Street roots
June 10, 2011
11
Xd hi U W
Inclusionary zoning combines social justice, community health
Jon Ostaris with the
Coalition fo r
Affordable and Safe
Housing.
The Coalition for
Affordable and Safe
Housing is a
collaboration o f a
broad range o f racial,
environmental and
social justice
organizations and
public health
advocates working to
restore local control
over affordable
housing policies to
promote inclusive,
healthy and safe
communities.
BY JON OSTAR
CONTRIBUTING COLUMNIST
0!
n May 24, Oregon House Bill 3531
(got its first public hearing in Salem.
HB 3531 repeals the statewide
prohibition on inclusionary zoning.
Inclusionary zoning is a practical tool that
allows local jurisdictions to require that
affordable housing units be built along with
market-rate housing. In return, cities and
counties can provide developers with
variances and benefits, such as density
bonuses, fee waivers and permit expedition
in order to offset the cost of including
housing units at affordable levels. The
appeal of inclusionary zoning is that it
allows local communities to customize a
housing policy that meets the needs of their
residents. This tool is an effective response
to “exclusionary” development practices,
which, combined with urban renewal
policies, prioritize market-rate urban
development at the expense of affordable
housing.
Inclusionary zoning is not “a new practice.
The tool was first used in 1974 in
Montgomery County, Maryland, where the
inclusionary zoning ordinance has created
over 10,000 affordable housing units over
the past thirty years. The use of this tool is
also widespread. It is estimated that there
are approximately 400 local jurisdictions
across the country using some version of
inclusionary zoning policies. The popularity
of the tool is due to its flexibility: from the
number of affordable unit? required to the
income levels which qualify for the housing,
jurisdictions can tailor the tool to meet their
local needs. It can work for urban, suburban
and rural areas alike. The tool is also
effective, as an alternative housing creation
opportunity that relies on a public-private
sector partnership rather than on federal
dollars or public subsidies.
Unfortunately, the Oregon Legislature
banned the use of mandatory inclusionary
zoning policies in 1999. Oregon is one of
only two states in the entire country with a
statewide prohibition on inclusionary
zoning, the other being Texas. While the
Legislature allows local jurisdictions to „
R 11
1065131
I a
Jason Breedlove
engage in a “voluntary” policy - in which
cities or counties can offer incentives to
encourage developers to set aside units in
new market-rate development at affordable
levels — such voluntary practices have had
little to no success in creating inclusive
housing development Without the ability to
require private developers to participate in
creating affordable housing, cities and
counties are not able to generate enough
affordable housing stock to meet local
demand. Inclusionary zoning is particularly
effective at creating “workforce” housing
within new developments — housing for
working-class families, such as teachers, ?
nurses, police officers and service industry
workers — freeing up limited public money
to address the needs of our most vulnerable
people. In the 10 years since the ban was
put into place, housing advocates have been
unable to overcome the substantial
influence of the homebuilders and realtors
lobbies who opposé even this common
sense market regulation.
But things are different this time around;
the Coalition for Affordable and Safe
Housing (CASH) took up the fight this year.
CASH is comprised of diverse stakeholders
focused pn racial, environmental and social
justice and health equity, including the
Community Alliance of Tenants, Urban
League of Portland, Latino Network, Center
for Intercultural Organizing, OPAL
Environmental justice Oregon, Upstream
Public Health, Housing and Land Advocates,
Multnomah County Health Department,
Coalition for a Livable Future and others.
Wè undèrstand that housing choice is about
opportunity: opportunity to access living-
wage jobs, transportation, schools, healthy
food options, social services and recreation
— all the things we need to live healthy,
quality lives. We know that olir current
dévelopment practices and policies are not
working for all of our communities: housing
prices in “healthy»’ neighborhoods are
beyond reach for most people of modest
means, working-class and poor folks are
pushed further out from the urban core, and
those that live in “zones of opportunity” are
successful, while those that don’t are
I chose to advertise in Street
Roots because I know its
readers believe in helping people
who are trying to help themselves.
I’ve spent a number of years
abusing meth and alcohol.
I’ve spent half of the last 17
years clean/sober and most of
It was spent Inside a
correctional facility In Iowa.
I’ve written a book about my
experiences. “1065131” by
Jason Breedlove Is available
at Powell’s, Reading Frenzy
and on Kindle.
sacrificed.
Inclusionary zoning will not by itself save
us from our housing crisis, but it is a proven
tool that is part of broader solutions. When
used in tandem with other development
practices, it is effective in creating housing
choice and equal opportunity. It can help
stem the tide of gentrification to ensure that
those who live with the burdens of blighted
Oregon is one oi only two states in the entire
country with a statewide prohibition on
inclusionary zoning, the other being Texas.
communities get the opportunity to enjoy ,
the benefits of renewal and revitalization.
Inclusionary zoning is an important element
of a “systems” perspective - there are many
interconnected factors that contribute to
opportunity, success or failure, and inclusive
housing complements transit equity, food
justice, economic development, availability
of health care, and many other determinants
of health that affect our lives.
The public hearing in May was just the
first step — bringing together à dynamic
group of stakeholders to change the
affordable housing conversation. Affordable
housing is not about technical details, red
tape and devéloper profits. It is about basic
human rights, community health and social
justice. Inclusionary zoning impacts local
communities, arid the decision whether or
not to adopt such à polity is a matter of
16'cal control in the truest sense. We need
you to join the conversation and build
toward a critical mass of community
members who believe it is well past time to
return the ability of local jurisdictions to ~ '
take necessary measures to meet the
housing needs of their own community
members. Contact your elected
representatives to make sure they know
about HB 3531, and keep an eye out for
community roundtable discussions and
future legislative developments.
If you are
interested in
getting involved
with the effort to
repeal the ban on
inclusionary
zoning, please
contact Jon at
jon@opalpdx.org.
There is plenty of
work still to do.
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