ATTACHMENTS - Laserfiche WebLink

New Opportunities The story of inclusionary housing in America today is ■ 18,000 new dwelling units have seen proposed. not solely one about new challenges. There have been multiple interesting new developments in inclusionary ■ 2,390 total units have been approved since housing over the past five-to-six years that may lead to June 2010. stronger policies. ■ One project is already under construction. It will provide 400 units (80 of them workforce 1. Some Jurisdictions Actually units).'° Strengthened or Expanded Their Policies During The Market Downturn New York City's "designated areas" voluntary in- clusionary policy,though passed before the down- These cities and counties are part of a nationwide turn,provides further evidence of t its trend.Creat- trend toward instituting new or expanded policies ed in 2005,the city's policy offers density bonuses in areas experiencing significant upzoning and/or of up to 33 percent in newly redeveloping areas in major new transit investments: exchange for 20 percent affordatility. Since that time, it has created and preserved approximately 3 In 2006, Washington State legalized mandatory 1,800 below-market-rate units!' A large share of inclusionary housing in situations where a change these homes was produced during the national in zoning or other requirements increases the economic downturn. One example is Williamsburg development capacity of an area. Where an area is Community Apartments, which opened in May of upzoned, a city can require developers to include 2011. It is home to 347 inclusionary rental apart- affordable units — even if developers don't take full ments that are part of a larger condominium devel- advantage of the larger building envelope/greater opment located along the Brooklyn waterfront.72 development potential 67 Thus far,the municipalities of Kirkland,Redmond,and Sammamish have established These new policy additions reflect a growing willingness new mandatory policies tied to upzoned areas.68 nationwide to ask for greater affordability where major zoning changes or transit investments have created In 2008, San Francisco increased its affordability significant new value for developers.73 This may create an requirements for newly upzoned industrial areas opening forjurisdictionsseekingwaystoaskforaffordability beyond the typical requirements of its inclusionary from rental developments by way of incen:ives rather than policy(from 15 percent to 18-22 percent).69 mandates,to avoid legal complications.Similarly,they may 3 In 2010, Fairfax County (VA) adopted the Tysons point a way forward for jurisdictions seeking to establish Comprehensive Plan, which requires developers workable new policies in places concerned about negative to include 20 percent workforce and lower-income economic consequences. housing in exchange for lucrative redevelopment options at sites near the county's new Metro Exchanging affordability for expanded development transit stations. Elsewhere in the county, the potential becomes more challenging, hcwever, in places affordability requirement is 6.25-12.5 percent. that have already adopted form-based codes, which Given the strong expected demand for housing lock in the maximum building envelope, or in places near the planned stations, and sharply higher that have recently loosened restrictions on "by-right" allowable density, private developers have shown densities and now lack extra zoning privileges to offer. a high level of interest in building,notwithstanding Denver, for example, recently adopted a form-based the affordability restrictions: code that increased by-right densities, but did not ask for greater affordability in return. It now finds itself in a ■ The area has seen rezoning applications for 40 weaker position to ask developers to include affordable of the 47 million square feet of existing uses in rental units within new development, or to produce the area. more affordable units on site.74 i These new policy additions reflect a growing willingness nationwide to ask for greater affordability where major zoning changes or transit investments have created significant new value for developers. 15