Presentation of Inclusionary Zoning Ordinance policy developed to ensure a percentage of housing in St. Charles, IL is affordable.

1. St. Charles Housing: City of St. Charles
Today and in the Future
Steps to Attaining a Balanced Community • Founded 1834
• 33,000 est. population (2007)
• Western Edge of Metro Area
• Working Class Heritage/Industrial Development
• High cost residential developments
• Transition to Maturing Community
St. Charles Housing Commission and City Council
A Brief History
• System Sensor: Employer Assisted Housing
• Community Focus Groups (2000)
• MMC’s Housing Endorsement Criteria (2002)
• MPC/St. Charles Housing Task Force (04-05)
• Housing Needs Assessment (2005)
• Housing Commission Established (05-06)
St. Charles Housing Commission Negotiated Before Inclusionary Zoning:
• Considered a range of policy options: •Large-Lot SF Annexation = $500,000 seed money
– Inclusionary Housing Ordinance
•First Street Downtown Redevelopment = 16
– Housing Trust Fund
affordable rentals out of 103 units
– Outreach and education
– Engage nonprofit development expertise •Small townhome PUD Cash in lieu = $73,000
– Leverage state and federal resources
– Review codes and zoning density •Bricher Commons: Required 20% affordable and
– Teardown fees, condo conversion ordinance. agreed to help fund Special Needs Housing (but
– Employer assisted housing
project did not proceed)
– Neighborhood incentive district
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2. Inclusionary Housing -- Public Inclusionary Housing Draft:
Involvement:
• Up to 10 units: 5% required to be affordable
• Commission received input from local
• 11 to 50 units: 10% required to be affordable
homebuilders
• More than 50: 15% required to be affordable
• Public meetings by Council Committee and
• Fee-in-lieu allowed for smaller developments ($140,000 per each
Plan Commission required affordable unit not built)
– $7,000 per unit spread over project for 1-10 units
• Realtor and Homebuilder Participation
– $14,000 per unit spread over project for 11-50 units (max. 50%)
• Developer forum to get feedback – $21,000 per unit spread over project for over 50 units (only if
justified)
Issues and Concerns: Issues and Concerns:
•Overall impact on real estate values in community
•Will this create too many affordable units in one
development? • Impact on smaller developments
•Will we get too many affordable units in •Impact on single lot development (teardowns, infill)
neighborhoods that already have their share?
•How will the in-lieu funds be spent?
•What’s the feasibility of requiring % affordable in
•Adopting ordinances before all the administrative
high-end developments?
details are worked out
Inclusionary Housing Draft: Housing Trust Fund:
• Allows fee in-lieu depending on size of • Similar to Highland Park, others
development
• Framework for more specific procedures and
• 20% density bonus and fee waivers to ease cost policies
impacts • Housing Commission recommends funding
• Economics evaluated by S.B. Friedman study • City Council controls expenditures
• Teardowns exempt if house was above • Primary Source of Funds: Inclusionary fee in-lieu
affordable threshold
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3. Keys to Success (so far):
far):
• Long history of City Council support for variety
of housing types and prices
• Strong Leadership from two Mayors Questions and Comments?
• Flexibility in application of IH Ordinance: Delnor
Woods example
• Housing Trust Fund “seed money” helped us to
see the possibilities
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