1 September 2013 Increasing Affordable Housing in Iowa City Sally Scott, Jerry Anthony, and Steven Williams 1
2 2 TABLE OF CONTENTS 3 Introduction 4 Data to Consider 6 Current Efforts 8 Inclusionary Zoning 8 Overview 9 Key Elements 10 Next Steps for Iowa City 11 Case Studies 13 The Benefits of Inclusionary Zoning and Complementary Policies for Iowa City 14 Additional Information
3 INTRODUCTION 3 In this policy paper, we are taking a fresh look at affordable housing in Iowa City. By affordable, we mean housing that costs 30% or less of an individual s or household s total income, regardless of whether the house is owned or rented. For certain demographic groups (such as students at the University of Iowa) this is usually a temporary situation, and not a barrier to their well-being. However, for adult individuals and households with children, paying more than 30% of their income in rent or mortgage payments means that they have less to spend on nutritious food, safe transportation, child care and health care. Unsustainable housing situations can lead to mental and physical health problems, impaired achievement in school and work, and even homelessness. 1 At the community level, building and operating affordable housing increases spending and employment in the surrounding economy, acts as an important source of revenue for local governments, helps local businesses attract and retain employees, and reduces the likelihood of foreclosure and its associated costs. 2 A shortage of affordable housing diminishes these benefits. This policy paper is not a comprehensive study, but a concise exploration of the available data, and of one potential solution to the problems that the data reveal. There are two prominent reasons why affordable housing in Iowa City is an increasingly salient issue. First, Iowa City residents are paying a higher percentage of their income to cover the rent or keep up with the mortgage. According to census data, a higher percentage of homeowners and especially renters were paying more than 30% of their income on housing costs in 2011 than in In Iowa City, a single mother with children faces a market in which the fair market rate for a two-bedroom apartment is $853 a month. The income needed to afford this apartment without becoming cost-burdened is $34,120, which translates into two full-time jobs at the minimum wage. 3 In addition, subsidized housing in Iowa City is increasingly concentrated in specific areas, which threatens the health of the entire community. Existing zoning and other regulations as well as market dynamics make it difficult to develop affordable housing in Iowa City. To the extent that the lack of new affordable housing keeps poverty concentrated in existing parts of Iowa City, residents of those areas face a more difficult future, because concentrated poverty keeps people from making it out of poverty. A major study of the ability of American children from poor families to make it into the middle class found that, all else being equal, upward mobility tended to be higher in the metropolitan areas where poor families were more dispersed among 1 Lubell, Morley, Ashe, Merola, and Levi, Housing and Health: New Opportunities for Dialogue and Action, National Center for Healthy Housing, Wardrip, Williams and Hague, The Role of Affordable Housing in Creating Jobs and Stimulating Local Economic Development: A Review of the Literature, Center for Housing Policy, National Low-Income Housing Coalition, Out of Reach 2013: Iowa.
4 4 mixed-income neighborhoods. 4 Locally, the Iowa City Community School district is trying to address striking disparities among schools in the percentage of students receiving free and reduced-cost lunches. Affordable housing policy is an important piece of this puzzle. If a lack of affordable housing and concentration of low-income housing are real and growing problems, what are feasible solutions? Given the current budget deficit and political gridlock in Washington, D.C., federal housing funds will stagnate or shrink in the short to medium term. In fact, funding from two of the largest federal sources for the construction and operation of affordable housing for low income population the Community Development Block Grant (CDBG) and HOME Investment Partnership programs has declined sharply in real terms over the last decade. For example, in FY 2001, Iowa City received $970,000 from the CDBG program. In FY 2011, in spite of a much greater need for such funding in the wake of the housing market collapse and the Great Recession, it received only $892,000 (or about $694,871 in year 2000 dollars). State and local housing agencies as well as private developers of subsidized housing depend heavily on federal funds and therefore will not be in a position to support new programs. Charitable dollars may increase if the stock market continues to rise, but there is not enough philanthropic funding to substitute for federal dollars. Moreover, many local governments are highly leveraged and have little capacity to raise more money except through additional taxes. And new taxes, always a difficult proposition, are more so in the current political environment. Therefore, maintaining affordable housing programs that currently exist will be a significant challenge. In this context, research suggests that the private sector can and should join the public and nonprofit sectors in maintaining and increasing the supply of affordable housing in Iowa City. As the economy continues to pick up steam, it may be useful to require private developers to set aside a percentage of each development as affordable housing, in return for clearly defined incentives. Five hundred localities in the United States have adopted this approach (generally known as inclusionary zoning) in some form, which has created approximately 150,000 affordable units over the last 40 years. 5 This paper will explore inclusionary zoning in detail, in the context of complementary strategies to preserve existing affordable housing and create new affordable units. DATA TO CONSIDER Throughout the United States, housing has become less affordable, as 4 David Leonhardt, In Climbing Income Ladder, Location Matters New York Times web site, published July 22, Mallach, Alan, and Nico Calavita, United States: From radical innovation to mainstream housing policy. In Inclusionary Housing in International Perspective: Affordable Housing, Social Inclusion, and Land Value Recapture, ed. Nico Calavita and Alan Mallach, Cambridge, Mass.: Lincoln Institute of Land Policy.
5 average incomes have stagnated and the cost of housing has increased. For every 100 renter households considered extremely low-income (earning less than 30% of the area median income), there are 30 affordable and available housing units. As a result, many households live doubled-up with family and friends, or in the worst case suffer bouts of homelessness as they bounce from one untenable housing situation to another. 6 This is not just a problem for extremely low-income households. Among working households, meaning those that have household members working at least 20 hours per week and earning up to 120% of area median income, more than one in four renter households spent more than half of their income on housing costs in In Iowa too, housing costs have increased more rapidly than household incomes. A 2012 study commissioned by the Iowa Finance Authority reports: Relative to household incomes, the median cost of a home in Iowa grew by 23% over the decade In 2000, the ratio of median home value to median income in Iowa was By 2010, this ratio has increased to From 2000 to 2012, the percentage of renter households that were cost-burdened 8 grew from 34% to 45%, while the percentage of homeowner households that were cost-burdened grew from 14% to 20%. 9 In Iowa City, the lack of affordability is more pronounced than elsewhere in Iowa. From 2007 to 2010, the percentage of renters who are cost-burdened increased from 57.1% to 63.5%. 10 From 2007 to 2011, average rents for a two-bedroom apartment increased 30%, from $650 to $ During that same period of time, Percentage of Renter Households that were Cost-Burdened ( ) Among working households, more than one in four renter households spent more than half of their income on housing costs in National Low Income Housing Coalition, Out of Reach 2013, p.3. Available at oor/ Viverios, Janet and Maya Brennan, Housing Landscape 2013, p.2. Center for Housing Policy, May Households paying more than 30% of their income on housing costs are deemed cost-burdened. Households paying more than 50% of their income on housing costs are considered extremely costburdened. 9 RDG Planning & Design and Gruen Gruen + Associates, 2012 Iowa Housing Study: Executive Summary. Report to Iowa Finance Authority, January 22, ACS 2007 one-year estimate and US Census American Community Survey 2011.
6 6 median sales price for homes in Iowa City grew from $163,000 to $167, The percentage of homeowners who are cost-burdened rose from 24.6% in to 28.3% in If these trends continue, it is highly likely that over two-thirds of Iowa City renters and close to one-third of Iowa City homeowners will be cost-burdened by Zoning and regulatory structures governing the construction of affordable apartments for low-income families (multi-family housing) are contributing to the lack of affordable rental housing in Iowa City. Iowa City s FY14 Annual Action Plan (approved 5/14/2013) describes the federally funded activities of the CDBG and HOME programs. The Annual Action Plan advocates increasing the amount of land zoned for multi-family housing: Most, if not all, of the land currently zoned for multi-family housing in Iowa City is either developed or not on the market. Affordable housing developers are unable to make projects work financially on the few parcels that may be available because (1) the land is too expensive, or (2) it is not zoned to an adequate density. Proactive, selective rezoning of land within Iowa City by elected officials to expand the location of zoning districts that permit multifamily housing by right will eliminate the opportunity for NIMBYists [Not In My Back Yard] to object to development proposals on a case-by-case basis. 15 The Annual Action Plan makes a strong case for pro-active, citywide measures to open up opportunities for affordable multi-family housing, as opposed to case-by-case negotiations that consumes the valuable time and resources of all parties involved. In addition to the zoning restrictions, in 2011 Iowa City government passed a resolution adopting the Affordable Housing Location Model. 16 The primary goals of the resolution were to avoid further concentrating poverty in neighborhoods and schools already dealing with poverty, and to have diverse neighborhoods with residents at a range of income levels. To those ends, a model with multiple weighted factors was developed to prevent new assisted rental housing from being built in a substantial swath of the city. While well intended, the practical impact of the Model has been to further limit development of new affordable multi-family housing in Iowa City. While the Model prevents the development of new assisted rental housing in areas of concentrated poverty, there is no accompanying legislation that provides incentives to build such housing in more affluent areas, which would be required to achieve the stated goal of having diverse neighborhoods with residents at a range of income levels. CURRENT EFFORTS The affordable housing that currently exists in Iowa City is financed primarily 12 Ibid. 13 ACS 2007 one-year estimate. 14 US Census City of Iowa City, FY14 Annual Action Plan, p On the Iowa City government website.
7 by federal dollars and charitable donations. The Iowa City Housing Authority owns and manages 81 low-density public housing units, and administers 1250 Housing Choice Voucher (HCV) and Veterans Affairs Supportive Housing (VASH) vouchers. Vouchers allow low-income families, the elderly and persons with disabilities to lease affordable privately owned rental housing. As of February 8, 2013, there were 539 families on the waiting list for public housing, and 814 families on the waiting list for HCV vouchers. 17 Through a mix of programs, federal and state governments provide incentives for private developers to build affordable rental housing. As of 2007, when the last Iowa City Affordable Housing Market Analysis was published, there were 1,021 privately assisted housing units in Iowa City Federal and state dollars also flow through to local nonprofit organizations that provide affordable rental as well as homeownership housing. Private charitable dollars, raised from individuals and businesses, complement the public funding. The Housing Trust Fund of Johnson County receives funding from local, regional and state governments as well as private sources to support affordable home ownership, rental and transitional housing and emergency shelter needs. Direct providers of housing include: Shelter House (a 70-bed shelter for people dealing with homelessness, serving hundreds of people over the course of a year) MECCA Services (12 units of transitional housing for people suffer ing from substance abuse and behavioral health problems) Successful Living (37 single-room occupancy units in three houses) The Housing Fellowship (132 affordable scattered-site rental units) Iowa Valley Habitat for Humanity (34 homes constructed, three homes completely rehabbed, and 16 homes made fully accessible in Iowa City) These current efforts to serve people in need of safe shelter, transitional housing, and permanent housing are addressing a critical need in the Iowa City community. Judging from the affordable housing demand, more needs to be done. In 2010, 2,495 owner households and 8,352 renter households (for a total of 10,847 households) in Iowa City were housing cost-burdened. 19 Federal dollars for affordable housing is shrinking and unlikely to gain ground in the short to medium term. Private charitable dollars are critical to maintaining and strengthening nonprofit affordable housing production, but will not increase fast enough to make a dent in the number of cost-burdened households. Private developers cannot afford to build stand-alone housing for people earning less than 60% to 80% of area median income, because the cost of purchasing the land and building the homes is greater than a sales price that is affordable to people in that income brackets. In addition, when developers try to build stand-alone affordable housing projects, NIMBY attitudes from neighbors delay or scuttle them. Privately funded affordable Iowa Valley Habitat for Humanity: 34 homes constructed 3 homes completely rehabbed 16 homes made fully accessible 17 This data is available in the Iowa City Housing Authority Annual Report Financing for these units is from federal sources such as the Low Income Housing Tax Credit Program (LIHTC); the U.S. Department of Agriculture s Section 515 Program; the U.S. Department of Housing and Urban Development (HUD) Section 202 program (elderly); HUD Section 811 program (disabled); and Section 236 and 221(d) programs (family). For a listing of privately assisted affordable housing in Iowa City, see Mullin & Lonergan Associates, Iowa City Metro Area Affordable Housing Market Analysis. December 2007, p. 40. The report is available here. 19 US Census 2010.
8 8 housing can work if developers integrate a few affordable units within housing projects that have a large number of market-rate units. INCLUSIONARY ZONING Overview In communities where residents find it increasingly difficult to afford housing, and existing public, private and nonprofit programs are unable to close the gap, inclusionary zoning is a useful way to engage new resources in the creation of affordable housing. It works best as one approach among several. Inclusionary zoning (IZ) helps a community complement state, federal and philanthropic support for affordable rental and homeownership housing with private sector resources. The basic mechanism of inclusionary zoning is that a local government requires or encourages private developers to set aside a specific percentage (usually between 10% and 20%) of units for low and moderate-income households within market-oriented ownership and rental housing developments. Inclusionary zoning supports a primary goal of the Iowa City Affordable Housing Location Model: diverse neighborhoods with residents at a range of income levels. In the City Steps ( Consolidated) Plan as well as the FY14 Annual Action Plan, Iowa City housing staff recommends adopting a mandatory inclusionary zoning ordinance. The explanation is straightforward: The Iowa City area is fortunate to have several highly motivated non-profit and for-profit affordable housing developers. While these organizations are highly capable, they lack the resources required to put a major dent in the region s unmet affordable housing need. Clearly, additional mechanisms are needed to expand the production of affordable housing. One way of expanding production is to capitalize on the region s dynamic real estate market by using market-rate development to create the supply of affordable housing. Inclusionary zoning is a carrot and stick approach to expanding affordable housing. 20 The stick occurs when the program is mandatory, usually for developments over a certain number of units. The carrot is the package of incentives offered to developers for producing affordable housing under inclusionary zoning. It is important to note that, unlike many federal regulations, inclusionary zoning (IZ) is a flexible policy tool that can be tailored to fit the needs and resources of a specific jurisdiction. IZ policy formation and execution respond to the local market conditions and existing regulations constraining the production of affordable housing in a community. IZ programs work best where housing demand is high, and housing prices are rising faster than incomes. In general, inclusionary zoning mandates or encourages setting aside a percentage of housing units (usually 10% to 20%) within a larger development as permanently affordable for specific income groups. 20 City of Iowa City, FY14 Annual Action Plan, p.36.
9 9 The policy has two objectives: 1. Improve the availability of a stable local workforce by reducing barriers to affordable housing for low-income households in moderateto high income communities. 2. Evenly distribute low-income populations within a jurisdiction and thereby avoid formation of concentrated pockets of relative poverty. The specific elements of an IZ policy are critical to its community suitability and impact. The next section will discuss these elements, in the context of useful experience gained from other communities that have adopted inclusionary zoning. Key Elements In designing and implementing an IZ policy, community members must make a number of important decisions about specific elements of that policy. Usually the local government authorizes a commission or task force to tackle these decisions over a series of meetings. In the Go to 2040 Regional Comprehensive Plan, the Chicago Metropolitan Agency for Planning proposed that a successful IZ policy requires engaging with the following variables: 1. Setaside percentage. The percentage of units in a market-rate development that would be set aside as affordable units. 2. Development size threshold. The minimum number of units in a development required to trigger IZ regulations and incentives. 3. Type of development. This includes homeownership and/or rental projects, as well as new development and/or substantial renovation. 4. Income target. The income group(s) that an IZ policy intends to target. This can vary by the type of development; for example an IZ policy can target homeowners at 80% of AMI and below, and renters at 60% of AMI and below. 5. Developer incentives. Incentives, such as density bonuses and flexible zoning, that (depending on the locality) may or may not be necessary to encourage developers to move forward under inclusionary regulations. 6. Alternatives to meeting the set aside requirement. Allowing developers to build off site units in a location away from the market rate units, or pay an in lieu fee that would support affordable housing development elsewhere. 7. Voluntary vs. Mandatory. An IZ policy can be either voluntary or mandatory for developers. Voluntary policies are associated with lower rates of production of affordable housing. 8. Affordability control period. 21 The length of time a unit is to remain affordable before returning to market rate values. 21 Chicago Metropolitan Agency for Planning, Go To 2040 Comprehensive Regional Plan. Accessed August 6, 2013.
10 10 Next Steps for Iowa City If the residents of Iowa City and their elected officials choose to pursue inclusionary zoning, the next step would be to establish an Inclusionary Zoning Task Force to design the actual ordinance. The Task Force should include people who have a broad range of housing expertise and experience. For example, in Chapel Hill, North Carolina, like Iowa City home to a major public university, the IZ Task Force included people with backgrounds in: residential land development; affordable housing development; development financing; residential real estate; home mortgage finance; home building/ contracting; Chamber of Commerce; economist/urban planner; members of City Council; University of North Carolina Housing Staff; neighborhood representatives; and persons needing workforce housing. City staff and outside experts briefed members of the IZ Task Force on affordable housing and housing market data, and the group determined what outcomes an inclusionary zoning ordinance should achieve. The Task Force then worked through each of the elements above. In considering the creation of incentives, cost offsets, and alternatives for developers, the goal is to incentivize affordable housing development by private developers in a predictable, effective way. Private developers value clarity and predictability in the development process. In Irvine, California, developers lobbied the City Council to convert its IZ program from voluntary to mandatory because of the confusion and uncertainty of the voluntary program. 22 Different types of cost offsets for developers include: 1. Unit size reduction. Allowance for developers to construct smaller or differently configured affordable units reducing the costs of construction. 2. Density bonus. Allows the developer to construct additional units without the need for additional land. 3. Fee waivers or reductions. Waive or reduce the permit fees that support infrastructure development and municipal services. 4. Offsite Construction. Permits developers to construct affordable units in a different location than on site with the market rate units. 5. Inlieu fee. Enables developers to opt out of building affordable units by paying a set price per unit that would have been built if they had not opted out. A word of caution: experience has shown that cost offsets, if not carefully designed and monitored, can have negative consequences. For example, if an IZ policy generates large numbers of fee waivers for developers, a jurisdiction loses revenue that may or may not be compensated by the development that occurs. An off site construction alternative that allows developers to build affordable units far from market-rate developments works against the 22 Brunick, Nicholas, The Impact of Inclusionary Zoning on Development. Chicago: Business and Professional People for the Public Interest, 2003, p.14.
11 creation of mixed-income communities, and can result in the continued concentration of poverty. In lieu fees that are set low and therefore do not generate adequate funding can result in the diminished construction of affordable units. Similarly, voluntary IZ programs tend to produce smaller affordable housing outcomes. Studies demonstrate that mandatory programs produce a significantly higher number of affordable units than voluntary programs Case Studies Case studies are perhaps the best way to understand how IZ policies come into being, and the impact of these policies. This report includes studies of three cities that, like Iowa City, are either in the Midwest or are home to a university or college. Davidson, North Carolina The town of Davidson, North Carolina is home to Davidson College. 24 The method Davidson used to develop an inclusionary zoning policy took time, but allowed the community to design a policy that fit the town s needs and resources. In 1995 city officials launched the Affordable Housing Committee. This allowed community members to identify and discuss common concerns regarding affordable housing. The committee was comprised of diverse local stakeholders who collected local housing data to better assess the demand for affordable housing. Once the data was analyzed, a nonprofit organization offering both rental and homeownership housing emerged called the Davidson Housing Coalition. A few years late, Davidson began to experience a significant rise in property values. 25 The Davidson Housing Coalition organized an inclusionary zoning ordinance that went into effect in 2001 the first IZ regulation enacted in North Carolina. Subsequent amendments to this ordinance have allowed it evolve with the community. Under the Davidson IZ ordinance, new developments of eight or more units must set aside 12.5% of the units for low and moderate income households. If a development is seven units or smaller, the developer must set aside one unit to be affordable to moderate and low income households. In addition to this requirement, affordable units must be distributed to an array of different income groups. Davidson also developed creative cost offsets to ease developers cost burdens. First, developers can make an in lieu payment that flows into a housing trust fund to generate more affordable housing. Second, Davidson allows density bonuses for development projects that have been pre approved by the town board. Davidson s plan includes other strategies to increase affordable housing, in addition to inclusionary zoning. 23 Mintz-Roth, Jesse, Long-Term Affordable Housing Strategies in Hot Housing Markets. NeighborWorks America and the Joint Center for Housing Studies of Harvard University, May 2008, p The population of Davidson is 11,188 and the student population of Davidson College is 1,755. American FactFinder US Census The Town of Davidson North Carolina, Affordable Housing Fact Sheet.
12 12 The City allocates HUD funds to create a down payment assistance program. The comprehensive affordable housing plan has, to date, created over 40 affordable units and a more mixed income community. 26 Chapel Hill, North Carolina Chapel Hill is the central campus of a major public university, the University of North Carolina. To address a shortage of affordable housing, Chapel Hill created a comprehensive strategy, of which inclusionary zoning is one part. In 2005, the Chapel Hill Town Council created a task force to develop an inclusionary zoning ordinance after conducting a work session analyzing affordable housing demand. 27 The Inclusionary Zoning Task Force included a wide array of community members and professionals who worked closely with City staff. 28 In late 2006, the IZ Task Force drafted an ordinance for the Town Council to review and edit. This process took time -- the draft ordinance became available to public review in 2009, and the town enacted a mandatory IZ ordinance in The ordinance requires developers to set aside 15% of units for projects of 5 or more units at prices affordable to low to moderateincome households. 29 The ordinance offers developers to opt out of the program by providing in lieu payments that flow into an affordable housing trust fund. Additionally, Chapel Hill provides developers of inclusionary housing with density bonuses and floor area bonuses. Highland Park, Illinois Highland Park, a town of 32,000 residents along Lake Michigan north of Chicago, adopted an Affordable Housing Plan that incorporates mandatory inclusionary zoning as one of four core strategies. The institutional home for this effort was the Highland Park Housing Commission, created in the 1970s to undertake Section 8 projects. This work enabled the commission to develop a track record and influence within the community. At the end of the 1990s, developers were demolishing affordable homes in the downtown area to build higher-priced units that middle income residents could not afford. In response the Housing Commission created the Affordable Housing Plan, which mandated inclusionary zoning in The plan identified three additional strategies to address the affordable housing crisis in their community: An Affordable Housing Trust Fund, which originally received a $10,000 demolition tax payment from each demolition of a residential structure; An affordable housing developer, Community Partners for Affordable Housing, supported by the Trust Fund; An employer-assisted housing program, to assist City employees. 26 Town of Davidson North Carolina, Ibid. 27 Town of Chapel Hill, North Carolina, Report from Council Committee on Inclusionary Zoning establishing an Inclusionary Zoning Task Force, June 27, The Chapel Hill Inclusionary Zoning Task Force consists of Affordable Housing Development (3); Neighborhood Representatives (5); Real Estate Developer; University of North Carolina Academic; Non Profit Housing Development; Real Estate Commercial; Residential Land Development; Real Estate Broker; Economist/Urban Planning (Academic Background); Residential Real Estate; Chamber of Commerce Members (2); Homebuilding. Retrieved Available here. 29 Town of Chapel Hill, North Carolina, Inclusionary Zoning Ordinance, June 21, 2010.
13 13 Highland Park designed this approach to bring the public, nonprofit and private sectors together to address the shortage of affordable housing. The Housing Commission shepherded the development of IZ regulations, which require developers of projects with five or more units to provide 20% of the total units for sale or rent at an affordable price to income-qualified households. Developers receive a density bonus to help offset costs. To date, there have been 4 affordable inclusionary housing units built. Largescale development stopped in Highland Park with the recession, and has not yet restarted. In addition, Community Partners for the Affordable Housing has rehabilitated or built 44 units with support from the Affordable Housing Trust Fund. 30 The Benefits of Inclusionary Zoning and Complementary Policies for Iowa City If the residents of Iowa City want stronger schools and neighborhoods, inclusionary zoning is an important strategy to consider, in conjunction with programs that currently address affordable housing needs: wellmanaged public housing, housing choice vouchers, and privately-developed subsidized housing; nonprofit provision of shelter, transitional housing, and affordable rental and homeownership. Existing communities where new development (and therefore the construction of inclusionary housing units) is unlikely to occur can benefit from engaging residents in the stabilization and revitalization of their neighborhoods. A comprehensive approach to strengthening communities in Iowa City could build on existing efforts and add inclusionary zoning to the mix. Potential outcomes of an integrated approach include: Increasing the quality and availability of a diversified and dependable work force to strengthen the local economy; Enhancing racial and economic integration, and result in improved schools, deceased crime, and reduced poverty; Reducing transportation expenses and pollution caused by development far from the urban core; Harnessing the power of the marketplace to produce affordable housing and apartments without significant outlays of increasingly scarce public subsidies or new local taxes; Improving the quality of affordable rental housing; Offering predictability and a level playing field to developers, because every developer is subject to the same policy and procedures. 31 The data indicate that the Iowa City housing market is gaining value and losing affordability, as more renters and homeowners are cost-burdened. Inclusionary zoning alone will not solve this problem, but it could be a part 30 Electronic Mail Interview of Mary Cele Smith, Town of Highland Park Housing Planner, July Adapted from Brunick, Ibid, pp.2-3.
14 14 of the solution. ADDITIONAL INFORMATION Iowa City Data and Housing Organizations Iowa City Government The City of Iowa City website provides excellent access to housing data and programs. Under the A-Z Index one can find useful information in Community Development, Home Ownership, Housing Authority and other links. Housing Fellowship The Housing Fellowship develops and manages affordable rental homes for people with limited incomes. They currently have 132 scattered-site rental units in Johnson County. Iowa Valley Habitat for Humanity Iowa Valley Habitat for Humanity provides affordable homeownership to qualifying families, who participate in the home s construction and pay a mortgage. Community volunteers donate labor and materials to support each home s construction. Housing Trust Fund of Johnson County The goal of the Housing Trust Fund is to alleviate the shortage of affordable housing in Johnson County by providing a flexible source of financing to organizations that address the housing needs of households with incomes at or below 80% of area median. MECCA Services MECCA provides multiple substance abuse and behavioral health services, including transitional housing, which allows recovering families to lived in apartments with their children while participating in on-going substance abuse treatment. Shelter House Johnson County s only general use homeless shelter, Shelter House provides transitional shelter to men, women and children, including the disabled and the elderly. The Iowa City facility has 70 beds and serves hundreds of people over the course of a year. UniverCity Neighborhood Partnership The University of Iowa and the City of Iowa City created the UniverCity
15 Neighborhod Partnership to provide owner-occupied workforce housing as well as greater stability in neighborhoods north of downtown by rehabilitating older homes. Case Studies Chapel Hill Inclusionary Housing website The website for the town of Chapel Hill, North Carolina provides a detailed description of how residents pushed for and successfully enacted inclusionary zoning within an affordable housing strategy. The site includes links to several reports that outline a thoughtful step-by-step process undertaken by local government. 15 Davidson, North Carolina The town of Davidson, home to Davidson College, created a slide presentation which describes the process of developing an inclusionary zoning ordinance, details of the program, benefits that IZ provides, and visual examples of IZ develompents. GO TO 2040 Plan for Chicagoland Counties The GO TO 2040 plan covers Cook, DuPage, Kane, Kendall, Lake, McHenry, and Will counties in Illinois. The plan addresses the region s resources, pinpoint its drawbacks, and recommend ways to enhance and sustain economic prosperity. The plan specifically discusses inclusionary zoning as a tool to build sustainable growth. Highland Park Affordable Housing The University of Illinois at Chicago (UIC) developed this affordable housing plan that Highland Park adopted on January 22, The plan outlines the need for affordable housing in Highland Park and steps the community can undertake to address the issue. Policy Reports American Planning Association This report focuses on the effectiveness of mandatory inclusionary zoning programs as opposed to voluntary IZ programs. Impact of Inclusionary Housing on Development Business and Professional People for the Public Interest (BPI), an organization based in Chicago, produced this report, which is national in scope. The document addresses the impacts inclusionary zoning has on local development. Policy Link Report
16 16 Policy Link provides an in-depth history of inclusionary zoning as well as common questions people ask about the effectiveness of inclusionary zoning. Rand Corporation Report This report by the RAND Corporation examines 11 IZ programs across the United States to determine the extent to which the policies serve lowerincome families, particularly by promoting the academic achievement of their children. It also considers ways in which IZ policies vary, and how different design features might best promote affordable housing and social inclusion for IZ recipients. Smart Growth and Smart Energy The Commonwealth of Massachusetts created this interactive toolkit, which discusses how to design and implement inclusionary zoning in a community.
HDC Glossary of Affordable Housing Terms and Acronyms Affordability Gap The difference between the home price a household can afford and the current market price of a typical home for that household size.
Preface: Chapel Hill residents value an inclusive community and want to support a broad range of housing options affordable by all. Those unable to find affordable rental housing in Chapel Hill include
CITY OF TEMPE COMMUNITY DEVELOPMENT DEPARTMENT AFFORDABLE HOUSING STRATEGY DOCUMENT 1 CITY OF TEMPE COMMUNITY DEVELOPMENT DEPARTMENT HOUSING SERVICES DIVISION www.tempe.gov P.O. BOX 5002 21 E. Sixth Street,
special RepoRT S P R I N G 2 0 1 3 The Complete Approach to Funding Affordable Housing With persistent budgetary concerns, our state policymakers must make evidence-based decisions on how to spend public
DRAFT Enterprise Community Partners CITY OF DURHAM AFFORDABLE Title HOUSING Date GOALS Karen Lado, Consultant March 10, 2016 Useful Definitions Income Groups Low-income: 51-80% AMI Very low income: 31-50%
Questions and Answers about Chapel Hill s Inclusionary Zoning Ordinance Planning Department Housing and Neighborhood Services firstname.lastname@example.org (919) 968-2728 1. What is inclusionary
Chapter 6 HOUSING In this chapter housing characteristics and demographic trends will be examined to provide the background for evaluating alternative implementation strategies necessary to achieve town's
Land Assembly and Redevelopment What is it? Land is location, and location is the most valuable asset in successful real estate development. The right land transaction is crucial to each of the twin objectives
Delaware Housing Coalition P.O. Box 1633 Dover, DE 19903-1633 (302) 678-2286 FAX (302) 678-8645 www.housingforall.org www.whynimby.org JUNE 1, 2011 David Culver General Manager New Castle County Department
MOELIS INSTITUTE FOR AFFORDABLE HOUSING POLICY BRIEF OCTOBER 2012 What Can We Learn about the Low-Income Housing Tax Credit Program by Looking at the Tenants? WWW.FURMANCENTER.ORG I. Introduction While
SECTION 8 - AFFORDABLE HOUSING Need for Affordable Housing...8-1 What Is Affordable Housing?...8-1 Needs Analysis...8-2 Identifying Solutions...8-5 Goals, Policies, and Implementation Measures.8-6 NEED
Creating More Affordable Housing in Chicago The Home Builders Association of Greater Chicago (HBAGC) supports increasing the availability of affordable housing in the City of Chicago and strongly encourages
Design Brief, Number 1 / December 2002, rev. June 2003 The Face of Affordable Housing, Part I Nancy A. Miller, Design Center Research Associate The Face of Affordable Housing Nancy A. Miller, Design Center
Reforming and Rationalizing Tax Expenditures: Developing and Testing a Framework Jason Juffras D.C. Office of Revenue Analysis 2013 FTA Revenue Estimation and Tax Research Conference October 8, 2013 The
THE STATUS OF AFFORDABLE HOUSING IN CALIFORNIA: TESTIMONY TO THE ASSEMBLY COMMITTEE ON HOUSING AND COMMUNITY DEVELOPMENT Carol Galante, I. Donald Terner Distinguished Professor in Affordable Housing and
$97 00 Government Deal Funding for Real Estate Investors and Developers with Sean Carpenter -- -- Program Guide to Profits The US Government Has Set Aside Literally BILLIONS For Savvy Real Estate Investors.
Glossary of Terms Affordable Housing - Affordable housing is a relative term, depending on the income level of a specific household. General standards for rental affordability are 30% of household income
Building the Capital Partnership Growing Housing Needs and Effective Edmonton Solutions Introduction The City of Edmonton is pleased to present to the Affordable Housing Task Force. This document outlines
Window of Opportunity Preserving Affordable Rental Housing www.macfound.org The U.S. supply of affordable rental homes is shrinking. Four key factors are driving the loss of homes affordable to low- and
NEW YORK STATE AFFORDABLE HOUSING SOLUTIONS: 5 YEAR PLAN (2017-2021) Joint Recommendations by New York Affordable Housing Stakeholders DECEMBER 7 th, 2015 Joint Recommendations by the Following New York
ORANGE COUNTY AFFORDABLE HOUSING NEEDS ASSESSMENT: RENTAL Prepared For: Orange County Partnership to End Homelessness Prepared By: Catherine Bartels, Sarah Johnson, Curt Owen and Lauren Westmoreland Date:
Rhode Island Housing Page 1 of 3 Omni Turning Point Connecting Vets with the Community Introduction: In the United States, approximately 40 percent of homeless men are veterans. The United States Department
Affordable Housing in Denver Safety & Well-Being Committee Denver Office of Economic Development, Enterprise Community Partners, and Neighborhood Development Collaborative January 19, 2016 When is housing
September 2008 Volume 7 Issue 5 Land Banks and Affordable Housing You can hardly turn on the news today without hearing a report that the number of foreclosed properties continues to rise nationwide. In
Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone A home for everyone Vancouver s Housing and Homelessness Strategy 2012-2021 Prepared by Context Ltd. June 2011 ACKNOWLEDGEMENTS:
National Housing Trust Fund Allocation Plan Texas April 22, 2016 Ed Gramlich National Low Income Housing Coalition A Very Brief Overview National Housing Trust Fund Before getting into the NHTF Allocation
ATTACHMENT C FEDERAL, STATE AND LOCAL HOUSING PROGRAMS FEDERAL FUNDING SOURCES There are three ways that the federal Department of Housing and Urban Development (HUD) provides assistance in the development
The 421a Developer s Tax Break is well understood to be an inefficient giveaway for the real estate industry. The 421a is a real estate tax exemption that was originally put in place in 1971 to encourage
Rental and Affordable Housing Strategy 355 West Queens Rd North Vancouver, BC V7N 4N5 604-990-2311 www.dnv.org Updated November 2016 Table of Contents 1 INTRODUCTION... 3 Intent of this strategy... 3 Public
Community Development Snapshot Healthy Neighborhoods: Our Common Commitment The City of Battle Creek s Community Development Department supports neighborhoods by administering federal programs and coordinating
INSIGHT on the Issues Housing for Older Adults: The Impacts of the Recession Rodney Harrell, PhD AARP Public Policy Institute This paper summarizes findings from State Housing Profiles 2011 (www.aarp.org/statehousingprofiles),
7.0 GOALS, OBJECTIVES & POLICIES The following Goals, Objectives and Policies specific to Housing are organized into broad categories including: 7.1: Housing Availability 7.2: Protection of Existing Neighborhoods
Success in Affordable Housing: The Metro Denver Experience B Produced by: Business and Professional People for the Public Interest (BPI) 25 East Washington, Suite 1515 Chicago, IL 60602 u(312) 641-5570
State: PENNSYLVANIA Pennsylvania Housing Finance Agency (PHFA) (QAP 2013) Measure Evidence HOUSING LOCATION: Site and Neighborhood Standards A1. Mandatory Developments that have resulted from or will result
Vancouver s Affordable Housing Crunch Vancouver s Affordable Housing Crunch What can our community do to address the lack of affordable housing in Vancouver? Over the last several years the City of Vancouver,
Rhode Island Housing Page 1 of 3 Opting Out is Not an Option The preservation of our scarce inventory of affordable apartments has always been a priority for Rhode Island Housing. Faced with record-high
AFFORDABLE HOUSING POLICY DISCUSSION February 2, 2016 City of Half Moon Bay City Council Request Provide staff direction regarding the development of an affordable housing policy and funding guidelines
Department of Planning & Community & Economic Development Community Development Division Madison Municipal Building, Suite 225 215 Martin Luther King, Jr. Boulevard P.O. Box 2627 Madison, Wisconsin 53701-2627
Executive Summary Community Profiles The Community Profiles focus on four study areas in Waco and compare the demographics in those study areas to the overall city. The study areas are North Waco area,
An Affiliate of the Center on Budget and Policy Priorities 820 First Street NE, Suite 460 Washington, DC 20002 (202) 408-1080 Fax (202) 408-8173 www.dcfpi.org March 12, 2015 Going, Going, Gone: DC s Vanishing
CHAPTER 7 Funding Sources for Housing Development Conway Pines, Conway Although funding is not the only solution to housing issues in New Hampshire, it is part of the answer. The production of new affordable
KEVIN FAULCONER S 3-POINT HOUSING FOR ALL PLAN TO SOLVE SAN DIEGO S AFFORDABLE HOUSING CRISIS Kevin Faulconer s 3-point Housing for All Plan aims to make housing available to more San Diegans than ever
Housing Security in the Washington Region Executive Summary Commissioned by The Community Foundation for the National Capital Region with generous support from The Morris and Gwendolyn Cafritz Foundation.
National Coalition for the Homeless 2201 P. St. NW Washington, DC 20037 Phone: (202) 462-4822 Fax: (202) 462-4823 Email: email@example.com Website: http://www.nationalhomeless.org Federal Housing
HOUSING AUTHORIT Y of the COUNT Y of SANTA CLARA Extract from 2013 Housing Needs Assessment Housing Authority of the County of Santa Clara Extract from 2013 Housing Needs Assessment The Housing Authority
Town of Lakeshore Strategy Public Open House February 29, 2016 Issues and Policy Directions Report Purpose of the Study Town of Lakeshore Official Plan Review Residential Intensification Strategy Strategy
Housing Affordability, Diversity, and Preferences in Marin County John D. Landis Department of City & Regional Planning Center for Community Innovation University of California, Berkeley Agenda Meeting
UPDATE ON CALIFORNIA S AFFORDABLE HOUSING CRISIS: The Critical Role of Housing Access and Affordability in Reducing Poverty APRIL 2015 HIGH HOUSING COSTS ELEVATE CALIFORNIA TO #1... IN POVERTY As Californians,
PROGRAM DESCRIPTION FY 2007 ANNUAL PROGRAM PERFORMANCE MEASURES DEPARTMENT: Michigan Department of Labor & Economic Growth APPROPRIATION UNIT: Michigan State Housing Development Authority Date:02/12/08
PLAYING THE HOUSING GAME Learning to Use HUD s Consolidated Plan to Expand Housing Opportunities for People with Disabilities PREPARED BY the Technical Assistance Collaborative, Inc. Boston, MA DECEMBER
FY 2013 CONSOLIDATED PLAN CONFERENCE CALL The New Jersey Department of Community Affairs (DCA) has scheduled a conference call to obtain public input on the housing and community development needs throughout
Advocates Briefing on Inclusionary Zoning How IZ Fits into DC s Affordable Housing Toolbox Claire Zippel October 22, 2015 Steps in the Right Direction } Growing awareness of our affordable housing crisis
ILLINOIS ASSOCIATION OF REALTORS HOUSING POLICY ILLINOIS ASSOCIATION OF REALTORS HOUSING POLICY As an Association, we reaffirm our commitment to the goal of decent housing and a suitable living environment
THE CITY OF NEW YORK INDEPENDENT BUDGET OFFICE 110 WILLIAM STREET, 14 TH FLOOR NEW YORK, NEW YORK 10038 (212) 442-0632 FAX (212) 442-0350 EMAIL: firstname.lastname@example.org http://www.ibo.nyc.ny.us The Future of
Fund the Fund Investing in Pennsylvania s Communities April 23, 2013 Invest in the Housing Trust Fund Create Jobs Strengthen the rental market HTF Reduce Reduce Blight Prevent Homelessness Support Homeowners
Information Brief Affordable Housing and the Section 8 Home Choice Voucher Program * When adults with disabilities want their own place (e.g., a manufactured home, a condominium, an apartment), they face
RENTAL HOUSING AFFORDABILITY With income growth lagging behind the persistent rise in rents, the number of renter households spending disproportionate shares of their incomes for housing hit a new high
The State of Affordable Housing In Kane County, Illinois A Report By Kane County Housing Action Coalition In Association With Housing Action Illinois November 2007 Table of Contents I. Executive Summary...
page 1 of 9 (CCR Title 5 6 ) Reporting Period 7-1 Table A Annual Building Activity Report Summary - New Construction Very Low-, Low-, and Mixed- Multifamily Projects Housing Development Information Housing
- 1 - Neighborhood Stabilization Program Information Summary Sheet Eligible Uses: Purchase and rehab abandoned or foreclosed homes and residential properties. Establishing financing mechanisms for purchase
WORKFORCE HOUSING: THE KEY TO ONGOING REGIONAL PROSPERITY A Study of Housing s Economic Impact on the Twin Cities Executive Summary September 2001 Introduction Determining the economic impact of housing
The East New York re zoning plan: Whom it is for and whom does it leave out? A Report by New York Communities for Change In the next few weeks, New York City intends on rezoning four major thoroughfares
RESIDENTIAL PROPERTY TAX INCENTIVE PROGRAMS in New York City A Guide to Basic Program Rules and Eligibility FEBRUARY 2011 ABOUT ENTERPRISE Enterprise is a leading provider of the development capital and
THE CITY OF KEY WEST Post Office Box 1409 Key West, FL 33041-1409 (305) 809-3700 Date: September 4, 2014 To: From: Subject: Copy To: Jim Scholl, City Manager Donald Leland Craig, AICP Planning Director
Multifamily Market Commentary November 2015 The Supply Gap is Substantial for Lower Income Households The demand for affordable rental housing continues to increase each year, yet the amount of new supply
MEMORANDUM To: Select Committee on Children and Other Issues From: Brackett Smith Date: 7/22/13 Re: Issue of Affordable Housing in West Virginia I. Introduction Adequate affordable housing is a problem
Stabilizing Rural Communities Through Housing Partnerships SOUTHWEST MINNESOTA HOUSING PARTNERSHIP SLAYTON, MINNESOTA CASE STUDY Program Overview When municipalities in 30 southwest and southcentral Minnesota
Testimony By Joseph Kriesberg, President & CEO Massachusetts Association of CDCs Before the House Committee on Bonding June 3, 2013 In support of An Act Financing the Production and Preservation of Housing
Affordable Housing Master Plan AN ELEMENT OF ARLINGTON COUNTY S COMPREHENSIVE PLAN DRAFT 2.3 February 2015 Table of Contents Chapter 1: The County Vision and Housing Affordability... 2 Arlington County
2010 Inclusionary Housing Survey: Measures of Effectiveness Inclusionary Housing Survey: Measures of Effectiveness November 2010 Inclusionary Housing Survey: Measures of Effectiveness November 2010 Acknowledgments
National Housing Trust Fund Frequently Asked Questions Prepared by the National Low Income Housing Coalition Updated May 2015 The National Housing Trust Fund (NHTF) is a dedicated fund intended to provide
APPENDIX 6: ING S MATRIX NAME FEDERAL S Assisted Living Conversion Program (ALCP) Community Development Block Grant (CDBG) Energy Efficiency and Conservation Block Grants (EECBG) Green Retrofit Program
AFFORDABLE HOUSING COMMISSION Regular Meeting Downtown Public Library Conference Room May 3, 2007 I. Roll Call Cathy Muñoz called the meeting to order at 5:20 pm. MEMBERS PRESENT: Honey Bee Anderson, Cathy
CHAPTER 4 61 housing boston s seniors One of the greatest challenges between now and 2030 will be meeting the housing needs of seniors, who represent Boston s fastest-growing and most economically-challenged
ASSOCIATED BANK, N.A. COMMUNITY COMMITMENT PLAN FOR 2016-2018 Our Purpose Associated Bank, N.A. ( Associated ) recognizes our success is dependent upon strong relationships with the communities where we
RELEVANT FAIR HOUSING TERMS This following terms are defined in relation to fair housing to create a shared foundation for Toolkit's users. Abbreviations that are commonly used as part of the conversation
Affordable Housing Across Austin Tuesday, April 24, 9 am City Hall, City Council Chambers 301 W. 2 nd St. AGENDA Facilitation by Larry Schooler, Community Engagement Consultant Corporate Public Information
APPENDIX 2 Report Municipal Affordable Housing Financial Incentives Overview of municipally-provided financial incentives for affordable housing development June 2005 PART OF A SERIES OF AFFORDABLE HOUSING
1 PRESERVATION OF AFFORDABLE HOUSING Housing Affordability, Human Services, and Economic Resiliency Committee Seattle City Council, July 16, 2014 Topics to be covered 2 Affordability and preservation trends
Olmsted County Regional Housing Needs Forum Stacie Kvilvang Ehlers July 23, 2014 1 Housing Finance Tools and Strategies Tax Increment Financing Tax Abatement HRA Levy Creative uses of local funds Public
A Review of Rental Housing with Tax Credits A Review of Rental Housing with Tax Credits Contents Summer 2013 Contents Minnesota Housing Planning, Research & Evaluation CONTENTS Page Summary 1 Introduction
Manchester-by-the-Sea Affordable Housing Trust Questions March 2016 What is the town trying to achieve? Manchester is trying to increase its diversity of housing options to meet the needs of low and moderate
Boston MA: Inclusionary Development Policy INTRODUCTION Boston s inclusionary program, called the Inclusionary Development Policy, was established in early 2000 through an executive order of the mayor.
Report to the Governor Rogers Weed, Director ACKNOWLEDGEMENTS Washington State Department of Commerce Karen J. Larkin, Assistant Director, Local Government & Infrastructure Division Leonard Bauer, Managing
Accessory Dwelling Units in New York City: Moving to Solutions IHC Accessory Dwelling Unit Task Force Members: Asian Americans for Equality Chhaya CDC New York Immigration Coalition Make the Road New York
1400 16 th St. NW * Suite 420 Washington, DC 20036 (t)202-939-1750 (f) 202-265-4435 www.housingonline.com Model Content Standards for Market Studies for Rental Housing I. Purpose The purpose of these standards
National Coalition for the Homeless 2201 P Street, NW Tel. 202-462-4822 Washington, DC 20037-1033 Fax. 202-462-4823 http://www.nationalhomeless.org Email. email@example.com Federal Housing Assistance
City of San Diego Single-Room Occupancy (SRO) Ordinance Potential Regulation Changes for Discussion SDHC Board Meeting November 20, 2015 Wendy DeWitt Director Business & Program Development Real Estate
ES 05 Executive Summary 24 CFR 91.200(c), 91.220(b) Incorporated in 1868, Redwood City is a growing and diversifying jobs center and residential community with many assets, including diverse geography,
ELEMENT Introduction Issues and Concerns Goals, Objectives and Policies Exhibits 2020 ELEMENT INTRODUCTION Since populations group themselves into households, the socioeconomic makeup of those households
Substitute Resolution Changes: Changes Exhibit A Ballot Title o Updated MFI numbers for a family of four making 60% of median family income o Change in word from citizen to independent describing the oversight