[PPT] - Affordable Housing and Zoning PowerPoint Presentation, free download

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Affordable Housing and Zoning

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Good Morning!

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Presenters

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Housing Affordability – A National Problem

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Sources: Yates (2011), ABS (2017c) and ABS (2017d)

House prices have grown much faster than incomes since the mid-1990s.

Notes: Data for 1970 to 2010 is from Yates (2011). Data from 2010 is six-monthly growth in the residential property price index from ABS (2017c), deflated by the

CPI. Earnings data is full-time ordinary time earnings

from ABS (2017d), deflated by the CPI.

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Housing Affordability – A National Problem

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Source: Case-Shiller National Home Price Index

Home price to income ratio.

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Housing Affordability – A National Problem

Recently sold homes with monthly payments affordable to the following median income households:

All Households

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Source: Harvard Joint Center for Housing Affordability

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Housing Affordability – A National Problem

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Housing Affordability – A National Problem

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Housing Affordability – A Michigan Problem

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Source: Harvard Joint Center for Housing Affordability

Recently sold homes with monthly payments affordable to the following median income households:

Renter Households

Source: Harvard Joint Center for Housing Affordability

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Housing Affordability – A Michigan Problem

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AFFORDABLE HOUSING AND ZONING September 27, 2019

We don’t have all the answers.

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Long term, structural problem
Macro-economic factors
Social factors
Planners will be working on this issue

for A LONG TIME

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AFFORDABLE HOUSING AND ZONING September 27, 2019

But Planning and Zoning can help.

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Zoning has historically been “part of

the problem.”

But now it can be part of the solution

– by focusing on increasing supply of housing.

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The Problem: Three Inconvenient Truths

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Holland Housing Stats

Population: 33,327
265 Homes currently for sale

(www.Zillow.com)

33 homes listed under

$200,000

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Ottowa County Housing Stats

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AFFORDABLE HOUSING AND ZONING September 27, 2019

v Cost Burdened: paying 30% or more of their income towards housing costs

We need more homes for rent at all price points.

Demand for rent. New Units 2018-2023.

Less than $625/mo

1,515 homes

$625 - $1,249/mo

1,065 homes

$1,250/mo or more

818 homes

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Grand Rapids Ypsilanti Ferndale Detroit

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AFFORDABLE HOUSING AND ZONING September 27, 2019

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Difficult to Reconcile

Need more housing choices and housing

types to increase supply and therefore drive down costs

Love our neighborhoods so often don’t want

to change any character by increasing densities

More affordable single family housing in

neighborhoods often needs a lot of repair which is costly

Sprawl housing is often cheapest to build new
Sprawl leads to traffic, emissions, road work,

more costly

Concerns about street connections so silos

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Downtown Density

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Finding a Place Where Density Fits

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Downtown Density Tips and Tricks

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Define your “downtown” – could it grow?
Subsidy programs help, but they can’t solve

the problem on their own. ü Don’t rely on them.

Form Based Code helps, but isn’t necessary

ü But mixed use zoning is ü Understand where mixed use is appropriate vs multi-family residential ü Give developers choices

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Downtown Density Tips and Tricks

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Don’t limit density, regulate building heights/massing/setbacks

ü Reduce or eliminate rear yard setbacks

Ease any restrictions on upper floors

ü Work to prevent building code problems

Be intentional about building height

ü But don’t be shy ü Can be very specific – even block by block, or corner vs interior lots

Parking drives up costs

ü Limit or eliminate parking requirements if possible ü Consider paid parking

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Smart Greenfield Planning and Zoning

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How do we get this instead?

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“Greenfield Mixed Use” Zoning

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AFFORDABLE HOUSING AND ZONING September 27, 2019

“Greenfield Mixed Use” Zoning

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AFFORDABLE HOUSING AND ZONING September 27, 2019

“Greenfield Mixed Use” Zoning

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“Greenfield Mixed Use” Zoning

B-

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AFFORDABLE HOUSING AND ZONING September 27, 2019

“Greenfield Mixed Use” Zoning

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a. The minimum density of any residential development within the GMU district

shall be six units per acre. There shall be no maximum density, provided that all requirements for building heights, setbacks, and minimum unit sizes are met.

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Preserving Open Space and Building Housing

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Cluster/ Open Space Preservation Neighborhoods

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Not a new concept
In fact – required by MZEA
But we can’t just hope they happen
Need intentional and specific planning

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City of Walker Master Plan

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“South Walker”

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AFFORDABLE HOUSING AND ZONING September 27, 2019

“Cluster Development” as a Future Land Use Category

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Planning the Preserved Space

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Expanding Housing Choice in Existing Neighborhoods

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Missing Middle Housing

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Integrating Missing Middle Housing into Residential Neighborhoods

CASE STUDY – CITY OF HOLLAND

1. Are lot area minimums too large so many properties are not eligible for conversions
r new construction up to 4 units?
2. How many existing multiple unit houses are on lots that meet the minimum lot area?

How many are nonconforming?

3. What do other communities have as their minimum lot sizes for multiple units?
4. Are the width minimums too limiting?
5. Is it the character or the potential density that people have concerns about?
6. Must there be a zone district that only allows single family?

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AFFORDABLE HOUSING AND ZONING September 27, 2019

City Minimum lot area for single family

Min. lot area for each

multifamily unit Minimum frontage width for multifamily

Holland 8,400 / 7,200 / 5,000 4,800 60/40 Grand Rapids 7,000 / 3,000 2,750 / 2,000 / 1,250 100/80 Kalamazoo 10,000 / 6,250 / 4,000 6,250 / 1,000 50/33 Grand Haven 8,700 / 5,900 9,000 / 5,900 100/45 Saint Joseph 6,000 / 5,000 / 4,000 6,000 / 4,000 66/33

4,800 2 = 9,600 sf 3= 14,400 sf 4= 19,200 sf

299 / 324 / 40 73 / 16 / 0 72 / 9 / 1

Eligible/Existing/Conforming Traditional Neighborhood Zone District

3,000 2 = 6,000 sf 3= 9,000 sf 4= 12,000 sf

1,698 / 176 336 / 2 153 / 2 53

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Holland’s Public Outreach Process

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AFFORDABLE HOUSING AND ZONING September 27, 2019

“Missing Middle Overlay”

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Under consideration by many communities,

large and small

Allowing 2-4 unit buildings in “single family”

zoning districts, with controls ü Criteria for increasing number of units

Lot Size
Lot Location

(corner lots, non-dead-ends, etc)

Design Standards

ü Special Use Permit

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AFFORDABLE HOUSING AND ZONING September 27, 2019

“Missing Middle Overlay”

A. MM-1 Neighborhood Node. The Intent of the MM-1 sub-district is to allow the construction of mixed-

use commercial-residential buildings, as well as missing middle housing types such as quadplexes, duplexes, and garden courts, where appropriate.

B. MM-2 Quadplex. The Intent of the MM-4 sub-district is to allow up to four dwelling units on a lot,

provided that the lot is adequately sized and that the building and site have appropriate designs for the surrounding area.

C. MM-3 Garden Court. The Intent of the MM-3 sub-district is to allow the construction of “Garden

Courts,” i.e. clusters of one-and-two family dwellings sharing common open space and sometimes parking, on appropriately sized lots with appropriate design for the surrounding area.

D. MM-4 Bonus Housing Unit. The Intent of the MM-2 sub-district is to allow an additional housing unit
n otherwise single-family lots, in the form of an accessory dwelling unit or duplex, provided that the

design and function of the additional housing unit is compatible with the surrounding area.

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AFFORDABLE HOUSING AND ZONING September 27, 2019

“Missing Middle Overlay”

1. MM-4:

a) Allowable Density: One dwelling unit per 10,000 square feet of lot area. b) Maximum Units Per Lot: Two units.

2. MM-3:

a) Allowable Density: One dwelling unit per 3,000 square feet of lot area. b) Maximum Units Per Lot: Ten units, but no single building may contain more than two units.

3. MM-2:

a) Allowable Density: One dwelling unit per 3,000 square feet of lot area. b) Maximum Units Per Lot: Twelve units, but no single building may contain more than four units.

4. MM-1:

a) Allowable Density: One dwelling unit per 3,000 square feet of lot area. b) Maximum Units Per Lot: No maximum, provided that all setback, lot coverage, and height standards of the underlying zoning district are met.

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AFFORDABLE HOUSING AND ZONING September 27, 2019

Neighborhood Design Toolkit

61

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Affordable Housing and Zoning

Good Morning!

Presenters

Housing Affordability – A National Problem

Housing Affordability – A National Problem

Housing Affordability – A National Problem

Housing Affordability – A National Problem

Housing Affordability – A National Problem

Housing Affordability – A Michigan Problem

Housing Affordability – A Michigan Problem

We don’t have all the answers.

But Planning and Zoning can help.

The Problem: Three Inconvenient Truths

Here’s the problem …

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Holland Housing Stats

Ottowa County Housing Stats

We need more homes for rent at all price points.

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Difficult to Reconcile

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Downtown Density

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Finding a Place Where Density Fits

Downtown Density Tips and Tricks

Downtown Density Tips and Tricks

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Smart Greenfield Planning and Zoning

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How do we get this instead?

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“Greenfield Mixed Use” Zoning

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“Greenfield Mixed Use” Zoning

“Greenfield Mixed Use” Zoning

“Greenfield Mixed Use” Zoning

“Greenfield Mixed Use” Zoning

Preserving Open Space and Building Housing

Cluster/ Open Space Preservation Neighborhoods

City of Walker Master Plan

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“South Walker”

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“Cluster Development” as a Future Land Use Category

Planning the Preserved Space

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Expanding Housing Choice in Existing Neighborhoods

Missing Middle Housing

Integrating Missing Middle Housing into Residential Neighborhoods

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Holland’s Public Outreach Process

“Missing Middle Overlay”

“Missing Middle Overlay”

“Missing Middle Overlay”

Neighborhood Design Toolkit

Questions and Discussion