Building a Vibrant, I nclusive Verm ont Introduction: by Ted - PDF document

9/18/2015 Building a Vibrant, I nclusive Verm ont Introduction: by Ted Wimpey Director, Fair Housing Project , Champlain Valley Office of Economic Opportunity (Funded in part by the US Department of Housing and Urban Development- US HUD is not responsible for the content of this presentation.) A strong, resilient com m unity is…  “An urban, suburban or rural community that has more housing and transportation choices, is closer to jobs, shops or schools, is more energy independent and helps protect clean air and water for all citizens.” (From the VT Department of Housing and Community Development’s web site.) …let’s build them ! 1

9/18/2015 First a little detail…  There is a new rule in tow n – HUD’s Affirm atively Furthering Fair Housing rule ( Effective as of August 17, 2015) So… AFFH? W hat’s That, and W ho Cares? And, what gives HUD the right? The Federal Fair Housing Act of 1968 - “…The Secretary of Housing and Urban Development shall-- administer the programs and activities relating to housing and urban development in a manner affirmatively to further the policies of this [Act]…”  W ho should be aw are of the AFFH Rule? * Long broad and loose answer: Every state, county, municipality, housing authority, and housing/ community development organization in the US * Short and particularly important answer: All entities which receive federal money W ho? … m e? 2

9/18/2015 W hy AFFH?  In short, not only is it an enforceable rule that applies to many entities, but doing it is actually good for people who need a mix of housing types which they can afford, in mixed income neighborhoods, with work and other opportunities close by. AND –  I t is good for business! Thriving communities need workers and customers! W hy AFFH? W e all should consider the w indfall rew ards of AFFH to prom ote econom ic developm ent in tow ns, cities and regions More Housing Choice Opportunities in a Community = More Economic Vitality in a Community • Businesses – and municipalities - need their employees (and owners) safely housed in homes they can afford • Businesses need customers and clients close to them • Businesses need people with disposable income AFFH - The Sticks, The Strings, & The Carrots 3

9/18/2015  THE PEOPLE OF OUR COMMUNI TI ES CAN FLOURI SH and THRI VE Face shots from the VT Affordable Housing Coalition’s “Postcard Project” W hy any of this? This is w hy! THANK YOU ALL 4

9/18/2015 Thriving Com m unities: Building a Vibrant I nclusive Verm ont www.thrivingcommunitiesvt.org: Web Site @ThrivingVermont: Twitter Thriving Communities: Building a Vibrant, Inclusive Vermont: Facebook Thriving Communities  c/ o CVOEO Fair Housing Project (FHP) PO Box 1603  Burlington, VT 05402 (802) 660-3456 x106 (Ted Wimpey, FHP Director) -------------------------------------------------------------------------------------- Fair Housing Project (FHP) A program of the Champlain Valley Office of Economic Opportunity (www.cvoeo.org) FHP Web Pages: vtfairhousing.org Twitter: @VTFairHousing E-mail: fhp@cvoeo.org 255 S Champlain St # 9, Burlington, VT 05401 - Contact us Housing Strategies for Building Vibrant, I nclusive Com m unities John Em m eus Davis Burlington Associates in Com m unity Developm ent 5

9/18/2015 Vibrant, I nclusive Com m unities Rem ove negative barriers to inclusive com m unities: “Furthering fair housing” 6

9/18/2015 Rem ove negative barriers to inclusive com m unities:  Advertising/ m arketing hom es  Renting/ selling hom es  Lending for m ortgages or hom e im provem ents  Exclusionary zoning  Restrictive covenants  Public investm ent that ghettoizes affordable housing “Furthering fair housing” “Affirm atively furthering fair housing” Create positive options for inclusive com m unities 7

9/18/2015 Building Vibrant, I nclusive Com m unities NEGATI VE POSI TI VE Rem ove Barriers Multiply Options Multiply housing options for inclusive com m unities:  Design : density, size, type, location, accessibility, energy efficiency, etc.  Tenure : how is the housing ow ned and operated?  Price : how is the housing brought w ithin reach of a w ide range of incom es? 8

9/18/2015 Building a Vibrant, I nclusive Com m unity Design Tenure Price Housing Choice as a W ay to Build Vibrant & I nclusive Com m unities  TENURE: Multiply options in the w ay that housing is ow ned & operated  PRI CE: Multiply options in the w ay that housing is publicly prom oted & subsidized 9

9/18/2015 Either/ or Box of Affordable Housing Hom eow ner-m anaged Privately-ow ned Price-controlled Ow ner-occupied Tenant-occupied Market-priced Publicly-ow ned Landlord-m anaged Either/ or Landscape of Affordable Housing OW NERSHI P Privately-ow ned Publicly-ow ned Ow ner-occupied Tenant-occupied Market-priced Price-controlled 10

9/18/2015 Either/ or Landscape of Affordable Housing OPERATI ON Hom eow ner Landlord responsibilities: responsibilities: • Pay m ortgage • Pay m ortgage • Pay taxes • Pay taxes • Pay insurance • Pay insurance • Make repairs • Make repairs • Replace system s • Replace system s • Re-sell hom e • Re-rent hom e 11

9/18/2015 Breaking Out of the Box Hom eow ner-m anaged Privately-ow ned Price-controlled Ow ner-occupied Tenant-occupied Market-priced Publicly-ow ned Landlord-m anaged 12

9/18/2015 Change the way housing is ow ned  Rights of residential property  Responsibilities of residential property  Risks of residential property  Rew ards of residential property Change the W ay That Housing is Operated  Preserve affordability  Prom ote repair & replacement  Prevent foreclosures 13

9/18/2015 Multiply Choices in Tenure of Housing Owner-occupied Tenant-occupied Housing Housing | | | | | | | | | | | | | | | | | | | | | | Deed-restricted | Deed-restricted | Mutual Housing | House | Condominium | Association | | | | Community Land Limited Equity Nonprofit Rental Trust Cooperative Housing Shared Equity Hom eow nership Source: J.E. Davis ( 1 9 9 4 ; 2 0 0 8 ) Multiply Choices in Type of Housing 14

9/18/2015 Change the W ay That Housing is Designed  Rethink density, size, scale, and appearance  Conserve energy  Prom ote accessibility (“universal design”) PRICE How Have Communities Intervened to Promote and Subsidize Affordable Housing? 15

9/18/2015 Housing Policy Production Intervene to Expand Supply  LAND DONATION (or subsidies to acquire land)  SITE REMEDIATION  INFRASTRUCTURE DEVELOPMENT  HOUSING CONSTRUCTION (including incentives and requirements for energy efficiency and accessibility)  EXPEDITED REVIEW & PERMITTING  INCENTIVE ZONING (higher density; accessory apartments; parking waiver; etc.)  INCLUSIONARY ZONING 16

9/18/2015 Consumption Intervene to Expand Demand  REMOVAL OF DISCRIMINATORY BARRIERS  DOWNPAYMENT ASSISTANCE  LOW-INTEREST MORTGAGES  HOMEOWNER EXEMPTIONS & DEDUCTIONS  RENTAL SUBSIDIES (e.g., Sec. 8)  TENANT RIGHTS COUNSELING  HOMEBUYER COUNSELING  ASSISTANCE FOR ENERGY EFFICIENCY  ASSISTANCE FOR ACCESSIBILITY UPGRADES Sunny Day Housing Policy ✔ Economy grows steadily and evenly ✔ Home values & prices rise gradually ✔ Household incomes rise steadily 17

9/18/2015 A Business Cycle of Boom and Bust 18

9/18/2015 Homes At Loss  Affordability evaporates when markets are hot  Security vanishes when creative  Quality erodes financing collides when markets are with collapsing real cold estate values Homes At Loss: Five-year Success Rate for New Homeowners of Modest Means Success of first-time low-income homeowners (Herbert and Belsky, 2008) 50% Success of first-time low-income homeowners (Reid, 2004) 47% 19

9/18/2015 State Support for Homes That Last 20

9/18/2015 Homes That Last “Stewardship” Housing Policy Preservation Homes That Last  PRESERVE affordability of publicly subsidized, privately owned homes  PROMOTE the maintenance of publicly subsidized, privately owned homes  PREVENT the loss of publicly subsidized, privately owned housing, especially in the face of “expiring use” and mortgage foreclosure 21

9/18/2015 The “ Steward ”  Community land trust  Limited equity coop  Community development corporation  Habitat for Humanity  Public agency Building a Vibrant, I nclusive Com m unity Design Tenure Price 22

9/18/2015 Neighborhoods At Risk The Silver Tsunami Neighborhoods at risk When houses presently owned and occupied by elders are sold to absentee landlords or to affluent homebuyers the character of entire neighborhoods – or entire towns – can change dramatically. 23

9/18/2015 An elusive remedy for neighborhoods a risk . . . GOAL # 1: Help elderly homeowners who want to remain in their homes. GOAL # 2: Help elderly homeowners who are ready to leave their homes. GOAL # 3: Help younger homebuyers of modest means to buy those homes. Housing Strategies for Building Vibrant & I nclusive Com m unities John Em m eus Davis BurlAssoc@aol.com W ebsite: burlingtonassociates.com 24