ -ZJDG h!o - e =. =:' c- P_ole-=-ed Ho'slnc Demanc oy ....__... . ane- GJrn^:ia CC7=---.. .I:: S:-2SMia::. ::X Sara50_...^_ -!O- 1 _ Ne lir rJ - Ass - a . R u �) -a] c -Io•_JJ2.__ f..c_-. DD.J.J:_a^._.J^J.v.:,.`- -1'=S:Jei:c ` ` . . :as a /52' J J =ct - Sal-] t I ... Lacn:_a U!]irlci] ]eDie, 1^e200 . -- v G Sa aso-za.. .............. D._ J:e'.ar D!S.'r_: Ca:'-SaraS :c........................................ - - I Economics Research Associates City of Sarasota GrJlal- N:. Dow-!:ow-, Ders 'BJi;.s ara At:al'a D:e I-I usi-c Siucv Pan= C: i . i I General and Limiting Conditions Even reasonable effort has been made to ensure tha.the data sontainedin-this studs refiec- the most accurate and time information possible.- These data are beiieved to be reliable. Tnic stuav is based_on estimates.assumptions and "oche:-information developed by Economics Research Associates from its independent research e or'.,general iomow ledge oz the market and the industrv. and consultations with the client and its representatives. N o i responsibilinv is assumed for inaccuracles in reportinaby the clien,its agent and representatives o:ani otne-data source used in Dreparing or presenting this stud}. No warranty orreprese>tation is made Dv Economics Research Associates that any of the projected values or results contained in this study Will actually be achieved. 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I This srudy is ouaufied in its entirety ov. and shouid be considered in ii:h-o=. these wratatiors,conditions and considerations. i Economics Research Associates City of Sarasota Proie" No 5934 iow- De-s:rr, 3orus a,-c A-a:na.,_ -,ccsi^ Paae r. i i 1. Executive Summary i Background The Sarasota Cin-Man?eer.is cted Planning Department staff to prenare a cotnprenensive plan amendment reflecting a densin=bonus=initiative for arainabie housing within the Dot'.ntoun Urban-fixed=tise land use classin atior. _The Citi-retained Economics Research Associates (ERS,) to assist with this effort. ERA's primary iasis were the follow-jne: identin•the maximum numb-- o"`atrainaoie"units tha_t anbe deyeloDec within the subiect area ove_-fhe life oftneplat; ensure that the density incentive is sufficient so as to be attractive to the aeveloDmeht.communin'in order-that the needed housing will be forthcoming; and-develop an administrative mechanism to ensure that attainable units remain attainable. Based upon conversations with cin•leaders and residents.and a review-o_fhousine affordability definitions elsewhere-.ERA defined housine as"attainable'*in its report titled Anaivsis o7 SelecreciAttainaiie Housing Policies. dated_August 2005.as foliows: targeted to working households earning between 60 percent and 120 percent of Area N edtan income(AAI);affordable.wherein housing costs consume less than 30 Dercent of annua_ gross income. and proximate to a residents place o:work. Workers in households earning between 60 percent and IN pe-cent A.tII illi thLe majority of iobs in nearly every sector of the economy,especially in services and retail trade. These households are diverse in character and composition. and may nciude single persons w-itz or without children. ormarriedpersons, one o_occasionaliv.both with a workforce iob. Sloreove__.members or these households often serve as essential,irontime servers in the economc.such as police officers._ construction workers._teachers._nurses._retai: salespersons, and waiters. :ne remor's households are facing reiativeiy little growth in wages and rapid increases jn _ome prices. While mediae.household incomes in the city only increased from S-'.0 77;- 2000 to S_:._40 in 200=.median home Dices escalated mom S'_-;1.800 m 2000 to 526 .800 m November 200= in the Sarasota-Bradenton MS L­ An estimated 1L.569 of househoids in Sarasota earned below- 120 percent A-Vli in 200:. i representing 60 percen of al.Sarasota households. according to the Shimberg Cente-for Affordable Housine at:fie University o Florida. By 2015 this number is exDected to increase to '53:-households easing below :20 percent A_NfI. Furthermore.an estimatec .068 housing units need to be constricted in order to meet the antic-mated grove^,c i- households earning less than 120 percent o Al`il during the period 2002 and 2025,whid ehuais 60.= percent of the toal projected construction. demand for the Cin-through 202-=. As housing becomes increasingly unattainable for these community`s resiaents, they wile seek_ions and homes m less exDensrye location-and Sarasota's economic hear and SllStalII3Clllt:'w'rl Ce negral-ch-of ected. Desuire this si-.uatio . Sarasota's exlsti-le planning Dolly tramew'ori:. mc17dn1E the Sarasota Cin-Plar_. do not directiy address the I issue of attainable housing. R pile z relatively new Dianning policy,the Downtowx Residential Overlay District(DRODI has successful'v led to new resiamt.F, deyeio_pme= to the downtown.it has not resuitea in any attainable housing. Economics Research Associates City of Sarasota Froi-a t he3-394 2 Do.rnT D_ sir_. Bo a^c'-ai-a�.=1is-sr.c St::o-: Fah= I i Comparable Programs i in_oraer to establish a policy framework for the creation of anamabie housing in Sarasota that is a neraliy consistent with commonly accepted denSity bonus and attainable housing practices eisewhere.ERA researched selected yoluntar•and mandatory affordabie housm_ policies in other L.S. communities,particularly those inUrbanlocations. These affordabie housing strategies are often referred to as inclusionary housing policies or mciusionary zoning. i The purpose of inclusionary dousing policies is to createafioraabie housing by either: 11 requiring developers to designate a portion of development as affordable residential units: or(?)be providing incentives that encourage developers to create affordable housing voluntarily. -Mliiie inclusionary.housing policies can be mandatory or voluntary.most include incentives to maximi7.e the development of affordable units that otherwise would not occur. These incentives may include density bonuses,financial subsidies,deveionment fee waivers,option to proauce inclusionary-units of-site,relaxed developmem standards. reduced impact fees, and donations of land or fees it lieu-of providing affordable units. I A review o:comparable attainable housing prosrams reveals the foliowing: • inclusionary housing programs are uniauery tailored to meet the policy goals of a community.and strongly reflect the political will of its resident and leaders. I ` I • inCIL`SionarV policies and programs are highly complex. Efficient and consistent r application of these policies is best served by municipal staff with expertise in the i affordable housing field. + Communities that have expanded and strengthened their inclusionary housing programs in recent years have done se in a time when housing marxet conaition_ i have been sufficientIv strong to avoid or mask any.potential constraints to development that regulatory actions can have on a marxet. It is unciear i=o hoc: these inciusionary policies will affect the pace of development in the rttrae. • e. these programs ser°e moderate and low-income resided s.rather the, By and iare the ver v low-income popuiatiOE. As such.these progams serve as one tool amoEg imanv.that a community may-use to address affordable housing needs. Density Bonus and Attainable Housing Unit Requirement Alternatives ERA prepared a development feasibiiin model in order to anah ze alternative density bonus and attainable housing requirement in downtown Sarasota. The model is based primarily on ERA's expertise in the areas ofpiannin_and real estate development. %im inputs crosschecked with third part data sources as well as developers and real estate broker active in Sarasota. During this process.ERA also attended meetings with the Sarasota Downtown Partnership,Community Redeveiopment Advisory Board. and Sarasota neighborhood representatives to aiscuss the project and potential policy issues. i The deveiopmen_modes was used to evaluate the profitability of deyeiopmea_it. aowmtown Sarasota undo-alternative densirybonus and aua•:nabie housing reouirements. Economics Research Associates City of Sarasota Fmiezz Nc. 1-5339 2 Dov.,roe... Dens Bonus ar.. ...a rao-z- -o:.src St_:, 'aa=2 i jThe analysis was done in a step-wise manner. sa-tin_with current conditions,then with increased densiry and no atuinable housing reauir m nu.m r with increased density wit` attatnabon�tngrequiremenu.and finally :ith s nstn�in,.s to manidua_f asibilinv te=ii model pari blest' This-analvsis leads to tine-conclusion that under current and foreseeable market condition. even a significant density bonus is unlikeh_-to result in new deveiopmen,o=at.ainabie unit: downtowx. iThe primary-factors behind tais situation are the high land and construction costs in downtown compared to othe areas of Sarasota.-both of which-have increased significantly in the last sb.months in Sarasota.which has had a strong negative impact or deveiopmer: profit. in additior,the rapid pace of residential sales price increases experienced over the past fewyearsin Sarasota appear unsustainable.with prices beginning to level off a. cutren:levels;this is paraculariv true of the condominium marker, a large vorion of whicn has been fueled by investors. ERA notes tha-thissituation is a national phenomenon and also is a recognized Dart of the housing business cycle. On the upside.together these factors may exec:downward pressure on land and contraction costs over the arid-tear-. Despite the above conclusion,if developers have some sort o=advantage relative to current mark c'conditions in the downtown.then a density bonus program could be effective iz crea*ung attainable hoLsin_. Such aL advantage coald be flue to a range o=factors. su-_3 a= reduced development costs(land or construction cos-..S.or even as a function of cin• fmanciai support o:actions),increased sales revenues.o-a iower minimum deveiopmen' profi-level. In addition,non-profit housing developer_maV be in a Bette-position to take advantage o a downtown hoasin_g densi-v bonus.Daniculariy when combined with otne: deveiopmen'tools, such as b--low marke:interes.rates cr iow-income housing tax credit_. I:is aiso useful to take a broade.view-of the strua-ioE.in which a densinv bon:is and attainable housing reoairemew.may be used it-the future in the oowmiowr when mark,__ conditions-nave imnroved. Such a policy could aiso be considered for application in area_ outside tae dow°ntowz. Recommended Policy and Comprehensive Plan Amendment in developit+g the recommended poucy.EP.A sough.to find a balance among a range o_ issues including the following: communiry interest in providing housing downtown fha'is available to all residents, no-Oust investors or the affiuem: impact of such a policy on the i Ciry's housing marke':the ar_a economy more nroadi _and overall deveiopmen^ downtown in the near-and long-term:utiiity_.legality.and financial feasib irry o*such a i policy:overali consistency with and success of similar poucies in other communities: ' compatibility with existing ariiacent residentta:deveiopmen:: and the ability•e_ the Cin•tc administer an atrainabie-housing density bonus program Based on these factors and on the economic analyses.ERA recommends tha::he City o: Sarasota pursue the downtown density bonus and attainable housing policy outlined below•: Program is yoiumare.no-mandator. Economics Research Associates City of Sarasota Grp.e "V^. _Y :L: Dens;—_ G,'Jf`:._ and - .:wlra D'=Ho'u5mc ]: I i — + Increases densiry to a maximum-o.`50 DL acre in the Doamto�vn Edge (DTEI ane 200 DU acre it the Downtown Core(I)TO and Downtown Bacfront(DTB). • Requires 10 percent of the total units ro_be attainable .units..ar!hetimeof sale or rental.which.are affordable to households earning a maximum average o 100 percent of_mediar Famiiy Income(NffTi(mediataousehold income for a family 6f fou m-fiie Sarasota-Bradenton ti1SA as`determined annuals-by the L.S. i D partment of Housing and Urban D v elonment)and available to households aminu up to-a maximllm of i20 pere ent N-M. -• Applies to developments that have 10-or more units,whether for-saie or for-rent. -• Attainable.units mustbe deveioped-on-site(no in-lieu feel,dispersed throughout I ine-building,and with a size(sq.fr.)and nnishings nmctionaliy equiva ent to market-rate units. i • Attainable units are to be attainable it perpetuity. I • If an attainable unit is sold.a designated organization(e.g.,Community Housing Trust o'Sarasota. Sarasota Office of Housing and Communis-Development)has therght offirst rensal: seliing oN;�ner ofanainablo-uni:ro-cei,L-es'd:percent o prof:,since purchase (with profit based on current mvnefs purchase price adiusted for inflation.mane_eouiny,owner improvements, closing costs,and commission; to be paid either i j entiraiv by designated pubiic agency or(iii if designated pubuc - agency chooses not to purchase unit directly,by attainabie income-qualified bu_ye_ with sup pout as necessary by desimated agency or agencies. I • Requests bv developers for us of the doamtoam densiri'bonus will be subiect to I review by Planning and Redeveiopment Department staff as well as public hearings held by the Planning Board and City Commission.with a irecommendation made by the former and approval mace by the latter.Criteria fo- i approval.will be incorporated into the City's iand deveiopmen:regulations. inc.uding consideration m_the criteria spe:ified in Obiec,iye,-Deve.opmen: Review and Approval Process of the Future Land Use Chapter. • In coniunction with the County's program, a third-parr•affordaoic housing orsanizatioc—either Housing Trust or the ioin-.Sarasota Office o_Housing and Community Development(OHCD—w•ili be crit:c-a: fm:determining income ouahtication o households,providing homeownership tutorials,handung resaie iUnits. etc. • Tne City will require at least one fuli-tithe experienced housing planner to assist with the foliowing:program impiementation and monitoring as it relates to deveiopmen review•;provide consistency in pian review and permitting: income qualification: attainable unit monitoring: and possibly maaagemen o:attainabie housing trust fund. This staff requirement s iixeiy to grow if tae program is widely used. I Economics Research Associates City of Sarasota Prm_e tic- '.593? f2l Gc':ntov.'n JeeSa__Bc-_'s ani ;-a"ficoe'ro ir.c Stcb: Fag=4 f i SAM specific-DO11CV langruage is alsc proposed for the Housing Chapter and the Future Land _L;se.Chapter. Development-Capacity= The three d0unt0i4Z mmec-usca zones m the smay area brov the a unite amount of iand availzble for dereiopment. Under Curren:zoning resuiations.the maximum da-velonmen_ I caDaciry in me study-area totah ° - dwellind units-(excludins_use o=the Down-,o-,n Residential Ov erlav Disxict o-DROD). =Assuming thexecomm nded densrn•bones DOiicv wer enacted (with similar to tile-cunentDRODj.maxLmum residenpai de�eiopmen_ I capacity would increasezo=atorai-of.28.901.d«elling_units. Ties represents apotentiat_ i maximum net capaCit increase of 19. '>dci eking units r erSL'S the number o_units allowed under the Curren:zonmL i excluding the DROD j. The maximum average density in the studv area would increase from 34A DL:acreunder current zoning(exCiudins! i DROD)to 106.-DU:a--.---under the proposed zoning. It is imponan:to note taa:such increased den_itiv throughout the downtown is not a given fb_all sites due tO a variety o± factors. inciudine market conditions.parcel specifics. and othe:factors. Furthermore. individual proposals.would be reviewed on a--ase—by-case basistodetermine if the -proposal is appropriate forthespecific location.- Due to the large nun be-o=factors influencing the specifics of each-dev—_1ODme11t DrO;eC:.is is not possible to forecast how many Or the potential attainable nousinE unn �vill be DL'1L' However.based on experience-in other communities with voluntary densis:bonus and attainable nousm.a DOliCieS.the numoeI of attainable unla actually built is likely to be st_miaCantiv lower than The potential maximum.perhapC on the order of 10 to_C Percent O_- i the maximum.which could result in approximateh_ 230 to 470 attainable units in the downtown. I I I i I I I I I i Economics Research Associates City of Sarasota .✓f0'�": lCC. �G: '/ :iO:'."li;J r D=-�T%Bon- = and :a�ran. hc_---n_ ]:.. I I I I I 2.. Background i Introduction The Cin-of Sarasota_.Fiorida-retained Economics'Research associates(ERA)of WashmOrEon.D.C.to assist with deveior)=an amendment to.the City's Comp hensivC Pian. -Tne proposed amenamen.would address attainable housini_throush a densin-oonuS progranl focused on Iii,Doivntown tirban Mixed Use(DL11U)land use classsicanon. The amendment is designed to contribute to a iarae:effort by the cite and Sarasota Counn_ to create-nolicies to address the housing needs ofits residents and workers. ERA's work on the Comprehensive Pian Amendment is a follow up to a previous attainable.nousmg DIot It for the Ciry o:Sarasota. The result of that work was a repor. utiedAnaiesis o`Se;ecredAtrainable HousingPoiicies.dated Augus:200=. The study - I examined five potential.attainable housing policies.including an attainable housing requirement with a corresponding density bonus,with three areas of the cin•examinee, including the downtown. Scope and Methodology ERA's makor tasks for this study were the following: • Identifv-the maximum numb--of attainable units that can be developed within the - Downtown Cuban Mixed-Use land use classification and corresoondin, zoning (Downtown Bavfront.Downtown Core. and Downtown Edge)over the approximately25-year H.-of the new comprehensiv-plan,which is to be adopted in 2007. • Determine w°ha:densin• incentives would be sufficiently attractive to tae development community to ensure tna:attainable housing would in fact be bu :. • Define an administrative mechanism to ensure tha:attainable Units Construct--c through a density bonus program will remain attainable. In orae:to complete these major tasks.ERA undertook:the following activities: regular � commtfnications with City personnel_:face to-face and telephone irate views with Community sakeholders: anaivsis of relevant attainable housing policies in otne: communities,particularly bes:practices:preparing and revising draft documents:and attending Dublic ari meetings nengs. Defining "Attainable Housing" and The Problem I The Citv o:.Saraso:z has become increasingiv concerned in recent years about r aoidkv rising housing costs and the abilky of its ions-time and less affluent residents m find decent. affordabie housing(for the purpose of this repon referred to as"attainable housin271 in the cin-. Based upon conversations with city leaders and residents. and a review of housing affordabiliry definitions elsewhere.ERA defined housme as`-arainable' iz its August 200_report as follows: • Targeted to working households ea*ning between 60 Dercen:and 120 neren_of area medial:income (A.III:: - Economics Research Associates City of Sarasota Ir'r0'"-Nc. . 2 Dow­oDer.sry Bonus ano IO,--sir Fah=6 D - ■ Affordable. w°hereun nousmg costs consume-less than 30 percent o_f annual eros_ income: aad, Proximate to a resider.°s place of work. According to the u.-S:Department of Housing and tirban Development-(HUD), a tvo- person household ea-nme between 60 Dercent and 120 percent of_INH would'nave annual householdincomes ranging irom S26:&20_to S=',600 in the Cite of Sarasota for fiscal yea- 2005. Assumins that 10 percent of Bross income is spent on housing.these households would be able to afford monthiv housing expenses ranging between S6 .1 and S1.340. i Workers in households eaminebetween 60 percent and 120 percent of area median income i (ktiI i ill the maiorit-of lobs in nearly even-sector of the economv.especialiv in service. and retah trade. Workforce households ate inverse in character and composition,and mai inciude single persons with or without children;or married persons. one i or oecasionali}. both)with a work orcc iob. Moreover.workforce households often serve as essential_, frontline servers in the economy. Examples o workforce jobs cat:include a police office_. constructior worker, teacher,nurse,retail salesperson,and waiter. In rich-growth areas like Sarasota.-commercial-development often outpaces affordable housm_,a moductior. This can create a lobs-housing imbalance.mean n_E there are no. enough places for workers to live in the vicinity of their fobs.=A-jobs-housing imbalance can drive up prices in the local housing-marke.. displacing workers and leading to Ione commutes anc trafIlc coneestior as workers live farther from lobs. R stn_nousm_Drew - sienincantly exacerbate the Drobiem. Sarasota is not aione in facing this issue. in 200=,the\ationa:Association o_Counties and Center Ior Housing Policy published a repor:entitled,Pavcheck to FXOcrect_: T:ayes and the Cost o`Housing in Counties.which revealed that affordable housing:or WDrKln- families is an increasing problem for most large and or rapidly growing counties. Based L'pon a survey of 91 counties.the reDOrt further stated mat in these elrcumtm—ces man working households are "Iorced to hoose be-Weed Dayme exorDlIM:suour En holism= -costs or endulrmg lengthv commutes from areas w-itt:more affordable housing." lioreove_. the study found that"the inabiiity to attract and retain employees affects a company's Dorom line.making access to a suitable 16601-pool one of the top three faCIOrs in cor6orate location decisions." In swnmary.housing affects the available labor D001.Vnich in nun affects the competitive position and economiz health and su„ainabiiiry o:a commuhit•. Therefore,attainable housing is an important competitive factor in the sustainable economic growth of a commmtirv. Sarasota Housing Market Context I ne its of Sarasota has experenced a tremendous change in housing marker conditions i recent years. Since the late 1040s historicaLy iow interest rates.demographic and Mesio shirts. a proliferation of fiexibic financing options, and the American proDensit•toward homeownership have combined to create a robes:housing market nationwide. in recen_ months.however.there have been signs that the nation's housing marker is cooling as Economics Research Associates City of Sarasota Proie:: n^. .5Y a i2 en :5-nus an- At-ainac-i=i : ; ' z ^G:f. �..i --- i I capital markets withdraw-from real-estate investments:-morteaee.interes.rates creme up, and the housing supple begins to catch-up with or even exceed demand. To better understandthecharacter of housing affordability in the City or Sarasota.ERA reviewed key market indicators to provide a snapshot of the=Tent housing marker. Population and Households Population change is an important variable in determining the demand for housing. A ret:ew o*me demograunic charactenstics of the Cit'or Sarasota Show's ma:steady population growth is proiected over the nex:20 years.as shown it:Table 1. I Table 1: Population S Household Projections for the City of Sarasota.1990-2025 Year Poouiation. Househoias .�.i.. 50.96' 20`'•3 3L.33; . 2/.i72 2010- =z-,29_ 24.755 2D?3 3 .34- L=.L ZLF 40.22- 2C 3 -3.46, 23-05 �narcc. '_9 2'1-X- an.z: an_E. 2C ru�-20__ Between 2005 and 2025 the share of residents over age 65 is proiected to increase by 35 Dercem. Omer age cohorts are exDcmed to smy relatively f a:.as shown m:iglre _. Tai_ reflects a:anger national trend. as me Babe Boom generatior_enter_ into reuretaen-. However.me number of people over age 65 repreSents only a quarter of the total popuiatior. Overall_the increase in popuiation and households is expected to translate into greater housing demand in the City of Sarasota over time. Economics Research Associates City of Sarasota i giros N=. .5-939 2. Dew:r.:w . G - Eo ...a--- ro:uir -_ I I i Figure l:'Population Change by Age Segment.2000-2025 i - I - - -_.�—;�•:-95 a-5 Goer I 1 Income i Ano:he-impo:ant'variabie in assessing housing need.;is household income. Each v_ea-the i U.S. Department of Housing and Urban Dev iopment MUD-)estabishes income thresholds that determine which household are defined as being iov,, moderate. or iniddi_ income i_see Table 2i. mese income tnreshoid,referred to interchangeably by affordable housing specialists as median iamii}-incom_(X-rI1 or area medlar income i;-MI:.. ag9usted according to geography. and househoic size. I Table'_: HUD Income and Affordability Definitions household Income As a Fercen:aae D= Income Definitions Area Median Income i ' e Low income 3.l%AM. ano DENOVr OW in Corre J A PJDderat= inc--mc 5" - 80%AM: Acco-ding to the Shanbera Cent_-_fo=y=fordabie Housing at the Universitc 0 Fio_idp- 2M an estimated 14.5139 hoL'sehoid5 earned Deimv 120 percent O:-AML remesenttng 6C' Economics Research Associates City of Sarasota _ ': Ivo 59 3 C- 1,2; Dersr Eons a.-^ Hc;sicc StL'o. -Face 5 I i perms nt of al;Sarasota households. By 210'_5 this nurabe:is expected to increase by 748 Households-to a total oft3.31--households earnin5z below 1210 percent al4II as shoixm is Table �. I Table 3: Household Projections be Household Income.2000-2015 housenolds 12000) Grv_ of Sams= Sarasoa Zounry `ver,Low In„orr "30%b AM.and celo i '..966 -uK: :.51 :0:;•InCOTc 310 50"..AM . 485- M009rate In_OMe _71°io .�0"ic AiJli 4,331 °-___ 2E,'.;;' i?`c Middle lrcome ° 81%=12040 Ain° :39'.-- 23 =3.264 24.6 under:ncorne > 205 AM' 2245- Tota: 46 Tota: 23,409 100% 149,9112 100% Housenoids(2005 estimate; Ciry o Sarasota Sarasota Counn % I _ te^V LOW InCOT2 -_3n°t=\1I an- Ca.O: 2.C3 33 �7:• iL.O _ Q"o I _:,v;:neem= 3 5Cs-,R1 _,�6C 1 �!caerate income �5' c-8C AM' L.L,2 18-•_ 28.43C i';_ 'deer mcore > .2C._°.f.". LC°:= _3 Lae: To:ai 24,i 72 100% 163.254 100% _ I houseroids (201:5`• I Gtv o`Sarasota Sarasota Counrr -y_r.` ov. in=JT'c 3C',_ Arv` a.._ 2e L.2;-: C-, L0. ... LD-OV 3'4b. -_��7a Af•:R 11C_ - ni M: ra ❑7'3f^? 5. is-8 '4c AIM, 4,68 L:i Md�i�InLOr_ - 124".0-��� 7. 1_ 2 :c /-.`7 t?`:c upoe Inco, > :2C`;*APi.! '2. ,8' 43 82 3L L34= Total 25:498 109% 190.629 1OC°. :ic.tea ie.:g-_ Clea•. gncuse.Sr n___ in order to understand whether these households face cha'-lenees in finding affordable housm=, it is necessary to understand Curren-home prices and rentai fates The following section exnlores the sum h-side o:Sarasom's housing marxc;. Economics Research Associates City of Sarasoa Pro_ieC. Nc. '59=9;2:° G:,.. :v, .. ersin_r.z:)n S 5n-'�_Hina-, 'iasrc St -a: Da e 10 -Housing-Prices - over thepast six rears borne prices in the Sarasota Bradenton NISA have escalated b} 1-'_ percent,rising from a median or S 15'_.806 it 2000 to S_6-.800 in November 2005 according to the Sarasota Association of Realtors. A cioser look at home saies in the Cin_- o`Sarasota demons;ates dramatic uDwarc shift to horn-_sales.as shown in Figure =. Figure 2: Percent of Home Sales in the City of Sarasota by Price Range,2001-2004 _ _ s I -- - - W -- =99- EIS6= -si EB55E ES3-T"- . __sx_.Sc2.moi=:?=--_ Rental Rates The regionai rental market mesen*s 2 less alarmina T)icmre tcan the for-sale a-afke:. According to a survey of rental rates conducted by the Sarasota County Ofnc-_ of Planning. housm=unit-_were stiL reiatively affordahie at the time of the survey-.nartimiarh for smalier units. as snowy.in Table=. However. anecdotal inforrnatior sugeests that recen' condo conversions may be reducing the renta_honking suppi and tna-owners o`renta. properties are facing escalating property taxes.which will likeiv be passed on to then tenants. o.-will create an incentive to convert the units to condos. Economics Research Associates City of Sarasota io.-i-o- De^s`t_ BonJs arc '.-airzb=_ `;c :ssr.- S---c; I s I i Table 4: Average_Askin.-Rents in the Sarasota-Bradenton 3iSA;2005 i Atroroabe AoartmentS:ze --AAno Rem'- Ren" H€iType 'r,aeac S7_- Figure 3::City of Sarasota Projected Housing Demand by tint T}pe:2005-2025 M:_.-E- i la Between 2002 and 202=an estimated 2.065 housine units t m wouid need to be constructed in orde-to mee:the anticipated �o«�h in households earnine iess than .2C - percent 0=AAH. accordinL-to the Shimberc Cent-_-for Affordabie Housing (Tab!-. 6;- Tui_ represents 6C.5 percen_of the total nroiected construction demand fo-the Cin•through Table 6: ?attainable Housing Construction Need for City of Sarasota Households. 2002-2025 housenoic income as '.�c=AM 2002-200 2002-201 C 2002-20'.z- 20_'2-202C 2002-2025 12 3..-'4,OZ, ZZ o ial houseno:Os < 120%AM 287 68' 1.124 1 ;4= 2.068 All houseroim 476 1,13: 1.871 2,647 3,418 Economics Research Associatescc City of Sarasota Pmie:;Nc. 5939 .4- 'v J:�.fit J'i:.. Derr si : G:/�rS G-.. `,za. :-IC_]." .... - rac-_ I i - j ! j Implications for Attainable-Housing`in the City of Sarasota X'.rile the lowest-income households face the most severe housing burden, and will continue to do so moderate and middle-income households are faced with a erowine attainable housing problem. Current pubh6v-funded housingg-assistance programs are tied i to HUD definitions.and these programs:focus on-households earning below-80 percent of AMI.with-most assistance going to households at or below°40 percent of ANII. Consequently-:=there are no public assistance programs in place that can assist workforce j households to find attainable housing. j Sarasota Policy Framework i In addition to understanding the Sarasota housing market and the downtown's housing capacity.it is useful to review-the City`s planning and housing poll--v IIamework. This j provides context for the potential development of new attamabie housing policies in the downtown. A review of the city.and coanty housing and planning policies is giy.-eh in Appendix B: Sarasota Policy Framework. Summary The affordabilin•of housing is recognized as a growing problem in Sarasota,parbcuiariv i; i the case of workforce households with moderate incomes.such as ponce oftcers.nurses. construction workers.retail salespersons,waiters, etc. As housing becomes increasingly unattainable for these community's residen*s.they will seek Jobs and homes in less expensive locations and Sarasota's economic health and sustainabilit wil:be nega:iye!y affected. Despite this situation. Sarasota's existing plannin=policy i;ameworIL including the Sarasota Cit Pian.do not directly address the issue o:attainable housing- «rile a � relatively new planning poiicy.the Downtown Residenual Overlay District(DROD .has successfuliy led to significant new residential deveiopmen.in the downtown. it has 'no' resulted in any attainabie housing. Howeye_, efforts are now undenyay both within the cite and the couzav to more directiy and effectively address the issue e:attainable housing. i As a result,the my has requested assistance in deveioping attainable housing policy specific to downtown Sarasota and the remainder of this report is focused on this effort. i I I Economics Research Associates City of Sarasota Pro_ _QVC-. 7-93 'L-- v0. O - Dens' l< 1; f` 1' yy _ p SE 3 1 r. 3 Comparable Attainable Housing-Programs �= introduction ERA researched-selected voluntaryand mandator•affordabie housing policies in other U.S. communities,particulariy_those in urban locations that offer benefits such as a densin' bonus.- The Dutnose of this research was to establish the larger Dolicv-fr'amew'ork for creating.an attainable.housing program in the Cite ofSarasota that is-generalie consistent, e itn commonlc accepted densitebonus and attamabie housing practices eisewhere. These affordabie housine strateeies are often referred to as inclusionary housing Doiicies or inciusionar-zoning. Findings of this research are presented in this section. Defining-inciusionary Housing The purpose of inclusionary housing-policies is to create affordable housing by either: (a. requiring developers to designate a porion of deveiopment as affordable resid=ual units. or(2)by providing incentives that encourage deveiopers to create affordabie l=ousing voiuntariiy. NXvile-inclusionary housing policies can be mandatory or voluntary,most include incentives to max!rnize the development of affordable units that othe^vise would no:occur. These incentives may include density DOhuses.Imancial sllDsldles,deveiopmen: fee waivers.ODDOII LO Droduce inclusionary units o -site,relaxed developrnen_ standards. reduced impact,fees. and aonations of iand or fees in-heu orproviaing affordable units. Examples and Lessons from Other Communities Characteristics o=seiectec affordabie housing programs in other communities that offer a densin'bonus are Dro:ided in Table-. As the rabic de.-Ronstrates. inchusionar.- housing policies aaares a complex interplay of variabies. and parameter can van.w•ideiv: • Target Income Levels: between 3G percent and 160 percent o`4�II,but oe erali within the range of 60 percent to 100 percent,of AMI. • Threshold(appiicabihry:: three( units-.It)ro aii residential developr-len_, tYpicali} oz the order o_10 to 50 units. • Reouiree Set-Aside (the propordon of units that,must be affordable): six percen_ to %0 Dercen-.with mos:ir,the 10 Dercea_to 25 Dercent range. • T more" ranges Trom none sptcine,1 to perhetun .althou?C mos:fall within the 1! to 30 v--a;-range. Economics Research Associates City of Sarasota ✓roic=_Nc. '.793 ;- D-e- -B----is cn- .roan,I= Face 1 r- - ; I I 1= z I a ly RZ I� = I i� 1 iw i� I� � 1~ i~ • �M i i d - ■ - ! I� iz i _ N Z 'z I W I l I ! , I I lz- Icz I= I El zz r 15 lz fi - i� - - _ I Perhaps what is most-clear-from the review-of inclusionary housing programs in othe- communities is tha-the specific characteristics of an inclusionan,housing poncy can be i tailored to the sDecific needs of a communis. This research also revealed the following: -Inclssionary housing policies-are.highiv sensitive to market conditions. communities that maximize the effectiveness of their inciusionary housinE programs include all of the following elements: • Strong housing markets: The demand for housing units;s high and sippi} is i rocs.providing optimal=conditions for profitable development. • Incentives: The additional costs of deveioning affordabie units is offset by incentives.available alone or in combination.such as a density bonus,reduced narking reouiremems_.Tax increment Financing.fee waiver_,and exDedited permitting. • Mandatory participation: Developers must provide the affordable hilts and conditions are such that required for-profit developer returns on mvestmen: - can be met or exceeded. Cotmnunities refine tnei affordable housing policies over-time. Recent trend I- have been toward exnaudme the provisions o`mciusionan°zoning-related D011cies! I{ including: • Expanding the income eiigfbihty of households to include moderate and middle-income residents(typically those earning between 80 Dercen,and :20 percent • Reducing the minimum threshold of deveioDmen,iDroiect size)a,which affordable housing is requires. • Convening voiuntar•to mandator-programs. • Expanding in--required time span o:afiordabiht}. Urban communities are struggr ng to successfully create on-site a_aordabie housing programs within the context of high-rise,luxury condominium development when high condominium fees can significantly impar=the ar ordabibr o=z um:.Anion_ i the DOhMes surveyed,it is common for condominium-,association fee increases to be passed aiong to iow-income househoids absent any refire=. Amon_tae i communities addressing this issue: , • Cambridge.Massachusetts works with the deyelODe-to establish an initial condo fee that is proportionally lower than in--market-rate units. As condo fee_ rse over time,the affordable unit share increases at the same rate as market rate nits. although the affbrdajie unit condo fee continues to be Iowa-overa . , • Momgomer• Count-.Maryland offers an in-iieU fee OD,ior. According to the manager of the County's Moderateiy Priced Dwelling Uni.Program all of the Economics Research Associates City of Sarasota .r"5' ^t; --S9 3O(7'. UOV.': o-W., Dens;-1-Bonus arc A .anabie "o-m!r= Jt-a.- Gaa_ 'G i mcn-rlse condo developers have opted to pkv the in-lieu fee-.rather than to create the units on-sim.__- • San FIancisee. California uses an eXDanbed housing expeIIse assumption of__ percent of gross income las opposed-to a.standard'10 percent;.which include= condominium fes. • Boulder. Colorado established"iivabiiiry euidennes"stipuiadng that tine affordable units be"functionaliv eauivaient"to market rate units.bu_allowing deveioperS.to reduce Costs or.affordable lints Dy-subsututina iower-cost - finishes such as laminate rather tnan gramte countertops.However, this creates a significant administrative'burden fo_the ciry and the deyeiope-. Summary A review of comnarabie attainable housina programs reveals the foliowine: i • inclusionary housing programs are uniD_ueiy tailored to meet the poiicv goals o:a - communir. and strongiv reflect the political will of its residents and leaders. • inclnsionar•policies and programs are hi2Wv complex. Efficient and consistent application of these policies is best served b� municipa:staff with CXD�rt1Se in M affordabie housing field. • Communities tha,have expanded and strengthened taei-inciusionary housing programs in recent years have done so in a time when nonsmz marKei conattions have been su$icientiy strong to avoia or mask any potential constraints to development that reguiator actions can have on a markc_. I_-is imciear if or how these inciusionary policies will affect the pace o=development in the future. • By and iarge. these programs sere moa.-rate and iow--income resiaents.rathe-ti:m the y-,. :ow-mcome DODuiation. As such.these programs sere as one too: armor_ manv.that a communis-may use tc address affordable housma needs. I Economics Research Associates City of Sarasota Fmi= y lit:. 5»9 '2' 'v=h,.,TJ` n Dent:-�-_R1^'is a^C .ita�':BD':'i C:!s":C_ �'�, Pc^_,G i -4. Density.Bonus and Attainable-blousing=Unit Requirement-Alternatives- I Introduction_ This report section.detaiis the parameters for resiaentiai-deveiopment in the downtown I Sarasota. Tnis includes testing of alternative densin-bonus and attainable housinL-unit policies using a deveiopment feasibility modC . v i r - Methodology i As noted previousiy.ERA Di ylousmy comDietea z study o:Dotenticl housing policies I-01- the orthe City of Sarasota,titied Arahsis ofSelected.1trainable Housing Ponfies, which was completed iz August 2005. Fo-this stud_,s.preiimina y development economics model was_prepared by ERA and based primarily on our-expertise-in the fields of plauriing and .real estate-development. This model was then reftned to more-aClurawly-reflect the particulars of deyeloDmem in Sarasota by-obtaining additional information through discussions with a number of developers active in Sarasota. This mode':covered three geographic areas of the cite, one of-which was the entire downtowm. • The development mode:from the previous study had the foliowin_iin:itations- some of the development parameters were outdated and in need o=updating due to significant changes.that-occurred in the last six months e.g.. land cost, construction cost.financing terms,and sales pricey:a Limited numpe- o= developers were consulted;and the downtown was treated as a single area, instead of addressing each zoning districts separately in the model. As a result of these limitations.for fn--new study of a possible-downtown density bonus and attainable housing rehuiremem,ERA prepared a more de-ailed deyeionment model This mode:is again based p=imariiy on ERA's expertise in fne areas o:pianning- and rea: estate development. in order to ensure tna:the model accurately reflected Tece1t ma cel conditions ana trends in aowmtowm Sarasota,the mode'_inputs were crosschecked w;tb i third pain data sources i e.g..RS leans. 'Marshall and Sw-ifi. in addition.ERS had(ace- to-face inten-iew;,tetepaone interviews. ana ental:cotTesDonaence wTh developers and real estate broker active in Sarasota. During this process,ERA also attended a meetings with the Sarasota DOwmtoNvn Partnership, Community Redevelopment Advisory,Board. and Sarasota neighborhood representatives to discuss the protect and potential policy issues ('s----Appendix A: Participating Stakeholders). I The main Duroose o=directly involving the deveioDment community and neiahoorhooc representatives was to gather a wide range of informed input into the deveiopment mode' in ordC-to make it as realistic as DossibiC, thereby ensuring that the results of the densis- i bonus and anainabie housing analysis accurateiv renect current and near-term conditions downtown Sarasota. The other Duroose of the review-was to gatne:opinions about the potenrial dow-ntown densisy bonus and attainable housing effor-from deyCiopment communis°stakeholders. Nom thw.the deveiopment mode' is exactly that.a mode:.which is the most aczurate representation of development Cconomics that ERA,could develoD based on the combination of our expcnencC and iudgmen:as w-efl as the resources and infonnatio-_ Economics Research Associates City of Sarasota F-O=c' we '5939 2. Down-okv- Diersxi Bonus tar.^-- .,a ore: -z -o_sir:c S_cc.• I I avanabie. Itds intended toprovide the City ofSarasota.l as rs. sraff<residents, and business communtn with an indication as to-th -e fectiv n ss-of va-low-potential density bonus and attainable housme alternatives in a specific area do-.iatown-Sarasota)and uncle- certain conditions. As with all models,i*is no.a warantee tha_the conditions Will remain constant.-nor-that-the-projected values or-results=contained ir.this study will actually_ be achieved. : 4 ERA recognizes tha_the validity of the feasibility model findinzs below is based on the assumption tha=the develonmen:inuuts and caicuiatior methodoloeies.have been correctiy specified. We acknowiedge that in-the case of a specific developer,parcel, and i development.-the innu*s`and or calculation methodologies are-iikeiy to vary;frorn those specified below. This will result in development profit ieves that are nigher or iowe-that indicated by ERA`s feasibilire mode:and may even result in a rational developer choosing i to build even when our feasibility mode'_indicates that they won`t. Nevertheless,by using the com'oination of ERA's professional Judgment and expertise.pius information from the i development community,ERA beiieyes-that the feasibility model findings-provide useful � and reasonably accurate acuidance to the community about the effectiveness of a density bonus and attainable housing requirements. I Development Community Stakeholder Comments Before reviewing the K:.y inputs to the•feasiaihn moae:,it may be wend to consider a I summary of the opinions expressed by the development communin°stakeholders(see Appendix A: Farticipatinz Stakeholders). Note tna:the stakeholders Were assured it i advance tha.their specific opinions and de'•elopmen economics informatior would be kepi confidenuai on an individual basis,tnerebv enaoiing them to speak more freely_ ane i providing a more accurate information in the aggregate. The interviews were divided into two maio-pans. The first parr focused of genera: Sarasota housing trends and policies,wiliie t.re second par:focused on Sarasota development economics and was particuiary concerned with the drafr deveio?_,ment pry- forma. Due to the broad nature of the mate.-M!as:yell as tae iar oe numbe-of auestioas Pc interviewees,is is only possible to provide z.brief sutnrnan,o=the comments. Note that ERA is very appreciative that so man} members ofthe development community in Sarasota were wilting to share tnei-time, opinions, and information with F-R.A and the Cin- of Sarasota. T nic input is reco_a_mzec as vital to the develop_men.of an effective I attainable howmS!Dane: General Trends and Policies In terms o'the eenera:Sarasota housing trends and policies,the following comments received were received: • \eed Foy attainable housing: IN hiie aL interviewees agreed that there is a strong i need for anainabie housing in Sarasota and throuehour the count-,many were skeptical that this could be accompiished downtown due to high develop— men-costs. mamiy as a ninction o_'land and construction prices. however.a tory i interviewees expressed strong suppor.for the idea o=attainable housing downtown Economics Research Associates City of Sarasota o.DIBL; iCt:. .5Y39 17! rDOV. 'Dy... _°ensu Bcr-:s a:i.'. ,-tainao-c Ha-si7c 2'. inorderto increase the level ofactivin and dive siry inthe downtown._ and to reduce distances traveled by moderate-income-worker to downrown. • Voluntary vs.i landatorv: A strong maiority of the intert'iew•ees stated tba: attainable housmg and offsetting densis-bonus should be voiuniarv. • Mixed-or Exciusiv_e: Opinions were fairly eveniv div=ided as to whether or not attainable housing units should be required torr)-_mixed into a building o-could be provided in alternative designs. such-as concentrated within the building i e.EE.. en lower floors .-in an adiacentbudhmg on the same site, or even developed eisewhere. Those asams:a reouirementto mix them throuehout the hullhmR were concerned with tineimpact on the marketability o=market rate units.particularly hi ah.-and marke-rate units. • On-Site Nearov `in-Lieu Fee: Most inten?iewees stated that the provision or attainable housing units er thei-equivalent(in the form of an in-lieu pavment= should be frexibie. As noted above,those against a requirement to provide them I on-site were concerned with the impact on rhe-marketability of mark--,rate units, particularly nigh-end market rate units. Skepticism was also again expressed as to - i the economic efficiency of developing attainable units in the downtown versus other locations. The Davment o=an in-iieu fee was favored by most interviewees. although several opposed this idea and noted that it was unlikely to result in the stated Doiicv goal of attainable housing downtown. • Naimum Deveiopment Size: Nearly all interviewees said tha:there should be no minimum aeveiopment size before application of an attainabie housing requirement.except as a function of the required percentage. For example. if 10 percent or units were recuired to be attainable.then a minimum develepmen:size of 10 dwelling units was appropriate. - I • Maximum Density Bonus: Opinions varied widely as to the maximum denstt bonus. Those at the highest range favored the Downtown Partnership Attainable Residential Overlay District(AROD)proposal 0.-. up to 100 DL Der aCre in the Downtown Edge (DTE i and 200 DU per acre in the Downtowx Core (DTCi and Downtown Bayfront(DTB i. However,many noted that this ievei of density was unlikely to be achieved due to site and development constraints,particulariv frequently encountered site size and configuration issues as w-11 as the loss o -round floor and first floors to other uses e.g..retail.offices.parking;. parking reouiremen*s. and story limits(instead o*hei-ht limits?. A number of interviewees suggested that the maximum density should be a function or adjacent deyeiopmen: and what the communis•wants in the area. •. • Percentage Attainable Lints: The interviewees were fairly evenly sph:here between:hose tba:(i)provided a specific numDe-o-range and iii):hose who we--- unsure -e-eunsure what percentage of units should be required to be arainabie in-ettrrr fol a density bonus. Fo-those that provided a specific number o:range.most said that between rive and 20 percent o=the total dwelling unit should be attainable unit. with 10 nercent most rreauentiv cited. These interviewees often stated that.they Economics Research Associates City of Sarasota cro;« Nc. ': '2 DOW-row- Cie-s;-.V go- .JZ a 1 A— V Fag=22 i - i had heard"tat Simiia-nllmDer_•Were required in otne`. communities. HovreV e:. i those that declined to give z number or ranee often stated that the issue would have to be studied here mere carefully. y few else said tna-there should be no reouiremem. • Attainable Income Teveis: Best o*the interviewees stated that incomes in the range of 100 to 120 percen--of the==Xlediar Famiiv Income(W—l!were appropriate given the'hien cost of aeveiopment m-the z_ Howeve-.there were also a number o=interviewees Ilia-sugeested that number be lower in order to targe- househoids in need,wi-iie others that suggested hig_ he_in order to support proiec- i economics and to support protect marketability. • For-Sale vs. For-Ren:: '_�eariv allintervieweessaid that there shouid De no resniction as to whether the anainabie units are for-sale or for-ren:.that this shouid i be left up to the developer to decide. � • Term: Answers varied widely on the issue of how lone attainable units should � remain attainable.with some very specific and extreme-answers to complete"dog'- know='answers. Most interviewees that that in terms of for-saie attainable units,a period o=five to ten year:was-sufficient.-with a portion of the increase in value going to the urit owner)sac 25 percent)andthe remainde-(sax -5 pe:eenf, goinc to a pubiic agency for additional attainable housing deveiopmert i i e.,the land trus model.. few°inter iewees st.=tted that for-sale amts shouid D-'raid in perpetuity. while others said that a should be a one-time restriction fe- a pre- defined period,consis=m with the Dmvntown rarmership Attairabie Residential Overlav Distric_(AROD)proposal. Tyne issue o:how to monito-and administrate restrictions was raised Dc numerous inter ciewees. • Minimum tint Specifications: Abo-x half o:the interviewees said that the inimum unit specifications ia.g.. sc. f-..number o`bedrooms°Dathroom, i finishingsi shouid net be given for thea ainab:e units.bur le:_to the developer_-t-- determine. odetermine. However,the other hal:provided n_eures.ranging from a riimmurn o: i 600 sc. f:. for a studio one-bedroomrone-bathroom attainable unit to :300 sq. ft. for a two-Dearoom nvo-bathroom attainabie unit to a for r=Dedroonln:7o-batnroo^_ -.800 so.ft. attainable unit. Several interviewees noted that downtown households were likciv to be small--in size than non-downtowt:househoids. • Freauencc of Reyiety: Mos-interviewees answered that the review o:the attainable housine policies should take place between even-year and every five i years. Several noted the-the proeram should be reviewed more freauentic at the beginning to ensure that the program is functioning as intended. i • Other Arainab-_Housine Mechanisms: Almost a::interviewees cited one o-more of the foliowin_ other era raDle housing meCII3n15m5.many Dt w'nic_ they Sa1C - should be combined with the aensiry bonus program: real estate tax i def_,raLabatement; in-lieu fees: development on pubiic mrid(i.e., free lard): use o_ Community Redeveiopmer-Autho_n.v(CTR=Sl T ax ircre_ner t rmarcma(T IF funds: increase buildine hnalit(change cin-code i om stories to heighf1: cin- Economics Research Associates City of Sarasota .r'rJ!5__ �J ���JI !7• i'iov;n-.-w Vensi-_-6.". __a-.. °_`. I^abie ho'.-son.- .-�.ii. I - _ - iimdmg for'parking and or irm structure:=deyeloDment permit and fee-edll�LlO�s: expPdited_approva process- and co-deveiopmentusme counn-housing trust funds-manaeement. • - _ ewe-Do«nto-wmBousineDeveimments: Many oftne-inteniewl-esare involvee in developments-recentiv completed.under-construction-orpianned m the downtown. Tnev were very Dosinve about the developments,ahhollg_- a number ofthe interviewees commented on the high sales prices for the units.leading to a iack-of diversity. � I • Attainable Residential Overiav District(AROM: Most of the interviewees were very famiiiar w7th and.suppon the AROD. i • County Aousina Trust'Community Land Trust: Most of the inte-viewees were not aware o the particulars of the County's activities,but those who were though: tha7 it was a good idea. • Other Comments: The interviewees provided a wide ramze of othe-comments._ with the followine reoccurring themes: Increase city staff knowledge regarding development econorucs and i attainable housing policiesrprograrn increase areas in which the densiry bonus and attainaoie housing requirements Dolic}-appiy- v Review arainabie housing programs elsewhere for-.-hat works and aDDly_ it here. Land and construction costs are so hien in the downtowni:hat attainable housing should be done elsewhere. i c :ne downtown deveiopmen.cones need to be changed n-om tu-- nulnbe.-e= stories to building height. Allow reduced development sandards to-attainable unis: sc.ft..numbe- - t o.bedrooms.Darking spaces, ana nnishes. Development Economics i Fohowm!z the discussion of general attainable housing Dolle'issues.interviewees were asked to discuss developmem.economics sTecilic to downtown Sarasota. Many of these comments were very specific in response to a Dreiiminary draft development model prepared by ERA. Whiie these responses were too specific and numerous to present here_ Me foliow-ing broad development economics trends which have a signin=elect on attainable housing were noted: • Costs: As noted in ERA'sprevious srady. land costs are panicu:arty high in the downtown compared to other areas of Sarasota. Furthermore.land costs and construction costs.both of which stronaiy affect deveiopmen economics.have i Economics Research Associates City of Sarasota P'O'e_.hc. (2 Doll ntovun De"51i Bonus and; �'.t?!inrz)!= -.J- :'aoe 24 i A I both increased sienincantiv-inthe-last=six months in-Sarasota,and has had a Strom i :11egativeimpac-•on aev--iopment prom. ERA notes_thatxitis situation is a nations: phenomenon and is a recognized par of the.housing=Dusin_ess ex°vier aithough construction costs have been particularly imDacted in the Southeastem Z.S. followina hurricanes Katrina-and Ritz.-This situation mac moderate somewhat it i toe mid-term(-two is-rive years i au=to saiesprice trends. -• Sales Prices: The rapid pace of.residential-sales price increases experienced ove- the Das few years it Sarasota appears unsustainable.witn prices beginning to off at current levels. with even some Dnce depreciation possibie. This is particuiarh•true of the condominium market, 1arae portion of w=hich has been fueled by investors. again:ERA notes that this situation is a national phenomenon i and also is a recognized pan o`tbe housing business cvcie. Thi_ is likely to resul-- in longe:periods to sell units and-ircreasm'g supply for saie as proiocts under construction are completed. As noted above,this may exert downward pressure on land and construction costs over the mid-term. • Return Level: Most of the development stakeholder stated tha-undo- cu- ren-conditions.fo=-profit developers would require a development profrt imeasuroc as sales revenues.iess aevelopment tests.divided by ceveiopmen:cos'-6 o'25-3G D=-con:in the Sarasota area. Tnis i;also known as the mmimu m hurdle rate and mciudes both eouln' and debt financinE. ERA notes tha:in additior to accounting for the COST_Of develODmg a SDeCIUC DLOIeCi.the required development profit a1sc i reflects the iecel of risk assumed by a deveiopen in ERA's iudgtner._. based on-ne expected.siow°do-am in development due to the increasin- de.eiopmemt costs and fiattenina sales DriceS notes above.deveiope:s will be wiliinc to acceD_t a lower deveioDment Aron: in the near to m=d-term o '-O.O Dercom. Key Assumptions i For each o__:he three zones under consideratioL.Dowatow;; .age OTE.;.E..Dm,ntumm '-D-- (DTC i. and Dowrttow•n Bavaont(DTBi.z foasibdiry model was deyeioDec based or � ERA's general expertise in the area of resiaentia:aeve':opmer:and Saraso;4 and zone sneciflc information Urovided by the stakeholders. i 11 nile the deveioDment characteristics and metaodoioeies may van:siasificantiy frotr_ specific exampies due to wide variations in site anc tune specific situations. they are considered by ERA to provide a broadly accurate picture of current base case deveiopmem economics in the three zones. Note that the base foasfoihty models assume c:u-rent marite: conditions(i.e..no density bonus and no attatnabie housing requirements']. Affordability Tne s 2 ng Dein-for an analysis o:arainaaie sousing is v ba_various households can a fore to pay for housing.whist_is a function of household income. Tne L S. Ho, :z an.. U Dan Deveiopmen-Department(HUD)anrually sets income limits for the MetrOD01-tar Statistics:areas(%,S A i and NoL M--treDoiitan Counties ieye_. T nese ircome iin_its are used to determine eU21D111n' for federal housing assistance and other assistance D-Dg-sms. The prlman fiwre determined by I3[ D:s the Median Eamih Income (�ffi,wiich is re Economics Research Associates City of Sarasota . -01e': IN- .::__� 50n':S 2-0 .`.a" D e I 3 .household income for-a4mmiiv of four_Asa tinction of-tne=off l for a family of four,HLA also determin-s other income limits,such as=330..0 percent MR.Very LowIncorne (60.0 percent INTI). and Logy income(80.0 Dercen=.INFI). For th-purposes o--this study and recommended for use in the deveiopment of the downtown Sarasota density bonus-and attainable housing policy.ERA has utilized the Iviedian Farm1v income(WTi ior-a family of four in fn-- Sarasota-Bradenton MSA. in FY2006:rine MFi was 566900.00 for(effective February _: 2005). lis--of the_NffI for a_famiiv.of four.as the-basis:of the attainable housins calculations. as opposed to the household in.om-fo-a smaller household income,maintains parity in the calculation with fedora:and other housing pro--am. L-addition,it simplifies the caicuiation of dualifying households. Furthermore.it also is probaDi-a more conservative figure due to the likely smaller household size in downtown Sarasota than in. the entire Sarasota-Bradentor.MSA. This is due to the generally smaller household sizes in i downtown areas versus iarger uroar_.suDur bar.and ex-urban areas. Howev-r.now that this is taken into account with regard to the averal-dwelling unit size used in the calculations(see beiowVl. .Appiying the attainable hOUsms parameter specified by the City ofSarasota.which are 60.0 percent to 1'_-0.0 percent ofliFI.the duaiiMne attainable household income ran!-is 53 ,640.00 t0 56-,080.00 in FY2006 ("see Table 8' . The next step in estimating affordability is to detemune the maximum allowable monthly` i housine payment oc maximum attainable household income. The most commoniv accepred measure of atiordabuit-is tnat a maximum of 30.0 percent of atmuai income for monthiy housing payment ,with utilities and otn-r cos*s on top of this. in terms o:a Pa- rent unit,this would include rental payment,but would exclude additional payments for utinties (e.g.,water.sewer.trash, eiectriciry,gas, etz. .non essential utilities telephone, cablesatellite. and internet.and hazara insurance. in tn-case o:a fo--sa-unit. ]t would include mortgage Davm_nt(principal.interest.taxes.and mortgage insurance. - w•hich tog-thy-is often refe_red to as PI T ).out also would exclude addlrlonai Dav_m.-nts Ic- utilities,Homeowner Association(HOA)fees(which often include some utilities and hazard insurance)and non-essential utilities. in an effor tc allow for some of these additional payments,parriculariv in the case o=HO= i fees (which tvically include water. sewer.trash. and hazard insuranc-j.ERA proposes the us-o_maximum allowable monthly housing payment of?=.0 percent(including it th- case o`fo--sa1-units,a maximum initial HOA f--of S_00.00 per month). On:his basis. the maximum attainable monthly housing payment range at varying ieveis of'`iF in the Sarasota-Bradenton MSAs 5921.26 to 51.84::26(s--Table 8). If the housine uhit is to b-rented.the above calculations are surlcient. If the housing unit is to be so -her.addition'_ calculations are necessar_-to aetemt fie the maximum affordable sai-s price. Tnis is d-t-rmin-d by making varix-,s fsancin_assumptions(-._.. coven payment.int-rest rat-,term)and related items i e.g..PIT 1.HOA fees). 'in-- assumptions n-assumptions were developed based on ERA's general expertise in the area o=residenra_ d-velopm-nt.consultations with Sarasota residenta brOkCr_. anc current mark e- i Economics Research Associates City of Sarasota Yro;e_z-i 1\d. '.59_r :L DowrioFy': Dens-..,BonLls a-:z A ick mac!? h o-_:s StJ:.'7 I I I i conditions: _As a result,the maximurn attainable-housinL unit sales price range at van-ring levels of 11'rt in-the Sarasota=Bradenton 115 A is S91.292 to 5208.24--(see Table 8). General Development Characteristics The zoning categor<--4aTjes according to the three zones.Downtown- dee (DTE'J. i Downtown Core(DTC`. and Downtown Bayfront(DTBI Based on'La-Cin-'s zoning ordinance=the current(orbasei maximum densinv in these three areas is,respez-tively. 25 dwelling unit(DU-j per acre. SO DL:per acre.and 60 DU per acre. in order to optimjze development economics, uniess otherwise noted.=deveiopmemds assumed to be to the maximum densirv. The maximum number of stories.aliowed in these three zones.respectively,is five. 1 C.an-- 18. INIether or not this limitation is exceeded is tested(seebe.,owl). In order to facilitate comparison between the three zones.the site size is se:at one(1.0; acre for all three zones ii.e.:=33.560 sc.ft. ofiand area.also known as `din fee:"l. Buildine footprint for all three zones is the maximum aliow•abie according to the zoning ordinance. 100.0 percent site coverage. Note that in order to simnii&the anaivsis and reduce the inroad-of other facie:s.the entire deveionment is assimed to be residmual. Thar is.the projec_is assumed to be en rcl. residential.not a mixed-use project wit'n non-resiacrinai uses. Residential Characteristics Dwelling unit sizes va widely in residential projects. However,in order to sitripuff t^._ analysis.an average DL size of 1.200 sc. f-.was used,which would npically oe a Mc- bedroom.two-bath(2B"2B)unit. This average size takes into account possi'Div smalie- units and large-unis. The average unit size is held constan:across the three zones and. unless other-wise noted, aso is heid consan: when atminabie units are considered. i The residential area is computed by multlpi ing the numbe-o:dwelling units ov the average size per dw•ellmg unit, and eTossmg up ror the common area which is estlma:ed a- 8.0 percent of the tote residential area dwelling units.plus common areal. Parking Characteristics i The parking ratio.that is the numoe_o'parking spaces per dwelling unit. is set at 1.50. I nis rlgur=is aDOCe the zoning code requirement o:1.0 paridne space per dwelling unh. i out is considered reasonable based on market demand and acmai resident autcmobiie use. The average gross parking space size is 400 sq. ft.,including the parking space. aisles. ramps.buildm storage areas. etc. The average parkin_ratio and parking spa:,-- size is held cons'.an:across the three zones and.unless etherise noted. also is heic.constant w•he- I attainabie units are considered. I I Economics Research Associates City of Sarasota i - - i-r � oc 0 2 V C i = L� � I c`elo - �.2 I .r _ n . cr 1I— ! — 1�I :I sc- _ S X_ '� _ ✓�.5�AFI _ _ _ - " W = ' I I I i The type-of_Dancing.whether surface o:structured.is determined in a steDci-ist manner. i First. if the total parking area exceeds the maximum allowable ouiiding iootp-in_. tner it mus:be structured. Second,if accordine tc the first test.tbe total parking area does no: i exceed the maximum building footprim_ teen a test is peiiormea to-aetetmi,^.e if the non- paming(i.e..residential)area exceeds tn--remaining built spac-c assuming tna: the Darikirg is surfaced(i.e..total built area.less Daricing area.times-maxurium numoe-of stories. versus maximum allowable buil-snace). This somewhat comDhc&Led calculations V determines whetner or not parking is on the surface or structured.which=sienificantiv ! affects dev--lODm--III costs f see b--iow-L Project Size, FAR and Stories i The Droiect size is a function of the residen-dal area ana Darmng-area. Added i0 this is the gross partting area.resulting m tae total built area. which may aiso be referred to as the total saieable area- The Floor Area Ratio (FAR)is the total.built area divided by the building footprint,which on a one-acre site is =.560 sc. f-. Tee number of stories is determined by.romding the FAR up to zero decima_piaces. For example. i--tee FAR were= the number of stones would be ro•.mded uD to fnv--(5.0:j. Development Costs The deveiopmen_costs were determined via detailed discussions with Sarasota area d--veiODers.brokers, and contractors. Deveiopment costs van°-ivid--Iv as a function of numerous factors.particuiariv the location of the Droiect, site size and confrguratior. i aliowabie density-Height.and the local market for the proiec.. Wnere the intervicwees gave a wide range of figures,aD approximate median was used. The Curren_'land cos.per land sc. f. (also iaowv as "dirt`sc.=A varied widei-v across the rntery w•e--s.IeSuitmE.:irthe ne--eSslty to ust a meQian vaiu-e IOL eac'O;me tire--zones. S-5.00; in the DTE. S100.00 in the DTC. and S'_50.00 in the DTB. Construction costs were more--asiiv determined. but had increased significantIv during t^e i iast six months(which is in-iine with the situation nationally and panicuiariv in the Southeastem L:.S.),. The following vaiues are used per residential and common area s4. f. (inciudes substrucr rC. sbel:.interiors. sen-ices. eoutpment and fumishmas. co - i profs.bur excludes parking and on off site infrastructure's in each e=the tnree zones: S:50.00 in the DTE. S:75.00 in the DTC. and S200,00 in the DTB. The Cost Der parking space is 55.000 for surae--parking and S25.000 for structured DaricinE. The remaining developm--nr costs are assumed to be the same across the titre: zones. This inciudes on of-sre inuast-ucmre costs per unit 151-.500.00;.uc-mits and fees De-unit i (S 10.000.00). oto---sof costs(e.g.. architectureengineering- legal.insurance.etc.)f20.0 percen.of construction.pa-king.on off-site inNasaucturei ana proner �.� taxes (_.n percent o=:and. constructior_.parkm_. os of_=site inuast-ucturc. and soft costsi_ Economics Research Associates City of Sarasota ..cn> _cn; z anu Gtr c IG i Development.Financing The development financing terms were determined via detailed discussions wit31 Saraso-a area deveioDers and financiers. Tinancing terms vary-,ideiv-as-aiunction-of numerous factors,particuiarIv the strength of the borrow--and the local market fo-the n-miect. V[Dere-the interviewees=gave a wide range-of figures.an-approximate median w3 use.. However.note thatthe-fmancine terms are held constant across`the three zones. rdess otherwise noted.the-same financing terms were used for both-man.-and construction costs. These include the followine: .'S.0 percent Loan=.Te-V alue(LIC'i ratio:60.0 percec: average outstanding loan balance: 7,00 Dercentnterest rate: 1.00 percent loan fee(Doints-:. and a loan period o:36 months forland(12 months pre-construction period,plus tee construction period)and a construction period of 24 months. Sales Prices/ Rents The sales prices for market rate dwelling units were determined via detailed discussions with Sarasota area developers and brokers as well' as a review o-recon:iistings. The prices used are S500,000 in the DTE. S600.000 in the DTC.and S700.000 in the DTE. Dote tha- this is for the average unit size of 1.200 so. fc.resulting in market-rate sales prices of S416.67 pe-sq..ft..5:00.00 per sc.ft.,and SS£3:=3 Der sq.ft..Tespactiveiy. Max mur" sales price- below market[,Le..arainable�units w-ere-noted in the paragrapas on ariordaoiliry=above. The cost of marketing-and selling the market dwelling units is estimated at 7.0 percen-of sales revenues. N ote that this cost is applied to both tnafxet rate and.when used.artainabie units. Rent pe-DL'was determined via a review-of recent listings. The rents specified are S:.^_ pe-month in the DT-, S 1.500 pe-month in the DTC. and S1.750 per month in the DTE. Howeve-.note tea:these figures are oniy used when the option to rent ice units, not sell teerr_.is utilized. Tne remaining input under the for-rest option=are the same across the three zones as follows: =.0 percent vacancy rate:25.0 Dercent omratimg eXDense_: 3.6 percen-capitalization rate(assuming s abilized year saiei: and_�.0 percent cost of sai-_- Note that the develODment of for-rent unit in Sarasota was not eco_nomicaliy feasible undo:market conditions at the time of our-previous study and this simatior has only worsened due to the above marker trends. Therefore. our analysis focuses exclusively on the fo--sale condominium market, although deveionment of fos-ren:unit is ii' ' •:c become economically viabie again a, some Doin-in tee future and..therefore._ should not b.- excluded eexcluded from attainable housing DOhcles. Development Profit (Loss) The development profit(loss') is computed as the gross sales revenues. less the to-a'. deveiopment cost(the methodology is the same.whet ne-Po--sale or ror-rem. althouQa the figures would vary`J. In ERA's iudgtnem.based on the expected siowdowTr in deveiopmen- due to the increasing development costs and flattening sales prices noted above, deyeiope__ w;Il be willing to accent a lower development Dront iaiso known as the hu-die rale)M he Economics Research Associates City of Sarasota Diol e- tic. .593°:2-, Dov.­tor. D=rs Bones an- - .:tainao-e 4c_,. _ S.-_l--.- _c=36 - I nearto mid-term o=20.opercent on me iota.development cost(note-that.tnis includes both- eauttc and d b tman mi). Density-Bonus Without 9ttainable Housing Requirements Assuming no density=bonus_and no=attainaol=housingrequirementsas welims current market conditions for all-oftine f asibiiiry model inputs reviewea above.new aeveiopmen: in the three downtown zones is not expected to result in a profit level that exceeds the minimum level of 20 percent-reouiredby for-profit developers i see Table 9}. Stated anomer waV.=unies=aeveiopers are alreadyvestedin some-way in the zones(e.g.,land o_ construction costs at below current market rates or has some-other advantage versus marker rate conditional.rationsll for-profit developers would not be expected to_build- Table 4: Development Profit of For-Sale Units(Condos)by Zone be Density Without Attainable Housin,g Requirements.Downtown Sarasota Zone Density _ Downtown Eoae(DT-9 Downtown Core(DTC) Dowetown Bav_iron;(DTB` i M of Curren: Developmen- I Deveimment I i Dw-ioDmen: I Density: D;iiacre Pro DUiacre Pro-:_ DUiec:re i Profit I 2015I - - -_ I I '.i!= C.,e re I - I �---ac- tai D. 'Cre Gv s- r I cr, --ac- 2,0; plig u3 O 2-2-- h 7 - I:�.^�•.:C'S - f_- ^J - Cr' -<< - - - rr f S?5 - Lam c -es z - .�. B_ .. =u-cn _o ^ -Cm__L _- - .d^.,. _J _9_.I_:'°r:.-J1,__.. =r:c:--s;-., ,._.: �:2SSJPi'r� ,'f?^:.^.13fKE C....,.....=afC c 2:.a"d�?ncL51^7 fe.:u'_..i_-=. ��cC_...Li'-OIC.!=5 T-,: =.^l.f^.•.t:-. 3e.eiaomec'cfLT'le._ .2!30 K'.0..^2_- e nwais r2-_-_ _-:o F+c_-1 _ eYCeeOc_. No-.=:c..tr 40 --cer-:. in JT_anJ D.D zcn_>ii' aniv ecu, aen-..•-i-__J"er_ Res3?f.::a Jv=_fid-Dm,_. S's..fCe- o c-m--s KeS_2=NS5DCi2:e=.DjOt:. However.nose that if density s increased substantially, deyeiopmen_saowc become more profitable. In face.this is the case.-Mth development becoming profitable in the Do)xmtowm Core(_DTC-:and the Downtown l--dge(DTE i at a density that is 300 nercen: =50 DD acre i or_gr`ater of me base density°(see;able 9 . :'Tns still assumes though ma: no attainable housinunivs are required in retu••L for the increased densitv.l Note that ire the Downtown Hdge (DTE:)! even at:increase in density up to 400 percent 1100 DUzacre of the base densiry does not come close to the min' development Drofht ieve:reo_uired by for-profit developers. Density Bonus With Attainable Housing Requirements Whiie the precedinE anaivsis showed that deveiopment under market rate conditions is only expected to occur with a sio-nincam inc-ease in aensity. it it also necessa-y to res:me impact of attainable housing requirements. .�attainabie housing requiremem reduces me developer's prof:. A density bonus increases the profit. in an iaeal situation. on-- precisely neprecisely offsets The ome-. I Economics Research Associates City of Sarasota "o e"^0. -_ �o r io D-east.B o'!:s arra 4t-amaole i-ecar, __ . I The attainable hottmL requirements tale two forms: T:SI the percentage of the total ' dwelling unit that are required to be of ordabie i i.e..five pu cent. 10 percent, 15 percent, o �Opercenti and Gond.th,income l tet o=th a.ain" a households as measured vers,.,the Median Family Income ClgTl Ter z._.'-60 percent:`80 perc nt 300 percent, or 12C percenti. again noie that MedianFamiivIncome(_NIFIi=is dined bI,the U.S.Uousm= and Uroan Development Department(HUD)-as the hieaian family income fol a family c= four in the Sarasota-Bradenton:tietropolitan"Stat_stical area(MSA-).- = This analvsisis relatively-complex since it considers the impact of densitn-.-attainabie housing unit requirements, andattainable household income levels. As such.it is presentea-in tables(see Table 10 to Table 12).one for each of the three downtoNxm zones. Dote that as expected:the development profit decreases as the attainable housing requirements are increased. As noted above.in-the Downtown Edge(DTEI. even an increase in density uD to 400 Percent(100 DLA:acrel o:the base densin• aoes no.come close to the minimum development profit leve:a:current market rate conditions. Attainable housing reauirements furtherreduce the development profit leve''-. For example,assuming 400 percent-density(100 DU:acre;. with no attainable housing requirement the developmen: i profit leve:is 1:.1 percent,which decreases to 10.0 percent assuming a relatiyel-V light attainable housing requirement of five percent atrainabie units and attainable household income at :20 percent of-MR(see Table 10-1. T`ne development profit level only get worse as density is decreased or the attainable housing requirement are increased. In the Downtown Core(DTC;, as noted previous!}-.an increase in density to 300 percent (150 DC-acre)o:more is necessary to reach the required minimum deveiopment profs: leve!. How'ev .despite assuming_ an increase in aepsiry it:the Downtown Core o'_'400 DerceII:(200 DU-acre'l. ever minima.attainable housing reoulrements(5 percent attamaD'e units and attainable household income at 126 Percent o:NTrI)reduces the development Dron:ieve beiow the minimum reoulred(see Table 1: . Tnat said.unde_this option. development prorit is within one Dercentage Dom:o:the 20 Descent hurdle rate reauire-?o_ tor-Droi-n deyeloDeis. Also. in the Downtown Bavi rort(DTB .as noted previousiy. an increase in density to TOG percent(1=0 DL,acre) or more is necessary to reach the required minimum development Profitleve'_. Finaliy.assuming an increase in densinv to 400 percent(200 DU;acre;. .he development profit is above the minimum required level only with relatively miIItma: artainabie housing requirement(five percent attainable uni-s anG attamaole ncusehold income a: 120 Percent o`1•Tr1j(see Taeie 1'-: Assuming z somewhat reduced densin-of to 300 percent( 50 DU acre) and the same rela veiy minlmai attainable housing requirements. the deyelopmen:profit is again within one percentage point of the 26 percent I hurdle rate reauirec by for-nrorr.developers. Economics Research Associates City of Sarasota K _ {% :'olV^:D:>'.. Jens:^ Bon-is and . -.-a:,nP_b E -CJ:I.^: ST-.;Z i i i I Table 10:-Development Profit of For-Sale tnits_(Condos).in the Downtown Edge (DTE)with i Attainable Housing Requirements,Downtown-Sarasota - I � I I - I - -Atminabee - Densl - I ?:els nota - (°n o curre.^.:I I Inconw lev i I Ock A—Lalnabl 15%A:.amab e I 105: '5% I 213% -Deni v' DU.%Acre !%G MR%. - DL Di I Xwinabme DLI AT.ainable DL Anal^abie JL- t Z. - t0^_« -I 25 Daiacr NO% 5C - I I I I I cJ I I -2.5 30C°- ?5 DL'iaae I 50=•- I l,g, off' 7 _ 3 i =4:�: 4005 _i '00Vwacve - _ _ _ I _ 3.9- T - a- -: - a "=IOC^--_:3-c-.1 :sacs•e-- r J c-.- -a ss-_GeV?:, " -o .w.ir2 -' 'Z I _ a_s_ -9_c--en-ra-K_ oma_ a?ae^oxo_�_ ?..___s!r.: _? __J.r_r pl.j.�D�,_ o_rs:.,.3-3^-:- -- L--- - -' 17:5- - - 7 _-c_c•i f7o a. D- ^. rec.�cC c_- c C _ .aZ:-:r=:..ac!3.'. I ❑r.n •-._O_._crime': ?:C as 2 C_.__•:a�2 O:i'1_o-c. __ ? C c--!- ]I_c_- 4Lr[m-=Cev?:OO-epi O"Or::-eve cii R^ON'-_S:-2❑Lr.�.?ra ie ��:_Wasri_: C-excee-e:: I +4isO_2.e_.20__ I Economics Research Associates City of Sarasota - ✓."i'i.` -J:' verl='_G"i:S c-1:%I.-5.'3D!="^L51G7� moi.. II i I Table ll: Development Profit of-For-Sale Units(Condos)in the Downtown Core(II)TO with I Attainable Housing Requirements,Downtown Sarasota i A:taIr2CIe Density _ -hofs rola - I Mo`Curren: 0%A'a.nabieI5%Attainable 1MY: !S<< 20° -D_Ds.iK -Dil!Acr_ - !SO cf NFL DL - DC At:ama D.,I Atminab a D-' A—a:naDl D'`! - - ! - I - --- -1 i20' ! 100 I 50 DL'i re b sf I c _ , _I c i cr I -2005� 100 DU/a--re 7.I Ii v - I "�2 I 7 300% I UD D'J a ra 0 x ?�� 9 D' - 1'! 1v- -._I 400°� 200 Dl,x_r_ .ig c _I _ ! 2°=1 ! if 5 ZaMe O•SG._>:'e=fte:OOT ..Eq:D-Or.-J s __r. 7J__-c_._.oc. _rig O>._J.C_:_Icc"�_' -__.:;I _ GD.Jr.O-. ... 255J.. urrE-,T2r[e: ^.circ= cencrininc JOO i trc DnpS.T .'..Dan�::CE^Oe•ISI:.LG�Y__L.'re.�:CeD s'y,31...-a_JfrEC. I c -S---G ns-y;.mat t'1_ I J- a ulr'ZDI OOJS O'1r- - a6 --o 12DI y, r J as Z_ C - -a -.o---O• IIIO- _I -t ca'- rner`_2 c as a - i _- t9 2— 2D - Js r-d .a^a' _Ir_-_e __ --.--J 3SveIC_rr � _... I. _ _I-2.s., a_ -j-d_ _ie c 2-.':,-.. _ 7 _Y.Ce_O__ __tri_ .- 4CD`.=nerc r I = 0%a:.ac:aD a.. 5 JO I- ?Jr.-a-_. _c_-_ : e<f.._.:a G:er.a-..I_.-I_.[D `cc-c—=t =- ssc,o es-2--LE I Economics Research Associates City of Sarasota ' sing, �_CDowntownGe^.�C`CO ..5�i c -1�:0'�BD�='.. Pace 3� ! i Table L: Development Profit of For-Sale Units(Condosi in the DOw7ftOKn Ba-iront(DTB) with Attainable Housing Requirements_.Downtown Sarasota I I I Density. II - -ocs=nota vofurren: InCOT_L_ 'I D AY- .n-a-bi?-;5oro A.-=,na .?II 10 I .5% I 20Ca I Densirii DUTAcre ;`,x c`MFI- I D:- -; CL Arainab;e CJ i A—.La•nab:e DUI Ara•nabie DU I I = .I =3• I `a -_100% 25 Macre � - :c` C.5 93Y I =° I -200% I 50 DLaa_re I ; E.4=-_I ' =300% I 75 Uwa repnc -_rG -..400% I 1 D DL'ia r - -"' .`�^" �"3� _ 7.`._i I G.c _ z _rcirz_„r:er-rarK_:cona;c;c _-__.._.,a.-c.im.the c_.:_. -' --' _ c.:�'c _r ?cs .3__._c..r• censx.. ti are-:cens: ;.?:_ :r=-sol c:_r;zrairao!=cocs:r___-da z7-, .:?a=r= :e_ o`a-z: c?r_?cta_ c--ne:z:a:aw=_ _ .:•!.- gin:o=:_.,,cm?::.=_ca as a oez=-;a0=_ :--=,a::aa:e rcuse-zea:-_a•r= _.__ �.=3e= - C=-..S;--3 co._:.:_:.-z r:ri _e.�a•n=_.__-of:r_al:.so as: _:..r..?.a:=-_ s r__c•ez___.,_ zl= -. „ .:.e 4J, Oens;-:wee G+er.azou- _=- :cc-.o--ee ea:•%asa_ __;.2__E. Economics Research Associates City of Sarasota F-oien wC C- C e co s,r_ i i i Sensitivity Analysis in the preceding section, as expected.as the-attainable housing requirements were increased.the developmentpront decreased and-in mos, the minimums ouired d y elopm,.nt profit leve'. Thu-bis dueto the marginal deyeiopmen- economics unaer conmuons. as discussed in the previous section. Whiie this would_app arto=indicate that a density oonus=anh attainable housinE Ieouirementis not worth=the-eIIo:�to consider further.-h is-lmDortan:to note that tn- precenmg analysis was.made considering iuirent market conditions. Essentially.this would require that a developer attempt to-ente--th..=ket-today.under current market conditions. However. currentiy there may be numerous deveiopers that are airzady in the Sarasota market with one or more-inputs that-are'below current market rates. For example. a deveioper-aiay own land or have an option to purchase iand at a price beiow that assutnec in the model. In addition,the city may have uie-abihry to reduce some of the cos_of othc: development coss in atianety of ways. Therefore.it isamportant to evaluate the relative imponance to development pront o:a range o`factors affecting development economics. This can be done by specifying an example density and attainable housing reouirement:-and then varying the deyeiopmeat inputs. As an example -the foliowime case was selected for this analysis: a 400 percen_ densit<-(above°base density). 10 percent attainable housinQTeauiremen_.and attainable i household income at. 120 percent ofAr-i. A number of variables were then chaneed from their base input level,ranging sow,50 percent to 150-percent.to test the impact on the development profit. This was done fo_ each of the three zones-.=—hestiimimum.development profit was met only;mal--the foliowing conditions-(see Table 13): i • In the Downtown-Edge(DTE;,,with a significant decrease in consntuctior costs percent or less of the base construction costs), a significant decrease it.parking cost(50 percent o:less o:-tne base paricing cost:.or a sipincant increase in.the market rate tank saies price(_=Descent o_more o=the base market rates un*saies pr, ). I I • In the Downtown Core(DTQ as in the Downtown Edge(D'LE"),pius also wit,a significant decrease is soft costs(50 percent below"the oase sort cos:input'j. • in the Dov.-moven Baxaont(D1B . as in the Downtown Core (DTC).plus also � with a significant decrease in iand costs. on off site infrasmucture cost_. construction ioan period.interest rate,and attainable dwelling unit size. i I I I Economics Research Associates ^ City of Sarasota i Pio e_�NL. -irr..-39 t2. JJ�i.-�_v... Denst. .-ion-is a,:o A—iama^u a Fac_35 i I i Table-13:`DecelopmentProfit of For-Sale Units(Condos)Sensitivities n-ith Selected Density and Attainable Housing Requirement,Downtovrn Sarasota I zone - _ _ - _-1 -SensiVnw M o'Variab•e Verris Current Mamet ri.-te` lar.ab-e - - - -I Dal 'ire' 13.3%(base" 125 15W = I ] D Dowrttowr.Edoe - I;t - 3% r_ -2.8== _ 1 OIS 1 6 Iprec m-'ayiez - - =i c-_ c = c.Z�- I ICo�z�_:oma- r. It.a•K?t`Y.3t=L' - -I - 'c- - FF, -Z2C— .�•c..=9;6 e` I - er = I lc. c 1=_ 0 I _ IC=`�'--__ = 1- -- c--_- e --. _x--ice- I I--- I Dwv ww: e- 1=ra - _ - I _ `r -- a `r -Cc _ ' I I r - =" E-K-_> - -- - I -ye- (DT-5. I—Ilens7az= K - Ir3:c -7-ra - eac-- e"---a==s -a sir- _ a-i -an a-]-.r=c--'at-_ _se-c Ss arc a:".._.e, -.re N;en ar - v r_o4'_MV., = JLSu c.'-tre -Dee'C' :i -_ An-.]S Per D;r:Scr.. -reCJ_]:___:_L e=u-re---7=,�-ra:?.:-? �•G":'r: -f.C:eaie i=1=.8]?rce-••_:=' aeae-oz-a-3r -C-L.2 Cef_er--ass T c_':a•:33e--m__CS r_ e_.._-_ _._fe-i R_t=_:fa:e. :a]E__- •••]-3:?s trial tre M-MT -cee-:e`Cruor _•]:.q o•e c__Kr di t'o^:i C?�._• 2��c J.aiaR'?:G'?X;e_:?=. Economics Research AssociatesCity of Sarasota Fro'e' V _ C .:rl?J Jp Q.vs 8-nc Ci2 -t=^I S"_7 Baa_37 _ I 1 I I -nes---fm&nu-s sugg--st`ibai-deVeiopersmav take-aatant2ge of a density'bonus Drog'ax - I with attainable housing requirements is the} have some sort of advantage Versus current marKet conditions. This advantage may come as a function of their-situation le.g,prior purchase or optioning o:land at below current market rates)aiid or-as a function of cin actions')e.g.:provision ofinfrastructure,low cost financing:or other incentive;. Whethe_ alone or in combination,this situation is likeiv to entice developers to take advantage of a density bonus program despite associated attainable housing requirements. Summary information provided by residential developers and stakeholders in downtown Sarasota was used to prepare a deyeiopment feasfoility model,which ERA used to analyze the profitability of development in downtown Sarasota. The analysis was done in a step-wise manner. starting with current conditions.then with increased density and no attainable housing reouirements, then with increased densin•yyith attainable housing real-rements, and finally with sensitivities to inaiyiaual feasibility model variabies. ' This analysis leads to the conclusion that uncle-current and ioreseeabie market conditions, even a significant densinv bonus is unlikely to resuh in new development of atainable units i downtown. Furthermore, as attainable housing reauirements are imposed and increased. the development profit decreases and new development becomes less and less probable. - However,if developers have some sort of advantage versus current market conditions m i the downtown.tnen a density bonus program could be effective in creating arainabie - housing. Such an advantage could be due to a range o_factors,such as reduced deyeiopment costs such as reduced land or construction costs,or,even as a function of city financial support o:actions;, increased saies revenues,o:8 lower minimum aeveiopment I profit level. It,addition,non-profit housing developers may be in a better position to take advanage of a downtown housing densin•bonus.pa-ucuiariv when combined with other development tools,such as below market interest rates or low-income housing tai. credits. It is also usefu:to take a broad--.view of the situation.in which a densin bonus and attainable housing rehuir--ment may be used in the future m the dow•ntow---when marke_ conditions have improved. Such a poHcv could also be considered for application in areas outside the downtown. Economics Research Associates City of Sarasota Frc;a-:t No t'2 DJo's'triose,i i ."S`:'5-.-us arz Atiainab!e 11o:S:n- Si.-jo. C,_e 38 .:5. Recommended=_Policy and Comprehensive-Plan Amendment Introduction In this report section.ERAproposed changes to the Sarasota Cin;Pian based on the preceding analyses. TheS-proposed changes are expectec to form the basis of a compreh-nSjve Dian-amendment. Foliow-ing adoption of the proposed changes. ERA will work with the Cin-to develop proposed modifications to the City of Sarasota Zoning Code. _ Summary of Proposed Policy Based on the preceding poncy and economic analyses.ERA recommends fna_the City Of Sarasota pursue the downtown density bonus and attainable housing policy outlined in Table 14. In developing the recommended poijcy.ERA sought to imd a baiance among a range o issues including the following: • Community interest in providing housing downtown that is avaiiabic to all residents.not iust investors or the affluent. • Impact of such a policy on the City's housing market.the area economy more broadly.and overall development downtown in the near- and ions-term. • Itiiit<-. iegality.and financial feasibility of such a policy. • Gv-ral:consistency with and success of similar poi-cies in othe -commtmiti-s. • Compatibility with existing adjacent r-sidentiai development. • Ablll:v OT the Cin-to administe-an attainable-housing density bonus DTog:am. - E Recommended Changes to Housing Chapter ERA r-commends the policy changes beiov:to the Housing Chapter of the Sarasota Car Pian. Note that changes are"shai ed with deietlons manced with text and additions marled with�der�i�te t-x:. Objective 1 —-New Construction Tn-Cin-steal: continue to--mance a City governmentDriva:e sector association that encourages tn-Dryat-s-cto-to Drovide new housing tnat: • meets the needs o_Ciry residents: • is innovative;ME • L conlDatibi-with the Citv`s neighborhoods d • rfiAr=drF�rse-�iou�tna�-pe�anii aftcraaTiil�cr fes=o�tnee�= e-tir�sei�tari4 YuturP�ee�s nf`-S�r2�ota=Cttt rents: Economics Research Associates City of Sarasota = Dro ez 1;.^.- 7`_'._ :2,= c 2G i i I 1 1 I - n L I I 3 1 I r L _ IL l IYf 1 I I - I i l I j I I I I j j M I I I I. - _ • I I I= I - _ 72 Ic � _ I.W •-_- j I O IW _ I I � •y C fc ILn - _ 1 So iu= I I I r Va — T � I. IC I !• > 1= le 1= c — I1- I :21== = sJz _ — — = — — ft IZ W — {}1jj - i t' - C - r I Jze � I t l , oJ 7E z EI _ I c - _ _ _ - sig--- - - •- ,c �- I lJJ — I I s Action Strategy -- ib� a fln: Iue Cm- ill eonnnuci&encourage and itort,ooperanVei-V vc.Mjitlref- - sta alenu �r-sri mud non profit a..r..lon�r cr nl€ s 7 ate%, in fne hosing d=liver'process tactratz•aazuao _naustnuttes Objective?-llaintaining-and Attracting Moderate and Middle Income f=amilies Recognizing that to approximatelyeFeent of nouseholds within the Cin•had annuz household incomes b�ot�1�fl ierrcPnt�aY ISI --- S .tine Cin will pursue actions that maintain and attract moderate and middie income iamiiies. Action Strategies: '- x" 1trlf�ttn=oEa ; terin -L' ` moi -- aMYnae ardtg frostCxiine �nae�tti `�"IS�ai �p.,ri�tIl��3t?'3Ilt�)'Feh-t�t�a�---'t�S1rl��1tE� rnrssrr��� � Oil< j ']IiC:7Zn -Il-t1�7AllSm si• ut[5iIIor1Ee itiat'=�1€"pis - att�n�tr�3 &ou� I�Epai� yn -' ata�ntsng� _ eo - r art 'L�kna�i����ttu�,���•r�€lastr�rrsn:ci��d-m�ieMUM .- Economics U¢Economics Research Associates City of Sarasota °roie__`.c. "5_?--- 12_ Down.-n— Gersh Bio-us aro A'ttair.ao-e H--usi c a.a .r'at:e ti31 j e �ni�itstn entnz: -- en` = - tt at WMXC 'M—Ihe s)a ! csV M at€amaia siu tna�3le egg ti 'haDxznat _ _ .n-�r�3e�rF" nxa - ��€Ci�s3�ne�Itso�ud€�71t .- ta � te���s,. ,rv-�rr� Ennrinntfeza�h un��g:-sn -`2- ann - -_- - -- - e��ar�-r - zt n m€`lam• `.e_ -_- s -Qdu'r2ru- tC Objectee Goordmate Hirth other Local Governments and Private Sector fiction StrateLies = I =��unttra�n� - r�nt�n�ta�erera�e-ox � � _ ONti- =cr Q 'with tie Recommended Changes to Future Land Use Chapter ERA recommends the police changes noted below to the Future Land Use Cnapte_ Sarasota City Pict:'_rote that chanties are with deiet:oas maricea u•itt vex.aac additions maricec ic-it. �r er7uie text. Objective 2-Land Development Re.gulations Th_-City shall make appropriate changes to the C;tv's existing Land Deveiopment Re�_uiatiens ILDRs .including zoning code.in order to ensure continued consi tend° � betw-eer:those regulations and this Sarasota Cin°lar.. in addition. the City ma} i consider other reguiatcr. factors io_hossinie incerooration into the Land Deveiot`mer: Reguiations that are not issues o`"consstencv". out which warram consideration due. in par,to the deveioped characte-o'the City. i Action Strategies � - J1Yovi�#ovrnlDensltrrnusnd=�ttatna67eI�ansin�OveT �s#stet-'_�=T�eti>itoi'v�Dan.,t��ont�anii?�tiainab2=H�;ts"ib3-u�ria€ 1}rstcrct�na$�ie and cl=to m��i^i of�a-�eta�oo-Codeand-�ha3i �>•lac t��avkhtt€�hi�esi��tta)'©�,alai��l�,mc€�iODY�te�oscntzoic�_ �nsrnr�cintianu?tttatna'ol T3ot.sui���er�ati�isrit:Y�h�11-at�n�l• ted Economics Research Associates -City of Sarasota Cov.n_w,,: Dors—Bows ar.c -o sirs_ Sv_- Paoc 4~4 I li ERA Er`_ I Ole s e _ y: " �° €s" �`S'��?� -•rr e`r'g 1�n�' '� e � a ,a,�_. A_..a ar she.'ze:a.J l€' e3.9 . '` 's .3'i[s:' '-,� -a ``se .. .s AT - V a® �`.`Y•.�yJ. e a""1�` �+s`u'w'�t�'s,s-`'?ai'a-�3�•,,'fs�;b l'SYs�d^��� �r.s... :� . . ffi*`o,Ma e M-� _tm de" � c 1 a 1 :�• �r'Jm r-^. Eve f4i� �•°r't'C�Ja e'. t" ® t IR _ —'J is old~- E > ;E G*� y 0 6F"�� 14 5 B �. 2 - : a�otaa�ea' �•�F3 a;`�ae�.=`���zi .g-`i;"'d-i}.�Y G,;��':���>ae , �z<;g:. a�.e aa, a 99 Fia a ON 1, A. a Z`'4 _G.FE,..:e}tta e'r`z5�'d)3�'.�-0:721 `' s'�aa .ES - F ;i=.. his o��- sar. ;9zE -�M .�aa. c� � Ga®.,'+s �' �•e'n€..Ed s-..: '�`�"+ are�� a° `er ate ® aei ee •.� '� a.� " - '� ..�-`2t3� ea'����R��� apt°£`67'L�:c'' �>_�''�'• icL3E�' _ �rY=,f. S' f�'�����1� ate..' j�•� _...Y� a _ f� •,i-A3S±�Wd,d�'eirb6R}:F '�3'r',3�3—':a:i•�:•• ;as,.i.?:L�'c�f�4 a l I 6. Development Capacity Introduction The three downtown mixed-used zones in the smdv area provide a finite amount of!and available for deveioDmen_.- Based upon informationprovided'by the City Planning Department-:ERA-evaluated the increased residential-development that could occur as a i result of an attainable housing-related density bonus mogram. and the number of anainab:e housinz units.thai could be built in a Desi-case scenario V Existing Dwelling Units and Capacity According to the City's Planning DeDarm ent_,there are 4.697 existing dwelling units m the current DTE.DTC.and DTB zones combined,as shown in Table 17. Factoring in Ciry's proposed expansion area for the DTE zone adds an additional 914 existing dwelling lints" i Together,this results in 5.611 existing dweliine units within the study area. As Table 18 demonstrates.under current zoning revelations.the maximum development capacity in the study area totals 932'"dwelline units(excluding use of the Downtown Residential Overia, District or DROD i. V I Potential Dwelling Units and Capacity incorporating this information.ERA estimated the chanee in maximum development caDacinv that couid occur if an arainable housing-focused density bonus prograrn was � enacted: In this case,the maximum number of dwelling units Der acre would increase ftot DL: acre to 50 DU acre in the DTE zone. and from 50 DU.-acre to 200 M acre in the DTC and DTB zones—simiiar to the current program in the DROD. Assuming z maximum utiiization scenaric,whereby a!;new develoDmens would utilize the densitm° i bonus program.the maximum residential development capacity would total 28.901 dwelling units,as shown it.Table. This represents a Dotential:naxlnlum net capacity increase o_ 161.5574 dwelling units versus the number o=units allowed under the current zoning(see Tabie 20). Howeve-, this ievel i of utilization o=the proposed density bonus prograr^!s corsicered unrea!lsticaay higL. D:imarily due to the voiuntary nature o=the program i meaning that many deveiopers prooabiy wi'L not use Iii and its discretionary nature Imeatang tnat the City"o-nmissior may not approve deveiope-application=i. Economics Research Associates City of Sarasota ri-olln (\C. 5_z349, 'L3ina-m�OU5!.iC: Z: rads 116 I I I Table 1?: Existing Dwelling tints in Stud}•Area Area tin"s �urrera ucr:n:o :;ZCrIE U6:GCc DT- L...- - A=as :.IndE-_va io-v _LO.^.'n,- Are_ Mantra!rC=OnJe I Arca_. Ru-sm-mar.. j i 7 Area 5 4zF.Str_ _es Arcs L, Part=2i_,wLst u-nE Ave Are_ =. Parr gas..east c'_ime Y',=_ 1 Area L, Scroc Av-_'t( Bur.Sac - r 1n:,r.o-c --eco �te - x Tota S,ii Nv,m . i i i EconomicsResearchAssociates City of Sarasota `Jhzi N-; '7937 .L' ✓ow- O'.•':.- vent-Tv B:)nLs and Aai'aoe' -...._'Si^c 47 Table 18:-Masimurn Development Capacity in Stud}.Area cinder Current Zoning ! Regulations I Maximum Percer: Miax;mum Zoning-District within.Dovmtowr I Urban Mixed-Use Ciassificatior. Acreaae Dweliino Units Per Residential Dwehinc Units Acre Mix Aliowabl= The followiric areas are currertiy zoned with Dovmtowr. District Down-town=doe(IN 157.10 25 50�_ DOwnt.^.wn Clor=IN Z� _=Cc ^owe*own 5=_4rcrl_CM- Sub-tota' 408.03 7,082 i The foliowino areas may oe rezoned to Dovmtowr Eaae(DT 1 -Centra Ecco^.0= 78'- 25 5C'_ 2-Ro5nmare tW'ohDOmlco- 188, 3-Itn Stet �_ �.'��- _= 7�%c L- -ParK Car iv es:of Gree A e_; 28. 2 - 50;_ 3=- I -Par{C2s-, .ccs:3f_Pn'c A = 5n 2 ..-3�n00 nVvKOn surd:Site .9 43 cC 7�is 1= _Vod:,oSiree-5i­ x Gc '-_ Sic.-_ I I t Sub-totai 179.80 2.215 Maximum Dweli;nc Units Allowed Dv Current Zonirc C.irrera DT=. M arr_ I sr'.7s..Itn:r. 'co— a:=:n�rcar�i:xe. Us_ 7.0E2 4r=as tna-s;av c•-rezone-o DT= 2?- ' Tota' 9.32' i I a._-.a__ceas:e_=a ecce^-,^x ceiie c e-. - I I I i I i I Economics Research Associates City of Sarasota Dr•Oi?': N-__ -593:' 'Gf Dovh.ow. D='SG"Bor::s an c A Lairiao;e"OISTc Sv_ ?aoe 43 I I T Table 19:---Alarimum Development Capacity�n Study_Area-with-Density Bonus Zoning District within, Downtown Maximum- - !Percent Maximim Urban Mixed-Use Classification: Acreage Dweliina_Units-Per - Resiaentia. Dweliino Units ,Sere Mix Aliowab!= Tne Toliowlno areas are currently zoned Wth Downtown Districts �...:i Owr =OC - .3..15 7:. -7L is :JO::'BtOFY:1 iJ 1.71.-_ 2 0 G -L5ic 2.57_ ! �owrto.p:n 8a-iron-1-.T3 75=. 1, a� Suo-rota! 408.03 24,407 The foliowinc areas may be rezoned to Downtown Edge OTEi area - re,:ra _ _ nJt 78.. 51 5C'_ 4== 1 -rc;semarc YelgncOmoOc 28.8L J.r; 505c 72 -4tr.Street----s 18-C 5r 30% cc -°ar<=as:(we-:c` m.Av=_, 2E.32 50 S02,- -5- 0 -ti-a- me A% Sub-rota: 1,79.80 4,494 Maximurn Dweliinc Univ akow=_d vr.;hir.Stogy Area _- :;—Z a-.- DTE D Ss.ri-= ..�.� r _'o%-.-mr.r Jr.,_ . . ixc:; I-1-se - cc_ na:Vic. oc-ezcnec- _ cy_ Tota! 28,90' -_Te�'xs:...___...._T-_-e'-a--^.T_ -_..-_=e--. - - -_i3 2503..__C _C-0.=ani "C Economics Research Associates City of Sarasota .'o tv C:. 1_.?N t2- .i�..�.O`r � ✓e"' 'Co^.!i aro Atia Maome Hi -.2smc S_!o} +aae 49 i I Table 20: Net Capacity in Study District Under Current Zoning and Proposed Density-Bonus DTt DTE DTC D'E! Add-Or Tota Current Zoninc EY'S."�LJ'ci:!nn J:I-r- _,?�•_ [fit _ �,=0_C ?L - _ I Net CaDemy Unaer Existing Zoning 254 ?,55, 560 '3-31 -z,7'6 Praaasea Zcnira 1 ax€n.:-Dv.=.n.a G:+m 3.92 8.57= .-1 IZQ4 283- Net CaoaSty Unzw PTODased Zonin_- 2.218 7.986 9,596 3,582 23,29C Difrerence in Net Capacity(Pr000sea vs.Curren:Zoning.. ',96t 6,435 6.926 2,249 '.9.574 :;e^sr,,cccs as_•<t-n9 D-'a^. xe:1-%-a.Face:cam-Z a-s:neo icor.r]awe:--__ s rc:.:.es.:s crre^;=r_ce•cc-r-v^r or m-T•es 3m se ve na::a anoe•w.:m-,-re re-n m-r.:a r3:3 a_, =ore-:'c-az cmemmm zv�z:ew=e='-.-]-.;r ee:+•ce^ss c�a a:ae rraxr•_._^.,erne-r cr»= C I 1 i i I Economics Research Associates City of Sarasota I 'J_I? -N---. :50-39 Iriovvnm.r ✓anvrvj r3Gr1_S an-- r*O.ST^ Y:L;Oz Pa3e 5C. I I I i The maxim.im-averaedensity in the cmdc areawould increase from 34.4 DU;acre under curent zomn-`to 106.7`DU.acre under the proposed zoning(see Table 21 i. Again.netthe: of these densities are expected to be achieve-e-nut they'provide relative benchmarx of the potentia:density increase. Potential Attainable Housing Units Presuming 10 Dercent of net new housing units would be designated as attainable units. under the-Des_case scenario a maximum o`2.329 new-attainabie-dwelling units would be possible under the proposed policy;_Table Z2). It is highly unlikely.however. that under a voluntary pro_Qram all of these units would be constructed. Due to the large number of factors influencing the specifics of each developmen.Droiec_. t is not possible to forecast how-many of the potential attamabie housing units wil: in fact be i built. However,based on experience in other communities with voiuntary density bonm and attainable housine policies.the number of attainable units acntaliv built is likely to be sienincantiv lower than the potential maximum,perhaps on the order of 10 to 20 percent of the maximum. i As shown in Example 1 in Table 2_, if a total of ten percent additional housing;units were buil-in the stud}•area due to the densitx-bonus,above the maximum number allowed unde- current zoning..excluding application o=tee Dox%mimxn Residential Over:av-Disincf;. a total nes; dwelling unit would be buil--. If 10 percent of these weed rea_uired to oe _ attainable units.then 233 new attainable housing units would be buil_. Table if a iota: o twenty Percent additional housing units As shown m Example iL were built in the smdv area due to the density bonus. above the maximum number allowed uncle-current zoning i exciudimg application off-the Downtown Residential Overiav District... a total 0 -.329 new dwelling units would be built. If 10 percent ofthese were reauirec to be attainable units. then 466 new attainable housing units would be built. i ERS,consider. tha_these two examples are s reasonabiv accurate estimate o=the_probable number of tots.and attainable housing urns that may be under the recommended densis_ bonus and attainable housing voiicV. I I I I Economics Research Associates City of Sarasota FJ o. -__3::2; .ice...'-ow- De7'5I_."Bonus art.. .:ac:5< Table 1.1. Maximum Densis=in Stud}District Under Current2oning.and kroposed Density DTE DTZ DT3 Ado-Or Total. Aae-s .C-a Acc�ez .96 1 Resme—.a, 2.-87.2- Res;32�lja Acres PC z Z-2c Maximum Dens;*;v Wit.n Currem Zonino DL.,=a acre,: 7.5 Du!resiaenva�2:rez zz r 0 -,Z 3' L Maximum Density W.-th ProPosed Zonina �_V:Cta ar'e- 2=-.r DJ!res:=en-,;a;az�et S C 20'--.r Ce%:ry x-LS 2SUMes 5:C'-kazT=c-C—z art 2—_-U aee CT:ard E:7= Exr two in,jr-s :.uz6 ors _ o- --axlL _.�.t_.eA arerz=_�Ua rm -.5 tZ C.C�aw.c=Orn a Z.�e -.ne-s-.ca C�atnn mcs�7.� zac-sce�a-u_,a- tz-,5 .'a-.a. So-x:e Zr- Swasma'a­.r:Dena-.-er- kesearz--ssc:.a-as Economics Research Associates City of Sarasota .'r.,.___ N c 9_3-0 "2 Dol.vrltow- Dens­.,BZ)ML-_and.4—a:riame i -Iable23:-'Maximum Potential_attainable Housing_U-nits in the-Down tovP°nallixed- -se Zones -- DTE DT_ DTE -'Ada-o- Tom Mm mum Po:en:iaa Atamao-e Foushn Jnr _c Zcnr -J-N'aX1:��L'•^.Dwein-:J^3 G_ _ •Gam• L LCG ]Oma• Ne:D_'Ca i2:i-..l]e•P- sec ZDr.nc fNY. It :jC_ 9 =._z: :Ar-a]e.:ri4.. JPI3 F=_rc_::A.a: ble '0`_ •01._ "0< 7C= mu-F:r cia Ar<-a_-e CJ=Nev.. -7.- ._6 oz- 35=_ E>e:no.e.:'10%od M:ax Ne:ana-ry JtiEzed oe.cen-__e o'De-sm Erc_ -Ce,_ -7 CSC c_ Emmme 2:20%&Max Ne:Cana -t_v Utihzec Pe-:ent.___ DS-Si-,. _.:Ls .N4_ 224 22 _ 2 P_a_r__4=a:-ave D._°-n_-r6 .91 vec sa-:a.vs x• ^e. y_ 'c a,2--n.+xva :r- 7-az s ._a-_ as ._as._a,s-e a-- _ s-_=.,a^r co "r^_ro aa.-a•.__,.,,za c_-easva-:_ a c=<oo-aa-s x:=ze raars.-.o�us e[:z rac=-ru-_> Economics Research Associates City of Sarasota rc;e r\::. -_939`.� Dov.-:;:�.-. ..�rsi,•5crs ens A.,ai-zci="a_sir^ Stuo I Summary T-n tnrec downtoa n mixed-used.zones m tne_stud-area provide a fmite amount of land avaltaolefor development. Linder current zoning resulationsthe maximum development capacity-m-the stuav area totals.0-31'%dwelling-units(excluding use OIL McDowntown Residential Overlay District or DRODi.-Assuming the recommend d aensir bonus policy were enacted NNithsimilar.to-the-currentDROD) maximum residential d-e eiopmen_ capac1ty would increase to a total of 2$.901 dwelttnQ units Thisrepresents a ncnent;a maximum net canaciry-increase of 1(9:_'Wdwellins units vents menumber of unit` allowed under the current zoning(.excluding the DROD). The maximum average density in the studv area would increase from 34.4 DU:acre under current zoning i exciuding DROD)tc 106.'-DUacre under_the proposed zoning. L-is importantto-note that such increased density throughout the downtown is not a giv°en for all sites due to a varier• o' factors.including market conditions,parcel-specifics.and other factors. Furthermore, individual proposals would be reviewed on a case-by_=case basis to de==mine if the proposal is appropriate for the specific location. Due to the large number of factors influencing the specifics of each development proiec:. is is not possible to forecast how many of the potential attainable housing units will be built. However.based on experience in otner communities with voluntar-densir bonus and attainable housing policies,the number of attainable units acmallv�built is likely to be _- significantly lower than the potentia:maximum,perhaps or the order of 10 to 20 percent of the maximum.which could result in approximateiy 230 to 4-1 0 attainable units in the downtown. I I i I I Economics Research Associates City of Sarasota i Fro:=- Nc. Z° ._ r:,wn:ov., J,_^:G S a-.o A! ,annacie NoCSI"� S'-.j-- Faoe 54 i Appendix A: Participating Stakeholders _ - The_persons below-participated in the development of this report by-attending meetrnss,mt rviev s vt-ith:ERA and-Cir stat coianibutinL informatior Ademiryine issues. and suggesting solutions. -Th-rr participation-and knovCledp sirmncantly improved the duahty-ana comprehensiveness of the report and is--reatly appreciated. Residents /N ighborhood l,Community Representatives Kathleen Baviis.Chairman.Community Redey-eiopment Agency Advisory_Board I Dot' Chane,Gillispie Parx'N eienborhood Association Susan Chapman.Hudson Bayou Neighborhood_Association Dick Ciapp,Indian Beach Sapph_re Shores Association and Save Our Sarasota i Marcia Gelinas. Centra:Coconut Neiliborbood Association Charles Githle_.Vice Chairman. Community Redevelopment Agency Advisory Board Janice Green. Saye Our Sarasota Kittle Keliy. Cenual Coconu_Neighborhood Association Keliy Kirschner.Alta Vista Neighborhood Association Jude Le.%.Laurel Pah'_�eighborhood Asso.iation Kate Lowman.Laure-- Pari:Neighborhood Association Caro:Re_ynoids_. Save Our Sarasota I Gretchen Serrie. lneran Beach Sapphire Shores Associallol Dic Sheldon.Lincoii Pari:Nei_gl'ibo_nood Associanon and Save Oa.Sarasota Jot:Suga-,Pari:Eas_\eig'rboraood issociatior= Stan Zitnrnermaz.Alta Vista-Neighborhood Association Developers / Brokers / Business Representatives Shaul:Benderon.Leasing Represernatiye.Benderson Deyeiopmcnt Company John. A. "Jay"Brady,AICP.Executive Directo-, Gulf Coast Builder Exchange Joseph Cohen.Principa:. :.Cohen Group lay Biacl_. CCL _.Ian Biaci:Reai Estate Christopher=.Bro%yn. President. Sarasota_Bain Street Realty Ronald E.Bnri`:,. Quincy investments. =.L.". Economics Research Associates City of Sarasota F-o-e= '\c 339 .Z - . G_.._._, Bon--:s arc �t:z:❑:c;_ L: :o_-IC ie_ ___a•. FaZ_e;5, i Cram P. Col"bum:Jr..Attorney a:L--ani-,Ivortoa:Hammersley,Lopez&Skoiso. P.A. Andv Dorr, 5 Points Plaza Kathy Emir:,Residential Sales Associate.Hembree&Associates,inc. Bruce Frankii-.President,ADP Group Lam Fineber&Vice President Leasing,Benderson Development Company Joel Freedman,President,Freedman Consulting&Development LLC Brad Gaubatz. Studio _Architecture John Gbckmar John B.Harshman.BrokerPresident.Harshman&Company.Inc. Joe R.Hembree.President,Hembree&Associates,Inc. i David Horvartc,ALA.Architectural Director;Benderson Development Company Brer Hutchins.President.Casto Southeast Linda Jones,Centura- 21 Real Estate I David L.King.JD. Compliance Officer.V engrof'vWiliiams&Associates Aiey Lancas.er.Attorney az Law.Lancaster&Eum Don Lawson.ALA.President.Lawson Group Un Man.Vice President Residential Deveiopmem.RAA:Real Estate Jim Moynihar.President.Jivl Communities IVavr:e S.Nlor_-hcac. P:esideht asd CEO.Khason.Deveionment Racbe:'_neves.Hembree&Associates.Inc. Felix Dower.President Effect. Sarasota Association o=Realtors i I Steve Queio.. CC'.Presiders_.The Greater Sarasota Chamber o:Commerce I Lunn Rebbms.C RB. GRI.LA:S.Director o=Business Development.Coldweli Banker Residenrai_Rea'-sate.Inc..Community Redevelopment Agency_ Advisory Board Pick Rudiof=. Gillespie Paris Villas.LLC Ed Sankc .Benderson Deveiop men_Company Dravton Saunders.President.Michael Saunders&Co. Michael Saunders_. CEO.President._ Michael Saunders&Co. Economics Research Associates City of Sarasota P':i'?L_N 59319- Dowra.o`x ✓_rs;_v Soru= ani.A-.—_ :BD e hods:'__ Sa;o . i I I j ronv Souzp-.ExecutiveDirecto-.Tne Dov:nto,%m Parmership of Sarasota Tony J. Squitieri.Division President,Lennar Communities I ;+hart' StrtTe.DirectorofConstruction,XV.G. Mills.inc. Rouen K- Tolsma.PE.PPS:, "ice President. CH2M HILL Har•ev Vengrof.President.V engroff Williams&Associates Gerard Violette.Executive Director.Hospitality Services. Sarasota Memorial Hospitai Thomas Williams.Executive Nice President.Kraft Construction I Dan Zarkovack'_.Fairfield Florida Comuanies PUIWC Staff i Chris Anderson.Housing Division Supervisor.-Montgomery County John Buri.-Chief Planner, Cin-of Sarasota j I Ryan—Caapdelain,Planner. City of SarasoM. Dong James,AICP. Chie_Pianne_, Cine of Sarasota j I Susan Montgomery. Senior Pianning Tecaniciar. Cite o`Sarasota .lane\.Robinson.Director.City of Sarasota David L. Smith.AICP. Serio-Planner.Cir-:of Sarasota Mike Ta-°ion AICD.Deputy Directo-,City of Sarasota I W--ndv Thomas.AICP.-Manage:Community Housin_. Sarasota Co•=v I I I I I I I Economics Research Associatesp City of Sarasota "f '=__V.:. ' -'Q C. ✓e^si BoR!:J arc '.-Leiria G!= _57 i , -Appendix-B: -Sarasota Policy framework in addition to understaname--the Sarasota nousinE mai'icet and the.00ssntovn's nousing capacity;itis useful-to review-the Cin s planning and'housmepoihey framework. This provides context for.thepotentia'_,developmnt or new attaihabie housing policies in the downtowx. Comprehensive Plan The-City of Sarasota-has alone history of pianning,witi_the city's first comprehensive plan adopted in 192 and subseauent updates in 1960. 1972, 1979.1986, 1989, and 1998. The pian.known as the Sarasota Citv Pian,is prepared in draft form by cite Safi and mvoised community stakeholders(e.g.,residents, employers;deveiopers).recorrmended for approval by the city plannine board,and ultimately adorned by the city commission. k addition to a periodic updating process,the comve prehensiDian may also be arnended annually. The city is currently in the-process of updating the 1998 comprehensive pian, includine the preparation of an Evaivatior:and_ApDraisal Recon(E_4RI with a nes;-Dian expected to be adopted in 2007: In compliance with the Florida Loca[Government Comprehensive Planning and Land DeveioDmen Regulation Act(197.5)and the Florida GrowM_tfanagement Act'1986).the Sarasota Cirr Pian:includes the following ten chapters: Neighborhood:Housing: Environmental Protection:Recreation and Open SDace:Utilities-.TransDortatioa:Future Land Use: Govemmental Coordination:Capital Improvements:and Historic Pr--servation.. The plan is approved and monitored by the Florida Department of Community Affairs (DCA-i. i The overarching Doiicies of the pian are the following vision and goal statements: Our Vision: A city of urban amenities with small town living and fee:ins- ' I Ou-Goals: To be a safe place io-peopie. To have viable neighborhoods worxing together as a commimin. To be an attractive and clean city that is aesthetically pleasing. To be a financially responsible government providing high qualin- services and infrastructure. To achieve economic viabiiiry throu!zh healthy_ business and quality Job opportunities. Each chapter includes :wo parts,the plan and support documents. The former the Dian; includes the following: intent and purpose: goals, objectives and action strategies: and attachments. The iatte-(support documents includes the foliowing: inventor and anaivsis: and appendices. 'W hiie all of the Dian's chapter are relevant to the provision of attair abie housm_e in Sarasota,the Housing chapter is the most rlevant and is briefiv reviewed here. Tne followinE is the goal o:the Housing chapter: I Economics Research Associates City of Sarasota �roie -nq. __37? (`ownto`vn ve^.sl' 5-0h7S ar.-- '`—.i�9:^Zv!= ho'SICC S_'J•7- Pace 56 I i It shall b-th -_eoa -of the Cin-,of-Sarasota-tonrovid-.opportutiines fo-safe, sanity.and affordable housing to meet the need of all Cin residents while recognizing the private sector as the primary provide-of housing. Supporting this goal are the fo:iowine obiectives (nme-that h-is bev0nc Ire scope of this report to include all of the correSDondmg action strategies is Obiective : —tier-Construction: Tie-Ciry shall continue to enhance a Cite government-private sector association that encourages the private sector to provide i new housing that: meets-the needs of--ity residents: • is innovative:and • is compatible with the City`s neighborhoods. Objective=—Maintain Existing Ho:lsine.Stock: Th--Cit<r will continue to encourage me primate sector to conserve.maintain and enhance the-xisting housing sto 'x.including historic strictures and sites. i Obieztive :—Maintaining and Attracting Moderate and Middle Income Families: Recognizing Ina-.in 1990 approximately two lairds of households within the City had annual household incomes o less than S35.000:the Cin•will pursue actions that maintain and attract moderate and middle income families. Obi ective 4—Housing for Populations of Special Needs: The City will continue-c- take ctake maximum aayantage o=Federal and Sate incentive and funding programs it order to create maximum housing oppo-tunities fo-the City's very tory and Lowe- income Households and other households of special needs. Obiectiye ;--Coordinate with Other Local Governments and Private Secto-: The i Cin-shall continue to coordinate housing Dr ograms with- othe-iocai govew-nen-U and the private sector. j Obiectiv- 6—Neighborhood Quahr--:: The City steal:increase the desirabiiir_. o= residing in the City ov improving the aualiny of Cit} Neighborhooc5. Tne Futur-Land lis-Plan chamer of the Sarasota Cir:Dian also is relevant the provisior O'anainabi-housing i>_Sarasota. The following is the goal of the Future Land Use Pian i chapter: L-shall be the goal_o`the Cin-o=Sa asota to achieve a nigh quality living -nvironm-Ili LI1rOueL: • encouraging compatible lard uses. • restoring and protecting the natural environmen_. and • provicing facilities and services which mee:the social economic needs Of i the comrnuni-v. Supporting tits goal are the following objectives (again note that it is beyond the scop-of this report to include all of the corresponding action strategies;: i Economics Research Associates City of Sarasota GrolNo. .-_-_ .-- Duly r;7`.'... Cc^.i'-._,Bon--s and 4`aMao.e: o.llSlhz; �. =o.�G I - i -Objective-1 Land tis--Classin anon; To create and map land use classifications I that _ • reflect the erouoing of comDauble`tF-Des-oma:and uses; i • =provide sufficient-acreage-to meet projectec growm: •- -conside--ihe suitability of landioraeveiopment and rodeveioDment; � • recoenjze.exjstine land uses: • reflect the availability or Dubhc ualin•-and facility capacities a_ adoptee � levels-of-service;=and • Drovid--guidance in preparing and reviewing future requests for rezoning- ODjective'--Land Development Rights(LDRsj: The City shah' make appropria*w changes to the Citv'.s existing land Development Regulations CI.DRs), including the zoning code.in-order to ensure continued.consistenev between those i rea-ulations and the Sarasota Cin Pian. In addition.the Cin may consider other 'regulatory factors for possfoie incorporation into the Land Development Regulations that are not issues of`consistency',"but.which warrant cohslderatlor due.in Dar to the deyeioDed character of the Cin-. Obi ective:-Development Review and approva'.Process: To continue ensuring that future requests for"development approval"are consistent with tri--Sarasora Cin-Pian. _ I Objectiv--4-Downtown Master Plat:: To imniement components of the Downtown S4aste-Pian consistent with the Downtown Urban General and Downtown Urban NExed-Use Land lis--Classifications. (amended by Ordinance 10. 02==49.December 1-. 2001 and Ordinance No.02-440-..ianuan 6. 2003). Obiectiye 5-Preserving and Enhancing the Built Enyironmen_: To continue to preserve and enhance the physical environment by redncme baeh:. dlscauraging urban sDraw=. encouradne aesthetic amemnes and develoDme desl_en standards I that ennance compatibility. 0biective 6-Historic.arch--oiogical.`amra=and Cuitura_Resources: To continue identi vine. documemin_. and protecting historiz.archaeoiogica.na=zi. and cultural resources. j Objective '-establishing a Computerized Data Base: TQ establish and maintain,a computeazed iand use data base for use by the Dubuc and pnvat--sectors it I mailing:and use decisions and to prepare studies pursuant to the Sarasora Cine Pian. Objective &- Studies and Research: Prepare studies and conduct research to impiement objectives and action strategies of the existing Sarasota City Pian and to serve as a foundation for updates to the Plan. Studies may be prepares bv_ the Cir•= or by the Drvate sector under the supervision of the Ci-,-. Oojective 9-Other Jurisdictions and Special authorities: To conanu-- to promote the deveiopment of compatible land use patterns between those governed by the Ciry Commission and those govemec by other fluxisdicuons o-special authonues. i Economics Research Associates City of Sarasota P-o_,e- tic. 1 5;°:d s2Jal ..�.'R Dno S i=6D. J5 3fC ti`.Ziraa° ,o 'vU�if= >IJc+ i Page 60 I I ObiectivC.1Cf—Annexauor: Prior to the initiation of—any—annexation within the Cit-'s Urban Service Boundan•,the Cita-will prepare as appropriate report that vvillinclude.=ou--not oe-iimitedzo:: -- --- - - - - i • -the suirabihty oithe-stitiiectarea fo:annexatior. • ` .mist o;the costs and benefits to the Circ-and to the affected pronem- i owxers. • -a schedule for-annexation-ii-more than one parcel is invoiced. and • effect.if any. on urban sprawl. _- i Two land use ciassincauons:were developed for the downtown area.Downtowrn UrbaL , General and Downtown Urban_`-NI -fixedthe locations of� hich are shown on the Future .T•..-and Use Mag see.Figure4). Tne Downtown Urban Generaliand use classification is outside the stuav area for this downtown avainable housing-stud-and.therefore.is not detailed further it this stud} However. the Downtown Urban Mixed-Use land use classification is within thee downtown attainable housing study_ area-and. as such.is addressed in some detail below. Accordiniz to the Sarasota CM.-Play POOP.the purpose and intent o`the Dov,-ntow Urban MLxed-Use land-use ciassincation is to iaenur%,: • neighborhoods within the Cirv's Doti nrowr._llasrer Piar;2620 Stud-_ Area applicable to this-classification: ; • associated uses within which-the planning concepts o:"\ew Urbanism"wil be applied to create functional.nuxed-use urbanized neighboraoods comprised o:a vanet-of land; and • uses tha.are not cornpanDie w iza the concepts o="view Lroanism" as applied to these areas. I I I I I Economics Research Associates City of Sarasota 'a_e61 i figure 4:=-Future Land Lse:Zoning.-and Potential Edge Zontng Sites 1iap.City of-Sarasota I 1 -J(]e. - 7 � - _ � _Rei a1•-� Future Land Use Map Classffieations Sindiz%•am=y:_cv:Gensil ''� - r PownuaE Zooz Zoe ng Sees l:nae-E-Ljcp -_-- Singia Famiry•.Wodaaw Donsry- v ^ Mu€aie ramiiv fL7oce:ats Gansny: 2 Rssamary h5ig:.o-ames:: - I'l.9`i--la ramie!til2Cil:6 J2.Tal'jgP2rK,EGSt ha°Crf:am:f`a ia._S: Mind.Kes°CE'u as S.=wK East ne_hMmTdoy:ea5' LTAa4ve'I:e. ��' u-S':.nOW AvenaadFt_^n Buis Sts I .Gt Paanoarroo:f Jf:.-:e 7.Vvood See:Sae(scan Dt?apne mawM-2 = I Lo^nu:t^v Ctt•.=e/Ins:rmicna ps=eels A gnaemootl�.LM mer,a Z.an=u:s^`no,,roa-: -' prodae.an in nslv=_come F. Reset Fasioenn DOGn�OadP^IeCSaSI(`r la:•:.Cr�2•R2:-0- Dow=K•-,J:nar Vued-use 6;ev000l:�r%Keggna' Economics Research Associates City o` Sarasota ^ o�c ETJE�\v'. •..r :Z ^`r -- JJYV-.J av'- Ge^.S—:i Bon,-s ana �- .-irabl_"ocsi-c Pace 62 I-ne maior development parameters of the Downtov.-n Urban Mixed Use ianc use dassmeauon are sho rn in TaoIn-addition to the maior development parameters.the table.also_nots the_correspond nce,betv-eer the=Future Land-Use-classifications .(-Nov�moer=l0 -1998) Doxnfoti r LlasterPms2020zones (adopted.ianuan-22. 2001;. the _Dotimtnwn_Code(adopted20O and=li n i;Dm ntotirn Coae.zones(adoptee Septembe- 7--2005). Accordins to toEaluanorana iFDraisa[:Report_(E_ dated October 1:. `200 zMaichis being-prepared as a_par[of m _.tipaat -ofth�_Sarasota Cin Piar. (1998): in2004 the Cin-adoptAa a nein Do rtoxr Gode i se nPzt section]to implement both o:these land use classin aeons--I icc..Doxxmtown Urban=General and Do-Amtov«Lrbah-,Mixeel Lsp Ti Doxnlo vn 6dednc1udes four new zoning -distncts,which are Donmto�vn lel-hbornood.-Dm«ntot u:Edge.Downtown Co... -=- --. and DOttntownBavi[oIlt Tue distncts.corr spondte nvezvnes from the Dotitntoim Llaster Pian-02f and ti mch are idennhed in the text of the land use _ ciassincation� ho«e er,th -nam,.sMse8 m-theDnirnioxri,Code��ere ohaneed ; omth temunoio ,us dtntu De_xntowr 13ast�rPlan.2020and cotnprehensiv'e pian Th rpt isedaand we ciassil. icons snouldsef r-to.those new zone disu-ic- nam sas aes„no d'oelow ioleduc -contusion bemte,.n=the revisea conzprenensive -Dlan ane the imtementmL--zonmL a`.stncts. Figur 4shmv,th Downtown Lrban-N�Itxee Use ziassification.shov:•n in brown.with the and riVia_s-.zonin_e dismcts Dovmtown-Fdse(DTE;.Doventovin Core(DTC). and Downtown-Bavfront_(DTB)- also shown are otne-ianc use ciassifications and underivin. zomms-districts.--such-as-the D6-AmLoi&m- rban General ciassification and the underivin_ Dowvtovm__NeiliboA-tood=(DTtiI zonine district. Note that the Dowvtow-n'_Neighoorhooc (DT1 ii zonins districts not-inider-consia-erauor for the downtown density bonus. Ou:lined ir.red on rimae 4 are the foliowim!nine additional areas"aowntowr edge" area_ that are under consideration by the Cit o=Sarasota for addition to:he Downtown Urban_ M xed Use ciassification and.if:ncindec. like ali properties in the Downtov:n Urbar -Vi:xec Use ciassification. couic be subiect tc z dow•ntow_anainatn housine cens--Iv bonus: ` e • Area i -Centra_Coconut: €.:_ acres: • Area 2—Roseman-Neiuj borhooc: 28.80 acre: • Area= —-` Street Eots: =.8 acres: • Area c-Park East(west o_Lime Ave.1: 28.32 acres: • A ea: -Park East east of Lime Ave.): 22.44 acres: • A ez o-Schoo_Ave.' ou Burks Site: 9. acres: and • Area -Wood Street Site: 8.89 acres. Fo:reterence nurooses.the Cirv'r neionhorhoods are snow ir Fiaue-. Economics Research Associates City of Sarasota DO- L.1:., D _>. r C^.ni_>a^.0-:`d':a.,c HC'.:S':r.. ted,^, Baae 63 .V•O r \ " i r � � x r• - '� i t i i^ i \ _ is Ir / t o - .'' Q' pra In tw 3w 7 G ' sr i q Lr r i eg C- gg�c- as�-s&, Z:5a2R 5 L V.j.1 1 lar -W-111INCIE: M >11 Ci- 21 c - - — ............ ........... A -�t�- %j cr I Lu Downtownt-Master=P-.lan_2020and Downtown-Code Th Doti nrotitit Master plan 2C20(DIiP)w as pf_-pdrgd_bvqjneblanniiffirm Duany Piater- ZzDErk(DPZ1 m"'000 and-adopt d Dinh C1rt_Comtffi cion to Q001 (Resoiution:No. 01R- „bl Tne DINIP of Qmateommunity- Rea �topm fit a(CR�)Plan a►�oZrnn«nas the Dai ntoti nSarasota 3lasrer Diar,for Toorroot wtapdtnonal ar asaaa d m ord r:to cooraina ptatuuna wttT adjacent areas. m �a _Tne DRIP appu ase th .app_roCtmaL ls,t _sauar- mu�:a3 a�hoein m Fiwre 6. =buiTama on prevsous platimn��frona L7eD1IP stat d contrbupon-is as follows: .47h mein contnbunon of this 1ia�t rPlan is=an mcr-ase mprecisLon we_assienment o= priorities:and the pro�islon aftoots�o_ tmplem ntauor.' TO and zha eni3: tee DP i -ia nttn s-nvmajor them s •_ Conn .,find th -Dotintowm-to th Bdvtron A of -is: ta • A Balanced Tians_ponanon.$vstem _• R-alii-tc To«1etshborho6as _ • Civic hnproivements and • Strategic.Pragmatic Implementation. DPZ also prepared a Downroxm Code,which is intended to implement ,he land use componens o=tn--Dt�. Tn--Do.�raotit°r. Cade is bzsed on the SmartCode, a model coae developed by the D.i<any Piater-Z%oerh& Company(DPZi. The SmartCode has been taiio:ed to fit the Civ o'Sarasota and reformatted to work within the Cites Zoning Code � (2002 E .). The Downtoti:r: Code identifies a series of Downtow-- Zone Districts that include Downtonz Neighborhood!'DT's;.Downtown Ede--(DTE;.Do«ntow.i Core (DTC) and Downtown Bayfront(DTB::. As noted in an Angus:200=Preiiminary Staff Draft o-the proposed"Downtown Code",the intent and purpose of these districts is to: Produce an urban area teat implements the Downto•.r:2vfaster Diar:2020 and ialfills the soars. obiectiyes and poiicies of the Downtown Urban General and Downtown Lrbat Viixec-L s--land use classifications Ofthe Sarasota Ctt< Piar. Subsequent to adoption of the DXUD in ianuar� 200:,proposed amendments to the City's Comprehensive Pian(_Sarasota Cir_. Dian were pr Pared to provide consistency between the DW and:be two niam. The Comprehensive Pian amendment was adopted by the Cin• Commission in December 200' and subsequently submitted to the Florida Department of Cornmusin Affairs(DCA:. it February 200=.DCA issued a Nonce o=intent to find the filar LD D--m COIDD:IanCe w a Chapte- 1c_ of th---io ida Statut--s,tn-- oca Govemmen: Com_prehensiv--Diannine and L d Dey--lop_men_Ac_. Economics Research Associates City of Sarasota Dr . '+o. '.5-39%2 Eo:pvn o vn Dersl:r'Bonus and Ara Game;o4:sm ?G^`: Fao_c 66 T Figure=6:--Dovrnt6vrtt llasterFlan V Stu&.-Aiew Oty- f Surasota '� _� -� ••�-- �11111111111 ��� I__.ft t : r Source: Dowvwvm n4aste-Pizz?020(2001 Economics Research Associates City of Sarasota - 'o'=-N 93?-0 ;2; Derr '"3'onis ana .-.'.- �i:.�'. -•'{., 51riC i in_Viarch 2002.a-group of vetitioners filed-.a chaliense-to_the•-Dian's determination of compliance against the City of Sarasota and the Department of Community.lairs. Ties_ i penuonersmcludt'=Th _kssbciationofDow�nto�v.m-Commrrcia�Propem Ow*ners.Inc.: Tn 4reus Foundation Gulf=Coast=Bulla rs Exchanee,Inc.:Remark Sarasota Quay,Inc.: .anti,«-vnnton Sarasota II-Limited patm_rsmu.__-- - �lmoult the nallenQ vasa tried°ERS w a�retamea:bv th Cin to evaluate the -p n loners princitile .-hallnQ &b contention mat the Downtown Code's propose.- redu not in oihldinoheizhts and aesienmsus builtie`reeswoui.- - uhc result�n_such a diminution-of�aluazotn tr:piop to s-sows to constitute ataking- The h fight restriction apphes to p`roD rdeslo ate&inch Downtown Core and portions o:the provosedDownto«n.Ede,zon districts ER. anahzed-tDe potential impact of the code lig analyzing proton3i _sitesfor of6 ce and housmQ and_on esti Bets,as well- a<other case -stud cities On 7anuai- 6 '00 tn�D tiuoners and tU -Cin Commission agreed to Bettie the chalienee. As a result th DMP and the Comprehensn e Plaon De--..ember 16. X001 beam effa ii.-:if--A-.pn12003 Th Do,.;ntown Code was adopted lune 7.200' (Oramance-No 0=4311 On S Dtemb * :300 touroramances relating to the Downtown Rezone were adopted.DV the-Sarasota-City Commission.-TheTezonme ofthe-Downtown area will aliow- the Downtown Code YD be appaedio more than 1.800 parcels in the Downtown area. The folio-Mng summarizes the our adopted rezonings(see Fia-ure 71: • Ordinance`-io.=054628: 'To rezone variousproperties locatedin the Gillespie Pari: and Paris East'ieiehborhoods and more paruicuiariv described herein to the Downtown-Neighborhood(DW,Zone District. an Lroan Zone District. gmeraliv appropriate for residential neighborhoods iocated in close proximity to Downtow--: allowing a maximam of tweive(1_'1 dw•elung units Der acre and a maximum building heitrht of three(3) stories: allowing for certain deyetonmeht nehts under existine zoninE to remnoramy continue and providing for yestiae of certam deveiopmen:rights as more iul.'v_ spec:ned herein:providing for the se ve_abini c: the Darts hereof: e.,.. - I Economics Research Associates City of Sarasota rrp:"'N .50_39 2 'Dowrtaoty;r. De.^.sl;'Bon.-_:s an„ .At:amacie "O_STng iUT: _. - 'ane 68 i _ as r ".1 i{1Q0 3Rt_yenifl(S:l :i�6 �a69dPe {��"P. 9 �. Q�QI FS t ale tt I I I I : Ordinance No.05-4629: To rezone various-prop cies-located in Downtown Sarasota and moreparticularIv described herein-to the Downtown Edge (DTE`i Zone District, an idban mixed use Zone Distric.-generally appropriate fo: properties located adiacent to residential neighborhoods; allowing a maximum o= 2;dwelling units acre and a maximum building height of five(5 i stories; except for the portion of a site within 100 feet o:propem•zoned DTN or RSM-9 where a lower height limit shall apply as more fully specified it,Table V-100= of the Dount6-m Code:allowing for certain development rights under existing zoning to temporarily continue and providing for-vesting of certain aeveiopmen_ rights_as more fully specified herein; etc. • Ordinance'No.05;-4630: To rezone various properties iocated in Downtown Sarasota and more particulariy described'herein to the Downtown Core (DTC Zone District. an urban mixed use zone aisxict generaliv appropriate for the heai of downtown, along the Main Street corridor from Five Points to School Avenue: aliowine a maximum 01-50 dwelling units per acre and a maximum building height of-ten(101 stories; i except that two buildings up to a maximum o 180 feet in heigh.may=pe approved within the area bounded by F ruitvilie Road.Washington � Blvd..Ringling Blvd. and Pineapple Ave.as provided is Sec. '%q-100-G of the Downtown Code; and except that an existing building oyer 10 stories in height maybe voiuntariiy or involuntarily remove(l.demolished o.destroyed and i replaced with a new building of the same height or 10 stories.whichever is greater); allowing for certain development rights under existin_zonin_ to i temporarily continue and providing for vesting of certain deveiopmer.:rights as more fully specified"herein; etc. • Ordinance No. 05-463:: To rezone various properties located in Downtown Sarasota and more Da-ticulariv described'herein to the Downtown Bavii-ont(DTB= i Zone Dstrict, an Urban mixed use Zone Dis ric_generally appropr^:ate for the Downtown Sarasota Bay Front areas between_Mo:rac Street and I C'Street whic are no:devoted to recreational uses; allowing a maximum of_0 dwelling units Der -acre and a maximum bundling height of eighteen(18 i stories: allowing fo-certair deveiopment rights under existing zoning to temporarily continue and providing for vesting of certair:deyeiopmen=rights as more fully specified herein; etc. Downtown Residential Overlay District (DROD) i In Angus:2003.the City Commission adopted the Downtown Residential Overlay Dist ic. f (DROD),which is Article VI: Zone Districts.Division 9. Special Public Interest Overlay Districts. Section VI-906. of the Cin o`Sarasota Zoning Code. The DROD is intended to encourage residential development in toe downtown area and to implement 0161ective 2— Land Development Regulations(LDRs .-Action Strategy 1'3 o the Sarasota Ci Dian:. Future Land i.:se chapter: i A maximum residentia' density up to two-hundred(2001 dwelling units per acre may be developed on sites within the area depicted on Illustration LL--'-2. Downtown Residential Overlay Disuict[set-igure 8'., or the average densir: Economics Research Associates City of Sarasota No -.79-'19 2i U.^.., ov... J?^51"E•c%ls and 47a:nabie no_smc STUD-. Fad=_7' i i shat no:exceed fifty(50) dweliing units re=acre within the overlay district. Developments-aliowimg increased dweliine unit density in accordance Frith this provision-may be approved oniv ater puouc hearings held by the Planing Board i and Cin•-Commission. Criteria_ for approval shat be incorporated into the Cit's land deveiopment re_aulations. According to the-Cir's Zoning-Cod_.the folio-wine is the intent and purpose of the DROD: The Downtown Residential Orerlav District(DROD)and the increased residennL unit densis aliowabie witum the overiav distric.are intended to: :. hnpiemen.the Sarasota Cin Plan as amended by Orainances 02 4=49 and. 020'(downtown master pial based amendments')and by Ordinance 0=-14?9(downtown residential overiav district amendment:. 2. Further the goals and poiicies of the state comprehensive plan, F.S. ch. i _. Increase the number o--persons permanentiy residing within the I boundaries of the overlay_ district in order to enhance the economic vitahw of downtown. Create an incentive to make it more economicaliy feasible for private developers to inciude moderately priced dweliing units in new residential developments constructed downtown. _. To assist in the Drovision o:affordable housing for low and moderate income families in the cin'by requiring a contribution to an affordabie housing trust fund from developers who receive approva' to build up to the increased level o dwelling unit density allowed within the overlay disc c: in exchange for the increase in densis•. _ i e. To assis.in the development o:t ansit facilities within the cit- b_,- requiring a contribution to a transit development trus-,fund frorr_ developers who receive approve to build up to the increased level o: dwelling unit densit-"aliow--d within the overlay_ district in exchange fo- the increase in density. The DROD allows for increased deyeiopmen_standards on a case-bY-:.ase basis,Witn consideration at a public hearing by the Planning Board and a.a public hearing by the Cit Commission. Within the DROD,up to 200 dwelling units(Dtl per acre may be i cieveioped.although the average density within the DROD shall not exceed 50 D�per acre (excludimg rubiic rights of wav in both cases) and the total numbe-of DUs within the DROD may not exceed 2302 units. i I Economics Research Associates City of Sarasota FF0!:_. .VC Dens;-,%".rSgal:i d'1G .'iB'rdb!= I--IO--ci"^. S:i;c'- Pa^=71 i I Figure 8: DoRmiovvn-Residentia7 Overlay District.City-of Sarasota Tilt inniou U--"2 Dnwntonm Residential ' i -Overla -I3ict t I - - ,•-� , r I ztih Dowmuwn Resinential Overtay Distrix 577 t_DC� 2e, i Paroeis Solace- qty o;Swesda.Deparbiwirl d. Psam,mo and DevmoOffWL 20,07- iov�LimfIG4• Ilrn unGI i� AU;4.M-3 i I Economics Research Associates City of Sarasota Froie - 1c. .5___ :2 Coc•:-niov.r Dens--,-BD:r_> and . .'all.aD•e-I-iCUSt: "age 1-2 I i i In return for the additional density_an-apphoan,must make a conmbution w the tin's housing and transit a lopmer t trust runes in the-amount of-3.0 percent o=actual initial i sales price or--ach approved DL over and above the number of Dtis would sup por at 50 Dis per acrd li�ssdros-Dlis m-th-project that do not exceed 1.250 se. f-.it. size. The contnbunou is di ided 0.0-perc--nt to-the cit's afiordabie housing trust fund and 30.0 i ref entto to Cin'c tranSr(leveropmen tiro t-rand. As a part of_tne-appiicationior approval to increas-dens tv within the DROD.the appiicant museprovid-the iollmnuE information: 1. Thadditional densin reauest-c. _. The nutnb-r and sgtiar-footage of each proposed unit by npe i-.g., efficient,. one bedroom:nvo oedrooW. etc.). 3. anticipated sal-price orrentai rate of each unit by nve. i i The mirk-t rental rates o:sales uric-s of dww-liing units of comparabie size and t,.ve within the mask-:areas of the subi-:t propem-. Anexpianarion.of howin,-increased densin_allowabie within the DROD on the specific site proposed for-deveiopmen_�;ill Mutter the intent and purpose o:the DROD as stated in secrion ti-906(a). [see intent aac puroose above=. 6. Anv additional information reauir-d by administrative regulation. An explanation of how-the developer r proposed to ensure that those additional - dwelling units identified in an agreement between the cin_-and;h-developer will be owner occupied as required by section VI-906iji. IR-quires owner occupation for 10 vears from th- date a certificate o:occupancy-is issued;. It addition to the genera'-standards o revi-v:appiiec to other projects.the applicant mus- also usalso demonstrate that the additional densin, if aliow•ee. shai----. Generate infill development or r--development.- Broaden the range of avaiiable housing oppo.-ninnies downtowY. 1 Maximize the use of existing public faciiiti-s i e.�., existing in rasirucruM . •• The applicant s'--.al-further demonstrate tha-a_i-as-20 percent of the dweliin_ units depicted on the sit-pian will not exceed a maximum of 1.250 square feet in size. Prior to the issuance of a building permit.the developer and the city must eater into a wrath agreement identi-- ung the bonus cw'eliing units sublet_to a requ.rec contribution. whh a lien placed on the prop-rties tha-is payable upom save of the units. _.n equa_numpe- a bonus densin units must be priced above and beiow the median sales price for all units i in the project(this is imended to ensure that-h-s-unas are r.pres-ntarive o=var ing pace ranges within the proiect:i. i Economics Research Associates City of Sarasota P,o'=_ h Gensx.-Bon.- ani -.;;dndh'=noUs:^ ].C^ ..C_'= 73 i On.lune 2005a'ne Cite Commission adopted Ord.`ho.05-4606:under which the DROD will continue in effect for a period-oftwo-years from the'date of adoption. aft,:w'nich no applications for site pian approval incorporating a request for additional dwelling unit i density shall be accepted. Attainable Residential-Oveday_District (AROD) - 1 The Downtown Partnership of.Sarasota has asked the City-to consider its proposal for an Attainable Residential Overlay District(AROD). The ARODisintended to facilitate and expedite t'ne creation of attainable housing in the downtown by creatine an overlay district similar to the DROD. The AROD is proposed tohavethe follow-ing criteria;conditions: • Downtown Edge(DTE;,: increase density to 100 dwelling units per acre fro:: 25 dwelling units per acre. • Downtown Core(DTC j: Increase densitn-to 200 dwelling units per acre from 50 dwelling units per acre. V i • Attainable dwelling units should sell for 5154.658 to S246.363.making them available to households eamine from S4=,701 (Moderate income)to S67.080 (tiea-Market incomei. based on a family of fou:(4-1 and reflect the Area _Median income(ANII)fo_ Sarasota County from the U.S.Department of Housing and Urban Development(HUD-1. • The Citv should nroyide financial incentives usinE Tax Increment Financing (TIF)andi or Affordable Housing Trust Funds to'neip defray the cost of the i development expenses below-. Subsidies would be proporuonate to the numbe- of attainable housing units created that meet the criteria. a impact fees: b i Permit fees' ci Utility fees: and d-, Public infrastructure. • Based on the recommended criteria from the Doi,mto%,m Parne:sh_u`s 200= White Parser. Housing and the Downtown. Code.the following recommendations should be discussed: a No reselling of units prior to closin_except back to deyeiepe:: b) Homesteading status for all purchasers(suggest three years)- and U-1 \o renting fo_nye(5)years from Ilrst occupancy- • For sales within nye(5)years of lust occupancy.a share of any capital gains � made is payabie to the City of Sarasota's Affordable Trus:Fund as follows: Sale it year 1: 80.0 percen: _. Sale in year=: 60.0 percent Sale ir:vear 3: 40.0 percen: 4. Sale in year 4: 20.0 per-cent _. Sale in yea- 0.0 pincers: I Economics Research Associates City o` Sarasota Drop_ . SCC. 15-9-39 l2; oN;nto n Uens•r;_,60'7s an:: knalrab.n_i'0:!s-- S-Lj- Pace 7- I f I INote-that-the_AROD,does not.inciude any provision fo-wnat proportion of the bonus unit (or-proportion of total units) should be attainable unit. Consolidated Plan The Sarasota Office ofHousine and Community Deveiopment(OHCD)is.a joint effort of the governments of the Cine of Sarasota and Sarasota Count-.-I.administer a variety of affordable housing and community deveiopmen_programs for the benefit of all residents of Sarasota Count}°. The OHCD was created by an Interlocal Agreement approved by the Cin•Commission and the Board of Countv Commissioners. In order to receive direct assistance for certain affordable housing and communit•.- deveiopment programs.the U.S.Department of Housina and Urban Developm—ent(HLA; requires that all local governments have an approved document titled a Consolidated Piar.. The Consolidated Pian describes wilat a community`s intentions are i the reairn of addressing the housing_ . community economic development. and homelessness issues.but also serves as process that requires extensive communiTV participation. The Consolidated Pian.is a requirement for funding unde-the following programs: • Community Development Block Grant(CDBG)received by the City and Counry of Sarasota: • HOME Investments Parmers'hips(HOIEj: anc • Housing Opponunities for Persons witr?.IDS (HOPNVA j. OHCD is required to suomi:the Consolidated Piar.to HUD at least once-every five years. Acting through the Sarasota Count-Board of Commissioners and the Sarasota Cit Commission. OHCD submitted it most recent Consolidated Pian.in August 2005. The Piar covers fiscal_years 2006 though 2010 and includes a five-year s-ate-av that. estaoushes priorities. identifies resources a:•aiieoie to meet eoais and ooiectiyes and estabiishe>a or---v--a.-Actior Plan: additiorai one-year ACnori Plans wi_ pe D-:DareC. Based upon the input received from the community.the foiiowmE priorities were identifies to-fuming unde-the Consolidated Pian for 200:-2010: I • Public housing revitatizatioz. • Sustaining the suppiy of affordabie single-family homes: • _Maintaining the affordable single-family_ housing stock,public facilities. economic-aeyeiopmem: and • ;Neighborhood improvements. Th--Communin Deveiopmem.Advisory Committee assisted iL the preparatoa of the five year Corsohdated Piar.. The Sarasota Cn-Commission and the Sarasota Count-Board o_ Commissioner appointed the Committee. which met on a regular basic for nine months tic Drovide a Iorum for oubliz mDut and to provide guidance throuenou:the Dlar writing process. I Economics Research Associates City of Sarasota Pr--,i=:: A1C. ._S..� Der^5;TEborL_arc Auainacie HOL:-s=g C.Tpucr y'�G'J i Sarasota.County Comprehensive=Plan Like the-Cine of Sarsota.-Sarasota-County is in the-_process.of updating the Sarasota Counn Corrvrehensive Pian. The coumv is-inuch,fur her aionEE in the process,having transmitted its Evaluation and Appraisal Review BAR}—based Comprehensive Pian -amendments to the Fiorida Department ofCommiinin_kfrairs fDCAI in Deccmbe-200=. This inciudes proposed amendments to the Housing Chapter and the Futue Land Use Chapter. Th-_Future Land t;se Chapter addressed:he location and densiry o=housing within the Counn and the-Housing Chapter addresses the types and cons or housing Pubiic.hearines for adoption of the County's plan are expected to star,m April 2006. � According to the Future-Land Use Plan section,the following is the overarching goal of the plat: I Planning for a sustainable community 1s the overarching theme of the Sarasota County Comprehensive Pian. Sarasota Counn government-is committed to iead"m example,promote public participation and-work in community partnership to improve our quality of life and protect the natural systems that support life. For the_purpose o the Comprehensive Plan,sustainability is defined as aligning the built environment and socioeconomic activities with t^-_natural systems tna: support lite while meeting the teens of the Dr--sent generation wl'dnoll: - compromisinQ zhe abiiin o:future generations to meet weir neehs. The Housing Chapter o'the Sarasota Counn=Corrarenensive Pian is compietC-ly new. The chapter has the following maior components. each,o=which is reviewl-G oeiow-: • Introduction • income Categories • Definitions I • issues to address the Provision o_housi^_^_g • Data Anaiysis • m Housa Pian Overall,the Housing Chapter is focused on estabhsnina pro=rams and actions thm will ; meet the county's goal of providing housing fo-residents with varied needs,incomes and ages. This focus is cieariv set out in the introduction.which after that from 2004 to 200= housing prices increased by 36 percent versus a 3 percent increase in household income, states the following: i Therefore.the primary goal o this Housing Chanter is to encourage a variety of housing types and prices it: Sarasota County. The chapte-seeks to create a housin_climate that aliows vot=famiiics and older residents to remain in the community•and allows the county°s workforce to live and work here_.while respecting the environmental resources that have made Sarasota the unioue community-that h is today. i Economics Research Associates City of Sarasota !9- V, .CZC.3G Do niov. D=r&tv bonus ani. .i tilt cD E O 5" MOL' Face 76 The following income-categories are then-defined: -- • •,Extremely Low`Ircome:Households with,aross income at or'" clow 30 percent i of the area median income. -• _Ver--Low-.Income:Households:with annuai gross income betweet 30 nercent and 50-ofarea.median income. • Low Income:Households with annua aross incomes between 50 uercent and 80 percent of area inedianincome • -Moderate income:Households with annual gross income between 80 Percent and 100 of area median income. Anumber of terms used in the Housing Chanter at--defined.with the following particularly relevan-: -• AHordabie Housing: Housing in which monthly rents including utilities or monthly mortgage payments including property taxes and insurance de no_ exceed 30 percen:of that amount which represents the percentage of the are= median annual income for the households making less than 100 percent of area median income calibrated to household size. • Sustainable Housing: Housing options.which meet the needs o:present muzens w°i:hout compromising the needs of future citizens while at the same time faciutatmg the socia:.environmental.and economic vitauty of the community. • Workforce Housing: Housing.regardless of tenure.which is affordable housing to househoids earning between 60 percen:and 100 percent of Area Mediar Income. calibrated to household size(e.e.. 1-person household.=- person nous=hold.=-person household. etc.i. The housing issues section identifies the foliowing six_maior issues. each o=which is addressed in the policies section reviewed btiow:`nousinL creation; community housin_. special needs housing: housing assistance;neighborhoods;and sustainable housine. The data anaivsis section of the chanter details the counr-'s histwm and nroiected population growth.housing prices and saies characteristics(both for sale and rental;. Tn s information is summarized in tables and graphs that nresen.information fol both the county as a whole and the unincorporated county only. The Housing Chapter poiicies are presented in the form of z goat.obiectiyes. and poiicies. The foliowins:is the coal o the Housing CLaMe_: Enhance Sarasota County's sustainability as a community by encouraging ice development o afforcabie.safe.anc sanitary housing with variety_ in type, densly, size.tenure(rental and ownership. cos:, and in various locations to aecotnmodate the needs.preferences and fmancia capabilities of cutren-.and furure r esidents. Economics Research Associates City of Sarasota PrMe— -Nc- '._ ._ D-11".mciv - Densi v&oru>a P4—zamaci_ ocs.nc 5= 'r'a�,.e I I - - Supporting-this-goal are.the following oDiectives(note_tnat it is beyond the scot),e of this reportito include-all of the corn spondinapolicies-Objective 1.1 Housine Creation: The County shall continue to enhance_ a Count- -government private setor association that encourages the private sector to provide new==housing that:-_Encourages the_marxettoprovide-ample diversity in housing -types=and=affordability levels to accommodate presentanc suture nousrn=need o Sarasota County-residems. Obiective 1.2 Community Housing:-Increase the supply° of housing affordable fo- extremely low.very low.low and moderate-income future and exis mg residents. i Obiective 13 Special Needs Housinc: Provide for the development of accessible housing and appropriate supportive se vices so that eauai housing opportunities are avaiiabie-to special needs populations. Obiective 1.4 Housing:Assistance: -Provide increased opportunities for low and i moderate-income residents to ren:or purchase homes. Obiective 1.5 Neighborhoods: Conserve and improve housing neighborhoods and the health of residents throughou:Sarasota County and in designated target areas I Obiective 1.6 Ensure.a comparible Telations'hip between new housing and circuianon patterns and encourage pedestrian and bicycle interconnectivrny and - i transit friendly communines in order to minimise traffic impacts and promote health lifestyles. i The Future Land Use Chapter of the Sarasota Count Comprehensive pian is also new. The chapter has the foliow-ing maio-components. each of which is reviewed below-: • Introduc-ior • Inventor_- I • Analysis • Summary • Future Land Use Plai • Guiding PrincipieS i Th__Future Land Use Pian chapter of the Sarasota County Com prenensive pian, aiso isrelevant to the provision of attainable housing in Sarasota Count•. The following are the goais of the Future Land Use Pian chapter(note that it is beyond the scope o=tais report ie include al:of the coresoondina obiectives and policies-;: Goal 1: Presen!e,protec:and restore the integrity of in--na..:rai envzonment. historic and archeoioeica resources.neighborhoods and preserve agr:culrurai use_ consistent with resource motection. Economics Research Associates Cit} of Sarasota Pro;a':t\f.. 1 [L Do-w,-.-Own De^.sm`SOC::S a ... .^'o_s:r.c. ]t=o Dz 78 i Goal I Coordinate future ianduses wits-environmenta characteristics and the availability of facilities,and.ensure that-sufficient acreage-is-designated fo-urban uses to accommodate the projected population growfn. Goal 3. Promote that-orderlv.deveiopment and redevelopment of the'Land uses j needed to accommodate the projected population_growthtothe extent suer grovk'.s is financiaEv feasible andconsistentwith the other goals o=the Com-prehensive Pian and the duality of life of the peopie o`Sarasota Counnv. Goal 4: Promote and encourage redevelopment within the Urban Service Area. Goal:: Ensure that the County's planning programs can mee:the varied planning needs of the communirv. -- I This Future Land Lase Chapter continues with a char-identlrvmg the correspondence JI between various:and use designation anc zoning districts as well as a definition of the I zoning district names and principle uses therein. j Sarasota County Zoning Ordinance - Density Bonus and Affordable(Dousing Overlay District in.iuly 2004,the Sarasota Countv Board of Commissioners took a significant step toward addressing community housing needs by adopting new zoning regulations in aesignated Viliage Planned Development Districts. The new code requires that a mandatory minimum of'_;percent of dwelling units iz the Village be affordable. of which 10 nercent must be affordable to househoids at or below 80 percent o=A_N11 and at!east five percent must be affordable to households at or below 100 percent of AN1I. The regulations also provide fo- increasing the allowable densis°up to 6 DU acre to help offset the additional cost of developing the affordable units. More recently Sarasota Count-drafted an afrerdabie housing polic it 200= as par. o:ir_ comprehensive plan amtncment process anc the police 1_ currentn•under rev.—_W at the Florida State Depamnen_of Communit% Affairs. The basic intens o=the couzrv's housing tion,to enable curren_and future residents to live pohcv is to maintain a diverse popula near where they work, and to emphasize sustainable practices that will avoid overtaxing I the counrv's resoarceS. j To deIme which households are eligible IOr VMOn=I10:1Sing DrOgr athi..he C011nt-aeflhes household income categories as shown it T able 24. i Th--count' distinguishes between different tweS of housing needs based upon differences in household income levels and the housing cos_burden faced by those households as follows: Commumn-Housing: Housing.reeardiess o=tenure% wilier is afforda'ble housing to those ma irg less tsar: A 20 Doreen-o`area medlar. ir_ome calibrated to household size i emDnasis addea-. i Economics Research Associates City of Sarasota Gro'e= i\ i_)- �'JO`ts"1_....- Der-: ,r,or--i e - .'ai nab:E Pp,a 7C i Table 24: Sarasota Count'Affordable Housing Polio'Income Definitions Qualified Rousing Program income C ateacm Percent o AM' houseno'.d income: Desmabo^ gtrerrei C -Irl CTE < 3nic tit M. Cr-51 -] %At" f a e _ V LOW ti OmE 3^Oc iC ]..:.Ai'v- iJ 0_Ei 2re l^.�mE 80%-1-- 1G %o AIV (-z•�--�,7 - -orK' rc _'__ Nea"M.a'KE. .07th:.. .20°c Air' 577.9 C'... CE .J3l._a MCS'- V.an<e: > .'20 Ani > or= D3 .Q3 .� N.ame-=_ --=e:ziase=C:a-Q. aT2T,i:.3'.0_.c-_,.iZY Sa_sem L- -_ Affordable Housing: HousinE in which monthl} rent incluaing_lltillIIeS or moniniv mortgage pgvmems including Drop--m taxes and insurance-dc no exceed 30 percent o:that amount which represents the percenage_OI the area median annual income for the housenoias?r .for less than._100. Dercent o.=area medlar income calibrated to household size. Wotxfn:ce Housing: Housing.regardless o,:enure.which is affoiaabie housing to nousenoids earning nen.een 60 perces anal 90 Dercem_o' Area'rledian income. calibrated to household size. These definitions accommodate the counr}'`s middie-income workforce-households-that i face growing chaliewns to finding affordable housing in Sarasota._ and Droviae a framework to-the zounry s housing policies. I .^tinea:eiemen:e=the couna' s proposed revised Comprenersive'lar hour-la DOI'-- to increase the SLDDIV and nlVersl:l' o DOL-Kne bV maXII :Zm2 C.'Veiapment•aeasities m appronnate iota:ions. and to fac:i..a-e this process proviamL incentives. •i ovvard thz: i end.t:^.e count• drafted a revised tame we Doiic. it suDDor-o=z:.IIICI tsioaar zone= oniinance wi-1 both mandate- and voiunar eiemens. Th:DroDOsed rnandaronv Doiic, i applies to all deveiopmems w7tC a residential componan: tredve-thaw tet:(101 anis. iY these=rcurnstances. a deveioDe-would be reouirec to se_-aside rfr--=Dercen:of t le units is Deroetwr:fo-households--arming beiow 100 Dercen: while receivinz a 2C percen:ciewny bonus. The county s voluntary inciusiona-.zoning program ictuses on tmxed-use zones and land-use categories that do no.otne-w'ise aloxv residential development under normai conditions. A summa- ofti:--county's Droposed eolicies is p-oviaca in Tabie __. I Economics Research Associates City of Sarasota B:) a,.,� _ -o n_ ----: P,,,,80- 1 Y. - IT zz- C _ � C L C 1 I 2 I _ - I The=counnyis still-in-the-process-of-defining the specincs01its new communis- hou_sin_ policies;-how er er;zt is anticipated that-par-.n`rsnips«ill be establish_d-«stn the 3a-.WI' -formed-COmmumrOHousin�Trust o:Sarasora-Counn-.and-theexiszina-Sarasota Office o= Housine-and°Communin•Develoument.to-asssl•with implementation _AmonE the issues stillZo-be.-determined is-how-to-nro-,ide zitemaii:cs-.w-on-site-auordabic=housing i deveionment throueh mechanisms such as-an-m-lieu fees.o— si*.e ueveiopmem. o:=site rehaDiiitatior-of exnstlnz units.or off-site-Iedevelo_Dment 0r_1Dll2hted and substandard housme. - Community(lousing Trust of Sarasota County i September 2004.the Sarasota Count.'Board of Countv Commissioners commiued tc support the estaoishment of the Community fiousing Trits-,of-Sarasota Counn. disc icnowi as a Communis Lang Trus-(CT "I with the goai o=ensuring the ione-tern a`iordability o:a Dortion o:the affordahie housins,stock withir the Count'. �;ormah organized in the summer o:200=.the Cornntunin Ho•.Isin_e Trust o'Sarasota Counn-hp: the ambitious god,Of DiOyldlhg 31.000 homes t0 wVOrlilII_Iamiiies in Sarasota Cotmn`Dy i 2015. Tne Cin-of Sarasota ais0l)='Dates in the Commutunv Housing Trus:of Sarasota County. The Cornmunin iiousi---=Trus_'s mission statement is as miiocvs: To ateopportunitiesopportunities and foster stewardship of permanently affordable housing fa-low-income and moderate income iamiiies and indi nduaL. Tne purpose o--the Community liousing Trus_o:Sarasota County is: • To provide opnornmities for low-income and moderate-income falrliiies and i individuals to access decent and afrordaDle houstnc. • To foster file ayai:d iim of a combmation D o nt— occupied and renta_ i housing th£:meets diverse needs. • To oresen'e the ouah-v and afOrdabilin'0=hous::=Io-successhx"e O�.'IIe5 al:r renters throug_ land leases and covenant--- CL s ovenants.C:Ts typically are a Drhyate no,n-Dro1-coin rrjmTy corporation whose mission is to adman Dro=r v throuz ettner honapOn Or Utlrcna--in order to maintain cDmrnumty control o:Ili_ :ands in the fu=--and remove the:ands from the speculative marke_in o:-de:-to ensure lcng-tenn 2 iordabihn-. Once CATs acDnlie 13nC. mere are 2IItimDer OI DoteIIni3.t dyes to- the land: green space preseryanon.coramerciai deveiopmen:.rental DroDerT dweiODmer:. and deveiopmen of resiamnai units lntenaec for DIIIMase to faciutate home ownership. I At P minimum.CITS provide subsidies by removin_(o-reducml the iand costs from the market n-ansa:tior. ex----D'1'L the case 01 green space preseryatior. Homemim- s buv the structures Dui1:upon th_prope^,.bu:no- he iahc upor wh:ci:he s^ =es s:: anc ..ce.ve oy-yea-.renewarn group;leases'=anrne them ah exclusive possessen,'lll=est:r the property. The g1011aC ieaie stlDuiatesa number or conditions regarding use and i OcctlDancy 0:M_-Dropen .Incracirg a Ior riula that resmcts the noble Iesale Drhde. Economics Research Associates City o` Sarasota - ^'= - No .5_3':2 v0`.+ :O` De^.s:T Bon--s air n::B l'.aD lousin i A-homeownmai ser,their home and-obtain a limited amount of-c-oultv-that results in the -appreciation,of their prop errv-!-Th--resau--vaiu----is=.typiccallylimite d to toe initial down - payment-on in--unit.the-principai Dav-do)x?ii-on-th----mc)rE-zaL,-.:and'a-Derc--nmLye of the -appreciation during-ther o-vNm--rship. .--A-tfn---tim--ofresale.--me-home-maybe solid for tide ori-aindl-purchase price,-Dius--t.neisharee.of valuc-appreciation-brat the-selierds allowed in the resaieicirinuia. This a-L=L,--mcrtassur---q.theiong-i---m.or-acimeaff-ordaDHir.- an_ Dresz-v,ation•of riublic and primate subsidies used to create the initial-afforciabiiitv- t in addition to dir---.tlx-supporting the=velopment of affordable housing,the Coirimuni-c Housing Trust of Sarasota County is expected to-provide the-foliowing services related tc affordable housinL: • Homeowner educatior: • First time buve:--education; • Income verincation(i.e..qualificatior for affordable units)-.anL. • Down payment assistance The Community Housing Trust o=Sarasota County is expected to receive its fi-rst ma-io7 iniection o=funding from the sale cifT)arceis owned bv Sarasota Counn-in --ar]-v 200C. Sublem to Sarasota County Board off County Commissioners approval,the Communiry Housinc-Trus-should receive aDproxmiately S20 million from the save. Tht Sarasota County has also=.abhshed a 6--chcaLed Housing Fund. The Housinz'Fund will receive revenues from dedicated sources o,7 rundinc such as taxes.fees or loar,repaNments,which are used for the creation o:reha.bilitation of cor==ry housine dwellina units. Economics Research Associates City of Sarasota t r '-a ATE i Appendix-AC: proposed =Attainable-#lousing Specialist PAsitaon EP,9?--commends that the:Ciry°o`Sarasota hire-at leas-one-full-time exDericn3 ed attainable-(also imowm as zffordabie i housing speciahst to assist vita irnmementauon o-- the -me downtown denziry bonus and attainab.e housing reD_uSement. Tins sm4 requircmm-i_ likeivto grog;-lithe protiramis.wideiv-used. Description and Typical Duties The Attzinabie-Hot in_ S_Deciaiis.assistsin the-dav-te-day.aaminisaatipn o:fne arainab:e housing portion-o=thehousing Chapter-.and:Future-Land_U1 se Chante-o=the Sarasota : Piar.;pians.-conducts..and.coordinates activities that create and expand housing i oppominines for iowe-and moderate income-families-and indiviauais:r--V iews pians anc analyzes deveiepment proposals in reiationship to compliance titn the Housmg Eiemen-. utu-e Land Use GhaD.e—i ae-Cind otht'Dians;uoiicits. anduregrams;Dossib_v° rnanagemen-o:.attainable housmg trust fund:-and Derlorms related duces as require-.. The Attainable Hou'sln: SDeclahst is raDonsible Ior the concepmahzatior, coaduc-. coommauon and hav-t0-dav administration of the complex attaiha ie ho'usmg dev-10T)MM activities Dr.ScrDed Dv tbt]-10llSm_�^leIDeIl-:.tllulre Land_U - Ch te'aD.^.O'aer�:t_v Dian;.DOUCIes. anQ programs- Assignments are Tee.-ivea in-ine form D=D-eiec_ and progam activities and the Arainabie Housing Speciaiis-is expected to act wi.0 i considerable independence ir:the dav-to-cav conduct of-program operations. The ioliowing are typical duties for the Attainable Housing-Speciahs-position: • Facilitate communication and cooperation between Cit.-depararents Pianning Deparalem.,Housing and Community Deveiopmen-Dep artment.Bumiidt y Deoar men-.IN­tighborhood ParmershiD Office,RedeveloDmen-DeDaitmen=:_. D:asni s Beard. Cl y Cetr.risior.p ivate ceveioDe lenders. and c tiers it arae- to promote the production of arainame housing. • Produce and analyze Nous E ana mixed use aeveiepme:._moat's to cetermint fmanc.a_feasibiaa- of proposed Droiects. • Read and interpret detaiied proiecis,pians and specifications to determine j compliancz With Circ'mans.pollees.and programs - • Ensure tha-appropriate affordable housing incentives such as=sale-esmctlons. Iee deferments. spent second mortgages.and deed restrictions are mcraded.r. i contracts and othe-recorded documents related to afrordaple nohsmE. • Suggess alternative financing methods and approaches to rewiator_. consuairts including zoning reguiations and building smndards to resoive obstae_s tc DroDosec affordabit housing Droiects. • Monito-contra=DC-IIOI ance to assure conformance with compie-ion arc production in accordance Witt approved pians and specifications znc maintenance e=presc::bed ren-and saie i=mitations. Economics Research Associates City of Sarasota Cov.-Lo :. De---y 6o-v-s a -- I I I i I • =-Dev.loi).and-maintain a-moniterme system to tack the-numbenand ioc:auon o housing units constructer.utilizing anamabie housing-mcentives. - . I -• ==_N'rnac* he Tro � housin_mih5te-and maintain cont; l --incentives i • \eeoaa:es aramabie housm_contracts with ceyeiopers vitnin-constraints o: apphcabie codes and ordinances. • Prepare xvnnez repots and recommendations and other document Cly departments (Piannin-2 Depxrtalen__.HousinE and Communin Deveioprnen: Denar;men:_Building Deparunem.'Geisl beraeod-Parm. ersaiv Office. Redevelopmen_Dc artment).Pianniz_Boars. City Commission and other en i as reduirec.and makes oral-Dresentaiions to tnese bodies. • knswer questions and provides information anC.assistance.to the pubiic.m DMOL. on the teieohone-and it writing regarding affordabie I housing progratps- • Possiblv-management ofanainabie housipe was,fund. • ImaV coordinate nroiec-teams and Iasi:forces_:may distribute and allocate wort: assian.-nens to other-staff. Knowledge and Abilities r,onsiaerabie knowiedge O:me princimeS.memoc Lz. and tecnruques of ianc use pianning. design review and resource management planning as reiatec to housing aeveiopmem; V urban and rural development and conservation: feaera:. state and soca:mcenuves for the prodacaon o:affordabie housing: city and counn• government and of oche-governmentz: agencies which nave a cooperm]ve Ieiationshir wit-z housin_agencles: anc 1101s1n_nnan_-`_ methods and practices. WorkL1g know!--age 0:the c:velop^_len:process from. corlceptiahzatlo:zai rouaL - COnsSaCtlor_and occupancy; Contrac-IO'_IDuianori and Comas-monitoring--caianjues- i Abinn"to read anc interpret CBIffileC CCnstPlC:lO D1an5:mCeD eDhently Diar_. organize ani: car,through research prosect euecnveiv:produce and analvze Galled Drc rottna. spew: I efiecliveiy before groups and audiences• establish and maihai_n effective wori in_ I relat1011ships wits=pubiic en1DIOVeeS. orae-Dubuc agencies. cinzer advisory con=tees. offtcia:boards.the deveiopmen-community and the genera_pubiic: facilitate consensus among me participant it:the deVe10D=7 DrOCess: mdependenth.perform C1fri Cul:. Compiea. and spe-allzed nousmg stuaieS and prof e=-. Seiec:proper researcu netnoaoi0m: and apply it to hoL'smg problem:;present the results 0:research eIreC:n`ely in Ora-. wnne: and-aphiC IOrm:prepare Clear and COnCISe A—inen reDOrtS. Minimum Qualifications Educarior:Any coa bination of education and:o-:raining which wouic Drovide at Oppettuntr•to acauire the knowiedge and abilities listed. A:a=nLnurn.DOSseSSioZZ C-a baccaiaareate degre (j)T_ferabiy a master s aegre •f=ort,=accredlte: co" ieE!t c- - - I Economics Research Associates City o` Sarasota \r.. 1 i universin-witn-adademic-course--worKin-ptibiicaamimszation.DUSme5S-2dmL"1:SITat1OL•. real estate:planninm urban studies.-Leouanhv -arci itectize.iandscap-arcuitecture_ economics or-cioseiy.reiated courses. I xDerience:_experience that tt°oulc�roviae an opponunin to acouire the imow ledge and i abihnes-listed. -Normaliy.•at ieasrtnree Treierabiy nee o:more)years o_protessiona: houSm4 deeeioDment-and:o-housms!Imance experience m a Dubh:ern_rivate sector se:nng wouid provide such opportunity. Licenses: '_�o:reOmred.bui Dreierred. is a certincauor in the areas o'oianuia=. housing. andrr finance,such as the American institute ofCertined Pianners i_AICPj.\ationa' v affordable Housinn Professional NAHPI and Eousine Development Finance Professionai C ernncatior:. Reouired is DOSSeSSiOL of a vaua anvur.s license a:the appropriate ievei inciuding necessary special endorsements. as reauired by the Mate o_ FioIIha to perform the essenna.lob function o_the positior- Economics Research Associates City of Sarasota Grv'e= N.'.. Densm. I i Appendix:D: =_Public Meeting..Comments The public ree'iew.dra$aenort-was completed-on January=-.:2006_andposted cm the cines Droiect website. EP`s worked with cin--s:afim presen-the-repm-tmames di ing two public mccunes held az the Cln-Eal,on r`ebrua-r 14.2006. The meetins presentation and comniete mettinemates art-available-from frit city's Droiec-websim. Also Dosted on toe website are mail comments-received fron the The folio::-:n_is a surnrmmn- o:toz question comments made by the Dubuc and the resDonse ov ER=,and cite-staff dur L the meetmas Or.rebni?-e" 1=.2006: - - - - - - • «hat about chaneinQ the limitation on the number o=stories in the dowmtowT tc a limitation on heieot.which could enabie aaditiona stories to be buil_ov.reducm.- inaividuai store-helms., This issue was outside the Scope ofthis smdv.so h has no:beer.analvzed. =n_ din`s Drimarr reasons for no:addressinE this issue as a Dar o--this study iS because one o:the eoais o:the DommlMm lar.ermc:h introduced the use o stories instead of heieh..was to ensure a consistent urban form in the downtown and aise to attem_Dt to avoid tat dtveionment of substandard units with loee delilnR h�ioht5. I I • hoer did you choose atnong the various DOhCv o_Dtions avaiiabie to make the recommendations you made " I y5 Hated i- the presentation.EP—L,and• cm-St2fI attempted t0 Da:ance commmn— obiecuvcs. mclllhm_: comDatiDlllte-wiT.2 exis:mg htv--lop len:: the co-mmu ln- desire for attainable hou5me howntmxm: financial Ieasibility of devei0pmtn__ Dro`ram udlitr_ iesaiir%.adriumstranor: and the potential imbact on dousing t arre_. Baiarcins:toese objectives rtoutreG consideratloh 0-Kee at:0rhablltte" factors. such as densis. tarot:income levels. --ciu amreciati0t:. Dr02-ram adnimistratior.. etc. Hov:eve-. i-is Ditimat r uD_c the cir.-msidtn*_._ busmess_s. sW • Eou an-w--xr at broaciloiicy statements in_th-_.Sarasota C n Piar.and -:maintain neatbilin•:ir_t -mso tnespectn :unpiementine:zonmI!.ordinance" Tn recomm naed policies are,ai_ly specific and comprehensive.which is simiia: i to-that_proposec,approach.adop c Dy Sarasota Counts and should make h iess suoiec:to cnallenee once-impiemented. -_-- -- Wouid approval of-the density bones besubiect-to Communize-Redevelopment Agency-Adxdso:v.Board(CRA-AB)revie-w.' The CRA-AB has:--viewed this poiici=document:bur wil:bot review-individual i projects unless such Drolects will-receive Tao Increment i=_inancing f>TFi funding. in addition,the u-ea to--which.tne downtown aensi%!:oonll_sprogram will apply is larger than the CRA-AB-boundaries.-Tor those projects-that the CRA.:kB does review. the CR-Pi-AB makes recommendations to the Piannine Board.Which iz turn makes recomtnendauons-to the Cine Commission. The densit<°bonus is subiec:to review bv'lannin_andRedeveimmen-Depar[men:staff as well aS public-hearings held by the Planning Board and Cin Commission,with a recommendation mace by the former and approval made-by the iatte_. Criteria fo- approval will-=be-incorborated into the-Cirv's land development regulations. mcluhmg consideration of me criteria sDecttleh in Oblecttye:-Deye10Dme : Review and Approva:Process of the Future Land Use Chap„.-- ■ Could the land use map be changed separateiy from adoption o-the density bonus program- Yes.theoreucaliv they could be done setiarater . although sta_is o iaging them forward to improve consistency iL now areas in tae dowmto'W—"are zeatec. ■ General com,-rmn included the foiioy.•in_: c Traffic and Derson tnD_s need to be analyzed in reiatioL to land use change-. Meanindfui pubic uansporauoi needs to be ayailabie tc-ama-mabie i househoias dowmtoAy__. c Shopping and restzuran*ts taa:are affordable to araivabie househoidS snouic also be nearby. ; I Economics Research Associates City of Sarasota .-_']sl"EoT'S a-c �'::a:'aJ:E .o.;sin-, S.---c: Pace 86 I -Appendix�E in.lLieu�Fee=Op-ions Review_ Following-the pubhc meetings oz=r'eb nary':a- 3006. RktasasKec to preside 4 one: supplementary anaivsis of m—lieu:fees o:the-provision o attainabie units elsewhere. dor tn-f6lloWmgreasons.ER-kTet:0IllmeIIdssfnatmo-m-heli Iee--O-Telated optiom De allowed to developers seeding the downtown-dehsity-bonus: Tne-prima v goal-o`the=dowmtowm:density bons=program and corresponding attainable housing unit readiremen-waste ensureinat atta-mame unix axe in fac: developed downtown. --mot allowing the in-lieu fee option aiso Teduces fne:administiative burden on the city-and=xeeps it f om becoming directivinvolved in the deveio_pmen.amd o_ nnaneine of attainable housing tinier.On the other hand.-allowing an in-lien fee would nave the following benefits. ■ Tnefees.could`be used for the dev dotiment of attainablehousine units in non- downtown iocations tha:are iiiteiy to be less expens:vepe:•unit to dove lop and. therefore.-allow-deveiopment o?more attainable housing units tnar in the dowmtowL. • . The fees couid be used to support other attainable housing effo.^.s,such as those o:= the Sarasoa Community•Housing Trus:.o:to provide direct fmancia'-sLDDo-tC attainabie househoids. such as Taroueh dowm pa mien-assistance fo-bu-vers o:- even -even ren a.paymen assistance. II a'in-ileu Iee oDDOL were allowed.The following policies are suggested to en—sure that the pollcy remains ffir-and effecnve: ■ The ir•-lleti fee should be se:a:a leve:that discourages its use bx caDrin= the additional Drofl:a deveiope-would_am v;a tine in-lleti Iee i.-results lir the hevelo i:en- o sl?n1I;an:acciniona]attainable hw•el':nE un15 elsewmeT-_. ro-- example.the in-iieL fee could he se:ac the niritrence 0..-w`eeII in: average ma'He: rate dwelling unit Drice and the attainable dwelling unit price i e....if:ae average maritiet rate unit soli:fo-S500,000 and the atrainabie uni-Drice was S169.000 at 100.0 Dercent of Median:amiiv income.the iz-lie_Ire would oe S_ l r000..ninotne-approach would be to require the provision o'more a:ainabit dweliinc units elsewhere i e.g..if 10 atainabie units were reoulre in the dowmtow r but were nrovineh outsthe the dowmtowZ,men i_30 percent add,tiona.units.were reouired. _ atminahie units would have to be provided Policies.adniinist:auve DIocedtires. and staf:resources shouid be sneciflw i­- advance Ior the use and monitcring o in.-het:Iees to develOD a-aina:)__a dwelling tint tS. I Economics Research Associates City or Sarasota N - ',=_�_ 7' .1,.,.,.:D:'... .��^s: .,, ._5 anc ::d".cp'=-ic.-s - i i ! Appendix :'Teas-WHity Model -"For--5iiW`Units (Condos) - Downtown-Edge (DTE) --Base Case - i i I ! i I Economics Researcn Associates Cit• of Sarasota a�=y0r I i i Easibility_Model -For-Sale Units(Condos) -Downtown edae(DTE)-Base Case Downtown-Sarasota-Density Bonus and Avainable Housing Study- Tenure - - - - - - .`....- ._ ___'Cr 53 CO=_.%-C2.^.J?_'.]<>l OFc,_iale {g:YoiIN Variables =enZu w. ..__cs-'- 1CJn°�I .e ,Nlame 3"Jrl-x!3.43' -nD1_' ^na_I �C�'n2 t5 rl_ l•=C='°< ='3C is �="C.is <>_.�..�_ V sensitNil' se.^skivne Mase=1 ODOR _onmr3-sn Cos*_ ']C. _=s:r'_ --a,<n__Ca__ lops' X'e'3C-Z^a Dpi; �Cns:'J_[!Oc-ca->erlc- i K -7.a nan-c.,_ 5'z=.__ pro--as c'e'Cer..&Tota'JeVemomL Cos: _-.3 _ I General Deve:ocmenc Lnaa_�rrj_ i '_- ..az.`a=._ _._.__ 7-7 svcz rens-.-,.-Bonus Cnaraaenstla r used. _onS Dens:7:iAco.-m Dans::_. _rn--_ - T._'C2- J.3X-TJ^D_.: Belo:..'a Kr. _. .c.__ '-_.c: ._.a -- _ f I I Feasibility'Model - orSaie Units•(Condos)-"Downtown Ebo.-F(DTS)==Base Case Downtown-Sarasota-Density=Bonus and Attainable=Housina Study aercenu2i�rarammm '2:== ma cc :sasa --..eraC_ _I_I__F.- - -- Rta-KC-o._ - .t r+e c 7_5... x,C;= Sze; 3C,0C Zerrrr _re.- - I .0:21 R=S-aeO_a.:G 2 _c-'- J......_ Pariana CnaTamnstz Pam-g.zalic ___-;�­» .dAa"Ke. 2:_ -� be ;5-e D_: zr rd2'Ke:Sc._ P2rCi^`Lace--_ H "amn=x r== fae 0" '-Kin::_x_?e__Sre__e ._ _ -_-a__C-= _S ?T.21T 'e W='­ -.__.n._ - I -=1 BU::Area - _ i Prcie=Storm -x-e _IX!e: i �zrz�--' F -- =_-:Jo__ 'zc,_ C=..X:ftax Eeasibility.Mode-I-.For-Sale AJ (Condos)-.Downtown Edge{DEE)-=Base Case Downtown:Sarasota.Density-Bonus-and Attainable Housing study D-mem mem Los.Assumotiors - - -ar_Z_- S=. `c-`t- e S=.=_.Ur=:im Sues:'.:_jr_ See:.- =_r.or;.Se:'i=e_- - - 5 I nT•_-'__-•e O�r-'J -Sce;m-sir.: —Z=s_ „r- -c•--- 1-n= »C Zcs:: TeXaz FInancina AmumnLom Avpraoe ;rent smcL.a=r-Pc —=cm- ^__•:::d `3L Vim.' -.onac Saies Fn-es'L^.5:v'Sates used Av--a9=Sa es�r=e_ I 1 _ i 2.220Gc 9?M_4--=rasam D7 a'.=__,C20u5-Ge-2-;xs'.,ae 23sif iility-Model-For-Sale=Units(Condos%-Downtown Edges(DTE;='Base Case Downtown Sarasota Density Bonus and Attainable-HousingStudy- Dew_loomer.:Cos- _enc Banc--.:_-=n=--_- C2-. Avarage_a= -Oz;T.a-rdmc 477C.00= - .: 55_:.20- ._'34.00_ an_G'_f41', S_3z_.ri.^1r ramnO 5,70 P__ .Ji❑ _.;^.:52._ ___ ;250'._x_ __ ZYe3 _"7'. a.^Amo_-: Aw_?a=3?Ian=_:J_Td'71r_ -2.5126,02-1-_ - _ :a ez--5:- - 7csa" .arse...C_: 5'= Dewoomer_Pro`r_G.css' - I I Nrr:mum°ro=-kurie Ra-- I 7 Feasibility Model-=For-Sale Units=(Condos)-'Dovrntown-Edoe"(DTE)=Base Case Downtown Sarasota-Density Bonus and-Attainable Housing Study Devemmen:Pair.!Cess Ananss _ ccs. _ X I I _:2 Z 1 ].J: _ _C_c_= c ..__ 2::. � tea.. . _ L_... 1 i Appendix-G: %FeasibiiitylViodel - For-=Sale Units-=(Condos) - Downtown Core-(DTC) - Base Case ! I I i I Economics Research Associates Citi•o: Sarasota i i 1 t4oa=_ Feasibility-Model -'For-Sale Units (Condos) -Downtown Core (DTC) - Base Casu Downtown.Sarasota-Density Bonusand-Attainable lHousing`Study-- - Tenure _3 e-Z r.^..._ _. -c.: .c.:<> 01-0-Sa Kev?oi!a•Vaiab!e: - e-> Dei:r sensiti:a sensllNnle: :Base=103% are Cs_ _ J._sz. Z2-s-r�c i=-- Chi%O _s:De,Fa m::SnacE 100% :;r -Sce irl.asru_vr= INO% Fe'rri's ar-z=e=_s _ 100% 0-ne-So`_ss I 100`m" 10G=M' •-=-R,3.= 10% I _ 3rK•r==_=_c_ _ -?a:qac=r_ 1G.^.5u - Fro=:as a r_-men-C'I Oin Del'emn-gen:CCS .3 6% Genera.D-we:Comen-Cnaraae^sn_ _"ax.ti_......-..-i___ -..___ .__. .'l'i__.. _ l --_--- i I Ders: Bonus CnaR^eisr s('used I I Sz:J"_e. _ __ __ _ -___.e_-___-_ i i I - - - -- - u1101-Gc__-•'e _K -araSG 3 Z7 Voce m'2006-rlG-',LFXis'�=^_E Feasibility-Modelr-For-Sale Units`(Condos) --DowntowWCore.{DTQ--`BaseCase Downtown Sarasota Density°Bonus-and-Attainabie Housing Study Rsiaenta'Cnara_mnsli= M.B'Ke:K2ie - -- Fe-ta_o:c Base G_❑s- , erase�•.-�::_'.ze S=.=. Name- Be:GV:Name:F2:: ZCI^.^nor- ea CBF:0, IGie a.c,.a __.. i 7_- i Farfara rnazaeristia =2'Kise vatic 5G2C25'a. r_ P:a-KB:XaM DJS - VarKet F,2-=.c._` 'ow ka:e^ 1 G= F2rK:C_C 572=es = - '--KMC Area I urp5;].�_ a �2r1..^__iaCc!I^...._ .__-a_LSi c7-cc_ _ •;i 'a,crg Area _ I 9:_� =a_c CXCec.."=:`:a:.^'-_ a:.. 6J[:]tea=c N2 :';Gc C 'am Gil:EJ;::/area ' tea•{:- •c^— _ __ CJ : .L__- _a_c_!_L`_ ..- '.."..:i:-A. I Pole=SAr1es =z'ee:5 S:Gres r. ... N- I i I =3' °_ :r_ Feasibility=Model-=-For,SaleUnits-(Condos)----Downtown Core-(DTC) -:Base--Case Downtown Sarasota Density Bonus--and Attainable Housing Study _ Dweioom=c-CLOY,:Assumotlons SZ: -_ :c.^.s:. _r_-F—]a.=:. [.,.c u3s:Suns:r_^u%. Srei- ime-cs.Serkf ns_ =-=or:e-_-�rc:-: ext Jja__ra`K r-a-_ 3r'."'.- -:=rJC[U"c Yami-1" i 'ICU-e Use_ S r.^_.' 5':_._.:fay _=Tc�Oa_'_ ..: - L' .�J• a'_ z „r. Financing Assumoticns and rara-c Lc3-Vic-Va,e-_r_=42:- .mare:- u. Fee`. GF var i Concc Saves Pn_es I Los c`Sms(i`used __.F: Si. Sa ]-c Vii'%..o`62"Ir_ I i i I I I - _- _ '__ - - - LL.�7'.'C_.__ .�_i--Y_ia5i:=.. FdJ�: ;L�`JC.r.�-.^.'L•.%iS is�Ce I Fea3i6ilitymModel-For-Sale Units (Condos)--Downtown Core-(DTC)-=Base=Case- - Downtown Sarasota Density Bonus=and Attainable Housing-Study Deveimment'Cosu - - _can A.mcur.: 7_O7S-R;!7^Z=!eX=:.0..._7"-s:-=a ram:17_- S3'7.0 �2"R:f^ CSS 0-.2'o.".--_-:E:9:rasmj=C"e--=5- 4f`-_.1.7: i .•'.:^.e']C-SCS_!'_..�ti= '�C_a 'rSJra!'_c.e._.. S_.G��.�Gc i ::=Cos_ S3.=3=.00- _,.^sr_,•or :irarmb a Cess ine,c S& _...5c. C.3' jr On_53- O,-1- - c•--_ ._�_ I IC:a:`_0�5:.'::_':"'.ia' -c :_-s- c -L 17.o '� I Jeve:come—Frost:;_oss- _.e _ _ _ _ -^c- ___ CH M m!murr Frof!s Hurd!e Ra-e I i I fea"sibitity Modal---For=Sale-Units{Condos)=Downtown-Core (DTC)--.Sase=Case Downtown Sarasota Density=Bonus=and.Attainabie-Housing Study Deve.mment Prof.-!Coss Anaivsis re3.-.:-•'fOi:J.:..ivrlee:'1J.'j c Sd.2 �._3.'31.1 Y_3�t DL: c6:.13D� -and S9 OIX 3!e5 i/❑��r _- _n_ $42 _ ... _..rm �r S;2) _r._ t- 'am= S=_ i Appendixit --=Feasibility SModel---For=Sale:Units{Condos) - Downtown Bayfront-(DTB) - Base Case i I i I Economics Research Associates Cite of Sarasota i N 5 9 3 9 .�- L:�v:n.G\�:� v'. i::. 'us a-I.. -Ci_51-. �. °a::- IQ_ Z2'20»__.__ 5._ r.l _.¢ODE-:,_ C_ .x_n:oce Feasibility-Model - For-Sale units (Condos) -..Downtown Bayrront`(DTB) - Base Case DowntownSarasota-Density Bonus-and Attainable flousingStud y Tenure -_ru-_':JV:.. :... =o-Sa-=_Zono__=;,. <>' OIF= -ae Ker Pei:a•Va nab i 1= 5:DU:2::_ ..e-s ry'is C Z.:-rem.�e-S I 10,;^ .0,= -Warr_. a— iTMP.f°ic .'.ia[ 0.02 SensiuAties (5ase=100°2` i Z___ - i 10070 100.0: we 'a•<:rc ioac 1005�i �I0 --Yt=17"v.'L'�Jre i p, �Lne. -M. cs 100°x' < �mne-- caro- _ . 100% __.._._ _ca _aroc 1005, LCEe I 100 o; a..c_e- sz =-.-_. 100%! a'C-r- _..____ 00i, - I iron-as a Mercer-o`ma-Dwemomer.-ros. GeneraDeve:ooTer.-Cnara^.e^sca Z_n' -- Vaz.l'LOY+a_-_.J:::In_ Va .A:ov sc._5..--'-_-- '--' Desi Bores -F use:, N _ i --- - LG:ZU.._ :.J= �ti'CR-- =>J:2 D V33=_ :2306-C2-02'.X:5 ".JJ_ ' feasibility Model =FAr-Sale Units (Condos)- Downtown-Bayfront---(DTB)-:Base-Case Downtown Sarasota-Density Bonus-and-Attainable Housing-Study i nesiaendal Cnamcm is;cs t,arse-Ra-2 D_s -- I CS 'es!Ce1i12 S:72 Zammor.A e= I ?aridna-_narBCMnST::S Fa-KI7-0 Kano!Snams fr`ar Ke:Kc E._- J DL.--- _a.'a,crc kaC__ A_c a-KI-IC . =mT' =J:'. e_n I C:a:r3uli:Area C=SC_ Are- iia S.22o E'r=?.�_.-. •..L.�.^1_ G o'=Stories _X_ee1 S-mr-en J-'-•. i�� I I -Feasihilifttflo�iel F.or=Sale Uriits-(Condos)-,:.Downtown°Bayfront-(DTB)-Base Case Downtown Sarasota Density:Bonus-andAttainable-Housing-.Study- Deveimmen;moos Ass:rnouo-ns �„^s.,._s�F='5=.�_.€'r.❑as�,.- r::-c'=_-=^e:. :.^.cert'"=-Sevxes. -2C =a'K Zan- C ar -- _-,'ac=_ - Smi=J"e- _27..7:_ nr.re"Son—..^s-5 it-=_Jti=. rirlamino AsSummons I i Avera-39 JJ'S.a.'.01'_ m:e'y-p_t nom/ _car Fee Do:'_ 4 Conan Sal=_s Frees!C.os-o`.Saes(F used ]3 c, "a" 33-n_.J.-.- Sale-."..__ _ ..... SC':. S cr:cs De. -- Sa e_Keve-L- _ v. _Re- ___ i I 1 1 I o,•. (� 'trG.LJL-_.._ ._��-]?'2i;_o� �7=v FeaASility'Model For"Sale Units{Condos)-- Downtown:Bayfront (DTB)=Base Case Downtown Sarasota Density Bonus and Attainable-Housing°Study De•JeIDDTen•.[Asti I - .z ao=Baia ._=-..:S2r01--_ 5-2.94-J.,.3_ -C3- .0-2 3'.0-2 -arm-m.anor-,zcs_. FAL.w.. • �a-kmo Ocs_ 53__C.O_ .,C 2n3.0.,--5:t=IrT2S.fG=L'.•e Cu!10''C 3r� �SJ� D',r:="50�mss_ F.`=._ 0:c'.]CLL Lncr .. _....._ - z0.^SC'J=JCC-1^c _ ^i_ W.CaDle Z=5 fila:'_•5-_= I -_,;;e-=^e 7a:a r➢_e .ric= _72' S .___....._ rer fZ9 cc-_- C__5 rK Dennoment�r f:Loss W.Tl:r:u.-:'.'of:Hume Rate I'm['J- ".; fie._',_ I i I LG 2,03E 5:53- r.V El- Sa-aso-.R E'2C)C-=-32-Cl.m Voce m Railbility-Model— For--SaleUjilts--(C-ondas).-DowntownB@Yfr&ntAUTB)-:Base:(Iase Downtown Sarasota DensityBonus and Attainable-Housing Study D-veimmentftfli!ass Anarosis �-27-.T., :emrmd Orzfi-'D--,c IME-o 7jr::a Ra:-= Per D- SAW Perluin OR sal)a; 5=4 53- "rok APKE:10 S=S-. SW hs:'c.m Di 7=r- ml hnamQ S7 ME: :3mmumc- Oarang t..1. On=Ste mWommire Si MCC SH 528 ME, Zorn-uzzicr. SMM Same SAM 70-3 SEATor- Zan Re,5uil--'sa!sabie Sal-- m m 552 .a_,.'1 a ..rc Z� S1ti_ OaAng S-- D&O"Ste nfammm-2 z- SW Sc Zc-s:-,:7.c:r Frazznz A as 0-,a SBZZ Zan Per No DO Snn 570 :c7n-=ia- 121- OarMp:: SE an Y S, SEE coz Sa ZL� :Ta SE4 2CH pay 1 n 5 NCBG:TIFs:-Housing Pace _ of o MM ntacFeoarwoo carrAt atiu+ctrGRour contact us ' ioin NC3G l about us -research press releases links & resources Public Works Schools TIFs Transit j The Lowdown home > TIFs > TIFs and Housinc ydnzs z TI= Nov.•.TIFs WcrK T]Fs and Housing ' TF Process TI=-Eiiaibiliry yow have T = Dol.ars Been Used Fo- •ioi:sin_- TIF Glossary Wne nas the Powe- Zar, T:= Doha-= Gene`l- =X!s-in: homeowner- 2n_ Kerie--- Who Pays 1'.nE: Dro: zrions =Xis-fo, 'jomeowners 2r'z! Kerie'_' TI=Alternatives Tr Bil` o=Ri_antszn- Im.,2_- s!av - u R_forr. Platfor ��itaco HDmeown Asss:ah:e :'CH?,gPrco72r I Reforms lY Amenon-Lns .'n2: Does The City mean 3v "Affot_2_i== - i I how Cnicaac SDenc- :,F s ! :r Profi°es How do TIFs affect homeowners and renters? Take Action Organizing in you;T;F TI=s work by raising the overal: p!-Coen,value of a —,IF d!s:nct. whl:r. 1 ALCountawe Develoomen: generates more Droperty Lax revenues tna- :ah then De used to Day f0- TiF Oversiaht TIF Tow;nal redeveloomen: proiects. Ir a primarily residential T IF distrix, prooerp, ! TIF T2skforce values can rise in one o7 three ways. Firs:, new nosino tar. be bull- on I 7r,tere-teC Pattie- cegt>Lry" b-acan:land which curren:IV Days little Or no taxes. Se Cone. Local OE_ia!s o o e i o DODS: o = _ i,norov_m_n:s to x.stinO Drop_rties can DODS:tax revenue !n the area i Finally, the vaiues O°existing houses anc apr: h. ildmr. anleDUgs tarise 1 TIF and... I F1f:0RY„ as_par-, o`a-General arowth iG area DrODery values, forcina resicien:- I I 'IFVJORKS - Funas Awaraec and businesses LO D2V nlOner Droperty taxes ^,- tett_. While renters lob TrairIT1G n c es n fto sow < - e S_hools dGh': directly Gay proD_m• taxes. trey o.._r. ___ -,r._ impar o- nigh= Transit prODertV taxes passed or. to them in the form o" higher ren-S O- I l P_bii_ Hc_sinc condominium conversions. I -axes I Publi_ I -io Slnc There s gooc news and Dad news v.-nen i- ccmes Lc the im:;a;- 0`—.IFS i Emmert Dornalr on resioenr--. The ba-_ nev.•s is the-7Fs, Dam:uiar!y i. areas trig: MEIV= I Bi: Box Retzi!er- - aireacv Deour LC, eXDerience rising 7ro7e'::` Vai,,e-. :ar 2:cetera:.ne - Sma:l rJ'_sines- - - i DwelDbe' S00sidi°_- DrO:ess C`gehLfifl:aaOh. R2Did deVelODfT en: - GartlCuiarly rilcin-en : i res!oential construction - may Drive prODer:y taXe- uC tnroughou: the I neichborhooz, even in areas lust Outside the Gounoaries c`the TIF- i °ven more dl'eLt1y, new oeveloOmerr car lead to the gem Olitior C- e a o ! l xis:in; afrorGabie noLsir.;. Tn_=n0a.. news s that r___oro n- :rnana_� L_ State law maKe I: easier to Day for the cons:ruaior. o-a`=orcabie nousino with TIF dollars, anO Droviae some Drote:tlor. c resioen-s w•n_� l are threatenswin biscl2_emem. I ' Ill i i How Have TIF Dollars Been Used For Housing? -ne Cry c` C niza70 has lona L•se: ii FS X Day °0- nOCsing Oeve:ODmer: both affordable ant marKL--ra:e. T.nere is n0 wr l:sen Dolle. a:the I l State ieve! tna- reQL'Ires 2 se--aside fc- afforZabie housing, thouo.- the ,-ILV has said in. the Das-tna- I:v:2r:S oevel----er -., rese-v=_ 2C D=_r_en- :ne unFS iC ea:r. .F-sL'Dsidize0 resiOerSi2 G'C'e:::C C_ 2 0-'ti2Dl=- i i i firm:'«i;1=-.nce orz nfs-nousiaE:.ntr,_ ' 'CBG: TI s: Housing Page'_of 6 AS you can see In the zi RChed lis: o'IL--'ended housinc crrcnects, -= ! noweve',--ne C.Ity Does no: aiways abide cy tna:s.aricarc. Sam=- downtown om=downtown prole^s ih whim office buiidinos are converted Into nicn.-en;: condominiums are among the wars:violators c`this unwr.;ter. rule. � I _ SIM, there nes been some of Crcabie nousing constructed wi:r. l IF -= ooliar;. Cveral:, N:BG can _racK 25 7-1= eroiec_s nave inciuded some resioentia deVeIDDment. N_-BG can dDgumen: 4.47_ units of housing cors-ru=es 2; Dar_ D`those Droiecn. _M2 c= wnicn are i:s-ced as affordabie. A Lotai a-5179.7 million o`TIF money r,as Dee- promisee to I nousino deveiopmen_ Droiec-.s (inciuding the 59.1- million is direr rehat I i I grants provided =hrouch the Neighbornood investment Fund program;, Whim has resulted in 5549.4 million o`additions investment. i Please note: Seven o`these Droiecs (In the Central Loos. Near Sout.. Howard-Paulina. Chinatown Basin, Lawrence!Broaaway, and - _ I '_incoin/Beimont!Ashianc-TF districts are mlXed-L'Se Droiects; that Include some commercial geveloomer.:, and the:- 545,E5C.240 it TIF j __- -` i subsidies is counted in full here. The S:ar-_7= reform law, signed into law oy Goy. George Ryan in _. Auc L's: 1995. wilt maKe is easier for OeveiODe-S to use the i I- DrocraT --_ i :C builo aftroa Die housinc. In Genera'., T?F Dollar; cannO:De usec to i Dav TC--tnE "orlci s and. mor-m-. Cosa of construes ICC:. Sucsldies to - - Drivate OeVelODerS inst=_a Come In the form C`Tunas r0-2:tivltles suLr _ -- a5 ianC acguis;MoG. environmenta- Cleanup, SLrroundinc mrrastrucrurE r^, _ - i IDfOVementS. buildinc OemOIIYIOCTl , nan ClnC ahs In:e rest DaV Tena, 0- - i io`_ training Drograms.T ne Stat=TI=re'orm law allows co- UD to hal`c` tne "brick; and mo-a-' cost o` 2ffOrD2Dle nDL'SL^.0 D'Jleg=; to De D21C fC- Ou: of-I° .revenues, Deveio Ders may also use TI= -:onev to wime of- - I G LC 75 Cercen-. o-lite in:eres: Costs 2ssC;Cia:eC w tr the Cro_'.ea. - -- Y :_lin, di !: IiK= someone Davin.❑ rc-me interest r. � _- mrn=_ - morEcaaL or Other iG2C. i' Yne en., VOL -We 'es; Deg2L'Se VOL OOr`: - ' •• I nave to Dat titc interest.'.These incentives coLlc naKc it num more att-active To- develoners tg build more 2frGr d3Di=_ nousinc m some T== districts. Can TIF Dollars Benefit Existing Homeowners and Renters? i As with commercial deveiDDmen:, the TIF program tenor to f2VOr blc _ I i noosing_ O=VelODTeM!:; - Olen. or. iaroe DleCe; D°v2Cari: iand - Ove- -_- 2ss!stance to eXlstinc homeowners. !ilstohcany, the City nay IOOKeC 'O- t-..e Di-noes: "Dan: °0!r its bug-," Wrier i_ cones m Oevelonmen: Croie..S. Ent: !: Is much easie-to give 2 SL'Gsiciv to a snore OeV?IOCe- wh wil. i I DL•ilO OOZens O- unl:s at once titan it IS to distribute OcZens o`subsidies _= indivioua' homeowner;. Tre GraV.'C2 CX LC SLgr. Zr 2CDrgZC is :n2: inew resider:s bener"r_ `rom the TIF Drograrr.. wi!ile ex!s:m_ residents 'Ind is neariv im DosSOle tg Lao Inze the money. h-m: :ifs-nou-sina.atm 6 2`2Q0e NCBG: TE-s: Housing Pace :of 6 i The Cl:y is PradualiV recognizlno this Oroblem, ani has eStaDllshed a phot Program oiled the Neighborhood Investment Program (or ! -"TIP NIP") tha: Drovides a xray to div_ existing no:neowners dlrec: grants for exterio- repairs and safe_tV uDaraoes. I I A sinde-family is eligible for orants of uD to S10,000. Multi-uni: I ; I j buildings can receive grans of betwee^ S-2.30C anc 550.000. deDendm_ on the number O-unis. The Orogr?ms are administered I throuan two Drlvate aaencles unoer conirac:with the IZ' - - - NeighDOmOOd 7o_sin_ Services fro.--ne single-`amilv Droararn anc :ne Community Inves:ment Goroor ation (fo-the mulL!-famiiv DroCiram - w'nlch are in cnaroe c'seiecting who gess the Oran: money. Housenoics - wric benef;tfrom-the Drooram mus` be love- t0 moderate-income. i i i ! Sc far. five communities have taKer. Dar:!n the Ti=NIP Drogram Wood;awr.. Bronzevilis, ,..awrence/Kedzie, Sou:n Ghlzaac, and mes: recen:IV the large Miawes:TIF distri- in the Garfie:-_ oarK/Lawncaie i communities, where a combined NIP and SRIF _sinal. business ImDrovemen:fund; DrDaram was Instituted in 200_. in each of those_ communities, the Ory borrowed from S- million to 54.9 miliior. from Iota: Danks which I- will reDaV w'Itn TIF revenues as they become available. Whhe the Oro Dram snows some Crom;se for broacenino the ' i - range 0- Debbie wno Denef!:from TIF, it remalrs sinal; - DOtn in terms I Io`the numDer o' nelchbornoOds It Im Da C'+.. and no:4 mutn assts-ante !. I Can Droviae:O those nelghDor h00o5. I ' What Protections Exist for Homeowners and Renters? ' II Ir orae-to truiV Drov;de Det-e- Drotection for resioems Ir. T I- dIS:C^-S. i ' the DrCoram` woulc have to cnanoe in a: leas:tv.'C mam-ways: I i I • Tne moi, v:ou;t nave x thoroughly retOrr tr.=_ 0 T.IC D3FiCICaaO' - CrC.cS- tc� OIV= tBX.',cl'ers early nog Ce aCOL: CiaMc^ g=:'elC7men: it their communities anc earn• access to the TIF acouisitinn map - aion_ wits' a way to =range these wars wrier. they oon':f•.: wfth the wsnes c- tne_ eommunit:_ . I • The City c-Zounry would nave t0 establ!sr a strong- D-coerty -.ax mlle` Grogram for n0;neowners in ra Didiv Oer:rlfvinG areas. as wel; as a s:rateov for Drotectino renter; from the effecs Of raDic oertrificaaOr. - Unfortunately, :nese orotections do no- exist yet. is the meantime, trier_ are '_..;- 7ePlic COIICIes trig: Can Di OvlO= some CfO:B,^70n f0- n0meowners and renters. f I Housing Impact Study i i i As a result c`the 1999 State TI= refo-m iav:. the -,:- n0v: mLs- measure s:meesG- trig Imo2:: c TIF wit: nave Or: resiOen:; 0=`c'e '- s vc:e_ Or. I i NC'BG: TLrs: HousinLy Paye- or 6 I - - - the Ory Council or the Community DevelODment Comm!ss:D r.. This nev: j _- "nousinD_impar-s:uay.' usualiy conauctec Dy the same CDnsu::an:tha: c c o i- de o ! o e e'e-- does _h_TIF liaibili y study, .�_ _si�r._D no' On.y to id_ntiy th_ _ oT:ne TIF or existino nousing, but a!sr to reouir=_ the Ci:v:o suomi_ a } i Dian ror fel0_aLino a`recTe_ reSl0enT5. The Ci-v mus: conau_ a nousino imDac: s:udv i`: i g • k=- leas: 77 og_uo!ed residential uni:5 are :o:c':ec witnir 'h= - I • The TIF Diar.S to remove 10 o- more oC_CDIeD resmentia uni:5. ' -- i This s:udv mus: contair information abou:: - • The Dhvslca cnaract=_rincs o` residential ororiert!es -na- vvil' 7e afrec • Whethe-those DrODerties are OCCUDleg. i , • The racial ano etnni_ Drea Kdowr o`ale innabitanta o°those - i DrODe-ties Cas o`the ias- Census. j _ :- resioen- WIII be msDiaced De.cause C tne 'i=_. the Zity mus: l • ProviD=_-money:c- heir the oc_uoants rei--_a:e :o c new nome - • loentil' avai!ab!e. a`or7aDle repi=cemer- no:.:sing Io- tre Deoni-_ wnr were dlSDia.',e:.. N the _I:y wan=- :o Increase the numre- D`indlvicua!s Wn= are d!SDiacec Dv even one nousenox. is TLS no!o a Dubi:_ nearing on mE i Diar. ano ae: :ne aDrrovai o-the .Ommunit'r DevelOOmeri:_. —rl..!Sslo- _- anc :ne C::: .-Dun:i.. Chicago Homeowner Assistance (CHAP) Program i One o°the biD_O_es: Dotentia. DrODlems r0- Ione-time resioent_S Wn_ -.2.e - TOunc themselves living it z TI dlstr,_: tnc 'Circa- D: rising Drone,'. - tax bill. ir. some Cases, deveioDmen'_ in the area onves D'ODerty y21ueS i so nian tna:Deome can n:: longe- aflo-d t,- ilve Ir tneir ovr- nomes -_ heir ficin: this Drobiem, :re --oOK Counry Assessors .7-1_e runs the I - ZhicaD nomeowners Assistance Proorar-.. HA=S -D- '> 10�. _ - CHAD maKes reou_e=•-l-:ergs- mans Icu Tena`- 3 De'_en;' :O - I homeowners :o nelr then- vav_ a DO.-non o`the increase 17 diel" _ i DroDerty tax oil: a: a redu_ed inmms: rat=_. homeowners co no- nave DaV Da_K the lo2:i u'r.tl• tnev sell -ne'- nomes ne ex:)L=a:i0r. !s seders Wil. De: c rnOher Drl_e `or tne:- nome anD L•se c Dar o'the j i i in_.'ease :o Gab` DaCK Te loan. h-.m: i?,i-,v.nzb-.o-!a :ifs nousins:.ntn. 6120Ot ICBG: TIFs: Housing Pale 5 of 6 i I To be eiigibie fO-the CHAP program VOL: mus:: j i • Own your home, and have lived tnere fc- a- leas: sive years. I • have seen vour assessment increase oV mcree than 21.4 Derceri- !tne City s average increase i • Mee- income requirement: cased or. the size &vo r household ' i (rana_ina from 535.150 for a onc-Derson nousehoid rc S60.2SO for ar. elan_-Derson nDusenoid,. i Critics say to=_ CHAP Program s inaae0ua-c bezause ;:relie-s on ioan-z instead of direct property tax exemptions reduz-bons. Others gave I CrItICIZed the program to- aODlVind Or11y LD:nose Wn0 alreaOV fUIIY Owri ! c renters.:neir homes, and for no_ heioin - ' I =0r more info-.mario , contam the OHAD Hotiir.e !in =Walsh and 3Danisf; - a: 312-745-CHAP or the Cook County Assessor's Office a- 312-443- 755t. To reaues- a presentation about CHAP-c your community group. block ciub, or church, call the CHAP Procram Coordinator, Vince Mc=allay, a: 312-747-7:91. ! iWhat Does The City Mean By "Affordable"? I Once a neighborhood ae*.:s the City-m agree ir. princio!e_ :O s:jpoo- `a`oraable" housing. then the next Duestior is. "Vilna: is 'a�ciraabi_' houslna'" Unfor:una-eiy. aaresim Or wna: eonsmu:es alordaw=- housinc is offer. a maior chalienoe in itself. A generaiiy accepted rule of thumb is that an affordable rent can be no more than 30 percent of a person's income. ro-a r in3.W: iai maKine 522.000 De-year. `O-exam:ie, art aft- da,_._ ren: ::oUc De i �57h Per mOri:G. =..r: family C-:OL'- .Tiakl�C =.._.OJ�, aL• cTG-^dole ' i I ren: wouic De 57.75, a:cordinc to this d e5niticn. ' When the C!:v is defininc affordability it terms o` 2 -1F O=_a.. is comDares a family s incometo the aver ede Income for the -_hicaaa area. As Dar: o` its o`ficia. "ApDiication Chezki:s" that the Dem. c` Piannirg I and Development d:siributes t0 oevelopers seeking ii= sugsidies. tr.e ILv states tna: I: '-reouires developers wnC receive 1F a55tstan_e fc- marKe:rase housing [to' se: aside 20% o'thc units to me=_: affordability Criteria esablishe_ by the City`s OeDartmen: c HOL'sln_.` Those affordaabili:y criteria, the Doli-_y does On to say. are: i : I • Rental Housing: Onit= snD_id be afforaa`,ie :c persons earning nc more than BO percen: o`the area median income. i • For-Sale Housing: Unts. s-ouid be 2-orcariie_ :o Dersons ea-ning rr_ i I : 1 i tiCBG: TL-s: Housina Pae.-e of 6 more tear 120 Dercent of_he area median Income. -- Bu-. how do tnose-guidelines t ansl2te into.`-ne reel world in orae--c - _°_- I caicuiate the median incomes. the Zity relies or, estimates of the are---r - - median (average) income =aicuiated Dy the l..S. Debt. o`housing anc _- , i Urban DeveioDmen_ (HUD;. In general. "low-Income_" is defined as 80 1 Dercent o`the region's medlar: Income. `Ve^: IDV:-mwme' !S oe'Inec 2° _ I SG pe.-cent o`the median, anc `extremely low-in_;,m=_" is bafined as K Derce;,_ -14 the area medlar.. Fo- 2 'amiiv c'-.=7 it the --Nzacc Fr imary Met-onolitar. Statistical Area (DMSA , wnlch includes suoums olasloe o-the cit)'. the median income as o'2007 :s 575,400. I:is tre PMSG: number that HUD uses ir. its ! I affordable housing calculations. FO-the DurDDses of caiculatin_ - -_ i afforaabie housing guidelines, HUD caDS the median Income for a fami:`, I of`our a: S34,400. In other woraS, even tnouan the Chicago Area a=-.ual medlar. is 575.400,the City must Lae 554.400 to ca,cuiat=_ the I aefiri!tionS of afforcable housma. I -- i Fo-the period 'beginning it 3zfiva e,2002, the media:, incomes fo-:ne =_- - Durposes of caiculatim afforaable hoLSlna were: , Percent of Median Income i Household 30% -- 500/0 -- 800/0 -- 100% Size Extremely Very Low Low Income Low Income In come i _ 5.85;: 526.40" I S36.1OC S52.60C 2 S16,10C 53C.-50 c43.50C S61.50 - , i520.'_5_ _ �.45C S4S.95C 56-.9C: i I4 522,60C 53 7,700 554.40" 575.40= C 524.45C S4C.70C 556.750 S8 1,40E l c 526.250 643.750 563.'-OC 587.50E : 628-050 546,750 561,450 593505 I , i8 52c.850 cac 75" S7=.800 S9"s5O ' I Source: D=Dartme-- o'houSlnc anc Urban Develo--mere. FY 2002 _--_- i Sec.1D- 8 income fm Join • Contac: • Feedback •About Us - '-20'-=-2OC'_ \em-hbDIDOoc Camta-Bug=- III 1 / ' A-R011�l_T1c.Ci:7 ,;C C _� LJ^ �- Coalition for a Liyabie Future -Victory: for Affordable Housing: Pae. D 3 = Join our email L list L R� Read our Privacy Policy-. SUDDor� Our work! I Victor- for Affordable Housing? Portland City Council unanimousiy Dasses a resolution to create a se—aside from urban reneyral Bolla for affordable housing, i inn.-the need to make Porfianc more family friend% and to resDOnd t0 the challenge of unmet housing need. or.ADI'il 20 the Portland City Council passed by a Vote of L.-c a resolution to establish a Tax Incremen_Financing lTIFI se:aside for the deveioDment.Dreser%•arion. and rehabilitation of housing that is affordable to household_urich incomesbelow 80%of median:family income. "Portland is vere fortunate to have elected officials that truly understand the needs of low income woriang families. and seniors and De0Die with disabilities depending or_fixed income_." said Teresa Huntsi.-ne-of the Coalition:for Livable Future. "Tnanks to the ieaderShID of Commissioners Ster.and akdams.the Cir}-took a giant nrs.SteD to secunna signincan_resources to create rental and homeov.nershlD ODDortunities Ior those Dein.-left behind by Portland's housing niarKe.." The resolution instructs file Portiand Deveioamen`Commissior-%+ork in Darmershir,with the Bureau -of Housina and Community-DeveioDmen:.the Office of_liana.-ement and Finance. the Housira and Community-DeveloDmerr Commssior.. and Affordable HDusih:NOW and other interested ! SakehOlderS t0 OeveioD and Dresen`tic C ODnch D%-SeDte-1De---. 2oo0 eithe- a i^1Diemeniatlon Dian IG create sucn a Set aside fund or other ODnons t0 ensure guaranteed funding for housing affordabie to � i households with incomes below 8o9a' tIF:. Stablishmg the detaL'S of the level o:the se`_aside.hoc the se: aside will,work;n existing urDa renewal areas. and how to deal with urban renewal areas tha_are zoned exclusively I0-industraa.use � %Sill De crucial to meeting the intent of today's resolution.: rnaximizma DDohs resources to meet_tip_ � identined housing,need." said Ian Siingerianc. executive director of the Community Alliance o_ Tenan*s. Creating an urbar.renewai se:aside for anordabie nousiha ha beer a cenual target o-Affordable Housing NOW' since the coalitior's inception four years a.-c.Affordable Housing NOW! SADDorierS rurned ou-in large numbers I0-iDday's Rearm,.Vy7tr reDreseritanya irorr the Com:n niT_%- DeVelODmen=`erwork. City.Club of Portland. Stand Ior C hildrer.the Coalition id:'a Livable Fume. , and IOur tenant leaders from the CommunityAlliance of Tenants, deliverin- strong testimony. Jrlisa Deschene. a Iormer renter that lived in the Gateway UrDar.Renewa,Area waS e%ic-ed Torii he- :h= clfuture.ore 0­2 2006 Coalition for a Lira[)!.- Future -Victory for Affordable Housing' Page 2 of 'come snortiv after it eras declared an urban renewal area. Witr. a Da7Dv due neer ani-da-v.Deschene wz let`to scramble to find a new home. "urban renewal should benen=tne enure_communi saidDescnene. `It-shouid-imnr,ove the enst_n: community. no:vripe it out-in oraerso-iea,nei_r on-. abi�-=nousin_g m-ust:oe t T)nornty ir:urba ren-Wal areas not an after tnotigft Ziembers o Affordable Housing'-NOW!ti ered-nos Vea=ea-i nth aq;6ct�of-tne resoiuuon that specine: allocation guidelines to meettne nousingneeds-oi_DeOD e-at o 3 9`i�iFI =,o o'�IFI and�%8o5. IIFL and the reauiremea`IIDC�4o�h�sttl BHCD=and to Cit-_9udito,zo.report o _sp,nding a- :F io housing a:all income ranges .'rental and owmersnip)ov-srtneDasf o-Qars_agamstall TIF.rei=enue Co_x district ane overall). as«ell as tne=oudgeted_andproiected"TIF spe:ia.ng orbousin in thes-income ranges over the next 5 years again_projected revenues. i F: ifurare.erQ Dubiicauors P�setaside 6'_")006 ! Policy 8002 Dakota County Tax Increment Financing Policy -Published 9/16/02 POLICY STATEMENT Dakota Coun%'wild SUDoort housing. red8vei0Dmen-.and renewai and renovation TI= districts tha:increase o-have a neutral effect on the number of affordable no:.`sino units in the community. clearly oemonssaie thait they mee:the `Du:foe test.anc meet a:least one of the foliowinc: A. Provide af;orcable nousine 2. indu7e livaole commua RV housing and or viae mixed use su-n as a centra- cltV oonceD: Remove b!iah:conditions and contamination. 4. 'roviae a net Increase in iivaDle wane IDDS DEFINITIONS Aforcabie Housinc- _ow ano mocera'e-income rehta' mousing d:strcts that.Drovitie: I • 20%of the units affordabie to famiiies a`500/'. of median income.the maximum gross rent would De 30% o` 50%o:median income o- y • 40%of the units affordable to famiiies at 60%of, median income.the maximum gross ren:would be 30-1: of 60%c`median.. homeownership cotions tha:Drcvioe: • 50 is of the families Served are beiov.'80% of median Income and the Durcnase once snould not be greater tnan tree current Durchase Drlce iimlt established To--im Time Homebuye-DrogramS ,onraminaf9=:7ne Dresence G°hazardous SUDstances. D0l1ut10r. o-comaminantS f..a reOJCe removal or remed'al actio' _irabie Com.munirr: A community tna:is designed witr ?i mobility options such as tansr.walk. bike c-drive.-2 protects ano ennances natural resources. 3l Provioe5 nousmo cnoices moluainc sl.^.c!S .amiiv�Igmes. condominiums and aoarments In a varletV o°architectura Shies and Drices to mee:file needs o:Deocis 0f al.ages and Incomes.anc a Mar fc-mlxec uses suc"I as IGcatin_ nousine. wor(oiaces. Sn7.^.Dir.Z. aaiE:'services scrioms._ casks. civic places and Djbiic facilities together is ar.area.V V V _I'JaD.'e Corn:munii ^oust -cus;r locate- ii� a i;- ab:e cornmunft'_ Dvabh Wage Joe-: JGDs tha:Dav the minimum annual amour:0.monev required to mee:a nouschold S basis needs. inciudin0 food. housing. hea!tn care.tanSDortation. child care. ciothin7%Dersona: and.axes. Tne numbe-:S NDlcaliy adiusted based on famih• size_. Whether one o-two adults are working. and the household location(metro vS. ou_-State;. - LLow Income dousing:Housing oocUDled DV DerSons whose income is a:o- Deiow 50% of, the area medlar income. fuzed Use: Devenomeras tna:include nousing. `varieo Dy iyoe and Drices. inte_r3-2r+W;..:GGmme-C7a- ! oeveioomem anc Dlaces of emDiovmen=. It induces Inose oeveioDments beln_accessible by mUltiDie :-a^soortatior modes. o -c i ic-^ v me -Dc r-_ me mar a. income,yg .^ hc_s!nc D. b:'e rscrs V:r. s into s a: lov 8 ._ the area ri d;er inco-ne. - PrDiec'Area:The_aeodraDhic area in which tax increment revenues mavv be seen'.. Droie_areas are oesioned Dv gevelGDmer:authorities unoer aooi:caoie develoomen:Lava. i DaKOta Coun:y'.i- )oiicv Aq.omed 8:2702. 7,ub;-snet C'a=e QUaiiTvina irsDectior:The lnsDeCPons DerTormed to document tie status Df the orcDerry tg Determine thW the _ distric:meets the criteria as a redeveiooment d:stric:.-a-renewal and renovation distric:. o-oche-TIF distric:. KeoeveJo'Dmen.: Actions Laken to IMDrove areas-affected by suostandard buildings. biign:- railroad or tanK facilities. as described by Minn. S:a:. _409.174, subs. 1C- ax Increment FinarcinC:A statutory iirancino too! used to Drornote economic oeveiooment housing. reoeveioomen:. renewal ana renovation in areas where it otherwise would not nave occurred. TI= enables ar authority tC'capture"DrODerh'taxes_generated Dy new deveiopment or redeveiooment to Day fc-develaomeh: exDenses. Th autnorit` cagrJres trial increase it re:tax capacity resultm_o from new❑eveioDmen:within oesignatea aeograD•nic area called a T1= distric:. i ax incrsmem :irancinc Au -o:.: Ar autnorlty create-- DUrsuan:to Minnesota Statutes to aamiriste-a tax incremer!:ilrancino distric:. :See Minn. Sta-. &469.174. Suoc. 2.'i ax Ircremenf=iran:;inc Disrric:.-i ne oeoaraDhic area from which:ax increments are collected. i he aeveioomer.: autnorhy de^nes the area in the tax increment financing Dian. A district may be a contiguous o-noncontiguous area wi:nlr,a Droiec:area. 'See Minn. Stas. C,469.',74. Suod. 9. ax. increment=inancina Piar: A plan:that mus`Describe the Droiect SUDDerted DV tax increment financing. Droiec: objectives. oevelODment Drograms and activities 10 De unaeraKe,^,. tvDe and duration,o'district being createc. Darceis inciuded in the distric:. estimated costs ano revenues. impa-on other taxing jurisdictions. and other oetai!s o`the proDosa.. The TF Dian may De aDDroved by the municipality afte-the required DUDiic hearing is held. fSee Minn. Stat.g 409.575'. subds. 1.4. SOURCE_ ax increment-mancing is governed DV Minr.. S:a:. 5409.174-40H.1 793 as amenoel�. DBK0:2 Counny Board Resolution Nc. 02-404- GENERAL INFORMATION _ DaKota County mus:receive sufficient Informatigr,IC De able to]etermine that the aUallTv_In_Q crlte'ia nas beer,me: _ Jeoenainc on the tyDe o`11=dlsih--i, Dakota �.OUnty reg U':res g•7--1,'frien:atl0ri related IL: • TI= Dlar • oualifvinD insoe_ior.S • analysis of ne:affordable nousino lmDa=within.the T 1= distric:o-prole--:area - arar:sis &net iiyable wao=_ IoDsv • avemDe marKe:val!Jc C comDa-able f:OUsln_ :r-ine c^V,_" C-area - • traffic sway. if aD=Drate _ AS Drovined in State law and the DaKDta Counr, ria..^,SDDnatlon FDi:cy Piar..the Dakota Couniv Baarc of DommissionefS Snali reaulre the autno'Ity to Dav ali o-a portion o`the Cost o`related 0-reouire-i 'MDrovemems t4 _ the count:'tanSDorzatlor.System TrOm Increment revenues. line following conditions Occur: he DrODCsed Dian wool . In the lua_men:0`?tie Count•. substantlalij'Increase the US@ OT trio CDJnty - transDoratlor system ana reouire -construction OT rigao imDrovements or incur other t.anSD0 wrg': system costs: and - The transDor:atiOn SyStem Imorovemen:s are no`.scned Ule--- -const-Uctior within five vears Jnoe-the County caolta! lmDfovemenls Dian. anc. Ir the ooiNOr D`the county. wouio no?be eXDe--ted to De neeoed vlthin the reaso'iaD::• z)reseeaDle fU:Jre were is ho:fo-the ax incremer. financinc distric:. =O-Crone--IS tha:are T--luded In the CaDital imrrovemehts D;a-.the Costs OT road innorovemems cr Othe-roar Costs ie.;.. Traffic controisi wnicn are it fie aetermiration o`• the Cou-ty the result g`. a:ax incremeri flranclhc mar.o.air amenciment to a T l= Dia-. wilt be SUDtractec from the vounty Si:DI Dle Dr0!e--:costs. with.the oaian e o`-_Osis aIVIOeC accxdiric Io the cos:srarnC DDilcy D`the 3ounr -ransooratlon Foilcy Pian.. A Courcy Board reso:u:ion s reouired TO-any slgnificart oev;atlon fro.;�tnis Doace. a DaKota Counrr Ti= Eciic_•Acoo-ed 8:217 C_. ?uoiispec 9'10 Page _ 0 i I I i DaKOta Coun:y en--0u-.ages municipalities to furnish TI- Glans a:leas:SJ Days Drio-to the cubh;hearing m Coordinate the timeiine of the road IMProvernent.cos:estimates anc tite Comments from the Dakota COunn'Board. i DaKcta COuny,reserves the rignt to ioentif•J costs atte-the Dubllc rearing i`. necessarv. I DBKOM County will Indicate its SUDDOrt/nort-support to-municioai TF bstrlcts via comments in a County Boar-- resoiutier; provided to the city. exCeD:wrier.a County BOarc meeting is not nelo witnlh the 3G Day resDonse Deriod. i If the Count, Boarc cannot Dmvice comments by resoiutio within the 30-day resDonse DenOc. comments will be Drovided fol:Dwirc BOarc action.. The Dakota Count' Board mis,aDDrove or dtSaDDrove al! Dh TI F D;stricm DaKOta County encowaoes muni-CiDallties to 'Ii iimi:the❑urat:on oz the distrix anc SUDDorts the ea!-Iv Decertifizatlor o'a:T l= districts and 2 reeuire gnat TF assistance Drcvieed In nousiro dis: -= De reoaia at the time the cro2err. IS Sold Cr tranST9.red if the Home 2CDre-iate5 Ir Value. DaY.Ota "vDDhty VJII considera municl^ua l ." i\'S hi5:0^ recarding compliance witn DaKOL'c Cour.-\•s TI= Do:ice anc..sta a iaYi Ir Its Deiberaucin. PROCEDURES The DaKOta County Treasure-Auditor Deoazment wili develcD anc main:ai: Drocecure=_. i i I i i I l I I i I Dakota ;ouno, i -' '2'• i ed a' v _ '1- oi.C� AdO:,ted 8. ;G ubi sn io:l":_` ac- I . I Affordable Housing Tax Increment Financing State Legislative Campaign i i lx-her ._ comes to aev eiomng a:ioraabie lousmg. stare dousing :-lance agencies o_te= r r_c LeC_Sely es Dezwetr L nro CIDi^2- Ioc& and £ Talc' niact. Or O^_= S1Qe.':'.OMt DZCe5 anC I_nrs are Ilsmg Iaste_war--'1Comes.rraic-^.t_:tno_e and-more duncui:ror iow anc' M0.^_elait Mcomt ptopit rc L-i aCIOCCaDl_ nousLi2 anc increas-^_t a cemanc IOC slate anC IeQe.2 IIOCSL^_� DIo,—.&^,._ -.a: gmtratt assisted rtnia- irio s_7_ a_ic Pel- rys_-Lme 1orn�bli '.rs aIlc_C a nOL^_:. ` i On f--li' of:-t: Side, reQ.'SZ P_OusinE orozra-nq--ZIe DeWg cu-. Jt'a.e_ --a=-ig -_^.ei= off'. .Du--__e_ Cases,aiso are Cutunz Da= O_riousu1g J_IOgra_-s.hi N`.u^_t. i„C-'!s'•.a_^_C_, -^._ stCie_DOT"COL 0- L_1e 1CCac t.S La:.TI2n5r_r T2T_ QeQ:C2LBC i0 IIOL'SLZC nas Dee.reQCCeC D_-J- rniEor; c year to- -as-IOL1C'ears,tvt e011va1e.`i:0- a C. QeCIease IL'.^:CLZ=. T_ dytin= for a?enC.__ as tCC 1Ia:_^._ hale hous:nE _ -=hc - (IM51La- is to L-16 k2:"5 is IL72.^_ct Llle ns-,IQ Qelna:-lc I0= are cos- o-- aLIO_.^.aoit -iousLZc Ci_--10u= using IY:e j 4aC;nOnai sou-::es for r.OIIs_ncC SLEDsidies. LII_ state anC IeQerai QOFe_iIIIlents. 1fJ.`L`_ a,^.QIeS5eQ uht issut by =—magt0 a-rraEiuona_ bus-ess L_^.ancing loo_ a_11C saki-= £ :G1S t0 matte 1_aDDL•cabit t0 ar_OiCaDl_nousmg. Affordable Housing Tax Increment Financing(.AHTIF) ioosec to tr-e Tay_ Inc eine___ Financ;- TIS c 5 ___ — a L^ec zZcat loo: -Q_ cerlor�_ ce _ionmea- — anc a7niiec :o= r_:_ a-„_ a-it Ic a::orcabi_ aous:_-ls - i ::ordab-fiouK �� cre_.__ mor . _^_ousu__ b- ai ov 1_ _.__i�uai c__ to cajr�__ _._--t DCOD " rwx re':mut L9_aouSLZt c0 st_..Cie_ -'1_----F dism-: 1_*e_._Ca:.._ aC1C1 -=-' j C7 _r Da- O_ __ __ a__O=QaMf rious ._ -.= CS:=_ - v_ txn_n___ CO:a Tl:'•1:-- f---LeC t'. -rt aV��41p S,-_: a_ iQe_Z-Zr rva•-a_ --arl:r_ -'�("_.�Jel. =all-lam J_ - eSD�ZQ;:1�SCr.001s LC2COTiOaQ: im0^.2l cr.laQre=. NIS-L-'-_ De'dar wor=.:.Z_= - Neste_ legisn_0r_ tc Qeveio= new le1_*si7zo- t--.a= e:-nab= r^I'urdc:^aLn__ _O use TIF sDeClDcaL-v ICC arIOICab:_ .^.Ousli12. a_ZQ recelvtc- SO= PnL0S0-MC:2_ 0MOSli10 i.^, the DIODOSc IIOm 1_g-siaiOrs W-110 Iel- -__mtasurt Ras,-_ ..Ire" a new MX. TZ- raC_ 1a: t_Oe =F Qis:::icts are a iOCa: OnnO - anc LZereIOre a _=.au= o- 10Ca. conn'o_ a'_ 1II1D0:' ^-_ _SS1e 1= �Ia-Z= -- ._C_i^ rs,, c- ,._._.__ me IIIeasurt i Was not a tax.Tnere were no orra^.izec groups onnosi_Zg tat measure. _ xt .Tnuovemor ime..tce U T=into iaw iae ir2i :. Tae lS a_1 : a.^_I^_W.:SLeW1$ ___.�OI:7aD:e =Y0:1_..Z=Tl:" CO'_'`a_=_.`j-.-�_ `.ec.= 1SS"ULIC- _. -rogr-.. rule 2CC_'-1 JI-=G'as Ie v'.e^v.:.n_'Ls I.rs-aDDllcaII'J.'_ i^C a Wil_` _.•SLIIc:. Co_:1IIl1a�e5 may se_aside un to.2 Dercen_ o=trei_ianc_*: a no IsizC TIF c S:n-__. T-nt neo; :)robe--,- r2} r--Fen'.1t Ma': D'_ C=C2teC-tc-.aho aiL D'Imose: IO' liJ tc 30 �C2`S. 15J . - mus: 27Drove corms,_ _7. IC:L-'1-1,IIYc. Trle A'Yl IF Creates 2 F':_L`unz Simarion Ior 21:naris. -• Cl z=_^.s -_ nttc O_ 2fforciaJ__ nous1.1_ w t2.." Dentm: rr0.: _ mcreasec _r.ousinE - OD70rn1_tities. _ _ -• :..CTT7ILllne= J.'_`le_= J' g=_-1= 2:IM-CILD_= MUSY_= Q1:_noU_ a cecreas= i_ sm-= S7DslC:es C.L1Cr82se:P_ Count'mx--S, tC'0 L'Il_norm '_'movi-slonz o: .-,I,-aC:. • Dtvtione._ ca- _se t1= vKTI revenu_ to mase a Droie_- ieasmit anc re less c: t-1e Evm li:Ilg suor)- o:tradition-:ieder2:ma state ilous_.-r subsid.`es. • zinc= :_ is a iDci deo ion to aDDi-: io: t.e di pct 0:117 :ons 1E de:eioDmen*s aci ca v-1cti- _ nor:ere W-lancec monde- t-1e 10la2o:e io s _t TIF conceJ_ t. Ther_ 15 nc M_.e2se xts r0_ Cu^'.._._:T_- avers. AHTIF Enables Three Affordable Housing Projects To Go Forward T`rsee a_IOrdabit ho_sm TL Estncn art 2 'eaci-m m9ct. enabrmg dev elopers to creat= c:'orsiorce ous 1� ani 3: ^as o_ senior no,,ME, a- c ^.el::-ise �oni� tie- .avt rrarc12` :eas:D:_. Bore ^2- a deze_" addition comm_n:T=s nave t-mrelse= in-_.e_- 1�„7__-_ �'L"7t :IGCc2DL riO:l_ TI:- 27DL'C2L,OG CZl= .rOi. JG::T'_ I'0rL'a11C. 'W^ere £ C°<e1CJer_:iaC D v7CStC CO_^_:e==' tr..e O:C D'.i_.'=- a- :.._ I.^, Ile: s:i:_ 01:=_ i_.__M= _"1to. :10:=S:Y�: D:1> 200;_10^.e.+ D' .1.^..L1vS 2R,^..eraL sD2C_a-tnt Dr07ern-. 1- k25 2= 2I^J:nouS DIODOSz_ =a_ _aC' a2_ttz L: _ell_ iIIu1Ce t_10'1_e= tr.."t _st C: _=Qtr- _- OV- InCCnl= la:= .".Ie.1tS 2,C az,,-n:7 monZagt ._'e1Lt J __.._. H'veW.L thi- 2s>:Su 7C=. L^.e L7rOD0st. ct-jti0_DIIIen_ IactIc 2 nna--icLi^_ gat _12L- r_^_ace :- I1eC_c5art' t0 _s__C:CaD_e =,OL'SL^." TIF i.:S�_,..- ^v:a= eSL^-DCS=_z t' il.- S:IDS= ZL^. _.. _ _ 11~ N -'_._Spit C_L n3iOO: �_TH � Ili :iC' _ v°O:11C no J2C& _n-C T=._ cevelODm=n- anz S ... _._i_uo G"0-_1 ^C= -_� Ior relate... txpms=_. Tre dev elODme:l:v- rousing _Cr at, es:.late^.-JC'780D1=. I=inCllce; 4""`. r=m 2Le�Z U_: c__en _ DusM..g: i=reri_ tow-r nous_ Units: J- u_'LI_ - S`._d0:_tnia_ _^.O__in-: 2n--' 81- Co_^dorr .muII: ur--t5 morcame to D'1:825 R1Lr_ L^.0C er2ie lncomeS. OveraL, aoou: !X. 0. .:_'1:'_5 _._ .._.cion::tn7 ..moi D= afto :2D]_ T.c lOG" 2.C II'i0-`^._ra:_ ^O;iS_=Ol:_. aQuit:O= L_ v._ .a0::__1}�', Se=ar_ _0J- 0:z= =:r anc Du DL'C :2.'._._'-. " COC_ 7Lc._ '" D1:DL: 2CCeSS LC _.O^.- re - 7L1D_i0 07 SD2Ce. 1 I0-2 �e:e107tne`- COS__S ^cD:IOsTL=_��: C^" ^7:.101 i I I -It Al-MF rrercrore ;s res-airi_-1g i. the re ao iraucr_ of old ana^,aG-1eC sIz_c Droner: anC. -s cOr_.crs:OL rite• atrorcaOie nousriE� IOC JG I)Ouschoicis. Tne COI.^.n=7.— priS L)rODelr'- tax rtvenuc GiLRGL= tee Dclal= � car_ aCCOMD2^. ._-..rcaSeC CaMar_O_^_s F'_.11c dal-nmg DaQl_--^-..eCed ii0_s-ri`. - No= O:L^nese-L11--lzz WGu1C nave occ=cc n-- -GL'smz 2IF-TIF C15=- O'..CaiiSe c3lis.:,nc-SLDsiC;e=_ Gere IO I_^.a:{c L^.c DTO:eC:S IeaSLD:c. I --c aCCi-o;a:Mar �� e c0_":'LT.urum;c_ Suc_esm-alF -=-2DJi:eC_:c NISIG-zJJrG:-a O_ ' -_ i • hi Aumusta.t^.e_HTIF is titin_used ro cenv er:a IC_^c-cownroW^warthGLs=imc %�'1TlitS G_GGr zrOICc ra—my nousm g—mt nrs_ateD:.^.£DrODOSeC _reaDG^ C. £ ....._i_-anC_DOSSion smcc'_it 10::SL'ic leaClii_tO 2 rcmai:2amon O_ 6OVC1tOwri core. y i • L'=Lm Sio . an aDDIOFec 3r'_ATF viE (Tc ._rate S4.5.000 anC.^nein R:Ii; OCCeiO-r_ =-G:a 3!'-unr aIIOICaJ_c se_:i0-.Osis=a^a_ - a:L^.c s-ie-G: a Lo=,Z- � Sc_^.001:_^, clow_iown. SCCuor O_Me Cit`. _ iT_` GOBS t0 t c Dc:lc-:O:ZL. _ uII' aJ^_ eC IJr a ?i' _,.eIIi 2MU Inearlm� 4.2--al-:.ac.Ta7_^ raiSCC D-.' c ne-, 101S:Ii:R'LS:lOG LO L1c " 25 2CCeC I_veIlLe, anG:a::G°ll..: r:IIlalie L1c :--Lti.1015L1, a_IOrCaD:c.Th--A- T-I-F is`cxn=—ed t0 n-...rare S2' i t01' to :Ce Cir: an--: ..._ SMMe air_O:ir_i - t nOL'SL1c o[_- -_X: __ Sin= _._21_`=-. Drotl—S L1c MOIL an mc_ta5___. COUM7 ri=Ye a= 1MM Ce.._e25eS c t L' i_ st _tve^ e snariIIc in &.t!anicirv�s s nar.. G: S-art ei::cau0_ ._.17:r_c _ sx%7_- _ _g1S:c a` aurna mC IN over=1e Salm rear:. y v ^.e.._:"coS: to _ -,tn. abou:CC.410'- a"e-2:J_ _ __ea-- -G- �-it nom--:_ O:L_ ntvr reg tII=_ _ _ �0=21 a ___ ;OOC :)a-rz— - IGr i. rIl:.ac:;..:'iC _. n._..._^W_ Jlzz crta-LOn C-721--cw 10aSL1_::ria. _ N:—H—. 2nn:nma:eS Lti_.,H TIi- GL DeCOM rnor^non,, r 21C _more:-ailiaDie ca-11 -'ta- as COT.T:1l=nJceS a-1C Cc:-elOD_rS Decor= _T.Ore ratt:--aar w--i=-zcf,.a-is car,CO 2__=ow Ca^_ JLC_e ills eats Ln nmcml£ _ I I i i FOR BV EDUTE RELEASE -Awi' 20. 2006 Statement Contact: Kathleen Gardipee, Office of Commission--_Eti _Sten 503.=49.= Commissioner Erik Sten puts schools, healthy neighborhoods, and affordable housing on center stage. i � i 0:2� 1<[-i^re5en-_ _..0 D0r-.12I1G C'-C017w F.= nwC ICSOi,.uO^S Gn:.,__ 2.CCIli'.C.V':.i= esL2D::sn C12_Potw'2.^.;a 15'v.' L'1_LO .T.21iC_QOOC or iSTCO_'.I^.:T=__J_IO t= an.'..o _n1- OK 1`i rzu - COv our rJ . as .. v_ 1 o_.Y4-1 v i—ounc_ to loi__ _T.:. i Wt :_ aL DC___ S:rugg:n`zo co_J._ upC:._. _v:a-.-_., so.vt COI_LVM=_I:C_^.Lf clic. S':e zoo:rtwG __0L'. YI:C sI2I_v:_r.=_ I^ Kzvt 0__ II:e L_JTC.M_t ZMISIS. C._1'C WC art dost t-- ::P.C:n;a soi17O'.na.w:L -t- t-t :'.' _ ...J_._c_V._ _.r_r ._ a SIe_ 02__. an- Sto_ a:":J:v. - l t J_lO+ll V�: __ a _..-_ -07 . .__ rDIjana ..teas IC .._ a 7C--lantn—o=—_ z CI-Tor anC ?� -On r.s a Cr_*ao;L D:ece o:cne O::zzie- We t^�s_—. 2 t n_Jrase �._ :lumoe_ _r_-In F'O_tal:�POoii_ �a_OOi_ SC L^.a_ J.S_Qec a_.r ':\:1e__ _ LC__.� ^O::ai =. .:1eaS:iJ_ 2In:::e_ _._=C_ ;]Cl_C_^.DOI^.00CS G'L= ^_O:CP1::ei= Portia- ' =CD11c JC_^JOO_S Dti_<C'�' Iui_ BO.^.:C 'OS_Ssti_`. COnIIO^___C Q': OCCicIOG a,.P-c,- _,_s 1 IC::CC_ On__, tnt D:1D::. S=0015 2:1 a=:0=C2D:C--Ols:i1=__ OO11:01:S. o: taos`.:a^11i:C5 i I -.an- _'i1C1_- Sc1O�^._ iOC=JL_e- :Zc._ .�= 2:ICIc.2:J:C ___.ua_Ie2son. - -r1O_e- i 1 Recognizing riffs connector•_an.-- -. -uri -cCtions-ro:aports-z k. .'I''_li 1C_^_ 1S 7.1:. our r^�tonr - mrc amore and kecn _ orzi21L Gam" __......_..^.fi. _ ur000st t,e roEug lV m-0 y1t:a7Ce5: _- - -_- - - -- :. kids 1'i 0:1:D::JL'C SCCOO S. 2nC IC StaD=t_'M_=!S 0_:e:1n:Se SUM-C:tO _^.e.^ClZlr_ :C - move I outnth Irom- SC-"100. rc. SC_^_O0.. Ims SC7oois-Dastc IOCtiS CJ rarnn- hous_n_ _ T2K one Da:'_ C_u—LE111=SCJOOl: 01. Celt_: S:G_Q= G.__ 7a:h= marlrmc ana :)'tnt_ - mon_z IO'2C1Gln OS:a nw?:1DOrlOOC 'DaSeC Ode_. :O:COI_=., .ir7 ^. COI_^.IrL`SS]Cne:=142^15 2nG _V'.=L' sub—m"c:eSO.-::o '_ r.:.a:w.- Cec:are Tse C..: 0 - PorDa_^_ 'S co'n.^_L=m:o ced!cate a S:$11:Cant amou O: :iC_^Crtmtr: Ievenue LO -- L1C:e25e a-tor.^.amc:elt2 ana homeOR_^.erS__7 CDDOrI_naes L_ -•'Da_^_ rt-it al area .'�_RA across the c :. The Po-i=6- C:T'Co:Lnc. and PDC v7_r Dez-work :I:I=?tel`_.":O atvtlo_n ODUA_^_5, 1-MucLnC a Vin`=t Tl: Se--S-z, CO e15'2:e = V_a_-a-Iteec fundin_in L P.°.-s for aoLSin__"o:ioc;income wori::a_ ia.-nii es,seniors anC Deooie Wi&. (iiS2D1L'DeS. OUr 202! ;S tO e_nS'2re :.":a: CVe`:OP. `c_^'C:all- Cruldte aVC a Sale. Sr2Dle nORie. y ��.e net C: IO :.ru_-L1 c. C_^.tst el:Or:S 25 Ln'e:'_rn,lrt as wt v.'OrK IC Se:'_^.e i:a_e =0:POi".1fl1Q'S -- I°2^,Lr_. _.Ov_ Cum-. l: n to LS L2_n_n OC:-0 6tZ=TlMt OA: .:O:_ an Cll:e. 0 ^.rIC a _Dme i for_Fer :amu:_L`_POrtian-E. _ - I e%: O= :Ce..wc Rtso_" ons I0110G' i Resoiaco- on Schoo_s l=ag ii? & Hous-mc-f:iz�s i e i I RESOLUTION NO. ! I Begin a "Schools. Families, and Housing" initiative in narmership witn local school districts and other communiry Darmers to retain and attrac_-families with s. -age children to live in Portland's neighborhoods and attend Portland's public schools. 'WHEREAS.neighborhood iivabiikv. affordable housing opportunities. and strong � schools are three of the main factors D20Die consider when ch005mg 2 Dlace to live and raise children: and 'v7—H.REAS.schools are-the natural hear of a neighborhood. and a focal Doint.fo- community deveiopmem.recreation. and neighborhood planning: and 'k'HER`.AS. Portland Public Schools are iosina =00 to ';00 students Der v-a:. annualix- reducing the amount of funds received by the district from the Sate Dv approximates S1.500.000 to S2.500.000 annually: and WTIERE AS.the other school districts that Drimariiv serve Portland neighborhoods, i inciudinc ParkTose. Centennial.Revnolds and David Dousias._ have seen a dramatic increase in student enrolimen- ever the Das: : years: and NOAEK.AS. a200: Poriand State University study o households who moved in naid- vea-from the boundaries of the Portland Public School District found tha 76°a of survev respondents said "yes"when askee. "Was anythine abou:your former housinc 2 factor in you-decision to moven?.; and v 11! REAS, researchers nave esaollshed a direct correiation Den=.veer ilomeiessness and s:uden:achievemen:. and the State-of Oregon DeDaranen:o.-Education es:fma:es:ha: i some 1.620 student_ o'the Portland Pubiic School Disu-ic:arc attending school as thei families experience homelessness at some point throughout the school yea:-: and i V=—REAS.based on a-cDon from the Cin-Auditor's office from June _002. abou_='_°C ' - i 0;a1.ne«'h0u5mlz-L`n1Ts COaSL'I:Cted lr_ DOrCIa-ld Qyer fi IOti-year De--70d wen- Supported in some way Dv a Cin•housing subshdv.demonstratmc that the Cin'nlays a sl_amLoan: role it.the development of housing across the ci:v`s neighborhoods: and �C IIYREAS. 2 study released it 2006 by the Join*Center f0'Housing Studies o=Harvard i U-nlversin• conciudes. "Local control oye-land use.uneven- distribution of household income. and mndmg of s=vices from local DrODeny axes lead to an uneven dlitIIDL'uOL' 0-nubllc services across iurlsQlctionS DeCathSe homeDuyers and renters soln.themselves into communkies &.at provide the level of public serfces the}-Want and can afford". � identifyi'lc the regional dynamics:ha:itifiuence housing and school choices th.3: Iamilies make: and - Y a Xk HERESS. a concenxation o=resources to create affordable opportunities for homeo,wi ershiD and re tai housing. and geograDhlc targeting o=housing programs are proven means of Drovidmg stabih-v t0 individual famines.neiallborhoods. and schkool enrollment: and - - INERE�S, an imporan:Dar o=retaining and attracting families to Portland's public Ti schools is maintaining and strengthening the auaiity of schoo_ facilities and cuttici l=: NO'W. THEREFORE. BE IT RESOLVED.tda:the Portland Cit%• Council considers the health and well'Deing of local schools and the livabihry o=Portland's neighborhoods to be of primary concern and consideratior_: and BE IT FURTHER REPSOLN'ED, local business and communi v organizations, such as the ' Portland Housing Center.home builders.real estate professionals. lenders, foundations, and otbe-local eovemments. should be community-D_ armer_ In the D_ 1annmg anc implementation of the initiatives: and BE IT FURTHER RESOLVED_. City staff from the Bureau o=Housing and Comnaunin_• Development and other bureaus will wort:with Portland's scnoo; districts, other Oiry bureaus. community parmers, and othe-interested DartieS to CeveioD a comprehensive approach to retain and atuac: famine_ with schoo_-aged children within and to Portland's neighborhoods: and BE IT F`CRTHER RESOLVED. the eicmen-s o=this iniaauve may include but are: no_ limited tc: homeo«wrlcrshiD opportunities.. affordable rental housing.renter stabilization Drograms. community land trusts.resident wmnershiD models nice co-housing. limited equity co-oDs.mutual housing associations. and the Dromotion of new housing desigr, and development modelE: Ma - ` BE IT 1?RTHER RESOLVED. trle Planning Br-eat will assist it.this rariiattve dirouah the development of new tamily housm£DrotoArDe_ and Dv asststmg in the analvs:s of demographic trends L:housing: and BE-IT FURTHER RESOLVED. other cin-bureaus and agencies will help_ in the effo-to improve il_ auaiin o=school facilities: and - BE IT FURTHER RESOLVED. the Portland DeveioDment Commission should bring its resources and exDer-Lise to:his effo-to retair. and attrac_families to Portiand`S - neiahborhoodS. improve the ottaikv of schoo' facilities and wort:wit-- BHCD to Dromote =_ workforce-reiated cur:cula in concer:with PDC's economic de"eioDmen_Donees; and B�IT FURTfL�F.RESOL D. Portianc Pari s enc Recreation will Darti-inate by iinl mg E;- its Dlannmg and devCiopment effors to recTeationai needs and opportunities in and - around targeted schoo communities: and i i BE IT FLRTHER RESOLVED_the-Office of Sustainable DeyeloDment xvill continue to work,with Portiand's Dubiic schools to unDrove resource efficiency.reduce om- me costs. and create healthy school facilities: and BE IT FURTHER RESOLVED. City°stagy, coordinated bv-BHCD_.will reDor,back bv- September 1.2006 to Cin Council-with a repot on the numbe-o=families housed. undo- this Drosram. and an outiire of best practices,neve initiatives. and nevy Darmershirs and Drograms fo-review and consiacrailon. I Adopted by the Council G ALRY BLACKMER Commissione-Erik Ster_ Auditor o=*fie Cin- o=Portland Trell Anderson Rich Rod_aer Bv_- yDr'120.2006 DeDuty I I 1 Resolution on Housinn Poiicv for Urban Renewal Areas Initiative RESOLUTIO>\NO. Declare_the Cite of Portland's intent to establish a Tax increment Financing(TY) se. aside forthedeveiopmem.preservation. and rehabilitation of housing tha.is affordable to households with incomes below 80%, of median Izmir-income (Resoiution l «TSR 3S. afiordabie housms for wort mE families. neon:- «'Itn disabi hies. seniors. and low income households is a hleh pilOr_n_' for.he Cite Counci_ of Portland and others local housing agencies: and _ N'C'H;REAS.the Portiand Cin-Councii is committed to a:trandns and keenin! families ir_ Portland, both to maintain a heal-div diversity in our communities and to s,.abiiize enrolimeni in Portland's school disnicti througr increasing homeownership and affordabie yenta: opportunities: and XIMEREAS. housing is defined as affordable when a household is paving no more than M o-_HTOSs income to housing costs: anc according to the 2000 Census. 43% of Poniard area hoL'sehoids are ren:-burdened. meanins:they'nav over 30% of then 1 o arc! severer-regi:burdened. paving over 50%o of income fo-housing, and the,-income fo-housing: and I�HERE_SS. home-oxvnershir. is increasin!ziv out o:reach fo-man v Portland families as median home saie prices ince-ased bv 9'6 b_aveer: 'roc_ an' 100z and media-: GOe incomes ir.the Portland azea oni�- increased b,- _, ,C over the slim-period: and R-HER AS. the Comprehensive Pian Housing Policy provides s- overali poiicv :E7amewori:for Cin housiag dosis.prod ams. line finding decisions: ane IEREAS. acco-ding to ORS Chante-^=-.08= Uroar: Renew •a: Pians. iaciunirg T IF expenditwes. mw:conform with in-- Ci '_ Comnrehensiv- Pian line adopted Economic Deveionmen:Pians: and �[=riE PEAS. as pa:. o'uroanrenew ai planning. PDC has adopt-c I1Ousln= IntDiementatlon Suategies fo-new- and existing Cls-;-Cis Ma_outiiae housing priorities for TI - expenditures incivaing.out no.limited to.housing that is affordable to households with incomes below 801/o Median-amilN- income: and WHEREAS.the Cin° o_Portiand has adopted severa:housing priorities ircludin_ "Hom- kaain A 1G-vea-Pias.to End Iiemeiessness .:Portianc aneiuimOmah noun v.°` No Ne:Loss fo-affordabie housing in the Gema= Ci-V. and he Affordabie Housir_g Pies-nation Grdma ice. and fr.- Ci`v line PDC are ttieriag or a o=Dortiand Afinorm-Iiorreoivnersiu_p Cam_patar:to cios- in- gap in Me minont­, homeownership rare cix-w•iae and is uroan renewal areas: and C J i VNT-REAS. ir_2003 the Bureau of Housing and Communin'Development(BHCD j -found that Mulmomah Counry needs -.890 more unit. O permanent affordable supportive housing for people with chronic mental illness. substance abuse, and i developmental. serious phvsical`functional. or multiple disabilities: and vk=-RE AS. due to mark.:pressures. the waee needed to afford a-')-bedroom aDartmen: a:Fair Marke:Rent in Mulmomah Counn-is S 13.9011. leaving affordable housing woo. out of reach for mos:imv-wage worker.retired workers.people wi*s disabiiitie; and the eideriv receivinE Social Securirv: and XVHERE_j�,S. federal_support for affordable housing has declined in neer:years.reducing Portland's local share o federal resources such as Communin-Development Block Gran:and HOME.Dutting more demands on limited local resources for affordable housine: and 'WHEREAS. the State of California and municipalities therein have demonstrated that haying a s.:aside of TIF revenues for affordable housin_is effective redevelopment policy that both improves urban neiehborhoods and provides housing Options for low wage workers. senior and people with disabilities: and WHEREAS. the Affordable HousinE. NOXX" a coalition of ov.r 40 local oreanizati.ons including civic organizations. nonpront housing developers and member-driv.r_ communiry croups has recommended z 30% se:aside of TIF for affordabie housing based on research on the p_ractices o`municip_ alities in the State o= California; and I NO'W. THEREFORE.BE IT RESOLN'�D: the City Council requests the Portland ! Dey.ioDmen-.Commission, in coniunction with the Cin-Auditor and BHCD, to provide a forma- report to Council r)v zuly K. 2006 de:aiiinL,spending o—IF for housine a:all income ranees (rental and ONi:ter ID r Ove-me Das: 10 vears agams: al' TIP revenue 1 Ov atstIIC:and oy.ral . as well as the budgeted and proi.ct.d 7I= snendinc fo-housin(-b`• mcotne ranEes ove-the net: ; years, again: Droi-Med revenues: and BE IT FURTHER RESOLVED. that PDC will prioritize revenues from all L•rbar Renewa Districts f0-affordable housinz iL accorcance with adopted Ctn"housms: ono-hies inciudinE "Home yeah: A 10-lea-Pian to End Homelessness ir, I Portland and IvIulmomah Counw."'No Net Loss for affordable housinE i^the i Cenral Cin-.the Affordable Housinc Preservation Ordinance. and the mmc)rin homeowrterhip campaign: and BE I""FURTHER RESOLVED. the Cine Council i= committed to estabiishinc a Doric-,-to dedicate a percentage of T a;:mcmmen:Financing III~ revenues from al: Lrbar. i Renewal Districts cin-wide to an afforaabie housing set aside fund, o-to crate another mechanism to ensure Dredictable and adequate funding and prioritization o:housing io-maividuais and families earning 801/_ME o- iess: ane { BE IT FURTHER RESOLVED.th--Cin" Council reduests the Portland DeveiODnlen_ Commission-iyork in parmership with the Bureau of Housing and Community" Develoumen_.the Office_aa Management and Finance.the HousmE and Communinv Development Commission. and Affordable Housing I-ow and other interested stakeholders to develop and Dresent to Council by September 1. 2006 either, a imniementanon pian to create such a se.aside fund o-other options to ensure guaranteed funding for housing affordable to households with incomes below 80',;MFI: and BE IT FURTHER RESOLVED. the recommended implementation plan will include a timeline to begin implementation in the 200"-08 budge:cvcle. a community outreach and involvement process. a Drocess for annual monitoring,reporting. and reconcinatior with PDC's annual budgie:and nye 15.1 year Dians: and BE IT FURTHER RESOLVED. the implementation planveil:inciude.aliocation guidelines using the foliowing income categories: 0-30%MFI, 31-500/0- MFI. and 5=-80"c MFI to ensure that housing is.avaiiabie to lou-income senior,peopie with disabiiities and hard working families in redevelopment areas across the Cin": it wilt also include a recommended process for estabbshim:. monitoring anc uDdatina- allocation guidelines: and BE IT F RTHER RESOLVED. Ci-v Council directs OMF. in consultation with PDC. to nrovzde fiscal analysis of hog; each ODtion. inciudinE a 301 c TIF s= aside. wouiC imDac: future revenue proiections and othe-urban renewa pionties. ThiS anaivsis aiong wilt be nresented to.a join: City Counci: and Portland Development Commission worksessior fo-discussion Drior to determination of Dreferred MUM. _'idOD-d b-. the C ouncl'_ _ Commissioner Erik_ Sten Gan"Biaciane- Commissioner Sam Adams kudiio-of the Cin" of Po_land Margaret Bax by ADril 20. 2006 8 I Other programs: affordable housing: advance-planning: Community plamning:-dc—Dartment... Page l of= j �I L\'n lCes k-Z 1?D2r"mcntS-I z.Gn-Ujr;cc:j-:JJOS r�e�,s rP� I���tcCOrL' -------- - ---- -- - -- - - nome > deDa-cmentS > communi-V 7ianninC > aOyance Mannino-> affomabie-housing > -other programs :Main Programs - _ yr_s_- _ - - ■ AfTorcabi- Rousing Y Other Affordable Housing Programs Competitive Detitiv= �ro-es= - - - I ■ i_ona=itana=_ -Pianni- Affordable Housing I Programs i The City g` Fort Cohns consiaers the Drovision o= hous;nc as a bas;_ _ numan need. and tnerefore has assumed the reSDonS;DiI1tV t0 work ■ -0r towards increasing the availability of affordable nousin_o in the Agencies/Cevelcoers community. The City`S malt Obie^tiVc IS t0 COOD?ratIV9I�' Work with ■ =0' CIt;Ze^= private, pubi;C anc non-Drofi: oevelopers-in the Creation and exoansior o`housin_ ODDO•tunities for housenoids Di-al. income levelS - - and the preservation o`existing affordabie nousinc stock.Tne Cay o* ■ -!ome Buve-s _ - Ass!szan-e r0-t Collins prmoes a numDe- Of DrOCrams fo- oeveiWers ant - ` j c c r_ - e o-is ■ _anal Bank r s:c_�� c- icw income h- zinc. - - = Otne- P-oi-ram= - 4cmin!SLranye Zor.st-;;�- jor =e= =-xemDt:o- - Boards �=y"cDme^t 1:'loa= =e=_ D'BS'Tlen_ JeiO�" r'rOora:� I - Deve!ooment Piar =ee V;a;ve- - 'r io-itv r'-C::essln.^, rc-Ouajifiec' Af`orcable 70_'sing Froie—z is Ho'sinc. Au`-hO-i L\" - Driya_c Activit, Bonds ■ Affor0anie -iousing - 'r;VaL_ an' No -'-ofl Aff-maOla "ousing DmA.-Zatio^.- Boar- - Saies ax Kco__e D-^Ora- ■ :DBi :i71'ssi-. - Sta-_ 2-1= =ecerp .r.'�°'+-;g='DIC Ho lsmg Dr_^. r7`^c General Administrative Construction Fee Exemption: ■ Ado--j= !s!=onLa~ Lis T n!S D-OC-am ahoN:s ce--za:n corstructiOC Tees LC De exemm To- ■ ADDllgatiors afforcabie nou Sin-, D:Di--=. -eeS TO- gonSrrU-iori In>De--vor. Tees. n deveio7men_ co-..s:rugt!or, De.-Mit, riCnt-o -way Construction license _ Tee. and Street CLt Tec Bre eIIOIDIe TOr exemDtiOr. iG- BTOrGable nOL'SInO OrOiegT°.. HoL'SInO DrOlegLS Ir Nlhlg^ B_ IeBSt '5:°ic Of the 'T`.t- ■ =" are a�oroaoie to nousenolc5 earning_ 8ecic. or Ie55 oz median mcom: ■ =iDIrC �:-tor: Wil: De entireiv waives. ProleCs in whi& at least 5'_0/.. 04 the units are _ ■ Income & `ious"Y- i B`r0rCiMe to no'_senoios earning mo-e tear 8^0ic- ou_ iess tnan 953ic -a j o- med;a- income Wili De waves Dv one-half. =o- more information.: m •. :.-••:-,s`rtC C07I.La_ _ Zriee-ins a_ 771;-LL--60.0..3. - Development Impact Fee Payment Delay Program: ■ �`- `- I This prOOrar.. orovides the nousinC CevelODe-the ootio^unit:' to deiav Davrne-i t of ;mpagt Tees or a D-aiinec afiomame no---smc crole_ anti: a gerriicare o- ocguDancy !s !ssuec. =or more information. tri_ i riL:l;:_�zfCao'--coil aIIorGaolenousL^.g-otaermnr 6'-- 20DE Other programs: affordable housing: advance planning: communiry planning: denaranen__.. Page'_ of Afforcaol_ Housinc Plann-eria570 221 o=n8 _ Development-Plan Tee Waiver- - ` Affordad!e housing projects are-elldible for a Waive-'of-pian SUDm!ssion fees bases On the Dercentacie 0- afrorcabie housino in a D"01Bµ. -o- more inromnaation, conta6 the f uiide?c 7nerm!-z and inso_ction Division at 97C-22:-676C. i Priority Processing for Qualified Affordable Housing Projects: Tnis initiative raciliiat_s the deveiopmen- c` affordable nous!n i-: =077 Collins ov sav;nd housino devewers va!u2Die time thrcudr: a: eXDedited develODmen: review and DermittinO Drccess. =0r more _ - _-- in°Ormati0n. contact the Afforcame Housin-, Pianner at 57C-22.-o75fi. - Private Activity Bonds: D,..vate Aµivity Bonds are bonus !ssued Dv the C itv tC f;fian--e - _ - affordaDle multi-famiiy rental nousinc. Tnere is a iis_ o` iocaliv es-abiished criteria that must 0e me: in orcer to oualiry fo-these bohdS. The base criteria reOuires a minimum o-2110/-- 0` renzai unite it a Droie__ be rented t0 households at 70% or less thah Area Medan Income ;ANII) as determined by HUE.. Fo- more information, cortac_ the .Afrordabie housing Pianner at 770-223-6756. Private and Mon-Profit Affordable Housing-Organizations Drivate and nor-Drofi`- orean;za;ions Drovioe a wide varies., c- nousnc Se-vices. Tnese intiJOe housing counseling. immed;at_ and lone-:erwr Drov!sion O`housing, housin_ finance DrOd-amS, soeC;ai Care. and .�ianv otne-services. --- Sales Tax Rebate Program (not available at this time): Tnis Droaram rebates the fu': amoun- o`City sale- anc use :axes Daic f0' materials used in tn=_ construction, of arrorcabie nousin0 units. Ac afforcable nousind 7roiet-- car aisc• oualRv for the deferral 0-the Sale_ and use taxes uriti' tn5 time d" !Ssuance d- e'LI'i-_a:es c- orcuoancN-. Stat`estimates the; sales anc use ZaX -ena-e flit; save a devemoer 0-- ave-aOe Detweer Sc50 t0 585 ° De- un;:. - State and Federal Affordable Housing Programs T nere are a nimDer o- Mate and =eceral Drodr ams dev0sec rc :ne - - DrovisiOr 0-afforda Die nousinc. Tne --o-Ora00 D.'y`slo- sf `:ousinY - n25 LomDlle:; a lis-o° DrOdrams. T ne mos- COmDlete online reso:.rce for iota' housinC Community resources is Sery:CeNa:. -or m4:o-mation abou= Or- an-C Orf--am7L'S studen_ nouslrC, visi= the OIO•ra CC 5--ate Jniyersir': Site: ^-Iy?=y 701:_ d'sziar-ne- - G'eofFmt Calan. httr:-`Iczo:'.Corlaf oriaDlehous-2-othc7nhr 6'22'2006 - Breakthroughs: Volume . Issue= Pae-- ; of 6 ! i I - w .ulatory BarriersME - learinghouse • ,�F -Solutions that support affordable housing. =r aBlreakth -ting ghs Volume 3, Issue s what's New 3 . > About Us Search Database Print Version > Barrier& Solution Counts Elt Newsletter $ - > 3oin Us Impact Fees: How > Relevant - - Affordable--Housing Fares Publications > Nevus The development community y has long argued that the imposition of > Brochure P > Submit a Story Impar fees Increases the cos: of nousinc. According to some, these costs nave an inordinate impa= or, those attemotlnD to create new > Contact Us afforcabie housing. In response, many communities have developeo ImDact feG waivers, exceDtions, anc reriates to reduce the deleter-ious _ efre-s or. afforoable housing. Varying Approaches Many communities waive or reduce oeveioomen_fees or affordable hosinc. San. Anionic. Texas allows a reduction of up to 100 Dercen: o`the !oca' Impag: fee. The --Iry Ordinance reoures the Council toi deme whicn Drole--s ouallfv fo- the D.rOOram On: c' case-bv-case basis. R contras:. micaDD reouces. ou: V:l.f no: fuliv ellminare, 1_5 oDe-1 i space i=a_ fee fo- certain tVDes o- n0L'sing.1-O- examine. 2 oevelcDe- of an affordable _S00' scuare foo: nome iG 2000 wou,d nave Dal.- accroximateiv SIOL' as ar 07e- s7ac= :;magi fee: corsiderabiv less man the S625 fee fo- a marker rang__ unl: o, the same I I size. Some communities waive dlfreren: types o= fees. King County. I Washingto- noes n0: reauire afforcable nousinc Oevel0DerS IC D3V roao o- scnoo: fees. Santa =e. Nev. Mex€co waives oulldinc Derm't fees for non:-DrOflt afforDame nousing deyelDDers anc relmourses these fees f0- Drofl -based develODers whc certify tra: the units are affo-dam br additior., Sante =e exe-nD:s affo-rcaD!e nOLSing r,c-n caDlta oeveloomen- im Da= fees an," utility ex Danslon --na-0es. Ratne-tear waivinc fees, Other communities nave creates funcs tc relmDL'rse OeveicDers for the cos: o- Davina fees. =or'- _auOerOa'e anc AIDuci:e-OJ_ are two suer commumnes that naVe Dr Ogr2ms offering_ fee reDazeS to oevelODe-s of cereal:' rvoes onoasing. I ?'.nllQllSe=.OrQ-roc T.e??'s.--= -31ss?morc.n.-- - Q '_U�' I Breakthroushs: Volume 3 Issue= PaLye 2 a 6 Lrimi-in7c:G enefits-to==Foes .on i4fforddblb 01119 Wniie communities iimi: the fee Waive- or fee rebate Denefisao afforcabie nousing developments, now they ae5ne `afroroabig=housing`. varies from place to Diace. Some communities offer=the benntto cerair afforaabie ho'.alnC Droara-ns :ha: they have identir^iec. Har:fo-c. Connecticut waived cerain Dermit"fees=-for Grope-.ties Duilt o- _ rehablliiatec unser Its Urban Homest=_adinc Grog-am. Reno. Nevada_ waives Dary fees o- Dedications fo- nouseS aeveioneC untie- its „Entry Level Ho'ust-c Groo-arn.' _ Other communities define eliaiDiii:v Dy the size of tree cieveioDment. ree-sbo--. North —a-mina GfferS exemDt10h5.and reiUT1C5 LC deyeloners wnC DUiid housinc th2: meets-cera in--size 7eoui-ements. Detacnec, single-family, o\aner-oCCUoiec_-homes can_auaiify F the uni: is .,200 sa:aa% fee_ cr iess and ar. al- -d unit car,-cuaiiry if i. is 000 souare-fee: or less.-Rental Jnits oualin'.fo--a=ree-refund " the owner rens 60 oercen: of the units it the oeveioDment at or Deiovr the aDDiicapie fai- market rent. MOS: communities base the eiiaiDillt`' fo-fee waivers o- rebates on the incomes and Dayments of those wno will eventualiv reside in the nous`.n . =or_ Lauaerdale Defines housinc.as afforcaoie when is mees two criteria: resloent5 earn u:) rc 8C Dercen: of the medlar are=- income reaincome and -esloen:s Gay no more than 30 Dercen: o- their income fo- - hous:nc. UnitS ConS:rLI Cec U- - tin-Se Drovisio^S may De Offered fc- _ sa!_ C' r=^.:. Kris Gunzy, Or the otne- nanc. diffe-en:ia:es nerme=_^ ren:er5 2n-- nOmeo::'ners. in orae- rc auaiify_ for the fee waive- renta- - I InG mL'S: Serve thCSe e2-nlnG DeIOV: 5C Der-en- o� area median - income. Wrier lookino a: nousinC_ for sale. the ;ncome limit [S 3-:) _ Deicer: o` area medlar income. Conciusion I; iGam f___c nave Dezome ar ImD0,�2^: to^ :n2: IOCa ^Cver---'fin:b - Use to finance public infr2struc ure. These fees can. a!so neiD Keep lova' tax rates down. Many communities. now.ever, nave acknowieaaed tna: tnese fees have crea:ec ar unaue Duraer O^ triose ieas- aDic_ afford. in:reased housing cc-s-s. i nese cG.rnmunitles nava oeveioDeC p-oarams to waive O- reimDU-Se fees Zh2: WOUIC Czner-wise add to the cost Of Droaucing afforcabie nousinc. L`you- community is considering : reevaivation o- revision of its imD2ct fee ordinance, DIease taKe a Tey: momens tC see nov. c-Ine- _- cities nave adoresseg this issue. If Vour community iS one tna: rias taker s:-_^= tC address `he issue, co-!siae- s: a-inc vou,- so:U:ic-- wi:- _ US OV Zalimc 80�-�5� 209 . Critter 4. find vane KnOWS - VO;: might ius: fine Vou-self it the Daoes o` a futU-e issue of Breaictnrouans' - II n:--v-,wv.-.hu&jse:.ore-rbc-ncwsie4ervo:=iss=more.n:m 6 =`?UPJ;- -- I 1 PDC Housing Development : Development Fee Waiver Program for?,ffordaoie Housing Page 1 of 2 � I Nosasinc Services 'homc Purrnase (home Housing Development ;imer7veme Housin: Deveimme Development Fee Waiver Program for Affordable Housing I hcusir_ Ge rNor•-PrDF: ::-c2niza:i7r:;Only; 16 Pub;-:a:i: PDC Hcuslr T ne PDC DeveloDmen:Fee V aive_r Program, for Nor-Pro is I Panner_ MrorDa7 a hou-sln_ Droie:ts it the Oitv c`Portianc. offsets: sorne c- P.sse: tnE-oeVe:ODrnen:fees 2ssociarec w.'i:R the mnab€ rat'or o-nev.` 'M2naoeme' construction c'2fforD2Die nOusl.^._o units. Tn=_ ==e:':21V='7ereT:: 2mcun:is cal:uiateC from tne-numcer O'afforcacie 7nits :reatLd I ho_sin_ fo-any Diven _Droiec:.Tne DeVeioDL-wilt receive 2 ^'f ceftifica:s.' i Contacs - O > --c-7-min G G G Tic- 1 w:hi�r: car: oe 2pDli_d tow..res d_v_iD7m_n: ,.T re I foiiowino is a summary Dine PJC Deveioomen: Fee V:aver Program.. I For Sale Criteria Buyers must De firs:time nomeD'JVers. Barr less tnar 1.00% c`M adjuster rc - r.ousero:c size :`see=2me: Income levels;_ 2:tir ie D-ini-a- occcD2n:y-ant the maxlmurn sales Dr4:e to,earn unit may not exteeC 5:7-0.008. Rental Criteria Urr::s must oe iea5e_ or renis: LC tenants VrnCSe OnSss ^.DL'sB^.oL IRCGTe is eo112i:o Or I less tna? 50% &the ME. 2nc the maximum rens:Duroen P..L:s:De 2:60R-'* o`NF: 'zee - 2ttacneo rent ieve!s'TD-2 minimum of 60 years. $2 tenant s inco.T.e mc-reases 2:Dve -ne tnresr.o:t, :ne ^.eX: 2Va°J2O`E 1111: m_S: De rents_ :_:en2n: s v.-: rnee::n i arortaolllry s:anoer:. ne P-IC Devexomer: Fee :42ive- Drooram may 7e_ z:t.'-e-� .-_ _. _ ,D.iDwin: cevelO7-nen._fees: - - - :. Bureau & BjiioIr:s 2nc B7rea_ c`Piannin: fees E-ee c7OE IX-295. BO_z, Bur. 8:7' I L BureeL o-Transoo.-tanon Pian Review:. -urnarourt Surcnaroe. Zu-c ac_ SiOeWaIK fees (fee :ores 302. 305, 30=. 3E5 anc 305_.. 3. 6urez c` Parrs zn7 ke:reatiDr -re=_ias7e dDr fees- 'fee mae SO:, 0---7-,- 4. Fre BureaL s Fire Co:E Enforcement Fee .'fee:o7' 703;. -nc- °D:: F_e Waive-D-co-a r is i-tenoec to recuse cevei:7men:=cs:s Dv waiv:r.: >_ 7ort:o- 7"tnese fees i:s-.ec atiove ant !s unikely tc cove-2ii c. the oeveiccmeti'ees asscdatet w.-tr.a crolec:. 'i2 -•-a .fie..- =ec 'i- e- r a"fie^ . er-, c- re.. x:mum, :... D_veio7- : _ .a:v_ D:v=_. ...- to .n__ _ni-s, r__z-di=_ss -ee- - _ e^ a en a m!! >zsnens__. '-2v r,7: x:e_ :n_ ..,..7:+:-:: Mu,t:-Famiiv New Co^.sr..: 5500, fo--v.c. units: S5Dn, `o-e2=C aDd:aona' '_.^.I: i x'.:i --mi;v Renac.: 50000 fo-tw: un;_: 5___ f:-eat- acditiora' u-i: SnPie=amii• Nev. Cons:ru-mor: 5=.700 De- un:_ i Sino_ie =ami-w ReraDi!:200': =:.50�= De- ur.:: I 70153n'_ 52:1'Il:_ CevelODmeni.ae?` ,.cc-waivers.aST b-2 200 I PDC Housing D_V_-JODmen_: Dev--iopmen:ree lVaiver Program for Affordabic Housing Pale_ of 1riaximun: re-JrcanR2cor: _DV.VUV'f!s vea- ee C:aive-S are SL'Iile-t rC the avaiia9i!iry e PD.-fun:!'s. Pte,. wil. cease .SSuc Deveiormen: Fee V.aive-> wrier. the ann;;a; alio:.=:or „f PCZ Deve*-_mer:_ Fee V;alv=_- _ .0-._mo nas Deer -es=rvec andic- exoLn06z:. c-. w^e- ars c-rranizaucrl nas rese-ve-_ _C - t_� tr.=_r-a:lcua' T_wre r C=S50.133i=. Eligible Properties: • Aoom.tar: mu;_ De a non-Pro9: c=ave-o--e-no:receiving other funding from PDC. - • i==;:Can- r;—u-3-rave si:e -.0- _``..^.e DrCa._.. - To Apply: SL'DTII:the fo-Jow.n,^y oa Der:•10rk r^_ PD:: once you are rec]y:c s90m`._ yCL'- cia.ns rC t, P_ Pe:-,n;' ama.- :. A Uiv corn D!e:ems aDDiicatiOr form. Fo-Sale u-:`:s reou;-e InciviaCa. aC ors io-Ea:runit. keTai unl:S :Tiav use cne apoi[C2:;o- De-OrDCe':y. EviDence c-ar oroan:zatlon.-s stases as ar. Elido!e kir-F --rc2rizamr.- �. A Warranr`.' Deer. Clearly szatlnn tra:the aFDll:are nas site C:-Itr� and,o- ownersnID Dine lane, and 2 furl 2n: r_:Oroet Ie-,a 4. 4 Partivc:^. Pia-c-i ir!=_ keoor: Mao aeeriv bent:rvlr_--a Drcoerty. ne Fee Waive-S vaiiz [0-a DerOC 0'four mOntnS Tc-cmie^_5 :rle:C i0::- Ln':S a i nine mopims fo-orme=s :+::r rro-e than un'--S- : ._ wave- !s crav:r cov:r c-C-to the exD-azr- ca:_. tre Prolec__500-5-- -_s.rca cD ., Is the Aoo"'mrt's -esocnsibiiiry Lc tra=---ee Waive-exD=_^-`Tr=_s :.-se---. the _ %farm Can- excee_-S:ne°_c V..2:ve7 2MOUrt- :Oe"Doi:a-- S '9:L..__ ._ fe::41c...._=-ne DDZ To-a-1:- over27_- Please note Ina- _^its w tier. c„ nct meet the -ice D. _ _. _-ar .- -ixe_ :rtcne - 0- Mixec- pec D- Cts. are 'let eil_7i Dle f✓-tale v:afver. `IOv:eve- kl:xe=-_r:o—e c Ivixec-Use c- __. .May aDDIV`O-tn=_ DO-:i:^ -4 me crcl=__tra- Te_:s t^e a�nr�a7°i':' remji,emen-S. - - _ _ - DDZ a-s_ 20C^:n!Ste7,s :7e A-Drca:.e 'rlo_s:r- vstei -_.eic•c-re" ...a-oe `SD_ =xe'.D:::Or P-OC.r2— f:--..e Late 1-ar:s70Z2t D:• a.-_ _-v 37-e2_.I r_=_ _x_-';.,_!o-_ are eva.tame 1e• .. reo n_- s'm.;ar re sure Mer-. - - i C re:ei-ve 27.^.itionai irfc-ma-ior on tre -ee `.'far:e-C-SD= =Y.�S.t:Ic-1 Drocrarr C- . vD'J nave anp CULSt)D^.S DIe25e co-ta tre PDZ P D -a .c r 32E9. } '.-c= - - - - t1 - s hew> S:n-ccra:IDr -- - -- mea-cr ll. ! 4 Attachment B � I I I COUNTY COMMISSION CONTRA COSTA COL-\TY STATE OF CALIFORNIA I RESOLLTION NO -24-2006 RESOLUTION OF THE COUNTY PLANNING COMIHSSION OF THE COUNTY OF I CONTRA COSTA. STATE OF CALIFORNIA. INCORPORATING RECOMMENDATION ON THE PROPOSED HOME O«1"ERSHIP PARTNERSHIP ENTERPRISE (HOPE)PROGRAM WHEREAS. the HOPE Program was presented to he Count-Planning Cornmission(CPC)by Commission.--Nlu-ra-,-: and WHEREAS. t^e HOPE Program was developed as a alte:-native approach to the proposed Irciusio ar.•Hoa_ng Ordinance ('II10): and <<`HEREAS.t e HOPE Program proposes devellopme t i cer.:i es for,he developmen,of a forda�ie o a _: and i NX HERE_ S- -.e HOPE Prow: propos--s home u chase assistance to to.-e-and moderate .nzo:ne ho-sei:o'ds: and WHEREAS.-I.e HOPE Program proposes deveiopmert o:ne« rental units _or v-lr=:ow income houscrol&: and '%`.-HERE AS.-.h--CPC considered the HOPE Program at its anril 25�. June 1?. and Juiv i 1_. '006 meetings t=here all persons imerested might appea-and be heard: and I WHEREAS.the CPC -ulh•rex-iew ed. considered. and evaluated all the materials arovided: and _ I WHEREAS. :h CPC conside-ed aspects of tl:e HOPE Prop-r-am mai have applicability as apart o=fn--proposed IHO: and NMI-. THEREFORE. BE IT RESOLVED that the County Planning Commission recommends to the Board o= SLpenisoa of the County of Con,_a Costa. State of California. that the Board of Super iso-s DIRECT Community Development Department staff to take those steps necI-ssar to take the HOPE Program frorn its cu,r--n, forP.i and develop it to a point where it cat. be included in the Count's L-iclusionarx-Housin,2 Ordinance as at. approved alto rAa6%_ o m lir ti: rec , ; Ordinance. �L_r�r.�.era o_ t're h 'c_nsionary HoLsm_ I I BE IT FURTHER RESOLVED that the direction to prepare this resolution was Liver,by the Counts'Piannina Commission at its meeting o=Ju!V 11. 3006 by the follo«'ine rote: kZES: Commissioners-Bat.a2 ia. C:ar::. Murrav NOES: Corn ssioners-Sm-der.Terrili ABSENT: Commissioners-Gaddis _a,BSTAIN: Commissioners-Won2 BE IT FURTHER RESOLVED thaT:h Secretar:of the Count-Plarninz Commissio:shat! c�ri:aed cop`:0.this reSoivao_, and Celt-er same to the Board of S::plervisors a. in acco:danee.::. the P-.a_.nln-*La\l's of the State o_`Ca:ifomia. Dor Sr.v'-r.Chair Cou:t-•:Plan::^eConunissior. Count'of Contra Costa Star of Caiifornia L Dennis M. BaI-�-. Secreta:_:o the Counr:Pianrine Commission c.:,if_V-L. the forgoing was ul: ca_.ed and ap�ro�ed on Ju-:- i?. 2006. i Dermis M. BZ--V. AICP Secr.tar y o4?'r.,- Con.t-Piannin_ Commission Count-.of Contra Costa Sta.-- oI l a•_IJrnla I C COUTNT -PL A��NE G CUM IISSION I c0 :TRS. COS:A COUN TY STATE OF C-,%., IFO'-ZNL-k I i RESOLUTIO'_-NO 24-20;J6 I RESOLUTION OF THE COL7TY" PLANNING CONLNUSSION OF THE COL-NTY OF CONTRA COSTA. STATE OF C LIFOR-L-k. INCORPORATING i RECONENIENDATIO\ ON THE PROPOSED HOME OWNERSHIP PARTNERSHIP ENTERPRISE (HOPE) PROGRAM � I I Z `HEREAS. fne HOPE Prograrn was presented to the County•Planning Comtnission(CPC:i'i Com iSsione-Mu. ax-_: and I I 'WHEREAS. sae HOPS Program was de?•eiop..,:as ar.a.te:rative approa.._to the propG-sec LnCiLsionan Housma-O.dinance IHO;: and I `.�:7ER� � HOPL PrOgra...p-07C�e_ ..�?`.'.fOpi.^ien:=ent'VeS IO:'i`1C Cl:�'.iO�ii1.'.ni O� - 2_TIOru2oi' .iC___.,c. and WHEREAS. `h-_:"lOD:.Progr2_; '"JCOS�S nC?!l'^!:r:.;25e 2SSistan�e to iou"e-and mode-at; and I WHERE ice HOPI Prourair proposes d_-v6opl:e..:o_ne??-rental 'anis for?-en-!o?? irceo, Ihoustr.o:cs: 2r.L I V."H_REAS the CDC considered the HOPE Program 2:its Anri' '_' June : and Jah_- '1 .2006 J m�_ei:n_-?'!:ere ai_ 3orl_ in'--resteC-mgM appe2-2r:".Ce V,--arc: arii L t _ BE :T:L r1�R R`SOLV ED t'.a:tre dre:tior to nr _ are tn_s reswuno:«-c_ gi�'cn�_ If-.c Conn P:ar_nire Co—..=..z=—ion at:_s mecur-a of J;;v 1 L:2006 by the fol;o.=.in_rote. yIES: CommissiorerS—Ba:taaiia. Carte. Murrav NOES: Coirun ss-.oners— Snyder. Terrli ABSENT: Cot=.issioncrS—Gadc.s ",BS=ALS: Comm,ss,oner_—alone BE TT F RT_P'.ER RESOLVED tra:: e Secre, of:hc Cou-mv PianninQ Co=issior shall resneer_ ei:S ^ and a-es:he cer iec coo: o=: iS reSa,tion and de?ic er same to the Boar of S-Yen-isors ali m accordance with:h:P:annin_LawS o- State of California. Dor. Snvder. Chair Courr:Piannm CommiSsior. Courn of Contra Costa State of Caiifomia 1. DenniS\i. Ba.::. Seeretan o the Co:my PlammnL Commssion certif--tca::hforeoin_.:zS ca.;eC. a_.c approved on Jnr`-- : 2006, ., Deni_`I.Ba...•. ?,ICP - Secre:ar-.o=:ire Counn°Piannin_Cornets:en Court\ o;Con,.;a Costa :ate 0_ �__tT_omic