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Endnotes
<br /> 1. Schwartz et al.(2012). 15. Interview with Melissa Dailey, housing special projects manager,
<br /> city of Santa Fe(7/11/12).
<br /> 2. See for example:NPH(2007).The Non-Profit Housing Association
<br /> of Northern California found that 63 new inclusionary housing policies 16. Interview with Susan Riggs Tinsky,executive director, San Diego
<br /> were added in California between 2003 and 2007 - a 59 percent Housing Federation(2/5/13).
<br /> increase.
<br /> 17. Montgomery County Department of Housing and Community
<br /> 3. The precise number of inclusionary housing policies nationwide Affairs(2012).
<br /> is elusive, given varying definitions and the inclusion of voluntary
<br /> policies in some surveys.Brunick and Maier(2010)cite the research 18. Interview with Jaimie Ross, affordable housing director, Florida
<br /> of David Rusk in estimating that there are roughly 400 mandatory Housing Coalition(12/13/12).
<br /> policies nationwide. Calavita and Mallach (2010)estimate a total of 19. Interview with Tammy Mayer,director of community engagement,
<br /> 500 policies,including voluntary policies. Citizens Planning and Housing Association,(5/11/12).
<br /> 4. This list, assembled from various sources, includes: California, 20.Calavita(2004);NPH and CCRH(2003).
<br /> Colorado, New Mexico, Wyoming, Illinois, Florida, North Carolina,
<br /> Virginia,Maryland,Massachusetts,Connecticut,New Jersey,Vermont, 21. Sacramento Housing Alliance v.City of Folsom(Superior Court of
<br /> Washington(state),Hawaii,New York,Delaware,and Washington,DC. California,June 15,2012).
<br /> Sources include:Burchell et al.(2000);BPI(2003);Matthews(2006);
<br /> Hollister et al.(2007);Brunick and Maier(2010);Calavita and Mallach 22. See,for example,Calavita(2004).
<br /> (2010);and interviews by the author. 23. Calavita,Grimes,and Mallach(1997)described these mechanisms
<br /> 5. Over the past few years,the supply of rental properties has failed as"virtually obligatory"(p.126). But some municipalities are report-
<br /> to keep pace with demand in many parts of the country as recently ed now to be favoring plans that achieve their fair share obligations
<br /> foreclosed homeowners, would-be homeowners, and a growing through 100-percent affordable developments,rather than inclusion-
<br /> number of households in their 20s and 30s chose renting over buying, ary housing,so as to achieve affordability with minimal new growth.
<br /> causing rents to escalate to some of their highest levels.Meanwhile, Interview with Mary Beth Lonergan, senior associate, Clarke Caton
<br /> unemployment and underemployment persisted, causing incomes Hintz(6/4/12).See also:Calavita and Mallach(2010).
<br /> to fail to keep up with rising rents, leading to growing affordability 24. See also:Calavita and Mallach(2010)and Brunick(2007).
<br /> problems in the rental market.See Williams(2012.)
<br /> 6. Frey(2012). 25.There may be other forces at work in New Jersey as well.
<br /> Historically,inclusionary housing has enjoyed support from developers
<br /> 7. EPA(2012).Between 2005 and 2009,inf ill development actually because these policies have been the primary means for accessing
<br /> accounted for a majority of all new residential construction in multiple higher densities in suburban jurisdictions, because inclusionary
<br /> metropolitan areas,including the San Francisco Bay Area,San Jose- requirements are typically coupled with higher de isities.This is unlike
<br /> Sunnyvale,New York-New Jersey,and Los Angeles-Long Beach. California,where state density bonus law already enables developers
<br /> to increase the intensity of housing developments by 5-35 percent
<br /> 8. See pages 16 and 17 for a list of interviewees and references. over base requirements, and to access other zoning modifications,
<br /> depending on how many affordable units are incicded in their market-
<br /> 9. NAHB Land Development Services(2011);Interview with Michelle rate developments.
<br /> Allen,housing planner,city of Boulder(3/30/12).
<br /> 26.CHAPA(2011);interview with Sean Caron, po icy director,CHAPA
<br /> 10. The median home price in these communities for the three year (3/30/12).
<br /> period of 2009 to 2011 ranged from a low of$150,700(in St.Cloud)to
<br /> a high of$258,900(in Bozeman).By contrast,the median home prices 27. See Calavita, Grimes, and Mallach (1997); and Massachusetts
<br /> for the entire states of California, New Jersey, and Massachusetts DHCD(2012).
<br /> (where most policies are located)averaged$370,400,$337,800,and
<br /> $332,800 respectively.Source:U.S.Census(2012). 28.Interview with Rick Jacobus,director,Cornerstone Partnership at
<br /> NCB Capital Impact(5/21/12).
<br /> 11. NAHB Land Development Services(2011).
<br /> 29.This includes 728 units in Montgomery County(MD),at least 159
<br /> 12. Interview with Jaimie Ross, affordable housing director, Florida in Fairfax County(VA),and at least 347 in New York City, based on
<br /> Housing Coalition(12/13/12).For example,Davie's policy was adopted interviews with staff in each jurisdiction.
<br /> in 2008,Bozeman's policy in 2007,Madison's in 2004,and Lafayette's
<br /> also in 2004. 30.Palmer/Sixth Street Properties, L.P.vs. City of Los Angeles,175
<br /> Cal.App.4th 1396(2009).See also:Shigley(2009).
<br /> 13. See Brunick and Maier(2010).
<br /> 31. Brunick and Maier(2010).
<br /> 14. The reduction was also designed to encourage greater on-
<br /> site production on the heels of the city's transition to a fee-based 32. Interview with Catherine Firpo, housing coordinator, city of
<br /> requirement. This transition was prompted by the Palmer court Emeryville(11/28/12).
<br /> case,which limits the ability of California cities to apply inclusionary 33. Interview with Michael Lane,policy director,IN PH(11/29/12).
<br /> requirements to rental properties, as described in greater detail
<br /> starting on page 6. Sources: correspondence with Sarah Karlinsky, 34.Goldfarb&Lipman L.L.P.(June 2012).
<br /> deputy director, San Francisco Planning+Urban Research(11/16/12);
<br /> correspondence with Sasha Hauswald, public policy manager, San 35. Interview with Michael Lane,policy director,P PH(11/29/12).
<br /> Francisco Mayor's Office of Housing(11/20/12).
<br /> 36.Goldfarb&Lipman L.L.P.(January 2012).
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