Post on 28-Mar-2015
TOOLS TO ADDRESS LOCAL HOUSING NEEDS
Created by Maura Collins, Vermont Housing Finance Agency – Presented by XX XXXX, XXRPC
2
FIRST STEPS:
Conduct a housing needs analysis to determine what kind of housing the community needs
Draft a robust and accurate housing component in the municipal plan
Articulate a vision for housing development and update bylaws to implement it
2/13/2014
3
NON-REGULATORY TOOLS
2/13/2014
4
PAY ATTENTION TO REGIONAL HOUSING CONTEXT
Participate in Regional Planning - Important to know what neighboring towns are doing
Nearby development will impact local demand for certain housing types Example: Building a large elderly complex
in one town may lighten the demand for elderly housing by surrounding towns
Increased regulation by a neighboring community may mean more developers wanting to avoid that town, driving them to neighboring communities
2/13/2014
5
IDENTIFY IMPORTANT LAND WITHIN THE COMMUNITYIdentify key parcels for housing by evaluating
development and redevelopment opportunities and constraints in the community Apply analysis used for state designation of
Neighborhood Development Areas
Once identified, local planning staff/volunteers could welcome a dialogue with those property owners about their plans This doesn’t always mean that these parcels should be slated for
development, but maybe need to be protected, preserved, or potentially rehabilitated for new use
2/13/2014
6
DONATE OR SELL MUNICIPAL LAND FOR HOUSING DEVELOPMENT
Municipalities (and others) can sell or donate land for residential development to lower the cost
Examples:
2/13/2014
Waterfront housing in Burlington (photo)
Johnson’s local utility sold some land for housing
Schools often sell/give properties for redevelopment
Swanton’s old town garage (in heart of village) could be made into housing
Image: gossens.bachman.Architects
7
SUPPORT HOUSING PROJECTS THROUGHOUT THE DEVELOPMENT PROCESS
Community opposition to housing can be a threat to making homes available to people who need them.
Clearly communicate the town’s housing goals and vision for development in the municipal plan.
Maintain good communication with neighborhoods about proposed development
Be as transparent as possible in development review deliberations
Submit a letter of support for developers applying for public funding (if applicable)
If a state or non-profit board holds a meeting to allocate funds for a housing project, attend the meeting to show support
2/13/2014
8
APPLY TO VT COMMUNITY DEVELOPMENT PROGRAM FOR HOUSING FUNDSThe VCDP is available to municipalities for a wide
range of activities, and housing is a priority for this funding.
Developers of affordable housing need the municipality to apply on their behalf
By applying for and supporting an application throughout the process municipalities can help increase the supply of affordable homes for townspeople
2/13/2014
9
PROMOTE ACCESSORY DWELLING UNITS (ADUS)Allow ADU approvals to be made
administratively, not through Board/Commission review
Look for funding to support ADU construction/rehab like Brattleboro Volunteer-lead effort
Use municipal funds to support ADUs like Montpelier
Educate homeowners with ADUs about what it takes to be a landlord with VT Tenants’ resources
2/13/2014
10
CREATE AN ACTIVE HOUSING COMMISSIONState allows for housing
commissions
Several examples across Vermont: Montpelier Housing Task Force South Burlington Affordable Housing
Subcommittee Hinesburg Affordable Housing
Committee
Dedicated to continual attention to housing issues
2/13/2014
Hinesburg Affordable Housing Committee’s Goals:
• Work with Hinesburg appointed and elected officials, Hinesburg residents and landowners, and other Hinesburg organizations on ways to implement the Housing Goals and Objectives in the Town Plan.
(Taken from website February 2014)
11
CREATE A HOUSING TRUST FUND
Popular tool, nationally, because of flexibility of funding, and full municipal control
Town decides targeting (housing type, population, etc.)
2/13/2014
Three local housing trust funds: Charlotte (only for current
property owners, max of $30,000 for no more than 3 units)
Montpelier (committee awards funds paid for by penny on property tax)
Burlington (funded by IZ and housing replacement/retention payments)
Image: Center for Community Changes’ Housing Trust Fund Project
12
PROMOTE AFFORDABLE HOMEOWNERSHIP THROUGH SHARED EQUITY MODEL
Local community land trusts administer the shared equity program to create affordable homeownership opportunities
Towns can match or provide some additional down-payment assistance for these perpetually affordable homes, making them more affordable
2/13/2014
Piggy-backing off existing programs can bring ongoing monitoring with little local staff involvement
13
DESIGNATE AN AREA FOR REVITALIZATION AND GROWTH
State-approved areas that trigger incentives for municipalities and developers
Commercial/Mixed Use Core Village Centers Downtowns New Town Centers
Walkable Neighborhoods Neighborhood Development
Areas
Comprehensive Planning Growth Centers
2/13/2014
14
HELP THE COMMUNITY VISUALIZE DENSITYThinking and envisioning in terms of units/acre or
zoning districts is hard
Help residents fully understand what’s on the books
Encourage photo submissions of good/bad design
Engage online tools like Lincoln Land Institute
2/13/2014Images: Vermont Design Institute
15
ENVISION THE KIND OF DEVELOPMENT THE COMMUNITY WANTSEngage residents in
designing the form of future development
Adopt a physical master plan
Fund and construct the needed public facilities
Craft bylaws that require the desired development pattern
2/13/2014
16
REGULATORY TOOLS
2/13/2014
17
ABIDE BY STATED DENSITY OR “AS OF RIGHT DEVELOPMENT”
In locations identified by the town for development allow housing units at the maximum allowed density
Developers commonly understand that the zoning density allowed for a parcel is rarely what is approved Set back, lot coverage, and other dimensional requirements also
restrict density
Offering density bonuses are only meaningful if a town is abiding by the allowed density in the first place
Towns should encourage residential development as a permitted use (as opposed to conditional use) wherever possible
2/13/2014
18
CREATE/EXPAND A DENSITY BONUS OR OFFER LOT COVERAGE OR HEIGHT BONUSES
One of the most common tools to encourage particular housing types or affordable housing – usually part of PUD regulations.
Bonuses can reduce the cost of housing by allowing more units on the same parcel
Factors to consider: Define affordable housing Define applicable housing types (rent/own) How to monitor housing created Enforcement provisions
2/13/2014
19
LOOK AT PERMITTING COSTS AND THE IMPACT ON HOUSINGConsider allowing fees to be paid on a deferred basis
Consider allowing for fee reductions or waivers for certain housing types or affordable housing
2/13/2014
20
CONSIDER TIMING OF HIGH COST PLANS AND REVIEWSInvite developers to discuss the
timing and order of the plans required for development review from concept to final Sometimes detailed plans and
sketches are required very early in a development or redevelopment project, raising the cost and therefore risk of the project
Some towns go so far as to expedite permits and reviews for desired residential activities
2/13/2014
21
CONSIDER REDUCING COST OF INFRASTRUCTUREQuestion whether all the public works requirements
are necessary, such as wide roads, curbs, lighting and recreational facilities
Allow for reductions or waivers for the types of housing the town wants to encourage
2/13/2014
22
REDUCE OR WAIVE IMPACT FEES
While these can be a way for municipalities to raise revenue to support new development, they can also add to the cost of housing and prevent more housing development.
Some communities will waive or reduce their fees for the housing types they want to encourage, or for affordable housing.
2/13/2014
Image: Chatham Journal
23
CONSIDER RESIDENTIAL PARKING FLEXIBILITY
Update outdated parking standards Waive parking
requirements for mixed use properties when commercial and residential demand peaks at different times of day
Reduce parking requirements for projects near transit, near mixed uses, and where on-street parking is available
2/13/2014Image: VPIC Implementation Manual
Parking adds to the cost of housing - an expensive use of land because of how much space it takes up and its low value
24
HOUSING REPLACEMENT/RETENTION REQUIREMENTSFor towns looking to protect its housing stock, it can
require that housing be replaced when units are torn down
Burlington has housing replacement requirements included in their Inclusionary Zoning ordinances (Part 2)
2/13/2014
25
CREATE LOCAL RENTAL CODES, OR LOCAL ENFORCEMENT OF STATE CODESVermont’s rental housing codes promote safe and
healthy living conditions and are compiled on the Vermont Rental Housing Codes website, with information specifically for municipalities.
2/13/2014
Some towns create local codes and registries to raise the bar
Other towns use the state’s policies but have created local procedure for inspections or enforcement
26
ADOPT “ON THE RECORD” REVIEW
Appeals of municipal decisions add significant time and expense to housing projects
“On the record” review saves time when proposing a new housing development because testimony and findings from lower judicial bodies (Development Review Boards, Zoning Boards, etc.) are accepted by the courts without re-arguing the same points - instead the court builds on that knowledge
About a dozen Vermont municipalities have adopted this model
2/13/2014
27
ADOPT INCLUSIONARY ZONING (IZ)IZ requires a proportion of new housing to be
affordable
Burlington is the only Vermont city with IZ Progressive model with a sliding scale of affordable units required
based on price of market rate housing
Takes considerable political will to pass
2/13/2014