The Sanbornton Approach The Sanbornton Approach Workforce HousingWorkforce Housing

Gerald Coogan, AICP Gerald Coogan, AICP

Lakes Region Planning Lakes Region Planning Commission Commission

Sanbornton Planning BoardSanbornton Planning BoardJanuary 9, 2014 January 9, 2014

Workforce Housing In Workforce Housing In SanborntonSanbornton

New State Law effective January 1, 2010 New State Law effective January 1, 2010

Provide a reasonable opportunity for a 4-Provide a reasonable opportunity for a 4-person household earning 100% of the person household earning 100% of the Belknap County median income or $70,500 Belknap County median income or $70,500 to be able to to be able to buy a home at $184,500 or buy a home at $184,500 or less.less.

Must provide for the reasonable opportunity Must provide for the reasonable opportunity of a 3-person household earning up to 60% of a 3-person household earning up to 60% of the area median income or $38,100 to of the area median income or $38,100 to rent a unit for $953 or lessrent a unit for $953 or less. .

Workforce Housing In SanborntonWorkforce Housing In Sanbornton

The opportunity to construct owner occupied The opportunity to construct owner occupied Workforce Housing units must be available in Workforce Housing units must be available in at least 51% of the residentially zoned land. at least 51% of the residentially zoned land.

Multi-family (5 or more units in a building) Multi-family (5 or more units in a building) must be allowed somewhere in town. must be allowed somewhere in town.

Home prices have declined since 2009 while Home prices have declined since 2009 while rents have risen. In some cases, it maybe more rents have risen. In some cases, it maybe more affordable to purchase a home than to rent. affordable to purchase a home than to rent.

Total housing units = 1,647; SF units – 1,613; 2 Total housing units = 1,647; SF units – 1,613; 2 to 4 units in one structure = 34 / 98% 2 % to 4 units in one structure = 34 / 98% 2 %

Downside of doing nothingDownside of doing nothing

Failure to adopt an amendment may Failure to adopt an amendment may allow for developers to have their allow for developers to have their projects approved through the court projects approved through the court system anywhere in town with little system anywhere in town with little or no public input and without or no public input and without approval of the Planning Board. approval of the Planning Board.

AKA: Builders AKA: Builders RemedyRemedy

Workforce Housing In Workforce Housing In SanborntonSanbornton

Planning Board expressed interest Planning Board expressed interest through: through: Master PlanMaster Plan Draft Housing Chapter Nov 2013Draft Housing Chapter Nov 2013 Submission & acceptance of a CPG awardSubmission & acceptance of a CPG award

Meetings w/ B. Frost, L. Harvey and othersMeetings w/ B. Frost, L. Harvey and others Planning Board working on potential Planning Board working on potential

zoning amendments – late 2013 / early zoning amendments – late 2013 / early 2014 for May 2014 Town Meeting 2014 for May 2014 Town Meeting

Public involvement processPublic involvement process

Process:Process:

Q: Where should Workforce Q: Where should Workforce Housing (owner and renter) Housing (owner and renter) be located in Sanbornton?be located in Sanbornton?

Zoning Districts for WFH Zoning Districts for WFH

Owner Occupied Owner Occupied

General Agriculture General Agriculture General ResidentialGeneral Residential Forest Conservation Forest Conservation RecreationalRecreational HP – Village HistoricHP – Village Historic HP – Rural Historic HP – Rural Historic Commercial Commercial

Rental Rental

General Agriculture General Agriculture General ResidentialGeneral Residential Forest Conservation Forest Conservation RecreationalRecreational HP – Village HistoricHP – Village Historic HP – Rural Historic HP – Rural Historic Commercial Commercial

What can Workforce HousingWhat can Workforce HousingLook Like?Look Like?

Osprey Landing, Portsmouth

Exeter Farms, Exeter

The Parsonage, Rye, NH

Typical extended New England Farmsteads

Workforce Housing In SanborntonWorkforce Housing In Sanbornton

Allow for multi-family housing in the Allow for multi-family housing in the commercial zoning district commercial zoning district

Allow for multi-family housing Allow for multi-family housing

Possible Planning Board’s Recommendations: Possible Planning Board’s Recommendations:

Workforce Housing In Workforce Housing In SanborntonSanbornton

Allow for a 30% density bonus in cluster Allow for a 30% density bonus in cluster developments provided that ___ of the units developments provided that ___ of the units meet the affordability requirements. meet the affordability requirements.

Allow for a 30% density bonus in Allow for a 30% density bonus in conventional subdivisions provided that ___ conventional subdivisions provided that ___ of the units meet the affordability of the units meet the affordability requirements. requirements.

Possible Planning Board’s Recommendations: Possible Planning Board’s Recommendations:

With a 1/3rd density bonus for WFH, one extra unit would be allowed for every three units.

Example: Conventional Subdivision

Example: 30% Density Bonus

Q: Can the developer have the right to mix multi family units with single family units in a WFH development?

Example: Density Bonus & Clustered Units

Dedicated Open Space

Assurance of Continued Assurance of Continued AffordabilityAffordability

The Planning Board required:The Planning Board required: A minimum 30 year affordability A minimum 30 year affordability

requirement on rental developments. requirement on rental developments.

An automatically renewing affordability An automatically renewing affordability requirement for ownership units that sold requirement for ownership units that sold before the 30 years are up. before the 30 years are up.

Tonight’s Work Tonight’s Work

Discussion on where WFH --- owner and Discussion on where WFH --- owner and renter units should be located.renter units should be located.

Review drafts: Definition of WFH; Changes Review drafts: Definition of WFH; Changes to T Cluster Development; Modifications to to T Cluster Development; Modifications to Dimensional Requirements; and Dimensional Requirements; and Sanbornton WFH Ordinance.Sanbornton WFH Ordinance.

What is acceptable? What is acceptable? Agenda for Thursday January 16Agenda for Thursday January 16thth at 7 PM at 7 PM