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Urban LandInstitute

Ten Principles for

Developing AffordableHousing

Ten Principles for

Developing AffordableHousing

10PAH Cover 4/30/07 11:11 AM Page Covr1

Ten Principles for

Developing Affordable Housing

Alexa Bach

Prema Katari Gupta

Richard Haughey

George Kelly

Michael Pawlukiewicz

Michael Pitchford

The Urban Land Institute gratefully acknowledges the financial support of the Fannie Mae Foundation in underwriting this project.

10 principles Aff Hsg 4/30/07 11:39 AM Page i

Recommended bibliographic listing:

Bach, Alexa, Prema Katari Gupta, Richard

Haughey, George Kelly, Michael Pawlukiewicz,

and Michael Pitchford. Ten Principles for Devel- oping Affordable Housing. Washington, D.C.:

ULI-the Urban Land Institute, 2007.

ULI Order #T40: Packet of Ten

ULI Order #T41: Single Copy

International Standard Book Number:

978-0-87420-978-5

Copyright 2007 by ULI-the Urban Land Institute

1025 Thomas Jefferson Street, N.W.

Suite 500 West

Washington, D.C. 20007-5201

Printed in the United States of America. All

rights reserved. No part of this book may be reproduced in any form or by any means, elec- tronic or mechanical, including photocopying and recording, or by any information storage and retrieval system, without written permis- sion of the publisher.

About ULI-the Urban

Land Institute

The mission of the Urban Land Institute is to

provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. ULI is committed to: ?Bringing together leaders from across the fields of real estate and land use policy to exchange best practices and serve community needs; ?Fostering collaboration within and beyond

ULI's membership through mentoring, dialogue,

and problem solving; ?Exploring issues of urbanization, conserva- tion, regeneration, land use, capital formation, and sustainable development; ?Advancing land use policies and design prac- tices that respect the uniqueness of both built and natural environments; ?Sharing knowledge through education, applied research, publishing, and electronic media; and ?Sustaining a diverse global network of local practice and advisory efforts that address cur- rent and future challenges.

Established in 1936, the Institute today has

more than 35,000 members from 90 countries, representing the entire spectrum of the land use and development disciplines. Professionals represented include developers, builders, prop- erty owners, investors, architects, public offi- cials, planners, real estate brokers, appraisers, attorneys, engineers, financiers, academics, students, and librarians. ULI relies heavily on the experience of its members. It is through member involvement and information resources that ULI has been able to set standards of excellence in development practice.

The Institute has long been recognized as

one of the world's most respected and widely quoted sources of objective information on urban planning, growth, and development.

ULI Project Staff

Rachelle L. Levitt

Executive Vice President, Information Group

Publisher

Dean Schwanke

Senior Vice President, Publications and Awards

Richard M. Haughey

Director, Multifamily Development

Project Director

Michael Pawlukiewicz

Director, Environmental and Policy Education

John K. McIlwain

Senior Resident Fellow for Housing

ULI/J. Ronald Terwilliger Chair for Housing

Alexa Bach

Former Scholar-in-Residence

George Kelly

Former Scholar-in-Residence

Prema Katari Gupta

Scholar-in-Residence

Nancy H. Stewart

Director, Book Program

Managing Editor

Libby Howland

Manuscript Editor

Betsy VanBuskirk

Art Director

Book and Cover Design

Craig Chapman

Director, Publishing Operations

Cover photograph: The Townhomes on Capitol

Hill, Washington, D.C. (Bob Narod/Corcoran

Jennison Companies).

ii

10 principles Aff Hsg 4/30/07 11:39 AM Page ii

iii

Participants

Chair

J. Michael Pitchford

President

Community Preservation and

Development Corporation

Washington, D.C.

Workshop Participants

Milton Bailey

Former Executive Director

D.C. Housing Finance Agency

Washington, D.C.

Michael Bodaken

President

National Housing Trust

Washington, D.C.

Sheila Crowley

President

National Low-Income Housing Coalition

Washington, D.C.

Kathy Dougherty

Vice President

Edgewood Management Corporation

Silver Spring, Maryland

Susan Dewey

Executive Director

Virginia Housing Development Authority

Richmond, Virginia

Jim Edmonson

President

UniDev LLC

Bethesda, Maryland

Conrad Egan

President/CEO

National Housing Conference

Washington, D.C.

Rick Gentry

Senior Vice President, Asset Management

National Equity Fund

Chicago, Illinois

Renee Glover

CEO

City of Atlanta Housing Authority

Atlanta, Georgia

Mossik Hacobian

Executive Director

Urban Edge Housing Corporation

Boston, Massachusetts

Kil Huh

Former Director, Practice Development

Fannie Mae Foundation

Washington, D.C.

Marty Jones

President

Corcoran Jennison Companies

Dorchester, Massachusetts

Ellen Lazar

Senior Vice President, Housing and

Community Initiatives

Fannie Mae Foundation

Washington, D.C.

Maureen McAvey

Executive Vice President

ULI-the Urban Land Institute

Washington, D.C.

John McIlwain

Senior Resident Fellow, Housing

ULI-the Urban Land Institute

Washington, D.C.

Barry Merchant

Policy Analyst

Virginia Housing Development Authority

Richmond, Virginia

Tom Murphy

Senior Resident Fellow, Urban

Development

ULI-the Urban Land Institute

Washington, D.C.

Mark Silverwood

President

Silverwood Associates

Reston, Virginia

Alexander Viorst

Managing Director

MMA Financial

Washington, D.C.

Michael Wiencek

President

Wiencek + Associates Architects

+ Planners PC

Gaithersburg, Maryland

Joyce Woodson

Councilmember

City of Alexandria

Alexandria, Virginia

This report was conceived by the ULI

Affordable Housing Council, the mem-

bers of which formulated these princi- ples for the development of affordable housing as well as reviewed and edited drafts of the Ten Principles report.

10 principles Aff Hsg 4/30/07 11:39 AM Page iii

T he explosive appreciation in housing prices from the late 1990s to the mid-

2000s created significant wealth for people fortunate enough to own their own

home. In many markets, double-digit appreciation year after year created home equity that homeowners tapped to pay off other debt, remodel their homes, take vacations, and buy new cars. By the mid-2000s, housing price appreciation had slowed to more traditional rates, but home prices remained quite high in most mar- kets. Over the same period, incomes were stagnant, taking median-price housing out of the range of median-income households. Several other factors combined to create what could be described as an affordable housing crisis in many regions of the country. First, resources for the support of affordable housing became more limited with the continuing decentralization of fed- eral housing programs to the states. Secondly, many affordable housing units were lost to expiring uses (the conversion of subsidized developments to market-rate housing), the conversion of affordable rental developments to condominiums, and demolition. The growing local community opposition to any new development has also played a role in that it tends to focus particularly on multifamily housing, which can be more affordable than single-family housing, and on affordable housing developments with public subsidies. The convergence of these trends has limited the housing options of many people with low and moderate incomes. Many are forced to pay a larger and larger share of their income for housing; to crowd into shared apartments, townhouses, or single- family homes; or to find housing in distant suburbs located far from their jobs. Some are forced to combine all three options - to pay a lot to live in a crowded house in exurbia. It doesn't have to be this way. Communities can support the development of hous- ing for people and families at a variety of income levels. And they should, in fact, because doing so makes sense from an economic development perspective. The availability of decent housing that is close to work and affordable for the jobholders upon which the proper functioning of the local economy depends is essential to the community's economic health. All communities need teachers, firefighters, police officers, municipal employees, health care workers, contractors, landscapers, and retail salespersons, to list just a few essential service workers. Unfortunately, many communities fail to ensure that such workers have safe, affordable housing opportunities within a reasonable dis- tance from their work. The residents of many of these communities not only pas- sively accept this reality, but also actively oppose proposals to provide such hous- iv

Introduction

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ing. Their opposition to the local development of affordable housing may not serve the self-interest they believe they are protecting. It is not only a community's essential service workers who stand in need of afford- able housing. The market for affordable housing is diverse and does not correspond with many people's outdated stereotypes about who lives in affordable housing. Peo- ple in all stages of the life cycle need such housing. The adult children of commu- nity residents who are just starting out in their careers need affordable housing options. The parents of residents, who may be on a fixed income, might need low- maintenance, affordable housing. Disabled people, including war veterans who suf- v

High Point in Seattle, Washington, is a mixed-

income, new urbanist, HOPE VI community.

MITHUN ARCHITECTS + DESIGNERS + PLANNERS

10 principles Aff Hsg 4/30/07 11:39 AM Page v

fered injuries that have affected their ability to work, need and deserve safe and affordable housing. Ten Principles for Developing Affordable Housingseeks to help those who wish to develop housing for low- and moderate-income households understand what it takes to make affordable housing projects happen. It also seeks to help policy makers and community leaders understand the principles behind the production of affordable housing. It is hoped that this understanding will lead to the creation of effective affordable housing policies and programs and to the fostering of a climate that is more supportive of the development of affordable housing. Professionals with diverse and deep experience in the field of affordable housing participated in the identification of the ten principles outlined here, beginning with the Urban Land Institute's Affordable Housing Council under the leadership of Mike Pitchford and later under the leadership of Marty Jones. The work of the council took place over the course of several ULI fall and spring meetings, and culminated in a one-day affordable housing workshop held at ULI's headquarters on March 29,

2006 at which participants (listed on page iii) refined and illuminated the principles.

This publication, we hope, succinctly summarizes the knowledge and experience of the experts who created it. Their collective experience in the affordable housing industry totals hundreds of years. We further hope that it will encourage the devel- opment of more affordable housing as part of localities' efforts to achieve balanced, healthy, and sustainable communities. vi

10 principles Aff Hsg 4/30/07 11:39 AM Page vi

Ten Principles for

Developing Affordable Housing

Inspire Leadership

Build Community Support and Trust

Learn the Alphabet . . . and Do the Math

Know Your Market and Your Customers

Nurture Partnership

Select Sites for Opportunity and Choice

Strive for Healthy, Balanced Communities

Use Design to Foster Community, Safety, and Pride

Empower the Residents

Orchestrate Sustainability

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