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HomeMy WebLinkAboutCity of Tamarac Resolution R-99-074March 16, 1999 -- Temp Reso #8571 1 CITY OF TAMARAC, FLORIDA RESOLUTION NO R-99-- J'� A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF TAMARAC, FLORIDA, TO RECEIVE THE INCENTIVE RECOMMENDATIONS ON AFFORDABLE HOUSING REPORT PREPARED AND PRESENTED BY THE AFFORDABLE HOUSING ADVISORY COMMITTEE AND HAVING DELIVERED ITS REPORT, THE AFFORDABLE HOUSING ADVISORY COMMITTEE HAS FULFILLED ITS RESPONSIBILITIES AND IS NOW SUNSETTED; PROVIDING FOR CONFLICTS, PROVIDING FOR SERVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City Commission appointed twelve (12) members to the Affordable Housing Advisory Committee to prepare recommendations for incentives to affordable housing as required by Florida Statutes 420.9076; and WHEREAS, the members of the Affordable Housing Advisory Committee met monthly since August to review the eleven (11) topics as detailed by the state statute; and WHEREAS, the Affordable Housing Advisory Committee used the expert adviCe presented by City of Tamarac's Community Development, Utilities, and Building Departments to establish the City's current practices and policies; and WHEREAS, the Affordable Housing Advisory Committee was comprised of technical and professional members of the realty, building, construction, City's Planning Board, Legal Aid, banking, and mortgage fields who used their 1 March 16, 1999 - Temp Reso #8571 2 collective knowledge and expertise while considering its recommendations for incentives; and WHEREAS, the Affordable Housing Advisory Committee had the responsibility to present their incentive recommendations to the local governing body as a requirement of the State Housing Initiatives Partnership (SHIP) Grant ; and WHEREAS, the Affordable Housing Advisory Committee has completed its obligation and without further obligation shall be sunsetted; and WHEREAS, it is the recommendation of the Community Development Director that the City Commission receive the Incentive Report prepared by the Affordable Housing Advisory Committee to meet the requirements of the SHIP Grant and to sunset the Affordable Housing Advisory Committee; and WHEREAS, the City Commission of the City of Tamarac, Florida deems it to be in the best interest of the citizens of this community receive the Incentive Report and sunset the Affordable Housing Advisory Committee. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF TAMARAC, FLORIDA: SECTION 1: The foregoing "WHEREAS" clauses are hereby ratified and confirmed as being true and correct and are hereby made a specific part of this Resolution. 1 March 16, 1999 - Temp Reso #8571 3 SECTION 2: The City Commission received the Incentive Recommendations on Affordable Housing Report , attached as "Exhibit A", as prepared by the Affordable Housing Advisory Committee. SECTION 3: The City Commission sunsets the Affordable Housing Advisory Committee as the Committee has met its obligation. SECTION 4: All resolutions or parts of resolution in conflict herewith are hereby repealed to the extent of such conflict. SECTION 5: If any clause, section, other part or application of this Resolution is held by any court of competent jurisdiction to be unconstitutional or invalid, in part or application, it shall not affect the validity of the remaining portions or applications of this Resolution. I F 1 March 16, 1999 - Temp Reso #8571 4 SECTION 6: This Resolution shall become effective immediately upon its passage and adopted. PASSED, ADOPTED AND APPROVED thisof , 1999. ATTEST: 4- CAROL GOLD MC/AAE CITY CLERK I HEREBY CERTIFY that I have approved this RESOLUTION as to form. JOE SCHREIBER MAYOR RECORD OF COMMISSIONVOTE: MAYOR SCHREIBER DIST 1: COMM. PORTNER DIST 2: V/M MISHKIN DIST 3: COMM. SULTANOF DIST 4: COMM. ROBERTS / STATE HOUSING INITIATIVES PARTNERSHIP (SHIP) CITY OF TAMARAC AFFORDABLE HOUSING ADVISORY COMMITTEE • INCENTIVE RECOMMENDATIONS ON AFFORDABLE HOUSING PRESENTED TO THE CITY OF TAMARAC MAYOR AND CITY COMMISSION FEBRUARY 18, 1999 L1 EXHIBIT "A" -rvoiP Qr,so .0 Ssj I • STATE HOUSING INITIATIVE PARTNERSHIP CITY OF TAMARAC AFFORDABLE HOUSING ADVISORY COMMITTEE COMMITTEE MEMBERS Mr. Saul Gass - Committee Chairman, Tamarac Planning Board Mr. Milton Meyer —Committee Vice -Chairman, Tamarac Planning Board Mr. Stuart Golant - Golant & Golant Real Estate Mr. Tim Hernandez - Pulte Homes Ms. Regina Jackson - Nations Bank Mr. Henry Magnuson - Centex Homes Mr. Sean McArdle - Brookside/Gemstar Mr. David Ofstein -Tamarac resident with Craig, Smith & Associates Mr. Alan Oshins -West Broward Realty Mr. Tony Riggio -First Union Bank is Ms. Janet Riley — Florida Legal Services Mr. Tom Salanger - Morrison Homes, Inc. CITY STAFF MEMBERS Ms. Cindy Diemer — Code Enforcement Manager/Project Manager Ms. Geri Backer -- Code Enforcement Clerk COMMUNITY DEVELOPMENT DEPARTMENT Published February 18, 1999 Jeffrey L. Miller Director 11 STATE HOUSING INITIATIVES PARTNERSHIP • AFFORDABLE HOUSING ADVISORY COMMITTEE RECOMMENDATION ON INCENTIVES The Affordable Housing Advisory Committee (AHAC) responsibilities were to review the established policies and procedures, ordinances, land development regulations, and adopted local government comprehensive plan of the City of Tamarac and shall recommend specific initiatives to encourage or facilitate affordable housing while protecting the ability of the property to appreciate in value. The AHAC has completed its deliberations and forwards the following recommendations on the incentives reviewed. Definition of Affordable Housing Incentive 1: "Affordable" means that the monthly mortgage payments, including taxes and insurance, do not exceed 30 percent of an amount representing the percentage of the area's median annual gross income for the household as indicated in the SHIP Administrative Rule subsections (28), (29), or (41), which defines the low, moderate and very -low income groups respectively. However, it is not the intent to limit an individual household's ability to devote more than 30 percent of its income for housing. Housing for which a household devotes more than 30 percent of its income shall be deemed affordable if the institutional first mortgage lender is satisfied that the household can • afford mortgage payments in excess of the 30 percent benchmark. A Approved by. i Expedited Permitting Process • Incentive 2: The expedited processing of approval of development orders or permits for affordable housing. Current status: The City does not currently have an expedited permitting process for affordable housing. New residential developments are required to go through a site plan approval process and in some cases, rezoning. Both processes take approximately 2 to 3 months to receive City Commission approval. Once the site is approved, the applicant may apply for their building permit. There is an informal pre -application process which provides an opportunity for a developer to meet with City staff prior to submitting an application that would be processed in the Development Review Committee (DRC). Explanation of existing regulation governing this incentive: The City of Tamarac's Code of Ordinances, Chapter 10 - Land Development Regulations, establishes the procedures by which the City undertakes the following: site plan reviews; formal applications for construction, improvements, development or building permits; applications for reserve units; site plan requirements; traffic reviews; landscape plans; potable water; wastewater and solid waste disposal; regional transportation network; local streets; fire protection; police protection; parks and recreation facilities; wellfield protection; and other improvements to provide orderly development within the City. There are no distinctions made for affordable housing. Upon receipt of any residential application, the;approximate timeline for the approval process to be successfully completed with the Development Review Committee, with no corrections or modifications required, is 13 days. A scheduled Planning Board review may take place on the 21 st day, and the City Commission consideration may occur on the 36th day. The reviewing departments normally request revisions to proposed site plans to gain compliance with the City code. Any modifications, or changes, or delays, throughout the approval process lengthens the number of processing days. Since modifications are normally required, the average project review time is 60- 90 days. The City of Tamarac has one of the most efficient land development review processes in Broward County. Recommendations of the Advisory Committee: The Committee recommends the following: l . The formal offering of a pre -application conference and expedited processing for affordable housing projects. 2. Affordable housing projects to be identified by a sales price consistent with state's housing value limits and target income population groups relative to the sales price. 3. The developer to declare in writing that the project is affordable housing. Project identified and stamped as "Expedited". 4. The Building and Community Development Departments will define an employee as the liaison to serve as the consistent contacts with developers of affordable housing projects. 5. The established expedited permitting process should cut the current 7 week minimum in schedule to 3 % - 4 weeks. K • Im act on -the public health, welfare* and safety_b changing or adopting this incentive. There is no negative impact realized from this recommendation. CJ Explanation of the advantages and disadvantages OLchaniLng or adouting this incentive. The advantages of expediting includes saving the developer time and money in processing the project with time equating to money. Such savings make an affordable housing project more desirable. It would also identify an "Affordable Housing" project by definition. The disadvantage of this recommendation would be the disruption of the Development Review Committee schedule. Housin cost reduction anticipated rom im lementation o recommendation. The developer will save money from time saved going through an expedited development review process. It would result in reduced time in obtaining permits. The expedited process will result in decreased costs of consultants or architect fees during the expedited process. It would decrease the number of months interest on construction loans or costs paid on property without construction. It would also decrease the soft costs in producing housing. Recommended schedule for implementation. The Community Development Department and the Building Department would need approximately six months to prepare an Expedited process for Affordable Housing. The Committee recommends implementation once approved by the City Commission. Approved by: Chairpe Da M Modification of Impact Fees • Incentive 3: The modification of impact fee requirements, including reduction or waiver of fees and alternative methods of fee payment. Current Status: No modifications or reductions for affordable housing currently exists. Ex lanation o existin re ulation governingthis incentive. No regulations currently exist for affordable housing as a distinct housing type. Recommendations of the AIL4C Committee: The developer shall pay the necessary impact fees. Upon successful production of housing that is considered in the affordable housing sales price range, the developer would be eligible for a rebate of City -defined impact fees on a tiered scale. For each qualified purchaser, those meeting the following income household limits, the rebates received would be as follows: Very Low - 100%; Low - 50%; and Moderate - 25% as per State SHIP Program guidelines. The developer will provide the value of the above rebate directly to the consumer in any method desired as long as it benefits the qualified buyer. Such options include down payment assistance; closing costs; interest rate buy -down; etc. If impact fees are waived and the developer contradicts his statement of affordable housing; the developer will pay the waived impact fees. Such defined savings to the consumer shall be defined in writing to the City. Im act on public health wel are and sae b chars in or ado tin this incentive. There are no known negative impacts from this incentive. A positive impact results from making home purchase assistance available to qualified purchasers. E_ Rianation of advan ages and disadvantages orchanging or adoyting this incentive. The advantages would be an increased market for potential buyers for developers. An increased housing purchase potential for affordable housing clients. The disadvantages would be decreased revenues to City for impact fees rebated for qualified affordable housing purchases. Housiniz. cost reduction anticipated from implementation OLrecommendation. The cost reduction will result in either lowered interest rates, reduced or entire closing costs paid or down payment assistance based on each qualified purchaser's financial need. Recommended _schedule for implementation. Implementation following City Commission approval. Approved by: Cha' n Da IV Allowance of Increased Density Levels Incentive 4: The allowance of increased density levels. Current Status: The City has an allocated number of "flexibility units" and "reserve units" available throughout the City on a first -come, first -served basis. Ex lanation a existin re ulatian avernin this incentive. The certified local land use plan map may be more restrictive than the Future Broward County Land Use Plan Map. However, available flexibility units may be utilized by the City to rearrange residential densities. Rearrangement of residential densities utilizing flexibility units may be administered within "flexibility zones". The Broward County Planning Council establishes the boundaries of and the rules governing flexibility zones and the rearrangement of the residential densities therein. The application of flexibility units means the difference between the number of dwelling units permitted within a flexibility zone by the Future Broward County Land Use Plan Map, and the number of dwelling units permitted within the flexibility zone by the City's certified land use plan map. In addition to flexibility units, reserve units are also available. Reserve units mean additional permitted dwelling units equal to two (2) percent of the total number of dwelling units permitted within a flexibility zone by the Future Broward County Land Use Plan Map. Allocation of reserve units is administered within the flexibility zones • and does not require amendment of the certified local land use plan. The Broward County Planning Council also governs the boundaries and rules for use of reserve units. • The number of reserve units assigned to a parcel designated for residential use on the local land use plan map may not exceed 100 percent (100%) of the maximum number of dwelling units indicated for the parcel by the local land use plan map. However, the local land use plan, the zoning, and the applicable land development regulations shall not permit any density higher than twenty (20) dwelling units per acre. Recommendations of the AHAC Committee. The City should favorably consider applications for Land Use Amendments, increased density; mixed use; flex units; or reserved units for developments in commercial corridors which foster affordable housing. The City should target an area on western Commercial Blvd., possibly re -zone or create an overlay zone for such consideration and market such changes. Impact on public health, welfare, and safety by chanainz or adontine this incentive. An increased demand for vacant land will spur controlled growth and production of affordable housing near commercial areas and increase opportunity for employment and labor market. There would also be an increased demand for services such as, schools, EMS, etc. W in ntive. on o the advantages and disadvanta es o chars in or ado tin this incentive. The advantages include a potential increase in affordable housing production; controlled growth; opportunities to coordinate mass transit service to surrounding commercial areas; increased value of commercial land existing now or in the future; confirms the desire by County, State, Metropolitan Planning Organization (MPO), and South Florida Regional Planning Council for affordable housing; and increased density spurs development of vacant, sitting land. The disadvantage of this incentive would involve the City's desire to allocate resources to a target area. Housing cost reduction antic; ated from implementation a recommendation. Increased density should allow the Developer to produce more homes in the affordable range by reducing housing costs per unit. Recommended schedule for implementation. Implementation upon approval by City Commission on increased density and other modifications. Allow the Community Development Department to decide how long it would take to establish a target area and a time frame for necessary action to be completed. Approved by: is airperso Dat • 0 MReservation of Infrastructure Capacity 11 Incentive S: Reservation of infrastructure capacity for housing for very -low income and low-income households. Current Status: There is no incentive currently existing for affordable housing as a defined housing type. Ex lanation of existin regulation governing this incentive. Developers pay a set fee for infrastructure reservation of water and wastewater, $1,800 and $1,600 per unit, respectively. If after six (6)months the individual accounts are not activated; the developer also begins paying a monthly fee for service. Recommendations of the AHAC Committee. No changes recommended because there is no excess capacity for reservation. Im act on public health welfare, and sa fety by chaagiLnr or ado Pting this incentive. Incentive would not prohibit or create a barrier to affordable housing. E- lanation of advanta es and disadvanta es eLchanging or ado pting this incentive. No change Housing cost reduction antici ated Lrom im ementation o this incentive. None quantifiable. Recommended schedule for implementation. None. Approved by: Aaime� Chn Date 7 Transfer of Development Rights 0 Incentive 6: The transfer of development rights as a financing mechanism for housing for very -low and low-income households. Current Status: No incentive currently in place. Ex lanation of existing rg ulation governing this incentive. The City does not have any provisions for transfer of development rights for increased density between parcels or property. However, the City has allowed developers in the past the ability to transfer "trips" generated by the traffic from one parcel to another. This is typically done for commercial developments. Recommendations of the AHAC Committee. The Committee recommends favorable consideration of petitions involving transfers of development rights, subject to appropriate reviews. The request would be generated from property owner and a developer and would not be City initiated. Impact on public health welfare, and sae b chan in or ado tin this incentive. No negative impact would result from this incentive. There is a benefit by possibly making it easier to develop affordable housing. Explanation of the advantage or disadvantagg of changing or„adopting this incentive. The advantage is easier development of affordable housing. No known disadvantages. Housing cost reduction anticipated from implementation_of this incentive. Housing cost reduction cannot be quantified as the cost reduction would depend on each arrangement between property owner and developer. Recommended schedule for implementation. Recommend implementation upon adoption by the City Commission. Approved by: Chairper Dat • 8 Reduction of Parking and Setback Requirements 0 Incentive 7: The reduction of parking and setback requirements for affordable housing. g Current Status: No incentives for affordable housing currently exist. Explanation of exktin rejeulation governing this incentive. Parking waivers and setbacks are considered at time of site plan. It involves analyzing the justification for reductions in considering the size or number of spaces involved, and the setback requested. Recommendation ot the AIM Committee. The Committee recommends the allowance of some discretion/flexibility of parking and setback requirements without reducing the number of parking spaces by creatively reviewing the request as it relates to setbacks, medians, landscape layouts, possible reduction of any excess parking, etc. with an intent to produce affordable housing while upholding community standards and quality of life. Im act on ublic health wel are and sae by than in.S or aiLopting this incentive. No negative impact realized by this incentive. Ex lanation o advanta es or disadvanta es o than in or ado tin this incentive. Advantages include making it easier to develop affordable housing by allowing greater flexibility in development rights. The disadvantage is a possibility of parking cor►gestion due to reduction of spaces. Housing. cost reduction anticipated from implementation of recommendation. No quantifiable housing cost reductions from this incentive. Recommended schedule Lor implementation. The Committee recommends implementation upon adoption by the City Commission. Approved by: //9/9/- Chaimcl��M-7Dat ►J Zero Lot Line 0 Incentive 8: The allowance of zero lot -line configurations. Current Status: The City currently allows zero lot -line development. Ex lanation of existing regulation governing this incentive. The City allows zero lot -line development. Recommendation of the AHAC Committee. No changes recommended by the Committee. Impact on public health, welfare, and safety by changing or adopting this incentive. No negative impacts known. Explanation of the advantages or disadvantages of changing or adopting this incentive. No changes recommended since current practice does not create any barriers to affordable housing production. Housing cost reduction anticipated from implementation of this recommendation. N/A Recommended schedule for implementation. • N/A Approved by: Chairperson D e .7 10 ! Modification of Street Requirement Incentive 9: The modification of street requirements for affordable housing. Current Status: No incentive currently exists. Ex lanation Ofe-Xisting re ulation governing this incentive. The City does not have a process for modifying the requirements for public streets. Private streets are allowed within the City only at the absolute discretion of the City Commission in individual circumstances and subject to specific terms and conditions setforth in Tamarac Municipal Code Section 21-143. RecommendatiogLqf the AIIAC Committee. The Committee recommends allowing some discretion/flexibility for alternative engineering of a road that does not reduce the stability or street standards but allows some creativity in the development plan. Sidewalks are a part of the street requirements, however, the Committee recommends some flexibility/discretion for single sidewalk placement. Im act on the yub&c health wel are saLe& by changing or ado tin this incentive. There is no negative impact for this recommendation. is Ex lanation of advanta es and disadvantages of changing or adopting this incentive. The advantage is allowing greater flexibility in developing affordable housing. No known disadvantages. Housing cost reduction antici ated rom -implementation of recommendation. Housing cost reduction cannot be quantified. Recommended schedule for im lementation. The Committee recommends implementation following adoption by City Commission. Approved by: C trpers Da 0 Review Process for Significant Impacts to Affordable Housing 0 Incentive 10: The establishment of a process by which a local government considers; before adoption, policies, procedures, ordinances, regulations, or plan revisions that have a significant impact on the cost of housing. Current Status: No current incentive exists. Ex lanation of existing re elation governing this incentive. No formal process for affordable housing currently exists. Recommendations o the AHAC Committee. The Committee recommends, as a part of the public participation process by the City Commission, the impact of any policies, procedures, ordinances, regulations or plan revisions be considered with respect to any significant impact on the cost of housing. Im act on the public health Wel are and safe by changing or qdgpting this incentive. No negative impact on the health, welfare, and safety by adopting this incentive. ExPlanation o the advanta es and disadvanta es OLchanging or adopting this incentive. Advantages are the reduction of negative impacts on affordable housing and the reduction . of significant increases in the cost of housing. Housing cost reduction antic! ated rom im lementation of recommendation. Housing cost reduction is not quantifiable for this incentive. Recommended schedule Lor implementation. The Committee recommends implementation following adoption by the City Commission. Approved by: 6/ 9 Chairp son lbate • 12 • List of Public Land • Incentive 11: The preparation of a printed list of public land for affordable housing Current Status: There is no current incentive in place. ExRlangtiMge-yisting regulation governing this incentive. There is no existing regulation governing this incentive. The City had created a survey of all vacant lands in 1997, both private and public parcels. Recommendation of the AHAC Committee. The Committee recommends the updating of a list of publicly owned land suitable for affordable housing. Im act on oublic health wel are and safeAL&M chan in or adopting this incentive. There is no negative impact by adopting this incentive. EX -Planation of advantages and disadvantages of changingchaagLng or adopting this incentive. The advantages are that land may be available from the City and that a developer may partner with the City on congregation of parcels for affordable housing. Mousing cost reduction anticipated from implementation of recommendation. Housing cost reduction from this incentive is not quantifiable at this time. Recommended schedule Lor implementation. The Committee recommends implementation upon adoption by the City Commission. Approved by: Chairper Date 13 C�