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BeltLine Affordable
Housing Advisory
Board
2017 Annual
Briefing
April 17, 2018
@atlantaBeltLine
@atlantaBeltLine
@atlantaBeltLine
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BeltLine Affordable Housing Advisory Board
• BeltLine Affordable Housing Advisory Board (BAHAB) shall have a maximum of 19 members
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BeltLine Affordable Housing Advisory Board
Members must have demonstrated experience in:
• Affordable housing
• Affordable housing construction
• Down-payment assistance
• Supportive housing
• Urban design and planning
• Green building
• Architecture (multi-family or mixed-use projects)
• Real estate development or finance
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BAHAB – Appointing Bodies
Appointing Body
Appointees
Allowed Filled Vacant
Mayor 2 0 2
AHAND/ANDP 3 3 0
Atlanta City Council 3 1 2
Fulton Co. Board of Comm. 5 4 1
Atlanta Public Schools 6 4 2
Total 19 12 7
Note: As of April 2018
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2017 BAHAB Members
No.
First
Name Last Name Appointing Body
Appointment
Dates # of Terms
1 Chenee Joseph AHAND/ANDP 3-Oct-11 3
2 Kelly Cooney AHAND/ANDP 7-Jul-14 2
3 Young Hughley AHAND/ANDP 7-Oct-13 2
4 Andy Schneggenburger Atlanta City Council TWO Post (5-8) 5-Feb-07 TERMED OUT
5 Alvah Hardy II Atlanta Public Schools 6-Sep-11 3
6 Emmett D.Johnson Atlanta Public Schools 21-Nov-11 3
7 Leslie Grant Atlanta Public Schools 16-May-16 1
8 William McFarland Atlanta Public Schools 2-Nov-09 TERMED OUT
9 Cocoa Dunston Fulton Co. Board of Comm. 7-Sep-10 TERMED OUT
10 Jan Bryson Fulton Co. Board of Comm. 19-Apr-10 TERMED OUT
11 Steve Vale Fulton Co. Board of Comm. 15-Sep-14 2
12 Erin Martin Fulton Co. Board of Comm. 8/24/2017
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BAHAB Responsibilities
• Making recommendations to ADA (Invest Atlanta) and the City on goals and policies for the use of BeltLine Affordable Housing Trust Fund (BAHTF) dollars
• Monitoring the location and availability of affordable housing throughout the BeltLine
• Coordinating the activities of BAHAB with other affordable housing throughout the BeltLine
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BeltLine Affordable Housing Trust Fund (BAHTF)
Trust Fund Context
• 15% of all net bond proceeds are put into the BeltLine Affordable Housing Trust Fund
• The first bond issue, in 2008, generated $8.2 million for BAHTF
• The goal for trust fund investment is to create 5,600 rental and owner-occupied units through down payment assistance, developer incentives, and property acquisition
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2017 BAHTF Capitalization
• Bonds sold late in 2016 provided $77.93 million investment for the Atlanta BeltLine
• This resulted in a $11.68 million capitalization of the BeltLine Affordable Housing Trust Fund
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BAHTF Capitalization
During 1st Qtr. 2017 BAHAB:
• Developed recommendations for:
• The program components to use with new funding and the percentage of funding to reserve for each program component
• Policies associated with each program component
• Reviewed changes to Trust Fund application and guidelines as recommended by Invest Atlanta
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Program Components and Investment %
Program ComponentInvestment Percentage
Est. Dollar
AmountBAHAB
Recommendation
ABI
Approved
Developer incentives for rental and
for-sale developments20% 36% $4 million
CHDO set aside 20% 20% $2.2 million
Down payment assistance 0% 0%
Acquisition and pre-development 60% 39% $4.3 million
Program Admin 5% $.5 million
Total $11 million
Included recommendation to expand acquisition to include pre-development
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Policy as Adopted
Developer Incentives – Rental Developments
Use grants or flexible subordinate debt, enforced by LURA or lien position
Serve 60% AMI (Scoring preference for serving some renters at or below 30% AMI required)
Minimum 20 year period of affordability
Minimum 20% of units in development must be affordable
Maximum unit rent (including mandatory fees) based on 30% of 60% of AMI, adjusted for household size (est. at 1.5 persons per bedroom)
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Policy as Adopted
Developer Incentives – For-Sale Developments
Serve 100% AMI or below (scoring preference to developments serving some owners at or below 80% AMI required)
Require permanent affordability. This requirement can be removed for any reason after March 1, 2017
Minimum 20% of units in development must be affordable
Maximum sale process will be published annually
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Policy as Adopted
Developer Incentives – CHDO Set-Aside
Change the definition of CHDO to captureimportant characteristics, but don’t require City or State designation
Property Acquisition and Predevelopment
Require land purchased or pre-developed with BAHTF dollars to adhere to developer incentive policies
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Policy Recommendations Not Adopted
Developer Incentives – Rental Developments
Rent set so housing cost (rent and utilities) doesn’t exceed 30% of household income (at 1.5 persons per bedroom)
Sale price set so that housing cost (PITI) doesn’t exceed 30% of household income (at 1.5 persons per bedroom)
Investment in for sale units should require permanent affordability
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Trust Fund Update
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Policy and Advocacy
Inclusionary Zoning
• Held workshop with City Planning, Invest Atlanta and bill sponsor Andre Dickens to review legislation
• Engaged community, affordable housing advocates and others in process to provide feedback and input
• Provided feedback/input that helped strengthen the final ordinances.
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Policy and Advocacy
Inclusionary Zoning
Offered strong support for approval of the legislation before NPUs, Zoning Review Board, the Zoning Committee and the full Atlanta City Council.
• Support recommended City’s required 2 year review of the policies’ impact give strong consideration to providing a greater level of developer incentives to projects that serve 60% Area Median Income and below or that agree to provide longer periods of affordability.
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Inclusionary Zoning
Unanimously approved by Atlanta City Council for BeltLine Overlay District and the Westside neighborhoods on Monday, November 7, 2017
• Requires developers building new residential rental units to set aside 10 percent of those units for households at 60% Area Median Income (AMI) or below OR 15% of those units for households at 80 percent AMI or below.
• Developments must maintain affordability for 20 years.
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Inclusionary Zoning
Developers can pay a fee in-lieu of providing affordable units in their development. • Per-unit fee calculated to approximate construction
cost of affordable units in project area. • Fees go into Trust Funds developed separately for
the BeltLine and the Westside Overlay Districts.• Funds can be used to produce or preserve
affordable housing.• Each Trust Fund will have a 9 member Commission
responsible for making recommendations to the Atlanta City Council for specific expenditure of funds collected.
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Inclusionary Zoning
Developments in compliance with affordability requirements entitled to:• 15% density bonus, transferable to use on another
project• No minimum residential parking requirement• Major project status and priority project reviews
associated with some applications and permits• Eligibility to apply for
• Invest Atlanta 10 Year Lease Purchase Property Tax Incentive
• Atlanta Housing Authority’s HomeFlex and Housing Choice program incentives.
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Q&A
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Tax Allocation District Advisory Committee
(TADAC)
2017 Annual Report
April 17, 2018
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• What is TADAC?
• Development Subcommittee
• Finance Subcommittee
• Design Review Committee
• Questions
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What is TADAC?
• Atlanta City Council created the Atlanta Beltline Tax Allocation District (TAD) in 2004
• In 2006 the Tax Allocation District Advisory Committee (TADAC) was created as a means to engage community members in providing:• Recommendations on the use of bond proceeds and TAD
funds
• Recommendations on the equity and effectiveness of the Atlanta Beltline
• TADAC’s full board membership is comprised of a minimum of 42 member appointments and a maximum of 45 from several appointing bodies• In 2017 there were 24 TADAC member appointees
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What is TADAC?• TADAC Restructure – Consolidated from 4 to 3
subcommittees1. Executive Subcommittee - Develop meeting agendas,
roll-up sub- committee activities, screen new business to be brought before the body
2. Development Subcommittee - Provide recommendations on the equity and effectiveness of the Atlanta BeltLine based on metrics listed in the Integrated Action Plan, Strategic Action Plan, and Economic Development Plan
3. Finance Subcommittee - Provide recommendations on ABI’s annual budget and use of funds from a variety of sources
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Development Subcommittee2017 Goals and Achievements Status
GOAL 1: Conduct a deep drive into the 3 action plans governing Atlanta BeltLine development: 1-Equitable Development Plan (EDP), 2-Integrated Action Plan (IAP), 3-Strategic Implementation Plan (SIP) to increase committee member knowledge
+Progress: Education session held in March 2017. Subcommittee members are actively using plans to meet subcommittee goal 3
GOAL 2: Increase affordable housing knowledge by improving TADAC connectivity with Beltline Affordable Housing Advisory Board (BAHAB)+Identify members to attend BAHAB meetings (4 per year)
+Progress: 1 of 4 meetings attended +Problem: Scheduling conflicts+Solution: Identify a member and an alternate to attend each meeting. Encourage
communication if scheduling conflicts arise in advance of meeting
GOAL 3: Provide recommendations to TADAC on equity and effectiveness based on the SIP, IAP, EDP and other sources
+Progress: Identified 10 major areas of focus and assigned each one to individual committee members for further development
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Reviewed by TADAC
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Reviewed by TADAC
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Finance Subcommittee2017 Goals and Achievements Status
Review and comment on ABI FY2018 draft budget + Responded to ABI DRAFT FY18 budget presentation with clarifying questions and comments expressing advice on distribution of funds+ Recommended that community benefits be a major focus of any economic development activities + TADAC strongly supported ABI efforts to increase funding for affordable housing in the TAD (247% increase over prior year budget)
Develop accessible overview of BeltLine Project Finances+ Developed Finance Tracking Spreadsheet to be a living document kept up to date on an ongoing basis+ Began populating spreadsheet with already available data+ Requested other financial data from ABI
Use the Finance Tracking spreadsheet overview for leadership development and education for all TADAC members for use in TADAC duties+ Expected to be accomplished in 2018 once Finance Tracking Spreadsheet is populated
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BeltLine Design Review Committee
• 50 total cases reviewed over 12 months (see locations on map)
• 28-New Construction, 16-Adaptive Resue/Renovations, 6-Other (e.g. fences, farm shed, gates, etc)
• 20 included a residential component (single-family homes, townhomes, duplexes, or multi family units)
• 150 day moratorium placed on self-storage units March 20, 2017
• November 20, 2017 Ordinance passed by Atlanta City Council that prohibits self-storage units as principal uses within 500 feet of the BeltLine Corridor
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BeltLine Design Review Committee
• November 20, 2017 Atlanta City Council unanimously voted for inclusionary zoning legislation near the BeltLine
• New residential with 10+ units shall include:• 15% units 80% AMI or• 10% units 60% AMI or• Payment in-lieu fee, varies by
subarea
• 20 years of affordability
• Incentives can include tax abatement , destiny bonus, parking reduction, other
• Since inclusionary zoning went into effect in January 2018, DRC has reviewed 9 projects• 3 of which included affordable
housing (342 units)
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Questions?