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Affordable Housing in the Triangle: A Primer
Ken Bowers, AICP
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What is Affordable Housing?
• Housing is affordable if the total cost of occupancy does not consume more than 30 percent of household income – Rental housing: rent + utilities – Ownership housing: mortgage + taxes +
insurance + maintenance
• Affordability is benchmarked against percentages of Area Median Income
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Income Limits
Source: U.S. Department of Urban Development. Values in blue bars are HUD calculations; others are calculated by Community Development staff.
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Estimated Allowable Rents
Source: HUD, City of Raleigh
60 and 80 percent of AMI
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Subsidy Required to Fill Gap
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Unit cost
ProfitHard CostsSoft costsLand
Market Rate
80% AMI
60% AMI
Value at Stabilized NOI
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Who Pays?
Public Sector • Low Income Housing Tax
Credit (LIHTC) • HUD (CDBG, HOME,
Section 8, Section 202) • Local housing bonds • General fund revenues • Tax Increment Financing
Private Sector • Inclusionary zoning • Community Benefit
Agreements • Exactions
Payees may include land owners, developers, and owners/renters of market rate units
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3 Flavors of Inclusionary Zoning
• Mandatory – Fixed-percentage required of new
development • Incentive-based
– Density bonuses, fee waivers, or other incentives offered for inclusionary units
• Rezoning-based – Approval of rezoning tied to inclusionary
requirement
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Fees-in-Lieu
• Arguments in favor: – Fees may produce more units elsewhere when
in the hands of the public or non-profits – Buyout from a mid- or high-rise may produce
more family-friendly units – Acceptance from development community
• Arguments against: – Works against the goal of mixed-income
communities
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Affordable Housing Decisions
• What size/age/type of households? • What income levels? • Ownership or rental? • Mixed-income or 100% affordable? • Where?
– Cheap land = concentration – Expensive land = mixed-income but fewer
units
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What is the Need?
Renter Owner Total
Households < $50K 50,855 23,133 73,988
Cost burdened 33,730 15,245 48,975
Percent 66% 66% 66%
Nearly 50,000 households with incomes under $50,000 are cost burdened within the City of Raleigh.
Source: American Community Survey, City of Raleigh
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What is the Supply?
City funds 4,513 35%
LIHTC only 1,974 15%
HUD 6,342 50%
Total 12,829 100%
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What is the Supply?
Total project units approved since 1995 4,056 Affordable dwelling units 368 9.1% Units sold 235 64% Payments in Lieu $3.6 M Received to date $1.1 M 31%
Inclusionary Housing in Chapel Hill Town Council Approvals
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What is the Supply? Type Units Aff Housing 58 CASA 35 CASA/Section 8 21 DCLT Rental 102 DHA 50 HFDA 65 HOME 12 HOME/Section 8 44 Housing for New Hope 54 LIHTC 548 LIHTC/Affordable Housing 102 LIHTC/Section 8 1,756 PRAC/202 77 PRAC/811 74 Project based Section 8 301 Public Housing 1,716 Section 202 48 Section 8 584 Total 5,647
City of Durham Affordable Housing Inventory 5,647 total units
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The Panel
• Loryn Clark, Executive Director of Housing & Community, Town of Chapel Hill
• Gregg Warren, President, DHIC Inc. • Patrick Young, Assistant Director for
Development, Durham City/County Planning Department
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www.durhamnc.gov
• Projects of 15 units or greater • Base bonus of 15% • At least 15% of affordable units for households at
or below 60% of AMI • Bonus of 20% if affordable units for households at
or below 50% of AMI • Bonus doubled if project has at least 500 feet of
frontage on a major thoroughfare • Rental units must keep affordability standards for
15 years
Current Affordable Housing Density Bonus (AHDB)
Standards
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www.durhamnc.gov
Evaluation of successful incentives
• Density bonus of at least 2:1 • Height increase • Parking reductions • Administrative review, no legislative process
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www.durhamnc.gov
Station Area Demographic Summary
• Median household income in station areas is significantly lower than Durham County’s.
• Station areas exhibit high rates of renter-occupied housing and vacancy.
• Vast majority of residential structures are in normal or fair condition, with variation among station areas.
• Transportation is a significant cost for Durham County residents and should be a factor in future housing policy.
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www.durhamnc.gov
Sample Rental Options
Community
Monthly Rent
Monthly Utilities*
Monthly Housing Expenses
Alden Place $990 $93 $1,083 Pinnacle Ridge $955 $93 $1,048
New Haven $925 $93 $1,018 Independence Park $850 $93 $943
Spring Ridge $845 $93 $938 Yorktown Club $780 $93 $863
Northpoint Crossing $729 $93 $822
*Based on DHA allowance rates and an all-electric unit
Market-rate units can be difficult to afford for those at 50% AMI
$762
$915
Units are available for those earning 60% AMI, but not necessarily near transit
By HUD 2013 Income Limits, a family of three at 80% AMI can afford $1,218 in living expenses.
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www.durhamnc.gov
Lowest Income Residents are Most Cost Burdened