Inclusionary Zoning: Best Practices...Today’s presentation will discuss best practices for creating a successful inclusionary program. Key Elements of a Well-Designed Inclusionary

Inclusionary Zoning: Best Practices

Brian Augusta, California Rural Legal Assistance FoundationAnya Lawler,Western Center on Law and Poverty

Inclusionary Zoning: Brief Overview

Over 170 local governments in California have adopted inclusionary policies.

Valuable tool for creating affordable housing and inclusive communities.

Helps create diverse communities with a range of housing types.

Market rate construction helps drive production of affordable housing.

Inclusionary Zoning: Brief Overview

Policies have withstood various legal attacks.

Following recent legal and policy developments, inclusionary policies are on firm legal footing in California.

Today’s presentation will discuss best practices for creating a successful inclusionary program.

Key Elements of a Well-Designed Inclusionary Ordinance

Crafted with input from a wide range of community stakeholders.

Detailed and specific in order to:

Meet legal requirements.

Provide clarity and certainty for the development community.

Ensure that the ordinance can realistically achieve its goals.

Backed by data and research.

Components of a Well-Designed Inclusionary Ordinance

1. Findings

1. General Requirements

1. Standards for Inclusionary Units

1. Incentives and Concessions Available to Developers

1. Alternative Compliance Options

1. Waivers and Enforcement

1. Findings

Form the legal foundation of the inclusionary requirement.

Establish the need for the policy and provide a clear statement of goal.

Serve as a basis for the choices laid out in the ordinance.

2. General Requirements

How many affordable units are required and to whom should they be affordable?

Typical percentagesTypical affordability levels

Which projects have to comply with the inclusionary requirement?SizeLocationTenure

2. General Requirements

Should there be different rules in different neighborhoods?Broad application generally advisable.Specific plan an option in large jurisdiction with vastly different submarkets.Transit-specific policies have been used in some places.

How long should the inclusionary units remain affordable?Rental units: as long as possible but at least 55 years.For-sale units: 35-45 years is typical.

Equity sharing considerationsResale restrictions

Should the requirements change over time?Periodic review useful in adjusting unit mix, other requirements to match current local needs.

3. Standards for Inclusionary Units

Affordable indistinguishable from market-rate.

Similar mix of unit types.

Dispersed throughout.

Access to amenities.

Concurrent construction.

4. Incentives and Concessions Available to Developers

Density increases.

Waivers of development standards.

Reduction in or waiver of minimum parking requirements.

Expedited permit processing or by right treatment.

Waiver, reduction, or deferral of development fees.

Direct financial subsidies.

5. Alternative Compliance OptionsIn Lieu Fees

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5. Alternative Compliance OptionsIn Lieu Fees, continued...

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5. Alternative Compliance OptionsOff-Site Construction

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Land Donation

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6. Waivers and Enforcement

Need legal escape valve.

Have clear standards and procedures for seeking waiver.

Need enforcement and monitoring procedures:

Verification of eligibility.Monitoring of covenants.Waitlists.Resale rules and procedures.

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Q & A

What did we miss?