Raymond Christman, Livable Communities Coalition

A New Roadmap for Workforce Housing In DeKalb County Raymond Christman Executive Director Livable Communities Coalition

A Little Background…
DeKalb County has a long-standing interest in workforce housing
Workforce Housing Task Force formed 5 years ago by Commissioner Johnson (District 3) and then-Commissioner Ellis (now CEO)
County focus to date has been on development of workforce housing zoning ordinance and providing mortgage assistance for “first responders”
Livable Communities Coalition was engaged by DeKalb County in late 2009 to take a comprehensive look at workforce housing issues and needs and present findings and recommendations
Coalition has been assisted by Perkins & Will for zoning and regulatory aspects
This study provides a comprehensive “road map” for change

How We Defined “Workforce Housing”
Used ULI Terwilliger’s 60-120% definition, but COUNTY (not area) median income
Defined by this study as households earning $33,000 to $66,000/year
Housing affordable to workers with jobs that perform functions essential to DeKalb’s livability − DeKalb’s “workforce”

What We Did…
Analyze existing conditions
Survey best practices nationally
Make the case for addressing workforce housing in DeKalb County
Develop recommendations relating to:
financing assistance programs
land use regulatory changes connecting workforce housing to transit
Improving organizational and administrative oversight of WF housing

Workforce Housing Findings
About 30% (80,000) of DeKalb households = “workforce” households
About 30% of workforce households are seniors
Almost all housing programs in DeKalb are currently aimed at “affordable housing” – with federal strings attached

What Can DeKalb Workforce Households Afford?
Workforce households can comfortably buy a house costing $100,000 to $198,000 in DeKalb County
Comfortable rents fall in the $725 to $1,550 range
This is without consideration of transportation costs

Socio-Economic Findings
Relative balance between homeowners and renters:
53% homeowners
47% renters
Workforce renter households tend to have lower incomes in lower range ($33,000 - $55,000)
60% of DeKalb’s units are single-family
Most construction from 2000 to 2008 occurred in south and east areas of DeKalb

Market Demand Findings Source: SmartNumbers

Where is “Workforce” and “Affordable” Housing Located?

Transportation Costs

Making the Case for Workforce Housing in DeKalb County…

Demand for Workforce Housing Will Increase
Most national and regional experts believe existing core urban areas – like DeKalb – will enjoy most growth over next 10-20 years
Workforce housing needs likely to growth fastest due to slow income and job growth
Where DeKalb Workers Live, 2008

Socio-economic and Demographic Forces are Impacting Workforce Housing
More seniors, more households without children, smaller family size – all impact the type and location of housing demand
Active Seniors Gas Prices Young Professionals Tighter Credit Standards

Supply of Housing Will Again Come Under Pressure
DeKalb has an estimated 4-5 year inventory of developed lots
Low by regional standards
As economy improves, pressures on housing price and availability will again build

Workforce Housing and Economic Development are Closely Linked
DeKalb County is primarily residential with limited opportunities for commercial development
Tax base growth has been constrained by lack of commercial investment
Workforce housing can be a valuable economic tool, especially if located near existing transportation systems (transit stations and major roads)

Any Major Urban Jurisdiction Needs a Workforce Housing Policy and Strategy
Localities facilitate market-rate housing development through zoning and other land use regulatory and permitting processes
Affordable housing (both public and low-moderate income) typically addressed through dedicated programs and agencies and federal subsidy
Workforce housing falls between the cracks—it requires special policies, incentives and support that need to be developed locally

Recommendations: An Overview
Four Major Areas:
Housing Programs and Finance Strategies (including Housing Preservation/Foreclosures)
Zoning and Land Use Regulation
Connecting Housing to Jobs and Transportation
Building Organizational and Administrative Capacity

Time Frame for Implementation
DeKalb County facing budget shortfalls like most local governments
Our focus is on short-term actions (12-18 months) that county can take at little new expense
Build foundation for more expansive actions as economy improves

Examples of Short-Term Recommendations
Put into place a Housing Trust Fund, using existing federal funds to create a revolving fund for workforce housing
Carry out organizational and legal work to establish a land bank
Create a 3-1-1 line and website for foreclosed properties
Reorganize and upgrade code enforcement efforts
Adopt a workforce housing ordinance

Zoning and Land Use Regulation
DeKalb County zoning ordinance adopted in 1956
Updating process now underway
Current zoning deals with workforce housing in limited and incomplete way
Need to adopt distinct workforce housing ordinance as part of broader zoning code

Key Goals of Workforce Housing Ordinance
Clearly define workforce housing and households to be served
Identify target areas to be served by the ordinance: key job centers and corridors, MARTA station areas, etc.
Establish broad and flexible set of developer incentives (parking, fee waivers, setbacks, density bonuses, etc.)
Adopt flexible, variable approach to implementing ordinance to meet both county (taxpayer) and developer objectives

Next Steps
Report recommendations presented to DeKalb County Commission June 15
Full report will be printed and available by June 30
Coalition hopes to work with County on Phase 2 implementation, including focus on short-term recommendations and meetings with “community councils”
Desired outcome: Broader understanding and support for workforce housing throughout county

Raymond Christman, Livable Communities Coalition

by National Housing Conference & the Center for Housing Policy on Jun 17, 2010

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Raymond Christman, Livable Communities Coalition — Presentation Transcript