District Six,

The Council is reviewing a proposal for Affordable Housing Incentives.
We are in a housing crisis and need affordable housing of both rental and for-sale units. I am against 3-4plexes and commented, ‘3plexes and 4plexes are not compatible in keeping with the character of the single-family districts’.

I appreciate the staff and council’s efforts in generating more affordable housing and the desire to increase housing choices. The Affordable Housing Incentives (AHI) is one piece of this effort. I feel this is a major undertaking that deserves deliberate, unrushed discussions.

We currently have the TIP in front of us. It is a great strategic plan with multiple actions to protect, preserve, and produce housing. I’d like to see us get its staffing, funding, and programs underway before we add more to our plate.

A couple concerns/questions about the AHI

• Homeownership. Homeownership and wealth building are a priority of ours. I don’t see the incentives giving affordable ‘for sale’ development enough weight. As I read the ordinance, the incentives are the same whether a developer builds for-rent units or affordable-for-sale units. We need both, but I would like to see stronger incentives for affordable homeownership across all zoning districts. We might consider a low-interest rate loan to builders of for-sale properties. Are there other types of incentives we can implement?
• With the incentives to build for-rent units, I see the AHI in conflict with our recent ADU ordinance requiring owner occupancy. Is the AHI an end around to the ADU ordinance?
  Regarding single-family districts, the ordinance, in section 4, says, ‘the standards for the district are intended to provide for safe and comfortable places to live and play, promote sustainable and compatible development patterns and to preserve the existing character of the neighborhood.’ I’m having a hard time balancing this line with allowing 4-plexes in single-family zones. I don’t see how you preserve the existing character of the neighborhood by building 4 plexes. I’d like to see a clear definition of what this means and who makes the decision on what can be built? 3plexes and 4 plexes are not compatible and in keeping with the character of the single-family districts.
• I’m also concerned about traffic safety in neighborhoods with narrow streets and older homes with limited off-street parking, as the multi-unit properties will strain basic traffic flow and increase the challenges for emergency vehicles to navigate.
• I’m concerned with multiplexes on the aging water/sewer infrastructure of these older neighborhoods.
• In addition, will the incentives encourage naturally occurring affordable housing to be torn down and replaced with higher rental units?
• As for RMF and mixed districts, when additional heights are allowed, do we require additional setbacks/step backs?
• What is the staffing needs to handle AHI? Funding needs?
• Enforcement is not one of our strengths. And strong enforcement is a must.
  • Having sufficient staffing in place to administer and enforce this new program is vital to its success.
  • I believe we need clarity on the verification and confirmation of the annual reporting.
  • What if a property owner has multiple violations? Over multiple locations?
  • What are the tenant rights during a cure timeline? Do they get refunds if being charged too much? What if their income is over the limit? Are they forced out?
  • Do we have data on the enforcement of similar programs?
• We recently agreed to a study of single-family zones. I think it would be prudent to review this study before launching into the AHI ordinance.

Learn more about the Affordable Housing Incentives proposal on the Council’s website.