state and local solutions for expanding the availability of homes for working families
DESCRIPTION
June 2008 keynote presentation at ULI Southeast Florida/Caribbean's "Workforce Housing: Strategies for Today’s Market"TRANSCRIPT
State and Local Solutions for Expanding the Availability of Homes for Working Families
ULI Southeast Florida/Caribbean
Ft. Lauderdale, June 2008
Lynn M. Ross, AICPDirector of State and Local Initiatives
National Housing ConferenceFor more than 75 years, the nonprofit
National Housing Conference (NHC) has been the United Voice for Housing.
A membership drawn from every industry segment forms the foundation for NHC’s broad, nonpartisan advocacy fornational policies and legislationthat promote suitable housing in a safe, decent environment.
Chicago Mayor Richard M. Daley at 2006 NHC Housing Policy Summit
Center for Housing PolicyResearch affiliate of NHC
specializes in developing solutions through research
Works to broaden understandingof the nation’s housing challenges and to examine the impact of policies and programs developed to address these needs.
Expanded State and LocalStrategy
Increasing the Availability of Affordable Homes: A Handbook of High-impact State and Local Solutions Released in January 2007
Foundation for larger strategy
HousingPolicy.org Online guide to state and local
housing policy
Launched January 2008
Why State and Local Policy? Housing costs, needs and challenges vary
substantially from place to place.
Some of the most pressing policy changes can only be effectively implemented at the local and state levels.
Major federal funding increases for affordable homes unlikely
Federal policies often inflexible
6 Key Roles for Localities andStates
1. Expand Development Opportunities
2. Reduce Red Tape
3. Capitalize on Market Activity
4. Generate Capital
5. Preserve and Recycle Resources
6. Help Residents Succeed
1. Expand DevelopmentOpportunities
Make Publicly-Owned Land Available for Affordable Homes
Facilitate the Reuse of Abandoned, Vacant, and Tax-Delinquent Properties
Expand the Supply of Homes through Rezonings
Solutions in Action—Elm BrookHomes in Concord, MA
Suburban infill project designed for 80 to 140% AMI
Land rezoned for affordable housing
Developer was also able to obtain a zoning amendment that allowed increased density and flexible set-back standards.
2. Reduce Red Tape Ensure Zoning Policies Support a Diversity
of Housing Types
Adopt Expedited Permitting and Review Policies
Revise Impact Fee Structures
Adopt "Rehab Codes" to Facilitate Rehabilitation of Older Homes
Solutions in Action—Villas onSixth in Austin, TX
Designed to be in compliance with Austin's S.M.A.R.T. Housing Initiative, a self-funded program that uses expedited review and fee waivers to stimulate the production of affordable homes.
S.M.A.R.T. = safe, mixed-income, accessible, reasonably priced, and transit-oriented
3. Capitalize on Market Activity Utilize Tax Increment Financing to Fund Affordable
Homes
Stimulate Construction or Rehabilitation Through Tax Abatements
Create or Expand Dedicated Housing Trust Funds
Establish Inclusionary Zoning Requirements or Incentives
Use Cross-Subsidies to Support Mixed-Income Communities
Solutions in Action—MuseumPlace in Portland, OR
Range of tax abatement programs
As of FY06-07, over 13,000 homes received one of these abatements
Issued $30 million in taxable and tax-exempt bonds and 10-year tax abatement to finance and sustain mixed-used development
4. Generate Capital Expand the Use of the 4 Percent Low-Income
Housing Tax Credit
Provide Pre-Development and Acquisition Financing
Support Housing Bond Issues
Use Housing Finance Agency Reserves for Affordable Homes
Leverage Employers' Commitment to Affordable Homes for Workers
Create or Expand Dedicated Housing Trust Funds
Solutions in Action—Via Roble inEscondido, CA
CA HFA HELP program-- local governments get unsecured 10-year loan @ 3.5 % interest rate,
$160 million to support development of more than 19,000 affordable rental and owner-occupied homes statewide
Via Roble-- $1.85 million award to Escondido to assist with site acquisition, development and rehabilitation
5. Preserve and RecycleResources
Preserve Affordable Rental Homes
Recycle Downpayment Assistance
Use Shared Equity Mechanisms to Preserve Homeownership Subsidies
Solutions in Action—Townhomeson Capitol Hill in Washington, DC
Redeveloped with $25 million HOPE VI grant
Purchase price based on income; structured as limited equity cooperative
33 units affordable to households with 24 percent or less of AMI; 34 units affordable to households with 25-50 percent of AMI; 67 units affordable to households with 50-115 percent of AMI; 13 fee-simple, market rate townhomes
6. Help Residents Succeed Expand Homeownership Education and
Counseling
Prevent Foreclosures and Help Affected Renters and Owners
Solutions in Action—ForeclosurePrevention in Chicago, IL
Chicago's Home Ownership Preservation Initiative (HOPI)-- one-stop approach to foreclosure prevention
Counseling and research efforts to prevent foreclosures now, reduce foreclosure risk in the future, and mitigate the damage foreclosures can cause
Initiative prevented over 1,300 foreclosures in its first three years
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What’s Next?
Regional Forums
Peer Network of State and Local Housing Groups
Solutions for Working Families Major Learning Conference on State and Local Housing
Policy
Chicago, June 28-30, 2009
Planning Committee: APA; NACo; NCSL; NLC; Lincoln; CSG; and others
Advisory Services (in development)
Thank You!
National Housing Conference and
Center for Housing Policy
1801 K Street, NW, Suite M-100
Washington, DC 2006
Phone: 202.466.2121 ext. 237
Email: [email protected]