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1. What segments of the workforce should required housing be for?

Alternatives

1.A. Year-round, full-time employees, whether they work in one job or many.

1.B. Alternative 1.A. plus seasonal employees (status quo).

Solution

Direction: Mitigate for year-round, full-time employees, whether they work in one job or many (Alternative 1.A).

2. What portion of the workforce generated by development should be housed through mitigation? (the rest will be housed through other tools, or commute)

Alternatives

2.A. Mitigate for 100% of the workforce that cannot afford housing (households making about 200% or less of median income).

2.B. Mitigate for the lowest earning workforce households (for example, about 75% of workforce households make less than 120% of median income (status quo).

2.C. Calculate the mitigation using Alternative 2.A. or 2.B., then reduce the requirement to avoid barriers to development.

Solution

Direction: Mitigate for the entire income range of households that cannot afford housing (about 0-200% of median income), but focus the requirements on the lower income households with greater need. (part of Alternative 2.A)

Direction: Mitigate to the maximum, legal extent to meet the community’s housing goal. Include with the draft Housing Mitigation LDRs and draft zoning for Character Districts 3-6, an analysis of how incentives would have to perform if the mitigation requirement were decreased. (part of Alternative 2.A)

3. How should the housing mitigation requirement be imposed?

Alternatives

3.4.5.A. Inclusionary requirement for year-round employees and employee generation requirement for seasonal employees applied progressively through the approval process (status quo).

3.4.5.B. Alternative 3.4.5.A. except that the inclusionary requirement would be applied to lodging development in addition to residential development.

3.4.5.C. Employee generation requirement for year-round and seasonal employees applied progressively through the approval process.

Solution

Direction: Utilize an employee generation requirement (part of Alternative 3.4.5.C) with an implementation approach designed to be consistent with the overall policy direction.

4. What type of housing should be provided through housing mitigation requirements?

Alternatives

6.A. Residential units with:

• Occupancy limits (maximum people by number of bedrooms)
• Minimum features (bedroom, kitchen, bathroom, storage, etc.)
• Minimum size (minimum square feet by number of bedrooms)

6.B. Alternative 6.A plus allow lodging units for seasonal employees with same limits and minimums as 6.A. (Closest to status quo).

6.C. Alternative 6.A or 6.B plus maximum size and feature standards.

Solution

Direction: Required housing shall be a residential unit with the following minimum design standards (Alternative 6.A modified). A minimum number of bedrooms per person required to be housed. Minimum livability features such as kitchen, bathroom, bedroom, and storage.

5. What methods for providing required housing mitigation will be allowed and preferred?

Alternatives

7.A. Prioritize location through clear preference for:

1. Any on-site unit
2. Any off-site unit (new, existing, credit)
3. Land dedication
4. Payment of a fee

7.B. Prioritize production through clear preference for:

1. Any new unit
2. Any existing unit or credit
3. Land dedication
4. Payment of a fee

7.C. Clear preference for (closest to status quo):

1. New on-site unit
2. New off-site unit
3. Any existing units
4. Use of a banked unit
5. Land dedication
6. Payment of a fee

7.D. Define allowed methods without preference:

• New unit (on-site or off-site)
• Existing unit
• Banked unit
• Land dedication
• Payment of a fee

Solution

Direction: Prioritize production of units by the developer through standards that clearly establish the following order of preference and prohibit any method of meeting the housing mitigation requirement that is not on the list (Alternative 7.B modified):

1. Any new unit
2. Land dedication
3. Use of a banked credit
4. Restriction of an existing unit
5. Payment of a fee

6. What types of development should be exempt from housing mitigation requirements and why?

Alternatives

8.A. Only exempt what legally has to be exempt (existing development, already mitigated development, development with no impact).

8.B. Alternative 8.A plus residential units restricted to be workforce housing, even if they are not restricted to be affordable.

8.C. Alternative 8.A plus nonresidential development with minimal impact (agriculture, public/semi-public).

8.D. All of the above (status quo).

Solution

Direction: Exempt the list of development types below, which include development that is legally required to be exempt, residential development that provides affordable workforce housing, and nonresidential development with minimal impact (Alternative 8.D):

• a. Existing development, unless it is razed, at which point any rebuild will be considered new development
• b. Development that has already provided housing mitigation
• c. Development that does not generate employees
• d. Housing that is deed-restricted to provide affordable, workforce housing, even if the restriction does not meet the rules and regulations
• e. Housing provided as part of a workforce housing incentive (example: Town floor area bonus incentive)
• f. Mobile home unit
• g. Accessory residential unit
• h. Dormitory or group home
• i. (County only) Single-family homes less than 2,500 square feet (or a lower threshold)
• j. Agriculture
• k. Public or semi-public
• l. Home uses

7. What type of relief from the housing mitigation requirements should be allowed?

Alternatives

9.A. Structured independent calculation relief (County status quo).

9.B. Structured independent calculation plus variance relief.

Solution

Direction: Allow structured, independent calculation as the only method to seek relief from the housing mitigation requirements (Alternative 9.A). Structured, independent calculation addresses the legal need to have a relief

8. How should the updated requirements be applied to existing development and approvals?

Alternatives

10.A.The requirements applicable at the time of a project’s first approval apply until the project is complete or expires (status quo).

10.B. A project is subject to updated requirements if the calculation of the requirement is older than seven years or a substantial amendment is requested.

Solution

Direction: A project with an existing approval should have to recalculate its housing mitigation requirement if a substantial amendment to the existing approval is proposed. Future approvals should require that housing mitigation requirements be calculated phase-by-phase based on the standard applicable at the time the phase is approved (part of Alternative 10.B).