June 2008 keynote presentation at ULI Southeast Florida/Caribbean's "Workforce Housing: Strategies for Today’s Market"

1. State and Local Solutions for
Expanding the Availability of
Homes for Working Families
ULI Southeast Florida/Caribbean
Ft. Lauderdale, June 2008
Lynn M. Ross, AICP
Director of State and Local Initiatives

2. National Housing Conference
For more than 75 years, the nonprofit
National Housing Conference
(NHC) has been the United Voice
for Housing.
A membership drawn from every
industry segment forms the
foundation for NHC’s broad,
nonpartisan advocacy for
national policies and legislation Chicago Mayor Richard M. Daley
at 2006 NHC Housing Policy
that promote suitable housing in a Summit
safe, decent environment.

3. Center for Housing Policy
Research affiliate of NHC
specializes in developing
solutions through research
Works to broaden understanding
of the nation’s housing
challenges and to examine the
impact of policies and programs
developed to address these
needs.

4. Expanded State and Local
Strategy
Increasing the Availability of
Affordable Homes: A
Handbook of High-impact
State and Local Solutions
 Released in January 2007
 Foundation for larger strategy
HousingPolicy.org
 Online guide to state and local
housing policy
 Launched January 2008

5. Why State and Local Policy?
 Housing costs, needs and challenges vary
substantially from place to place.
 Some of the most pressing policy changes
can only be effectively implemented at the
local and state levels.
 Major federal funding increases for
affordable homes unlikely
 Federal policies often inflexible

6. 6 Key Roles for Localities and
States
1. Expand Development Opportunities
2. Reduce Red Tape
3. Capitalize on Market Activity
4. Generate Capital
5. Preserve and Recycle Resources
6. Help Residents Succeed

7. 1. Expand Development
Opportunities
 Make Publicly-Owned Land Available for
Affordable Homes
 Facilitate the Reuse of Abandoned, Vacant,
and Tax-Delinquent Properties
 Expand the Supply of Homes through
Rezonings

8. Solutions in Action—Elm Brook
Homes in Concord, MA
 Suburban infill project
designed for 80 to 140%
AMI
 Land rezoned for
affordable housing
 Developer was also able
to obtain a zoning
amendment that allowed
increased density and
flexible set-back
standards.

9. 2. Reduce Red Tape
 Ensure Zoning Policies Support a Diversity
of Housing Types
 Adopt Expedited Permitting and Review
Policies
 Revise Impact Fee Structures
 Adopt "Rehab Codes" to Facilitate
Rehabilitation of Older Homes

10. Solutions in Action—Villas on
Sixth in Austin, TX
 Designed to be in compliance
with Austin's S.M.A.R.T.
Housing Initiative, a self-
funded program that uses
expedited review and fee
waivers to stimulate the
production of affordable
homes.
 S.M.A.R.T. = safe, mixed-
income, accessible, reasonably
priced, and transit-oriented

11. 3. Capitalize on Market Activity
 Utilize Tax Increment Financing to Fund Affordable
Homes
 Stimulate Construction or Rehabilitation Through
Tax Abatements
 Create or Expand Dedicated Housing Trust Funds
 Establish Inclusionary Zoning Requirements or
Incentives
 Use Cross-Subsidies to Support Mixed-Income
Communities

12. Solutions in Action—Museum
Place in Portland, OR
 Range of tax abatement
programs
 As of FY06-07, over 13,000
homes received one of these
abatements
 Issued $30 million in taxable
and tax-exempt bonds and 10-
year tax abatement to finance
and sustain mixed-used
development

13. 4. Generate Capital
 Expand the Use of the 4 Percent Low-Income
Housing Tax Credit
 Provide Pre-Development and Acquisition Financing
 Support Housing Bond Issues
 Use Housing Finance Agency Reserves for
Affordable Homes
 Leverage Employers' Commitment to Affordable
Homes for Workers
 Create or Expand Dedicated Housing Trust Funds

14. Solutions in Action—Via Roble in
Escondido, CA
 CA HFA HELP program-- local
governments get unsecured 10-
year loan @ 3.5 % interest rate,
 $160 million to support
development of more than 19,000
affordable rental and owner-
occupied homes statewide
 Via Roble-- $1.85 million award to
Escondido to assist with site
acquisition, development and
rehabilitation

15. 5. Preserve and Recycle
Resources
 Preserve Affordable Rental Homes
 Recycle Downpayment Assistance
 Use Shared Equity Mechanisms to Preserve
Homeownership Subsidies

16. Solutions in Action—Townhomes
on Capitol Hill in Washington, DC
 Redeveloped with $25 million
HOPE VI grant
 Purchase price based on income;
structured as limited equity
cooperative
 33 units affordable to households
with 24 percent or less of AMI; 34
units affordable to households
with 25-50 percent of AMI; 67
units affordable to households
with 50-115 percent of AMI; 13
fee-simple, market rate
townhomes

17. 6. Help Residents Succeed
 Expand Homeownership Education and
Counseling
 Prevent Foreclosures and Help Affected
Renters and Owners

18. Solutions in Action—Foreclosure
Prevention in Chicago, IL
 Chicago's Home Ownership
Preservation Initiative
(HOPI)-- one-stop approach
to foreclosure prevention
 Counseling and research
efforts to prevent
foreclosures now, reduce
foreclosure risk in the future,
and mitigate the damage
foreclosures can cause
 Initiative prevented over
1,300 foreclosures in its first
three years

19. Got an idea for HousingPolicy.org?
Contact us!
Your feedback is the key to making this site a valuable tool for
communities nationwide.
To submit feedback, click on the light bulb in the upper right of any
page, the Contact Us link in the lower left of any page, or just send an
email to feedback@housingpolicy.org.
Click on Join HousingPolicy.org at the bottom right of any page to
sign up for In Focus—the monthly HousingPolicy.org e-newsletter.

20. What’s Next?
Regional Forums
Peer Network of State and Local Housing
Groups
Solutions for Working Families
 Major Learning Conference on State and Local Housing
Policy
 Chicago, June 28-30, 2009
 Planning Committee: APA; NACo; NCSL; NLC; Lincoln;
CSG; and others
Advisory Services (in development)

21. Thank You!
National Housing Conference and
Center for Housing Policy
1801 K Street, NW, Suite M-100
Washington, DC 2006
Phone: 202.466.2121 ext. 237
Email: lross@nhc.org