Housing Locational Policy
Housing and Neighborhood
Development Committee
October 6, 2010
Housing Locational Policy
Discussion
• Committee Action Requested:
– Review and consider approving the revised Housing
Locational Policy
– Determine schedule for a dinner briefing, public hearing
and final approval
Housing Locational Policy
Data Elements
• Quality of Life Study
• Need
• Proximity
• Concentration
Staff Recommendation
• Accurate data
– Number of Subsidized Units
• Avoids undue concentration
– New subsidized units can only be located in Stable NSAs
– Rehabilitations and conversions can be done in any NSA
• Maintains Exemptions
– Elderly and Physically disabled
• Consistent with community feedback
Policy Objectives
Current Policy
•
Provides a guide for the financing
and/or development of new multifamily rental housing projects
designed to serve, in whole or part,
households earning 60% or less than
AMI.
Policy objectives:
•
•
•
•
•
Disperse geographically new multi-family
housing developments
Support the City’s revitalization efforts
Support school development, transit
corridor development and other public
development initiatives
Promote diversity and vitality of
neighborhoods; and
Avoid undue concentration of multi-family
assisted housing
Proposed Policy
•
Provides a guide for the development
of new, rehabilitated or converted
City, Federal or State subsidized
multi-family rental housing projects
designed to serve, in whole or part,
households earning 60% or less than
AMI.
Policy objectives :
•
•
•
•
•
Avoid undue concentration of multi-family
assisted housing
Geographically disperse new subsidized
multi-family housing developments.
Support the City’s neighborhood
revitalization efforts
Promote diversity and vitality of
neighborhoods; and
Support school development, transit
corridor development and other public
development initiatives
Number of Units
Current Policy
Proposed Policy
• Applies to the construction of
• Applies to the development of
new assisted multi-family
subsidized multi-family rental
rental housing greater than 24
housing greater than 24 units
units, but no more than 100
per site.
units per site.
• New multi-family housing
• New multi-family housing
transit station areas will be
transit station areas will be
developed pursuant to the
developed pursuant to the
requirements of the Joint
requirements of the Joint
Development Policy for Transit
Development Policy for Transit
Station Areas
Station Areas
Exemptions
Current Policy
• The following types of housing are •
exempt from the requirements of
this policy:
– Assisted housing undergoing
rehabilitation;
– Assisted housing designed to
serve the elderly, disabled or
special populations;
– Assisted housing developed for
homeownership; and
– Conversions of market rate
housing to assisted housing where
no more than 50% of the housing
units are receiving City funding
assistance.
Proposed Policy
The following types of housing
are exempt from the
requirements of this policy:
•
•
•
Subsidized housing designed to
serve the elderly and physically
disabled;
Subsidized housing undergoing
rehabilitation that does not add
additional housing units; or
Conversions of market rate multifamily rental housing to
subsidized housing where no
more than 24 units receive public
subsidy.
Permissible Areas
Current Policy
Proposed Policy
• The Neighborhood Statistical
• Subsidized multi-family
Area (NSA) has one or more
developments may be located
assisted multi-family housing
in Stable Neighborhood
developments, but the total
Statistical Areas (NSAs), but
number of assisted multicannot be located within ½
family units does not exceed
mile of an existing subsidized
10% of the total number of
development in a neighboring
housing units in the area. The
transitioning or challenged
area is eligible to receive
NSA.
additional multi-family
assisted housing units up to
• Any non-residential areas.
the maximum limit.
* Includes CHA Section 8, NC low income Tax Credits, Housing Trust Fund and Hope VI
Developments
Non-Permissible Areas
Current Policy
• Assisted multi-family housing
is prohibited in a NSA, if one
of the criteria applies:
– The proposed development is located
within ½ mile of an existing local, state
or federally assisted multi-family
housing development greater than 24
units;
– The NSA median income is < 60% of
AMI
– The % of homeownership is < than
50% based on the current QOL Study
– The total number of City, State or
Federally assisted housing units
exceeds 10% of all housing units in the
NSA (based on most recent assisted
multi-family housing unit count); or
Proposed Policy
• New subsidized multi-family
housing is not permissible in a
NSA if:
— The proposed development is located
within ½ mile of an existing local,
state or federally subsidized multifamily housing development greater
than 24 units (excluding exempted
subsidized housing development)
— The NSA is ranked transitioning or
challenged based on the most recent
Quality of Life Study.
Priority Areas
Current Policy
•
Proposed Policy
The NSA does not meet the
• Permissible Areas replace
prohibited and permissible criteria
Priority Areas
stated above; or the NSA has a
median income greater than or
equal to 120% of the AMI and the
number of assisted multi-family
housing units in the NSA is less
than 5%.
On-Site Property Management
Current Policy
•
Proposed Policy
Assisted multi-family housing
• Included in City financing
developments over 50 units must
requirements through the
have an on-site office and provide
Housing Trust Fund
management personnel as
guidelines.
outlined below:
• 50 units 20hrs/week
• 75 units 30-40hrs/week
• 100 units40hrs/week with
on-site resident employee or
80 hrs per week*
Waiver Requests
Current Policy
Proposed Policy
Considered by City Council on a
case-by-case basis.
Considered by City Council on a
case-by-case basis.
Waiver Process:
•
Requested by the developer
•
Staff prepares information for
Council review
•
Adjoining property owners and
neighborhood organizations are
notified two weeks prior to City
Council review
Waiver Process:
• Requested by the developer
• Staff prepares information for
Council review
• Adjoining property owners,
neighborhood organizations, and
Council District representative
are notified four weeks prior to
City Council review
Next Steps
• Proposed Schedule:
– Dinner Briefing
– Public Hearing
– Council Approval
November 8, 2010
November 22, 2010
December 13, 2010