What is it?
Inclusionary zoning is a concept which envisions a
specific zoning ordinance that would require those who develop or
convert multiple-unit property for sale or rent to set aside some
portion of their units to be made available to people who could
not, at full market price, afford them. Thus, inclusionary zoning
turns some market-rate units into affordable housing units. The
developer must have some sort of compensation, unless some element
of the funding for the units is coming from an outside source. The
range of issues involved includes at least these:
- How will the developer/owner be compensated for his financial
"loss"?
- What portion of units must be set aside?
- What portion of the original price would be set?
- What criteria would be set for eligibility for buyers/tenants?
- Could this be set up so that it has a beneficial effect on
different subsections of the city?
- If this ordinance applies to purchasable as well as rentable
units, is there any way to capture or "recycle" future
profits on resale to refuel the financial support system?
What results are desired?
Goals might include:
- Maintaining the current diversity of age, race and economic
status (which some of us view as "characteristic")
of Evanston.
- Enabling city servants, such as our schoolteachers and firefighters
to live where they work.
- Stabilizing the population of Evanston.
- Providing local employers with a locally
based work force.
Where would the money come from?
- State and local funds (see page 1) are available for developers
through application processes. The city could be proactive in
assisting for-profit developers to access these funds.
- The city can stipulate various incentives for developers
to save them money which can then be used to fund the affordable
units:
- Exceptions to the parking space requirements;
- A density bonus, permitting the developer to build more units
than otherwise allowed;
- An expedited permitting process;
- Exemption from or reduction of municipal fees; etc.
Would a new zoning ordinance be required?
To what time frame would the zoning change apply?
- Theoretically, an ordinance might be set up to
apply to:
- Only future construction
- Future construction and condo conversion
- Currently in process construction and/or condo
conversion
Are there any other aspects that should be considered?
Almost certainly. Some suggestions are:
- How could the ordinance be structured to avoid
increasing the density in multi-unit areas to an unacceptable size?
- How will developers "deal with" such an
ordinance?
What steps need to be taken?
1. Define the goals to be achieved for the city, long-term,
of the ordinance
2. Define the specific requirements of the ordinance,
including
- Effective date
- Size of buildings (in terms of number of units,
or other) subject to it
- Proportion of units to be set aside
- Levels applying to set asides
- Any other limitations
3. Draft the ordinance
4. Submit the ordinance to the Evanston City Council
for passage.
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Get involved!
We're looking for people
who want to get involved in planning
for Evanston's affordable housing future.
To find out what you can
do, call or write us. |
