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Financing Affordable and Workforce Housing in Location-Efficient Areas

September 26, 2011 Northside BeltLine Trail, completed April 2010

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Atlanta BeltLine Overview

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Trails33 of Network Trails

Affordable & Workforce Housing5,600 Units

Historic Preservation Public Art &Streetscapes

Parks1300 + new acres

Jobs & Economic Development30k jobs

Environmental Clean-up 1100 + acres

WHAT IS THE ATLANTA BELTLINE?Key Elements

Transit 22-mile loop

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BELTLINE FUNDING

• Anticipated Funding Sources • Capital Costs

ActivityAmount(In Millions)

Land $ 570

Parks & Trails $ 340

Transit & Transportation Improvements $1,375

Workforce Housing & Incentives $ 360

Admin & Project Management $ 32

APS Projects $ 95

Total Capital Cost $2,772

Source: TAD Redevelopment Plan, Nov 2005

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TAX ALLOCATION DISTRICT

How does the BeltLine TAD work?

1. When the TAD was adopted in 2005, the City, County, and Public Schools agreed to forego tax revenue generated in the TAD at the time of adoption for the next 25 years.

2. As new development happens because of the BeltLine, additional tax revenue is generated. This additional tax revenue helps pay for the BeltLine.

3. After 25 years, the City, County and Public Schools receive all tax revenue, which is higher than it would have been without the BeltLine.

Tax

Reve

nue

2005 2030

1

32

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Affordable Housing Trust Fund

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LEGISLATIVE FRAMEWORK

• City Council established the BeltLine Affordable Housing Advisory Board (“BAHAB”)

• BeltLine TAD authorizing legislation requires 15% of net bond proceeds capitalize the BeltLine Affordable Housing Trust Fund (“BAHTF”)• 5,600 unit goal established by City Council

• State Tax Allocation District restrictions: capital expenses within the Tax Allocation District (“TAD”)

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BAHAB GUIDING PRINCIPLES

• Facilitate housing near jobs for working families who are otherwise priced out of the in-town housing market

• Serve as a catalyst for the revitalization of communities around the BeltLine

• Help mitigate involuntary economic displacement

• Other key principles:•Transit-oriented Development•Long term affordability and wealth creation•Preserve existing housing, where possible•Mixed income developments

•Mix of owner occupied and rental•Green construction•Barrier-free housing •Equitable geographic distribution•Grants (not loans)

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BAHTF POLICY FRAMEWORK - OUTLINE

• Major BAHTF components: Down payment assistance, Grants to develop & preserve affordable housing, and Funds for property acquisition for future affordable housing.

• Affordability Target: AMI for Rental and Owner Occupied

• Location: Based on housing need/market conditions, Near existing/planned transit, and Equitable distribution of units throughout the Beltline

• Sustainability: Community Land Trust, and Specified periods of minimum affordability for rental and owner occupied units and longer occupancy requirements where subsidies are utilized.

• Mitigate economic displacement: Possible tools include: Inclusionary zoning, CLTs, Preservation of existing subsidized housing, local/state Housing Trust Fund with dedicated funding, Educational Campaign, property tax reform, etc.

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Affordable Housing Trust Fund Financing

• 15% of TAD bond proceeds dedicated to the BeltLine Affordable Housing Trust Fund

• Incentive gap financing (other developer equity and sources of financing needed)

• Early application in the process (fully funded financial plan not necessary)

• More than just financial incentives• Master planning prepares communities for land use and

zoning densities• Parking requirement relief (in process)• Transit, parks, trails

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Budget($)

FundsCommitted ($)

Funds Revolved($)

FundsRemaining($)

AffordableUnitsFunded

Total Units Funded

$ Per Affordable Unit

MultifamilyDeveloper

Incentives

2,530, 000 2,530, 000 - - 120 134 21,083

Down payment

Assistance

1,544,309 1,343,636 - 200,673 42 42 31,991

TOTALS4,074,309 3,873,636 200,673 162 176 53,074

Trust Fund Status (As of 7/25/2011)

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Affordable Housing Trust Fund Financing Key Learning Challenges

• Coordinating with other key resources – especially HOPE VI / Choice Neighborhoods and LIHTC;

• Convincing Banks to provide Mixed Income Housing Financing

• Building housing in more affluent areas of the TAD where little or no affordable housing currently exists

• Facilitating long-term affordability

• Mitigating displacement in areas outside of the TAD • Spending bond proceeds in a down market

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A Solution to Long-Term Affordability:

Community Land Trust(CLT)

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CLT’s and the BeltLine: Atlanta Land Trust Collaborative (ALTC):

A Smart Way to DevelopExtends the impact of public

investment.

Helps limit the impacts of gentrification.

Deepens the opportunity for community engagement.

Promotes neighborhood stability

ALTC Goals: Create favorable climate for CLT

development.

Nurture formation of at least two neighborhood-based, resident-controlled CLTs within the next three years.

Perform stewardship functions of a CLT in neighborhoods where local capacity does not exist to carry out these functions.

A New Vision for CLTs in Atlanta

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Solution to Building Housing in Affluent Areas:

Property Acquisition Strategy

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Property Acquisition Strategyfor Affordable Housing

• Need: • Create affordable housing in the following locations:

• higher land price areas – especially in north and east Atlanta

• near transit implementation

• Must spend time-sensitive dollars before subsequent bond issuance; incentives intended to promote development, not as effective given current market conditions.

• Take advantage of falling land costs

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Property Acquisition Strategy for Affordable Housing

Location principles: A. Required:

Near transit: within ¼ mile of BeltLine ROW or MARTA station

B. Preferred:• Within historically strong markets to

promote equitable distribution of affordable housing: block groups with median household incomes greater than 60% of AMI (in green).

• Acquisitions allowed outside green for (a) properties along a BeltLine segment for imminent transit implementation, or (b) mixed-income developments with a significant market rate component;

• Acquisitions that do not displace residential tenants

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Additional Recommendations

Consider taxable (vs. tax-exempt) bonds;

Establish inclusionary zoning or flexible zoning codes to permit higher densities that support affordable housing;

Focus on land banking and property acquisition

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QUESTIONS?

Contact Info:

http://www.livealongthebeltline.com/ www.beltline.org

Atlanta Beltline Inc.: 404.614.8300