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Topic: Inclusionary zoning

	Inclusionary Zoning
		Inclusionary zoning requires a portion of the housing units in certain real estate developments to be reserved as affordable to low- and moderate-income households.
		Inclusionary zoning is a mandatory approach that requires developers to make a portion of the housing units in their project affordable to low- and moderate-income households.
		Inclusionary zoning bylaws also may contain a unit threshold (such as 10 units or more), identify income targets for the population to be served, and identify control periods and mechanisms (for example, permanent deed restrictions).
	www.mass.gov /envir/smart_growth_toolkit/pages/mod-iz.html (1114 words)

	Inclusionary zoning - Wikipedia, the free encyclopedia
		Inclusionary zoning, also know as inclusionary housing, refers to city planning ordinances that require a given share of new construction be affordable to people with low to moderate incomes.
		Inclusionary zoning is becoming a common tool for local municipalities in the United States to help provide a wider range of housing options than the market provides on its own.
		Inclusionary zoning aims to reduce residential economic segregation by mandating that a mix of incomes be represented in a single development.
	en.wikipedia.org /wiki/Inclusionary_zoning (1739 words)

	Burlington Zoning Ordinance Article 14: Inclusionary Zoning/Density Bonus
		Provisions for continued affordability of inclusionary units shall prohibit subletting for a price exceeding that which is affordable for a household with an annual income that is seventy-five percent (75%) of median, consistent with the relationship between unit size and household size set forth in Sec.
		Inclusionary units shall be made available for occupancy on approximately the same schedule as a covered project's market units, except that certificates of occupancy for the last ten percent (10%) of the market units shall be withheld until certificates of occupancy have been issued for all of the inclusionary units.
		No certificate of occupancy shall be issued for a covered project unless all inclusionary units within the covered project are eligible for a certificate of occupancy; except that with respect to covered projects to be constructed in phases, certificates of occupancy may be issued on a phased basis consistent with the provisions of Sec.
	www.ci.burlington.vt.us /planning/zoning/znordinance/article14.html (2095 words)

	Thinking about Inclusionary Zoning
		The term "inclusionary" was devised to contrast with the "exclusionary" impact of traditional zoning, which tends to exclude lower-income housing from upper-income areas.
		A large coalition of community groups, the NYC Campaign for Inclusionary Zoning, is lobbying the city to adopt a model of mandatory inclusionary zoning in all neighborhoods slated for rezoning and redevelopment.
		Inclusionary zoning is an heir to the old planning concept of mitigation, by which a development that benefits from upzoning must in turn pay to mitigate the effects of increased density on the public infrastructure.
	www.manhattan-institute.org /email/crd_newsletter08-04.html (1617 words)

	Inclusionary Zoning: The Missing Piece to the Affordable Housing puzzle - On Common Ground - Winter 2003 (Site not responding. Last check: 2007-10-17)
		Local governments enact inclusionary zoning to require or establish a voluntary goal for new residential developments to earmark a proportion of housing units for lower-income households.
		Inclusionary zoning is attracting attention as an effective regulatory approach to producing affordable housing.
		In conclusion, inclusionary zoning may be an imperfect policy approach to a thorny community issue, but in many communities the concept is proving to be effective in producing sorely needed housing, especially in areas experiencing housing price escalation.
	www.realtor.org /sg3.nsf/Pages/themissingpuzzle?OpenDocument (1704 words)

	Linkage Fees and Inclusionary Zoning (Site not responding. Last check: 2007-10-17)
		"Inclusionary zoning" is a misnomer; it is a land use ordinance that assists local government in meeting its legal responsibilities under the housing element.
		Inclusionary zoning is the optimum way for local governments to affirmatively further fair housing.
		The inclusionary housing ordinance is a land development regulation that requires no expensive studies from the developers and can be easily and equitably applied in a routine fashion.
	www.1000friendsofflorida.org /old_affordable_housing/growing_smarter.asp (1154 words)

	High Road Service Center
		“Inclusionary zoning” means a zoning regulation, requirement, or condition of development imposed by ordinance or regulation, or pursuant to any special permit, special exception, or subdivision plan that promotes the development of affordable dwelling units.
		A city or county is authorized to use inclusionary zoning to increase the availability of affordable dwelling units within the jurisdiction.
		Using inclusionary zoning, if a city or county requires a developer to construct one or more affordable dwelling units, the city or county may grant to the developer permission to construct a total number of units in excess of the number allowed by applicable density limits.
	www.highroadnow.org /high_road/high_wages_and_productivity/affordable_housing/sample_legislation/index.cfm (470 words)

	[No title]
		Inclusionary zoning is a local government requirement for home builders and developers to construct a certain percentage of units in every new market-rate development that will be at a determined “affordable” level for people identified as having low or moderate incomes.
		Inclusionary Zoning and the Competitive Housing Market Inclusionary Zoning as a Price Control “The Problem was that since French bakers were denied the ability to make cheap bread at a profit, and forced to sell expensive bread at a loss, they did the only rational thing possible: They made very little bread at all.
		This combination virtually eliminates the ability of an inclusionary zoning unit owner to build equity and could actually be crippling to participants, who may be better off in a rental situation where many of these needs are taken care of as part of their rental payment.
	www.nahb.org /fileUpload_details.aspx?contentID=50726 (4385 words)

	Inclusionary Zoning Pros & Cons
		A typical inclusionary zoning ordinance will set forth a minimum percentage of units to be provided in a specific residential development affordable to households at a particular income level, generally defined as a percentage of the median income of the area.
		Inclusionary zoning is simple to understand and apply, and coupled with density bonuses and other incentives, allows higher-income communities to achieve a balanced economic composition.
		In summary, inclusionary zoning has been criticized for shifting the burden of affordable housing provision to other groups, for distilling the upwardly mobile poor from the remainder of central city residents and for causing undue growth in locations that would not otherwise experience it.
	www.ginsler.com /documents/NHC-2.html (2832 words)

	Zoning for Housing Justice: Affordable housing and affluent neighborhoods needn't be mutually exclusive.
		And although economic integration is the primary objective of inclusionary zoning, racial integration often becomes a focal point in the deconcentration of poverty as well.
		Of the 107 inclusionary housing ordinances in effect in California, for example, 63 percent were passed since 1990 and 15 percent since 2000, according to the report Inclusionary Housing in California: 30 Years of Innovation, released this summer by the California Coalition for Rural Housing and the Non-Profit Housing Association of Northern California.
		Unlike most inclusionary zoning campaigns, where off-site development options and in-lieu fees are included as concessions to developers, Boston advocates consider theirs to be key wins, because many low-income homebuyers would prefer to stay in their neighborhoods rather than move downtown.
	www.nhi.org /online/issues/131/inclzoning.html (2860 words)

	The Ozur Group's Real Estate Update
		So-called "inclusionary zoning laws" enacted by 13 Southern California cities are actually backfiring, driving housing prices up by as much as $100,000 while also prompting significant decreases in new home construction, according to the latest installment of a study by the Reason Foundation, a self-described Libertarian think tank based in Los Angeles.
		And their findings are diametrically opposite another recent report by the National Housing Conference which held that well-designed inclusionary zoning laws work for builders as well as buyers.
		And in the 33 cities with data for seven years prior and seven years following inclusionary zoning, 10,662 fewer homes were produced during the seven-year period after the adoption of the ordinances.
	realtytimes.com /rtnews/nlpages/20040623_inclusionaryzoning.htm?opendocument&Vol=57&ID=heatherozur (643 words)

	Expanding Affordable Housing Through Inclusionary Zoning: Lessons From the Washington Metropolitan Area (Site not responding. Last check: 2007-10-17)
		One of the ways in which jurisdictions are meeting this challenge is through inclusionary zoning, a program that principally requires developers to include affordable homes when they build a particular number of market-rate homes.
		This paper examines the effectiveness of inclusionary zoning programs as tools for not only providing affordable housing, but also ensuring that such housing is built throughout a jurisdiction.
		By illustrating how inclusionary zoning has been implemented in this area, we hope to inform those who want to implement inclusionary zoning in their jurisdictions, and to assist those who want to improve and preserve existing ordinances.
	www.brookings.edu /es/urban/publications/inclusionary.htm (289 words)

	[No title]
		The zoning changes still have to be approved by the City Council, and Councilmember David Yassky, who represents the Greenpoint-Williamsburg waterfront, is leading the charge to insist that the city, property developers or both commit to producing a significant amount of affordable housing.
		Inclusionary zoning, in these circumstances, is a way for the public sector to capture some of the value that its own rezoning creates.
		Now more than 50 organizations are pushing to make inclusionary zoning a hard and fast requirement; if they get their way, 15 percent of all new housing units would have to be affordable.
	www.citylimits.org /content/articles/articleView.cfm?articlenumber=1212 (1837 words)

	Field Guide to Inclusionary Zoning (NAR Information Central)
		Inclusionary zoning is a land-use concept in which local ordinances require builders to include a certain amount of housing for low- and moderate-income households.
		In contrast, exclusionary zoning is a technique that effectively drives up the cost of housing, excluding lower-income households from the community.
		Exclusionary zoning practices have been under attack in communities around the country for decades, most notably in New Jersey, where the historic Mount Laurel decisions have led the way in promoting inclusionary zoning techniques and creating affordable housing.
	www.realtor.org /libweb.nsf/pages/fg806 (541 words)

	Inclusionary Zoning (Gotham Gazette. September, 2006)
		Zoning refers to a set of regulations that determine such matters as which areas will be deemed residential, commercial or industrial, how tall buildings can be in a specific area, how much open space will be required.
		Inclusionary zoning is also being considered in several other neighborhoods where zoning changes are proposed that would spur new development.
		Inclusionary zoning in New York City is voluntary and not mandatory.
	www.gothamgazette.com /article/landuse/20060905/12/1962 (1450 words)

	Livable Places - Policy
		Inclusionary zoning is a requirement on developers to include some affordable units in their housing developments.
		However, Rosen concluded that an inclusionary requirement of 10% of units with rents affordable to people at 45% of median income ($25,000/yr for a family of four) was feasible for most prototypes if cost off-sets to the developer were included.
		Likewise, Rosen concluded that an inclusionary requirement of 20% of homes or condos with selling prices affordable to people at 90% of median income ($50,000/yr for a family of four) was also feasible with developer off-sets.
	www.livableplaces.org /policy/inclusionary.html (423 words)

	Inclusionary Zoning Makes Housing Less Affordable: Newsroom: The Independent Institute
		Inclusionary zoning seeks to make housing affordable by placing price controls on a percentage of new homes.
		Advocates of inclusionary zoning often measure “success” by the number of jurisdictions that have an ordinance.
		For the 33 cities with data available, in the 7 years after the adoption of inclusionary zoning, 10,662 fewer homes were produced than in the 7 years prior to the adoption of ordinances.
	www.independent.org /newsroom/article.asp?ID=1416 (649 words)

	MANDATORY INCLUSIONARY ZONING-THE ANSWER TO THE AFFORDABLE HOUSING PROBLEM Boston College Environmental Affairs Law ... (Site not responding. Last check: 2007-10-17)
		Ultimately, the Note adopts a perspective that mandatory inclusionary zoning in all communities is the best option and should be valid under an impact fee-like analysis.
		Part II for cuses on the various constitutional arguments surrounding inclusionary zoning and illustrates how a constitutional determination depends upon how the ordinance is classified.
		After finding that a mandatory inclusionary zoning approach is most beneficial, this Note compares the constitutional analysis of inclusionary zoning with that of impact fees and concludes that both should be viewed as valid legislative actions.
	www.findarticles.com /p/articles/mi_qa3816/is_200605/ai_n16350884 (606 words)

	Bay Area's Inclusionary Zoning Plans (Site not responding. Last check: 2007-10-17)
		In 45 Bay Area cities where inclusionary zoning was enacted, new housing construction decreased by 31 percent the year following the adoption of the policies.
		In the 33 cities with data for seven years prior and seven years following inclusionary zoning, 10,662 fewer homes were produced during the seven-year period after the adoption of inclusionary zoning.
		The typical city, after passing an inclusionary zoning ordinance, has managed to produce an average of just 15 units of affordable housing per year.
	www.rppi.org /041504.shtml (599 words)

	The Badger Herald - Inclusionary zoning rent control in disguise
		Inclusionary zoning rent control in disguise (February 27, 2006)
		The Madison Politburo passed an inclusionary zoning (IZ) ordinance in January 2004 that requires new housing and rental developments have 15 percent of their units set aside for residents who make less than 80 percent of the Dane County median income.
		From the minimum wage hike to the smoking ban to inclusionary zoning and now the possibility of mandated sick leave, it is clear the Common Council has a fetish for making Madison a horrible place to do business.
	badgerherald.com /oped/2006/02/27/inclusionary_zoning_.php (945 words)

	PolicyLink - Inclusionary Zoning -- Overview
		Inclusionary zoning has become an important local housing tool to increase the supply of affordable housing in hundreds of cities throughout the nation—including Boston, New York, San Diego, and San Francisco—and has secured tens of thousands of units of affordable housing.
		Inclusionary zoning (IZ) policies set aside a percentage of the rental or for-sale units in housing developments for low- and moderate-income residents.
		We are currently engaged in active campaigns to implement inclusionary zoning in Washington, DC and New York City.
	www.policylink.org /Projects/IZ (832 words)

	Inclusionary Zoning Makes Housing Less Affordable: Newsroom: The Independent Institute
		Inclusionary zoning also causes fewer new homes to be built.
		Inclusionary zoning also fails to produce significant numbers of affordable units.
		Inclusionary zoning remains popular as a window dressing that makes cities appear to favor affordable housing.
	www.independent.org /newsroom/article.asp?id=1416 (649 words)

	Inclusionary zoning could soon come to Providence - Metro
		PolicyLink, which has also conducted inclusionary zoning studies for New York City and Washington, D.C., recommended that Providence require 12.5 percent of units in high-rise developments to be affordable and 15 percent of units in low-rise developments to be affordable.
		Boston, several West Coast cities and part of Washington, D.C., have adopted inclusionary zoning, and almost all the measures in those cities have been retained and even strengthened since they were introduced.
		She said an inclusionary zoning ordinance would be a way of "making sure that people creating housing take control as stakeholders" in the Providence housing market.
	www.browndailyherald.com /news/2006/04/27/Metro/Inclusionary.Zoning.Could.Soon.Come.To.Providence-1880145.shtml (1127 words)

	In Search of Inclusionary Zoning
		Additionally, the whole point of Inclusionary Zoning is that we don't have clusters where only one income range of people live, but that those opportunities exist in all neighborhoods.
		If these inclusionary dwelling units are provided in buildings containing four (4) to six (6) dwelling units, no more than one half (1/2) of the dwelling units in any building may be inclusionary dwelling units.
		In single family detached housing developments, up to 50% of the inclusionary zoning units may be attached housing but no more than x% of the developable residential area may be designated to be a non-inclusionary dwelling unit area.
	izmadison.blogspot.com (9905 words)

	David Segal \| Providence City Council \| Ward One (Site not responding. Last check: 2007-10-17)
		Communities across New England and throughout the country have produced affordable housing by implementing inclusionary zoning ordinances.
		Studies consistently indicate that for an inclusionary zoning ordinance to be effective, compliance must be mandatory.
		Inclusionary zoning wouldn’t solve all of our troubles -- most of which are more contingent on action by the state than action by the city -- but it is an important first step and we must do what is within our reach.
	www.votesegal.com /zoning.html (713 words)

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