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Some communities are able co mitigate the effect of limited
<br />developable land by structuring or amending daeir regulations co be
<br />:~ppficabIe beyond new sub,vision developments. For ex, pie,
<br />F~2~x Co~lnpl requires condominium conversions m provide
<br />~rdab/e ,~nics. The Bo~der ordM~c~ ~pplies co crusting
<br />cons~rucnon unaergomg 'ngmfic~ renaodimuon. Pohc/m~. a
<br />narionfl nonprofit rese~ch ~d advocao~ org~adon, suggests
<br />&ac landlocked commum~ies consider appMng ~eir or,ante co
<br />sm~-sc~e mfi~l devebpmen~ ~har '~re v/ptc~ly aoc covered.
<br />
<br />One ,,va,/' to promote ihe
<br />
<br />integration of affordable units
<br />
<br />with market-rate units is to make
<br />
<br />them aesthetically comparable.
<br />
<br /> Even successful inclusionary zoning programs must adapt ro
<br />market ~ondirions. Tke Montgomery? Counu[ Moderateb/
<br />Priced Dwelling Unit Program (MPDU! is widely regarded ~
<br />~he most succsssi{d inc!usionar~ ~ousing program in the
<br />coun~r5 h~mamd in 1974, the MPDU program h~ produced
<br />over 'l,000 ....... ' . ,mits. [~owever, ~he conditions
<br />:ha~ ~e{pcd make ~he program ~ success have :trendy ch~ged.
<br />The counw is now 75 oercaae developed, construction noses
<br />have risen sharpt~a and ~,~er large developments are being
<br />proposed. Conseqtmnd7, the number of new MPDUs h=
<br />decreased. Mo n~gomery/CounW ~ddressed ~his ch~lenge by
<br />reducing d~e ,ppiicabiliq/=hreshoid (rom 50 co 35 units. The
<br />couna/~so ~mo[emen~ea an expedited developmen~ review
<br />process for .gTordabie housing ,:ailed &e Green Tape Process For
<br />,~¥ordable Housing. The proczsa includes modi~ed
<br />~ppiicam)ns, ,ex=talked review and permimng, improved review
<br />agent7 communications, ,md ,t GIS map overlky m easily
<br />idennBz ~ordabie kousing projeczs.
<br />
<br />C~ailen~e $:
<br />
<br />i.~o ~he C4mmuni~
<br />Oue of ~e kev beue~s
<br />create diverse, mL~e4-income communines. Nowever, chis
<br />benefit can be ~egx~ed when tnclusionarv unks ~e segregared--
<br />ekher through appe~ance ar iocarion--(rom marked-care unks.
<br />The sucz~ss ,)f an inclusionaq~ housing program hinges on its
<br />:~bili~ ~o stainlessly incorporam tnc;us~onap, units wi~h
<br />care um~s. Wkhin the ordinance mis issue can be addressed
<br />through appearance controls :md o~-si~e construction r~es.
<br /> One way
<br />marker-rare units is co make :hem ~esrhedcally comparabie.
<br />,~derson says requiring a fimilar Look ~d size dim{nares ~e
<br />sdgmanzing of [-lmilies in ehe be[ow-ram un{=. Gener~ly, &ese
<br />aesthetic controls apply only co ~he exmnor of the units such as
<br />in Monmre'z Counu/, Calii'brnia, where the regulanons sram cha~
<br />in~eriors may differ m ~he affbrdabte units. The
<br />ordinance requires both ":~rchimcmr~ and {~dscaping
<br />i~zegranon" of ~ordabie unks wkh marked-ram units.
<br /> Of course, the aes~enc regulations only come into piny if
<br />&e a{ordabie units are built on-si~e. However, some
<br />communines allow &e construction of affordabi~ unks outside
<br />of the de,/eJopmenrs. The malor/q/of ordinances stare whether
<br />
<br />developers have the option r.o build aff._ordabie units off-site. In
<br />Fair£ec: County, and Sa~ra Fe, developers are not ~owed co
<br />consrruc~ ~nks off-sire. Communiues chat allow off-site
<br />deve!opmear o/pic~ly ac~ac~ special reouireme~ts co ,'_he option.
<br />For example, Boulder only 4lows off-site development for
<br />projects of four or less un{rs. 'Montgomeq/County allows off-
<br />site development only in "excepnonai cases," as determined by
<br />rb.e planning director.
<br /> In short, requiring affordable u_nirs on-sire ensures a mixed-
<br />income community. Allowing developers ro constrttcr units off-
<br />site is sometimes -~ecessar',/, parricuiady in [and-eh~lenged
<br />communities, bur the option should be used. with ddscrerion. If
<br />the goal of.m income-integrated community is co be met, then
<br />ir is imr)eracive that affordable units be required, on-sire with
<br />marker-rare un{rs.
<br /> Some critics argue char [ndusionary housing units Lower ~e
<br />vaJue of marker-care units in eke same development. A recent
<br />~rudy by r'he B~timore-base'd .Innovative ~ousing institute
<br />~bund no si~nificant~ mrrerence' be~een &e resaie price of
<br />marker-care units in indusionaxy deveiopmenrs and the marker
<br />
<br />?mderson, Mary. Unknown. Opening :he Door ro 6acAtsionar7
<br /> [~oust~.g. Chicago, il: Business :md Pro/ession~ Peopie for the
<br /> Puoiic interest.
<br />
<br />Boulder. (]lw of. 2002. fnc&swna~/Zoning Ordinance. (Acc=sse~
<br /> .[~y [ 1. 2003]. Av~labie =~ ',~.ci. bo~der.co.as/caotbrc/
<br /> 965.hrml
<br />
<br />Fairest. Councz o( Z002. Zoning OM{hence. [Accessed July l i,
<br /> ~00:j. ~xvauaote ar '~.~rf~xco~qr. g0v/dpztPDF_fiies/
<br /> O rdinanca/artO2, pdf
<br />
<br />tnnovam,e ~lousing institute. [Acaessed Juiy l l, 2003]. Av~iabJe ar
<br /> *,w~g. inkousing, org/
<br />
<br />[pane. Ciq/o~ 2003. Zonz'~g Oralnance. (Aczassed J~y l l, 20031.
<br /> Avmlable ar ,m,w~.ci.irvine.ca. as/deprs/c&'pi~ning~crivifies/
<br /> :onin~ordin~ce.~p
<br />
<br />Lipm~, 3arb~a J. 2002. %~erica's Worhnz F~iiies ~d ~e
<br /> blousing Lan~cape." !Vew CenmW ~3using 3, no. 2
<br /> {'November): 7-35.
<br />
<br />Longmonr, Cim of] 200 l. Lane' Deveiopmenr Conk [Accessed
<br /> 1~. 20031. Available ar bpc.isev~er, nertcodes/longmonri
<br /> index.btm
<br />
<br />Monrere7, Counp,, of 2 2003. Q~ce of Tqousmg and Reaevezbpmenr
<br /> Pztblicartons. Web page [Accessed J~y l 1, 20031 Available ar
<br /> ',w~. co. mo nrere7. ca. us/ho using/Documents. ~ p
<br />
<br />Monrgomev3 Counw off 2003. Zoning Ordinance. ~Accessed ,July
<br /> [ !, 20031. Avaiiabie ar '~.~ieg~.com/
<br /> mo nrgomery_counu,_md/
<br />
<br />Nectar, Edith M. 2000. "[ndusionary Zoning: A Guideline
<br /> Ciri~ and Towns." Massachusetts.Housing Partnership Fund.
<br />PolicvLink, 2003. :'Equitable Oevdopmenr Too[Mr: [ndusionapz
<br /> Zoning." Web page (Accessed J~y [ 1, 20031. Avaiiabie ar
<br /> '~.poiiqAin~. org/EquirabieDeveiopmenr/
<br />
<br />Santa Fe, Cip/off 2003. ~nd Devexbvmenr Code. [Accessed july ~ 1,
<br /> 2003]. Available xr
<br />
<br />s~eb,cLam~ra- &.nm. us/planning-land- ese/Chapter ! 4- aew, pdf
<br />
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