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and devmopmen[s [hat requ re a :onditionai
<br />use permit ere sup[ecl :o :~ :2 oercant 3[~ord-
<br />abiecomponenL nqreasm~co vpercan[ f
<br />the afford~{e
<br />
<br />mcan[ives, neon[ives ~re imi[edcore(unas
<br />
<br />mit ~ees ~or ~he :~o~ion of ~he i~ousm'~
<br />cna[ s orice~ ]~oraamy. Devmooers c~n make
<br />· :ee-m-deu oavmen[s :o
<br />Affordame Housin~ Fund ms~ead 3[ buiidin~
<br />foe ~ni~s. The ~moun~){~he fee s Ia[ermined
<br />oy se'turin Factors, inc:uain~ ~he ~rolec[ed
<br />zaiue ~f the afforaable units ff [~e ~evmoper
<br />cons/rutted [hem 3n-site.
<br />
<br /> The ~esui~. Since me adoption o~ cam-
<br />ptenensive inciusionapfzonin~ n ~oo~,
<br />
<br />pro,ram nas := ..... a(eu~.,.;o homes
<br />
<br />and apar[menB wi(n ~B~roxima[eb/ ~4o more
<br />um~s in :he Jevelopmen[ piem[ne. ~annin~
<br />~a,, ;epor~ an increase in JovaN)omen[ at,iv-
<br />]['! since passage of:he ordinance.
<br />
<br />BENEFITS
<br />Though r. ar§e :ides are newcomers ~o inc!u-
<br />sionap/._'oran§, ~hree ~atuaoie dendrite can be
<br />seen ;:rom the experience ~hus far. :irs[. inc[u-
<br />sionaP! zonm~ is a ~i~my versa[lie ooiic't cool
<br />...... r...Jv..v In argo
<br />affluent subums, an~ smaller communities.
<br />Second, inclusionan/aousm,~ programs ,,men
<br />p[ooeri,t designed, wiii not chill development
<br />in large urban canters. Third, [nclusionaw zon-
<br />ing can successfully serve ~ broaa range of
<br />income levms and populations in need of
<br />affordaDie housin~ in uman c~n[ers.
<br /> Versatility. :liven both :he poor prospects
<br />for a renewe~ ~edefal commitment to afford-
<br />able housing and d~e proven success of mciu-
<br />sienan/zoning programs around the aountW,
<br />more cities with hi,her-cos[ nousin~ markets
<br />saoutd feel em~oidened ~o ~xpiore mO, usim]-
<br />a~ Noosing programs. The c:ties profiled in
<br />
<br />Jnits of afforoabie nousine or .:o['~ec~ed :om-
<br />paraole ~ees-m-deul Jslng a !arm[v o~
<br />
<br /> f~ect on deveiopmenr end cos[ ~sffse~s.
<br />
<br />can{ers, encoura~'in§ sprawl ]nd axacerbatin§
<br />affordaaiiitv problems. Evidence from ~he .five
<br />:ides profiled in [his art. it'.e, mdudin§ inter-
<br />views .,vi[h piannin~ staff, shows [~is ~o ~e
<br />uniike% City scarf in San Fra~c~sco,re~ort ~hac
<br />:he averait pace ~f development nas actually
<br />~cze~era[ed s;nca passage alcoa mandaton/
<br />inclusionap~ heusin$ ]rainanca--noc sumris-
<br />~n~ :Ons~defin~ fha broad experience of iac'.u-
<br />JJo~ap/housJn~ pro,rams across :he CouP[p/.
<br />;n facL ana~yticai studies, anecdo[ai evidence,
<br />ind de,/e(ooer and ,:ommufiity reaction From
<br />communities na[J~nw[defn~fcate::hat nc[u-
<br />sionap/housing pro,rams nave no( iaused
<br />overall ievets o~
<br /> ]e, .,moment b3 slow.
<br />
<br />La r§e-ck.y administrators
<br />'must not buy into the
<br />misconception that
<br />inciusionary housing wii!
<br />.... drive deveiopment
<br />out of urban centers.
<br />
<br /> Three of ~he cities profiled orc,:ide
<br />
<br />in [he ,ray ,)f cost. of[sets [0 developers. Mos[
<br />inclusionap! housin~ pro,rams inc:ude den-
<br />si~/.bonuses, 'fie;tibia zoning, ;;ed ¢/aivers, an
<br />expedited permitting process, or other bene-
<br />fits to help dove opers o~fse( [he cast of pro-
<br />ducing affordabie homes. The San Oie~o, San
<br />Francisco, and Boston programs appear ~o be
<br />working quire welt despJ~e offering little or no
<br />cos[ offseB. Oenver and Sacramento provide
<br />a generous list of offsets, and on baiance,
<br />have cma[ed more affordabie units (which
<br />could be attributed to many ~actors independ-
<br />ent of :he inciusionary drdinance) ~han (heir
<br />counterparts. ~h[s Fact demonstra(es the
<br />importance of carefully examining and under-
<br />s[andin¢ the ~oca[ housin~ mad(et when
<br />des;going 3 orogram.
<br />
<br /> Who is bein~ saP/ed? inc~usionary nous-
<br />ngorogramsin argo :ities,:~n oe 3 ¢(e:(ibie
<br />~oo~ 5ervin~ .~ ,'.llde iArleW )~ ncome evers.
<br />~e-ci[v Dro~r3~ deed fid[ ¢efve omv house-
<br />ho{ds ~[ ~r ~ear :oo per,:en( )f:ae median
<br />r~come. Denver, he mos/oroduc;n/e
<br />;ar~e-,:[cv 3ro~ram5. 3roviaes For :he ":eeo-
<br />~S;" ;ncame :ar~e[;l/~. pril'nariiv
<br />
<br />ifs pro§ram so Chat ~wo-(hirds of the nousin~
<br />units produced .,vii! sen/e vePldow-income
<br />housenoids (households below So per(apl:
<br />[he AMI). One-(hiro of/ne housin~ Joins pro-
<br />,]uced se¢/e ~ousenoids ac or below ~o ger-
<br />t:ant of[he AMI.
<br /> ~enver ~nd Sacramento provide deveb
<br />oders with some flexibii[bt in ,:ampiyin~ with
<br />chose eligibility requiremen[s. Oenver ~eveh
<br />98men[s /~a[ are caller ~nan three s/dries.
<br />aquiooed wifh afevaiors, and where over
<br />oercaq~ a[ fha parKin~ is in a parKin~
<br />lure ~av nave J[[ordao[e For-Said units
<br />priced up [o ')5 percent o~ fha AMi and
<br />ren[m units 'JO to 3o 9er(eof af [he AMI. !n
<br />Sac/amen[o, on small proiec[s (less (hap
<br />ac~es), a deveioper may meet ~he mc'.usion-
<br />ary obii~adon ~y pricfn~ all of [,he affordaoie
<br />homes at or Oeiow ao per(eh( of fha ANti if
<br />ad ~he homes are for-said units and
<br />In addition, ',vi[h special approval, small
<br />condominium aeveiopers maypnca
<br />thirds of the' affordable units below ad per-
<br />can[ of the AMI and one-third of ~he a[ford-
<br />aoie units beiow 5o per(ant o~ the AMi.
<br />
<br /> Pro,rams in large cities also can 7date a
<br />mix of income levels, xith some um[s ao~n~ ;o
<br />moderate-income households and diners to
<br />tow-income households, }s is done [~ ~os[on
<br />and San Oieffo. Finaiiy, a larse cib/can success-
<br />fully use an inciusionan/housin~ ordinance
<br />moderate- [o middle-income residents, as in
<br />San Francisco, ,,vnicn sets the hi,nest income
<br />~ar~ets of fha ~]ve didos
<br />
<br />NOT jUST FOR SUBURBS AND
<br />
<br />SMALL CITIES ANYMORE
<br />After decades of decline, American cities are
<br />on :he rebound. 8ut continued success cannot
<br />be taken for =~rao[ed. £nsurin§ ~.he ,future
<br />growth and vitaiity of tar§e uraan center~
<br />
<br /> - ~._ ~' '~ ' 'q~i -
<br />
<br />:ONINC- PRACTICE
<br />
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