raymond christman, livable communities coalition
DESCRIPTION
"A New Roadmap for Workforce Development in DeKalb County" was presented by Raymond Christman, Executive Director of the Livable Communities Coalition at the Bringing Workers Home regional forum in Atlanta, June 2010, as part of the partnerships panelTRANSCRIPT
A New Roadmap for Workforce HousingIn DeKalb County
Raymond ChristmanExecutive 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…
1. Analyze existing conditions2. Survey best practices nationally3. Make the case for addressing workforce
housing in DeKalb County4. Develop recommendations relating to: o financing assistance programso land use regulatory changes
connecting workforce housing to transito 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% homeowners47% 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:
1. Housing Programs and Finance Strategies (including Housing Preservation/Foreclosures)
2. Zoning and Land Use Regulation3. Connecting Housing to Jobs and Transportation4. 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