Facilitating Housing for Livable Centers Policy Tools

The Inspection Department's program guarantees a plan review time of 3 business days from the date of submittal for small business owners and projects. The permit form is available online for download in a fillable format, and steps are outlined to better manage timeline expectations.

The Houston Permitting Center provides a one-stop shop for review and collection of permits for most developments and staff is available to answer questions. The Planning and Development Expedited Review Guidelines guarantee review within 24 hours of submission with a limited number of requested accommodated each day. Expedited reviews include coordinated reviews for single-family houses and planning reviews for single-family and commercial properties.

Austin stream lined and shortened their permitting process. In 2000, the Austin City Council created the S.M.A.R.T. Housing program, which offers developers of housing that serves low-income families waivers for development fees and expedited development review. Since 2005, more than 4,900 housing units have been completed through this approach.

The Housing Infill Neighborhood Revitalization Program (HINRP) is designed to provide affordable housing opportunities, economic development, and job creation by direct funding for the acquisition of suitable property, demolition of substandard buildings, and new development of single-family homeownership housing for sale within the incorporated areas of the City of Bryan to primarily benefit low-to-moderate income households earning up to 80% of the Area Median Income (AMI), with the remainder of households served not exceeding 125% AMI household income unless authorized by the City Manager (see Procedure D. 14.).

The program also provides for program delivery staff time directly attributable to the project and related development soft costs such as surveys, re-plat, design, and other direct project expenses.

The City offers the Housing Infill Program (HIP) property at favorable pricing and terms in to adequately address community needs for affordable housing, neighborhood revitalization, and the improvement and expansion of public services.

In 1999, City reduced minimum lot size from 5,000 square feet to 1,400 square feet to diversify housing stock making it easier to redevelop or subdivide existing parcels. Special Minimum Lot Size by Block can be established by individual neighborhoods to preserve lot size and prevent further subdividing, if warranted.

The City's alternative parking plan represents a proposal to meet vehicle parking and transportation access needs by means other than providing parking spaces on-site. Parking alternatives include:

• Shared Parking: parking used by more than one business at different times of the day, week, or year. To be located no more than 250 feet from building site.

• Off-site Parking: parking located on a remote and separate lot from the lot on which the principal use is located. To be located no more than 250 feet from building site.

• Bicycle Parking: reduction in the number of required off-street parking spaces for developments or uses that make special provisions to accommodate bicyclists. Examples of accommodations include bicycle lockers and employee shower facilities.

In 2019, existing parking exemptions of the Central Business District expanded to include portions Midtown and EaDO Districts. Exemptions are supported by developers and the community where parking in both districts was seen as a challenge to continued residential and multifamily development.

Garage Conversions: ADU's may be built anywhere in Houston and are restricted only where specified by an existing deed restriction.

Residential uses of ADUs may include the following uses, activities, and structures on the same lot:

• Private garages and parking for the residential use

• Recreational activities and uses by residents

• Home businesses and home occupations

• Residential convenience services for multi-family uses or manufactured home parks

An ADU may be permitted to a single-family home under the following conditions:

• ADU's shall not be allowed on a lot with two or more dwelling units.

• Only one ADU is permitted per single-family residence. The ADU may be located in the same building as the principal dwelling unit or in a directly adjacent building accessory to the principal dwelling unit, or directly adjacent to the principal dwelling unit as a separate stand-alone structure.

• ADUs are allowed in any zoning district where there is an existing single family residential or may be built-in conjunction with a newly permitted single family residential.

Established in 2014, the Downtown Density Bonus Program (DDBP) incentivizes housing in downtown and including conditions such as:

• Density Bonus is requested as part of the site review process and permitting.

• Projects must be substantially compliant with the City's Urban Design Guidelines.

• At least 50% of the bonus must be achieved by providing on-site affordable housing or by paying a development bonus fee into the Affordable Housing Trust Fund.

Repurposed the former Texas Instruments campus built in 1967 into a $500-million, mixed-use project with 350,000 square feet of retail and restaurant space, 2,400 residential units, workspaces, and bicycle amenities.

Moore Grocery Store is a 1913 historic structure converted into 80 new living spaces in the downtown area. The City created an Adaptive Reuse District intended to allow for the rehabilitation and reuse of residential buildings and other structures that are generally within but not exclusively, historic residential neighborhoods and the streets that form the boundary of such districts. The district provides property owners with the flexibility to use older homes for low-intensity commercial or office activities without detracting from the essential residential character of the area, nor allowing a proliferation of heavier commercial uses.

Moore Grocery Store is a 1913 historic structure converted into 80 new living spaces in the downtown area. The City created an Adaptive Reuse District intended to allow for the rehabilitation and reuse of residential buildings and other structures that are generally within but not exclusively, historic residential neighborhoods and the streets that form the boundary of such districts. The district provides property owners with the flexibility to use older homes for low-intensity commercial or office activities without detracting from the essential residential character of the area, nor allowing a proliferation of heavier commercial uses.

Recommendation 10 Rezone for Mixed-Use. A portion of the City's Livable Centers study area rezoned as "Central Business," which provides for a variety of residential and non-residential uses, discourages industrial uses, and has no off-street parking requirement allowing for greater flexibility in development.

Rezoned 6th Street as a Revitalization District in order to further the goal of developing this historic street into a regional entertainment destination. New streets and sidewalks, vintage-style light posts, esplanades, trees, unique signage and awnings all add to the pre-1950s charm envisioned for the area.

Rezoned property around the Imperial Sugar Company to convert once industrial space to a mixed use development with housing. The City is incorporating an Imperial Redevelopment District to accommodate mixed-use residential/retail, commercial retail, and traditional neighborhood development.

Rezoning is a two-step process:

1. General Development Plan, which does not constitute zoning

2. A final planned development of ordinance via a Planned Development District (PD) Final Development Plan

Ten different types of residential use districts are classified within the Missouri City Code of Ordinances including: multifamily, townhomes, townhouse, patio-cluster, two-family, single-family, and rural single family. Each district is accompanied by a set of land use regulations, which specify density, use, and parking requirements where size and architecture of structures should be complementary to and reflective of the character of the residential neighborhood served.

Adopted form-based, or a set of building design standards regardless of use, in 2017 to implement the vision of the Livable Centers Study and incorporate the City’s historic “Old Towne” feel. The study includes recommendations for a transition zones that specify both building placement and functional design within the district and reduction in parking requirements.

Added an Overlay Zone to the existing code of ordinances to allow for mixed use development regulations that provide guidance for the creation of quality places to provide interesting, walkable neighborhoods, while preserving Arlington’s small-town feel. In the event of conflict between the Overlay Plan and the underlying zoning, the provisions of the Overlay Plan shall control.

A total of 27 TIRZs currently operate in the City of Houston. TIRZ are created to encourage redevelopment and investment in areas of the City that would otherwise not attract sufficient market demand. (http://www.houstonTX.gov/ecodev/tirz_info.html). In 2015, TIRZs contributed $15.7 million to the City's Affordable Houston Project to fund affordable housing. The City's non-grant based affordable housing funds come from the ten petition TIRZs (because they are statutorily required to use one-third of their increment towards affordable housing).

Midtown TIRZ published it affordable housing plan in 2017. It has made numerous land purchases throughout Third Ward with an affordable housing set aside with the intent of developing 257 for-sale units and 2,504 rental units.

August 2018, City Council unanimously approved Magnolia Neighborhood Empowerment (NEZ) 1 allowed for the development of Magnolia's first mixed-use complex. Benefits include:

• Creation of affordable housing

• Increase in economic development

• Increase in the quality of social services, education or public safety

• Rehabilitation of affordable housing

The Neighborhood Empowerment Zone (NEZ) program provides for impact fee waivers for small-scale infill development projects within the boundaries of the NEZ program area. Projects that may be eligible for impact fee waivers include the following types of construction:

• New single-family residential new multi-family

• New non-residential

• Vertically-integrated mixed-use (non-residential and residential uses in a single structure)

Austin City Council dedicates 40% of City property tax revenues from developments that have been built on previously City-owned land toward affordable housing. The Trust Fund was established in 1999, and the City Council seeded the fund with $1 million annually for three years.

Since its inception, the HTF has funded nearly $12.2 million in rental housing and $2.4 million in ownership housing development. Housing Trust Fund dollars have historically been used as part of a multi-layered funding strategy to fund affordable units, so they leverage local, federal, and private sources to create units.

The purpose of the City's Downtown Living Initiative is to promote economic development and stimulate business and commercial activity in the combined target area by providing economic and other development incentives for certain new multifamily residential mixed-use developments. Under Houston's Downtown Living Initiative the City's provided subsidies to developers to stimulate residential development in downtown. This provides a direct incentive for developers to create units downtown to make the Central Business District a more ‘24 hour’ place.

The Four Corners Shopping Center represents a gateway to the budding community, and in 2011, was only 32% occupied and in steep decline. The developer and the City of Tomball worked to negotiate a Chapter 380 Agreement to allow for reimbursement of improvements to the Center to include a new facade, improved signage, and landscape beautification. By 2015, the Center was 95% occupied. The Chapter 380 Agreement included a 3-year “transition” period while current tenants’ lease terms are fulfilled and a 10-year effective term of agreement to garner 75% of new sales tax revenues generated in the Center and 100% of increased property tax revenues with a cap of $2.1 million to the developer over the 13-year term.

Harris County Community Service Department assisted in the development of a 381 agreement in Harris County to accommodate an anticipated 10,000 new workers as a result of Exxon's new North American Headquarters. Harris County provide $82 million reimbursement to accommodate roads, parks and other infrastructure associated with Spring Wood Village master-planned community

Defined in Chapter 44, Active IV of City's Code of Ordinance. Cullen South Houston Apartments were approved by City Council for tax abatement in 2015. The project qualified for 90% abatement and is located in a Texas Enterprise Zone. Located just 1/4 mile from the University of Housing and Texas Southern University and 1/2 mile from METRO's Light Rail, the property offers student housing opportunities and a diversified housing type in an otherwise single-family, residential neighborhood.

Highlighting the history of the Strand-Mechanic Historic District, a National Historic Landmark, the Galveston Historic Foundation reserved funds toward the development of a downtown urban green space that accommodates outdoor activities for approximately 500 permanent residents living in the historic district. Approximately 1,700 individuals are employed in the historic district, 25,000 residents are within a walkable distance, and the district is now accessible to a growing body of tourists to Galveston.

Northline Apartment Homes by Stone Arch Development, through a partnership with Capital One Community Finance and Raymond James Tax Credit Funds, used $13.8 million of LIHTC equity to construct a 172-unit garden style apartment complex.

This is an affordable housing project constructed in the Independence Heights study area. The property offers the tenants a community room, computer lab, garages, picnic area, fitness center, two playgrounds and a swimming pool. In addition, Social Services Management Consultants Incorporated provides basic education, financial planning, health and nutrition classes, scholastic tutoring, computer training, counseling and notary services.

In 2017, developer Still Properties LLC used $4.2 million in bonds to acquire and rehabilitate the Brooks Manor Apartments in West Columbia. The developer also used tax credit equity and other equity to finance the approximately $6.4 million acquisition and redevelopment costs. Steele Properties’ renovation of Brooks Manor includes siding replacement, interior renovations, new roofs, energy efficient windows and Energy Start certified HVAC systems to ensure the property continues to provide safe, decent, and affordable housing.

Houston Housing Finance Corporation provides local bond financing of single family and multifamily developments is available to partners in the private sector. The primary purpose of these programs is to encourage the development of affordable housing using below-market financing and tax exempt incentives.

To help with funding of Downtown improvement, League City applied for CDBG funds anticipated to cover $700,000 to $2.2 million of project cost. Gap funding for remaining project elements include bonds and hotel-and-motel tax revenue (Houston Chronicle, February 11, 2019)

Concept is part of Livable Centers larger concept plan which League City is also funding. In 2017 a $2.66 million bond was approved for associated Downtown Revitalization.

Fremont Plaza represents a new and aggressive strategy in economic development for the City of Alhambra. The project is centered around a renovated former Sears retail building, a once abandoned retail development.

The closing of the Sears store created an immediate loss of over 200 jobs and $180,000 in sales tax revenue from the City general fund. Initially the Alhambra Redevelopment Agency approached commercial developers, offering traditional subsidy, to redevelop the site. These developers declined to participate, and the Agency made a decision to develop the site itself using Section 108 financing.

Rebuilding Northside Together program in the Northside neighborhood is an example of a HOME Investment Partnership Program. A local non-profit, Avenue CDC, partnered with non-profit home repair provider Rebuilding Together Houston to establish a volunteer-based program. Avenue CDC secured funding of approximately $50,000 per year, identified homes in need of repair in the neighborhood, and found local volunteers from churches and other community-based organizations. (Kashmere P. 83)

• 10 Homes completed a year

• About $5,000 per home

In 2018, $6 million was awarded to Rebuilding Together Houston to repair 300 homes in Houston's Independence Heights neighborhood, with the goal of repairing 100 homes per year (Rebuild Houston Together Website

The East End District successfully managed the negotiation and implementation of 83% of all project recommendations to date for the East End Livable Centers study completed in 2009. As a management district, the organization can program capital improvement funds for infrastructure improvements and apply for various housing grants.

Located in one of the ten fastest growing counties in Texas, the District is focused on enhancing the quality of life for those that live, work shop and play in Richmond-Rosenberg. In 2018, district considered annexation of 72 acres into its boundaries to provide acres for 250 - 350 new residential homes.

The Nassau Bay Economic Development Corporation is funded by a $0.005 sales tax and may use its funds to pay for a wide range of public projects, including any projects that contribute to the promotion or development of new or expanded business enterprises that will create or retain primary jobs including: drainage, roads, sewer, public facilities, recycling facilities, and water.

The Prairie View Economic Development Corporation's primary objective is to attract businesses, promote commerce, develop housing, create jobs, and improve the quality of life for the citizens in the City of Prairie View. The Corporation developed and is implementing it Economic Development Plan which compliments the city's Comprehensive Development Plan and Prairie View A&M's University's Master Plan.

Houston Land Bank (HLB) was organized in 1999 is codified in the City's Code of Ordinance Nos. 2003-1018, 2014-1018, 2014-1057, and operates as a nonprofit as designated by the State of Texas. HLB was recertified in 2018.

The Land Assemblage and Redevelopment Authority (LARA) organization, has had measurable impacts on Houston, including returning over $700,000 of yearly tax revenue, improving the quality of life for over 140,000 residents, and increasing government efficiency through the management or redevelopment of hundreds of underutilized properties.

Incorporated in 2018 as an independent non-profit corporation, Houston Community Land Trust’s mission is to make affordable homeownership achievable for limited-income households in Houston, Texas. HCLT connects income-qualified homebuyers with perpetually affordable homes in neighborhoods across Houston. HCLT also provides stewardship services and long-term support necessary for homebuyers to be successful in homeownership.

Neighborhood Recovery Community Development Corporation (NRCDC) revitalizes communities from a holistic approach through economic development and investment, for effective development of housing for persons of low and moderate income levels. NRCDC operates throughout Houston, and focused on the Third Ward since 1992 providing affordable housing for 200 families.

The Renaissance Center, a 100,000 square-foot retail center anchored by a grocery store, was the first of its type in Texas developed by a community-based organization and has created over 375 jobs onsite and catalyzed significant economic investment within the area.

Pending