HomeMy WebLinkAboutMinutes - Affordable Housing Committee - 11/01/2016
South Burlington Affordable Housing Committee
MINUTES
November 1, 2016
Members Attending: John Simson, Mike Simoneau, Leslie Black-Plumeau and Tom Bailey
Members Absent: Sandy Dooley
Others Present: Kevin Dorn, South Burlington City Manager; Paul Connor, South Burlington Planning and
Zoning Director; Andrew Gill
Minutes: Tom Bailey
The meeting was called to order at 4:00 PM by John Simson, Chair, who indicated that aim of this meeting is
towards understanding the work plan of the Planning Commission in order to better inform the goals and timing
of this Committee. In that regard, Paul Connor was present to brief the Committee members on the Planning
Commission status. There were no amendments to the meeting Agenda.
For public comment, Andrew Gill introduced himself as the owner of property on Spear Street which he is
hoping to subdivide and develop. After some questioning by Committee members for clarification, Andrew
indicated that he wanted an endorsement by the Committee for a waiver to allow more lots on a private road (on
the theory that this approach would preserve an affordable house). Both John and Tom indicated that our
Committee was not in a position to provide the endorsement without a request from the Development Review
Board, at a minimum. Mike suggested that Andrew’s circumstance may present a policy question for future
consideration. Leslie suggested Andrew look at the existing affordable housing regulation and the mortgage
calculator on the Vermont Housing Finance Committee website. Kevin commented that it would be very difficult
or perhaps impossible to build a single family residence for $280,000 - $300,000 now (Andrew had indicated the
current dwelling on his property was worth $285,000).The Committee members wished Andrew luck.
Then Mike moved, and Leslie seconded, that the Minutes of September 21, 2016 meeting of the Committee be
approved without amendment. The motion passed unanimously.
Next, the Committee took up consideration of a chart that Leslie had circulated to Committee members in
advance of the meeting. The chart listed and described a number of regulatory tools which might be useful in
incentivizing the development of affordable housing. The chart also identified locations, both in Vermont and
nationally, where each has been implemented or tried and provided additional information about each. The
Committee members heaped exclamations of praise on Leslie for creating such a useful tool.
Then Paul Connor took over presentation of the history and priorities of the Planning Commission (and of South
Burlington) towards housing, using the chart as a guide. Paul’s presentation and the resulting discussion
(summarized below) were very useful to the Committee:
Accessory dwelling units (ADU’s): Paul defined ADU’s and summarized the applicable state statutes. He
stated that ADU’s are a “blunt” instrument because the size limitations imposed by statute do not
adequately address the housing needs. He suggested that the Planning Commission would be open to any
creative ideas the Committee could come up with in this area.
Inclusionary zoning: Paul summarized South Burlington’s inclusionary zoning regulation contained in
Article 18 of the Land Development Regulations (which had been drafted by an earlier iteration of this
Committee), noting it is only applicable in the City Center District and only for developments larger than
12 units. He indicated that there had been no development applications yet under the regulation. In
response to a question from John, Paul stated he thinks the Planning Commission would move cautiously
before extending inclusionary beyond the City Center District since it might incentivize development in
areas of the City where it shouldn’t be encouraged (in accordance with the City Plan).
“As Of Right” development (approved without additional review): Since current Land Development
Regulations allow only single family dwellings and duplexes “As of Right”, the price point for such
development would be out of the range of affordable.
Density Bonus: Similar to inclusionary zoning, Paul stated that there has not been much interest in it.
Reducing Permitting Costs: Paul noted that permitting costs (about $1000 for a 15,000 sq.ft. unit) are
designed to cover the costs to the Dept. of Planning and Zoning. Therefore, if permitting costs were
waived for affordable housing as an incentive, the budget of the department would have to be
supplemented from the City general fund.
Reducing Impact fees: Paul noted that recreation, road and police impact fees usually amount to $2000-
3000 per unit which is comparable to other municipalities, or cheaper. There is no school impact fee as in
other towns.
Expedited Permit Review: Speeding up permit review hearings has been a help in other states but less so
in Vermont (and South Burlington) where there is usually no backlog anyway.
Reduced infrastructure costs: The Committee and Paul engaged in a discussion about road construction
costs and standards and the restriction of driveways and private roads and the reasons for them. Paul
noted that the fire department requires 20 feet wide roads for fire truck access and opined that this could
be possibly modified by including sidewalk width.
Parking Flexibility: The Committee discussed reducing parking requirements as a means to reduce the
cost of housing and Paul noted that maximum (rather than minimum) parking requirements have been
adopted in some states.
Housing replacement/ retention requirements: Paul indicated that South Burlington currently has no such
requirements and suggested looking at Burlington’s regulations.
Planned Unit Development (PUD) standards: Paul stated that the Planning Commission is using PUD’s
as a waiver tool and wants to use different types of PUD’s across different districts. John noted that using
PUD’s as an affordable housing incentivizing tool would have to be thought through carefully. Paul
agreed to share the Planning Commission’s Phase 1 work up with this Committee.
Reducing lot and unit size requirements: The Committee discussed density generally and Paul noted that
efforts to reduce density or often objected to by neighbors. He stated that the Planning Commission is
interested in separating consideration of density from bulk (unit size). There followed a discussion of
cottage homes the prices of which have exceeded affordable housing standards. The Committee also
discussed density v. unit types. Paul suggested that the trends in new housing are one bedroom or studio
units which are challenging for a family seeking a rental. Mike agreed that the market conditions have
created demand for one bedroom apartments and cautioned against mandating larger units where the
demand does not exist. Paul added that Montpelier uses housing trust funds for grants or low interest
loans to renovate existing houses for families. Mike mentioned subsidizing monthly mortgage payments
as another tool.
Other Planning Commission Priorities: Paul also described minimum housing codes for rental housing
sometimes taking on a life of their own quite apart from their original purposes. The Planning
Commission has also considered different development tools on Shelburne Road area and value added
agriculture. Paul emphasized that the Planning Commission has met with other Committees and would
want to meet with this Committee as well; the Planning Commission’s goal is through better
communication to have “everyone rowing in the same direction.” He said the Planning Commission is
looking to transfer of development rights as a tool of corralling development along major networks.
Regulatory tools worksheet: Paul included his notes on the worksheet which Tom (the Minute taker) has
appended to these minutes to provide more complete details of the meeting.
John urged Committee members to prepare for the next meeting which is scheduled for Tuesday, December 6th.
Mike encouraged members to talk with Affordable Housing Committee members from other towns.
Tom moved to adjourn and Mike seconded. The meeting adjourned at 5:54 PM.
Date UNAPPROVED minutes circulated by e-mail to Committee members and Kevin Dorn: November 7, 2016
Date minutes APPROVED by the Affordable Housing Committee: March 6, 2017