Inclusionary Zoning Case Study

1
Inclusionary Zoning Case Study

• Sacramento County
• Sacramento, CA

2
Overview

• Sacramento Housing Alliance
• Local coalition - Founded in 1989

3
Overview

• Goal Increase Housing Supply for Extremely Low
  Income Households
• Inclusionary Zoning Key Tool

4
Overview

• 2-Year Effort to Win Passage
• 15 Policy
• 3 ELI

5
Overview

• What we won
• 15 inclusionary in all new developments greater
  than 6 units
• 3/6/6 3 ELI, 6 VLI, 6 LI
• Build on-site , or dedicate land plus a fee

6
Sacramento County
7
Sacramento County
8
Sacramento County
9
Sacramento County
10
Sacramento County
11
Sacramento County

• Location
• Population 1.2 M
• Growth 18 in 10 years, mostly in suburbs

12
Sacramento County
Poverty in Sacramento

• About 14 of population is below the poverty
  line
• 40 of all households are in the VLI category or
  below

13
Priced Out The Problem is Getting Worse in
Sacramento
1985
2005
California Association of Realtors
14
National Affordability
National Affordability
National Affordability
Sacramento Affordability
15
Sacramento County - Race

• Of the those families that can afford the median
  priced home
• 72 are White (61)?
• 11 are Asian (11)?
• 5.5 are Black (10)?
• 5.5 are Latino (16)?
• 6 are some other race (7.5)?

16
Sacramento County - Race
Segregated Land Use Patterns
17
Why Inclusionary Zoning?

• Change Land Use Patterns to Ensure Economic and
  Racial Diversity
• Produce Affordable Housing
• Create Housing Opportunities in New Neighborhoods
  (or Redeveloping Communities)?
• Create Housing as You Grow

18
Why Not Inclusionary Zoning?

• Divert resources away from revitalization efforts
  in existing neighborhoods
• Finite resources for affordable housing
• For Profit Affordable Developers big Winners

19
The Campaign
20
The Campaign

• Use Legal and Political Leverage
• Build Coalition
• Establish Core Principles
• Find a Champion
• Details Matter . . .

21
The Campaign Leverage

• Opportunities
• State Housing Element Law
• Outstanding Consent Decree
• Hot Housing Market

22
The Campaign Coalition

• Build Broad-Based Coalition
• Labor Housing Affordable to workers
• Environmentalists anti-sprawl
• Faith-Based Groups
• Low-Income Constituencies
• Disability Community
• Neighborhood Activists

23
The Campaign Coalition

• Establish Principles
• Worked with Coalition Partners to Develop
• Big Tent

24
The Campaign Coalition

• Principles
• On site social and economic integration
• Concurrent
• Include ELI
• Ensure Developer assists politically and
  financially
• Drive the creation of MF zoned land

25
The Campaign

• Demand 5/5/5
• The Community Proposal for a Mixed-Income Housing
  Policy
• 15 of new housing will be affordable equally to
  extremely low, very low and low income
• A fair share of the affordable housing will be
  built in every neighborhood
• Builders will have choices in how to meet their
  responsibilities
• Accessible housing for persons with disabilities
• The market rate and affordable units will be
  built at the same time

26
The Campaign Strategy

• Find a Champion
• Use Coalition Partners
• Get Commitment

27
The Campaign Strategy

• Grassroots Pressure
• Media
• Legal Leverage
• Guerrilla Tactics
• Details and Negotiation

28
The Campaign Victory

• 15 ELI LI
• 3 ELI
• 6 VLI
• 6 LI
• Build On-Site or Dedicate Land Plus a Fee
• Drive the Creation of More MF
• Create New Resources for Housing

29
The Campaign Post Script

• BIA Sues Restore Leverage
• County Does Not Aggressively Defend
• SHA and Others Intervene
• Win at Trial Court
• Appeal Results in Token Settlement