CITY OF BERLIN COMPREHENSIVE HOUSING TUDY AND NEEDS … · 2017-02-13 · Pradnya Martz, Realtor John McMahon, Lorain Metropolitan Housing Authority Alan Mitchell, Zion CDC Ann O’Malley

CityofOberlinComprehensiveHousingStudyandNeedsAssessment–AppendicesDRAFT1-31-17

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CITYOFOBERLINCOMPREHENSIVEHOUSINGSTUDYANDNEEDSASSESSMENT:

APPENDICES

DRAFT1-31-17

2121EuclidAvenueCleveland,Ohio44115http://urban.csuohio.edu


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TABLEOFCONTENTSAppendixA.STEERINGCOMMITTEEMEMBERSANDCONTACTS.................................3

OberlinHousingStudySteeringCommitteeMembers.........................................................3AdditionalIndividualContacts.............................................................................................3

AppendixB. CHARACTERIZINGOBERLIN’SHOUSING..............................................4

AppendixC. COMMUNITYOPENHOUSESUMMARY...............................................5SUMMARY...........................................................................................................................5MAPANDDISCUSSIONNOTES.............................................................................................5

Station1:WhereDoyouLive?...............................................................................................6Station2:Assets:OberlinStreetview.WhatareOberlin’sassetsandopportunities?.........6Station3:Challenges:Whatisneeded?.................................................................................7Station4:VisionfortheFuture.............................................................................................9Additionalparticipantcommentsonothertopics...............................................................11

RESPONSECARDS..............................................................................................................12ADLIBSUMMARY..............................................................................................................14

AppendixD.COMPARISONCOLLEGETOWNS............................................................18Summary...........................................................................................................................18IthacaNY–CornellUniversity,IthacaCollege....................................................................19Hanover,NH–DartmouthCollege.....................................................................................22Tuskegee,AL–TuskegeeUniversity...................................................................................24Middlebury,VT–MiddleburyCollege................................................................................25Lexington,VA–WashingtonandLeeUniversity................................................................27GroveCityBorough,PA–GroveCityCollege......................................................................28

AppendixE.PROGRAMSANDOPPORTUNITIES.........................................................30GrantsandLoans...............................................................................................................30Taxcreditsandincentives..................................................................................................33Organizationalstrategies...................................................................................................35Directservicesandbenefitsforpropertyowners...............................................................38

AppendixF.CODEREVIEW........................................................................................40SUMMARY.........................................................................................................................40INTRODUCTION.................................................................................................................43RESIDENTIALZONINGANDGENERALREGULATIONS..........................................................43GREENBUILDING...............................................................................................................46“GREEN”SITEDEVELOPMENT............................................................................................49HOUSINGMANAGEMENT:MAINTENANCEANDVACANCY.................................................60INTERGENERATIONALANDALTERNATIVEHOUSING..........................................................64COLLEGETOWNHOUSINGCONSIDERATIONS....................................................................71

REFERENCES–ALLAPPENDICES.................................................................................73


MaxineGoodmanLevinCollegeofUrbanAffairs,ClevelandStateUniversity 3

APPENDIXA.STEERINGCOMMITTEEMEMBERSANDCONTACTSOBERLINHOUSINGSTUDYSTEERINGCOMMITTEEMEMBERSInadditiontoparticipatinginmeetings,eachsteeringcommitteememberwasinterviewedatlengthindividually.CindyAndrews,OberlinCommunityServicesLindaBlanchette,LorainCountyCommunityDevelopmentDepartmentPeterCrowley,CityofOberlinPlanningCommissionLarryFunk,NorthshorePropertiesStephenKamrass,SarethBuildersPradnyaMartz,RealtorJohnMcMahon,LorainMetropolitanHousingAuthorityAlanMitchell,ZionCDCAnnO’MalleyandBarbaraThomas,KendalatOberlinLizSchultz,OberlinHeritageCenterCentraliaScott,OberlinResidentLindaSlocum,CityofOberlinCityCouncilSteveVarelmann,OberlinCollegeCarrieHandy,CityofOberlinPlanningDirectorSalTalarico,CityofOberlinInterimCityManager

ADDITIONALINDIVIDUALCONTACTSNote:afewadditionalinterviewsandcontactsareongoingtoconfirmandaddressoutstandingquestions.LizBurgess,GinkoGallerySharonPearson,OberlinCityCouncil,theOberlinProjectDrewMcQueen,NationalAirTrafficControllersAssociation,FederalAviationAdministrationTwoKendalatOberlinemployeesShellyHurst,MercyAllenHospitalRobertLando,AgrinomixThreeCityofOberlinemployeesGaryGuendelsberger,CityofOberlinHousingInspectorThreeOberlinCommunityServicesemployeesSevenclassmembers,WomeninSustainableEmploymentprogramDr.DavidHall,OberlinCitySchoolDistrictJohnMonteleone,OberlinCitySchoolDistrictGregFior,SwanzerAgency



JoeShafran,ParanManagementSeanHayes,TheOberlinProjectDanielleYoung,OberlinCollegeAlumniAssociation

APPENDIXB.CHARACTERIZINGOBERLIN’SHOUSINGSeefollowingpagesforoversizedmapssupplementinginformationinthereport.Inthedigitalversion,oversizedmapsareprovidedasaseparatepdf.



APPENDIXC.COMMUNITYOPENHOUSESUMMARY

SUMMARYAnOpenHousewasheldonSeptember15,2016attheOberlinPublicLibrary.TheopenhousewasannouncedintheOberlinNewsTribune,andthroughtheCity’smultiplee-maillists.About34peopleattended,andofferedtheiropinionsoncommunityassets,communitychallenges,andvisionforthefuturerelatedtohousinginOberlin.20peoplealsofilledoutan“AdLibs”sheet,brainstormingideasrelatedtohousing.(Theresponsesaresummarizedbelow).Assets.Participantswereverypositiveaboutthecity’ssmalltownfeel,friendlyanddiversepeople,walkabilityinsomeareas,greatdowntownandparks,thebikepathandbikeability,theamenitiesprovidedbytheCollege,andthepresenceofsome“greatneighborhoods”.Challenges.Participantswereconcernedaboutgapsinhousingavailabilityformiddle-incomeandlow-incomeseniorsandlow-incomefamilies;diminishingdiversityintheCity;andlackofhousingandneighborhoodmaintenance,especiallyinsomeareas,andespeciallybylandlords.Visionforthefuture.Therewereasmanycommentsaboutneighborhoodsandcommunityastherewereabouthousingperse.Thereisatensionbetweenthosewhowanttoseemoreaffordablehousingforrentandforsale,andthosewhowouldliketoseemoremainstreamsingle-familyhousingandgreenspace.(thesearenotnecessarilymutuallyexclusive,butiftheyaredesiredbydifferentpeople,disagreementcanariseoverplansforindividualprojects).Manyparticipantsfeltthatagreaterdiversityofhousingtypes(sustainablehomes,tinyhomes,apartments,condos,assistedliving,co-housing)isdesirable.Infillhousingwasapriorityaswellasstrongmaintenanceandrestorationprogramsforhousing,sidewalks,andcommunityamenities.Increasedwalkability,communityconnection,andtransportationisdesiredtomakehousingmoreattractive.Someparticipantsnotedtheimportanceofjobsandpublictransportationtoattractingandretainingadiversepopulation.

MAPANDDISCUSSIONNOTESTherewerefivestationsintheroom,asfollows.EachstationhadamapoftheCityonaboard,andparticipantscouldputcommentsonpost-itnotesontheboard,orcoulddiscusswithafacilitator(whowastakingnotes),orcouldputlongerwrittencommentson4x6”notecards.1)Entry.ParticipantswereaskedtoputastickeronamapoftheCitydenotingwheretheylived.Theyweregivenanoverviewoftheotherstations,andgiventheopportunitytorecordtheire-mailaddressforfurthercommunication.2)Assets.DiscussionfocusedonwhatmakesOberlinagreatplacetolive/work/visit.



3) Challenges.DiscussionfocusedonwhatisneededtoimprovehousingandneighborhoodsinOberlin.4) Visionforthefuture.Discussionfocusedonparticipants’ideasforhousinginOberlin.5) Finish.Participantsweregiventheopportunitytofilloutan“Ad-Libs”formwhichaskedabouttheirimpressionsofOberlinandhousing;ortomakeadditionalnotesonnotecards.AllnotesonBoards,takenfromconversations,andnotedonnotecards.Theseareorganizedbysubjectarea,andreassignedtothesubjectareamostappropriate.Seealsophotosoftheboards,following.

Station1:WhereDoyouLive?Therewere34attendeeswhosignedinattheopenhouse;30ofthemreportedtheirplaceofresidenceusingstickersonthemap.Stickerswerecolorcodedwithred(workinginOberlin),blue(student),andgreen(resident).Thereweretwo(red)whoidentifiedasworkingherebutlivingoutsideofOberlin,three(red)identifiedasbothworkingandlivinginOberlinandone(blue)wasastudent.Theremaining24(green)wereresidents,andtheywerescatteredamongresidentialareasnorthofHamilton.Seeboardphotos.Someattendeesnotedtheirnameande-mailtobenotifiedoffutureprojecteventsandinformation.Seeattachedscan.

Station2:Assets:OberlinStreetview.WhatareOberlin’sassetsandopportunities?• Neighborswhowatchoutforeachother,supportseniors• Likebikepath,commonspaces,exercisestationbycommunityservices• Likebikepaths–heretoKiptonandheretoElyria,kidsrodeit,verysafe• Channel5[feature,]ParkStreet[wasnoted]–“bestneighborhood”inOberlin,vacant

propertybutstillgreat• Worldclassculture• Idealcommunityforseniors• Seniorhousingisbestformid-toupper-income• Likesinteractionwithyoungpeoplefromthecollege• Itisa“realtownsquare”cityifyouwantit• Crimehasreducedsince2003–Citylockedupkingpins,LMHArenovatedhousing,drove

badelementout,screenednewtenantsbetter;betterpolicingneedstocontinue______________________________(belowaretakenfrommappost-its)(locationonmapinparentheseswhenrelevant)• Awesomedowntown!• Beautifulparks,allover• (AtKendal)Greatplacetowalk• (AtKendal)NewPark!SouthwestcornerMapleandNPleasantSt.Saveouropen

spaces–6acres!



• (AtKendal)Kendalldisadvantage:newpark• Greatdiversityandpositivepeople• (NWcorner-Union/Prospect):Whyarewenotgrowinghere?Greatneighborhood.• (atcampus)Collegeofferingsaregreat–collegeaddsalot• Greattoliveinacollegetown• (ParkStreet)AdvantageParkSt–bestneighborhoodinOberlin,Channel5(plusa

secondyes!)• (NsideofLorainAve,acrossfromThomas)Greatopportunityfornewbus.(business?)• (atTappanSquare)TappanSquareiswonderful• (atdowntown)Downtownbeautiful,useful,wellkept• (atMorganandCedar)Walkableforpeoplewithdogs;love(heart)bikepath• (atBikePath)BikePaths• (atreccenter,southofHamilton)Greatparks!Premier!• Loveallwalkableparts• Diversitydiversity• Commutersarecandidateswhocanlivehere• (atShipherd)Beautifulcircle• (atCollegeandOberlin–GreenAcres?)Keepthepark

Station3:Challenges:Whatisneeded?(whatneedsimprovement)• Needinformationonsewer/waterpipesathouses–Cityshouldknowmoreabout

locationofpipesservinghomes.• Removeblightedhomeandreplacewith“simple,clean,affordablehomes.”• Needtodefine“sustainable”–clean,safeandaffordablewouldsellandistherefore

sustainable.• Citycandomoretoforcelandlordstotakeresponsibility.• Landlordupkeepneedsimprovement–someNorthParkhomesarenoted–encourage

landlords/tenantstocutgrass/trimshrubs.• Elderlyneedsupportforcostofmaintaininghomes–canlosehomesoverviolations.• Thereisavariabilityonhousingmaintenanceenforcementbetweenneighborhoods:

brokensidewalks,cappedpipesinsidewalks–street,sidewalkandright-of-waymaintenanceisvariable.

• Willaffordablehousingbringinpeoplewhostrainthetaxbase?• Thereisnoplacetoputtiny/smallhomes• Studentsareinflatingrentsforeveryone• DilapidatedhousinginNParkneighborhood–isitbettertorazeit,orfindbuyers

wantingtofixitup?• Thereisinequityinenforcementacrossthecity



• Kendalisnoteco-friendly–chemicalsonlawn,lotsofwastewaterrunningintosewers,cuttreesdown,lotsofpavement

• SomeCentralneighborhoodhousingstockhasoutliveditsusefulness• Needworkonlocatingownersofabandonedhousing.Stillpayingtaxes,sonot

delinquent–maybepaidoffmortgage,sonooneiswatching.Countyneedstotrackwhopaysthetaxtolocateowner.

• Itisanuphillroadtobringfamiliesin–therearetoomanyotherchoicesforthem.• Formerstudenthousingneedsupgrades–notattractivetofamilies,likelytear-downs• FormerSeniorHousingatMainStreet–becameSection8housing,doesn’tfeelsafeany

more• FormerFirelandsSeniorHousing–becamecollegehousing• Oberlinislosingdiversityovertime–needaffordablehousingandjobstoreversethe

trend–AfricanAmericansareleavingtofindboth;don’tfeelvaluedintown(dilapidatedBoys/Girlsclub,variablemaintenance)

• Electricitycompanyhasratestoohighforfamilies–peopledon’tqualifyforassistancebutit’stooexpensiveforthem.

• Therearenojobstokeeppeoplehere.• Collegeboughtuphomesforstudenthousing,nolongeravailableforeveryone• NeedtoimproveCity-Collegepartnership,returntoitsformerstrength• Therearenorentalsavailable:Mostrentsareforlow-income(belowthe$723

average).______________________________(belowaretakenfrommappost-its)• (onParkSt)Razeabandonedhousing,70and75NPark• Incentivesforlandlordstoimprovehousingandenergyefficiency• ImprovementofapartmentsonWCollegeandEVineSts(inspectionatturnover??)• WeareindesperateneedofseniorhousingotherthanKendalthatisaffordable.Older

peoplewanttomoveoutofhomesbutstayinOberlin.• Affordablerentalproperty• Moreowners,lessrenters• Housingimprovement(maintenance)• (southofHamilton)Easierzoningforagriculturalbuildings• (atMorganandFairway)RepairWestMorganSt• Morebuildinginspectionswithenforcement• Repairsoncurrenthousingstock• Sidewalkrepairs(movedfromAssetsboard)• Needaffordableseniorhousingformiddleincomepeople,$800rent/month• FacultyareNOTfromOberlin,collegeshouldhirelocal• Peopleneedaccesstojobsi.e.PublictransportationtoCleveland/Elyria• Ifpeoplearen’tworkingfortheCollege,theycan’tfindjobs



• (atNPark):Disadvantageabandonedhousing70NPark,75NPark(secondtagcopied–agrees)

• (SEcornerPyle-AmherstandLorain)Whereareparksandplayareasonwestsideoftown?

• (SWcornerPyle-AmherstandLorain)PyleS.Amhersthasnosidewalksandnoshoulder.Verybadforpedestrians.

• (onSMainNofHamilton)Toomanyflippersandinvestors• Needbettersidewalks• (SWcorner,LincolnandProfessor)Needsidewalks

Station4:VisionfortheFuture• Weneedacomprehensivewayofaginginplace• Weneedmoreapartments• Weneedreasonablypricedcondos–therearegoodlocationsthroughoutthecity.

Neighboringcommunitieshaveniceoneseasilyunder$100K.• Assistedlivingthatisreasonablyaffordablewouldbenice.• Affordablehousingisneededfordifferenthouseholdlifestyles:clusterhousingw/range

ofhousingtypestoencourageintergenerationalcommunities• Wedon’tneedmoreseniororlow-incomehousing–needmoreresidentsthatwill

increasetaxbase• Weneedtobringfamiliesin• GreenAcresshouldbeforanewBoys/Girlsclub,wouldshowkidstheyarevalued;see

whatElyriaandLorainaredoing,identifyothermodels• Citysaysitneeds“YoungProfessional”housing(upscale?),butalsoaffordablehousing

foryoungfamiliesisneeded• StrengthentheCDCsopeoplehavesupportforrepairs• EmptylotnexttoKendalshouldbeformorelowincomehousing(Kendalboughtitjust

toreserveitfromotherdevelopment?)• ShouldplanforfutureofCollege-ownedemptyfieldsnorthofDrugMart• Weneedseniormiddle-incomehousingthatiseasytocarefor• Lowincomehousingisadrainonthetaxbase• Populationneedstogrow;needmorefamilies,notseniorstosupportschools.Homes

shouldbeon¼acrelots,$180-225K.• Weneedadatabaseorclearinghouseofvacanthomesthatareavailableforsaleto

peoplewhowillrenovate.Thereisamarket,butnotenoughhomes.• ______________________________(belowaretakenfrommappost-its)• Zoningforsmall(aswellastiny)homesandduplexes• (attinyhomesphoto)Justafad,putthemalltogetherinapark• (attinyhomesphoto)Yay!TotinyhomesortinylodgesorBnB.



• (attinyhomesphoto)Tinyhomesmightbringmoreyoungpeopletoliveintown.• PeoplewanttoliveclosetodowntownandtheCollege,iftheyworkfortheCollege• Entirelybikefriendlycommunity• (atAffordableHousingphoto)Anywhere• ReplacingabandonedhomeswithaffordablehomeswhereNeeded(NParkStfor

example)• Thecreationofcommunitieswithinourneighborhoodswherepeoplelookoutforeach

other• Allofthesehousingoptionsareneeded• Every“neighborhood”hasacommonareaforinformalgatheringandbuilding

community• Wedon’tneedtoloseanymorediversityinOberlin;affordableseniorhousing• SeniorswanttomoveoutoftheirhomesbutliveinOberlininasmallerplace,other

thanKendal• Weneedmoremedianincomecondo’sandapartmentsfortransientpeople,college

people,andyoungfamilies• Continueconnectingcommunitieswithsidewalkprograms• (atSustainablehousingphoto)Sustainablehousingmightbegreatincapturingyoung

peopleandfamilieswithschool-goingchildren.Lovetheidea!• MoreapartmentcomplexeslikeCollegeParkManor(x43ECollege)that65+people

movingoutofhomeswhowanttohavelessstairs,lessrepairs,singlefloor(elevators)placescanstayinOberlin.Oberlinislowonranch-styledwellings.(secondpost-it)Iagreewiththiscomment.

• Youngfamilieswanttoliveinnewerhomesespeciallyiftheyareenergyefficient• (NEcornerofCity)AnnextotheEastforhousing• Citypaymoreattentiontopoorqualityhousing(commentsadded:Yes!Agree!)• (onSsideofLorain,WofOrchard)Condoandsinglefamily• (atGreenAcres)affordableseniorhousing,middleincome(GreenAcres)• Convert/reuseelementaryschoolsformulti-purposeseniorhousing• (atCollegeandPark)AnotheraffordableseniorlivingcommunityinplaceofEastwood• (atVineandGroveland)AbetterConcord-typefacility• (movedfromChallengesboard)• Perhapsmixed-generationhousing–walkabletotownandamenities• (atPleasantandWalnut)Apark,northside• (NorthofParkandLorain)NewSchool• needassistedliving,lesspriceythanKendal(secondpersonagreed)• (atindustrialpark)MoreJobs• (atLorainandOberlin)Housing• (atGreenAcressite)EcoVillage–Co-HousingcommunityatgreenAcres!Withamix-

young,seniors,singles,etc.• Landtrust



• Seniorhousing• (SouthofMorgan,Main)Infillneeded/shouldbeprioritized(agree)(Yes)(twodifferent

additionalcomments)• Oberlindoesn’tsomuchneednewhousingbutitneedstoimprovetheexistinghousing

stockwithoutpushinglowincomepeopleout.Thereneedstobecreativepublic/privatepartnershipsforlowincomeOberlinhomeownerstomaketheirhomesmoreenergyefficient.Weneedtofindwaystobeautifythesoutheastsectoroftown.

• (downtown,SWofCollege/Main)needmiddlepricedhousingintown• Oberlinshouldworkwiththesouthernquadrantstoimprovehousingstockfor

minoritiesandlow-incomefamilies.EFFORTSshouldalsobemadetoconnectcommunitiesandmakethemmorewalkable(i.e.continuewithsidewalkprojects)

• AffordablehousingforyoungfamiliesaswellassmallerhomesforretiredfolksforwhomKendalisnotachoice

• Zoninglawsthatarepeopleorientedratherthancarorientedandallowformoreinfilling,variouswaystouseproperty,etc.

• Betterfacilities(schools);betterservicesespeciallytothesouth/SEpartoftown• Bettertownandgownlocations[Ed.Note:meaningnotclear?]• CitygovtSHOULD–MUST!!Reinstatechangeofoccupancyinspections,bothrentaland

Sale

Additionalparticipantcommentsonothertopics• Likedtheeventtodaywithstations,etc.• Thestudyunderestimatedthe#ofbadhousing• Couldn’tfindaplacetolive,somovedouttothetownship• GreenAcresfailedbecauseitwas“tooniceaneighborhood”• ConcordfacilityisSeniorHousing• InterviewNaomiSabolofSCA(SustainableCommunitiesAssociates)• Doesn’tlooklikeKendalwascountedinunits–isit“groupquarters”?• Doesn’tlikeclosed,circularneighborhoods• Notethatformisavailableforcomplaintsatthebuildingdepartment• CityofAmherstgavetaxabatementstobringinnewhomes,couldbemodel?

Examples:Cooper-Fosterwestof58;SouthLakeSt;NorthRidgeville–DelWebbcommunity.

• ColumbiaGasdoesenergyauditsforhomes• OberlinneedstostrengthenrelationshipwithLandBank• GreenAcreswasdeedrestrictedtobe“forthebenefitofchildren”inperpetuity–does

thisstillapply?



RESPONSECARDS4”x6”commentcardswereplacedaroundtheroomandsomepeoplechosetomaketheircommentsthere.Someweredroppedinthesurveybox.Eachnumberisonecard.Card1• Concentrateoninfillhousing,harmoniouswitheachneighborhood• Forlow-income,evensection8dwellings,followatenant,notproject,model• InvolveHabitat,orimitateHabitat,tocreateamorestableneighborhood• MakedevelopmentpartoftheCity’sgrid,notasuburban-styleoffshoot• Trytocreatemixed-incomeneighborhoods.Puttingpeoplewithsimilarsocial

disabilitiesisnotbeneficial.• Donotsacrificegreenspace.Card2• Communityneedsmorebenchestobewalkable• Needservicesfortheagingpopulation–theyneedwaystomaintaintheirhomes.Card3 • Oberlinneedshigh-quality,non-smokingrentalhousingontheparceloflandatthe

cornerofNorthPleasantandMapleStatKendal’sdoorstep.ThecityofOberlinshouldseizethelandbyeminentdomain.

Card4Problem–collegeandkendall[sic]takeprecedent–i.e.getpreferentialtreatmentNeedmorehomeownersToomuchrentalproperty- Lives(sic)here10years,movedfromCLE- peoplewanttoliveinworkingclassneighborhood- lotsofdiscriminationthat’sfrustrating- goodcity…canwalkdogatnightCard51) Low-moderateincomehousingisneededbutconsideranewmodel.Don’tconcentrateitinoneplace.2) People/residentsneedtobeinvestedandscreened3) doesn’tneedtobeanotherWestlake!Card6Needppl(people?)whoareinvestedincommunityandwhowillkeepuptheirhomes



Card7Betteradvertisingannouncementsofthesemeetings!Card8Moreaffordablerentalaptsorhomesforyoungpeople,non-Oberlincollegestudents,<$500/monthIhave2rentalproperties–full,andIconstantlyhavepeopleaskingmeifIhaveanythingelsetorentout.(IwishIcouldaffordtobuyandrenovatemoreproperty.)Card9• Ifeelweneedtoprovidemoremoderatelypricedfamilyhomes.• Iwouldliketoseemorefamiliescomeintotownandincreaseschoolpopulation• Weprovidealotofservicesforcommunityandcityschoolstudents.Ifwedonotkeep

areasonabletaxbasewewillnotbeabletocontinuetoprovideallthatwedo.• Havingfamiliesmoveinthatcanaffordtosupportthelocalbusinessesaswell.



ADLIBSUMMARY20“AdLib”surveyswerefilledoutanddroppedinthebox.Noteveryoneansweredeveryquestion.1. Ithink_____________isthegreatestthingaboutOberlin.Community(3)ThecollegeOberlincollegeDiversity(educational,ethnic,political,economic)(4)GreenpublicspacesandbikepathsAllthatOberlincollegebringstrees

friendlypeople(2)progressivecharacterthedowntownsmallandcosmopolitanhistory/personalityWelcomenessCulture

2. Wereallyneedmore___________housingtomakeOberlinthebestitcanbe.SeniorhousingApartmentsAffordable(3)Varietyof(2)RentalAffordableseniorAffordablestudenthousingApartmentsandassistedliving

BothMulti-family,low-income“family”owner(3)reasonablepropertytaxowneroccupiedsingles/condosqualityapartmentsmixeduse

3. Theadditionof_____________wouldmakepeoplemorelikelytomovetoOberlin.

Employment(6)Activities/locationsforkidsNeighborhoodcommunitiesBetterschoolfacilitiesAttractiverentalpropertyStrongerschools(2)Senior-friendlyhousing

Idon’tknow!Ultrahigh-speedinternetLowertaxesFamilyhomesNewerhousing,orbetteryetbettermaintainedhomesAffordablehousing



4. Thecostofowning/rentingahomeinOberlinis____________.High(2)Owning/expensive(2)Reasonable(4)Alright,lowerthantheaverageinNEOhiocitiesDecentOwning/highduetothesmalltaxbase

HighestinthecountyRenting/highAffordableowning/increasingastrainexhorbatant(sic)relativelylow

5. HousingvaluesinOberlinwouldincreaseif_____________________.Don’tneedtoBuiltbetternewprojectsCitypolicedhousingthroughouttheENTIREcityThereweremorejobsTherewasahomeimprovementprogramTherewasmoreconsistentcareandmaintenanceofhomesandpropertyTherewaspublictransportRundownhouseswererazedorrepairedMorepeoplewantedtolivehere

NewschoolswerebuiltMoreownershipWekeepraisingthequalityofourschoolsWeinvestedBettermaintenanceofexistingstockSustainablereservefundswereusedforenergy-efficiencyimprovementsMorefundingwasavailableforupdatesWeattractedmorebusinessesweassistedlowincomehomeownerstoimprovetheirhomes

6. Oberlinwillbemostsuccessfulinmeetingresidents’housingneedsinthefutureif_________.Thecitycould/wouldtakeactiononinfillhousingTheCityactuallylistenedandservedTheylistenandimplementpublicfeedbackItiswillingtotrynewthingsCitycouncilwouldworktogetherIfthereismorefollowthroughTheycatertosmallfamiliesandstudentsandseniorsIttriesnewthingswedonotallowtheprocesstobeheldhostagebytheultra-greencommunityofOberlinstopcateringtotheCollegeandKendal

wedoourbesttotakeintoaccountALLneedsweinvestnowbettermaintenanceofexistingandannexingpropertyfornewhousinganswersto2-5morepeoplewerewillingtospeakupforwhattheywantthesouthendoftownwastreatedliketheNWsideoftown(servicesetc)thecitylistenedmoretoresidentsthanthecollegeifwegaveseniorsonafixedincometheabilitytomaketheirhomesmoreenergyefficienttoreducetheirenergybill



7.Tellusanythingelseyou’dlikeustoknowhereorontheback:• Thecollegeneedstocontributemore• Thisisasuperbplacetolivethatcangetbetter.Morebikefriendlystreetsand…[ends]• HousinginOberlinisunevenlyrespectedbytheCity.Theproblemsinlower

econ/mixedneighborhoodswouldnotbetoleratedinwealthierareas• Adoptform-basedzoningcodes• TheCityneedstoenforcebuildingcodes,holdinglandlordsaccountable



APPENDIXD.COMPARISONCOLLEGETOWNS

SUMMARYAtthebeginningofthestudy,theHousingStudySteeringCommitteeidentifiedcitiesthattheywouldliketoseeusexplorefortheirapproachestohousingissues,especiallywithregardtosustainability,affordability,andaffordablehousing/communitydevelopmentprograms.Thesecitieswerecompared,alongwithsomeothers,toidentifycitieswithcharacteristicssimilartoOberlinforcomparison.Seeoversizedtableattheendofthissummaryforthefullinformationcomparedinselectingcitiesforcomparison.SixcitieswerechosenfortheirsimilaritiestoOberlininpopulation,proportionofstudents,sizeofcolleges,andseniorpopulation,andfurtherinvestigationwasdone,includingwebreviewandtelephonecallstoCityCommunityDevelopmentofficials.ThefocuscitiesincludedGroveCity,PA(GroveCityCollege);MiddleburyVermont(MiddleburyCollege);HanoverNewHampshire(DartmouthCollege);andLexingtonVirginia(WashingtonandLeeUniversity.Inaddition,Ithaca,NewYork,andTuskegee,Alabamawerechosentoexploretherangeofhousingprogramstheymightbeimplementing.IthacaisaHUDentitledcity,hasasubstantiallylargerpopulationandcollegepopulation,andistheprimarycityinitscounty,givingitleverageincollaborationwithcountyauthoritiesandorganizations;howeverwethoughtitwouldbeaninterestingcomparisonduetoitsprogressivereputationandabilitytoleveragelargerfundingsourcesforhousing-relatedsolutions.NoneofthecitieschosencameclosetoOberlininAfricanAmericanpopulation;thereforeTuskegeewaschosenduetoitshigherAfricanAmericanpopulation,andpotentialforprogramsfocusingonAfricanAmericanhomeownershipandbusiness.

COLLEGETOWNCOMPARISON-FOCUSCITIES-BASICPOPULATION

LOCATION COLLEGE/UNIVERSITY POPULATIONOberlin,OH OberlinCollege 8,368Middlebury,VT MiddleburyCollege 6,713Ithaca,NY IthacaCollege,CornellUniversity 20,141Hanover,NH DartmouthCollege 11,311TuskegeeCity,AL TuskeegeeUniversity 9,435Lexington,VA WashingtonandLeeUniversity 7,114GroveCity,PA GroveCityCollege 8,242Source:ACS2010-20145-yearestimate;cityandcollegewebsites;USHUDNotes:(1)Negativepercents,ornumbersover100%,reflectcollegepopulationswhicharesubstantiallyhousedoutsidecitylimits

NumberofStudentsEnrolled

2,9002,45028,5826,2983,1562,1722,500

Source:ACS2010-20145-yearestimate;cityandcollegewebsites;USHUD

(1)Negativepercents,ornumbersover100%,reflectcollegepopulationswhicharesubstantiallyhousedoutsidecitylimits

PopNotinGroupQuarters

Overallproportionofstudentpopulation(1)

5,919 34.7%4,144 36.5%12,216 141.9%7,170 55.7%7,368 33.4%3,614 30.5%5,677 30.3%


%WHITE %BLACK %OTHER%SENIORSOVER65

68.1% 17.7% 5.1% 14.4%89.8% 1.1% 5.8% 16.0%74.2% 5.7% 18.3% 13.3%85.2% 2.7% 10.9% 11.9%3.8% 94.8% 0.5% 12.9%84.7% 6.4% 5.2% 12.1%96.0% 1.0% 1.6% 13.7%




ITHACANY–CORNELLUNIVERSITY,ITHACACOLLEGECollegetownHousingIssues.TheTownandtheCityofIthacahasadoptedstrictnoiseordinancerestrictstudentsfromcreatingnoisepollution.Theordinanceisstrictlyenforcedwithspecificdecibellevelsandequipmentusedbypolicetomeasuredecibellevels,wherefinesareimposedforloudpartiesandotherchronicdisturbances.Anopencontainerordinanceisalsoineffectandgivesthecityauthoritytorespondtodisorderlyconductcomplaints.UnethicalLandlordpracticeswereacommonprobleminIthacaandinresponse,thecitycreatedcommittees,suchastheRentalHousingAdvisoryCommission,tooverseelocalrentals.Additionally,bothcollegeseducatestudentsabouttenants'rights.IthacaCollegerequiresallnon-seniorstudentstoliveoncampus.Offcampushousingispermittedforsomeseniorsonlyuponapplicationandlottery.Thecollegedoesprovideresourcesthatrateandreviewlandlordsandtheirpropertiesforstudentswhowishtoliveoffcampus.Graduatestudentsarenotrequiredtoliveoncampus,althoughthecollegeallowsalimitedamountofgraduatestudentstoliveoncampus.CornellUniversityhashousingforundergradandgraduatestudents.Nearly52%ofundergraduatestudentsand91%ofgraduatestudentsatCornellliveoff-campus.Limitedon-campushousingisprovidedforgraduateandprofessionalstudentsandfamilies,somevisitingfacultymembers,andCornellaffiliateswhorequiretemporary,academic-year,or12-monthaccommodations.HousingManagement.Inspectionisrequiredforallrentalproperties,includingsingle-andtwo-familyresidences(every5years),multifamilyresidences(3years),anddorms,sororitiesandfraternities(1year).Feesarechargedforaninitialinspectionandanyrequiredfollowupinspectionstoensurecorrectionofviolations.Initialfeesare$7-10perroom,dependingonproperty,andreinspectionfees(donewhenthereareviolationsfoundintheinitialinspection)are$40perinspection.Aninitialchargeof$5perviolationfoundisre-chargedeverytimea

COLLEGETOWNCOMPARISON-FOCUSCITIES-HOUSINGCHARACTERISTICS

LOCATION COLLEGE/UNIVERSITYOberlin,OH OberlinCollegeMiddlebury,VT MiddleburyCollegeIthaca,NY IthacaCollege,CornellUniversityHanover,NH DartmouthCollegeTuskegeeCity,AL TuskeegeeUniversityLexington,VA WashingtonandLeeUniversityGroveCity,PA GroveCityCollegeSource:ACS2010-20145-yearestimate;cityandcollegewebsites;USHUDNotes:(1)Negativepercents,ornumbersover100%,reflectcollegepopulationswhicharesubstantiallyhousedoutsidecitylimits


TOTALHOUSINGUNITS

2,6862,3567,6063,2784,4731,9442,832




TotalHouseholds

MedianHHincome

HousingUnitVacancy Owner%

2,524 52,632 6.0% 58.3%2,089 49,632 11.3% 50.4%9,489 30,318 9.1% 27.5%1,936 76,719 9.9% 44.2%3,413 27,313 23.7% 46.5%1,727 36,840 11.2% 54.2%2,683 42,984 5.3% 54.8%



Overallproportionofstudentsinhouseholds(1)

7.6%-2.9%

169.1%30.1%14.8%-36.7%-1.1%

HUDentitled?NoNoYesNoNoNoNo



reinspectionshowstheviolationhasnotbeencorrected.PropertyownerswhodonotliveinTompkinsCountyoroneofthesixsurroundingcountiesmustdesignateanagentwhoisnotthetenantandwhoislegallyresponsibleforcompliancewithmaintenancecodes,communicationwiththeCity,arrangingforrequiredinspections,andmaintainingtenantinformation.Sustainability.Ithaca,NY'ssustainabilityeffortsarecenteredaroundreducingGreenhouseGasemissions(http://www.town.ithaca.ny.us/sustainability)andhascommitteditselftomeetingtheParisAgreement(committingtoamelioratingnegativeeffectsofclimatechange,specificallyreducinggreenhousegasemissionsby80%by2050).TompkinsCountyalsohassustainabilityorganizationthatworkstowardsamoresustainableregionalcommunity.Theorganizationoffersmini-grantsandaclimatefundthatisdistributedtolowincomefamiliestohelpreducegreenhousegasemissions.IthacaCollegecreatedalargescalesolarfarm,inefforttoreplace10%ofitscampuselectricityneeds.ThiseffortstemsfromIthaca'sClimateActionPlan,inwhichthecollegedevelopsastrategyandlong-rangeplantoachieve"carbonneutrality"atsomepointinthefuture.CornellUniversityhasmanysustainableprograms.TheUniversityhasaresearchcenterforasustainablefuture,whichhasanincubatorthatfostersthenextgenerationofsustainablesolutions.Italsohasafundthatfacilitatestimesensitivesustainabilityresearchandworkshops.Additionally,thecentercollaborateswithnonacademicpartnerstojointlydevelopandtestevidencebasedsustainablesolutions.Inadditiontotheresearchcenter,Cornellalsoimplementedsustainableinitiativesoncampus.Itrecentlyannouncedageothermalprojectcalled""EarthSourceHeat""thatwillwarmcampusandreduceitsannualcarbonfootprintby110,000metrictons.Cornelloperatesa4-acrecompostfacility,170greenhouses,22growthchambers,areforestationprogram,andarenewablebioenergyinitiative." http://cuaes.cals.cornell.edu/sustainability.CommunityDevelopmentPrograms.WespokewiththeDirectorofUrbanRenewalinIthaca.Affordability,andavailabilityofhousingforstudents,aresignificantissuesintheCityandsurroundingcommunitiesinTompkinsCounty.StudentHousing.Thecityencouragesdeveloperstobuildstudentcenteredneighborhoodsclosetothecampusaspossible,toaccommodatestudentswhoarenotmandatedtolivingoncampus,andtopreventstudentsfromfloodingthemarket.Theyencouragethecollegestoprovideasmuchhousingaspossibleoncampus.AffordableHousing.TheyutilizeLIHTCtosubsidizeaffordablehousing.Theyalsohaveatrustfundthatisusedtosubsidizeaffordablehousing.Thecityandcountybothcontribute100,000andthecollegecontributes200,000annually.Hestatedthislocalcommitmentcreatesacompetitiveadvantageforsubsidyapplicants.



MiddleMarket.DirectorBohnmentionedthatfocusonaffordableandstudenthousingcreatedagapinthemarketwheremiddleincomehousingsupplysuffered.Theyattemptedinclusionaryupzoningtoaddressthisissue.Itfailedpolitically.Thethoughtwasthatthesemandateswouldforcedevelopersoutcompletely.TheythenadoptedSmartGrowthzoning(performancezoning)whichhashelped.AnotheralternativetoissuingmandatesiscreatingincentivesfortargetingmiddlemarkettheyhaveusedincludeUpzoning,reducingordeferringpermitfees,makingdesignreviewfeescontingentonapproval(toreducedeveloperriskiftheyfaildesignreviewproceedings),waivingstrictparkingrequirements(whichmeansmoredevelopablesquarefootage)Facultyhousing.DirectorBohnmentionedthathisofficedoesnotaddressthisissue;however,thecollegesdoprovideemployerincentivesforfacultytoliveinthearea.HealsomentionedthatCornellUniversityhascreatedarealestatedepartmentsothatitmightstarttodevelopitsownfacultyhousing.Housingstudy.Finally,hereferredustoamarketanalysisconsultantwhodidadowntownhousingstudyfortheIthacaBusinessAlliance.(DanterAssociates,2016)WhileIthacadidastudyforhousinginthedowntown,TompkinsCountyhasapproachedhousingacrossthecountyandincludesseveraltoolsavailabletoontheirwebsite.Acopyofthehousingreportisincludedhere,alongwithmodelordinancesforinclusionaryzoningandincentivezoning,anda“VitalCommunitiesToolbox”whichemphasizessmartgrowthprinciples.AcountywideHousingStrategywasadoptedbytheCounty,theCity,andmanycommunityorganizations,whoworktogethertoimplementthestrategy.Partnersinclude:TompkinsCountyLegislature,CityofIthacaCommonCouncil,IthacaTownBoard,LansingTownBoard,IthacaNeighborhoodHousingServices,TompkinsCountyAreaDevelopment,BetterHousingforTompkinsCounty,TompkinsCountyChamberofCommerce,HabitatforHumanityofTompkinsandCortlandCounties.(“Planning-HousingChoices|www.tompkinscountyny.gov,”n.d.)IthacaNeighborhoodHousingServices,anonprofitorganization,supportsrental,homepurchase,andhomeimprovementforlow-incomehouseholdsinTompkinsCounty.Theydevelopandrenovatehomesandaffordableunitsforsale;develop,renovateandmanageunitsforrent;andsupportrehabilitationandhomeownership/tenanteducationandadvocacy.Theorganizationhostsahousingrehabilitationprogramwithfundsavailabletolow-incomeresidentsofallagesonafirst-come,first-servebasis,withfundsvaryingfromyeartoyear.Theyalsohaveasmallhomerepairprogramforseniorsandthosewithdisabilities,wherethecountyprovideslaborandtheapplicantprovidesonlythecostofmaterials.Typicalrepairsincludehealthandsafetyrepairssuchasfixingbrokenstepsandrailings,replacingbrokenwindows,fixingleakyfaucets,andinstallingadaptiveneedssuchasgrabbarsandwheelchairramps.FundingisprovidedbyaconsortiumofpartnersincludingtheTheIURA(IthacaUrbanRenewalAgency),NYSOfficefortheAging,throughtheTompkinsCountyOfficefortheAging,United



WayofTompkinsCounty,TompkinsCounty,andPrivateDonations.(“Home »IthacaNeighborhoodHousingServices,”n.d.)TheTompkinsCountyCommunityHousingDevelopmentFundisapartnershipoftheCityofIthaca,TompkinsCounty,andCornellUniversity,andprovidesgapfinancingandlogisticstoassistdevelopersincreatingaffordablehousing.Partnerspledgeapproximately$400,000peryear($200KfromCornell,$100KeachfromtheCityandCounty).$2.4millionhasbeeninvestedinthefundsinceitsinceptionin2006.Thefundhastwoparts:aCommunityHousingAffordabilityProgramwhichprovidesno-interestloansforstartupsoftcosts(permitting,design,etc)toberepaidbyconstructionandpermanentfinancing;andtheCommunityHousingTrustProgramwhichprovidesgrantstosupportthelong-termaffordabilityofnewlyconstructedorrehabilitatedaffordablehousingunits.Botharetargetedathousingforhouseholdsearning80%ofareamedianincome.(“CornellUniversity,CityofIthaca,TompkinsCountyExtendHousingFundPartnership|,”n.d.)(“Planning-HousingChoices-HousingFund|www.tompkinscountyny.gov,”n.d.)

HANOVER,NH–DARTMOUTHCOLLEGECollegetownHousingIssues.85%ofstudentsliveoncampus,withfreshmenrequiredtoliveoncampus.15%liveoff-campusincollege-ownedorprivatehousing.HousingManagement.Thetownrequiresregistrationofallrentalpropertiesexcludingdormsandtemporarylodging.Registrationisfornocharge,butfailuretoregisterhasa$500penalty.Onceregistered,inspectionsandenforcementaredoneonacomplaintbasis,oriftheTownhasreasontobelievetherearecodeviolationsontheproperty.Propertyownersaregiven30daystorectifytheproblems;onceaviolationisfound,thepropertymustbeinspectedannuallyfor3years.Inspectionsarenochargeifnoviolationisfound,and$200perinspectionandre-inspectionifaviolationisfound.Nootherinspectionsarerequiredexceptforconstruction.Sustainability.DartmouthCollegehasarobustsustainabilityeffort,whichinvolvesacademicprogramsandresearch,studentlifeprogramsandprojects,andcampusoperations.TheDartmouthSustainabilityProjectistheCollege’shomeforcomprehensivesustainabilityeffortsandconversations.Examplesincludeagreencareersprogram;EcoRepswhoencouragestudentdailysustainabilityaction;anorganicfarmandveggiesubscriptionprogram;aspeakerprogram;andarevolvingloanfundtohelpwithsustainabilityadaptationoncampus.Therearealsoanecolivingcommunityandnumerousstudentgroupsrelatedtosustainabilityprojectsandthemes.http://dartmouth.edu/life-community/sustainabilityTheTownofHanoverhasaHanoverSustainabilityCommitteewhichcoordinatesawiderangeofeffortsfromcitizengreencleaningworkshops,toreview/commentingontheMasterPlan



update,tocoordinatingthepurchaseofgreenpowerforresidents,tofacilitatinginstallationofsolarpanelsonresidents’homes.SevenmembersareappointedbytheTownBoardofSelectmen(council)for3-yearterms.TheCitypartnerswiththeCollegeandlargeremployerstoprovideaprogramfor100%greenpowerpurchasinginwhichresidentsandsmallbusinessesmayalsoparticipate.AGreenPowerchallengeencouragedparticipation.Thecommitteeappearstobelargelyvolunteer-run,withasmallamountoffundingraisedannuallybyacommunityyardsale.Citystaffappeartoprovidecoordinationandsupportformajorinitiativessuchasthepowereffort.http://www.hanovernh.org/sustainable-hanover-committeeCommunityDevelopmentPrograms.TheCityprovidesGeneralWelfareassistancetoresidentsuponapplicationtohelpwithweatherization,utilities,rentandmortgagepayments,emergencyrepairs,andfoodassistance.Thecityhasaffordablehousingeffortsthatincludetwoorganizationsthatfocusonthiswork.TheyarecalledUpperValleyHabitatforHumanityandUpperValleyHousingCoalition.UpperValleyHabitatforHumanityhasbuilt33affordablehomesin30years.Fundingcomesfromgrantsandfoundations,andtheNewHampshireHousingFinanceAuthority($125Kthisyear).Muchofthelaborisvolunteer,orprovidedbyVISTA.Theorganizationalsosponsorsrehabilitationandrepairwork,workshopsandtechnicalassistanceforlow-incomefamilies.Theydocommunityorganizingandarehelpingtodevelopandstrengthenhomeownersassociationsinlower-incomeneighborhoods.UpperValleyHousingCoalitionisa501©(3)partnershipofbusiness,municipalandcivicleaderswhohavebeenworkingtogethersince2000toaddressathen-3,000-unithousingshortagewhichhasworsenedsincethen.Primarilyanadvocacyandeducationgroup,itleveragespartnershipsandprovidesdataandsupporttogetprojectsdone.Adesignreviewteamwillworkwithdeveloperspriortoapplicationandwritelettersofsupportforproposals.Theyprovidelunch-and-learnsforemployeesonlocationtoeducatethemabouthomeownership,energyconservationandimprovements,andoptionsavailable.http://www.uvhc.org/UV-HEATisacollaborationofmultiplenonprofits(includingUpperValleyHousingCoalition)whoworktogethertopromoteandsupportweatherization,whichtheyseeasanimportantcomponentofkeepingworkforcehousingaffordable.Theyprovidehomeownertraining,educationandtechnicalassistancefordo-it-yourselfandcontractorprojects.Freeenergyauditsandweatherizationareprovidedtolow-incomehouseholdsthroughstatefunds,incollaborationwithTri-CAP(seebelow).http://www.uvheat.org/Weatherizationassistance,foodassistance,seniorprograms,substanceabuseprograms,utilityassistance,andothercommunityservicesareprovidedona3-countybasisthroughTri-CAP.http://www.tccap.org/services/housing-and-energy/weatherization/#



TUSKEGEE,AL–TUSKEGEEUNIVERSITYStudentHousingIssues.TuskegeeUniversityrequiresfreshmen,sophomores,andtransferstudentswith60creditsorlesstoliveoncampus.HousingManagement.TheCityprovidesinspectionforconstructionandrenovationonly.Sustainability.NosustainabilityeffortswereidentifiedforTuskegeeCityorMaconCounty.TuskegeeUniversityhasaresearchcenternamedCarverIntegrativeSustainabilityCenterthatseekstoprovideresearchandsupportforfarmers,ranchers,forestry,andruralcommunities.Italsoseekstodevelopandshareholisticagriculturalandfoodinnovations,andincreasethecapacityofminorityruralresidentstoparticipateintheircommunitiesandciviclife.Programsinvolveresearch,education,serviceandadvocacyforintegratedpestmanagementandintegratedwatermanagement,renewableenergy,andlocalfoodsystems.Agriplastic(tunnelhousesforwinterlocalfoodsproduction)isanotherproject.http://www.tuskegee.edu/academics/colleges/caens/cisc.aspxCommunityDevelopment.Tuskegee-MaconCountyCDCprovideshomeownershipeducation,creditcounseling,andtechnicalassistancesuchasclosingassistance,toresidentsacrossthecounty.Fundingassistance(grantsandloans)forlow-incomehousingrehabilitationisprovidedthroughtheUSDA.Theyalsohaveabusinessdevelopmentprogram,asmallbusinessincubatorandtechcenter,andprovidebusinessstorefrontrevitalizationthroughavarietyofsmallfundingsourcesanddonations.http://www.tuskmaccdc.org/TheSouthCentralAlabamaDevelopmentCommissionleveragesfederalandstatefundsforcommunityandeconomicdevelopmentprojectsandprogramsinasix-countyarea,includingMaconCountyandtheCityofTuskegee.SCADCprovidesplanningandtechnicalassistancetolocalgovernmentsongrants,programsandfundingopportunities,andcommunityandeconomicdevelopmentplanning.ItservesastheAreaAgencyonAging,andactsastheMPOfortheareaforruraltransportationinitiatives.AGISdepartmentsupportsplanningandtechnicalefforts.Arevolvingloanfundprovidesgapfinancingforlocalbusinesses.http://scadc.net/TheTuskegeeHousingAuthorityadministerssevenpublichousingcommunities,aswellastheSection8voucherprogram.Theyalsohaveresidentservicesincludinganafter-schooltutoringprogramandafoodpantry.http://tuskegeepha.weebly.com/about.html



MIDDLEBURY,VT–MIDDLEBURYCOLLEGECollegeHousingIssues.ThetownofMiddlebury,VTadoptedthefollowingordinancesthatreducetheimpactofstudentsonneighborhoods:(I)anoiseordinancestomitigatedisruptivebehaviorofcollegestudentsandtheirguests,(ii)anuisanceordinancetopreventnuisances,disturbances,anddisorderlyassemblies,(iii)anoccupancyordinancethatgenerallylimitsthenumberofunrelatedresidentsofarentalunittonomorethan3people,(iv)studenthousingdensityMiddleburyCollegerequiresallfulltimestudentstoliveinoneofits60oncampushousingstructures.Allfreshmanandsophomoresarerequiredtolivein"commons"whichhasalearningenvironment,communitymeals,andothersupportivefeaturessuchasadean,counselor,andmore.Therearefivecommonsthatholdabout500studentseach.Juniorsandseniorsareentitledtoleavethecommonsandchoosefromthefollowinghouses:10languagehouses,6specialinteresthouses,severalsuperblockhouses,or4socialhouses.Also,alimitednumberofseniorsmayliveoffcampus,conditionaluponoutcomeofalotteryprocess.Generally,thecollegeeducatesstudentsabouttheaboveordinancesandhowtobeagoodneighbor.About125studentsliveoffcampus.HousingManagement.Healthandsafetystandardsforrentalhousingaredetailedinstatelaw,andlocalmunicipalitiesareobligatedtorespondtocomplaintsandenforcethelaw.Thelawprovidesauthorityforinspection,citation,andremedyingviolationswhentheyoccur.ThestateDepartmentofHealthisthehomeforthecode,alongwiththeDepartmentofLaborandIndustry,whichestablishesfiresafetycodes.Theyprovideeducationandinformationfortenantsandlandlordsabouttheirrightsandresponsibilities.Sustainability.SustainabilityeffortsinMiddlebury,VTfocusonthelocaleconomy.Acounty-levelorganizationnamedACORN(AddisonCountyRelocalizationNetwork)iscommittedtosustainabilityeffortsfocusingonlocalbusinessandfoodproduction.Theyhostseveralannualsustainabilityevents.Forexample,theyputtogetheranannualSustainableLivingExpothatpromotessustainabilityamongbusinesses,schools,andthecommunity.Theyalsohaveanannualpublicationfeaturingadirectoryoflocalfoodproducersandrestaurants;theyalsohostforumstoengagethecommunity,stakeholders,andproducersinconversationsaboutthefoodeconomy.Theorganizationalsohostsfundraiserssuchasanannualfarmtourofalllocalfarmsandrestaurants,annualsoireewherestudentscanpresentgardenandgreenhouseprogramming.Thesefundraisersgatherthecommunityaroundlocalfoodandactivities;fundsbenefitlocalfarmsandrestaurants.http://www.acornvt.org/stone-soup/http://www.acornvt.org/TheMiddleburyEnergyCommitteeistheTown’scitizen-ledorganizationthatprovideseducation,advocacy,planningandpolicyreviewtosupportenergyefficiencyanduseofrenewableenergyonthepartoftheVillage,residents,andbusinesses.http://www.middleburyenergy.org/



MiddleburyCollegeisalsocommittedtosustainabilitythroughacomprehensiveapproachinvolvingacademics,research,studentlife,campusoperations,collegeinvestmentandpolicy,localpurchasing,andpartnerships.http://www.middlebury.edu/sustainability/operations-and-action/global-food-programhttp://www.middlebury.edu/sustainability/our-commitment/sustainable-partnersTheyoffergreentransportationoptions,requiresustainabledesignsforallnewbuildings,andadministeraGlobalFood&Farmprogram--whichallowsstudentstoexplorefoodsystemissuesthroughacademiccoursesandhands-onlearningopportunities.Forexample,theyhavea9-weekleadershipprogramthatcombinesoffersexperientiallearningaboutfoodsystemsinVermont,Kentucky,andWashington,D.C.Thecollegealsocommitstospending25%ofitsannualfoodbudgetonfoodthatmeetsoneormoreoffourcriteria:local,ecological,fair,andhumane.Theyalsoofferanorganicfarmthatseeksparticipationfrombothfacultyandstudents.Campuscommitteesincludeanenvironmentalcouncil,andalandsadvisorycommittee.CommunityDevelopment.AccordingtotheCityPlanningDepartment,thecollegehandleshousingandprivatedevelopershandleelderlyhousing.DirectormentionsthattheseapplicantsdopartnerwiththeirofficetoobtainCDBGfunds.ShereferredmetotheStateAgency"HousingVermont"todiscussmoreoftheparticularsaboutfunding.Thecollegeprovidesshort-termrentalhousingforfaculty,allocatedbylotterywithoptiontorenew,forupto2to8years,dependingoneligibility.Afacultyhousingmortgageprogramprovidesubsidiestopurchasehomeswithin40milesofthecampus,byprovidingasecondmortgage(throughalocalbank,withtheCollegesubsidizingtheinterestrate)at2%belowtherateofthefirstmortgage.(thesubsidyistaxable).http://www.middlebury.edu/about/handbook/faculty/faculty_housingAffordablehousingisprovidedthroughtheVermontStateHousingAuthority.OneVSHAhousingdevelopmentprovides64unitsforseniors.Nonewhousinghasbeenbuiltforthispurposeinthestatesince1980.Rentalassistanceforlow-incomefamiliesisprovidedthroughtheSection8voucherprogram.Project-basedSection8subsidiesfornewandrehabilitatedhousingarealsoadministeredthroughVSHA.TheAddisonCountyCommunityTrustbuildsandmanagesaffordablehousingintheMiddleburyarea.Duetothehighcostofhousinginthecounty,almosthalfofallresidenthouseholdsarehousingcost-burdened(over30%ofhouseholdincomegoestohousing).ACCTownsormanages358apartmentsin13developments,andoperates340lotsformobilehomes.Theyprovidesaperpetuallyaffordablesingle-familyhousingprogramfor72homes,wherethelow-incomebuyerreceivessupportforthe20%downpayment,inexchangeforasmallmonthlyfee,andagreeingtoshare75%ofanyprofittofuturelow-incomebuyersatthetimeofsale.ACCTalsoprovidesseniorwellnessprogramsathometo250residentsatthreeof



theirhousingdevelopments.TheypartnerwithotherhousingagenciestodevelopaffordablehousingutilizingLIHTC,HOMEfunds,CommunityDevelopmentBlockGrantsthroughtheVermontCommunityDevelopmentProgram,andgrantsfromtheVermontHousingandConservationBoard.http://www.addisontrust.org/learn-more.html

LEXINGTON,VA–WASHINGTONANDLEEUNIVERSITYCollegeHousingIssues.ThecityofLexingtonandRockbridgeCountybothhaveanoiseordinancethatregulatesnoisepollution.Washington&LeeUniversityrequiresallfreshman,sophomoreandjuniorstudentstoliveoncampus.Risingseniorstypicallysecurelivingarrangementsoff-campus,howeveralimitednumberorroomsareusuallyavailableforseniors.Lawstudentsarenoteligibleforcampushousing.Theschooloffersacampuscommunitycoalition,whichpromotesandfacilitatescollaborationbetweenthestudentbody,thecommunity,landlords,lawenforcement,andtheUniversityadministrationtoaddressissuesinourcommunity.HousingManagement.TheCityrequiresregistrationandinspectionofallresidentialrentalunitsonabiannualbasiswithinsevendesignated“rentalregistrationdistricts”.Thereisnochargefortheinitialinspection;repeatinspectionstocheckforcomplianceorfurtherenforcementare$50perinspection.Provisionsforthedistricts,inspections,andproceduresareincludedinthestatewidebuildingcode.TheVirginiaUniformStatewideBuildingCodehasprovisionsforhousingconstruction,rehabilitation,maintenanceandenforcement.Inthemaintenancecode,onlyprovisionsfordealingwithcasesofpropertiesunfitforhumanhabitationaremandatory.TheCityhasadoptedthemaintenancecodeandhashousingcodeenforcementstaffinthePlanningDepartment.Theydonothaveperiodichousinginspection,exceptforrentals.Sustainability.NosustainabilityeffortswereidentifiedforLexingtonorRockbridgeCounty.Washington&LeeUniversityhasimplementedseveralsustainabilitycampusinitiatives.IthasaGreenOfficeInitiativethatencouragesenergyefficientpracticesinofficespacessuchaspoweringdowncomputers,usingnaturallighting,usingsleepmodeonnetworkprintersandmore.TheUniversityalsohasacompostfacility,acampusgarden,andacommitmenttouselocalandorganicfoods.Italsohassustainabletransportationprogramssuchasabikeprogramthatencouragesuseofbikingacrosscampusinsteadofuseofmotorvehicles.CommunityDevelopment.Thresholdisa501©(3)nonprofitorganizationthataddresseshousingissuesintheCityforlow-andmoderate-incomehouseholds.Threshold'sprimaryrolehasbeentoguidethedevelopmentandimplementationofhousingrehabilitationprogramsfor



eligiblelow-andmoderate-incomefamiliesindesignatedtargetareas.TheseprogramshavebeenfundedwithfederalCommunityDevelopmentBlockGrantfunds,cityfunds,andfinancingfromlocalbanks.TheThresholdBoardisa7-membercommissionthatisappointedto3-yeartermsbyCityCouncil.OneCityCouncilmembersactsasliaisontotheBoard.http://lexingtonva.gov/139/Threshold.htmlTheRegionalSocialServicesDepartment,comprisedofLexington,BuenaVista,andRockbridgeCounty,providessocialservicesforLexingtonresidents.TheSocialServicesBoardsetspolicyfortheSocialServicesDepartmentandhiresanexecutivedirectortooverseeday-to-dayoperations.TheCityhastworepresentativesontheBoardwhoareappointedfor4-yearterms.http://lexingtonva.gov/138/Social-Services-Board.htmlAregionalTotalActionAgainstPoverty(alsoTotalActionforProgress)providesawiderangeofcommunityservicesinelevenlocalitiesintheRoanokeValley.Astaffof300workstoaddresshousing,education,homelessness,domesticviolence,foodandrentassistance,careerservices,etc.Professionalservicesincludeenergyaudits,planningservicesfororganizationsandstartupnonprofits,propertymanagementandmaintenanceforresidentialunitsandheadstartcenters,emergencyresidentialrepairsforlow-incomehouseholds,andconstructionfacilitationandprojectmanagement.Eligiblehouseholdsareatthe80%ofAMIincomelevel.Fundingsourcesincludegrants,USDA,programincome,rentalincome,contributions,andin-kindservices.https://www.tapintohope.org/

GROVECITYBOROUGH,PA–GROVECITYCOLLEGECollegeHousingIssues.GroveCityCollegereportsthat93%ofstudentsliveinoneoftenoftheirdormhalls.Allstudents,exceptcommuterstudentswhoresidewiththeirparentsorlegalguardians,arerequiredtoroomandboardinCollegeresidencehalls. HousingManagement.Codeenforcementishandledonacomplaintbasisbyonecodeofficer.Thebuildingcodeisnotavailableonline,andthezoningcodeislimitedtodistrictdescriptions.TheBoroughhasminimalzoningprovisionsforfraternitiesandsororities,anddormitories.Sustainability.NosustainabilityeffortswereidentifiedforGroveCityBorough.NosustainabilityeffortswereidentifiedforGroveCityCollegeonitswebsite.NearbySlipperyRockUniversity(about5milesaway)inSlipperyRock,PAhasstudentsworkingonsustainabilityprojectswithinGroveCity.CommunityDevelopment.TheGroveCityPlanningDepartmentisconcernedprimarilywithzoningandbuildingapplications.Communitydevelopment,housingandcommunityservicesareaddressedatthecountyandregionallevelbyMercerCounty.



http://www.mcc.co.mercer.pa.us/.Statelawallowscountiestoraisefeesondeedandmortgagerecordingtoestablishaffordablehousingfunds.InMercercounty,theseaverage$150,000peryear.TheMercerCountyRegionalPlanningCommissionprovidesCDBGandfederalandstategrantprograminformation,technicalassistanceonapplications,andadministrationofprojects.TheMCRPCactsastheMPOfortheregion.Otherinformationonthewebsitepertainstostate-levelofficesandprograms.TheCommunityActionPartnershipofMercerCounty(CAPMC)isanonprofit501©(3)thatprovidescommunityservicesrelatedtoenergy,housing,employment,earlychildhood,andveterans’programs.Housingincludesseniorandfamilylow-incomehousing,housingcounseling,andspecialneedshousing.TheyprovideassistancethroughthePennsylvaniaHousingFinanceAgency.Theyownand/ormanage214seniorhousingunitsinninebuildings,noneofwhicharelocatedinGroveCity.Singlefamilyrentalhousingisprovidedtoninefamilies.CAPMCownsandmanages32unitsofspecialneedshousingat10locationsfortransitionalhousing,andpermanenthousingforresidentswithdisabilities.Energyprogramsincludeweatherization,utilityassistance,paymentassistance,repairofwater/heatsystems.Eligibilityforenergyprogramsis200%ofthefederalpovertylevel.http://www.capmercer.org/



APPENDIXE.PROGRAMSANDOPPORTUNITIESThefollowingisasummaryoftherangeofprogramsandopportunitiesavailabletosupporthousinginOberlin.

GRANTSANDLOANSFederalAgencyFunds(throughstateandcountyagencies).TheUSfederalgovernmentprovidesfundingandsubsidiesthroughgrantsandloans.Manyoftheseareadministeredbystateagencies.Thestatescandelegatetothecountiesortoindividualmunicipalities.SinceOberlinisnotentitledbyHUD(USDeptofHousingandUrbanDevelopment)fordirectreceiptoffunds,itmustcompeteatthecountyorstatelevelwithothercommunitiesforCDBGandotherHUD-initiatedfunds.Representingonly2to3%ofthecounty’shousingstock,OberlinhasdifficultycompetingwithLorainandElyriaforhousing-relatedfundsthataredistributedatthecountylevel.CDBG(CommunityDevelopmentBlockGrant)funds.TheCitiesofLorainandElyria,LorainCounty,andtheLorainMetropolitanHousingAuthorityareentitledasgranteesforCDBGfunds.OberlinappliesforthesefundsthroughLorainCounty.Thecountyreceivesonly$300,000peryearfordistributiontonon-entitledcommunities.Themaximumamountofanycommunity’sawardis$100,000.(historyinOberlin?)ODSACommunityDevelopmentfunds.SomeCDBGfundsareallocatedtotheOhioDevelopmentServicesAgency(ODSA)fortheirCommunityDevelopmentProgram.EntitledcommunitiesmayapplydirectlytotheODSA;non-entitledcommunitiesmustapplythroughtheircounty.Projectsmustdemonstratebenefittolow-incomefamilies,andalocalmatchaddstoproposalcompetitiveness.In2016,$11.6millionwasdistributedinOhiothroughthreeprograms:CriticalInfrastructure($5millionin21projects);DowntownRevitalization($2.1millionin7projects);andNeighborhoodRevitalization($4.5millionin9projects).LorainCountywasnotoneofthe2016recipients.Thesegrantsarehighlycompetitive.https://development.ohio.gov/cs/cs_cdp.htmCHIP(CommunityHousingImpactandPreservationProgram)funds.TheODSAalsoadministersthiscompetitiveprogramusingCDBGandHOMEfundsfromHUD,andOhioHousingTrustFunds.Thepurposeistosupportthedevelopmentandrevitalizationofaffordablehousingforlowandmoderateincomefamilies,includingnewconstruction,rehabilitation,andneededinfrastructureimprovements.In2015,$23millionwasawardedfor38projectsrangingfrom$175,000to$1,150,000.LorainCountywasnotoneofthecountiesawardedin2015;howeverLorainCountywasawardedfundsforOberlinin2016forowneroccupiedrehabilitationandhomerepairsforqualifiedhomeowners.Thesegrantsarehighlycompetitive.



https://development.ohio.gov/cs/cs_chip.htmOhioHousingTrustFund.TheHousingTrustFundisastate-originatedsourceoffundingthatwascreatedbystatewidereferendumin1990.Itdoesnothaveapermanentsourceoffundingsomustbeallocatedinthebiennialstatebudget,andtheamountsavailablevary.ItisalsoadministeredbytheODSA,andcommunitiesandcountiescanapplyforfundsonahighlycompetitivebasis.Loansareavailabletoprivatedevelopers,localgovernments,lenders,andnonprofits;onlylocalgovernmentsandnonprofitsareeligibleforgrants.Allprojectsmustbenefitpeopleunder80%ofAMI,withpreferencegiventothosewithevenlowerincomes.From2011-2013,$470,800ingrantswerereceivedbyLorainCountyapplicantsforsixprojects;$1,688,000inloanswasreceivedbydevelopersinLorainCounty.Projectsfallintoseveralprograms:TargetofOpportunity(flexible);HomelessAssistance;HousingAssistance(homerepairs);HousingDevelopmentAssistance(throughtheOhioHousingFinanceAgency);andaMicroenterpriseBusinessDevelopmentProgram.Oberlin…?https://development.ohio.gov/cs/cs_htf.htmNeighborhoodInitiativeProgram(NIP).Thisprogramfundscounty-levellandbanks,providingsupportfordemolitionandrenovationtoeliminateblightandstabilizepropertyvaluesindeterioratingneighborhoods.ItutilizesfundsfromtheUSTreasuryHardestHitFund,andisadministeredbytheOhioHousingFinanceAgency.TheLorainCountyLandBankreceived(informationpending)for2016.Oberlinrepresents3%oftheCounty’sforeclosuresand2%ofitshousingstock.OHFAlow-modhomebuyerloans.TheOhioHousingFinanceAgency(OHFA)provideslow-interestloansforlowtomoderateincomehomebuyers,inbothtaxcredittargetareasandnon-targetareas.FirstFederalofLakewood,UnionHomeMortgage(ElyriaandNorwalk),USBank(Westlake)areamongtheparticipatinglenders.http://www.myohiohome.org/lenders/MyOhioLL.aspx?County=LorainSavetheDreamFundsandHousingCounseling.TheSavetheDreamprogramoftheOhioHousingFinanceAgencyprovidesassistancetohomeownerstohelpavoidforeclosure.Refinancing,loans,educationandotherassistanceareprovidedthroughcertifiedhousingcounselingagencies.InLorainCounty,HUD-approvedhousingcounselingagenciesincludetheLorainCountyUrbanLeague.http://savethedream.ohio.gov/http://www.lcul.org/LorainCountyBrownfieldsCoalition.OberlinisamemberoftheLorainCountyBrownfieldsCoalitionwhichcanhelpwithfundingforPhaseIandPhaseIIassessments.Whilethisisprimarilyaimedatcommercialorformercommercialproperties,itmaybeaprioritytoutilizethisfundingforsitesthatarenearexistingorfuturehousingandmayhavepotentialimpactonthem.In2014thecoalitionreceived$600,000andaportionofitwasusedinOberlinfortheBait&CanteenandResearchandCommerceParksites.http://www.loraincounty.us/commissioners-departments/community-development



EMSFund.(researching)TheOhioDepartmentofHealthandSafetyadministerstheStateBoardofEmergencyMedical,Fire,andTransportationServicesGrantProgram,whichprovidescompetitivefundingonanannualbasistolocalgovernmentstosupportfire,policeandEMSservices.TheCityofSanduskyhassuccessfullyjustifiedusingexcessfundsfromtheirgrantstosupportdemolitionofpropertiesthatconstitutedafirehazard.http://www.ems.ohio.gov/grants.aspxDevelopmentfees.Newmarketratedevelopmentscancontributetoafundthatisusedtosupportaffordablehousingdevelopment.ThearrangementisbrokeredbytheCityoraCDCaspartofthedevelopmentapprovalprocess.ThiswasdoneintheDuckIslandDevelopmentprojectinCleveland.(researching)BergesHomePerformanceLLCisaprimarypartner.http://www.bergesllc.com/duckisland/CRALenderobligations.PerthefederalCommunityReinvestmentAct(CRA),banksmustmeetthresholdsforlocalinvestmentthatareinbalancewiththeamountofdepositscomingfromthelocalcommunity.TheCitycanworkwithbankstoencouragethosefundstobeusedforrehabilitation,affordablehousingconstruction,andhistoricpreservation.Theycanalsoencouragebankstoprovidetrue-to-marketappraisalsforhistorichousingstock,inordertoallowadequateborrowingtocoverthecostofrehabilitation.TheClevelandRestorationSocietyhasmoreinformationontheseissues.(researching)USDAhousingassistance.“USDAprovideshomeownershipopportunitiestolow-andmoderate-incomeruralAmericansthroughseveralloan,grant,andloanguaranteeprograms.Theprogramsalsomakefundingavailabletoindividualstofinancevitalimprovementsnecessarytomaketheirhomesdecent,safe,andsanitary.USDAMulti-FamilyHousingProgramsofferRuralRentalHousingLoanstoprovideaffordablemulti-familyrentalhousingforverylow-,low-,andmoderate-incomefamilies;theelderly;andpersonswithdisabilities.Inaddition,rentalassistanceisavailabletoeligiblefamilies.”Oberlinisaneligibleruralarea.Developmentassistanceisalsoavailabletodevelopersfornewconstructionandrehabilitationofruralrentalhousing.Familyincomefordirectassistanceloansmustfallbelow50%ofareamedianincome;loansareupto$20,000.Grantsareprovidedtolow-incomehouseholdswithaheadofhouseholdovertheageof62;grantsareupto$7,500.http://www.usda.gov/wps/portal/usda/usdahome?navid=HOUSING_ASSISTAHousingDevelopmentFinancing.TheOhioHousingFinanceAgencyalsohasvariousprogramsforloans,bondfinancing,andothersupportfordevelopmenteligibleforlowincomehousingtaxcredits.http://ohiohome.org/ppd/default.aspxThirdFederalmortgages.ThirdFederaloffersaHomeReadyPurchaseMortgageandaPurchase/RefinanceRehabMortageLoanPrograminLorainCounty.TheHomeReadyprogramprovidesupto$3000downpaymentassistancewith3%downandlowinterestrates.TheRehabprogramprovidesforpurchase,refinanceand/orrehabilitationinoneloan.Loanamountsareupto$150,000total,with$100,000maximumforrehabilitationcots.Interest



ratesarelow.Theloanisbasedonapost-rehabilitationappraisal.https://www.thirdfederal.com/our-advantage/community-support/community-development-lendingCityHousingLoanPrograms.Somecitiesestablishrelationshipswithlocalbankstocreateloanprogramsencouragingpeopletopurchasehomesthere.Forexample,theCityofLakewoodHOMEProgramforfirst-timehomebuyersprovidesasecondmortgageat0%interesttocoverdownpaymentandclosingcosts.Inexchange,thebuyermustbequalifiedandattendeducationsessions.Theprogramappliesforcondos,single-familyandtwo-familyproperties.http://www.onelakewood.com/community-vision/housing/fthb/

TAXCREDITSANDINCENTIVESTaxadvantagesmaybeleveragedtohelpwithfinancingofaffordablehousingandcommunityrevitalizationprojects,andhistoricpropertyrenovations(forcommercialuseonly).Taxcreditprogramsallowinvestorstocontributetoprojectsthroughanintermediaryinexchangeforcreditsontheirincometaxes.Inaddition,somecitiesprovidetaxcreditsorabatementstohomebuyersasincentivestopurchaseintheircity,ortoalleviatethecostoflivingthere.LowIncomeHousingTaxCredit.(LIHTCorHTCinOhio).TheLowIncomeHousingTaxCredithasbecomethemostimportantmechanismforfinancingmulti-familyaffordablehousingintheUS,producing100,000housingunitsacrossthecountryeachyear.Over100,000unitshavebeenprovidedundertheprograminOhiosince1987.Inexchangeforreceivingfundingthroughthetaxcreditprogram,developersagreetoprovideaspecifiedamountofaffordableunits.TheOhioHousingFinanceAgencyistheallocatorofLIHTCinOhio.LIHTCcanbeprovidedat9%andat4%credits.Therulesarethatatleast20%ofunitsmustberentrestrictedtorenterswhoseincomeisbelow60%AMI,or40%restrictedtorentersincomebelow50%AMI.Rentrestrictedpropertiesmustsetrentsat30%oftherenter’sincome.Therentrestrictionsareinplacefor30years,evenifthedevelopmentissold.InOhio,the9%taxcreditprogramiscompetitive;a4%taxcreditprogramisnotcompetitive.https://nhlp.org/lihtcoverviewhttp://ohiohome.org/ppd/htc.aspxCHDO(CertifiedHousingDevelopmentOrganizations)HTCprogram.NonprofitcommunitydevelopmentorganizationscanapplytotheOhioHousingFinanceAgencytobecertifiedasaCHDO,andbeeligibleforHOMEsetasidefundingtohelpfinancedevelopmentprojectsthroughtheLIHTCprogram.Standardsforcertificationarerigorous;applicantsmustmeetstrictcriteria,includingsubstantialpriordevelopmentexperience.Thefundingmustbeuseddirectlyindevelopmentofmulti-familyaffordablerentalunits.http://ohiohome.org/ppd/chdo.aspxHistoricPreservationTaxCredits.Taxcreditsareavailabletohelpfinancecommercialproperties,includingmulti-familyrentalproperties,thatareontheNationalRegisterofHistoricPlaces,orcontributetoaNationalorCertifiedLocalGovernment(CLG)Localhistoricdistrict.



Thestatepreservationtaxcreditprogramishighlycompetitive,awardedonanannualbasisandallocatedgeographicallyandperprojectsizearoundthestate.Itprovidesupto25%ofthecostofrehabilitation,andisadministeredbytheODSA.ThenationalhistorictaxcreditprogramisadministeredinOhiobytheOhioStateHistoricPreservationOffice,andprovidesa20%taxcredittoeligibledevelopments.InOberlin,thereisaNationalHistoricDistrictinthedowntown,andthecityisaCertifiedLocalGovernment.https://development.ohio.gov/cs/cs_ohptc.htmhttps://www.ohiohistory.org/preserve/state-historic-preservation-office/tax-incentives/federal-tax-credit-landing-page-(1)NewMarketsTaxCredits.AdministeredbytheODSA,thistaxcreditprogramprovidescreditstocertifiedCommunityDevelopmentEntities(CDEs),whichthenallocatecreditstoeligibleprojects.InOberlin,anareaeastofMainStreetiseligibleforNMTCs,andthecreditshavebeenusedfortheGatewayHotelandApolloTheaterprojects.TheDevelopmentFundoftheWesternReserveisNortheastOhio’sCDE.https://development.ohio.gov/cs/cs_onmtcredit.htmhttp://www.developmentfinanceauthority.org/services/dev-fund-western-reserve/TaxrebatesandabatementsofferedbytheCity.Somecitiesofferataxabatementortaxrebatetoencouragenewhousingintheircommunities.Theycanbeusedasincentivestoencouragerentrestrictionsorprovisionofaffordableunits.Taxabatementsofferedtorentalhousingownerscanhelptomakeaprojectmoreprofitableovertime.Taxabatementsofferedtohomeownerscanhelptoattractbuyersandimproveabsorptionforthedeveloper.Taxabatementsoffereddirectlytoexistinghomeownerscanhelptoreducethecostofstayinginplaceandrehabilitatinghousing.Taxabatementsareusuallyprovidedforaspecifiedperiodoftime.InOberlin,ataxabatementwasprovidedforKendalatOberlin,whichhassinceexpired.TheCityofPhiladelphiaoffersaLongtimeOwnerOccupantProgramtaxabatementwhichreducespropertytaxesforownerswhohavelivedintheirhomesformorethantenyearsandmeetothereligibilityrequirements.http://www.phila.gov/loop/Pages/default.aspxTheCityofLakewoodoffersaHomeowners’TaxAbatementProgramwhichcapspropertytaxincreasesforfiveyearsaftereligiblerehabilitationimprovementshavebeenmadethatincreasethevalueofthehome.http://www.onelakewood.com/community-vision/housing/TheCityofClevelandprovidestaxabatementstopropertiesmeetingGreenBuildingStandards.http://www.city.cleveland.oh.us/CityofCleveland/Home/Government/CityAgencies/CommunityDevelopment/TaxAbatementTaxincrementfinancing.Taxincrementfinancingcanbeimplementedbyalocalgovernmentwithinadesignateddistricttoassistwithprovidinginfrastructureimprovementsorcertainhousingrehabilitationtosupporteconomicdevelopment.Itworksbychannelinganyincreasesintaxeswithinthedistrict,thatwillpresumablybearesultoftheimprovements,torepayloansthatfinancedtheimprovements.TIFiscomplexunderOhiolawandrequirescarefulattentiontosettingupthetaxingdistrictarrangements.Housingprojectssupportedmustalsohaveaninfrastructurecomponent,andmustdemonstratethatacommercialorindustrialprojectwillalsobenefitfromtheinfrastructureimprovement.



https://development.ohio.gov/bs/bs_tif.htmhttps://development.ohio.gov/files/bs/TIF_IncentiveDistrictsSummary.pdf

ORGANIZATIONALSTRATEGIESMostsuccessfulhousingdevelopmentandrehabilitationprogramsaretheresultoforganizationalsolutionsinvolvingmultiplepartners.Arangeofpossibilitiesexistfromcreationor“growing”neworganizations,topartneringwithgovernment,business,faith-based,andnonprofitpartners.CommunityDevelopmentCorporations(CDCs).TheNortheastOhioareaisknownnationallyforitsrobustsystemofCDCs,nonprofitorganizationswhichfacilitatecommunitydevelopment,housingandeconomicdevelopmentsolutionsfortheircommunities.CDCsintheCityofClevelandarefundedbysubstantialHUD-entitlementCDBGfundswhichareallocatedbyanumbrellanonprofit,ClevelandNeighborhoodProgress(CNP).CNPalsoprovidesrealestatedevelopmentandfinanceservices.Inrecentyears,non-entitledcitieshavealsodevelopedCDCsthat,asnonprofits,canleveragefunds,andimplementstrategies,thataremoredifficultforgovernmentagenciestodo.Theirlessrestrictiverulesforallocationofcontracts,reducedpaperworkrequirements,andlessrestrictiveabilitytoownanddisposeofpropertyputtheminabetterpositiontomoveforwardinanimblemanneronhousinganddevelopmentopportunities.Theirnon-entitledstatusrequiressubstantialeffortinprovidingfunding,butcreativesolutionsexist.Forexample,theSouthEuclidCDC,OneSouthEuclid,hasanannualbudgetofabout$125,000,whichisfundedbytheCitygeneralfund,grants,propertysales,donations,fees,andfundraisingactivities.Theirhousingrehabilitationprogrampurchaseshomes,contractsforrehabilitation,andthensellsthem,providesresaleprofitswhichhelptofundtheorganizationandfuturerehabs.Theprogramalsohelpstobolstertherealestatemarketinthecommunitybycreatingcomparablesathighersellingprices.Beyondthehousingrehabilitationprogram,theCDCprovidessmallgrantstohomeowners,organizescommunityevents,andfacilitatesstorefrontart,communitygardens,andpocketparks.http://www.onesoutheuclid.org/story/InOberlin,theCDCroleisplayedbytheZionCDC.Thisorganizationisessentiallyinitsinfancy,withlimitedparttimestaffandfunding.Andyet,thepotentialpowerofaCDCcouldmakeadifferenceinOberlinbyleveragingprojectsandcoordinatingrehabilitationefforts.AkeyrolefortheCDCcouldbebecominganOHFA-certifiedCHDO(seeabove),allowingfinancingthroughtheOHFAtaxcreditprogram,butthiswouldrequirestaffandboardmemberswithasubstantialtrackrecordinhousingdevelopmentexperience.Housingprogramscouldbetakenuptoscalewithafocusonprovidingaquantityofdecent,affordablehousingrehabilitationprojectsthatcanhelptodriveimprovementsinthehousingmarket,particularlyforaffordablehousing,andforfirst-timehomebuyersinthe$80,000-$120,000range.TheCDCalsohasthe



potentialtoleveragerehabilitationthroughtrainingandleveragingofothergrantandloanprogramsdescribedabove.Otherpossibilitiesaredescribedinthissection.CommunityLandTrust.Acommunitylandtrustisanonprofitcommunityorganizationwhichprovidesthirdpartyinvolvementinhomepurchasetransactionsintheinterestofmaintainingtheaffordabilityofhousing.Acommonarrangementisforthecommunitylandtrusttoowntheland,andthenleasethehometoabuyerforareducedprice.Thebuyeragreestopayasmallfeetothelandtrust,andtoreturnaproportionofanyprofitsonfuturesales,ortolimitthesalepriceofthehome,inordertoensureitsfutureaffordability.http://community-wealth.org/strategies/panel/clts/index.html.Communitylandtrustscanbedoneatthecountylevel;howeverthescaleofacommunitylandtrustcanvarywidely,andcouldbeappliedtoasmallercommunity.TheClevelandCommunityLandTrust,undertheauspicesofCleveland’sNeighborhoodHousingServices,currentlyhaslessthan20homesincludingbothfor-salesinglefamilyandrentalunits.https://www.nhscleveland.org/buy-a-home/land-trust-program/Limitedequitycooperatives.Inlimitedequitycooperatives,tenantsownsharesintheirbuildingandhelptoparticipateinitsgovernanceandmanagement.Inexchangeforamonthlyfeethathelpstocoverthecostofmanagingtheproperty,cooperativemembersgettaxbenefits,democraticcontrol,andthebenefitsoflong-termtenureandpropertyvalueincreases.Thecooperativeconceptcanapplytoawiderangeofpropertytypesandscales,fromtownhousestomobilehomeparkstomulti-storybuildings.Over1millioncooperativeunitsexistnationwide.Avariationonthethemeprovidessharedcooperativeinvestmentincommercialpropertiesaswell.http://coophousing.org/resources/general-cooperative-information/about-cooperatives/http://uhab.org/sites/default/files/doc_library/Limited_Equity_Cooperatives_A_Legal_Handbook_0.pdfhttp://www.neic.coop/Socialenterpriseprograms.Socialenterprisesarefor-profitornonprofitenterprisesthatproduceproductsandservicesinawaythatbenefitsthecommunity.Examplesincludetrainingandemploymentofunderservedorless-employableresidents;productionthatutilizesrecycledmaterials;orcreationofproductsthatbenefitthelocalfoodeconomy.InOhio,organizationsworkingonhousing-relatedissuesincludePeopleWorkingCooperativelyinCincinnati,CatholicCharities,andHabitatforHumanity.OtherenterpriseexamplesincludeEdwin’sLeadershipandRestaurantInstituteandEvergreenCooperative.http://www.pwchomerepairs.org/ohio.aspxRehabilitation-focusedorganizationsandprojects.Nonprofitorganizationsandprojectscanbecreatedtofocusexclusivelyonhomerepairneeds.Forexample,PeopleWorkingCooperativelyisaCincinnati-basednonprofitwithamissionfocusedonhomeandhousingrepairforseniors,veterans,thosewithdisabilities,andlow-incomehouseholdsintheGreaterCincinnatiregion.Servicesprovidedincludefallcleanupsandwinterization,energyefficiency,homerepairs,



accessibilitymodifications,andheatingandplumbingrepairs.Theorganization’s$13millionbudgetcomesfromgovernmentandcorporatesponsorships,UnitedWay,donations,andin-kindsupport.Workisdonebyastaffof120trainedtradespeople,andavolunteerforceof7,000.Approximately10,000assistanceprojectsarecompletedeachyear.InOregon,theGrandma’sPorchfund,aprojectofAgeFriendlyInnovators,providesinstallationofverysmall(mostunder$400)improvementstoreducefallandsafetyrisksinseniors’homes.http://www.pwchomerepairs.org/about-pwc/pwc-story.aspxhttp://agefriendlyinnovators.org/grandmas-porch/HabitatforHumanityLorainCounty.HabitatforHumanityofLorainCountyisanonprofitprovidingcomprehensivehousingservicesforlowincomehouseholds.Theorganizationprovidesnewhomeconstruction,homerehabilitation,andhomerepair,andoperatesaReStorediscountretailstorewhichsellslow-cost,donatedandrecycledbuildingmaterials.Habitatissupportedbygrants,donations,storesaleproceeds,andhomesaleproceeds.Ithasbeenandwilllikelycontinuetobeapartnerforhousing-relatedprojectsinOberlin.http://www.loraincountyhabitat.org/Public-PrivatePartnerships.ManyCDCsandcommunityorganizationsaresupportedby,andfacilitate,partnershipswithareamajoremployers,banks,realestateorganizations,andbusinesses.Examplesincludelow-costloanprograms,donations,sponsorships,collaborationoneventsandcampaigns,providingboardmembers,andprovidingvolunteerandin-kindsupport.ExamplesaboundinNortheastOhio.Rehabilitationtrainingprograms.BothLorainCountyJointVocationalSchoolandLorainCountyCommunityCollegehaveprogramsthatcouldbeleveragedtoenabletraininginhousingrehabilitation,andcollaborativeworktoprovidetrainingonsiteforlow-incomefamilies.Asanexample,theTrumbullCountyNeighborhoodPartnershiphaspartneredwithTrumbullCareerandTechnicalCenter’sAdultConstructionProgram,providingtheschoolwithdiscountedpropertiessostudentscouldreceivehands-ontrainingwithconstructionandrehabilitation.http://tnpwarren.org/Tenants’organizations.Tenants’organizationscanbeveryhelpfulinhelpingtoeducatetenantsandlandlordsabouttheirrightsandresponsibilities,andassistwithdisputeresolutionwhenneeded.WhileOberlinissmall,theroleofatenant’sorganizationcouldbeapartofanotherorganization’smission.Oneroleoftenants’organizationsistohelpincreaseacceptanceofSection8housingvouchersamonglandlords.http://www.clevelandtenants.org/AARPprograms.TheAmericanAssociationofRetiredPersons(AARP)hasprogramsthatcanhelpOberlinpromoteitselftotheempty-nesterandretireemarket.Theseincludethe“NetworkofAge-FriendlyCommunities”,afreemembershipopportunitythatprovidespartnerships,information,resources,toolkits,andnetworking;andtheLivableCommunitiesinitiativethatindexesthesenior-livabilityofcommunitiesusingestablishedcriteria.TheAARP



alsohasaLifelongHomecertificationprogramforindividualhomes.http://www.aarp.org/livable-communities/SpecificDevelopers.ThereareafewdeveloperswhoprovideaffordableandseniorhousingintheNortheastOhioarea.TheCity,oraCDC,maybeinterestedinbeingproactive,andcontactingtheseentitiestodeterminewhetheranOberlinlocationwouldbenefitbothpartners.Herearetwoexamples.UnitedChurchHomesisafaith-basednonprofitpropertyownerandmanagerprovidingaffordablesupportivehousingforseniors.Alower-costparalleltotheKendalmodel,itmaybeworthexploringregardinglocatingaprojectinOberlinforthelongterm.ThenearestdevelopmenttoOberlinisinSandusky.http://www.unitedchurchhomes.org/NewSunrisePropertiesprovidesaffordablehousingatthreepropertiesinLorainCounty.http://newsunriseproperties.org/main/?page_id=2

DIRECTSERVICESANDBENEFITSFORPROPERTYOWNERSClevelandRestorationSocietyHeritageHomeProgram.TheClevelandRestorationSocietyprovidesrehabilitationtechnicalassistanceandadvicetoownersofhomesover50yearsoldinparticipatingcommunities.Theprogramcanbeappliedtoconvertmulti-unitrentalhomesbacktosingle-familyuse.Servicesareprovidedinexchangeforanannualmembershipfeepaidbythecommunitygovernmentthatisbasedonthenumberofhomesofeligibleageinthecommunity,and/orhourlyestimatesofservicestobeprovided.Theprogramalsoprovideslow-interestloansforrehabilitationthroughpartnershipwithlocalbanks,andassistshomeownerswithcontractdecisionsandimplementation.Oberlinhasbeenapartnerintheprograminthepast;andiscurrentlyinconversationwithapotentialbankpartnertoprovidetheloans.http://www.clevelandrestoration.org/homeowner/Housingcounseling.Housingcounseling,mortgageforeclosurepreventionandloanrestructuringandassistanceareprovidedthroughHUD-certifiedcounselingagencies.TheUrbanLeagueinElyriaistheHUD-certifiedcounselingagencyinLorainCounty;homeownersmayalsoaccesshousingcounselingservicesthroughESOPandNHS(NeighborhoodHousingServices)inCleveland.http://www.lcul.org/http://www.esop-cleveland.org/https://www.nhscleveland.org/Accidentallandlords.Somehousingorganizationsandcommunitiesencouragepeoplelivingnextdoortorentalpropertiestoacquirethemandbecomethelandlord.Apropertyownercanalsobecomeanaccidentallandlordiftheyareunabletosellaformerhomeanddecidetorentit.Intheformercase,thiscanbea“win-win”,providingthelandlordwithrentalincomeanddesirableneighborswhomtheychoose.Inbothcases,itcanhelptoensureabetterresponsetomaintenanceissues,sinceinterestinmaintaininghomevalueandneighborhoodqualityishigherthanforothernonresidentlandlords.



Rehabilitationcampaignsandsocialprograms.Creatingenergyandinterestinrehabilitationcanbedonethroughprovidingtechnicalassistanceandresources,socialmediacampaigns,andsocialevents.Forexample,BrickandBeaminDetroitholdshomerepairworkshops,hasatoollendinglibrary,hasasocialmediamapprogramto“BragYourRehab”,andhassocialeventsandawebresourcepage.https://www.brickandbeamdetroit.com/



APPENDIXF.CODEREVIEW

SUMMARYAspartofaComprehensiveHousingStudyfortheCityofOberlin,theCSU-LevinCenterforCommunityPlanningandDevelopmenthasreviewedtheCity’scodeswithregardtohousingandsustainability.Anoverallstatusstatementandrecommendationsforeachsubjectreviewedisprovidedinthisinitialsummary.Theremainderofthedocumentprovidesdetailedrecommendations,backgroundinformationoneachsubjectarea,andexamples.Adetailedlistoflinksandreferencesisincludedattheend.ResidentialZoning.ItisrecommendedthattheCityconsideradoptingmorespecificstandardsinthePDDcode,whichwouldassistwitheasierandmoreconsistentprojectreviewandcompliance.Thiscouldalsopresenttheopportunitytoprovidespecificstandardsfordesirabledevelopmenttypes,suchasmulti-familyhousing,cottagehousing,co-housingandcompactdevelopment,describedbelow.ItisrecommendedthattheCityconsiderdefiningboundariesforthelocalhistoricdistrict,andadoptingdesignguidelinesfornewbuildingswithinthatdistrict,aswellasmoregeneraldesignguidelinesforcompactdevelopmentareasintheneighborhoods.Finally,theCity’sfirst-floorsquarefootagerequirementsof720squarefeet(R-2andR-1),1,000squarefeet(R-1B),and1,200squarefeet(R-1A)areseenasanappropriaterangeofsizesfortheirlotsizes.However,itisrecommendedthattheCityconsiderintheircomprehensiveplanningprocesstheappropriatelocationanddistrictboundariesforthesedistricts.Aswell,theCityshouldconsiderwhethertherearesomeareasofthesedistrictsthatmightbenefitfromevensmallerlotsizesandhousesquarefootagerequirements,inkeepingwithoriginalneighborhoodsofOberlinandintherangeof6to8unitsperacre.Withthegoalofwalkability,itmaybedesirabletoexpandtheR-2andR-1districtsandpossiblyamorecompactdistrict,withassociatedlotsizeandhousesizereductions,toprovideformorewalkableneighborhoodsinbikingandwalkingdistancetothedowntown.Smallerhomes,cottagehomes,andtinyhomesalsoprovideanopportunityinaPDD-typeplanforsitelayoutofgroupsofhomestoencouragecommunity.GreenBuilding.TheCityisexploringoptionsforimplementinggreenbuildingrequirementsintotheirbuildinganddevelopmentcodes.Mandatoryrequirementsforadoptionofgreenbuildingstandardsbymunicipalitiesareextremelyrare,asitcanbedifficulttomandatemoreexpensiveoptionsonthepartofresidents,businessesandpropertyowners.ItisrecommendedthattheCitytakeamoretypicalapproach,whichistoadoptmandatorystandardsfortheCity’sownsitesandbuildingsasappropriatetotheuse,andcreateincentiveprogramstoencourageprivatepropertyownersanddeveloperstoutilizegreenbuilding



standards.Partnershipwiththelocalbuildingcommunityisamust.Itisrecommended,foreaseofreviewandtrainingofreviewingstaff,andforeaseofcommunicationandcomplianceonthepartofapplicants,thatgreenbuildingstandardsberesearchedandoneexistingstandardadopted,andkeptupdatedasthatstandardchanges.TheCityshouldnotattempttoinventitsownsetofstandards.Finally,itisrecommendedthattheCityconsiderappropriateadoptionofstandardsprotectinghealth,safetyandpropertyforsmall-scalewind,solar,andgeothermalpowersystems.GreenSiteDevelopment.GreenSiteDevelopmentisanimportantcomponentofgreenbuildingwhichhasthepotentialtomitigateimpactsonwatershedsandwaterquality,naturalresourceandhabitatprotection,ambienttemperature,microclimate,andthelivingenvironmentinneighborhoods.Severalkeysubjectareasareaddressed,withthefollowingrecommendations:• RegulatedStormwaterManagementRequirements.Continueworkondevelopmentof

comprehensivestormwatermanagement,constructionsitestormwatermanagement,andillicitdischargepreventionregulations.ItisrecommendedthattheCityutilizeexistingmodelsthatarewidelyadoptedandmeetOhioEPArequirements.

• Sitedevelopmentandgreeninfrastructure.Incorporategreeninfrastructureprovisionsintositedevelopmentreviewsandrequirements,includingperviouspavements,bioswales,extendeddetention,grassyswales,andsimilarbestmanagementpractices.

• Streamandwetlandprotection.MapstreamsandwetlandsintheCity,andconsideradoptingappropriatesetbacksforeach,aligningwithrecommendedmodelsandmethodsforsetbackwidths.

• Floodplainprotection.Considerincreasingflooddamageprotectionstandards,inrecognitionofthehighlikelihoodofincreasingstormevents,andtohelpaffectedresidentstocontrolpremiumcosts.

• CompactDevelopment.ThroughtheCity’supcomingcomprehensiveplanningprocess,considerareaswherecompactdevelopmentcouldbeextended,helpingtoincreasethewalkabilityoftheCity.Considerdevelopmentofdesignguidelinestoguidebothcompactdevelopmentanddevelopmentinhistoricdistricts.

• ConservationDevelopment.ClarifythedensitycalculationmethodintheCity’sexistingconservationdevelopmentordinance,andcoordinaterequirementsforprotectionoffloodplains,streamcorridors,treesandwetlands.

• OffstreetParking.Reviewparkingratiosinlightofcurrentmodels,andadjustasappropriate.Provideforsharedparkingonawiderrangeofuses;requiresharedparkingagreements.Allowforlandbankingoffutureparkingexpansionareasinpotentialcommercialdevelopmentareas.

• TreeCanopyProtectionandEnhancement.ConsiderdevelopmentofcitywideUrbanTreeCanopygoal(s),andimplementthroughadaptationstotheCity’streecodesfortreeprotectiononbothpublicandprivateproperty.ConsideridentifyingSignificantTreesinthecitythatcouldbenefitfromprotection.



• NaturalAreasManagement.TheCityhasanexistingcodewhichmeetsmanyofthebasiccriteriaforallowingnaturallandscaping,whichistobecommended.Itcouldbestrengthenedbyprovidingforanexperttomakedeterminationsaboutwhatisbonafidenaturallandscaping,andmakerecommendationsforremedieswhenitisnot,andfacilitatingenforcementofthoserecommendations.

• UrbanAgriculture.Adoptcodeprovisionsthatdistinguishbetweensmall,mediumandlargeoperations,andprovideflexibilityforfoodproductionwithintheCity,whileensuringcompatibilitywithneighborhoods,andcompliancewithstateandcountyregulationsforcompost,wastemanagement,foodproduction,andanimalcare.

• CompleteandGreenStreets.TheCityshouldcontinueitsworkonimplementationofcompletestreetswithprovisionsforpedestrians,bicyclists,andwayfindinginitscodesandconstructionstandards.TheCityshouldalsoconsiderincorporatingstreetright-of-waygreeninfrastructureprovisionsincodesandstandards.

Housingmanagement,maintenanceandvacancy.TheCity’sneedtomaintainthequalityofaginghousingstockandthelivingenvironmentforownersandrentersalikeisemphasizedinthisstudy.Thekeytoaneffectivehousingmanagementprogramisthatitbecomprehensive,whichofcourserequiresadequatefundingforstafftosupportinspectionandpropertyownerassistance.Inmanycommunitiesanonprofitorganizationplaysaroleinleveragingfundingformaintenanceandmanagementofresidentialstock,especiallyforprovidingassistancetolower-incomepropertyownersandseniors.ItisrecommendedthattheCityexplorefundingmechanismstosupportdevelopmentofamorecomprehensivehousingmaintenanceprogram.Withfundingestablished,theCitycanconsider,withinfundinglimits,aregularsystemofhouseinspections,registrationandinspectionofrentalunits,andregistrationofvacanciesandpendingforeclosures.AlternativeandIntergenerationalHousing.WhileOberlin’shousingstockissmallandalternativemodelsarenotlikelytooccurinlargequantities,theOberlinlifestylecouldbesupportedbycommunity-buildingmodelsthatenhancetheconnectionbetweenresidents,allowforfamiliestosupporteldersandmemberswithdisabilities,andprovidesmallerunits/homesandalternativeownershipmodelstoassistwithaffordability.ItisrecommendedthattheCityexploreprovidingoptions,eitherwithinthePDDcodeorastandalonecode,provisionsforcottagedevelopment(pocketneighborhoods),temporaryaccessorydwellingunits(“grannypods”or“med-cottages”);andco-housing.CollegetownHousingIssues.Manycollegetownsstrugglewithissuesrelatedtolargenumbersofcollegestudentsrentingsinglefamilyhomesinresidentialneighborhoods,andtherebyaffectingneighborhoodambianceandpropertyvalueswithnuisance,parking,andmaintenanceconcerns.ToourknowledgethisisnotabigissueinOberlinduetotheCollege’slimitednumberofstudentswhoareallowedtoliveoffcampus,andtheconcentrationofcollege-ownedhomesindirectproximitytocampuswherestudentslivenearotherstudents.Recommendationsaboveforrentalregistrationandexteriorinspectionscouldassistwithensuringappropriatemaintenanceofstudent-occupiedhousing,andallowtheCitytobeaware



ofanyissuesorviolationstotheirexistingcodeswhichmaybeoccurring.TheCitymaywanttoconsiderrequiringlandlordstomaintainalistoftenants,theiraddressesandemergencycontactinformationinordertoeasilymanagecommunicationinanemergency.

INTRODUCTIONChangesinthehousing,development,energyandenvironmentalregulationlandscapeoverthelastdecadehavecreatednewchallengesforcommunitiesseekingtoprovideroomfordevelopmentinnovation,whileprotectingthepublicinterest.Inaddition,communitieswithoff-campusresidentstudentpopulationshavetheirownuniqueconcerns.Manyofthesenewconditionsareaddressedincommunityzoninganddevelopmentregulations.ItisimportantthattheCity’sregulationsalignwiththeirpolicyintent.Inlightoftheseissues,whichpresentbothopportunitiesandchallenges,theCityofOberlinrequestedareviewoftheirzoninganddevelopmentregulationswithregardtothefollowingtopics:1) Greenbuilding:waterandenergyconservation,healthyliving,low-impactmaterialsandprocesses;alternativeenergy;andresidentialagriculture2) Greensitedevelopment:landuseefficiencyandresourceprotection3) Housingmanagement:maintenance,vacancyandaffordability4) Intergenerationalandalternativehousingarrangements:optionsforflexibility5) Collegetownhousing:protectingresidentialneighborhoodsThisreviewprovidesaplanning-levelreviewonthesefivespecifictopics,anddoesnotconstituteacompletecodereviewforlegal,regulatory,andimplementationconcerns.Itisnotanarchitecturalorconstructionoralternativeenergytechnicalreview.TheCitycanchoosetoworkontheserecommendationsinpartorinwhole,butinanycaseshouldconsidertheimpactofanychangesonotherpartsofthecode,andaligndefinitionsandprovisionsacrosstheentirecode.Ifsubstantialchangesarecontemplated,itisrecommendedthatacomprehensivereviewandupdateofthecodebeundertaken,withappropriatelegalandtechnicaladvice.Thisreviewisorganizedintothefivesectionsoutlinedabove.Eachsectionisdiscussed,andexamplecodesandsolutionsfromotherrelevantcommunitiesareincluded.AsummaryofexistingCityofOberlincodeswithregardtothatsubjectisincluded,andrecommendationsforconsiderationarethenprovided.

RESIDENTIALZONINGANDGENERALREGULATIONSTheCityofOberlin’scodifiedordinancesarelocatedonlineviaConwayGreene.Inparticular,Part11,BuildingCode,andPart13,PlanningandZoningCodeareofinterest.Part7,Business



Regulations,andPart9,Streets,UtilitiesandPublicServices,alsoincluderelevanthousing-relatedinformation.Zoningreview.TheCity’sregulationsfordevelopmentofhousingfallwithinthePlanningandZoningCodeandtheBuildingCode.Generalzoningdistrictsforresidentialdevelopmentareincludedinchapters1331through1338,andincludesinglefamilydistricts(R-1,R-1AandR-1B);andboth1-and2-familydwellingsarepermittedintheR-2district.LotsizesrangefromR-1A(15,000SF),R-1B(11,250SF),R-1(9,000SF)toR-2(9,000SFifsinglefamily,20,000SFiftwo-family).Minimumgroundfloorsizerequiredforsinglefamilydwellingunitsis720SF(R-1,R-2)to1000SF(R-1B)to1200SF(R-1A).Minimumgroundfloorsizeforduplexesis960SF(R-2).TheCity’sPlannedDevelopmentDistrict(PDD)(chapter1344)isaflexiblecodethataccommodatessingle-family,two-familyandmulti-familydwellings.ItalsoallowsforcommercialusesaspermittedundertheC-1andC-2businessdistricts.However,PDDdistrictsonthemaparedesignatedinresponsetoindividualapplications.ThereisnodesignatedPDDzoningdistrictoroverlayontheCity’szoningmap.AllPDDusesanddensitiesareapprovedthroughagreementonadevelopmentplanwhichisappliedtoapropertyasrequestedbytheapplicant,andamendedtothezoningmaponceapproved.AsetofnonmetricreviewstandardsisgiveninthecodeforusebythePlanningCommissionindiscussingthatagreement.TheCity’sConservationDevelopmentcode(chapter1344)isamodifiedPDD-typecodethatprovidesforflexiblesubdivisionlayoutandopenspaceconservationintheR-1Adistrictareas.FurtherdetailsonthecodeareincludedunderGreenSiteDevelopmentbelow.TheCityhasahistoricdistrictcode,chapter1187intheBuildingCode.ThisisalocalhistoricdistrictwhichestablishesaHistoricPreservationCommissionandprovidesthecommunitywithauthoritytoreviewproposednewconstruction,andalterationstoexistingstructures,withinthedistrict.TheCity’sfirst-floorsquarefootagerequirementsof720squarefeet(R-2andR-1),1,000squarefeet(R-1B),and1,200squarefeet(R-1A)areseenasanappropriaterangeofsizesfortheirlotsizes.However,smallerhomesandlotsizeslendthemselvestomorewalkable/bikableneighborhoods,andprovidingmorehomesinproximitytothetowncenter.Smallerhomes,cottagehomes,andtinyhomesprovideanopportunityinaPDDplanforsitelayoutofgroupsofhomestoencouragecommunity.TheCitymayalsowanttoconsiderincorporatinganevensmaller-lotdistrict,inkeepingwithhistoricOberlinstreets,withdensitiesinthe6to8unitperacrerange,andassociatedsmallerhomesizerequirements.



Recommendations• InmanyplacesintheCity’scodes,specificstandardsareforegoneinfavorofstatingthat

thesubjectofinterestshallbedesignedasdirectedby,oracceptableto,thePlanningCommission,DirectorofPublicWorks,CityManager,etc.Whilethisprovidesmuch-neededflexibility,andislessworkandlanguagetodefinestandards,inthelongrunitcanprovideformorecomplexityandinconsistency,andmakemoreworkforCitystaffinidentifyingappropriatestandardsanddiscussing/defendingthemwithapplicants.Itisrecommendedthatinreviewingandupdatingitscodes,theCityworktoprovidesomebasicstandardswhereappropriate,andasnotedbelow,tosimplifytheprojectreviewprocess,andhelptoensureconsistency.

• WhileuseofasinglePDDcodewithflexiblestandardsforalldevelopmentthatisnotstrictlysinglefamilyorcommercialmakessenseforasmallcommunity,theCitymaywishtoprovidemorespecificstandardsandparametersforreviewofcertaintypesofdevelopment,especiallymulti-familydevelopment,andcottageorclusterhomedevelopment.Analternativewouldbetocreateaseparatezoningregulationforoneormoreofthese.Morespecificstandardswillassistinprovidingconsistentreview,andwillhelptoguidedevelopersincreatingthekindsofdevelopmentthecitydesires.

• Oncemorespecificstandardsareinplace,settingupaPDDdistrict(ornewmulti-familydistrict)asapplyingtocertaindesignateddistrictsonthemapasanoverlay“by-right”isarecommendedpracticetoreducedisincentivestodoflexible,nonstandarddevelopment.Havingthedistrictmapamendmentdoneaheadoftime,andnotdependentonindividualprojectapplication,reducesriskforthedeveloperingettingflexibleprojectsapproved.

• TheCitymaywanttoconsiderdevelopingdesignguidelinestoaidtheHistoricReviewCommissioninreviewingnewandmodifiedconstructionwithinthedowntownhistoricdistrict.Suchadocumentcouldhaveadualroleasdesignguidelinesforcompactdevelopmentareasoutsidethedistrictaswell.(seecompactdevelopmentdiscussionbelow).

• TheCitymaywishtoconsiderdesignatingtheoutlineofanyhistoricdistrictsand/orlandmarksonthezoningmap,oraseparateofficialmap.Asabonafidelocalhistoricdistrict,itiszoninglegislationthataffectsdevelopment.

• TheCitymaywishtoconsiderintheircomprehensiveplanningprocesstheappropriatelocationanddistrictboundariesforresidentialzoningdistricts.Withthegoalofwalkability,itmaybedesirabletoexpandtheR-2andR-1districts,withassociatedlotsizeandhousesizereductions,toprovideformorewalkableneighborhoodsinbikingandwalkingdistancetothedowntown.Itmayalsobeappropriatetoconsiderasmallerlotsizedistrictinkeepingwithhistoricstreets,allowingdensityinthe6to8unitperacrerange,withassociatedsmallerhomesizes.

• TheCitymaywishtoconsiderincorporatingstandardsforsmallerhomes,cottagehomes,andtinyhomesinaPDDplanarrangementthatallowsforsitelayoutofgroupsofhomestoencouragecommunity.



GREENBUILDINGTheCityadoptedagreenbuildingresolutionaround2006,withrequirementsforCity-fundedconstructionprojects,aswellasplanningpolicy,toalignwithgreenbuildingstandards.Severalimportantstepsareneededtoimplementthisresolution:theadoptionofaspecificgreenbuildingstandard;incorporationofgreenbuildingpolicyintheCity’supcomingcomprehensiveplan;andadoptionofgreenbuildingprovisionsintheCity’scodifiedordinancesfornewdevelopment.TheCityiscurrentlyexploringoptionsforimplementation,includingtheadoptionofagreenbuildingstandard.TheCity’sexistingstandardreferenceistheOhioBuildingCode,whichhasincorporatedenergyconservingstandardsintoitsrequirements.Manycommunitieschoosetogofurtherinsettinggreenbuildingstandards.Forexample,accordingtoanalysisdonebyTheOberlinProject,thecurrentOhiobuildingcodeforenergyconservation(IEEC)roughlyparallelstheInternationalEnergyConservationCodefor2009,whilethecurrentEnergyStarstandardparallelstheIEECfor2012.Developersmayalsochoosetocomplyvoluntarilywithhigherstandardsinordertoattractbuyers.Seefurtherdiscussionbelow.BackgroundTheUSGreenBuildingCouncilidentifiesthreestagesinexpandinggreenbuildingpolicyforlocalcommunities:1. Adoptinggreenbuildingconstructionfornewpublicconstructionandmajorrenovation2. Adoptinggreenbuildingretrofitstandardsforpublicbuildings,andofferingincentivestoencourageprivategreenconstruction3. Requiringgreenbuildingatappropriatelevels(equivalenttoLEEDcertificationsilver,goldorplatinum),withorwithoutincentives,forallconstruction,bothprivateandpublic.(USGreenBuildingCouncil&SierraClub,2011,p.5)Inpractice,implementationofregulationsforgreenbuildinghasfocusedonpublicprojects,andprivateprojectswithsubstantialpublicfunding.Forexamples,seethecitiesofSt.Paul,Minnesota;EastLansing,Michigan;andWashington,DC.(USGreenBuildingCouncil&SierraClub,2011,p.5)(CityofStPaul,n.d.)(CityofEastLansing,2009)(DCDeptofConsumerandRegulatoryAffairs,n.d.)Afewcommunities,mostlyinNewYorkandIllinois,requireLEEDcertificationforprivatecommercialandmulti-familydevelopment.Forexamples,seethecitiesof:Yonkers,NY;Babylon,NY;Evanston,IL.(CityofYonkers,n.d.)(TownofBabylonNY,n.d.)(CityofEvanston,2011)Inaddition,somecommunitiesprovideincentivestoencouragebuildersanddeveloperstoincreasetheirconstructionstandardstomeetLEEDrequirements.Incentivescanincludewaiverof,orreduced,permitfees;densityandFloorAreaRatio(FAR)bonuses;streamlined



approvalprocesses;propertytaxabatement;andreducedstandardsinotherconstructionsystems.SeeCityofHamilton,OH;CityofDublin,OH;andCityofWilmington,OHforexamples.(USGreenBuildingCouncil,n.d.)(CityofHamilton,2015)(CityofDublinOH,2011)(CityofWilmingtonOH,n.d.)ManycommunitiesciteLEEDcertification,totheminimumCertifiedorSilverlevel,asastandard.Asof2011,167localgovernmentsintheUnitedStateshadbenchmarkedconstructionusingLEED.(USGreenBuildingCouncil,2011).TheLEEDprocessiswidelyrespectedandrecognizedamongconsumersaswellaslocalgovernments.EnterpriseCommunitiesPartners,anonprofitorganizationwhichpromotesaffordablehousing,hasdevelopedanEnterpriseCommunitiesCriteriachecklist,whichislooselybasedontheLEEDframework.(EnterpriseCommunityPartners,2011)TheInternationalCodeCouncil(ICC)hasdevelopedcodesandstandardsthatinclude,inadditiontostandardbuildingpracticetopics,anenergyconservationcodeandagreenconstructioncode.(InternationalCodeCouncil,2015a)(InternationalCodeCouncil,2015b)Homebuilders,particularlysmallbusinesses,haveraisedconcernsabouttheapplicationofLEEDstandardstosingle-familyresidentialconstructionduetothehighcostoftheLEEDdocumentationandcertificationprocess.TheNationalAssociationofHomebuildershaspartneredwiththeICCandtheAmericanNationalStandardsInstitute(ANSI)toproducetheNationalGreenBuildingStandard,whichispromotedasanalternativetoLEEDforsingle-familyresidentialconstruction.(NationalAssociationofHomebuilders,2015)EnergyStar,aprogramoftheU.S.EPA,hascertificationstandardsforhomes,commercialbuildingsandplants,andmaterialsandappliances,anddataaboutenergycostsavingsoverthelifeofahomeorbuilding.(“ENERGYSTAR|Thesimplechoiceforenergyefficiency.,”n.d.)CurrentEnergyStarstandardsroughlyparalleltheInternationalEnergyConservationCodefor2012.Foruptodateinformationonenergyefficiency,greenbuildingandbuildingconstructiontechnology,seetheNationalInstituteofBuildingSciences’WholeBuildingDesignGuide,awebportalthatisacollaborativeprojectoffederalgovernmentagencies.(“WBDG|WBDGWholeBuildingDesignGuide,”n.d.)Inadditiontogreenbuildingstandards,citieshaveaddressedsitedevelopment,renewableenergy,andotherstandardsthatrelateto“sustainablebuildingpractices”.Forexample,theCityofClevelandHeightscompletedacomprehensivesustainabilityreviewoftheircodesandordinancesin2010,withassociatedamendmentstothecodeincludingprovisionsforsolarandwindenergy,exteriorlightingefficiency,parkinglotdesign,urbanagriculture,electricvehicleprovisions,etc.completedin2012.SeeespeciallytheSustainabilityAuditreport,andthezoningcodesection1100,Amendments,especiallysections1153and1165.(Camiros,Ltd,2010)(CityofClevelandHeights,2012)



Communityregulationsrelatedtosolarpanelsandinstallationsfocusonprotectingviews,particularlyofhistoricarchitecturalfeatures,providingsolaraccess,andprotectingadjacentpropertiesfromglare.Windenergycodesfocusonnoiseabatement,setbacksfromadjacentproperties,heightrestrictions,inhibitingunauthorizedclimbingaccess,andproperdecommissioning.ExamplecodesincludethecitiesofAurora,Illinois(Section4.4-9,AlternativeEnergySystems,solarandwindenergy);Albany,NewYork(Chapter375Zoning,ArticleXIVSpecificUseRegulations,solarinstallations);Houston,MinnesotaTitleXVlandusage,chapter151zoning;minimalrequirementsforzoningandwindsystemsincludedinspecificzoningdistricts,performancestandards);Schaumburg,Illinois(Title15LandUsage,Section154SpecialUses,WindEnergyConversionSystems).(CityofAurora,IL,n.d.)(CityofAlbany,NY,n.d.)(CityofSchaumburg,2015)(CityofHouston,MN,n.d.)TheSuffolkCountyPlanningCommission,LongIsland,NY,incollaborationwiththeLongIslandGeothermalEnergyOrganization,hasdevelopedamodelgeothermalinstallationcodeforusebytheirmembercommunities.Specificprovisionsincludeprotectionofwaterresources(bothqualityandquantity),ensuringqualityinstallation,requiredsetbacksanddistancesfromadjacentpropertiesandfacilities,ensuringthatinstallationsaredonebyqualifiedcontractors,andensuringproperdecommissioning.(LongIslandGeothermalEnergyOrganization&SuffolkCountyPlanningCommission,n.d.)ReviewofOberlinCodesTodate,theCitydoesnotyethavespecificgreenbuildingprovisionsinitscodes.TheCityreferstotheOhioBuildingCodeandResidentialCodeofOhio,whichdoincludeenergyconservingstandards,althoughtheyarelowerthansomeofthestandardsmentionedabove.Recommendations• Continueworkondevelopingagreenbuildingcodewhichadoptsaconsistentstandardand

updatesOberlin’scodestandardsforinsulationandenergyuseascurrentlywritten.• Inanygreenbuildingregulationsandincentiveprograms,utilizeconsistentexisting

performancestandardssuchasLEED,EnergyStar,EnterpriseCommunities,InternationalEnergyConservationCode,and/ortheNationalGreenBuildingStandards,whileavoidingthedevelopmentofcommunity-specificstandards.

• ContinuetoimplementtheCity’scomprehensivegreenbuildingrequirementforpublicnewconstruction,andpublicsubstantialrehabilitation.Onceastandardisselected,thisadministrativepolicycanbestrengthenedtoconsideritsapplicabilityanddefinethetypesofprojectswhereitwouldbeused.

• Consideranddevelopanincentiveprogramforcommercialandmulti-familybuildingconstructionthatutilizesexistingstandards(LEED,Enterprise,orother)throughreference.(seenotesonincentivesabove)



• Consideranincentiveprogramforsingle-familyresidentialconstructionthatisbasedontheNationalAssociationofHomebuilders’NationalGreenBuildingStandards.(seenotesonincentivesinthebackgroundsection.)

• Overtime,asincentiveprogramsareimplemented,exploretheideaofgreenbuildingrequirementsforcommercialandmulti-familyconstruction.

• Exploreadditionalzoningandregulatoryoptionsforpermittingsolarpowersystems,geothermalsystems,andsmall-scalewindenergyconversionsystemswithintheCity.Thesewouldbefocusedonensuringthatbasichealthandsafetyneedsofthepublicandadjacentpropertyownersaremet,whileallowinginnovationonthepartofbusinesses,homeownersanddevelopers.

“GREEN”SITEDEVELOPMENTBackgroundSitedevelopmentpracticesthatare“green”,or“sustainable”,canincludeprovisionsforenergy-conservinglighting,water-conservingirrigationsystems,anduseofmaterialsthatarerecycledand/orsustainable.Theyalsocanaccommodateexterioralternativeenergysystemssuchasgeothermalunits,solarpowerinstallations,andsmall-scalewindturbines.Theseprovisionsarecoveredunderthe“GREENBUILDING”sectionofthisreview.However,thereisalargegroupofsitedevelopmentprovisionsthattakeintoaccountefficientlanduse,stormwater,openspaceconservation,andprotectionofstream,floodplain,andwetlandresources,treecoverprotectionandenhancement,steepslopeprotection,andnaturalareasmanagement(naturallandscaping).Knownas“BestLocalLandUsePractices”,theseprovisionsprovideforlarge-scalewatershedquality,reducedfloodflows,andenhancedwaterqualityinwaterresources–lakes,streamsandrivers-fedbywaterrunningacrosswatersheds.TheOhioBalancedGrowthProgramprovidesextensiveinformation,guidance,recommendations,andexamplecodesforfifteenrecommendedBestLocalLandUsePractices.(OhioBalancedGrowthProgram,n.d.)Stormwaterandrelatedmodels.Stateoftheartmodelsforstormwater-relatedregulationsareprovidedonlinebytheChagrinRiverWatershedPartners.Topicsincludestormwatermanagement,constructionsitestormwatermanagement(erosionandsedimentcontrol),streamandwetlandsetbacks,flooddamagereduction,illicitdischargedetectionandelimination,off-streetparkinglotdesign,andconservationdevelopment.(ChagrinRiverWatershedPartners,n.d.).Additionalprovisionsarereferencedinthesemodels,especiallytheOhioDepartmentofNaturalResources’RainwaterandLandDevelopment.(OhioDepartmentofNaturalResources,2014)Itshouldbenotedthatflooddamagereductionregulations,ifreachinghigherthantheminimumFEMAstandard,canreducethefloodinsurancepremiumsforthoseaffected.(“OhioDSWRFloodplainManagementProgram,”n.d.)



Ofinterest,manycommunitiesareimplementingprovisionstoallowgreeninfrastructuretoprovideatleastsomeofthewaterquantityandwaterqualitymanagementservicesonasite.“Greeninfrastructure”describesbestmanagementpracticesthatmimicnaturalsystemstohold,slowdown,filter,andabsorbstormwateron-site.Examplesincludebioswales,extendeddetention,treewellsystems,perviouspavements,andnaturalplantingsdesignedtoabsorbwater.Itisopposedtothe“grayinfrastructure”standardapproachwhichsendsstormwaterquicklyintogutters,stormdrains,detentionbasins,concrete-linedswales,andthendirectlyintolocalwaterwayswithoutfiltering.Greeninfrastructureprovidesadecentralizedopportunitytoreduceflowsintolocalwaterways,whileimprovingwaterquality.Sincegreeninfrastructureisnottraditional,itoftenrequiresspecialconsiderationsindesign,engineering,review,constructionandmaintenance,includingtrainingofreviewing,installationandmaintenancestaff,toensurethatduplicationwithstandardstormwaterpracticesarenotrequired,andqualityprojectsresultthatwilllast.(USEPA,n.d.)(OhioDepartmentofNaturalResources,2014)Naturalareasmanagement.Naturalareasmanagementregulationsshouldbeadoptedwhereveracommunityhasastandardmowingregulationcontrollingheightofmowedlawninresidentialandcommercialareas.Oberlin’scodeisanexampleforothercitiesinOhio.Anaturalareasmanagementcodeincludessimplelanguageallowingnaturallandscapingratherthannaturallawn,undercontrolledconditions.ThecodeprovidesauthorityfortheCity,inresponsetoacomplaintoraconcern,toconsultanexpertinnaturalhorticulture,whodetermineswhetherthereisabonafidemeadow,orasituationrequiringintervention.Similartothemowingordinance,thepropertyowneristhengivenaperiodoftimetocomplywiththeexpert’srecommendations,andtheCityretainsauthoritytodotheremediationitselfincasesofnoncompliance,withthepropertyownerbearingthecost.SeefulldiscussionintheOhioBalancedGrowthProgram’sonlinetoolkit.(OhioBalancedGrowthProgram,n.d.)TreeandWoodlandProtection.AnewmodelregulationforTreeandWoodlandProtectionisavailablefromtheCSUCenterforCommunityPlanningandDevelopment.Thetraditionaltreeprotectionapproachrequiresthemeasurement,designandprotectionofalltreesonasitethatareoveracertaintrunkdiameterinsize,andignoresspecificsoftreehealth,toleranceofconstruction,sizeandspecies.Thisnewapproachprescribesaperformancestandardfortreecanopycoveronthesiteatmaturity,oraround30years,basedonrecognizedresearch.Emphasisisplacedonprovidingconditions,suchassoilstructure,thatwillhelptoensurelongevityoftrees,whethertheyarepreservedornewlyplanted.ThegoalistoachieveanestablishedtreecanopycoverpercentageinaccordancewithandestablishedCitytreecanopycovergoal(s).Seethemodelformoreinformation.UrbanAgriculture.Recentinterestonthepartofurbanandcityresidentsinconductingfoodproductionactivitieshasledtothedevelopmentofzoningmodelsspecificallyallowingsmall-scaleagriculturalactivitywithinresidentialareas.Residentsmaychoosetoraisebees,chickensorgoats,producefruitsandvegetablesforhomeconsumptionorforsale,andmayevendesire



tooperateafarmstandintheirfrontyard.Inaddition,someentrepreneurshavebegunmedium-scaleoperationsproducingfoodproductsforsale,withassociatedmedium-scalecompostingarrangements,andevenincorporatinghoophousesandgreenhousestoextendthegrowingseason.Communitygardensareanotherexampleofmedium-scaleurbanagriculturaloperations.Urbanagriculturecodesdistinguishbetweensmall-,medium-andlarge-scalescaleoperations,andallowforsmallanimalhusbandry,composting,andcropproduction,whileprotectinghealthandsafety,waterquality,andpropertyvalueswithinneighborhoods,preventingnuisances,andprovidingremediesforproblemsshouldtheyoccur.Withaninterestinprotectionofstormwaterrunofffromorganicmaterialscontamination,theOhioEPAhasdevelopedamodelregulationforcompostingwhichappliestomedium-scaleoperationssuchascommunitygardensandurbanfarms.OhioEPAregulationsexemptsmall-scaleoperations(compostingfacilitieslessthan300squarefeet).Largercompostingoperationsmustcomplywithregulations,andappropriatelocalzoningshouldbeadopted.(OhioEPA,2012)Somecommunitiesdistinguishbetween“urbangardens”(lessthananacre)and“urbanfarms”(morethanoneacre).Operationsincorporatingproductionoffoodforsaletothepublicordistributors(suchasfarmstands,launchkitchens,andcommercialfarms)willalsoneedtocomplywithCityandCountyhealthregulations.ExamplesofurbanagriculturecodesintheGreatLakesregionincludetheCityofCleveland,CityofDetroit(existingandproposed),CityofMilwaukee(seeChapter78,Animals),CityofCincinnati(see1419-41CommunityGardens),andCityofClevelandHeights(seesection1153.05,SpecificUses,andSection1771-1785,Nuisances).(CityofCleveland,n.d.)(Busdicker,2015)(CityofDetroit,MI,n.d.)(CityofMilwaukee,2016)(CityofClevelandHeights,2012)(CityofCincinnati,n.d.)CompleteStreets.Completestreetsaddresstheneedforstreetdesigntoincorporateplanningconsiderationsformultiplemodesoftransportationbeyondtheautomobile,includingpedestrians,bicycles,publictransit,andothers,andrecognizethatinsomelocationswithinacommunity,othermodesbeyondtheautomobilemayeventakepriority.Completestreetssupportgreenprinciplesinprovidingforreducedautomobileuseandassociatedreductioninthecommunity’scarbonfootprint,whilealsocreatingamoreinclusive,livableenvironmentforallcitizens.Manycompletestreetspolicies,knownas“CompleteandGreenStreets”,includeprovisionsallowingothergreensitedevelopmentelementssuchasstormwatergreeninfrastructure,permeablepavements,andstreettreesystems.AkeyresourceforcompletestreetspolicyinformationistheNationalCompleteStreetsCoalitionwebsite;completestreetsordinancesandstandardsinNortheastOhioincludetheCityofCleveland,whichhasspurredcompletestreetsimplementationinspecificprojectsinthesuburbs,includingtheCityofShakerHeights’VanAkenDistrict.(CityofCleveland,2012),(“SustainableTransportation|CityofCleveland,”n.d.)(“CityofShakerHeights-AConnectionsPlanfortheVanAkenDistrict,”n.d.)



Ofparticularinterestrelatedtosustainablesitedevelopmentwithincitiesarethefollowingpractices:

• StormWaterManagementincludesprovisionsforlowimpactdevelopment,bestmanagementpractices,erosion/sedimentcontrol,andillicitdischargepreventionincompliancewithstateregulations,andtoprovidecommunityandpropertyownerbenefits

• SiteDevelopmentcodesensureincorporationofgreeninfrastructure,completestreets,andstormwaterprovisionsindevelopmentdesign,reviewandconstruction.

• Stream,Floodplain,andWetlandProtectionprotectspublichealthandsafety,whileensuringwaterresourcescanprovidewaterqualityandwaterquantitybenefits

• ConservationDevelopmentprovidesforopenspaceandresourceprotectionthroughflexiblesubdivisiondesign

• CompactDevelopmentencouragesefficientlanduseincompact,walkableneighborhoods

• TreeandWoodlandProtectionprovidesforlongtermtreecanopycoveracrossthecommunity

• NaturalAreasManagementprovidesforappropriatenativelandscapingwithinresidentialandcommercialareas,whileensuringcommunityauthoritytoaddressmanagementissues

• UrbanAgricultureallowsspecificsmall-andmedium-scaleagriculturalactivityindevelopedareaswhileprotectinghealthandsafety,preventingnuisances,andprovidingcommunityauthoritytoaddressproblemsshouldtheyoccur.

• CompleteandGreenStreetsincorporateprovisionsforpedestrians,bicyclists,publictransittofacilitatemulti-modaltransportation,whilealsoincorporatinggreeninfrastructurebestmanagementpractices.

Keyelementsofstormwatermanagementcodes:

• Complieswithstatestormwaterregulationsforstormwatermanagementplandevelopmentandrecommendationsforstormwaterrunoffaccordingtostateoftheartmodels(i.e.ChagrinRiverWatershedPartnersntPractices(BMPs)(alsoknownasStormwaterControlMeasuresSCMs)

• AllowsgreeninfrastructureBMPsto“count”towardoverallsitewaterquantitymanagementstandards

• UsesrunoffreductioncalculationmethodsinsteadofcriticalstormmethodKeyelementsofconstructionsitestormwatermanagementcodes:

• TiepurposeandauthoritytoOhioEPAPhaseIIregulationsasapplicable,andTMDLrequirements

• Requirecontrolofconstructionwasteaswellassediment• Establishproceduresfordevelopmentandreviewofstormwaterpollutioncontrolplan• Establishproceduresforsitemonitoringandinspectionduringandafterconstruction



Keyelementsofillicitdischargedetectionandeliminationcodes:• Specificallyprohibitsdischargeintothecommunity’sMS4system(ifapplicable)orstorm

watermanagementsystem• Establishesproceduresandstandardsforamonitoringprogram• Establishesresponsibilityofcontractorandpropertyownerforanydischarges• Requiresanyviolatorstoberesponsibleuponnoticeforcleanupofimpacts

Keyelementsofhighstandardflooddamagereductionregulations:

• Developmentisaconditionaluseinadesignated100-yearfloodplain• Requires2feetoffreeboardaboveBaseFloodelevationorhighestnaturaladjacent

grade,asapplicable• Developmentmustbedesignedtoavoidneedforcompensatorystorage(nofillinthe

100-yearfloodplain),oriffillisnotprohibited,compensatorystoragemustbeprovided• Commercialapplicantsinthefloodplainmustdemonstrateadequatestorage/protection

ofmaterialsincaseoffloodKeyelementsofstreamandwetlandprotectionregulations:

• Setbacksarerequiredalongstreamsandrivers,andaroundwetlandstoremain,accordingtostandardmethodsforcalculatingwidths

• Communitymaintainsamapillustratingsetbacks• Setbackisrequiredtoexpandtoinclude100-yearfloodplain,whereapplicable• Constructionofanykindisprohibitedwithinthesetback• Includesprovisionsfordelineationpriortoconstruction• Includesprovisionsformonitoringduringconstruction• Providesforgrandfathering,variancesandenforcement

KeyelementsofSiteDevelopmentcodes:

• Allowsforbioretentionintheright-of-way,includingcul-de-sacislandsandcurbcutstoallowinflow

• Allowsforuseofperviouspaving• Allowsforgreen/sharedstreetconcepts• Requiresorallowsfordownspoutdisconnection• Requiresrestorationofsitesoilspost-constructiontopreconstructionconditions

throughtillingandamendment• Providesforstrictlimitsofclearingandgradingthroughdesignationonreviewplansand

onsitebeforeconstructionKeyelementsofOffstreetParkingCodes:

• Justifiesparkingratiosbasedondemanddataand/orAmericanPlanningAssociationstandards(seeChagrinRiverWatershedPartnersmodel)

• Allowsforquantityreductionsasappropriatewherepublictransit,bikeparkingareprovided



• Allowsforsharedparking,withappropriateagreement• Allowsforlandbankingforparkinglotexpansion• Encouragesefficientlayoutssuchasdiagonalandone-wayparking• Allowsuseofperviousmaterials• Requires10%landareatobelandscaped,andallowsandencourageslandscapeareasto

serveasbioretention,includingcurbcutsforflowaccess,andnorequirementsformounding

Keyelementsofconservationdevelopmentcodes:

• Aplannedunitdevelopmentcodewithspecialopenspacestandards• Applicabletositesover20acres• Providesforoveralldensityofunitsthatisneutralwithunderlyingzoning,butallowslot

sizeflexibility• Restrictedopenspaceexcludesrights-of-wayandenvelopesnearbuildings,isatleast

40%oflandarea• Openspaceareasalignwithsiteresources,especiallyfloodplains,wetlandsandmature

woodlands• Requirespermanentprotectionofopenspacethroughdeedrestriction,zoning,75%

homeownerapprovalofsale,conservationeasement,orequivalent• Includesprovisionsforopenspaceownershipandmanagement• Includesauthorityforaddressingopenspacemanagementproblemsiftheyoccur• Codeisby-rightratherthanconditional

Keyelementsofcompactdevelopmentcodes:

• Providesforaminimumresidentialdensityof6-8unitsperacre• Allowsmixedusesinappropriatelocations• Providesdesignguidelinestosupportintentofcode• Providesflexibilityinlotandhomesizes

Keyelementsoftreeandwoodlandprotectioncodes:

• Requiredcompliancewithanestablishedtreecanopycovergoalforthesite,thezoningdistrict,and/orthecommunitybythecity

• RequiresspecialattentiontotreepreservationonlyforSignificantTrees(35%ofOhioChampionTreesizeforitsspecies)

• Requiresanarboristorforester’sassessmentofthetreepopulationonthesitewithregardtospecies,health,toleranceforconstruction,andsize,withrecommendationsformeetingthecanopycovergoalandprotectinganysignificanttrees

• Permitstheapplicanttodecidehowthegoalwillbemet(throughprotectionofexistingtreesorplantingofnewtrees)

• Requiresadequatesitesoilamendmentafterconstructionandpriortoplanting,toensuretreeandlandscapelongevityandwaterabsorption

• Providesforadequatemeasuresfortreeprotectionforanytreesthatwillbepreserved



• RequiresmonitoringduringandafterconstructionKeyelementsofnaturalareasmanagementcodes:

• Applieswherethecommunityhasanexistingorplannedmowingordinance• Allowsbonafidenaturalmeadows,asdeterminedbyalandscapearchitect,soiland

waterdistrictstaff,parksstaff,orotherplantprofessional• Whereaproblemorcomplaintarises,providesforreviewbyaplantprofessionaland

recommendationsformitigationifapplicable• ProvidesauthorityfortheCitytorectifyproblemsifthepropertyownerdoesnot

complywithrecommendationswithinaspecifiedtimeframeKeyelementsofurbanagriculturecodes:

• Distinguishesbetweensmall-scale(home,orunder300squarefeet)andmedium-scale(over300squarefeet,underadesignatedsizesuchas3to5acres)urbanagriculture;maydistinguishbetweensiteslargerorsmallerthanoneacre.

• ProvidesforcompliancewithOhioEPAregulationsregardingcompostandwastemanagementforoperationsthatinvolvecompostingfacilitieslargerthan300squarefeet.

• Providesforcompliancewithcity,countyandstatehealthregulationswithregardtoanyfoodoffereddirectlyorindirectlyforsaletothepublic

• Designationofpermittedorconditionalusesforresidential,commercialandindustrialdistrictsintheCity,forurbanfarms,urbangardens,communitygardens,hydroponics,hoophouses,greenhouses,treefarmsandorchards,marketstands,farmers’markets,dependingonzoningdistrict,parcelsize,andsizeofoperation.

• Incorporatesprovisionsforurbanagricultureintocityordinancesforanimalwelfareandcontrol,fencing/accessorystructures,stormwaterregulations,healthandsanitation,propertymaintenance,andfoodestablishments

• Makesconsciousdecisionsabouttypes,numberandsexoflivestockpermitted(i.e.bees,rabbits,chickens,goats,etc;femaleanimalsonly;numberofbeehives)andtypesandquantitiesofcrops(i.e.graincropswhichmayencouragerodentsifraised/storedinquantity),dependingonthezoningdistrictandsizeofparcel.

• ProvidesforCityauthoritytoenterproperty,inspect,andrequireremediationincaseofproblems

• Incorporatesspecificneedsofanimallivestock,suchassizeofpens,watertanks,sanitarybeddingmanagement,climbingapparatus,typesoffencing

• Considersimplicationsofcomposting,food,beddingandwastestorage,vehicleparking,hoursofoperations,andrelatedzoningprovisionstoreducethepotentialfornuisanceonadjacentpropertyowners



KeyelementsofCompleteStreetspoliciesandcodes:• Pedestrianimprovementstoidentifyandenhancegateways,sidewalkconnections,

lighting,trafficsignals,andamenitiessuchassheltersandbenches;createsafepathsthatconnectpedestrianstopointswithinthecommunity.

• Bicycleimprovementsthatprovideappropriatebiketrafficlanesandsignaling,bikeparking,bikeshareoptions,bikefacilitymarkings,etc.

• Wayfindingandsignageimprovementstoguidevisitorsandalluserstoandthroughthecommunityusingallmodesoftransportation

• Greeninfrastructureandlandscapingimprovementsprovidegreeninfrastructureoptionstoenhancepedestriantravelandfacilitatestormwatermanagement.

ReviewofOberlin’sCodesStormwater,ConstructionSiteManagement,IllicitDischargePrevention,SiteDevelopment.AnupdateoftheCity’sstormwatercodesiscurrentlyinprogress.TheexistingstormwatercodesarelocatedinChapter1315,andarelimitedinscope,andassumethetraditionalmethodsforstormwaterflowanddetention,ratherthanagreeninfrastructureapproach.ThePublicWorksDirectorisworkingwiththeCountyandOhioEPAondraftingappropriatecodeprovisionsforstormwatermanagement,constructionsitestormwatermanagement,andillicitdischargeprevention.Thesenewdraftcodeswerenotavailableforreview.Developmentregulations.Provisionsforsubdivisionregulationsandsitedevelopmentelementssuchaslots,streets,cul-de-sacs,andlandscapingareincludedinChapter1315,andintheCity’sPublicWorksConstructionStandards.Localstreetsandcul-de-sacsarerequiredtobe26feetinwidth,withresidentialalleys20feetinwidth.Cul-de-sacislandsmayberequiredbythePlanningCommission,withlandscapingplansapproved.Curbisimpliedasrequiredwithoutanexplicitstatement.TreesandlandscapingaretobeprovidedinaccordancewiththePublicWorksStandards.Soilistoberestored“inamannerapprovedbytheDirector”.TheCity’sPublicWorksStandardsdonotprovideprescriptivedesignsolutionsforgreeninfrastructure.Greeninfrastructureprovisionsinsiteapplicationsarereviewedonacase-by-casebasisinaccordancewithappropriateengineeringstandards.StreamandWetlandsSetbacks.TheCitydoesnotcurrentlyhavecodesaddressingstreamandwetlandssetbacks.Certainstreams,especiallythoseinthepotentialdevelopmentareatothesouth,maybenefitfromspecificprotectioninordertoensuretheirabilitytomanagewaterquantityandqualityincaseofincreasingstormevents.Naturalareasmanagement.TheCity’sWeedControlCode(chapter551.02)effectivelyworksasanaturalareasmanagementcode,byprovidingmeasuresfornotificationincaseofnoxiousweeds,butspecificallyallowing“crops,flowergardensundercultivation”and“naturalizedvegetationfreeofnoxiousweedsasamanagedlandscape”.Asetbackof5feetfromadjacentpropertiesand8feetfromthestreetisrequired,whichisatypicalprovision.OwnersofnaturallandscapesarerequiredtoregisterannuallyandacknowledgetheCity’srulesfornatural



managedlandscapes.TheCityManagerisgivenauthoritytodetermineanyspecificprovisionsforproblemidentificationandremedies.ThepropertyownerisrequiredtocomplywithCityrequirements,andtheCityhasauthoritytoenterpropertyandprovideremediationifthepropertyownerdoesn’tcomply,atthepropertyowner’sexpense.WhiletheCity’scodeisanexampleforotherOhiocommunities,ithasbeennotedthatthecurrentordinanceislesseffectiveindiscouragingorprohibitingpeoplewhodon’tmowtheirlawnsbutdonothavebonafidemeadowsornaturalhabitatlandscapes.AdditionalprovisionsthatprovideanexpertwhoisavailabletotheCityandcouldmakeadeterminationandrecommendationscouldbehelpful.FloodDamageProtection.TheCity’sFloodDamagePreventionordinance(chapter1191)includesstandardlanguagewithsomeuseofrecommendedhigherstandards.Constructionisrequiredtobe2feetaboveHighestAdjacentNaturalGrade(HANG)wherebasefloodelevationdataisnotavailable.Wherebasefloodelevationdataisavailable,only1footoffreeboardisrequired.Thecodeonlyprohibitsfillinfloodwayareas,andallowsfilliftechnicalanalysiscandemonstratethatbasefloodelevationwillnotberaisedbytheconstruction.Outsidethedesignatedfloodway,orwhereFEMAhasnotdesignatedafloodway,thebasefloodelevationmayrise1foot.CompactDevelopment.Compactdevelopmentforresidentialconstructionistypicallydefinedbyadensityof6to8unitsperacreataminimum,orlotsizesapproximately5,000to7,500squarefeet.Multi-familyhousing,cottagedevelopment,tinyhomes,andclusterhomesmayincreasethisdensity.Currently,noneoftheCity’sresidentialdevelopmentzoningdistrictsprovideforcompact-typedevelopment.Andyetexistingolderneighborhoodsdohave“grandfathered”lotsizesthatfallintothecompactdevelopmentrange.ItisclearthattheCity’sPDDdistrictprovidestheflexibilitytonegotiatesmallerlotsizes.However,iftheCity’smainattractionisitswalkable/bikeablelifestyle,itmaybedesirabletospecificallyprovideforsmallerlotsizesincertainundevelopedareasoftheCity,particularlyinareaswithinawalkable/bikeabledistancetothedowntown.Inaddition,aspecificmulti-familyhousingdistrictmaybehelpfulinprovidingformorehousingwithinthewalkablearea.Withregardtomixeduses,theCity’sC-1CentralBusinessDistrict(downtown)doespermitresidentialusesabovethegroundfloor.Inaddition,theCitymayfinditabenefittodevelopdesignguidelinesfornewconstructionandrenovationsincompactdevelopmentareas.SuchguidelinescouldsupporttheCity’shistoricdistrictarea,andalsoensuredesignintegrityandcharacterwherehigherdensitiesandmixedusesareallowed.Itshouldbenotedthatwheresmallerlotsizesareprovided,itwouldbeappropriatetolookcarefullyatrequiredfirstfloorgroundareasforhomes.Atypical5,000squarefootlotis50feetby100feet.A30-footwidehome(10footsideyardoneachside)wouldbe25feetdeepifitmeetsR-1requirements(720squarefeet),32feetdeepforaduplexintheR-2area(960squarefeet).ConservationDevelopment.TheCity’sconservationdevelopmentregulation(CDD,chapter1344)generallyfollowsrecommendedmodelsbytheChagrinRiverWatershedPartnersandtheBestLocalLandUsePractices,bothbasedontheCountrysideProgrammodelof1999.This



overlayisappropriatelyappliedtoareasdesignatedintheR-1Adistrict,ortheoutlyingareasoftheCitylikelytoreceivelower-densitydevelopment,andwherestream,treeandotherresourcesmayexistthatwarrantprotection.Oneareathatcouldbeclarifiedisthedefinitionofdensitycalculations;theR-1Adistrictdensityisbasedonlotsizes,andthereisnoformalmechanismgivenfordeterminingtheresultingpermitteddensity.Simplyallowingadivisionbylotsizeofthelandremainingafterremovalofrequiredacreage(suchasrights-of-way)couldresultinadefactodensitybonussinceinefficienciesoflayoutandlotconfigurationarenotaccountedfor.Furthermore,withchangingmarketdemand,theCitymaywanttolookagainatwhereConservationDevelopment,orR-1Azoningforthatmatter,areprovided,andwhethersomeareaswillbebetterwithamorecompactdevelopmentapproach,providingformorewalkableneighborhoodsinproximitytothedowntown.Finally,thecurrentConservationDevelopmentordinanceappropriatelydesignatesariparianbuffer.IftheCityshoulddecidetoadoptastreamand/orwetlandprotectionregulation,theCDDprovisionsshouldbealignedwithcitywiderequirements.Off-streetparking.TheCity’soff-streetparkingcodeisprovidedinchapter1349.Off-streetparkingisappropriatelywaivedinthedowntownbusinessdistrict(C-1).TheCityPublicWorksDirectorisgivendiscretiontoapprovestormdrainagethatdoesnotdirectlydischargetothestormwatersystem.TherearenorequirementsprohibitinguseoflandscapingforbioretentionorotherBMPs.TheCityallowsperviouspavementsinparkingareas.Sharedparkingallowsforareductionforcertainspecificuses,butisnotascomprehensiveascurrentmodels,anddoesnotrequireasharedparkingagreement.Wheelguardsandcurbingarerequiredforthepurposeofcontrollingvehicles,andthereisnoprovisionforcontinuouscurbingtocontrolstormwater,socurbcutstheoreticallywouldbeallowed.Upto25%smallcarparkingspacesareallowed.Provisionsforparkingratiosaregiveninsection1349.03.Ingeneral,someoftheratios(commercialuses)seemhigherthanarecurrentlyrecommended;seetheChagrinRiverWatershedModelforexamples.Treeplantingandprotection.TheCity’streeplantingordinancegenerallyappliestopublictrees(curblawn,parksandcityfacilities).Provisionsfortreesonnewsubdivisionsanddevelopmentsareincludedinsection907.17,andareflexible,withtheCityPlanningCommission,GroundsDirector,andCityEngineerprovidingadviceandapprovaloflandscapeplans.Asdiscussedabove,stateofthearttreecanopyordinancesleaveflexibilityfortheapplicantbutaimforensuringadequatetreecanopycitywideforthelongterm(bothpublicandprivate),inrecognitionofthemanyclimateadaptation,stormwatermanagement,qualityoflife,andpropertyvaluebenefitsprovidedbyamatureurbantreecanopy.Inaddition,propersoilpreparationhasbeenshowntoprotectthetreeinvestmentandsupportitslongevity.TheCitycurrentlydoesnothavestandardsfortreeplantingandsitesoilpreparationafterconstruction.Finally,theCitymaywanttoreviewthepresenceofanysignificantand/orhistorictrees,andidentifythemfordesiredprotectioninareasofpotentialdevelopment.Urbanagriculture.TheCitydoesnotspecificallyprovideforurbanagriculturalpractices,eithercropproductionoranimalhusbandry.However,agriculture,horticultureandtruckgardening



arepermittedinallresidentialdistricts,PDDandCDDdistricts,providednoproduceisofferedforsaleonthepremises.Commercialdistrictsprohibiturbanagriculture/greenhouses.GreenhouseswouldbepermittedintheM-1lightindustrialdistrict,butopenfarmingwouldnotmeetperformancestandardsprohibitingdust,dirt,runoff,outdoorstorageofmaterials,andnoisefromequipment.TheCityiscurrentlyworkingwithTheOberlinProjectondrafturbanagriculturecodeprovisions.CompleteandGreenStreets.In2015,theCityadoptedaCompleteStreetspolicy,withrequirementsforincorporationofmulti-modaltransportationintoCityplans,strategies,publicworksstandards,andordinances.ItwillbeimportantfortheCitytoconsidercompletestreetspolicyandprioritizationinthecomprehensiveplan.Inaddition,theCity’spublicworksstandardsforstreetconstructionanddesignshouldbeadaptedtoincorporatemultiplemodesoftransportation,suchasimprovedsidewalkandtrailsystems,biketrailsandbikelanes,signage,trafficsignals,andaccommodationsforpedestrians,bicyclists,publictransitusers,andthoseusingstrollers,wheelchairs,andotherassistivedevices.Asnotedabove,publicworksstandardsrightnowprovideforcase-by-casereviewofgreeninfrastructureproposalsforsitedevelopmentprojects.Recommendations• Continueworkondevelopmentofcomprehensivestormwatermanagement,construction

sitestormwatermanagement,andillicitdischargepreventionregulations.Ifpossible,utilizeexistingmodelsthatarewidelyadoptedandmeetOhioEPArequirements.

• ConsiderincorporationofstormwaterpracticesandgreeninfrastructurebestmanagementpracticesintotheCity’scodesandpublicworksstandards.

• MapstreamsandwetlandsintheCity,andappropriatesetbacksforeachaligningwithrecommendedmodelsandmethodsforsetbackwidths.Consideradoptionofstreamandwetlandssetbacks,especiallyinpotentialdevelopmentand/orredevelopmentareas.Setbacksadoptedinexistingdevelopedareaswouldapplywhensubstantialrehabilitationand/orexpansionprojectsareimplemented.Grandfatheringandvariancesshouldapply.

• Considerincreasingflooddamageprotectionstandards,inrecognitionofthehighlikelihoodofincreasingstormevents.WorkwiththeOhioDNRFloodplainProgramtoincreasestandardsinawaythatwillenableaffectedresidentstocontrolpremiumcosts.Specificstandardstoaddressincludefreeboard,fillinthefloodplain,andconditionalusesinthefloodplain.

• ThroughtheCity’supcomingcomprehensiveplanningprocess,considerareaswheresmallerlotsizesthatalignwithhistoricdevelopmentpatternsshouldbeadopted,helpingtoincreasethewalkabilityofareaswithinwalking/easybikingrangeofdowntown.

• Considerdevelopmentofdesignguidelinestoguidebothcompactdevelopmentanddevelopmentinhistoricdistricts.

• IntheCity’supcomingcomprehensiveplanningprocess,considertheappropriatelocationsandapplicationoftheR-1Adistrictandconservationdevelopment,inlightofincreasingmarketdemandforwalkableneighborhoods.



• Clarifythedensitycalculationmethodintheconservationdevelopmentordinance.Iffloodplainregulations,streamandwetlandssetbacks,andtreeprotectionregulationsareadopted,removetheseprovisionsfromtheconservationdevelopmentregulationinordertoensureconsistency.

• Reviewparkingratiosinlightofcurrentmodels,andadjustasappropriate.Provideforsharedparkingonawiderrangeofuses;requiresharedparkingagreements.Allowforlandbankingoffutureparkingexpansionareasinpotentialcommercialdevelopmentareas.

• ConsiderdevelopmentofcitywideUrbanTreeCanopygoal(s),andimplementthroughadaptationstotheCity’streecodesfortreeprotectiononbothpublicandprivateproperty.ConsideridentifyingSignificantTreesinthecitythatcouldbenefitfromprotection.

• AdoptUrbanAgriculturecodeprovisionsthatdistinguishbetweensmall,mediumandlargeoperations,andprovideflexibilityforfoodproductionwithintheCity,whileensuringcompatibilitywithneighborhoods,andcompliancewithstateandcountyregulationsforcompost,wastemanagement,foodproduction,andanimalcare.

• ContinueworkonincorporatingtheCompleteStreetspolicyintoCityplans,codes,ordinances,strategiesandstandards.Publicworksstandardsespeciallyshouldbeadaptedtoincorporatecompleteandgreenstreetspoliciesincludingpedestrianandbicycleimprovements,signageandwayfinding,andstormwaterbestmanagementpractices.

HOUSINGMANAGEMENT:MAINTENANCEANDVACANCY

BackgroundHousingmanagementcodesaddresstwoverycriticalissuesthataffectmanyOhiocommunities:1)theabandonmentandvacancyofhousingduetomortgageortaxforeclosure;and2)thedeteriorationofhousinginolderneighborhoods,duetoabsenteelandlords,abandonment,andoveralleconomicstress.TheseissueshavebeenprevalentandlongstandinginOhiocommunities,andmanycommunitieshavedevelopedcodesthatrespondtothem.Theseregulationsfocusonprotectingthehealthandsafetyofresidents;keepingthecommunityinformedofpropertystatus;ensuringopportunitiesforinspectionandrequiredupkeep;andprotectingthevalueofadjacentproperties.BasicProvisionsforPropertyMaintenance.Basicprovisionsforpropertymaintenanceregulationsinclude:

• Alistofstandardsdefiningminimumsforwhatconstitutesahabitablestructureingoodrepair,andforwhichtheownerisresponsible;thesestandardsformthebasisofinspectionsifany.Requirementsaddressedincludeoverallappearanceandexteriorweather-tightness;light,ventilation,space;plumbing,electricalandheatingsystems;sealants,waterproofingandpaintedsurfaces;guardrails,porchesandbalconies;roof,windowsanddoors;foundations,chimneysandmasonry;exteriorsteps,pavement,



fencesandstructures;amongothers.Landscapingmaintenancestandardsmaybeincluded.

• Cleardesignationofresponsibilitytothepropertyownerforcompliancewiththestatedstandards;responsibilitiesoftenantsmaybespelledout,orprovisionsgivenfortheownertoformallydelegateanyresponsibilities.

• Requirementsforinspectionatpointofsale.Somecommunitiesrequirethisonlyforrentalproperties,othersforallproperties;thesecanalsovarywhethertheyapplytoexterioronly,ortheentirestructure(interiorandexterior).Acertificateofcomplianceistypicallyissuedonceanyproblemsarerectified.

• Proceduresforperiodicmaintenanceinspections.Thesevaryintimeframe(twoto5years)andusuallyinvolveexteriormaintenanceonly;theymayormaynotincludelandscaping.

• Registrationrequiredforrentalproperties.Communityrequirementsmayvarydependingonnumberofunits,whetherornottheownerresidesonthepremises,andwhetherornotcertainuses(suchaschild/adultdaycare)arepresent

• DesignationofaCodeOfficialwhoseresponsibilitiesandauthoritiesasrepresentativeoftheCityarespelledoutinthecode

• Designatedproceduresandauthorityforthecitytoenterpropertiesforinspection,assessmentandrectificationofproblems

• Proceduresfornotifyingpropertyownersofnoncompliance,timeframesforcorrectionofviolations,andproceduresforcommunityrectificationandcompensationifpropertyownerdoesnotmeettimeframe

• ProceduresforpenaltiesincaseofviolationBasicProvisionsforVacancyandAbandonment.Basicoptionsandprovisionsforaddressingvacant/abandonedstructuresinclude:

• Cleardefinitionsfor“vacant”,“abandoned”,“foreclosed”• Cleardesignationofresponsibilityforcompliancewithregulationsandproperty

maintenancestandardsonvacantproperties• Provisionofrightofentryforthecommunitytoinspectandassesspropertycondition,

vacancyandabandonment• Registrationofvacantpropertiesafteraspecifiedperiodoftimeofvacancy–canrange

from30daysup• Requirementforinspectionofregisteredvacantproperties–canbeannually,orbefore

propertycanbere-occupied• Requirementforinformingcommunitywhenforeclosureoccurs• Standardsforsecuringstructuresagainstvandalism,topreventstructuralandsystem

damage,andtoensurecontinuedoccupancy-readyconditionofstructureforthelongterm

• Proceduresforthecommunitytodesignatepropertiesas“abandoned”,andtoacquireandrepairand/ordisposeofabandonedpropertieswhenitiscleartheownercannotorwillnotcomplywithregulations



• Requirementsforoccupancypermitpriortore-occupancyofavacantproperty• Proceduresfordeterminingthecondemnationanddemolitionofastructurethatis

determinedtobetoodeterioratedforrehabilitationExamples.TheInternationalPropertyMaintenanceCodeprovidesbasiclanguagewhichcoversbuildingoccupancy,basicbuildingsystemsincludingelectricalandmechanical,plumbing,firesafety,ventilation,andothergeneralrequirements,andisalignedwiththeinternationalbuildingcode.Somecommunitiesincorporatethislanguagebyreference,andthenprovidesupplementsinareasofconcern.(InternationalCodeCouncil,2012)TheCityofShakerHeightsrequiresapoint-of-saleinspectionforallproperties.Anyidentifieddeficienciesmustbecorrectedandcertifiedbeforethepropertycanbetransferred.TheCityalsorequiresaCertificateofOccupancy,withassociatedinspection,forallrentalunits,renewedannually.Seethemunicipalcodesection14-HousingCode,and13–BuildingCode.(CityofShakerHeights,n.d.)TheCityofYoungstown’szoningcodeincludesprovisionsforEliminationofSpotBlight,whichincludescriteriafordeterminingwhetherapropertyisblightedandtheownerunable/unwillingtorectifytheproblem,andoutlinesproceduresforCityacquisitionandrectifyingtheproblem,inconsultationwithCityCouncilandneighborhoodorganizations.Seesection1104oftheCity’scodifiedordinances.RequirementsforvacancyregistryandpropertymaintenanceareincludedinSection546,PropertyMaintenance,oftheGeneralOffensesCode.ThecodeincorporatestheInternationalPropertyMaintenanceCodebyreference.(CityofYoungstown,OH,n.d.)TheCityofGrandRapids,Michigan,addressespropertymaintenanceseparatelyforresidentialandnon-residentialbuildings.IncorporatingtheInternationalPropertyMaintenanceCode,thecityalsoincludesadditionalprovisions.Thecoderequiresregistrationforabandonedandvacantbuildingsafter30daysofvacancy,andapermitofoccupancyisrequiredbeforeavacantbuildingcanbeoccupiedagain,involvinganinspectionandrectificationofanyproblems.Registrationandperiodicinspectionisalsorequiredforbuildingswith1ormorerentalunits;inspectionperiodsrangefromtwotosixyearsdependingonowner’shistoryofviolationsandcompliancewithregulations.SeeZoningCode,sections135and140.(CityofGrandRapids,2014)TheCityofSouthEuclidrequireslenderstonotifythecityofpendingforeclosureproceedings,andalsorequirestheregistrationofvacanthousing.Seesections1412and1414ofthemunicipalcode.(CityofSouthEuclid,n.d.)



ReviewofOberlin’sCodesHousingmaintenanceprovisionsareaddressedinChapter1151,PropertyMaintenance.TheCityhasadoptedtheInternationalPropertyMaintenanceCode(IPMC),amendedtoalignwiththeCity’sfeeschedule,andprovideauthorityfortheCitytoproviderequireddemolitionsifthepropertyownerdoesnot.TheIPMCincludesstandardsforcondemnationanddemolition.TheCityalsohasstandardsforboarding(temporaryclosure)ofthewindowsanddoorsofvacantstructurestoensuresecurityagainstunauthorizedentry.Chapter1173,HousingRenewalCommission,providesacitizenreviewbodytoconsiderappealstodecisionsofthecitybuildingofficialinmattersrelatedtoenforcementoftheHousingCode.Duetolimitedbudgetcapacityfornecessarystaff,theCitydoesnotcurrentlyrequirepoint-of-saleorperiodichousingmaintenanceinspections,andrentalregistrationforperiodicreviewofrentalproperty.ThesethreeprovisionsaremoreandmorebecomingthefirstlineofdefenseinoldercommunitiesinNortheastOhiowherehousingstockqualitymustbemaintained.WeareawarethattheCity’shousingofficerhaslimitedparttimecapacitytohandlehousingmaintenanceproblemsonacomplaintbasis,andthattheCity’sbacklogofhousingmaintenancecomplaintstobeinvestigatedisgrowing.ItwillbeimportantfortheCitytoexplorefeestructuresthatcouldallowexpandedhousingmaintenanceinspectionsandresponses.TheCityalsodoesnotcurrentlyrequirevacancyorforeclosureregistration.WhiletheseproblemsarenotrampantinOberlin,itcanbehelpfulfortheCitytoanticipateproblems,andtheseprovisionsarepartofacomprehensive,proactivehousingmaintenanceprogram.Again,someregularsourceoffundingtosupportacomprehensivehousingprogramwouldbeneeded.Recommendations• Explorefundingmechanismstosupportdevelopmentofamorecomprehensivehousing

maintenanceprogram.• Asfundingisavailable,consideraregularsystemofhouseinspectionsforperiodicexterior

maintenanceand/orpoint-of-sale.SuchinspectionisthefirstlineofdefensefortheCityinidentifyingpropertymaintenanceissuesbeforetheybecomenuisancesand/orexpensivetorepair,andhelptoensurethelong-termqualityofhousingstockandresidentialpropertyvalues.SeveralNortheastOhiocommunities,someofwhicharenotedabove,provideforsuchinspectionsinwholeorinpart.

• Asfundingisavailable,considerrequiringlandlordstoregisterrentalunits,whichmaybeinspectedperiodicallytoensureminimumstandardsaremet.Considerrequiringlandlordstoretaintenantinformation,includingemergencycontactinformation.

• Asfundingisavailable,considerrequiringlenderstoinformthecityofpendingforeclosure,toenabletheCitytobeproactiveaboutpotentialmaintenanceandvacancyissues,andtoassistresidentswithemergencyresourcestohelppreventorcircumventforeclosure.



• Asfundingisavailable,considerrequiringregistrationofhomesvacantoverashortertimeframe(somecommunitiessetthisat30days),tohelpnotifyCitypoliceservicesaboutpotentialvandalismtargets,toenabletheCitytobeproactiveaboutpotentialmaintenanceissues,andtoensure,throughaCertificateofOccupancyreinstatementrequirement,thatastructurethathasbeenvacantishabitablebeforere-occupancy.

INTERGENERATIONALANDALTERNATIVEHOUSINGBackgroundIntergenerationalandalternativehousingmodelsaddresstheoverallchangeinhouseholdmakeupacrossmanycommunitiesintheUS.Changesinmaritalandfamilyrelationships,familymobility,andsocial-economicconditionshaveresultedinmanydifferenttypesofhouseholdsthaninthepast.Someofthesehouseholdsfitintotheexistingone-household-per-unitmodel,andsomedonot.Inaddition,somehouseholdsareinterestedinnon-mainstream-typehousingsuchastinyhomes,cooperativehousing(multiplehouseholdssharingownershipincommonofbothhousingandcommonareas/facilities),andco-housing(acondominium-likearrangementwithindividualhouseholdownershipofunits,butsharedfacilitiesandprogramsaimedatfosteringcommunity).Inparticular,householdswithchildrenunder18thatareheadedbyanolderadultover65havespecialneedstoaccommodateboththechildrenandthehouseholder(s)inthesamesetting.Inanotherscenario,familiesmayhaveaneedforolderordisabledfamilymemberstomoveinwiththem,eitherpermanentlyortemporarily,andneedtoprovideforindependenceandsupportsimultaneously,oftenwithinatraditionalsingle-familyhomesetting.Giventhedifferentnatureofthesetwoscenarios,differentapproachescanbetakentoaddressthem.Independentresidentialhousingincommunitiesistypicallypermittedinformsthatprovideforindividual,separatedwellingunits.Whethersinglefamilydetached,singlefamilyattached,multi-family,orindependenthousingforseniors,allarebasedonthemodeloftheindividualunitwithitsseparatekitchen,bath,andsleepingquarters.However,thetraditionalfamilymodelandmarketfortraditionalhousingischanging;moreandmorefamilyunitsareinneedofsomesortofcombinedhousingtomeetvariousneeds.Inmanycommunities,thereisaneed/demandtoadjustthetraditionalsingle-unithousingmodel,inappropriatelocationsandunderappropriateconditions,toprovideforcombinationsofchildren,parents,youngadults,and/orolderadultstolivetogether,orforrelatedfamilyunitsofadultstoliveinoneunitorononeparcel.Typicalhouseholdscenarios:

• Seniorsneedingsupportivelivingnearfamilymembers,whilemaintainingindependence;



• Grandparentsraisinggrandchildren,whileinsupportiveseniorhousing;• Adults(youngorrelated)needingtolivewithfamilymembersforaffordabilitywhile

maintainingindependence• Unrelatedadultsdesiringtosharesomeaspectsofhousingwhileretainingindividual

unitsIntergenerationalandAlternativeHousingRegulations.Usually,theseissuesareaddressedthroughthezoningcode,whichregulateshousingtypes,permittedandconditionaluses,andprimarydevelopmentparameters(parcelsizes,neighborhooddensity,size,height,entrances,buildingsetbacks,numberofbuildings)foratypicalparcel,astiedtoidentifieddistrictsonamapofthecommunity.AccessoryDwellingUnits(ADUs)areoftenapprovedasconditionaluses,withoccupancypermitspendingregularmonitoringoflivingarrangementsandcodecompliance.Definitions:Somedefinitionsareimportanttocodesforintergenerationalandalternativehousing.

• Adwellingunitistypicallydefinedasonethathasitsownbathroom,kitchen,sleepingquarters,andsometimesseparateentrance.

• Anaccessorydwellingunitisasecond(orinsomecasesmorethanone)unitthatispresentonthesameparcelastheprimarydwellingunit,andissubordinatetotheprimarydwellingunit..

• Ahouseholdisdefinedintermsofthenumberofunrelatedpersonswhocanoccupyadwellingunit.

• Commonfacilitiesorareascanbeownedincommonbyaself-governinghousingorcondominiumassociation,orinthecaseofrentalproperty,maybeprovidedbythedevelopmentownertotenantsfortheiruse.

HousingOptions:Intergenerationalandalternativehousing,tomeetthedifferenthouseholdscenariosoutlinedabove,maytakeseveralforms:Intergenerationalhousing1) PermanentIntegrated(orInterior)AccessoryDwellingUnits(ADUs),usuallyasaseparateapartmentwithinthestructureofasinglefamilyhome2) PermanentattachedADUonsameparcel,oftenwithitsownentranceandsharedwalls3) PermanentdetachedADUonsameparcel;thiscantaketheformofagroundfloororupstairsunitinagarage,“cottage”orotheroutbuilding4) TemporarydetachedADUonsameparcel;oftenknownas“grannypods”or“TemporaryHealthCareUnits”;theseareusuallymanufacturedforthispurpose.Atleast17stateshaveincorporatedpermissivelanguageforsuchtemporarystructuresintotheirstatutes;toourknowledgeOhiodoesnothavesuchprovisions,buttheymaybegenerallypermittedunderOhiolaw.ItisrecommendedthatlegaladvicebesoughtiftheCitywishestopursuethisidea.



5) Traditionalsenior-suitablehousing(single-level,handicappedaccommodations,affordable/subsidized,centralizedlaundry/social/socialservices)withprovisionsforchildren,suchasadditionalbedroomsintheunit;centralizedplayandsocialspaces;accommodationofchildneedsforsocialservices,after-schoolcare,schooltransportation,etc.Alternativehousing1) Cottagedevelopmentaccommodatesseniorsoryoungfamiliesinamoresocialatmosphere.Thisistypicallyaplannedunitdevelopmentof8ormoreseparate“cottage”unitsperacre;unitsaretypicallysmall(max1200squarefeet),withsharedparkingandacentralizedgreenspace.Aversionofthecottagedevelopmentisproposedinafewcommunitiesas“workathomevillages”withdisability-accessibleunitsprovidingbuilt-inofficespaceforusebyseniorsandotherswhomightchoosetoliveandworkinadwellingunit,perhapswithfamilymembers.2) Tinyhomesinthecommunityhousingmanagementcontextallowforextremelysmallfreestandingunits(under800squarefeet)aspermanentstructuresonafoundation.Tinyhomescanbeseparateonsmalllots,ormorecommonlyaregroupedina“cottagedevelopment”PUDtypearrangement.Insomeplaces,tinyhomesareessentiallymotorhomesonatrailerwhichcanbemovedasneeded,butthesearenotaddressedhereastheyhavespecialutility,licensing,andpropertyownershipimplications,partlydrivenbystatelaw.Itispossibleforacitytoallowtinyhomesonpermanentfoundations,whileprohibitingtrailer-typehomes.3) Co-housing.Co-housingdevelopmentsareofteninitiatedbyapre-organizedgroupofpotentialownerswhoworktogethertodefinetheirdesiredlivingarrangements,andthenfindasitetodevelop,andadevelopertoworkwith.Mostrecentco-housingdevelopmentsinvolvedindividualunitsinmulti-unitstructuresofvaryingsizes,eachwithitsownkitchen,bathsandlivingspaces.Someunitsmaybedesignatedforrental,orownersmaybepermittedtorenttheirunits.Dependingonthenumberofunits,theymaybeclusteredaroundcourtyardsingroupsof5to10unitstofostersocialconnectionsamongownersinthecluster.Commonstructure(s)houselaundry,acommonkitchenandmeetingrooms,andmayincludespaceforotheramenitiessuchasalibrary,childcareorplayroom,entertainmentcenter,orwoodshop.Outdoorcommonfacilitiesmayincludecommunitygardens,pool,orchard,patios,dogpark,andcourtyardsocialareas.Rulesforuseandoccupancyoftheunitsmaybedrivenbythecity’sregulations,butalsobycovenantsandrestrictionsandgovernanceoftheco-housingassociation.Keyelementsofintegrated,attachedanddetachedADUregulations:

• additionalparkingspacesprovidedfor• definitionofrelated/unrelatedpersonspermitted;numberofpersonspermitted• numberofpermitted/requiredentrances/egress• requiredbuildingheights,setbacks,squarefootageprovisionsforbothprimaryand

secondaryunits,asapplicable



• anyspecialfire/buildingcodeprovisions• limitsonsizeofunitrelatedtooveralllivingarea• minimumrequirementsforunititself• provisionsforunoccupiedunits

KeyelementsoftemporarydetachedADUregulations:

• parkinganddrivewayaccessrequirements• definitionofrelated/unrelatedpersonspermitted;numberofpersonspermittedonthe

parceltotal;conditionalusecanbetiedtooccupationbyaspecificperson(s),andrelationshipoftheoccupants

• sizeandnumberofbuildinglimitsperparcel• heightrestrictions• minimumrequirementsfortheunititself• provisionsfordispositionwhenunitisnolongeroccupiedbyintendedperson



Keyelementsofintergenerational(child-friendly)seniorhousingregulations:• Typicallyaddressedasspecializeddesignorrenovationofseniormulti-familyhousing;

maynotrequirechangesinzoningordevelopmentregulations• Includeprovisionsforlargerunits(morebedrooms);moreandlargersocialspaces;

indoorplayareasandhomework/studyareas;protectedchild-safeoutdoorplayareas.• Mayhavespecialphysicalspacesforafter-schoolcare,seniorservices(laundry,hair

salon,meetingrooms,dining/sharedkitchen)• Livingarrangements,permittedpersons,socialservices,childsupervision,etcare

providedthroughpropertymanagementservices.Keyelementsofcottagedevelopment,tinyhomesandco-housingregulations:

• Utilizeplannedunitdevelopmentsiteplanning,reviewandmonitoring• Setlimitsonsizeofunits,heightrestrictions,mayhavedesignguidelinesforunitssuch

asrequiringporches,etc• Centralgreenspaceandcommonfacilitiesprovidedfor• Densityguidelines8-12unitsperacreormore(tinyhomes)• Homestypically1200squarefeetorless(cottagedevelopment),800squarefeetorless

(tinyhomes)• Provideforsharedparkinganddriveaccessintherearofunits• Allowforpossiblesharedcommunityroomorotheramenities• Covenantsandrestrictionsarereviewedbythecity,andmayberequiredtoinclude

provisionsformanagingproblemsincommonareasandopenspaceExamples.TheCityofSeattleaddressesAccessoryDwellingUnits(ADUs)aseitherattachedordetached(alsocalledBackyardCottages).SeeSeattlemunicipalcode23.44.041,andtheSeattleDepartmentofPlanningandDevelopment“Tips”factsheets116Aand116B.TheCityalsohasprovisionsforCottageDevelopment,seemunicipalcode23.43.012.(CityofSeattle,n.d.-a)(CityofSeattle,n.d.-b)TheVirginiaandNorthCarolinalegislatureshaveauthorizedtheconstructionof“TemporaryHealthCareStructures”forfamilyuseincaringforfamilymembersontheirsingle-familyproperty.OneexampleofanimplementingcommunityisEden,NorthCarolina.SeetheirZoningCode,section11-35.TheThomasJeffersonPlanningDistrictCommission,amulti-countyagencyinVirginia,hasamodelordinanceforusebymembercommunities.(CityofEden,NC,n.d.)(ThomasJeffersonPlanningDistrictCommission,n.d.)TheCityofMinneapolisincludesinterior,attachedanddetachedstructuresinitsprovisionsforAccessoryStructures.SeetheZoningCodechapter537.(CityofMinneapolis,n.d.)TheCityofCincinnati’sZoningOrdinanceincludesPlannedDevelopment(PD)provisions(Chapter1429),whichallowsmultiplebuildingsonalot,andcanbepairedwiththeSF-2district(minimumlotsizesof2000squarefeet,about16-20unitsperacre)(Section1403),tocreate



CottageDevelopment.(CityofCincinnati,n.d.)TheCityofLakewoodhasprovisionsforClusterHouseDevelopment,section1121.02,whichcombinedwiththeirRIHresidentialzoningdistrict(5,000squarefootlots)providesforCottageDevelopmentprojects.(CityofLakewood,OH,n.d.)TheNewYorkStateOfficeonAginghasacomprehensiveresourceonvarioushousingoptionsforaginginplace,includingsharedhousing,cohousing,eldercottages(essentiallyADUs–detached),andgrandfamilieshousing.(NYStateOfficefortheAging,2012)Adevelopmentfirm,TheCottageCompany,hasawebsitewithnumerousexamplesofcottagedevelopmentand“backyardcottages”(permanentdetachedaccessorydwellingunits).(“TheCottageCompany,”n.d.)ThecityofKirkland,Washington,alsohasacottagehousingordinance.Seechapter113,Cottage,Carriage,and2-3/unithomes.(“KirklandCodesandLaws,”n.d.)ExamplesofgrandfamilieshousingincludeprojectsinBoston,NewYork,Chicago,DetroitandBuffalo.Toourknowledge,theseprojectshavenotrequiredchangesorvariancestothezoningcode;theirspecialcharacteristicsaredeterminedinthedesignandprogrammingofthedevelopmentinatypicalmulti-familyorsenior-housingdistrict.Sharedhousing,orco-housing,involvesgroupsofpeoplewholiveintheirownapartmentsorhomes,butsharecommonfacilitieswhichmayincludekitchenfacilities.Theseprojectscanrequirespecialzoningprovisionsforthesharedkitchen,especiallyiftheindividualunitsdonothavetheirownkitchens.Inaddition,zoningprovisionsmayrestrictthenumberofunrelatedpeoplewhomaylivetogether.TheCityofMadison,Wisconsin,permitsco-housingcommunitiesinallzoningdistricts,butallunitsmustbefulldwellingunitsthatmeetdwellingunitcriteria.Boardingorlodgingroomsarenotpermittedunderthisdesignation.SeeZoningsection28-C,ResidentialDistricts,andthedefinitionsfor“Cohousing”,section28.211.(CityofMadison,n.d.)Asimilarco-housingarrangementisprovidedforintheTownofIthaca,NY’shousingcode,adoptedin1995.Seesection271-9,SpecialLandUseDistrictNo.8,EcoVillage.Thecodeprovidesfor150unitsin5neighborhoodson33acres,withawiderangeofownershipandoccupancypossibilities,andamaximumof8unitsperacre.Amenitiesprovidedforincludeagriculture,assistedliving,communityhouses,andothercommonfacilities.(TownofIthaca,NY,n.d.)



ReviewofOberlin’sCodesProvisionsaffectingintergenerationalhousingandalternativehousingarelocatedinPart11,BuildingCode,andPart13,ZoningCode.“Accessorybuildings”and“accessoryuses”aredefinedinchapter1321,withaccessorybuildingsdefinedassubordinatetotheprimarybuilding,andaccessoryusesdefinedassubordinatetotheprimaryuse.However,specificsarenotgivenregardingtheuseofthesebuildingsasplacesofresidence,withkitchens,bathsandsleepingrooms.“Accessorybuildings”arepermittedinallresidentialzoningdistricts,andPDdistricts.TheCDDdistrictdoesnotmentionthemaseitherapermittedorconditionaluse.Incitieswherelackofaffordablehousingunitsispartiallycausedbyalargegapinavailablehousingoverall,drivingupprices,orwhereunitsarespreadout,reducingwalkability,accessorydwellingunitsareanimportantcomponentofacomprehensivehousingstrategy.InOberlin,withmanyinfillparcelsavailablewithinproximitytodowntown,itisnotapparentthatanaccessorydwellingunitpolicyisneededatthistime.Theissuedidnotcomeupinourinterviewsandconversationswithstakeholders.TheCitymaywishtoconsultwiththepublic,eitheraspartofacomprehensiveplanningprocessorseparately,togaugetheinterestinonsitepermanentdwellingunitsthatcouldserveasintergenerationalhousingorprovidesupplementalincome.Permittingtemporaryaccessorydwellingunitsasaconditionalusemaybeagoodcompromisetoallowforseparatehousingoffamilymemberswhoareagingorwhohavedisabilities.InasmallCitylikeOberlin,withrelativelyfewhouseholdsoverall,itislikelythattotaldemandforalternativehousingwouldbelow.Banksmayrequirebuyerstobelinedupaheadoftimeinordertojustifyfinancing.Asdiscussedinthegeneralpartofthisreview,theCity’sexistingPDDcodewouldprovideforcottagehousing,tinyhouses,andco-housing.Inordertoencouragethedevelopmentofcottagehomesinparticular,andtominimizetherisktothedeveloper,theCitymaywishtocreateaspecificzoningoverlaydistrictallowingtheirdevelopmenton3-5acreinfilllots.Provisionofcottagehousingmayhelptoprovideaffordablemid-rangehousingsuitableforseniors.Recommendations• Clarifythedefinitionofaccessorybuildings,andaddadefinitionforaccessorydwelling

units,andspecifywhereeachareallowedaspermittedand/orconditionaluses,orprohibited.

• Consultwiththepublictodiscernthedemandfor“accessorylivingquarters”withtheirownfacilitiesforcooking,living,bathingandsleeping,eitherintegrated,attachedordetached,inappropriatesingle-familyandtwo-familydistricts.Thiscouldbesetupasaconditionalusewiththeresidentrequiredtobeabonafidefamilymember,andcouldfacilitatecareofelderanddisabledfamilymembersintheirownquarters.



• Considerallowingtemporarydetachedaccessorydwellingunitsinappropriatesingle-familyandtwo-familydistricts,asaconditionaluserequiringtheresidentbeafamilymember,andwithprovisionsfordispositionwhentheunitisnolongerneeded.

• Consideraddingazoningdistrictforcottagedevelopment,withdensities8-12unitsperacreandacentralgreenspace,thatwouldprovideforflexiblelotsizesandlayout,smallerhomes,andcentralizedopenspace,andpossiblesharedparking,toprovideadditionalhousingoptionsforseniorsandyoungfamilies.ThisneedmayalsobemetwithspecificprovisionsanddensityadjustmentsinthePDDcode.

• InthePDDdistrict,allowhomesunder800squarefeetonaconditionalusebasistoencouragecottage-typehomes.

COLLEGETOWNHOUSINGCONSIDERATIONSBackgroundThepresenceoflargenumbersofyoungadultswhoseekaffordable,independenthousingoptionsinproximitytoacollegecampuscanpresentchallengestoresidentialneighborhoodsincollegetowncommunities.Homesrentedtogroupsofstudents,withnonresidentlandlords(includingthecollegeoruniversityitself),canaffecthousingandneighborhoodappearance,peaceandquiet,andinthelongrun,canaffectpropertyvalues.Collegetowncommunitiesmostoftenincludeprovisionsintheirbuildingandzoningcodesthatprovideforthehealthandsafetyoftenantsandownerresidentsalike,andprovideauthorityforthecommunitytorespondtoproblemsshouldtheyoccur.Whileoccurringmostoftenincollegetowns,othercommunitiesmaysimilarlyaddressissuesinresidentialneighborhoodsthatmaycoincidewithincreasingnumbersofrentersand/orboarders.Theseconcernsprimarilyrelatetosingle-familyandtwo-familyresidentialdistricts.Keyelementsofcollegetownhousingcodesinclude:

• Definitionofthemaximumnumberofunrelatedpersonswhomayliveinonesingle-ortwo-familydwellingunit,whenownerresidesinthehomeandwhenownerdoesnotoccupythehome

• Designationofresponsibilityforordinancecompliance• Requirementthatlandlordmaintainaregisteroftenantkeyinformation,andvehicle

information• Prohibitionofcookingfacilitiesintenantrooms• Maximumnumberoftenantspersleepingroom(usuallyone)• Maximumnumberoftenantswhomayshareabathroom(oftenonetothree)• Whethertenantroomsinthirdfloorsorbasementsarepermitted,andunderwhat

conditions• Statementofpermittedand/orconditionaluseforrentalunits



• Somecommunitiesrequireregistrationofrentalunits,whichmayexpireuponsaleofthehouse;oftenthereisanassociatedinspectionandissuanceofanoccupancypermitspecifyinghowmanyunrelatedadultsarepermitted

• Parkingrequirements,oftenonespaceperhomeoccupant,andparkingisprohibitedinthefrontyard

• Whetherforrentsignsarepermitted• Criteriaforapproval/denialofoccupancypermit• Provisionsforappeals,variances,andpenalties

Examples.TheCityofAthens,OhiohasacomprehensiveRentalDwellingandHousingPermitordinancethatrequiresanoccupancypermitbeobtainedforallrentalunits,renewedannually.Landownersmustgivethecitynoticeofchangeinownership.Nomorethan3unrelatedadultsarepermittedinanysingle-familyortwo-familyhomewheretheownerisnotresident.Inmulti-familydistricts,therearenosuchlimits.Ofinterest,Athensrequiresa“Tenant/OccupantEducationForm”bemaintainedonthepremiseswhereeachtenantassertstheirrelationshiptotheothertenants,andassertstheirawarenessofcitycoderestrictionsonnoise,nuisanceparties,animalcontrol,parking,andpropertymaintenanceandresponsibility.SeeMunicipalCodesections29.03(RentalDwellingandHousingPermit),and23.04(PermittedUses–SingleFamilyDwellings).(CityofAthensOhio,n.d.)TheCityofLakewood,Ohiomakesrentalto“roomers”aconditionaluse,andsetsamaximumof2roomerspersinglefamilyresidence,and1roomerperunitfor2-familyresidences.Theoperatorisrequiredtomaintainaregisteroftenants.Seethemunicipalcodesection1124,housing,1161,singlefamilyresidentialdistrict,and1306,PropertyMaintenanceandSafety.ACertificateofOccupancy,uponinspection,isrequiredforeverychangeinhandsofanon-owner-occupiedsinglefamilyormulti-familyunit.(CityofLakewood,OH,n.d.)TheCityofUniversityHeights,Ohioprohibits“roominghouses”,“boardinghouses”,and“cooperativehomes”ofmorethan3unrelatedadultsinsingleandtwo-familyresidentialdistricts.“GroupHomes”,asdefinedforpersonsneedingsupportivehousing,arepermitted.Whereapropertyisnon-owner-occupied,theownermustdesignatea“headofhousehold”whowillactashis/heragentonthepremises.Section1280ofthezoningcoderequiresarentalpermitforsingleandtwo-familydwellings,withassociatedinspections.Therentalpermitisgoodfortwoyearsandisnontransferableifthereisachangeinownership.Criteriaareprovidedfordenialofoccupancypermit,appeals,andvariances.Seesections1250.02,single-familydistricts;1280,rentalpermit;and1472,definitions.(CityofUniversityHeights,n.d.)ReviewofOberlin’sCodesTheCityhasprovisionsforroominghousesinChapter1353,whichdefines“roominghouses”ashavingbedroomsforsixtosixteenunrelatedpersons,withoutseparatekitchenfacilities.The



Citycurrentlyhas9activeroominghousesand16inactive(former)roominghouses.Numberofbedroomsperhouserangefrom6to12.Activeroominghousesarelicensedandrenewedannually,andnoticemustbegiventotheCityofsale,disposalorchangeinroominghousefunction.TheCity’szoningdefinitions(chapter1321)defineafamilyasnomorethan5unrelatedpersonslivingtogether,anddwellingunitsarelimitedtoonefamilyperunit.OberlinCollege’s“villagehousing”,whichconsistofformersinglefamilyresidenceswhicharenowownedbytheCollegeandrentedtostudentsonaper-bedroombasis,haveamaximumoccupancyof5studentsperhouse,althoughmanyhavefewerbedrooms/students.TheCollegeowns57ofthesehomeswithnumberofbedroomsrangingfrom1to5.(twoadditionalhomeswithmorebedroomsthatarepartoftheCollege’s“VillageHousing”areroominghouses.)Theseunitsofupto5bedroomsarenotrequiredtoberegisteredorlicensed.Recommendations

• Asfundsareavailable,requiringrentalregistrationforallrentalpropertywherethelandlordisnotresidentmayhelpwithmaintenanceenforcementandearlyproblemidentification.

• TheCitymaywanttoconsiderrequiringlandlordstoretainrentalagreementswithprovisionsfortenantidentification,andindividualtenantacknowledgementofrulesandregulationsregardinghousing,similartotheCityofAthensapproach.(seenotesabove).

• Asfundsareavailable,amorecomprehensivesystemofexteriorhomeinspectionmayaidtheCityinidentifyingandregulatingillegalboardinghousesininappropriatedistricts.

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