Easing Burlington’s Housing Shortage, Opinion by Erhard Mahnke

affirmatively furthering fair housing, affordable housing, Burlington, housing development, inclusionary zoning, Vermont, ,

(This piece first appeared on the Burlington Free Press opinion page on September 20, 2017)

Safe, stable and affordable housing is essential for a community to thrive economically, socially and culturally. Vermont continues to struggle with housing affordability, and unfortunately the state’s largest city of Burlington is no exception.

A Burlington resident needs to earn over $26 an hour to afford the fair market rent for a two bedroom apartment – that’s more than $5 per hour above the national average.

This is troubling and we hear about the ramifications from families and seniors who can’t find places to live, from young people who are choosing to leave the state for more affordable areas, from agencies serving the homeless, and from our employers who struggle to find qualified employees due to the high cost of housing.

There are several components to addressing the issue of affordable housing, and one of the most critical is the need for capital investment to build new housing and to renovate existing properties. While many additional homes have been built over the past several years, many more are needed to accommodate the growth of 2,375 new households projected for Chittenden County by 2020. Current production is being absorbed into the market quickly, and the long-term vacancy rate for rentals still hovers between 1 and 2 percent, putting supply and demand out of whack.

Not surprisingly, according to Census data, over half of Chittenden County renters are “cost-burdened,” meaning they pay too much of their income for housing, leaving them without enough for other basic necessities.

In terms of affordable housing, last month the Champlain Housing Trust had just five vacancies among their 2,000 plus apartments, and only one vacancy in Chittenden County. Cathedral Square Corp. had over 800 seniors and people with special needs on its waiting list looking to move into affordable housing.

Furthermore, the effective vacancy rate for subsidized rentals in Chittenden County was literally 0 percent for all bedroom sizes. These shocking numbers help explain why the Burlington Housing Authority typically measures their waiting list in years rather than weeks or even months.

These numbers are astonishing, but the good news is that there are clear steps we can take to address the cost of housing. No one project will be the panacea for Burlington’s affordable housing crisis, but developments like the proposed Cambrian Rise project in Burlington’s North End can significantly improve housing options for residents and relieve the pressure on a strained system.

As proposed, Cambrian Rise will be a 739-apartment mixed-income housing neighborhood with an impressive number of affordable homes. The neighborhood will offer Burlington residents housing options for all income levels.

Under Burlington’s inclusionary zoning ordinance, the development will include 128 affordable rentals for families and seniors with household incomes of less than 65 percent of the Chittenden County median income. In English that translates into housing that is affordable for a one-person household making $37,500, or $53,600 for a family of four.

However, with federal, state and local dollars available to Champlain Housing Trust and Cathedral Square, which are partnering to help create Cambrian Rise, many apartments will be even more affordable.

Furthermore, another 60 homes will be affordable to homebuyers earning below 75 to 80 percent of median income, or below at most $46,150 for a single individual and $65,900 for a family of four. In all, the development will offer 188 permanently affordable homes to low income Vermonters. In addition, Cambrian Rise will offer “workforce housing” for sale and rent targeted to more moderate income people up to 120 percent of the median income. Our working families, our seniors and people with disabilities, and our employers desperately need these new homes.

Cambrian Rise not only offers a diverse neighborhood, it is also a model for sustainable development. The project features alternative transportation options, energy efficiency, a state of the art stormwater system to protect the lake, and a conserved 12-acre public park – giving us continuous public access to Lake Champlain from Perkins Pier to North Beach.

Convenient access to the bike path, car share opportunities and a heated bus terminal for year-round use will ease the financial burden for residents of the neighborhood. This mixed-use development is a model for the future, where diverse residents of all income levels, abilities and ages can live, work and play in one neighborhood.

Erhard Mahnke, of Burlington, is coordinator for the Vermont Affordable Housing Coalition. The Vermont Affordable Housing Coalition is a partner organization in the Thriving Communities- Building a Vibrant Inclusive Vermont campaign.

“An Economic Fair Housing Act” An Excellent Article by, Richard D. Kahlenberg

affirmatively furthering fair housing, affordable housing, inclusionary zoning, Inclusive Communities

The Thriving Communities campaign highly recommends to our blog readers the very good article by Richard D. Kahlenberg, which was featured in the latest edition of “Poverty & Race”newsletter (July – September, 2017, Volume 26: Number 3);  published by the Poverty & Race Research Action Council.

“An Economic Fair Housing Act” PRRAC Poverty & Race Newsletter, July-September 2017 

Kay Campbell / kcampbell@al.com

We encourage you to read this if you are interested in  affirmatively furthering fair housing, decreasing geographic segregation by race and poverty, and increasing many opportunities for people now trapped in low opportunity neighborhoods in our nation.

“… worsening housing segregation by class is extremely troubling, because it affects the lives of Americans in profound ways. Where people live affects so much else in their lives— access to transportation, employment opportunities, access to decent health care, and, perhaps most important, access to good schools. …”

 

Nonprofit – For-profit Alliances Can Work In Fair Housing Advocacy as Well as Housing Development

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Working in a non-profit organization, and often working most directly on public policy and advocacy issues with people in other non-profit or governmental entities, I can easily lose sight of some aspects of the universe of for-profit businesses. I recently started thinking more about how much overlap and shared common interests that my work as an advocate for affordable and inclusive housing has with at least some private for-profit housing developers.  We both are often striving for zoning by-laws that permit a higher density of homes, narrower setback requirements, more flexible parking requirements and simpler-more predictable permitting processes among a myriad of other related things.

My primary aim is to create more homes at rental and sale prices that are more affordable to more people in a state with very high housing costs and housing shortages in many places. I know that a more or less planned increasing supply of homes especially in combination with various public subsidies can generate at least some housing that is affordable to people on the lower ends of the income scale. I also know that because of the fact that more people in certain fair housing protected classes tend to have lower incomes and that developing more affordable and accessible homes will increase housing opportunities for people in protected classes. The flip side is that shortages of housing supply, overdevelopment of high end housing on large lot sizes, and long uncertain and unnecessarily daunting and expensive permitting processes will tend to increase the price of homes and that tends to disparately exclude— whether purposely or not—  people in protected classes such as many minorities, people with disabilities, and others. My goal is creating more inclusive and less expensive homes and communities, and not creating more exclusive and more expensive homes and communities.

Achieving more of the goals of inclusivity will create conditions that are beneficial to large sectors of our towns and cities—including businesses that need more workers, more shoppers and more consumers of services. Governmental entities will be in better shape also with a broader tax base to help maintain needed services.

To get to a state of increased inclusion and affordability will require some willingness to change some bylaws that have been around for a long time and if they ever had a good purpose do not do so now in our current society and economy. It is in the work of achieving some of these changes that I have come to realize that advocates of fair, affordable and safe homes have good opportunities to collaborate with private developers.

To this end our Fair Housing Project has pulled together some private developers, currently mostly in the Chittenden County, Vermont area, to join forces with us to work on some of those things we agree on and to perhaps mitigate some of the areas of disagreement that we will no doubt have.

Getting stuck in our own limited world view does not help us make real progress in our communities. We can break out of that mode.

Borrowed from “SHELTERFORCE” -10 Ways to Talk About Inclusionary Housing, Differently

affirmatively furthering fair housing, affordable housing, civil rights, economic growth, fair housing, inclusionary zoning, , ,

Shelterforce blog by Sasha Hauswald – September 20, 2017

…  Number 4 is one of my favorite. (Thriving Communities Editor)

” 4.  Streamline barriers to development

Many jurisdictions have zoning code requirements that are so complex that it is nearly impossible to build anything without lengthy and unpredictable approval processes for special exceptions to the zoning code. Inclusionary done right can greatly reduce procedural barriers to new development.

Affordable housing requirements are often adopted in combination with area-wide up-zoning or enhanced flexibility to build, by right, a reasonably profitable multifamily building. In these cases, inclusionary housing programs can actually increase development activity. Most importantly, inclusionary housing policies establish clear and predictable expectations that local developers can plan around. “

Important Federal Funding Facts About Housing in America

affirmatively furthering fair housing, affordable housing, economic growth, fair housing, housing crisis, housing development, housing vouchers, income inequality, ,

OUR HOMES, OUR VOICES

THE CAMPAIGN FOR HOUSING AND COMMUNITY DEVELOPMENT FUNDING

Information sheet produced by the National Low Income Housing Coalition

Click on Picture for a Full View

[pdf-embedder url=”https://www.thrivingcommunitiesvt.org/wp-content/uploads/2017/07/OurHomes-OurVoices7-2017.pdf”]

Housing news from Vermont Housing Finance Agency (VHFA), New improved Vermont Directory of Affordable Rental Housing goes live

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New improved Vermont Directory of Affordable Rental Housing goes live

Posted in VHFA News by: Leslie Black-Plumeau on June 30, 2017 – 8:54am

Based on feedback from property managers and apartment seekers, VHFA launched this week a redesigned, user-friendly Vermont Directory of Affordable Rental Housing at www.housingdata.org. We improved search tools and expanded the site to include more information people looking for an apartment need, such as rent and income limits, property photos, proximity to public transportation, accessibility features and pet policies.       Development of the new website was supported in part by TD Charitable Foundation, AARP Vermont and the Champlain Valley Office of Economic Opportunity’s HUD Inclusive and Vibrant Communities Vermont Grant.

The site’s on-line directory, updated in real-time by property managers, provides information about every Vermont apartment building that serves lower income tenants and received public subsidies during its development to help rents be affordable. “We are delighted to offer expanded information about vacancies and the status of the wait-list for occupancy in Vermont’s affordable, rental housing stock,” remarked VHFA Executive Directory Sarah Carpenter.  “Since vacancies are snapped up quickly in many parts of the state, we wanted to optimize the site’s ability to connect lower income apartment seekers to the information they need to find an affordable place to live.” Carpenter continued.

Housing managers and owners with questions or comments about the website are encouraged to contact VHFA.

 

Vermont Housing and Conservation Board Will Use $35 Million in Bond Funds to Address Vermont’s Housing Shortage

affordable housing, housing, housing development, Inclusive Communities, , ,

Passing this Vermont Housing and Conservation Board  press release forward from A Vermont Affordable Housing Coalition news item.

PRESS RELEASE
June 28, 2017
Contact: Gus Seelig, Executive Director, 828-3251, gus@vhcb.org
Jen Hollar, Director of Policy and Special Projects: cell: 793-7346; Jennifer@vhcb.org

The Vermont Housing & Conservation Board will use $35 million in new funding for the creation of rental housing and home ownership opportunities for 550-650 low- and moderate-income Vermonters over the next two to three years. The bold, new initiative represents the largest state investment in housing in more than a decade.  It was first proposed by Governor Phil Scott in his January budget address, gained strong support in the legislature, and was signed into law today.

Governor Scott said, “When workers are unable to find adequate, affordable housing, economic growth is constrained. Vermont has a very low rate of rental vacancy and we need to increase access to homeownership. This effort will ratchet up the production of new housing to serve households at a wide range of incomes, spur economic growth, create jobs, and have a significant impact on Vermont’s supply of housing.”

Tim Ashe, President Pro Tempore of the Vermont Senate, said, “I’ve seen the housing shortage up close. In my time at Cathedral Square, we’d fill up new buildings within hours. Literally. So when I met with Governor Scott in November and we both expressed a strong interest in seeing more housing supply, I knew it was a matter of how we’d do it, not if we’d do it. I want to thank Senators Mullin, Sirotkin, Balint, Baruth, and Clarkson and Representative Head and her team for their hard work to see it to the finish line.”

Helen Head, Chair of the Vermont House General, Housing and Military Affairs Committee, said, “Vermont’s housing crunch has been well-documented. According to a study commissioned by the legislature last summer, we can reduce homelessness dramatically with a targeted approach, creating more housing with support services along with housing for the lowest income households. Middle income households also struggle to find housing. This housing initiative will address the needs of a wide range of Vermonters and we’re proud to support it.”

Gus Seelig, Executive Director of VHCB, said, “We appreciate the support of the Governor and the Legislative Leadership in advancing this exciting initiative.  The first 100 homes should be under construction across the state before the end of the year.”

The bond funds will be matched with state, federal, and private sources to leverage approximately $2-$3 for every one dollar of bond funds, resulting in $70-100 million in additional resources for housing development. Spending on affordable housing yields multiple benefits across the economy. The $35 million housing bond will also act as a stimulus package, generating millions of dollars of economic activity through the creation of jobs and the purchase of goods. At least 25% of the housing will be targeted to households with incomes below $35,000 and another 25% will be targeted to middle-income Vermonters earning $55,000-$83,000 annually (for 4-person households). The balance of the funds will be awarded to projects based on community needs, applications received and the availability of resources for leverage.

“Every night, our shelter, just like shelters across the state, is full of people who need and deserve a home,” said Sara Kobylenski, Executive Director of the Upper Valley Haven, based in White River Junction. “We have allowed ourselves to slide into an alarming housing deficit, and the most vulnerable people in our communities are suffering for it. The housing bond is a timely investment that will improve the lives of many Vermonters.”

“Housing construction is critical piece of our economic engine, and this proposal promises to create hundreds of good paying jobs. It’s also vital to employers who say time and time again how hard it is for their employees or prospective employees to find adequate, affordable housing,” said Tom Torti, President and CEO of the Lake Champlain Regional Chamber of Commerce and board member of the Committee on Temporary Shelter (COTS).

In collaboration with the Department of Housing and Community Development, VHCB is gathering input on the highest priority housing needs and potential projects in regional meetings across the state. VHCB will be accepting applications and funding developments for the construction and rehabilitation of rental housing and single-family homes with an emphasis on creating new homes.

The revenue bond will be issued by the Vermont Housing Finance Agency. It is expected to yield $33-34 million in proceeds and will be paid by a $2.5 million in annual revenue from the property transfer tax over 20 years, through 2039.

______________________________________________________________________________

Sources: The Vermont Futures Project of the Vermont Chamber of Commerce, January 2017; Roadmap to End Homelessness, The Corporation for Supportive Housing, December 2016; Vermont’s Statewide Housing Needs Assessment by Bowen National Research, 2014
______________________________________________________________________________

VHCB makes loans and grants for the creation of affordable housing and the conservation of agricultural and recreational lands, forest land, natural areas and historic properties. www.vhcb.org

Read this synopsis of the Housing Revenue Bond Initiative.

Read more about the Governor’s budget and the housing bond from the Burlington Free Press.

 

As the Arctic Icebergs Melt, So Does Political Opposition to Housing [in some places anyway]

affirmatively furthering fair housing, affordable housing, housing crisis, Public Opposition to Housing, zoning regulations,

This article is in Rooflines – The Shelterforce Blog

  Posted in Rooflines by Randy Shaw on June 20, 2017

…

“On June 13, San Francisco’s Mayor Ed Lee signed HOME SF into law. The district supervisor-sponsored measure will add 16,000 housing units in the next two decades, 5,000 of which will be affordable.”

“On that night in Berkeley, a large turnout of pro-housing activists stopped the Berkeley City Council’s plans to halt new housing. In response to grassroots pressure, Berkeley Mayor Jesse Arreguin announced before the meeting that the agenda item promoting downzoning was “greatly misunderstood” and that the city ‘cannot put roadblocks in the way of new housing.’”
…
“But the tide has turned. People are battling the politics of exclusion. They recognize that while artificially restricting the housing supply is great for profiting those who already own property, it’s not so good for those paying sky-high rents or who have been priced out of the city altogether. As Supervisor Katy Tang stated at the signing ceremony for HOME SF, if San Francisco ‘does not continue to provide affordable housing for our middle income households, they will continue to leave and we will no longer have a middle class.’”

Emphasis added by the Thriving Communities blog editor.

…

Read the Full Article in Roofline

NOTE: The photo posted with this blog was posted by the Thriving Communities blog editor and was not posted by Shelterforce.

THE DEMOGRAPHIC AND ECONOMIC CONTRIBUTIONS OF NEW AMERICANS TO CHITTENDEN COUNTY, VERMONT

Chittenden County VT, economic growth, Inclusive Communities, integration, New Americans, Refugees, , , ,

CHAMPLAIN VALLEY OFFICE OF ECONOMIC OPPORTUNITY (CVOEO) RELEASES STUDY SHOWING “THE DEMOGRAPHIC AND ECONOMIC CONTRIBUTIONS OF NEW AMERICANS TO CHITTENDEN COUNTY, VERMONT”

From CVOEO Press Release, June 12, 2017

Sudershan Adhikari, a Nepalese refugee used to teach math and science before coming to the United States. He says Vermont didn’t give him a hand out so much as an opportunity, for which he is grateful.
Photo Credit: Nina Keck / Vermont Public Radio.

 New Americans contribute significantly to Chittenden County’s housing values, GDP, and job market according to a new report released by the Champlain Valley Office of Economic Opportunity (CVOEO). The release of this report will be announced by Ali Dieng, CVOEO board member, with Jan Demers, CVOEO Executive Director, and Alex Duchac, author of the study, will both speak.

Produced for CVOEO by Alex Duchac, this report will give the first detailed look at how immigrants impact Vermont’s largest county. The report documents the wide range of benefits provided by New Americans in Chittenden County. Among the significant discoveries included in the report are that, since 2009, New Americans have increased home values by $25M, they have added over $712M to the GDP of Chittenden County, and they have saved more than 270 Vermont manufacturing jobs.

The complete report, detailing many positive impacts, can be viewed > HERE. 
PUBLIC ANNOUNCEMENT EVENT:      
WHEN: 3:00 pm, June 15, 2017   
WHERE:Flynn Center for the Performing Arts(just prior to Parent University Graduation at 3:30)
CONTACT: Joan White, Development Director CVOEO. joanwhite@cvoeo.org; 
802-862-2771 ext.744
 

“Changes to Tax Credit Criteria Breaking Up Concentrated Poverty in New Jersey”

affirmatively furthering fair housing, , , ,
Important steps for affirmatively furthering fair housing – good work by the New Jersey Housing and Mortgage Finance Agency (NJHMFA)
“These Changes to Tax Credit Criteria Are Breaking Up Concentrated Poverty” [a New Jersey example]

Posted by Tim Evans in Rooflines, The Shelterforce blog, June 13, 2017 edition. This excerpt copied with permission of the National Housing Institute

While recent news reports have highlighted the low number of affordable housing projects using federal tax credits that are built in high-opportunity areas, a recent examination by New Jersey Future has found that strategic changes in the way federal funds are allocated for affordable housing in the state have meant that many more affordable housing projects have been directed away from high-poverty neighborhoods and toward areas that offer greater economic opportunity.

To evaluate whether those changes had their intended effect, New Jersey Future compared affordable housing projects that received federal Low Income Housing Tax Credits between 2005 and 2012 with projects that received credits between 2013 and 2015, after the New Jersey Housing and Mortgage Finance Agency (NJHMFA), which administers the tax credits in the state, made significant changes to the criteria it uses to award them. The agency made the changes with the specific goal of steering new construction of affordable housing away from areas of concentrated poverty and toward areas where public transit and major job centers existed, and that have higher-performing school districts.

Before the adjustment, a full two-thirds of projects near transit were located in . . .

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