Housing Planning Committee: Action Items (DRAFT)

Attached is the updated draft of our items prioritized by the committee at the last meeting and through e-mail of some who were not at the meeting. Numbers at the end of the action items indicated voted each action item received. This will be submitted to city staff to pursue cost figures to implement. Items to note in our preamble include:

• Income level does not play a seperate role in most items.
• The concept of universal design needs to be considered in all action items.
• Environmental stewardship also plays a role in all action items.

Questions that need to be answered:

--What have we missed here and does everyone feel comfortable we are on the right track?
--How is the best way to get these action items implemented?

New Construction
• Promote Diversity of Housing Types and Development Patterns--14
o Remove barriers to innovative design concepts
o Allow "trade-off" incentives for builders & developers with new concepts to make the new concepts financially feasible
• Model Best Practices of Other, Comparable Communities--9
• Initiate Meaningful Regulation / Certification Reform--7
o Open up zoning options to allow for greater "mix" of blended housing options
o Evaluate a process by which builders could qualify to pull permits (local license? proof of compliance with basic insurance requirement already required by law?)
• Promote Consistency in Codes, Regulations, Enforcement--4
o Where possible, coordinate building code adoption and amendment between city, county, and other area entities
o Consolidate some building/development departments and/or functions within city government
o Consolidate some building/development departments and/or functions between city and county government (functional consolidation)
o Fair & workable process for appealing changes on grounds of affordability impact
• Promote a philosophy of enhancing and supporting existing market opportunities and market forces (rather than attempt to create ones that do not exist)--1
o Avoid temptation to "design from scratch" without regard to what the market is demanding
o Make true local market measures (buying patterns, demand trends, etc.) a meaningful part of master plans for future growth
• Establish an Awards Program for Innovation in Housing, Development & Residential Design--1

Urban Living & Development
• Establish “Housing and Neighborhoods” office--14
o Public/private partnership
o Provide landlord/tenant mediation
o Collect and maintain housing and neighborhood data and information
o Offer a “resource library”
o Administer voluntary reporting & scoring system referenced above
o Administer life skills and financial literacy training (or function as a central clearinghouse of otherwise available options
• Establish a voluntary scoring system for rental housing--9
o Track safety information, code compliance
o Archived utility histories
o Develop a local “Angie’s List” format where tenants can “review” landlords and where landlords can market good properties
• Seek and expand incentives for efficiency improvements of high-consumption segments of housing stock--6
o Dual track strategy (state and local levels)
o Add to the city’s legislative agenda as a legislative priority
o Local participation in P.A.C.E. and similar programs
• Identify pilot programs to evaluate advantages and disadvantages of broader rental registration and inspection programs--5
o Example: West Central
• Expand existing programs/establish new programs to develop resources and revenues for financing--3
o New methods for housing improvements

Affordability
• Pursue and expand assistance programs for low-income residents--14
o Expand use of land trusts (as used by UNA), with a rent-assist component included / added
o Expand support for Council of Churches’ rent buy-down program (and/or similar programs)
o Establish pilot program utilizing CDGBs to facilitate affordable housing projects
o Expand use and availability of transitional housing options
o Explore greater usage of Low Income Housing Tax Credits (LIHTCs)
• Encourage consortium (and other private) models to expand availability of affordable housing—10
o Businesses
o Private Investors
o Social Capital
o Sweat Equity
o Banks & other Local Lenders
o KEY: Seek more “bottom-up” (as opposed to “top down”) solutions to address affordability
• As a part of Economic Development plans and strategies, incorporate and account for the availability of (and future need for) necessary workforce housing options--0

Action Items Discussed So Far (In Progress)

New Construction

• Initiate Meaningful Regulation / Certification Reform
• Open up zoning options to allow for greater "mix" of blended housing options
• Evaluate a process by which builders could qualify to pull permits (local license? proof of compliance with basic insurance requirement already required by law?)
• Promote Consistency in Codes, Regulations, Enforcement
• Where possible, coordinate building code adoption and amendment between city, county, and other area entities
• Consolidate some building/development departments and/or functions within city government
• Consolidate some building/development departments and/or functions between city and county government (functional consolidation)
• Fair & workable process for appealing changes on grounds of affordability impact
• Promote Diversity of Housing Types and Development Patterns
• Remove barriers to innovative design concepts
• Allow "trade-off" incentives for builders & developers with new concepts to make the new concepts financially feasible
• Promote a philosophy of enhancing and supporting existing market opportunities and market forces (rather than attempt to create ones that do not exist)
• Avoid temptation to "design from scratch" without regard to what the market is demanding
• Make true local market measures (buying patterns, demand trends, etc.) a meaningful part of master plans for future growth
• Establish an Awards Program for Innovation in Housing, Development & Residential Design
• Model Best Practices of Other, Comparable Communities

Urban Living & Development

• Seek and expand incentives for efficiency improvements of high-consumption segments of housing stock.
• Dual track strategy (state and local levels)
• Add to the city’s legislative agenda as a legislative priority
• Local participation in P.A.C.E. and similar programs
• Establish a voluntary scoring system for rental housing
• Track safety information, code compliance
• Archived utility histories
• Develop a local “Angie’s List” format where tenants can “review” landlords and where landlords can market good properties
• Expand existing programs/establish new programs to develop resources and revenues for financing
• New methods for housing improvements
• Identify pilot programs to evaluate advantages and disadvantages of broader rental registration and inspection programs
• Example: West Central
• Establish “Housing and Neighborhoods” office
• Public/private partnership
• Provide landlord/tenant mediation
• Collect and maintain housing and neighborhood data and information
• Offer a “resource library”
• Administer voluntary reporting & scoring system referenced above
• Administer life skills and financial literacy training (or function as a central clearinghouse of otherwise available options

Affordability

• Pursue and expand assistance programs for low-income residents
• Expand use of land trusts (as used by UNA), with a rent-assist component included / added
• Expand support for Council of Churches’ rent buy-down program (and/or similar programs)
• Establish pilot program utilizing CDGBs to facilitate affordable housing projects
• Expand use and availability of transitional housing options
• Explore greater usage of Low Income Housing Tax Credits (LIHTCs)
• As a part of Economic Development plans and strategies, incorporate and account for the availability of (and future need for) necessary workforce housing options
• Encourage consortium (and other private) models to expand availability of affordable housing
• Businesses
• Private Investors
• Social Capital
• Sweat Equity
• Banks & other Local Lenders
• KEY: Seek more “bottom-up” (as opposed to “top down”) solutions to address affordability

Affordability SWOT Analysis

Strengths

• Quality organizations (both private and non-profit) supporting affordable housing
• Collaboration and community involvement
• City and county commitment to affordable housing
• Overall housing affordability has improved (home prices have fallen)
• Historically low interest rates
• Compared to other cities, housing is generally affordable
• Low base utility rates

Weaknesses

• Financing for development (especially creative development) is hard to come by
• Narrower pathway to homeownership than in recent years (decreasing property values, tighter lending standards, etc. = fewer ready buyers)
• Financial illiteracy
• No educational requirement tied to affordable housing and/or other rentals & purchases (renter education, first-time home buyer education, etc.)
• High levels of energy consumption = increased utility costs

Opportunities

• Consortium of local banks to provide financing for affordable housing
• Local fund to provide resources fro affordable housing and housing affordability
• P.A.C.E. Program recently passed at state level, awaiting governor’s signature
• Utility-based efficiency programs have been well-received; opportunity to expand
• Utility history disclosures/publishing in a more transparent way (particularly in rentals)
• Community-wide education on financial literacy and life skills
• “Qualified Renter” training/certification program; landlords offering incentives on deposits, etc. for certified renters
• Federal Housing Trust Fund & similar incentives for construction of new affordable housing

Threats

• Foreclosures / Appraisals / Tighter lending standards, etc. = fewer available buyers
• Low average wages / few high paying jobs in the area
• Fees and regulatory costs (especially in new construction) reducing the availability of new housing that people can afford
• Future utility costs (transport rules, cap & trade, etc.)
• Mandatory fire sprinklers in new single-family residences
• Changes (reductions) to tax credit system for construction of affordable housing (MHDC, etc.)
• Inconsistent code interpretation and enforcement (internally and with surrounding jurisdictions).

Agenda for July 8 Meeting

Our meeting will be held in the 1st floor conference room in the Busch Building. The agenda is as follows:

• Review of minutes
• Housing planning blog
• Continuation of Affordable Housing/Housing That Is Affordable
• Next Steps
• Adjourn

Agenda for June 24 Meeting

• Review of minutes
• Housing Planning Blog
• Continuation of Urban Housing & Development focus areas
• Affordable Housing/Housing That Is Affordable
• Adjourn

Recap from June 10 Meeting: Urban Living & Development Housing SWOT Analysis

Following are the strengths, weaknesses, opportunities, and threats identified by the group at its June 10 meeting. The topic of the June 10 meeting was simply the Urban Living & Development component of the housing picture facing the community, so these points were made in that context only. We had only begun to identify preliminary action items to carry over for further discussion into what ultimately will serve as recommendations from the group for inclusion in the city's final strategic plan. That process will continue for the first part of our next meeting (scheduled for June 24). That meeting will then begin the process of conducting a SWOT analysis on the topic of affordable housing / housing affordability, with plans to conclude those discussions and recommendations at the group's July 8 meeting. Much will depend on our progress between now and then, so please remain flexible as we work toward efficient and productive conclusion of our work.

If you are a member of the Housing Committee, please use the comments field of this post to provide any input or hold online discussions of any of the identified issues.

Strengths

ü      Affordability

ü      Built environment, infrastructure, connectivity

ü      Diversity of housing types, styles, price ranges, etc.

ü      Proximity to cultural amenities

ü      Safe communities

ü      UNA & strong neighborhood associations

ü      Character of older housing stock

ü      Walkable neighborhoods

Weaknesses

ü      Lack of investment in maintenance & improvements

ü      Existing thoroughfares lack sidewalks & bike lanes

ü      Higher risk for infill development (price comps, etc)

ü      Lack of flexibility in regulation & planning, etc

ü      Renter & landlord education opportunities miss the most problematic renters & landlords

ü      Historically high number of foreclosures

ü      Again housing stock

ü      Inefficient to increase efficiency

ü      Garage capacity

Opportunities

ü      Potential domino effect with improvements

ü      Greatest opportunity for sustainability gains

·         Core services

·         Infrastructure

·         Energy consumption (improvements)

ü      Targeted neighborhoods specific revitalization plans

Threats

ü      Absentee owners

ü      Below average percentage of homeownership

ü      Property damage/abuse in many rentals (landlords & tenants)

ü      Strategic defaults

ü      Foreclosures & short sales

PRELIMINARY Action Items (Discussion begun, but to continue June 24)

•  Seek and expand incentives for efficiency improvements of the highest-consumption existing homes (State-Local Legislative Priority, etc)
•     Establish a voluntary scoring system for rental housing

·         Safety components

·         “Angie’s List” or equivalent

·         Utility history, etc.

Parked Items (held for discussion at a future meeting)

ü      Civic engagement (neighborhood meetings, etc)

ü      Sustainability/efficiency

ü      Affordable options for low income

PRELIMINARY Action Steps for Consideration to Recommend for inclusion in Strategic Plan (New Construction Only)

Following are the PRELIMINARY Action Items identified by the group to carry over for further discussion into what ultimately will serve as recommendations from the group for inclusion in the city's final strategic plan. These were identified by the group at its May 27 meeting. The previous post (seen below if you are viewing this on the blogspot page) highlighted the strengths, weaknesses, opportunities, and threats identified by the group, which led to these preliminary recommendations. The topic of the May 27 meeting was simply the New Construction component of the housing picture facing the community, so these points were made in that context only. The June 10 meeting will focus more directly on Urban Living and the Established Housing Stock. If you are a member of the Housing Committee, please use the comments field of this post to provide any input or hold online discussions of any of the identified issues / recommendations, or to discuss alternative recommendations not included here that should be considered.

PRELIMINARY ACTION ITEMS (NEW CONSTRUCTION):

• Initiate Meaningful Regulation / Certification Reform
• Open up zoning options to allow for greater "mix" of blended housing options
• Evaluate a process by which builders could qualify to pull permits (local license? proof of compliance with basic insurance requirement already required by law?)
• Other?
• Promote Consistency in Codes, Regulations, Enforcement
• Where possible, coordinate building code adoption and amendment between city, county, and other area entities
• Consolidate some building/development departments and/or functions within city government
• Consolidate some building/development departments and/or functions between city and county government (functional consolidation)
• Promote Diversity of Housing Types and Development Patterns
• Remove barriers to innovative design concepts
• Allow "trade-off" incentives for builders & developers with new concepts to make the new concepts financially feasible
• Promote a philosophy of enhancing and supporting existing market opportunities and market forces (rather than attempt to create ones that do not exist)
• Avoid temptation to "design from scratch" without regard to what the market is demanding
• Make true local market measures (buying patterns, demand trends, etc.) a meaningful part of master plans for future growth
• Establish an Awards Program for Innovation in Housing, Development & Residential Design
• Model Best Practices of Other, Comparable Communities

ISSUES RAISED AT THIS MEETING, BUT "PARKED" FOR DISCUSSION AT A FUTURE MEETING:

• Enhance existing housing options for urban lifestyles (parked for discussion May 27)
• Training from the private sector to P&Z, Council, & city staff re: the development process (parked for discussion during implementation / operations phase of recommendations)
• Affordability challenges at all levels of new construction (parked for continued discussion on June 10)

Recap from May 27 Meeting: New Construction Housing SWOT Analysis

Following are the strengths, weaknesses, opportunities, and threats identified by the group at its May 27 meeting. The topic of the May 27 meeting was simply the New Construction component of the housing picture facing the community, so these points were made in that context only. The June 10 meeting will focus more directly on Urban Living and the Established Housing Stock. If you are a member of the Housing Committee, please use the comments field of this post to provide any input or hold online discussions of any of the identified issues. The next post will provide the Action Items identified by the group to carry over for further discussion into what ultimately will serve as recommendations from the group for inclusion in the city's final strategic plan.


Strengths

• Affordable compared to other markets
• Abundance of land
• Quality of construction
• No dominance of large scale builders/developers (national companies)
• Diversity of builders
• Diversity of housing types
• Greene County = best model for combo of market/regulatory environment

Weaknesses

• Lack of diversity of housing types
• Land development options
• Lack of flexibility/options from a regulatory standpoint
• Lack of creativity in patterns of housing (Innovation in Development Patterns)
• Lack of creativity /flexibility in Planning/Bldg. Regs. Dept.
• Less clarity between subcontractors (disparity in quality)
• Lack of Consistency between City & County and between departments and individuals within city government in the building & development process
• Segregated housing price points (lack true mixed use & interdeveloped housing types)
• Final decision-makers (P&Z Council members) don’t inspect sites for themselves
• Lack of builders license / standards for qualifying to pull a building permit
• Lack of reliable data on vacancy rates/absorption rates in for-sale and for-rent new housing

Opportunities

• Greater regulatory flexibility for mixed use & mixed housing types
• Seek more informed & better trained P & Z/Council members
• Provide training / orientation on the development process (from private sector perspective) to new members of council, P&Z, etc.
• Establish transit-oriented development patterns
• Rising fuel prices = rising density
• Appropriate/Affordable workforce housing = economic development

Threats

• NIMBY (Not in My Back Yard) and CAVE (Citizens Against Virtually Everything) attitudes from some in community impact political will to encourage/facilitate building & development
• Requirements that impact affordability at all levels
• Rising fuel prices

Blog will be useful in the future

I believe that we all will probably start using this blog for communicating when we get more into this committee work. We're just getting started so there really isn't much to share here right now. I vote we keep it for possible use in the near future.

Our next meeting is Thrusday, May 27, 2010 at 8:00 am at the Springfield Area Chamber of Commerce. We will be discussing New Construction.

Our next meeting is Thursday, May 13, 2010 at the Springfield Area Chamber of Commerce at 8:00 am. We will focus on the housing demographics for the area.

Here is the link to the Horizon Scanning Committee Report that we discussed at the Thursday, April 29th meeting. www.springfieldmo.gov/strategicplan/pdfs/hscReport100420.pdf.

The purpose of this blog...

The purpose of this blog is for members of the City of Springfield Housing Planning Committee to share information regarding the work that is being done in the strategic planning effort. Non-committee members can view this information but can't post to the blog.