HOUSING DEVELOPMENT and AFFORDABILITY INITIATIVES MEETING AGENDA - - PowerPoint PPT Presentation

HOUSING DEVELOPMENT and AFFORDABILITY INITIATIVES

HOUSING DEVELOPMENT and AFFORDABILITY INITIATIVES

MEETING AGENDA

Tuesday, June 26, 2018 | Public Kick-Off Meeting

PART 1: INTRODUCTION and BACKGROUND PART 2: DEFINITIONS, STRATEGY, INVENTORY, NEEDS, PROGRAMS PART 3: ZONING, LAND USE, and PARKING OVERVIEW PART 4: QUESTIONS and COMMENTS PART 5: NEXT STEPS

PART 1: INTRODUCTION

NEIGHBORHOOD AFFAIRS

Rob Gerdes, Administrator

CITY DEVELOPMENT

Alan DeLisle, Administrator

Housing and Community Development Joshua Johnson, Director Stephanie Lampe, Senior HD Coordinator Planning & Development Services Dept. Elizabeth Abernethy, Director Urban Planning Division Derek Kilborn, Manager Development Review Services Division Corey Malyszka, Interim Zoning Official Transportation Parking Management Dept. Evan Mory, Director Transportation Planning Division Cheryl Stacks, Manager Thomas Whalen, Planner III

MAPPING

Geographic Information Systems

Planning & Development Services Dept. Engineering & Capital Improvements Dept. Department of Technology Services Michael Hernandez, CS Coordinator

PART 1: INTRODUCTION

AGENCY STAKEHOLDERS PUBLIC STAKEHOLDERS

City Administration City Council Housing, Land Use, Transport. Committee Affordable Housing Advisory Committee Development Review Commission Community Planning and Pres. Commission Forward Pinellas Residents Business Owners Affordable Housing Developers Home Builders Lending Institutions

• St. Petersburg Area Chamber of Commerce

Council of Neighborhood Associations Individual Neighborhood Associations 2017 Land Use Working Group Pinellas Realtors Organization

PART 1: HOW DID WE GET HERE

1977 Zoning Ordinance Update

Segregated land uses, encouraged suburban-style development

2007 Vision 2020 Plan and Zoning Ordinance Update

Introduced Neighborhood, Corridor, Center concept Introduced Traditional and Suburban zoning distinctions Mixed-uses, higher densities, accessory dwelling units

2014 Grow Smarter Initiative

Encouraged higher density, mixed-use, walkable development Coordination with priority transportation corridors

2017 Feb. Detached, Row Houses (“Skinny Houses”)

Presentation to Housing Committee, Public Workshop Subsequent shift to more comprehensive strategy

PART 1: HOW DID WE GET HERE

2017 Feb. Detached, Row Houses (“Skinny Houses”)

Presentation to Housing Committee, Public Workshop Subsequent shift to more comprehensive strategy

2017 Oct. Knowledge Exchange Series Released

Published by Forward Pinellas “Finding the Missing Middle”

PART 1: HOW DID WE GET HERE

PART 1: HOW DID WE GET HERE

2017 Feb. Detached, Row Houses (“Skinny Houses”)

Presentation to Housing Committee, Public Workshop Subsequent shift to more comprehensive strategy

2017 Oct. Knowledge Exchange Series Released

Published by Forward Pinellas “Finding the Missing Middle”

2018 Feb. Affordable Housing Advisory Committee 2018 Mar. Forward Pinellas Grant Lending Analysis 2018 Mar. Committee of the Whole, Part 1

Current Programs

2018 April Committee of the Whole, Part 2

Programs being studied, developed, and refined PART 1: HOW DID WE GET HERE

PART 1: WHAT DO WE HOPE TO ACHIEVE

TEXT AMENDMENTS MAP AMENDMENTS HOUSING PROGRAMS

Countywide Plan Rules Comprehensive Plan Vision 2020 Plan City Code Countywide Plan Map Future Land Use Map Official Zoning Map Amend Existing Establish New

• Individual amendments may be brought forward as stand-alone applications
• First amendment applications may be ready by early October

PART 2: DEFINITIONS, STRATEGY, INVENTORY, NEEDS, PROGRAMS

AFFORDABLE HOUSING No more than 30 % of gross income spent on rent or mortgage.

PART 2: DEFINITIONS, STRATEGY, INVENTORY, NEEDS, PROGRAMS

PART 2: DEFINITIONS, STRATEGY, INVENTORY, NEEDS, PROGRAMS

AREA MEDIAN INCOME (“AMI”)

The area median income (AMI) is a statistic generated by the U.S. Department

• f Housing and Urban Development (HUD) for purposes of determining

the eligibility of applicants for certain federal housing programs.

VERY LOW INCOME LOW INCOME MODERATE INCOME

Does not exceed 50 %

• f AMI for the region.

Household of 4 $29,900 $747 / monthly payment Does not exceed 80 %

• f AMI for the region.

Household of 4 $47,850 $1,196 / monthly payment Does not exceed 120 %

• f AMI for the region.

Household of 4 $71,750 $1,794 / monthly payment

Incentives to construct and preserve

• LDR’s
• Permit process
• Rebate program

Gap funding to construct and preserve

• Federal/State money

Assist in purchasing and remaining

• WIN
• Homebuyer assistance
• Barrier Free
• Neighborhood Team

Boost incentives / establish funding source

Strategy

• 1,251 Units - Housing Financing (2010-2018)
• 158 Units - LDR’s Workforce Housing

City Related Programs

• 3,430 units - SPHA rental vouchers
• 371 units - SPHA-operated
• Significant waiting list for rental vouchers
• 2,759 units - Other affordable
• St. Petersburg Housing Authority

Median Sales Price

$229,100 $169,500 $166,900 $140,000 $169,000 $222,250 $245,000 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 2004 2006 2008 2010 2012 2014 2016 2018 2020 Median Sales Price Years Market Conditions

Average rent in the City of St. Petersburg, according to Rental Café:

All Rentals Studio 1 Bed 2 Bed 3 Bed Average Rent

$1,238 $869 $1,102 $1,361 $1,729

Year Over Year Change

7% 8% 6% 6% 4%

Average Apartment Size

877 SF 482 SF 706 SF 1,029 SF 1,313 SF

January 2015 - $1,115 for 2 bedroom

Market Conditions

CHAS Data

• Cost burden = or less than 30% - 62,355
• Cost burden 30% to 50%
• 21,455
• Cost burden above 50%
• 19,350
• Total households
• 103,150
• Total households burdened
• 40%
• 2010 – 43% total households burdened
• 2000 = 29% total households burdened

CHAS Data

CHAS Data

• 75% - households at 30% or less of AMI are cost burdened
• 79% - households between 30% and 50% of AMI are cost burdened
• 64% - households between 50% and 80% of AMI are cost burdened
• 41% - households between 80% and 100% of AMI are cost burdened
• 14% - households at 100% or greater of AMI are cost burdened

CHAS Data

Cost Burden Comparison with Other Cities

30% or less AMI 30% to 50% AMI 50% to 80% AMI 80% to 100% AMI 100% or greater AMI

• St. Petersburg

75% 79% 64% 41% 14%

Orlando

79% 90% 77% 48% 15%

Tampa

74% 78% 64% 44% 13%

The City’s housing programs consist of the following:

• Multi-family Development Assistance
• Purchase Assistance
• Owner-occupied Rehabilitation Assistance
• Barrier-Free Assistance
• Rental Assistance
• Homebuyer Education

$0 $500,000 $1,000,000 $1,500,000 $2,000,000 $2,500,000 $3,000,000 $3,500,000 200120022003200420052006200720082009201020112012201320142015201620172018

PRIOR & CURRENT YEAR'S FUNDING ALLOCATIONS (WITHOUT NSP/CDBGR/HPRP)

CDBG HOME ADDI ESG SHIP CHTF Linear (CDBG) Linear (HOME) Linear (SHIP)

379 168 211 464 1,011 268 113 2,358 $5,133,359 $1,174,021 $3,959,338 $6,808,208 $823,500 $2,336,956 $204,428 $340,359

1000000 2000000 3000000 4000000 5000000 6000000 7000000 8000000

Purchase Assistance Purchase Assistance > 80% AMI Purchase Assistance < 80% AMI Homeowner Rehabilitation Rental Assistance HPRP Tenant Based Rental Assistance Rapid Re-Housing ESG-SHIP Homebuyer Education

$$ Expended Strategies

2008 - 2018

Affordanble Housing Strategies $ Expended Affordanble Housing Strategies Units/People Assisted

Affordable Housing Strategies and Expenditures

1,216 UNITS $18,511,417 $179,813,836

MULTI-FAMILY CONSTRUCTION

Units Expenditure Leverage

Neighborhood Team

While increased code enforcement is necessary to protect the values of aging properties, some homeowners cannot afford to repair their homes. N-Team workers help to relieve that burden. Services available to homeowners who are elderly or disabled include:

• Painting (exterior)
• Carpentry
• Handicap Access Ramps
• Minor Roof Repair/Patching
• Roof Tarps
• Minor Plumbing
• Junk/Trash & Debris Removal
• Overgrowth Removal
• Code Violation Repairs

206 195 222 228 239 216 150 123 169 181 251 128 65 69 62 107 77 60 91 106 89 197

50 100 150 200 250 300

2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017

Number of Properties Fiscal Years Neighborhood Team (N-Team) Assistance Citywide CRA only

South St. Petersburg Community Redevelopment Area Multi-Family Construction Assistance

The South St. Petersburg Redevelopment Area is a Tax Increment Financing district and provides the following:

• The Plan was approved by City Council in May 2015
• Affordable Multi-family Housing Development Program – Provides up

to 15 years annual rebate of $50,000 per project per year

• Eligibility requires construction of a minimum of 10 residential units
• Funding source – City of St. Petersburg and Pinellas County TIF

contributions

• Work must be completed within 6 – 18 months

South St. Petersburg Multi-Family Rehabilitation

The Residential Property Improvement Grant program can be used for the following:

• Exterior and/or interior improvements on affordable or market

rate residential housing

• Substantial renovations that upgrade the building system and

sustain and extend the economic life of a structure

• Structural improvements, energy efficiency, HVAC and electrical

wiring

• An applicant may receive a reimbursable grant equaling the lesser
• f 20% of the preconstruction value of eligible improvements up

to $10,000 per unit, a minimum investment of $10,000 per unit

• The maximum award for a multi-family project is $90,000

Disposition of Foreclosure Lots

• Acquire lots through foreclosure program
• Currently 9 lots acquired
• Dispose of lots for affordable single-family housing (owner
• ccupied)
• Committee process
• Approved by City Council April 19, 2018

NSP Lot Disposition

South St. Petersburg CRA

• Leave budget open/move from competitive process
• Focus on affordable housing – not market rate
• Modify/Change existing programs
• Expand Rebate for Rehab program for affordable units
• Subsidize affordable multi-family
• Subsidize affordable single-family and ADU

What are Linkage (Mitigation) Fees

Linkage fees are a means for local government to collect monies to help support affordable housing. These fees, collected from market rate residential development and non-residential development, are placed in a trust fund to provide for the construction and maintenance of affordable residential units. Under Florida law, there must be a rational relationship between the linkage/mitigation fee imposed and the impact of new construction on the need for affordable housing.

Development of residential units Development of non-residential

Creates demand for labor

Construction workers & operations and maintenance workers Construction workers & workers at new development Demand for affordable housing Demand for affordable housing

Workers can’t afford housing

• Local governments must determine the need new market rate

residential and non-residential developments create for housing that is affordable to the workforce, as a legal basis for establishing a workforce housing mitigation program

• Affordable housing study for workforce – a nexus study provides

the required information for the workforce housing need created by new developments and provides statistical support for the fee calculation

• Fee is calculated on a square foot basis

LINKAGE FEE CONSIDERATIONS

• Conducting a nexus study
• Deciding land uses subject to fee
• Setting fee amount
• Establishing exemptions
• Establishing when fee is paid
• Deciding how money will be used

PENNY-FUNDED LAND ACQUISITION

• The applicable statute and the County-wide ballot authorize the

use of Penny funds to acquire land for affordable housing.

• $15 million 2020-2029
• Currently budgeted to start in 2023
• Working with City Council on policy goals
• The use of Penny funds for this purpose may require that the

purchased land be used as affordable housing in perpetuity.

PART 3: LAND USE, ZONING and PARKING OVERVIEW

Mixed Unit Types, “CARRIAGE HOUSE”

04.64 dwelling units per acre 60.78 dwelling units per acre

Mixed Unit Types, “DUPLEX, SIDE-BY-SIDE”

26.81 dwelling units per acre 19.36 dwelling units per acre 17.42 dwelling units per acre

Mixed Unit Types, “DUPLEX, STACKED”

28.09 dwelling units per acre 13.00 dwelling units per acre

Mixed Unit Types, “MULTI-PLEX, SMALL”

41.68 dwelling units per acre 19.59 dwelling units per acre

Mixed Unit Types, “BUNGALOW COURT” and “TINY HOUSES”

32.35 dwelling units per acre

Mixed Unit Types, “COURTYARD APARTMENTS”

25.93 dwelling units per acre 28.33 dwelling units per acre

Mixed Unit Types, “TOWNHOUSE” and “SKINNY HOUSE”

11.84 dwelling units per acre

Mixed Unit Types, “MULTI-PLEX, LARGE”

57.17 dwelling units per acre 47.74 dwelling units per acre 54.45 dwelling units per acre 13.78 dwelling units per acre

Density Analysis

Multi-Plex, Small

1110 8th Street North 5,000 SF or 0.11 acres 4 units; 34.85 units per acre 0 parking spaces

Density Analysis

Multi-Plex, Large

350 16th Avenue Northeast 7,300 SF or 0.168 acres 8 units; 47.74 units per acre 1 (non-functioning) parking space

Existing Geographic Distribution

341 3rd Street North 300-block 7th Street South

Explore New Zoning Categories NTM-1 NTM-2

Carriage House

NTM-1

Detached House, Medium

NTM-1

Detached House, Compact

NTM-1

Duplex

NTM-1

Multi-Plex, Small

NTM-1 NTM-2

Bungalow Court

NTM-1 NTM-2

Courtyard Building

NTM-1 NTM-2

Townhouse and Detached, Row House

NTM-2

Multi-Plex, Large

NTM-2

Other Geographic Considerations

Other Geographic Considerations

Reduced Minimum Lot Areas for ADUs

Reduced Minimum Lot Areas for ADUs

Reduced Minimum Lot Areas for ADUs

ADUs, Neighborhood Suburban (NS)

Public Hearing Base

No FAR Bonuses required

Downtown Center, FAR Bonuses / Exemptions

0.5 FAR – Developer’s choice from following: Workforce Housing

Build – For each 1.0 FAR, 5 % of units shall be workforce housing for people at 150 % or less AMI Fund - City’s housing capital improvement projects (HCIP) trust fund or successor equal to 0.25 % of total construction cost per each 0.5 of FAR bonus

Public Hearing Base

No FAR Bonuses required

Downtown Center, FAR Bonuses / Exemptions

0.5 FAR – Developer’s choice from following: Historic Preservation

TDRs -Use transfer of development rights, historic (TDR,H) Build - Relocate within 2 miles impacted structure determined eligible

• r contributing to NR downtown historic district.

Downtown Transit

Fund - City’s downtown mass transit service program equal to 0.25 % of total construction cost per each 0.5 of FAR bonus

Workforce Housing

Build – For each 1.0 FAR, 5 % of units shall be workforce housing for people at 150 % or less AMI Fund - City’s housing capital improvement projects (HCIP) trust fund

• r successor equal to 0.25 % of total construction cost per

each 0.5 of FAR bonus

Public Hearing Base

No FAR Bonuses required

Downtown Center, FAR Bonuses / Exemptions

Remaining FAR – Developer’s choice from FAR Bonus table

Possible Amendments:

• 1. Amend FAR threshold requirement from 0.5 to 1.0.
• 2. Increase payment in lieu of fee.
• 3. Mandate workforce housing incentive where

redevelopment plans result in reduction of dwelling units from within the existing building(s).

• 4. Other related incentives?

Additional Activity Centers

Multi-Family Zoning Greater Than 15 Units Per Acre Activity Centers

Minimum Parking Requirements

REDUCTION METHODS:

1. Reduce by land use type 2. Reduce by targeted goals, for e.g. affordable or WF housing 3. Reduce by geographic proximity to Future Major Streets or other multi-modal (Complete Streets) 4. Reduce by combination. For e.g. affordable housing provided within 500 linear feet of Future Major Street.

REDUCTION METHODS:

1. Reduce by percent (%) 2. Reduce by exemption

Other Concepts and Ideas

OTHER CONCEPTS AND IDEAS:

• 1. Reduce minimum unit size for multi-family development
• 2. Increase threshold for public hearing when providing WFH units:
• a. Current: If more than 12 WF housing units, then public hearing
• b. Proposed: Increase from 12 to higher number or eliminate PH

requirement

• 3. Consider additional requirements for redevelopment plans that

result in reduction of dwelling units from within existing building(s).

Other Concepts and Ideas

OTHER CONCEPTS AND IDEAS:

• 4. Amending residential equivalent use (beds:unit) 3:1 to 5:1.
• 5. Amend requirements for infrastructure, including sidewalk

construction and alley paving when part of affordable or WF housing.

• 6. Recommendations extending from lending analysis
• a. For e.g., how to remove barriers and incentive construction of

accessory dwelling units

• 7. Amend authorization to request higher densities in CHHA.

PART 4: PUBLIC COMMENTS and SUGGESTIONS

CONCLUSION: NEXT STEPS

Tuesday, July 10, 2018 6:15 – 8:00

• St. Petersburg Main Library

3745 9th Avenue North

• St. Petersburg, FL 33713

BUILDING TYPOLOGIES

Discuss density, building typologies, and the potential creation of one or more zoning categories to provide a variety of urban housing choices in medium-density building types including single- family houses, accessory dwelling units, duplexes, small multiplexes, bungalow courts (“tiny” houses), courtyard buildings, detached row houses (“skinny”), townhouses, and large multiplexes.

Tuesday, July 17, 2018 6:15 – 8:00 Enoch Davis Center 1111 18th Avenue South

• St. Petersburg, FL 33705

BUILDING TYPOLOGIES

This meeting will duplicate the program provided

• n Tuesday, July 10, 2018 at the Main Library, as

described above. While your attendance and participation is welcomed at both sessions, it is not necessary.

CONCLUSION: NEXT STEPS

Tuesday, August 07, 2018 6:15 – 8:00

• St. Petersburg Main Library

3745 9th Avenue North

• St. Petersburg, FL 33713

HOUSING AFFORDABILITY

Discuss affordability initiatives, including “linkage fees,” housing assistance programs, affordable housing initiatives in the South St. Petersburg Community Redevelopment Area, and Penny for Pinellas affordable housing funding. “Linkage fees” are impact fees charged to new development in relationship to the affordable housing need created by the development. Revenue generated from linkage fees is used for the development of affordable housing.

Tuesday, August 21, 2018 6:15 – 8:00

• St. Petersburg Main Library

3745 9th Avenue North

• St. Petersburg, FL 33713

PARKING & TRANSPORTATION

Discuss transportation initiatives, parking regulations (minimum requirements based on land- use type), existing parking reductions, and proposed parking reductions based on land use type (e.g. affordable and workforce housing) or geographic proximity to major streets, multi-modal transit options, activity centers, and community redevelopment areas. Also, discuss reduced multi- modal impact fees for smaller units.

CONCLUSION: NEXT STEPS

Tuesday, September 25, 2018 6:15 – 8:00

• St. Petersburg Main Library

3745 9th Avenue North

• St. Petersburg, FL 33713

DEVELOPMENT BONUSES

Discuss affordable and workforce housing density bonuses, recalibrating development bonuses within the Downtown Center to prioritize affordable and workforce housing units, and establishing additional activity centers throughout the City.

CONCLUSION: THANK YOU FOR YOUR PARTICIPATION!

ACTION STEPS TRACKING

Sign-In Sheet Comment Sheet Attend Meetings Email Comments and Suggestions Subject: “AFFORDABLE HOUSING” Derek Kilborn, Manager derek.kilborn@stpete.org Join Email Registry Vicky Davidson, Admin. Assistant vicky.davidson@stpete.org 727-893-7871 Website

https://goo.gl/QPz3po

• Meeting Schedule
• Meeting Invitations
• Meeting Summaries
• PowerPoint Presentations
• Archived Videos
• Research Documents
• Contact Information

HOUSING DEVELOPMENT and AFFORDABILITY INITIATIVES