11.15.16 Meeting NotesCity of Wilmington /New Hanover County
Workforce /Affordable Housing Ad hoc Committee
November 15, 2016
Meeting Notes
Present: Elizabeth Dodson, Gloria Green, Phil Humphrey, Robert Rosenberg, Steve Spain, Dave Spetrino,
Jody Wainio, Tilghman Herring, Katrina Redmon, Katrina Knight, Paul D'Angleo, Will Bland
Staff — Suzanne Rogers, City of Wilmington; Julia Moeller, NHC;
Presenters: Ken Vafier, NHC; Ron Satterfield, City of Wilmington
Absent: Linda Smith,
Resigned: David Barnes, Carlos Braxton
Robert Rosenberg, Vice Chairman, called the meeting to order and introduced the presenters Ken Vafier,
NHC; Ron Satterfield, City of Wilmington (presentation attached). After an update on the status of the
revision of NHC and City of Wilmington land use ordinances the group discussed the following issues
related to land use regulations impact on affordable housing:
Strategies for addressing housing affordability issues:
Accessory Dwellings
• Not permitted in County
• City allows accessory housing, attached or detached
• Cannot regulate residency (courts have ruled on this matter)
• In City, accessory dwellings can be up to 113 the size of the primary dwellings
There is concern over the interpretation of codes
• Accessory Dwelling could become a "frat house"
• The Committee may want to offer some recommendations to improve the assessor dwelling
language in code to make it more flexible for affordable /workforce housing, for example
encouraged in certain neighborhoods where more appropriate...
What were the challenges of the affordable housing development in Castle Hayne?
• Using the right language
• NIMBYs over density and traffic concerns
• The population in NHC is rising exponentially (additional 120,000- 140,000 people by 2040) so
density is necessary but we can do it and should do it intelligently.
o Not density for density's sake; rather density in places where the infrastructure can
support it
• Recognize that Northeast NHC is a greenfield and can expect residential development to occur
in that area; should be sure that affordable /workforce housing is part of the growth here
We need an educational campaign about density
• Density won't hurt property values
• Density can be attractive
• Density can have a positive impact on traffic (i.e. more people using alternative transportation
to employment centers, services, and entertainment)
Height: How do we overcome the fear?
• Goes back to fire codes and ladder heights
• Do we need more education?
• Put parking under housing to reduce impervious pavement
• The City encourages height
What about parking concerns?
• The City regulates maximum parking instead of minimum parking in urban mixed use and the
central business district
• Affordable housing clientele doesn't need as much parking because some don't have cars and
some don't drive (seniors).
What is the minimum dwelling unit size? Can seniors, LMI, single mothers, etc. cohabitate?
• Depends on building code
• Dwelling units must have a kitchen
• City /County should consider cohabitation in Ordinances to alleviate housing costs for seniors
and single mothers (private bedrooms sharing a common living space).
What is the benefit of annexation?
• City has different design requirements
• City deals with more mixed use
NHC is not alone in NIMBY problem or aversion to affordable housing.
Density bonuses — why aren't they used?
• The Code is confusing
• Even staff has a hard time interpreting it
• Developers can get the same incentives with conventional housing just by asking for it.
• Charleston, SC and Asheville, NC use density bonuses, we can look at those models
NIMBY and Double Standards
• There's an added layer when you say "affordable housing" to City Council or County
Commission. You have to convince them that everyone is excited about the AH project, where
conventional housing projects will get approved more easily even with opposition from citizens.
• "You have better odds at Vegas than with a rezoning for affordable housing."
Taxes
• Land costs in the City are much higher than in the County and properties in City have city &
countytaxes
o This should bean incentive to build more affordable housing in the County and the
County needs to take the lead on this
o City could give better incentives than the County offers to offset higher costs or adjust
the tax assessment /valuation on rental housing in the city so that tax not passed on to
tenants
Zoning
• Inclusionary zoning does work but you have to have elected officials on board
• Design the system so that it defaults to what you want, meaning it should be less work for the
developer to build housing that is affordable than housing that is not affordable.
• Make affordable housing by -right
Final thoughts on strategies
• Develop a Land Bank for affordable housing projects
• Use infill housing
• Streamline the development and permitting process to save the developer money
Notes prepared by Suzanne Rogers w /contribution from Julia Moeller
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New Hanover Co m
November 15,
Current Tools to Guide Community
New Hanover County
NEW HANOVER COUNTY
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ORDINANCE
New Hanover County
New Hanover County
New Hanover County
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New Hanover County
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Diagnostic report on land use regulations to identify areas whe
�mprovement is needed or recommended;
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Potential zoning changes, and a strategy for implementing the changes;
New Hanover County
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Revised procedures for development types and zoning districts that will allow
different mix of housing types;
MEMM
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Conservation Overlay District revisions;
Organization and presentation
New Hanover County
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Sec. 23.11. - Low and moderate income housing; density bonuses.
(b)
(c)
The city council may provide for the granting of density bonuses in one or more zoning
districts in which residential uses are permitted, or provide other incentives of value to a
developer of housing within the City and its extraterritorial zoning jurisdiction, if any, if the
developer agrees to construct at least fifteen percent (15 %) of the total housing units within
the development for persons and families of low and moderate income. The size of the
density bonus may vary with the percentage of housing units constructed within the
development for persons or families of low or moderate income.
The city council may provide for the enforcement of a developer's commitment to provide low
and moderate income housing by ordinance or through the adoption of rules and regulations.
Such ordinance or rules and regulations may require the developer to record restrictive
covenants applicable to the property, to convey real estate interests in the property, to enter
into binding contracts satisfactory to the city or to take other lawful action prescribed by the
city. The city may prescribe the period of time during which the developer's commitment shall
be binding.
When used in this section, the following terms have the meanings indicated:
(1)
(2)
"Density bonus" means an increase in the number of housing units allowed on the tract
of land upon which the development is located, when compared to the maximum
number of housing units which would be allowed on the tract of land in the absence of
the density bonus.
"Low and moderate income" has the meaning prescribed by the regulations of the
United States Department of Housing and Urban Development applicable to the City of
Wilmington. In the absence of such regulations, the term "low and moderate income"
shall have the meaning prescribed by the City Council by ordinance or resolution. The
term "low and moderate" shall also be construed to mean low or moderate income.
(Secs. Laws 1991, Ch. 119, § 1; Sess. Laws 1991, Ch. 615, § 2)