Development Incentives in Exchange for Inclusionary Housing
Mandatory compliance. Mandatory compliance with the inclusionary housing ordinance is scheduled to begin on October 1, 2005.
Voluntary compliance in exchange for incentives. Prior to October 1, 2005, applicants for many types of development approval applications within the City of Tallahassee may choose to voluntarily comply with the provisions of the inclusionary housing ordinance and in exchange obtain development incentives from the City of Tallahassee.
The following applications are eligible for incentives: Site plan; preliminary plat; Planned Unit Development (PUD) rezoning, 163 Development Agreement, Development of Regional Impact (DRI)
- Additional Development Density. Any development providing inclusionary housing pursuant to this section is entitled to a 25% increase in allowable density above that otherwise established by the zoning district in which the development is located.
- Design Flexibility. The developer of inclusionary housing developments shall be eligible to obtain greater flexibility in development design through application of the following:
Choice of Housing Type. Inclusionary housing units may be provided as single family, duplex, townhouse units, or cluster development within the RP-1, RP-2, and RP-MH zoning districts. In all other zoning districts, inclusionary housing units may be provided as single family, duplex, triplex, or townhouse units or as units intended for owner occupancy in a condominium, or multifamily residential structure, provided that the height, setbacks, massing and exterior appearance of the inclusionary units is consistent with other residential units within the development in which they are located.
Alleviation of Setback and Lot Size Requirements Internal to the Development. Housing units (both inclusionary and "non-inclusionary") shall not be subject to yard setback requirements, except for yards adjacent to the exterior boundary of the primary development. Housing units (both inclusionary and "non-inclusionary") shall not be subject to minimum lot size requirements, except where lots are located adjacent to property outside of the primary development.
Alleviation of Buffering and Screening Requirements Internal to the Development. Inclusionary housing units shall not be subject to buffering and screening requirements for purpose of mitigating incompatibility within the primary development. Where adjacent to property outside of the primary development, inclusionary housing units shall be subject to those buffering and screening requirements as set out in this Code as may be applicable.
- Expedited Review. The developer of an inclusionary housing development shall be eligible for expedited development review. The Growth Management Department shall expedite the review of the application to the fullest extent permitted by law and shall notify other reviewing departments/agencies that the application is required to receive expedited review. Expedited applications are to be reviewed prior to other applications filed on the same date or in the same application period, except for other applications including inclusionary housing or workforce housing. This provision shall apply to site and development plan applications, subdivision applications, environmental permits, as well to building permits for individual inclusionary units.
- Modified Criteria for Deviations to Development Standards for Developments Incorporating Inclusionary Housing. Deviation(s) to development standards not already addressed by the Design Flexibility incentive, above, may be obtained through demonstration of compliance with the following criteria:
- The request for deviation shall specify the standard(s) to be deviated, the extent of deviation, and where the deviation will apply (requests for deviations to setbacks should be expressed in terms of linear feet and, requests for deviations to lot sizes should be expressed in square footage; requests may provided on a graphic plan);
- The deviation shall not result in an increase in gross residential density for the development in excess of the density bonus provided by this section;
- The deviation shall not result in conditions detrimental to the public's health, safety, or welfare; and,
- he granting of this deviation shall be consistent with the intent and purpose of this section and the Tallahassee-Leon County Comprehensive Plan.
There is no fee for deviations requested in conjunction with the development of the inclusionary housing.
- Transportation Concurrency Exemption. Any inclusionary units provided, less than or equal to 10% of the total number of units in the development, and any provided through use of the density bonus, shall be exempt from Transportation concurrency requirements.
- Additional incentives. Additional incentives inclusionary housing may be requested. The City Commission may grant additional incentives through approval of a development agreement pursuant to Section 163.3220, Florida Statutes ("163 Development Agreement") or Planned Unit Development Concept Plan.
If you are interested in obtaining these incentives, please review the following then call or e-mail the Planning Department to set up a free consultation.
Inclusionary Housing Links
Field Guide to Inclusionary Zoning
Innovative Housing Institute
Inclusionary Housing: Measuring the Causal Connection
Montgomery County, Maryland, Moderately Priced Dwelling Unit Program
Loudon County, Virginia, Affordable Dwelling Unit Ordinance
City of Denver, Colorado, Inclusionary Housing Program
City of Boulder, Colorado, Inclusionary Housing Program
National Housing Conference
US Dept of HUD
League of California Cities, Inclusionary Housing Toolbox
Florida Housing Coalition
Florida Housing Finance Corporation
Tallahassee Lenders Consortium
Federal Home Loan Bank of Atlanta
Michael Pyatok/Pyatok Architects, Inc.
Design Matters, Best Practices in Affordable Housing
Affordable Home Design Advisor
Affordable Housing: Designing an American Asset
National Association of Homebuilders, Economic Data