2011 nc planning conference development recovery incentives that support sustainable development...
TRANSCRIPT
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2011 NC Planning Conference
Development Recovery Incentives that Support Sustainable Development
Asheville, NC
Panel Discussion
Shannon Tuch - Planning & Development
Jeff Staudinger - Community Development
Robert Griffin - Building Safety
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Objectives & GoalsObjectives & Goals
Fulfill City Council’s Strategic Goals Affordable Fiscal Responsibility Job growth & Community Development Green & Sustainable Multi-modal Transportation
Fulfill goals and objectives of numerous adopted plans Comprehensive Plan Affordable Housing Plan Wilma Dykeman Riverway Plan Economic Development
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Economic Forces & ResponseEconomic Forces & Response
• 2008 – The economy collapses and lending markets freeze → Leads to a dramatic drop in development activity
• 2008-2012 Permit Extension Act keeps permits alive
• Planning functions shift from development activity to long range planning
• Focus → How to support and incentivize development
(Not just any development though . . .)
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StrategiesStrategies
• Grants
• Low Interest Loans
• Cost Sharing for Public Infrastructure
• Fee Rebates
• Increased Density
Strategies focused on sustainable
development projects only!
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Grants & LoansGrants & Loans
Jeff Staudinger
Director of Community Development
City of Asheville
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Land Use Incentive GrantsLand Use Incentive Grants
Required elements
• Energy Star Certification • Assume all legal costs if challenged• 20% equity participation by party requesting incentive • The proposed development must consist of two or
more dwelling units• Inside city limits, within ¼ mile of the following major
highways to the end of the City’s corporate limits
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Sustainability Area - MapSustainability Area - Map
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Land Use Incentive GrantsLand Use Incentive Grants
Green Building/ Energy:• Energy Star Certified 5• HB Silver 10• LEED Silver or HB Gold 20• LEED Gold or HB Platinum 30• LEED Platinum 40
Public Benefit Points
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Land Use Incentive GrantsLand Use Incentive Grants
Affordable Housing
Must agree to 10 year affordability, with rents at
80% of area medium income:
10%+ affordable 10
20%+ affordable 20
30%+ affordable 30
40%+ affordable 40
Public Benefit Points
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Land Use Incentive GrantsLand Use Incentive Grants
Workforce Housing
Must agree to 10 year affordability criteria for rents
at 120% of area medium income:
25%+ workforce 5
50%+ workforce 10
75%+ workforce 15
Public Benefit Points
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Land Use Incentive GrantsLand Use Incentive Grants
Public Benefit Points
Family 100% AMIMax rents at
80% AMI
Max rents at120%
AMI
0 BR 1 39,000 $600 1,110
1 BR 2 41,775 $650 1,176
2 BR 3 44,550 $780 1,242
3 BR 5 57,925 1,627
4 BR 6 64,600 1,792
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Land Use Incentive GrantsLand Use Incentive Grants
Mixed Use and Transit Orientation
Includes a minimum 20% non-residential 5
Within the Sustainability Bonus area 10
Brownfield Redevelopment 15
Public Benefit Points
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Land Use Incentive GrantsLand Use Incentive Grants
• This policy provides that every 10 points can earn one year of economic incentive.
• Equivalent to city property taxes in excess of currently assessed taxes for one year annually applied.
• Dated from the date of release of all occupancy permits and certification of all green building/energy standards designated for the project.
Formula
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Land Use Incentive GrantsLand Use Incentive Grants
• Every 10 points can also earn a 10% reduction in the following fees and charges: Zoning Permit, Building Permit, Driveway Permit, Grading Permit, Plan review fees and Water service connection fee.
• This reduction is in addition to the existing fees rebated for affordable housing projects.
• Affordable housing projects eligible for the 50% fee waiver are not eligible for additional fee waivers for points garnered for housing affordability, although they can benefit from the “green” additional points
Formula
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Land Use Incentive GrantsLand Use Incentive Grants
Proposed mixed use/apartment project
Riverside Dr.
• 200 apartments (180,000 square feet)• 40,000 square feet commercial (office and retail)• Gold LEED• 10% (20 units) “affordable” housing
• 25% (50 units) “workforce” housing
Example
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Land Use Incentive GrantsLand Use Incentive Grants
Threshold:
Minimum Energy Star
Eligible Area
20% Equity
Two or More Units
Example
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Land Use Incentive GrantsLand Use Incentive Grants
Green/Energy Benefit• 30 points: Gold LEED
Housing Benefit• 15 Points: 10% affordable
25% workforce
Mixed Use/Transportation Benefit• 10 points: 20% non-residential
Sustainability Bonus Area
Total Points: 55
Example
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Land Use Incentive GrantsLand Use Incentive Grants
• Pre-development Tax Value: $250,000• Post-development Tax value: $25,000,000• Pre-Development Annual City Tax: $1,050• Post-development Annual City Tax: $105,000
Grant: $103,950 per year for 5.5 years: $571,725
Example
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Land Use Incentive GrantsLand Use Incentive Grants
Permit Fees: $250,000
Grant: 55% of eligible fees = $137,500
Example
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Land Use Incentive GrantsLand Use Incentive Grants
Total grant = $709,225
2.8% of development costs
Example
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Affordable Housing Trust FundAffordable Housing Trust Fund
• Created in 2000
• $7.7 million loaned
• 751 affordable rental and homeownership units funded (672 Rental; 79 Homeownership)
• 617 units have been completed
Basic Stats
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Affordable Housing Trust FundAffordable Housing Trust Fund
• $600,000 annual investment in prior years
• $300,000 annual investment in each of past two years due to budget constraints
• In FY 2010-2011, closed $600,000 in loans, for the production of 72 affordable units.
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Affordable Housing Trust FundAffordable Housing Trust Fund
• Restructured in 2010
• Rental Housing highest priority
• Single-family housing limited to construction loans only
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Affordable Housing Trust FundAffordable Housing Trust Fund
Current Goals & Priorities:
• Rental housing • Lower per-unit subsidies• Final planning and zoning approval • One-bedroom and efficiency (studio) units • Multi-family properties • Projects along transit corridors • Higher density and large-scale developments
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Affordable Housing Trust FundAffordable Housing Trust Fund
Eligibility:
• A minimum of 20% of the total project units must be affordable
• Permanent Financing- The required period of affordability for all long term financing will be directly proportional to the loan term (i.e. Developers requesting a 20 year loan term will be required to keep rents affordable for 20 years).
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Affordable Housing Trust FundAffordable Housing Trust Fund
Per-unit Subsidy Requested Maximum Loan Amount
More than $20,000 Ineligible $15,001 to $20,000 $150,000 $10,001 to $15,000 $200,000 $ 5,001 to $10,000 $300,000 Less than $5,000 $500,000
Eligibility:
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Affordable Housing Trust FundAffordable Housing Trust Fund
Terms:
Loans are fully amortizing except:
• Loans for rental housing restricted to families earning less than 60% of the area median income, and with rents affordable to that population, may be amortized at 0.00% interest or interest-only at 2% with principal deferred for up to 20 years.
• Interest on construction loans may be deferred until the loan principal is due.
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Affordable Housing Trust FundAffordable Housing Trust Fund
Terms:
• All permanent financing for rental housing will be in the form of secured loans for a term up to thirty (30) years.
• The Housing Trust Fund will not make grants, forgivable loans, or indefinitely deferred loans.
• All construction loans will be due and payable 24 months from the date of closing.
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Affordable Housing Trust FundAffordable Housing Trust Fund
Number of Affordable Units I nterest Rate 1-9 4.50% 10-19 3.00% 20-29 2.50% 30+ 2.00%
Terms:
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Affordable Housing Trust FundAffordable Housing Trust Fund
Housing Trust Fund website
http://go.usa.gov/8tf
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Cost Sharing & RebatesCost Sharing & Rebates
Robert Griffin
Director of Building Safety &
Development Services Center
City of Asheville
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Public Infrastructure: WaterPublic Infrastructure: Water
Two Options for Participation
Option 1
50% rebate of water connection fees for “Green” projects
• Tap & Meter for single family homes
• Meter for Commercial projects (fees vary based on size of meter)
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Public Infrastructure: WaterPublic Infrastructure: Water
Option 1
Example:
• Single Family - Tap & Meter = $2,303.00
Total rebate = $1,151.50
• Commercial 2” drop-in meter = $9,813.80
Total rebate = $4,906.90
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Public Infrastructure: WaterPublic Infrastructure: Water
Option 2 – Cost sharing for new public water line
Infrastructure
• Water is an enterprise fund and water revenue must be reinvested in water infrastructure
• $200,000 of water fund money set aside every year, projects must compete for available funds
• Development must meet 80 points from evaluation form
• Must include 5 or more residential units
• Minimum 20 year investment payback
• 50% of infrastructure cost or $100,000, which ever is less
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Public Infrastructure: WaterPublic Infrastructure: Water
Option 2
Example:
• New 70 unit apartment building
• All units are “affordable”, scores 90 points on evaluation form
• Requires new water line extension from main road along new road
• New line estimated cost is $220,000
• City participation = $100,000
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Permit RebatesPermit Rebates
Two Types of Rebates Offered
“Green” Rebates
&
“Affordable” Rebates
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Permit RebatesPermit Rebates
Green Rebates
Upon issue of CO and verification:
• Healthy Built Home = $100
• Energy Star Rating = $100
• Geo Thermal installation = $50
• Solar installation = $50
• Wind Generator installation = $50
• Storm water collection for yard sprinkler = $50
• Rebates are cumulative (withhold $75 for processing)
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Permit RebatesPermit Rebates
Affordable Housing Rebates
Fees are paid in full with 50% rebated upon project completion (CO) & verification:
• Applies to For-sale, Rental, and Rehab projects
• Includes Building, Engineering, Sewer, Water, and Zoning fees
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Permit RebatesPermit Rebates
Affordable Housing Rebates – For Sale Units• Must meet NC State Building Code (manufactured
housing included only if it is attached to a permanent foundation and titled as real property)
• Sale Price Restrictions:
0 BR $115,000
1 BR $125,000
2 BR $145,000
3 BR $160,000
4BR $170,000
• Must provide copy of settlement statement and appraisal
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Permit RebatesPermit Rebates
Affordable Housing Rebates – Rental Units
• Can be single family or multi-family
• Set aside for tenants below 80% AMI
• Requires affordability for a minimum of 10 years (monitored through a local, state or federal program)
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Permit RebatesPermit Rebates
Affordable Housing Rebates – Rehab Units
• Applies only to single family or multi-family
• All single family units must be verified to belong to those with an income below 80% AMI
• Multi-family structures must include a minimum of 3 units that are occupied by tenants with an income below 80% AMI
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Density BonusDensity Bonus
Shannon Tuch
Assistant Director of Planning & Development
City of Asheville
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Density BonusDensity Bonus
• Named: “Sustainable Development Projects”
• Offers increased density in exchange for affordable and/or green building.
• Changed from a Conditional Use Permit application to a Use-by-right application.
• Has eligibility requirements and includes mandatory and optional elements.
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Density BonusDensity Bonus
Negotiated Process
• Worked closely with the Mayor’s task force on Affordable Housing to develop concept and standards
• Draft is shared with other stakeholders (Coalition of Asheville Neighborhoods)
• Public hearing process provided input from CAN and the larger community – altered final product
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Density BonusDensity Bonus
Eligibility Requirements
• Project site must be located within 1/8 mile of key transportation corridors.
• Must be a minimum of 5 units & must be energy star certified
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Density Bonus - MapDensity Bonus - Map
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Density Bonus – 1st Draft MapDensity Bonus – 1st Draft Map
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Sustainability Area - MapSustainability Area - Map
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Density BonusDensity Bonus
Mandatory elements• Good Neighbor Agreement
• Design compatibility standards
• Deed restrictions on affordable units
• Certification of LEED or Healthy Built units
Parking Building orientation & design Pedestrian orientation/multi-modal features
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Density BonusDensity Bonus
Optional Elements
• Projects may be affordable and/or green
• Affordable: points assigned based on features of the project
• Green: based on LEED or NC Healthy Built (NCHB)
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Density BonusDensity Bonus
Affordable:
• 50-80 points = 20% density bonus
• 81-100 points = 50% density bonus
• 100+ points = 100% density bonus
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Density BonusDensity Bonus
Green Building:
• NCHB Silver = 20% density bonus
• LEED Silver or NCHB Gold = 40% density bonus
• LEED Gold or NCHB Platinum = 60% density bonus
• LEED Platinum = 80% density bonus
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Density BonusDensity Bonus
Affordable Housing & Green BuildingFor an affordable housing project, an additional 10% may be added to the affordable housing density bonus for each level of NC Healthy Built or the corresponding LEED Certification achieved.
Green Building & Affordable HousingFor a green building project, an additional matching percentage of bonus may be added for the percentage of affordable units included in the project.
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Density BonusDensity Bonus
Other Development Incentives – flexibility for:
• Lot width• Lot size • Setbacks• Parking requirements• Open space requirements• Building height• Waivers from public hearing process
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SummarySummary
Five Separate Incentives
• Can be used individually or in combination with each other
• All support sustainable initiatives and goals
• All have a direct economic impact
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SummarySummary
Questions?
Jeff Staudinger Community Development(828) [email protected]
Robert GriffinBuilding Safety & Development Services(828) [email protected]
Shannon Tuch Planning & Development(828) [email protected]