flood replacement housing lyons, co monday, september 29 th
TRANSCRIPT
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Flood Replacement Housing Lyons, CO
Monday, September 29th
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Housing Needs Assessment
Understand housing needs & preferences
Support applications for financial assistance
Identify pre-flood housing issues
Inform housing replacement strategy
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Methodology• On-line survey
supplemented with paper• 979 total responses• 58% response rate!
Outreach• Media – newspapers• Social media/Facebook• School computer labs• Senior center
Housing Needs Assessment
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# of households still displaced from pre-flood homes in Jan ‘14
• Many renters could not return even if their homes were not destroyed
• Older neighborhoods were heavily damaged, impacting seniors
185
900 # Households in Lyons
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$35,000
$70,000
Displaced households median income
All Lyons households median income
Most of the population experienced a loss of income – but low-income households were disproportionally impacted
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$1,140
$1,520
Average pre-flood rents
Average post-flood rents
Market not providing affordable ownershipAverage list price over$500,000
Rents increased by post-flood33%
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Development Analysis
Community Input
Site Selection
BCHA’s role in Lyons...
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Site Selection Legal Considerations
• Annexation• Conservation Easements
Land Use Considerations• Development feasibility• Location analysis
Outcomes
• No easy solutions
• Complex land use scenarios
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Development Analysis
What are the cost implications of...?
• Infrastructure• Topography• Utilities
How would a project be financed?• Low-Income Housing Tax Credits• CDBG-DR• Traditional Debt
Other factors• # of units• Affordability levels• Owner Occupied vs. Rental
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Sites Considered
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Eastern CorridorLegal Considerations
• Parcels would require annexation
Land Use Considerations• Located far from heart of Town
and services• Difficult to bring adequate
infrastructure to site
Financing Considerations• Preliminary conversations with
lenders indicated significant reservations about environmental contamination.
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Steamboat ValleyLegal Considerations
• Parcels would require annexation
• Outside of Lyons Primary Planning Area
• Currently part of Rural Preservation Area and would require amendment to Boulder County/Lyons IGA
Land Use Considerations• Located above the “blue line”,
requiring significant infrastructure to develop
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Boulder County Open SpaceLegal Considerations
• Parcels would require annexation
• Currently Boulder County Open Space
Land Use Considerations• Difficult to develop due to
topography and geology
Other• BOCC has indicated a
willingness to lift conservation easements, but not to sell County open space.
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AndersonLegal Considerations
• Parcel would require annexation
• Boulder County conservation easement
Land Use Considerations• Parcel has no adjacencies to
existing neighborhoods• Parcel is located within the
interim floodplain
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HawkinsLegal Considerations
• Parcel would require annexation
• Eastern half of parcel restricted by IGA
Land Use Considerations• Approximately 2 acres of
developable land
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South of Dog ParkLegal Considerations
• Parcel would require annexation
• Parcel would require release of BoCo restrictive covenant
Land Use Considerations• Parcel is located within interim
floodplain• Parcel has no adjacencies to
existing neighborhoods
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Dog ParkLegal Considerations
• Parcel would require release of BoCo restrictive covenant
Land Use Considerations• Parcel has no adjacencies to
existing neighborhoods
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Bohn ParkLegal Considerations
• Parcel would require release of use restriction
Land Use Considerations• Parcel is adjacent to existing
neighborhood
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Land use restrictions
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Floodplain Impact100-Year Floodplain
Floodway
Interim Floodplain
Interim Floodplain: The Colorado Water Conservation Board has developed an interim floodplain map using post-flood conditions. The interim floodplain shows the approximate position of the relocated 100-year floodplain.
The interim maps are currently being used for information and guidance only.
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Development Analysis SummaryInfrastructure Costs
• Costs are high for raw, unimproved land.• Need to spread these costs across a greater number of
units to maximize efficiency & affordability.
What are the rents?• Rental income must be low to serve those identified in the
Needs Assessment.• Low rents = a smaller “mortgage” for the property• Project will need more grants and equity to serve those in
need
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What’s next?
BCHA will continue to support the Town• Technical support for funding applications• Provide staff for housing development• Provide legal assistance on restricted
properties
Short-term Opportunities for Lyons• CDBG-DR Round II Funds
• State anticipates funds available in Nov/Dec
• Low-Income Housing Tax Credit• Applications due 3/1/15 & 7/1/15
• State Housing Tax Credit available in 2015• In order to fully take advantage of these
funds, a site should be selected as soon as possible