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 AreasOnce 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 PROCESSCommunity 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

deliberationsSubmit 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

commissionsSeveral 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

AreasComprehensive Planning

Growth Centers2/13/2014

14

HELP THE COMMUNITY VISUALIZE DENSITYThinking and envisioning in terms of units/acre or

zoning districts is hardHelp residents fully understand what’s on the booksEncourage photo submissions of good/bad designEngage online tools like Lincoln Land Institute

2/13/2014 Images: 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 basisConsider 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

affordableBurlington 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

WWW.HOUSINGDATA.ORGFor more information…