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City of Northampton Affordable Housing Program

City of Northampton Affordable Housing Program. “Unacceptable to lose affordable housing units!”. Political Support=clear policy Preservation of existing units & SROs Creation of scattered site housing Regulatory Incentives AND Requirements Consider in EVERY public action.

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City of Northampton Affordable Housing Program

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  1. City of Northampton Affordable Housing Program “Unacceptable to lose affordable housing units!” • Political Support=clear policy • Preservation of existing units & SROs • Creation of scattered site housing • Regulatory Incentives AND Requirements • Consider in EVERY public action

  2. Market-rate affordable • Subsidized (financial or regulatory)

  3. Expiring-Use ProjectsClear Public Policy!!! Hampton Gardens: 207 units (169 affordable) • Section 108 Loan & Housing Stabilization Fund • City Housing Trust Fund—NO funding stream • Complex and not sustainable Meadowbrook: 252 units (215 affordable, now 252) • Less complex (once signed) • Major state involvement with strong city push

  4. Community Revitalizationwith affordable housing before Pleasant St SRO

  5. City-Sponsored Limited Development Open Space & Affordable Housing Landfill Buffer & Affordable Housing Capped dump & Affordable Housing Quarry reclamation & Affordable Housing

  6. City-Sponsored Limited Development • Proactive commitment • Existing City land v. new land acquisition • City as Applicant (comp permit or other) • City planning, purchase, permitting • RFP=development partner • Mixed income (equity) • Environmental justice!!!

  7. Mortgage Subordination/Mortgagor Rights Clause • Preserve public investment • Allow mortgages to be sold on secondary (Fannie Mae) market • Calculation of loan to value based on restricted value • Non-secondary market mortgages (e.g. Habitat) • Money versus regulatory subsidy

  8. Affordable housing throughZoning and Subdivision • Multi-family or two-family by-right • Reduce minimum lot size • Bonus density and subdivision waivers • Streamline administration and reduce fees • Combine with CDBG as gap financing • Mandatory Inclusion • MAINTENANCE of affordability (11.4%) • Enabling statute issues • Thresholds critical (don’t create loopholes)

  9. Accessory Apartments: Our best success!!! • Many illegal units • Blend in! • Owner-occupant requirements • Attached with single or hidden door • Maximum size (900 square feet) • By-right (Detached=Special permit)

  10. Two-families can blend in! Habitat, Pine Brook Curve Single front door Rental, condominium, or zero-lot-line Northampton Land Trust

  11. Cluster, PUDs & overlays • All segments of the marketplace • Bonus density for affordable housing • More open space preserved Bridge Road Co-Housing

  12. Infill and Adaptive Reuse Union Street Jail Clark Ave Chapter 40B Comprehensive permits ONLY for new construction • Market-rate affordable • Pedestrian-scale neighborhoods

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