Smart Growth / Smart Energy Toolkit Inclusionary Zoning Inclusionary Zoning: for community/ neighborhood groups Smart Growth / Smart Energy Toolkit.
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Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Inclusionary Zoning:for community/ neighborhood groups
Inclusionary Zoning:for community/ neighborhood groups
Smart Growth / Smart Energy Toolkit
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Definition
Inclusionary zoning - a local initiative that requires a portion of housing units in a new real estate development to be reserved for affordable housing
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
The Problem
• Home prices are rapidly rising; • Affordable housing needs are not filled;• Only 39 out of 351 Massachusetts
municipalities met state’s 10% affordable housing requirement; (as of 2005)
How can zoning best work with local real estate markets to advance the affordable housing goals of a community?
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Benefits of Inclusionary Zoning
• Expands housing opportunities;• Increases economic diversity; • Prevents sprawl;• Improves transparency in development
process;• Distributes affordable housing equitably;• Strengthens economic competitiveness of
Massachusetts.
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Benefits of Inclusionary Zoning
• Meets housing needs of individuals at all income levels;
• Enables individuals to live and work in the same community.
Expands housing opportunities
Brookline, MA
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Benefits of Inclusionary Zoning
• Promotes mixed-income neighborhoods;
• Increases demographic, ethnic, and cultural diversity;
• Reverses exclusionary development patterns.
Increases economic diversity
Roxbury, MA
Andover, MA
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Benefits of Inclusionary Zoning
• Integrates affordable housing into existing developed areas;
• Promotes denser infill development through density bonuses and other incentives;
• Encourages rehabilitation and preservation of existing structures.
Minimizes sprawl
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Benefits of Inclusionary Zoning
• Codifies requirements and incentives associated with residential development;
• Increases predictability of residential permitting;
• Improves municipal-developer relations.
Improves transparency in development process
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Benefits of Inclusionary Zoning
• Promotes regional planning;
• Encourages Massachusetts municipalities to develop more affordable housing.
Distribute affordable housing equitably
Concord, MA
Scituate., MA
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Benefits of Inclusionary Zoning
• Provides housing to individuals at all income levels;
• Helps to retain local workforce;
• Helps to attract new residents.
Strengthens economic competitiveness of Massachusetts
Amherst, MA
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Key Policy Considerations
• Income level that affordable housing serves;
• Mandatory or voluntary zoning provisions;• Amount of affordable housing provided;• Alternatives to on-site development;• Incentives offered to developers.
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Policy ConsiderationsIncome Level
• Who qualifies for affordable housing?– Low income household defined as a
percentage of area median income (AMI);
– HUD Income Limits for Massachusetts.• What is an affordable unit?
– Rent 30% gross income;– Mortgage payment 30% gross
income.
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Policy ConsiderationsMandatory v. Voluntary • Mandatory inclusionary zoning – affordable
housing units required as part of every new or rehabilitated residential development;
• Voluntary inclusionary zoning – affordable housing not required in by-right development; incentive programs encourage affordable housing development.Mandatory inclusionary zoning is the most
effective tool for increasing affordable housing stock in a community.
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Policy ConsiderationsAmount of Housing Provided
• Market demand for affordable housing;• Unit cost of affordable housing; • Number of new units that trigger
affordable housing requirements.
What percent of new housing units should be affordable?
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Policy Considerations
• Types of Incentives– Density bonuses;– Expedited Permitting;– Increased Design Flexibility;– Tax Breaks.
What combination of incentives will spur the most affordable housing development?
Incentives
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Policy ConsiderationsDevelopment Alternatives
• Types of Development Alternatives– Fee-in-lieu payments;– Off-site development;– Other waivers or hardship provisions;
• Reduce financial burden and risk to developers.
Do development alternatives significantly reduce the number of affordable housing
units built?
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Keys for Success
• Zoning compatible with local real estate market;
• Supportive neighborhoods;• Supportive development community;• Strong regulatory authority;• Long-term planning.
Provincetown, MA
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Case Studies
• Barnstable• Brookline• Cambridge• Marlborough• Newton• Northampton
Over 100 communities in Massachusetts have passed inclusionary zoning provisions
Brookline, MA
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Additional Resources• Taking the Initiative: Affordable Housing Strategies
Guidebook (3/2003), Guidebook for Local Housing Partnerships (9/2004), and MHP’s Housing Needs Workbook (6/2003), three useful publications for housing partnerships
www.mhp.net/community_initiatives/municipalities/housing_partnerships.php
• Inclusionary Zoning: Lessons Learned in Massachusetts, Inclusionary Zoning: Guidelines for cities and towns, and Zoning for Housing Affordability, three publications for affordable housing
www.mhp.net/vision/zoning.php
• The Impact of Inclusionary Zoning on Developmentwww.bpichicago.org/rah/pubs/impact_iz_development.pdf
Smart Growth / Smart Energy Toolkit Inclusionary Zoning
Additional Resources
• Mass Dept. of Housing and Community Development
www.mass.gov/dhcd/
• Mass Housing Partnershipwww.mhp.net/
• Town of Barnstable ADU ProgramPaulette Theresa-McAuliffe, 508-862-4683
• Portland, Oregon ADU ProgramMark Bello, mbello@ci.portland.or.us
• Santa Cruz, California ADU Programwww.ci.santa-cruz.ca.us/hcd/ADU/adu.html
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