Inclusionary Housing 2.0: Designing Local Inclusionary Housing Ordinances A9er AB NPH CONFERENCE September 21, 2018

Transcription

1 Inclusionary Housing 2.0: Designing Local Inclusionary Housing Ordinances A9er AB 1505 NPH CONFERENCE September 21, 2018

2 IntroducKons Leslye Corsiglia, Execu2ve Director, Evelyn S2vers, Execu2ve Director, Housing Leadership Council of San Mateo County Jan Stokley, Execu2ve Director, Housing Choices Coali2on Melissa Morris, Staff AEorney, Public Interest Law Project (Moderator)

3 Purposes of Today s Discussion Understand AB 1505 (2017) and inclusionary housing s current legal framework. Discuss policy op2ons and prac2cal strategies for designing effec2ve ordinances. Hear from local advocates about successes and challenges in the field.

4 What Is Inclusionary Housing?

5 AB 1505 (2017) Authorizes on-site inclusionary for rental housing. Mandates rental IZ ordinances provide alterna2ves to on-site inclusionary. Permits, but does not require, HCD to review rental housing IZ ordinances adopted or amended a[er September 15, 2017, but only if: 1) The ordinance requires more than 15% of the units to be affordable to lower income households, and 2) The locality has either: a. Failed to meet 75% of its share of the above moderate income Regional Housing Need Alloca2on (RHNA) prorated over five years, or b. Failed to submit its annual housing element report (required by 65400) for the last two years.

6 $80,000 Per Capita Income (Inflation Adjusted) $70,000 $60,000 $50,000 $40,000 $30,000 $20,000 $10,000 $0 White Asian Black or African Multiple & Other Hispanic or Income and Race in Silicon Valley Inclusionary Housing as a Tool for Addressing Racial Segrega2on *Image credit: Silicon Valley Indicators

7 Rent Burden and Race in the Bay Area PolicyLink Report dated April 2018 at

8 What s happening locally? SAN MATEO AND SANTA CLARA COUNTIES

9 Housing Leadership Council of San Mateo County OUR MISSION IS WORK WITH COMMUNITIES AND THEIR LEADERS TO CREATE AND PRESERVE QUALITY AFFORDABLE HOMES.

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11 Rental Housing Supply vs. Demand by Income Level, San Mateo County, $999 $1,000-$1,399 $1,400-$1,799 $1,800-$2,099 $2,100-$2, ,000 20,000 30,000 40,000 50,000 60,000 70,000 Need: Number of workers who earn enough to afford the rent level Supply: Number of homes available at the rent level

12 Inclusionary Policies in San Mateo CommuniCes City Commercial Fee Housing Fee IZ (sale) IZ (rent) Belmont y y 15% 15% Brisbane n n 15% 15% Burlingame y in progress none none Colma y y 20% none Daly City n y 20% In progress East Palo Alto y y 20% 15% Foster City y n 20% 20% Half Moon Bay n n 20% 20% Menlo Park y n 15% 15% Millbrae n n none none Pacifica n n 15% 15% Redwood City y y 15% 20% San Bruno y y 15% In progress San Carlos y y 15% In progress San Mateo y y 15% 10% very low, 15% moderate South San Francisco n n 20% 10%% Unincorporated SMC y y 20% 20%

13 TradiKonal Inclusionary Inclusionary Ordinances - 10 Santa Clara County cikes have ordinances - Most require 10-15% affordability - Many developers are feeing out.

14 Specific/Precise Plans North Bayshore- Mountain View 9,850 Homes 20% Affordable Other Examples/OpportuniKes BAREC-- Santa Clara Diridon StaKon San Jose North Ventura Palo Alto Moffeg Field Sunnyvale East Whisman Mountain View Civic Center Site SC County

15 SB35/NegoKaKons Vallco Mall-- CuperKno Specific Plan: 2,923 homes 585 or 20% affordable 9% VLI, 6% LI, 5% MOD SB 35 Plan: 2,402 homes 1,201 or 50% affordable to VLI and LI

16 Systemwide Inclusionary Policies VTA Policy 20% affordability requirement by project 30% system-wide goal Affordability 50% LI, 50% VLI/ELI San Jose Urban Villages 120,000 planned housing units 25% affordable Urban Village wide affordability goal, with 15% ELI

17 ConnecKng Local Inclusionary Policies to the Regional Context

18 CASA Inclusionary Policy Possible Components 10-15% Regional Requirement Waivers for areas policy is infeasible 20 Units or more Luxury home fee ExisKng ordinances grandfathered

19 Special Housing Needs HOW CAN INCLUSIONARY ORDINANCES FOSTER INCLUSION BASED ON INCOME AND ABILITIES? E.G., EXTREMELY LOW-INCOME HOUSEHOLDS, PEOPLE WITH DEVELOPMENTAL DISABILITIES

20 Defining Inclusion with Respect to Income and Ability Start with an inclusionary ordinance that includes an op2on for Extremely Low-Income Income. Nego2ate with specific developers to target ELI units to people with special needs.

21 Challenges and OpportuniKes HOW CAN LOCAL JURISDICTIONS DESIGN ORDINANCES TO ENSURE THEY ARE EFFECTIVE AT MEETING THE COMMUNITY S HOUSING NEEDS?

22 Q & A AUDIENCE DISCUSSION