HomeMy WebLinkAboutMinutes - Affordable Housing Committee - 06/08/2021June 8, 2021, SoBu Affordable Housing Committee Minutes- APPROVED Page 1
Approved on June 22, 2021 AFFORDABLE HOUSING COMMITTEE
June 8, 2021, 10:30 a.m., meeting held online Members attending: Leslie Black-Plumeau, Vince Bolduc, Sandy Dooley, Patrick O’Brien, John Simson, and Chris Trombly Others: Monica Ostby, PC liaison; Kevin Dorn, City Manager; Paul Conner, Director of Planning & Zoning; and Ariel Jensen-Vargas, SoBu resident AGENDA
1. Call to order, agenda review, public comment, approval of minutes (05/25/21), announcements 2. Communications Update 3. Discussion with Paul Conner re use of Arrowwood map of Habitat Blocks and Connectors to define Habitat Blocks and Connectors in the definitions section of the proposed Environmental Protection Standards LDR changes 4. Review of proposed “Welcome Package” for new City Manager
5. Follow up with Kevin Dorn about possible use of unused 575 Dorset Street land for affordable housing 6. Adjourn
1, Call to order, agenda review, public comment, approval of Minutes (05/25/21), announcements Call to order: Chris called the meeting to order at 10:39 a.m. Agenda review: Vince moved and Leslie seconded motion to approve the agenda as proposed. Motion approved: 6-0-0. Public Comments: None. Minutes: Vince moved and John seconded motion to approve the 05/25/21 meeting minutes as drafted. Motion approved: 6-0-0. Announcements: On June 7, City Council (CC) held deliberative session re Long application, provided input to
staff, but did not vote. Council has 45 days from close of Public Hearing to make decision (deadline would be June 30 or July 1). CC increased size of Affordable Housing Committee (AHC) from nine to ten and made following appointments to committee, effective July 1: Leslie Black-Plumeau, Janet Bellavance, Ariel Jensen-
Vargas, Darrilyn Peters, and Minelle Sarfo-Ado. More people applied for appointment to AHC than there were openings, even with increase in size to ten. Sandy shared that, at invitation of Donna Leban (lighting architect and SoBu resident), Chris and Sandy will participate in a meeting of Vermont architects focused on affordable
housing. Monica asked to attend in Patrick’s place; Sandy said she would follow up to have Monica invited. Wide-ranging discussion followed including perceptions about affordable housing, effect of Interim Zoning on SoBu’s housing market, need for loan program for folks to modify existing housing or add an ADU, need to look at zoning throughout City to identify barriers to infill developments or greater density. Monica shared three Planning-Commission-related comments: (1) PC’s Interim Zoning work set back by six months because meetings were suspended during early months of pandemic, (2) recommendations of TDR committee unlikely to be addressed during Interim Zoning period, and (3) PC’s unanimous straw vote in support of inclusionary zoning. Members discussed seeming opposition to city-wide inclusionary zoning by one or more City Councilors (CC) and sense that some CC have concerns about direction of AHC’s work. An AHC member reminded us that we are a “policy board”: and it is our mission to propose policies to Planning Commission and CC, even though they may be controversial. One concern about inclusionary zoning is that it places responsibility for addressing scarcity of
affordable housing on folks who do residential development but no responsibility on folks that do commercial development. Several suggestions made for ways to require commercial developers to make payments for affordable housing. Most would require charter change, which would likely have difficulty getting legislative and
gubernatorial approval. One that would not would be a housing impact fee on commercial development but Kevin cautioned against making any assumption that this could be done under Vermont law. He emphasized that he was not saying it is impossible to do so, but you must be able to tie the use to which the fee proceeds would be
applied to the impact of the commercial development. Monica raised subject of an Inclusionary Zoning policy on
June 8, 2021, SoBu Affordable Housing Committee Minutes- APPROVED Page 2
non-locally-owned commercial development to require support for locally-owned commercial development. On
another subject, Chris asked AHC members if they recalled committee endorsing initial Interim Zoning vote or any vote to extend Interim Zoning. No member could recall any committee action on this subject though individual committee members have taken positions on various Interim Zoning votes (both pro & con).
2. Communications Update: Due to work demands, Leslie has not been able to convene a meeting of the work group and expects this situation to continue for at least a few months. She suggested asking one of the new committee members to lead the work group. Ariel Jensen-Vargas volunteered to accept this role. Leslie will connect with Ariel to discuss work group’s projects to date. Thank you, Ariel! 3. Discussion with Paul Conner re use of Arrowwood map of Habitat Blocks and Connectors to define Habitat Blocks and Connectors in the definitions section of the proposed Environmental Protection Standards (EPS) LDR
changes: Discussion focused on use of map as sole method for defining the Habitat Blocks & Connectors that are included in the proposed Environmental Impact Standards LDRs. Main takeaways are that there is no provision for changing the boundaries of the Habitat Block & Connector as depicted on the map through field verification in the proposed EPS LDRs but there are provisions for performing an equal exchange of land and for relocating the mapped habitat connector. The equal exchange provision is a way to modify the precise location of the protected land but not the amount. This process is not the same as what is generally understood as an appeal. The map is
based on Habitat Block and Connector boundaries as specified in the Arrowwood Report with some policy-based Planning Commission modifications. With regard to wetlands, Patrick recalled Laura Lapierre’s point that it is good to follow federal and state guidelines. He asked if proposed wetland LDRs have been checked out with the
Fish & Wildlife department. His point: it is important that our proposed LDRs not create two different standards. Subject of grasslands raised with comment that there are neither maps nor standards for grasslands. PC is getting pressure from residents to add grasslands to the EPS LDR package. Paul expects meetings on EPS LDR
package to go into July. Paul will be coming to AHC in near future regarding changes to City’s LDRs regarding ADUs. 4. Review of proposed “Welcome Package” for new City Manager: John introduced draft “Welcome” document noting (1) minor change in Affordability section; (2) the three themes: affordability, inclusion, and equity; and (3) desire to keep document short. Mention made that SoBu may not be able to use ARPA funding as proposed in the Equity section. Decision not to change reference to ARPA funding as it is intended as a hypothetical example and shows committee’s commitment to encouraging the City to do something concrete to promote equity in housing opportunities. Discussion followed on how to proceed. Proposal made to maintain document in DRAFT status and send to all new members prior to June 22 AHC meeting; invite them to this meeting to provide input on the “Welcome” document; and ask that, if unable to attend the June 22 meeting, they provide their input to
committee beforehand. Leslie moved and Vince seconded that committee adopt the proposed action plan regarding “Welcome Package.” Motion approved: 5-0-1 (Patrick abstained because he had not yet read the “package” carefully). Sandy mentioned that she and John would like each committee member to write brief bio for
us to share with new City Manage but that this would not be part of “Welcome Package.” Mention made of possibly inviting Jessie Baker to the June 22 meeting. Draft “Welcome Package” is included with these minutes.
5. Follow up with Kevin Dorn about possible use of unused 575 Dorset Street land for affordable housing: Kevin has had contact with Michael Monte about this property; CHT is interested. Preliminary steps have been taken to subdivide it. Nothing more to report on this subject. Chris asked Kevin about AHC continuing to meet online. Kevin said it would be up to each committee to decide whether to meet online only, in person only, or hybrid (in person and online). He recommends against hybrid approach because it requires too much staff support. Library moving to new building during period from 6/18 to 6/25. Other City departments will move after library moves. Grand opening of new City Hall/Library is July 23. Members of all City committees invited to tour the new library on June 14, 6:30 p.m. 6. Adjourn: At 12:37 p.m. Patrick moved and Leslie seconded motion to adjourn. Motion approved: 6-0-0.
The South Burlington Affordable Housing Committee
Where We Have Been – Where We Want to Go
On May 2, 2016 the City Council appointed the first standing South Burlington Affordable Housing
Committee. Prior to that, starting in 2012 there had been a series of volunteer resident committees and
task forces appointed by the City Council to complete a housing needs analysis and plan, The Path to
Affordability, prepare draft inclusionary zoning regulations for City Center and recommend a Housing
Trust Fund for the City. All three have been accepted by the City Council and the latter two have been
acted upon positively by the Council. Since its appointment the standing committee has drafted a new
section for the Land Development Regulations (LDRs) discouraging the demolition or use change of
existing housing and extending inclusionary zoning throughout the Transit Overlay District of the zoning
map. Currently the Committee has drafted and submitted to the Planning Commission amendments to
the LDRs that would extend inclusionary zoning to the entire City.
From the work of the standing committee and its predecessors there have been successes. The Housing
Trust Fund has been funded with $50,000 each year in the City budget and it has appropriated money to
the Cathedral Square senior housing and the Champlain Housing Trust family housing buildings in City
Center. Developers working in City Center and other parts of the City where inclusionary zoning
regulations apply, have designed and built or planned to build some very attractive units to incorporate
households in the “missing middle income” brackets into their developments, fulfilling the intent of
inclusionary zoning in South Burlington. Looking to the future, we are committed to three themes:
Affordability, Inclusion and Equity.
Affordability
Housing in our City is very expensive and like the rest of the County, the vacancy rate is so low that
vacant rentals or homes for sale barely appear on the market before they have new renters or owners.
First and foremost, this committee and City government need to work to enable the construction of
more housing at all price points. We will need ideas and action to create greater density and stimulate
infill development through zoning changes in the Transit Overlay District. We need to support Planned
Unit Developments in the South East Quadrant and elsewhere in the City on property not designated for
protection or conservation. We need to continue to advocate for and assist non-profit developers to
build in South Burlington. This can be done with sustained and increased support for the Housing Trust
Fund and adjusting development fees for affordable units.
Inclusion
The high cost of housing in South Burlington coupled with the preponderance of districts zoned for
single family detached housing are factors limiting inclusivity by household income in the city. One
prominent symptom is the universal complaint of employers that they have great difficulty recruiting
and retaining employees. They report that for middle managers and technical staff housing availability
is a barrier. Many employees eventually find housing a long commute away or pay in excess of 30% for
what they can find nearer to their job. For wage employees the housing situation can be much more
dire. New private developments containing 10% or 15% inclusionary units and more housing built by
the region’s non-profits will help. But to be the kind of inclusionary City we aspire to in the
Comprehensive Plan, South Burlington needs to do much more to bring home ownership and rental
housing to our current and future working households.
Equity
This is a new theme for the Affordable Housing Committee and for the City in general. Stimulated by
our reading of The Color of Law and subsequent popular book discussion co-sponsored by our
committee and the Public Library, we are looking at how South Burlington can be more supportive of
home ownership by BIPOC households. Beginning with encouraging the construction of more houses
and condos in the city we will see an easing of the market. Next we need to make sure realtors and
financial institutions are practicing equity when dealing with prospective homeowners. Finally, we
should explore the feasibility of a program of down payment assistance perhaps through VHFA using a
portion of the Federal Covid funds allocated to Vermont and South Burlington.
Appendix
1. 2020 Annual Report to the City Council
Mission
The Affordable Housing Committee’s mission is to increase the availability of safe and affordable housing in the city, particularly for households with incomes no greater than 80% of
the median for the region. To this end, it provides guidance and policy recommendations to the
Planning Commission and City Council, educates the community about housing needs, and collaborates with regional municipalities and housing partners.
Members
Chris Trombly, Chair; Sandra Dooley, Vice-Chair; Leslie Black-Plumeau; Vince Bolduc; Patrick
O’Brien; Mike Simoneau; John Simson;
Accomplishments
• Committee met 10 times in 2020. The meetings were suspended in March and resumed in
September in online format to accommodate COVID19 safety precautions.
• Adopted Housing Space working group report that identified ideal undeveloped parcels for future housing completed in March 2020 by Housing Space working group and briefed City Council on August 18, 2020. Identified two sets of 5+ acre parcels that are ideal for future residential development:
(1) those all or partially zoned as residential and
(2) those not currently zoned as residential.
• Attended several Planning Commission Meetings to provide feedback on impact to housing.
• Sent memo to City Council on October 19, 2020 opposing draft sewer ordinance due to impact restricting housing availability.
• Solicited feedback from property owners in commercial and industrial districts Identified about
extending development types allowable to include residential.
• Attended Virtual Housing Convention hosted by Chittenden County Regional Planning Commission on 11/30/20.
• Provided preliminary feedback to the Planning and Zoning Director on new Accessory
Dwelling Unit regulation released in November.
• Motion passed supportive of proposed Eastview development plans for affordable housing units as required by inclusionary zoning.
• Motion passed supportive of exploring repurposing the 575 Dorset street lot into affordable housing.
• Book discussion group planning sessions for Feb 2021 for understanding the impact housing
regulations can have on social inequities such as race and economics.
Goals for 2021
• Continue to educate the City Council, Planning Commission and the general public on the positive impact of increased housing, including housing affordable for low and moderate income.
• Change name from Affording Housing Committee to Housing committee to be more inclusive of different housing challenges.
• Prepare an LDR amendment that will extend inclusionary zoning City-wide
• Develop a dedicated funding source or funding mechanism for the Housing Trust Fund to directly impact the development of affordable housing.
• Propose ways SB could build on state provisions to allow more accessory dwellings and increase the number of smaller, affordable homes citywide.
• Work with the Planning Commission on mechanisms to increase supply of housing stock by
reviewing density calculation, building types, inclusionary zoning, LDR amendments, and other zoning tools to increase affordable housing consistent with Comprehensive Plan goals.
Committee Charge from City Council
Purpose:
To engage in activities that support and assist the City in achieving the goals for housing, especially housing for households whose incomes do not exceed 80 percent of the Area Median Income, stated in the City’s 2016 and subsequent Comprehensive Plans.
Charge:
1. Keep abreast of housing policies and strategies in place elsewhere that might be applied here to increase the stock of affordable housing for employed and senior residents.
2. Review ideas and recommendations in the 2013 Report, Path to Affordability not adopted thus
far to determine if any should be advanced to the planning commission
3. Assess the need for expanding inclusionary zoning regulations to areas of the City outside the
City Center district and make recommendations to the Planning Commission on this subject
4. Study ways to permanently fund the Trust Fund and make a recommendation to the City Council
5. Continue to monitor statistical data regarding the state of housing affordability in the City
6. Undertake measures to educate the public
7. Be open to citizen ideas and opinions
8. Submit an annual report to the City Council