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Chaae( HiU as a modei for communit(es (ha~:
<br />may tack the au{horiO/,'o ~mplemen( a manda-
<br />coo/Mctus[onar? zor!ing ~aw.
<br /> The Mor~an Hill, C~iifornia, pot~o/~n lim-
<br />~[in~ ~row~h has enabled ~he success of lis
<br />voiun[a¢! mc[us[onac¢ housM~ pro,ram.
<br />Om/elopers have a be(tar cSance i}[ob[ain[ng
<br />one of (he i[mited number o[,~e,/eioomen[
<br />permKs each ,/ear [f ~he,t [nc[uae affordaeie
<br />hous[n~ in ~heir proposed deve(oome¢.~.
<br />Under ~his [rameworx, a voiun(aw approach
<br />can ensure (he production of some affordable
<br />units. However, even with an esoec',a[ty
<br />a~resswe staff or oroader ~olic[e5, Mctudin~
<br />~row[n limitations tha~ make mc'.us[onary
<br />housin~ more attractive, voiun[ary approaches
<br />are no[ (ikeiy (o produce as much. a~fordaDie
<br />housing.
<br />
<br />SERVING LOW- A/Id VERY-LOW-INCOME
<br />HOUSEHOLDS
<br />in §enerai, mender, ow programs are better
<br />sui[ed ~o produce housing' that Js afforoabie to
<br />iow- and var, t-(ow-income househoids [house-
<br />hoiqs below 8o percent and 5o percent of(he
<br />area's median income respective!y). The tS
<br />moa~ productive programs in California car§er~
<br />!ow- and veo/-Iow-income pdpu(acions at a
<br />much ~rea(er rate :nan the 92 other programs
<br />in the s[ate, accordina' ,:0 the Caiiforma
<br />Coalition for Rural Housing' and {ne Non-Profit
<br />Housing Association of Northern California in
<br />inciu$ionary Housing in California: jo 'fears
<br />/nnov~tion, published fn 2oo3. The manda~oo/
<br />pro,ram5 ~n Mon(~omery Count? 3nd Fairfax
<br />County, Virginia, Succeeded al produc~n~
<br />affordable homes for ex[remeiy iow-income
<br />househoids by ailowin~ (he (ocai housin~
<br />authority (o our(hose ~ome al(he newiv cre-
<br />a[e~ affordabie doits.
<br />
<br /> Wi[hou( a mandatory requirement,
<br />munide5 wilt mos~ (ikeb¢ have (o provide ~n
<br />extremeiv hi,ii level of rubs~dy co entice
<br />de,/e{opers (o prOdUCe homes and 3oar[mefl[s
<br />3ffordame ~o raw-.and vewqow-mcome house-
<br />holds. VohJn[ary mc'.us~oaarv zon[n~ pro,rams
<br />(~a[ ~o aa(coed [n ~enera[m~
<br />hous~n~ ,JOltS :o¢~ range of ow- neared
<br />households must seiv ~eaviiv mn :eaerai.
<br />slate, an¢ ~oca[ suosidies ;n mos~ cases. For
<br />exammle, Rosa,/{ile. ,{ati[ornia. saab[em [s
<br />affordable dou~m$ :3oat (,a.i~q~ pro,ram n
<br />w},58. The aro~rarn ancours~es save:doers :o
<br />
<br />work with the cJ[,/to voluntarily buiid afford-
<br />able housin, g wi[hin residential de,/e[opments.
<br />Since t988, ~he AHG pro§ram produced 2,0o0
<br />affordable uni[s (hrou~h s[%nificant federal
<br />s[a~e, and local subsidies. However, needy
<br />~236 million in subsid[es would be necessar¢
<br />~o mae( [he city's goal a{5,944 affordable
<br />um(s by 2ooF--aimos[ '52:8 million more [n
<br />¢undin~ ~han (he ,:~ty is expected to cap[ute
<br />between ~oo2 and 2oo7. In ~he absence
<br />expanded funding, [t wilt be impossibie for
<br />
<br /> In order (o orovide better service
<br /> Prdc;~c~ subscribers, with (his issue we
<br />
<br /> ~he complete iisi of references for Nichoias
<br /> ' Srunick's ardc(e and affordable
<br /> · Neb /esourcas On (he 2doing Prdc~/ce web
<br /> oases ;fAPA's websKe. We revile ./au
<br /> :y, ec'.( out :his enhancement al www.ptan-
<br /> nin~.o¢~/Zonina¢ractice/ currendssue, h[m.
<br /> Ne ,viii do d~s whenever we determine
<br />
<br /> ,ye :so use d~e in[emac :o heighten
<br /> n/orma[~ona~ .,~ue ve ale oedverm~
<br />
<br />Rosevi[(e to meet il:s regional affordable hous-
<br />ing :~dat ~.hrou§n ils ,/oluntan/pro§rare. With a
<br />mandaf, ory inc[usionao/zoning' pro§tam, some
<br />of ~hese affordable homes cou[d be produced
<br />~.hroug'h ~ combination of density bonuses.
<br />flexible zonin~ standards or other offsets, and
<br />'(he market adiustments and deveioper cra-
<br />advid/thor, result ~:rom a mandate ~o produce
<br />affordable housing'.
<br />
<br />PREDICTABILITY FOR COMMUNITIES
<br />
<br />AND OEVELOPERS
<br />
<br />Mandatory pro§rams offer reliability and pre-
<br />dj(tab[lily ~o g'enerate results. Mandatoo/pro-
<br />grams provide deveiopers ,,vi[h predictabiiib/
<br />by setdn§ uniform exoectadons and require-
<br />ments and estabIisnin§ a level piayin§
<br />for all developers. Od,/diapers canno~ price
<br />and value land approprfa~eiy and make
<br />informed inwesr, men~ decisions unies5 the,/
<br />know what (h.e ~ocal community will allow
<br />them to build and what is required of ~.hem.
<br />]'he wars[ barrier to housin§ production and
<br />constricted suppi¥ is an unpredictable de,/ei-
<br />Opment atmosphere.
<br />
<br /> Under voiuntao/or ad hoc inc!usionar!
<br />housin§ pro§rams, a developer may no[ Know
<br />who( he or she will be allowed ~o bui[d
<br />what mil be required of (hem .]ntii r. hey enter
<br />inca and complete ~he ne§odated develop-
<br />ment process with (he community.
<br />Oeve(opmen[ decisions are usually (roue'h(
<br />,~ith community politics and can be applied
<br />unfaidy to differen~ developers depend[n§
<br />upon (heir patiO(al connections.
<br />
<br /> Under a mendel:on/indusionary housin§
<br />prog'ram, dm/mopers ,Mill always know up front
<br />what is required of them. Hopefully, ,:he,/also
<br />wiil know up ~ront ,vhat cost offsets ~hey wiil
<br />receive from ;.he community with the afford-
<br />able units. The hig'niy successful indusionary
<br />zonin§ pro§rams in &,lontgomew and Fairfax
<br />Coundes {over ~3,ooo and 2,~oo affordable
<br />uni[s produced, respecdvebl) are ~wo such
<br />e;,.amp[es. Like other zonin§ ,'egu[ations,
<br />manda~onl mclusionary housing' orog'rams
<br />Nith dear cos~ offse[s provide i~e,/pla,tars in
<br />~he ilousm§ marl(e( with ~he information
<br />needed ~o make efficient ~ecisions aOou[ aLlo-
<br />:auon ,)f :esources. n
<br />;rvme -ecendv oPbied [he ,:m/,:dUn(it '.:o
<br />.:han~e ,:he ::~[/'
<br />aance,:rom ioluR[a¢/ . mandatory
<br />
<br />128 :OI, IINC~PRACTiCE
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