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• Connecting by breezeway or other architectural element. This approach entails building <br />two separate structures —one for market -rate units and the other affordable, but connects <br />them through a functional architectural element such as a breezeway. The physical <br />linkage allows it to be a single project under common oversight. However, this dilutes the <br />income mixing sought. <br />• Building on two or more separate sites. This concept would allow a developer to <br />contemplate financing for two parcels, or perhaps to use a scattered -site approach, but <br />to bundle them together such that they are still under a set of activities under common <br />ownership, management, and financing. This approach may allow more financial flexibility <br />if the developer can build a more profitable structure at the most lucrative site and <br />use a portion of the proceeds to "cross -subsidize" the affordable building that will be <br />constructed nearby. <br />• Adjusting use of public financing. When a mixed -income development involves tax <br />credits, one approach could be to award a higher level of tax credits to very strong <br />project proposals that are also located in strong markets; and to use other more direct, <br />less complicated financing tools to fund projects in markets where investor interest is <br />lacking. Over time, if investments are soundly made, investor confidence may follow <br />the movement of public capital into such markets —leading to a healthier overall finance <br />environment. <br />Another means to develop mixed -income properties is through inclusionary housing <br />strategies, including inclusionary zoning. Inclusionary zoning policies originated as a <br />response to discriminatory practices such as exclusionary zoning and redlining. In its purest <br />form, inclusionary zoning is a "mandatory mixed -income" requirement. This approach <br />typically requires that any development receiving local funding or needing local approvals <br />include a specified amount of housing affordable to low- and moderate -income households, <br />often 20% of units but ranging from 5% to 30%.43 Inclusionary strategies can also take a <br />voluntary form, where certain local controls or fees might be adjusted or waived in exchange <br />for building mixed -income elements into development plans. <br />................... <br />................... <br />FOUR: Opportunities for Collaboration <br />