TheReview_July_Aug_2021

Attainable housing is priced for households earning 60-120 percent of the area median income (all state and federal housing resources are designed to target income earners averaging 60 percent AMI or below. The one exception to this is the down payment assistance program for first-time homebuyers which extends to households earning up to 80 percent AMI). AMI is always based on the county-wide data sets. This can be frustrating for communities that have much higher rates of poverty than the county-wide average. However, the federal definition is what drives the funding allocation, so we are a bit stuck with it. Affordable housing is priced for households earning 60 percent of AMI or below.

Definitions courtesy of Ryan Kilpatrick at Housing Next.

So, consider the following options, such as: Accessory Dwelling Units (ADUs). ADUs are generally defined as a second, subordinate dwelling on a residential property that contains separate living, cooking, sleeping, and restroom facilities. ADUs (often called granny flats, mother-in-law suites, guest houses, etc.) have experienced a resurgence of sorts in the last 10-20 years. ADUs are a viable option, particularly for students and seniors, that may have fewer possessions and do not have the time, ability, or desire to maintain a larger living area and property. ADU regulations are flexible: they can be attached or detached to the main dwelling; they can be their own standalone building or on the second story of a detached garage, and you are free to regulate their use, occupancy, sale, lease, and duration of use as much or as little as your community desires. ADUs can be enabled as permitted or special uses through a series of relatively simple amendments to your zoning ordinance, so enabling their development and use need not be a complex and intimidating effort. Mixed Uses . Most communities permit some kind of mixed-use development, but they are often relegated to areas where no one wants to live, so the option does not get exercised often enough. Consider permitted mixed-use development that includes a residential component right in your community, particularly in or near areas where residents can walk to obtain goods, services, and entertainment options. Live/Work. Live/work units are buildings containing a residence in addition to a nonresidential (retail, service, or office) space. They are intended to allow for a person to live and work in the same building in separate spaces. Live/work units are often in small structures and can be placed on small lots, making them ideal for neighborhood infill opportunities.

Many zoning ordinances also contain minimum dwelling unit standards in the zoning district chapters, so be sure to check there, too. In this case, you can take a more fine-grained approach by adopting different minimum requirements on a district-by-district basis to best meet the needs of your community, but you should identify several areas in your community that can accommodate the growing demand for attainable housing. In addition to dwelling unit sizes, minimum lot size requirements can also affect how much housing will cost. Some communities have amended lot size standards in older neighborhoods to fit a more suburban pattern, so it may be possible to restore lot size requirements to match the original plat. This could allow for additional housing supply since more homes can be built in a given area, and it also encourages the construction of smaller homes on smaller (and often less expensive) areas of land. If you decide to explore this option, make sure you review and adjust, as needed, set back requirements so new buildings can be approved on smaller lots without a variance. Consider a Variety of Alternatives Many Euclidean (use-based) zoning ordinances only contemplate three forms of housing: single-family detached, two-family (duplexes), and multiple-family dwellings. This approach can make for a simple zoning ordinance to administer, but it doesn’t necessarily represent the diverse range of housing options that communities need and want.

14 THE REVIEW

JULY / AUGUST 2021