The Sanbornton Approach Workforce Housing Gerald Coogan, AICP Lakes Region Planning Commission Sanbornton Planning Board January 9, 2014

Workforce Housing In Sanbornton New State Law effective January 1, 2010 New State Law effective January 1, 2010 Provide a reasonable opportunity for a 4- person household earning 100% of the Belknap County median income or $70,500 to be able to buy a home at $184,500 or less. Provide a reasonable opportunity for a 4- person household earning 100% of the Belknap County median income or $70,500 to be able to buy a home at $184,500 or less. Must provide for the reasonable opportunity of a 3-person household earning up to 60% of the area median income or $38,100 to rent a unit for $953 or less. Must provide for the reasonable opportunity of a 3-person household earning up to 60% of the area median income or $38,100 to rent a unit for $953 or less.

Workforce Housing In Sanbornton The opportunity to construct owner occupied Workforce Housing units must be available in at least 51% of the residentially zoned land. The opportunity to construct owner occupied Workforce Housing units must be available in at least 51% of the residentially zoned land. Multi-family (5 or more units in a building) must be allowed somewhere in town. Multi-family (5 or more units in a building) must be allowed somewhere in town. Home prices have declined since 2009 while rents have risen. In some cases, it maybe more affordable to purchase a home than to rent. Home prices have declined since 2009 while rents have risen. In some cases, it maybe more affordable to purchase a home than to rent. Total housing units = 1,647; SF units – 1,613; 2 to 4 units in one structure = 34 / 98% 2 % Total housing units = 1,647; SF units – 1,613; 2 to 4 units in one structure = 34 / 98% 2 %

Downside of doing nothing Failure to adopt an amendment may allow for developers to have their projects approved through the court system anywhere in town with little or no public input and without approval of the Planning Board. AKA: Builders Remedy

Workforce Housing In Sanbornton Planning Board expressed interest through: Planning Board expressed interest through: Master Plan Master Plan Draft Housing Chapter Nov 2013 Draft Housing Chapter Nov 2013 Submission & acceptance of a CPG award Submission & acceptance of a CPG award Meetings w/ B. Frost, L. Harvey and others Meetings w/ B. Frost, L. Harvey and others Planning Board working on potential zoning amendments – late 2013 / early 2014 for May 2014 Town Meeting Planning Board working on potential zoning amendments – late 2013 / early 2014 for May 2014 Town Meeting Public involvement process Public involvement process Process:

Q: Where should Workforce Housing (owner and renter) be located in Sanbornton?

Zoning Districts for WFH Owner Occupied Owner Occupied General Agriculture General Agriculture General Residential General Residential Forest Conservation Forest Conservation Recreational Recreational HP – Village Historic HP – Village Historic HP – Rural Historic HP – Rural Historic Commercial Commercial Rental Rental General Agriculture General Agriculture General Residential General Residential Forest Conservation Forest Conservation Recreational Recreational HP – Village Historic HP – Village Historic HP – Rural Historic HP – Rural Historic Commercial Commercial

What can Workforce Housing Look Like?

Osprey Landing, Portsmouth

Exeter Farms, Exeter

The Parsonage, Rye, NH

Typical extended New England Farmsteads

Workforce Housing In Sanbornton Allow for multi-family housing in the commercial zoning district Allow for multi-family housing in the commercial zoning district Allow for multi-family housing Allow for multi-family housing Possible Planning Board’s Recommendations:

Workforce Housing In Sanbornton Allow for a 30% density bonus in cluster developments provided that ___ of the units meet the affordability requirements. Allow for a 30% density bonus in cluster developments provided that ___ of the units meet the affordability requirements. Allow for a 30% density bonus in conventional subdivisions provided that ___ of the units meet the affordability requirements. Allow for a 30% density bonus in conventional subdivisions provided that ___ of the units meet the affordability requirements. Possible Planning Board’s Recommendations:

With a 1/3 rd density bonus for WFH, one extra unit would be allowed for every three units. Example: Conventional Subdivision

Example: 30% Density Bonus

Q: Can the developer have the right to mix multi family units with single family units in a WFH development? Example: Density Bonus & Clustered Units Dedicated Open Space

Assurance of Continued Affordability The Planning Board required: The Planning Board required: A minimum 30 year affordability requirement on rental developments. A minimum 30 year affordability requirement on rental developments. An automatically renewing affordability requirement for ownership units that sold before the 30 years are up. An automatically renewing affordability requirement for ownership units that sold before the 30 years are up.

Tonight’s Work Discussion on where WFH --- owner and renter units should be located. Discussion on where WFH --- owner and renter units should be located. Review drafts: Definition of WFH; Changes to T Cluster Development; Modifications to Dimensional Requirements; and Sanbornton WFH Ordinance. Review drafts: Definition of WFH; Changes to T Cluster Development; Modifications to Dimensional Requirements; and Sanbornton WFH Ordinance. What is acceptable? What is acceptable? Agenda for Thursday January 16 th at 7 PM Agenda for Thursday January 16 th at 7 PM