community benefits agreements: an important tool for inclusionary housing ben beach, legal director...
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Community Benefits Agreements: An Important Tool for Inclusionary Housing
Ben Beach, Legal DirectorThe Partnership for Working Families
Local Tools and Strategies for Achieving Inclusion SessionSolutions 2013 ConferenceSeptember 16, 2013
What Is a Community Benefits Agreement?
Cooperation Agreement
Cooperation Agreement
Government Agreement
• Lease• Subsidy• Development
AgreementDeveloper
Community Coalition
Local Government
Community Benefits
• 6 million s.f., multi-developer project surrounding Staples Center including 2100 permitted residential units
• CBA executed 2001, provides for 20% affordable housing (on-site or off-site) at 50%, 60% and 80% AMI
• $650,000 zero-interest revolving loan fund for local non-profit developers
Example 1: LA Sports and Entertainment District
• CBA executed 2008 for massive mixed-use project – 12,000 anticipated residential units.
• 32% of housing units on site affordable. Half of those are rental units at 60% AMI or below. Remainder are for sale at 80-160% AMI. Preference for local and displaced residents.
• Provides for over $27 million in housing assistance funds targeted to neighborhood residents, including down payment assistance.
Example 2: Bayview-Hunters Point
• 2005, City of Los Angeles’ (former) Community Redevelopment Agency, after multiple CBAs on Agency-assisted projects, adopted inclusionary housing policy
• For projects built with CRA housing funds, 30% on-site at 50% AMI or below, with at least 50% for 30% AMI
• 30 year affordability covenants enforceable by tenants
CBAs Can Lead to Policy
• Who is “community”?• Timing of construction of affordable units• Enforceability (clarity, no encumbrances)• Enforcement (private right, coalition
capacity)• Binding Transferees• “Credits,” contributions and other release
valves
Issues to Consider