San Rafael, CA—Affordable housing developers must take
advantage of the popular concern and political heat about environmental
protection and sustainable communities to begin to reverse the overwhelming
bias against affordable housing in our land use planning and entitlement
processes.
That's the message of the Partnership for Sustainable
Communities, a new nonprofit association here.
Outside of the most progressive cities, affordable
housing projects usually find that the land use entitlement process is stacked
against them, adding extra costs and delaying projects for years. Despite more than 20 years of producing
mostly very attractive projects under the tax credit program, the problem is
getting no better, and may be getting worse as developable sites get harder to
find.
"Now, at last, affordable housing developers have a
powerful new opportunity to build more public and political support for
pro-housing zoning and land use policies and fight back against community
opposition to affordable housing, says Andre Shashaty, president of the
Partnership for Sustainable Communities (PSC).
"Our industry needs to define community
sustainability as being about more than just green building," according to
Shashaty. "Developers must
make the case that quality affordable housing contributes fundamentally to the
long-term well-being of our communities, socially, environmentally and
economically."
"Green building is the hot button for the media and
politicians, and there is a real danger that people will see it as the be-all
and end-all of sustainability," Shashaty continues. "The challenge is to show that
communities with a mix of housing types that are affordable to people of all
incomes, and close to decent jobs, are more sustainable than those where
affordable housing and people of modest incomes are excluded."
Bragging about a project with a solar array to generate
electricity is obviously easier than trying to convince affluent homeowners to
set aside their concerns about higher-density buildings and lower-income
residents "That is where PSC comes in," Shashaty says. "We
founded this organization to help educate city governments about the benefits of
affordable housing and to empower developers and advocates to broaden the
definition of sustainability beyond environmentalism. We believe that in addition to protecting the planet, we
must look out for the well-being and opportunity of all our citizens."
A key goal for PSC is to challenge the paradigm in land
use battles over affordable housing, where local opponents use environmental
concerns as their primary rationale for fighting against permitting of new
projects. "This is potentially a huge shift, from being on the defensive
against no-growthers to getting local citizens to recognize the environmental
benefit of higher density, compact development that includes affordable
housing," he said.
It is important to make the case that affordable rental
housing is almost always "greener" than single-family for-sale
housing, even before one factors in new green building certifications. This is especially true with sprawling
developments of single-family homes far from places of employment and lacking
public transit. In general,
affordable housing is developed in modest to high-density locations near public
transit.
Telling the Story
Many developers are actively using green building
features to win the favor of city councils and, to some extent, local property
owners. One of the most effective
approaches is to install solar power generating equipment, because it is
visible and—for lack of a better word—cool.
Others are taking a broader view and trying to build an
identity for their organizations as being greener than other firms.
It's important to note that green goes further to win
community and government approval in some regions than in others. In cities along the Pacific coast,
green building is increasingly being mandated. But that doesn't mean there is
no public relations value in bragging about it. Although it won't silence community opposition, it is an
effective way to counter it, energize supporters, and maybe swing a key vote on
a planning commission or city council.
As many experts have observed, elected officials often
recognize the need for affordable housing but fear the political fallout of
actively supporting it. Green
building gives them political cover.
In other regions, it's harder to win points for being
green, but anecdotal evidence suggests that even less-than-progressive cities
are seeing value in trying to be as green as possible.
Sustainability Sells
Residents at Granite Court, a new affordable housing
development in Irvine, Calif., have more than new apartments. They have jobs
within walking distance, easy access to public transportation, and even a
little more time in the day, thanks to decreased commute times.
The community is in the heart of the burgeoning Irvine
Business Complex (IBC). Several years ago, the area was primarily occupied by
light-industrial businesses, but the city has been focusing its recent
development activities in the IBC with the idea of bringing together business,
retail, and residential uses in the same area. The goal is to create a
live/work environment while reducing traffic congestion and pollution.
The idea behind Granite Court and the IBC is
sustainability. The $32.6 million, 71-unit housing project features a
photovoltaic system that powers common areas and uses renewable materials
throughout its buildings. The city supported the project both politically and
financially. The state of California and Orange County also provided funding
for Granite Court, which serves families earning 30-60% of the area's median
income.
Another example of how sustainability can sell a project
is the acclaimed green development Solara, built by nonprofit Community
HousingWorks in 2007. Located in the town of Poway in San Diego County, the
project harvests the California sun for all residential and common areas.
"The city of Poway fully supported the green and
sustainable aspects of the proposed project," says Anne B. Wilson,
director of housing and real estate development for Community HousingWorks.
"I believe this did help win overall interest and support."
The City Council backed the green features, and that
support was felt by the department heads, so everyone adopted the attitude of
"how do we make this new stuff work?" says Wilson.
In rural Pasco, Wash., Tepeyac Haven provides affordable
housing for farm workers. The development received a gold certification under
the U.S. Green Building Council's Leadership in Energy and Environmental Design
(LEED) rating program. Its green characteristics helped win the support of the
city's technical staff, who were excited by its different features, says Paul
Purcell, president of Beacon Development Group, which worked on the project.
However, the greater benefit may be in the long run.
Purcell believes the status of Tepeyac Haven helped open the door for the
group's second development in town. In its new comprehensive plan, Pasco
emphasizes sustainable design and project location based on existing services.
"We were able to highlight Pasco II's ability to further these city goals
by using Tepeyac as an example," he says. All the attention that the
project received for its energy-saving features also ensured that it was well
known by city leaders.
Wilson has experienced a similar reaction. Her team has found urban communities
extremely interested in sustainable designs, and Community HousingWorks'
history with Solara helps win support for other developments.
Make New Friends
A well-designed development may not change the minds of
hard-core opponents, but it could bring some new friends to the cause. Usually,
environmentalists and developers get along as well as cats and dogs. The Sierra
Club has turned the tables, however, giving a pat on the back to developments
that offer transportation choices and revitalize neighborhoods, including the
Fruitvale Transit Village in Oakland, Calif.
Led by the nonprofit Unity Council, the community
demanded the mixed-income project instead of the parking garage that was
initially proposed. Steps from a Bay Area Rapid Transit train station, it's the
epitome of transit-oriented development. The project replaces a parking lot
with affordable housing, retail, and offices.
In the neighboring city of Berkeley, the Sierra Club
filed an amicus brief on behalf of an affordable housing development that was
being challenged. The Sierra Club had been campaigning against sprawl and
recognized the benefits of Sacramento Senior Homes, a multifamily, infill
development close to transportation. Affordable Housing Associates eventually
overcame its legal challenges to build the project.