Affordable Housing Guide For Local Officials

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A F F O R D A B L E H O U S ING G U ID E F O R L O CA L OFFICIA L STABLE OF CONTENTSAFFORDABLE HOUSING FOR CHANGING COMMUNITIES.1HOUSING PROGRAMS AND FUNDING.7AUTHORITY OF LOCAL GOVERNMENT.25LAND USE POLICIES AND STRATEGIES.31REDUCING REGULATORY BARRIERS.41CREATING SUCCESSFUL NEIGHBORHOODS.47Division of Housing Affordable Housing Guide for Local Officials

A F F O R D A B L E H O U S ING F O R C H A NG ING C OM M UNIT IESAFFORDABLE HOUSING FORCHANGING COMMUNITIESLocal officials increasingly recognize that theavailability and cost of housing has a majorimpact on their community. A diversified housing inventory supports strong economic development, attracting new businesses, and ensuresthat existing employers are able to recruit andretain staff. Lack of affordable workforce housing can force employees to commute significantdistances, contributing to traffic congestion andair pollution, and to an increased frequency ofemployee absences.To meet the challenges of a rapidly changingpopulation, Colorado needs to provide acontinuum of housing choices for householdswith different incomes, and for those needinghousing accompanied by supportive services.One of the goals of the Division of Housingis to help Colorado renters become stablehomeowners. Still, many Coloradans lack theincome or resources to sustain homeownership.A development strategy based on a solidunderstanding of the housing market andthe needs of the community will provideopportunities for young people and singlehouseholds, as well as ensuring the welfare ofthe most vulnerable members of the populationwith safe, decent, and affordable options for theelderly and the disabled.Division of Housing Affordable Housing Guide for Local OfficialsPage 1

AFFORDABL E HO USI N G F O R CHAN G I N G CO MMUNIT IESCREATING AFFORDABLEHOUSINGDeveloping and operating housing can be challenging. Developers, in the creation of marketrate projects, willingly entertain risks, incentivized by the prospect of achieving a significantreturn on investment. Projects that provideworkforce or affordable housing may be moredifficult with limited financial resources to makedeals work. It is here that local governmentsplay a critical role in helping their communitiesachieve a balance of housing types for all residents in the community.SUPPLY AND DEMANDAccording to the National Association of HomeBuilders (NAHB), the housing industry generally contributes between 14 and 18 percent ofthe nation’s gross domestic product (GDP). Thehousing industry is vital to Colorado’s state andlocal economies, creating jobs and generatingtaxes and wages.As the economy continues to grow throughoutthe Rocky Mountain region, the demand forhome sales is rising in metropolitan areas,creating much tighter markets than are beingexperienced in many rural areas.JOBS/HOUSING BALANCEWhen planning for future economic development, or when responding to new proposals,it is important for communities to take theirlocal housing market into consideration. Acommunity that has high housing costs butmainly attracts jobs at less than 13 an hourmay find that it has a severe lack of affordablehousing for new employees. Pre-planning tocreate affordable housing options for low– andmoderate-income households will help keepnew workers in safe, quality housing they canafford. This strengthens communities, enablingfamilies to send their children to local schoolsand support local business while cutting downon traffic and congestion from commuters.TEN TIPS FOR LOCAL GOVERNMENTS1.2.3.4.5.6.7.8.Understand your housing market.Set a community housing plan.Develop criteria or definitions of affordable housing.Reduce the impact of regulations on affordable housing.Contribute land to affordable housing.Provide financial assistance.Reduce, defer, off-set, or waive development fees for affordable housing.Establish a land banking program to ensure the availability of land for futuredevelopment.9. Allow exemptions for property tax or sales and use taxes.10. Allow “fast tracking” of planning and zoning approval for affordable housing projects.Page 2Division of Housing Affordable Housing Guide for Local Officials

A F F O R D A B L E H O U S ING F O R C H A NG ING C OM M UNIT IESAnalysis Of Housing Demand1. Convert hourly wages to annual incomesfor each wage earner:According to the National Association of Home Builders(NAHB), the estimated one-year impacts of building 100rental units in a typical local area include:Hourly wage x 2080 (hours per year) Annual gross income Example: 12/hr x 2080 hrs 24,960 12.5 million in local income 34.3 million in taxes and other revenue for localgovernments161 local jobs.2. To determine what an affordablehousing cost is at these income levels,use the following calculation:Annual gross income / 12 monthlyincomeThe two terms tend to be confused andincorrectly substituted for each other.Monthly income x .30 monthly housingbudgetA Housing Needs Assessment provides a generalanalysis of the overall condition of the varioustypes of housing in a community and the need 24,960/12 2,080 monthly incomefor specific types of housing (homeownership,rental, special needs housing). The Housing 2,080 x 0.3 624 monthly housingNeeds Assessment is important in determinbudgeting the type and magnitude of housing issuesand needs in a community. In addition, it is anThis wage earner can afford to pay 624 per important tool in narrowing the focus of possimonth for all housing costs, including rent and ble housing proposals, and it provides an overallutilities. This analysis is based on a one-income guidance document.household, and assumes full time with benefits.It is important to note that many minimum-wage A Market Study provides independent confirearners are working part time with no benefits. mation that a specific housing proposal will besuccessful in the marketplace. Most lendersAfter determining what new employees can require an independent Market Study to confirmafford for rental housing, communities need to assumptions about your housing proposal.look at the prices and availability of units in the The following criteria will be analyzed as partlocal housing market.of a market study: project location (shopping,employment, neighborhood, school district andUNDERSTANDING YOURproximity to schools); market area identificationHOUSING MARKET(socioeconomic characteristics, physical andpolitical boundaries); demographic data (age,Housing Needs Assessments and Market Studies household size, number of households); relaare two distinct tools utilized to quantify the tionship to existing and anticipated comparablescope and housing needs facing a community.Division of Housing Affordable Housing Guide for Local OfficialsPage 3

AFFORDABL E HO USI N G F O R CHAN G I N G CO MMUNIT IESAccording to the National Association of Home Builders(NAHB), the estimated one-year impacts of building 100single-family homes in a typical local area include: 30.6 million in local income. 3.8 million in taxes and other revenue for localgovernments.394 local jobs.developments; and a statistical analysis of thenumber of households that will be available forthe proposed housing project.evaluation that should give the community ageneral idea of the size and type of developmentneeded to meet the housing demand in thetarget area. The next step in the processis determining how to use the informationcontained in the assessment. An action planshould be drafted to list the steps necessaryto achieve the community’s housing goals. Thepurpose of an action plan is to clarify whatresources are required, and to formulate atimeline for when specific tasks need to becompleted.MARKET ASSESSMENTFRAMEWORKSTEP 1: Assembling the TeamThe first step in the analysis of local housingneeds is assembling a team of individuals andorganizations to involve in the needs analysis process. The goal of this team is to collectand analyze housing related information andto provide the results of this analysis to thebroader community.STEP 2: Data CollectionDemographic information can be obtained fromcensus data maintained by the federal government, and from the State Demography Office.Additional housing data — on vacancy rates,average rents, and foreclosures — is availablefrom government sources or the private sector.A community might also want to conduct a“windshield survey” to determine the quality ofavailable housing stock.STEP 3: Compilation and Analysis of theResultsThe completed assessment is a preliminaryPage 4Division of Housing Affordable Housing Guide for Local Officials

A F F O R D A B L E H O U S ING F O R C H A NG ING C OM M UNIT IESHOUSING BRIDGEThe Housing Bridge below is a needs assessment tool that may be used to help a community achievehousing balance.Used with permission of McCormick and Associates, Inc.Division of Housing Affordable Housing Guide for Local OfficialsPage 5

H O U S ING P R O G R A M S AND FUND INGHOUSING PROGRAMS ANDFUNDINGWhile the challenges faced by each communitymay be distinct, there are a wealth of resourcesavailable from federal and state governments,as well as from private enterprises. Depending on the condition of your existing housinginventory, the state of the local economy, orthe availability of jobs, this guide will providean overview of the types of programming andfunding sources that can help you respond tochange and foster growth.and private enterprises to provide opportunities for first-time homeowners, communityservice organizations, and affordable housingdevelopers.The programs and organizations describedhere can guide local jurisdictions to tailor theirregulations and policies to promote growth,attracting business to generate income, developinfrastructure, and provide for the social needsof their communities.DOLA administers state and federal funds toconstruct new housing and rehabilitate existing properties, as well as voucher programs forlow- and moderate-income renters. DOLA worksin partnership with other government agenciesDivision of Housing Affordable Housing Guide for Local OfficialsPage 7

H OUSING PRO GRAMS AN D F U N D I N GGOVERNMENT AGENCIESThe U.S. Department Of Housing and UrbanDevelopment (HUD)Housing cost increases are of concern to HUD,as both production costs and the need for rentalassistance vouchers escalate. HUD is focusedon advancing policies that create opportunityfor people across the country, to create a solidfoundation for the next 50 years. HUD worksto strengthen the housing market to bolsterthe economy and protect consumers; meet theneed for quality affordable rental homes; utilizehousing as a platform for improving quality oflife; and build inclusive and sustainable communities free from discriminationThe U.S. Department of Agriculture (USDA)Rural Development (RD) funds a variety ofprograms that promote rural homeownership,including self-help housing; housing repair andrehabilitation; and rural housing direct loans.RD also assists with the development of multifamily rental housing, including farm laborhousing; rural rental housing; rural loan guarantee programs; housing preservation; and rentalassistance programs. Additionally, RD providesopportunities in community development andempowerment; business and cooperatives; andcommunity facilities.Federal Home Loan Banks (FHLB)FHLBs can assist affordable housing projectswith loans made at a lower rate than those available through the commercial lending market.These Affordable Housing Program (AHP) loansare often the first piece of funding committedto a project, and are available for purchase,construction, rehabilitation or refinancing ofvery low– to moderate-income rental housing.Page 8For rental projects, at least 20 percent of theunits must be occupied by and affordable tohouseholds at or below 50 percent of the AreaMedian Income (AMI). Funds may also be usedfor additional units that target households at orbelow 80 percent AMI. For ownership housing,households must earn less than 80 percent AMI.Colorado State Housing BoardThe Colorado State Housing Board was createdin 1970 to advise the General Assembly, theGovernor, and the Division of Housing onColorado housing needs. The seven-memberState Housing Board reviews financing requestsand adopts regulations governing factorybuilt structures and multi-family housing incounties with no building codes. The Boardalso sponsors research reports for use bythe public, legislators, and the Governor. TheBoard generally meets on the second Tuesdayof each month at 1:00 p.m. at 1313 Sherman St.,Room 318, Denver, CO 80203. Please check thewebsite for updates or changes to the schedule.Colorado Division of Housing (DOH)The Colorado Division of Housing is locatedwithin the state Department of Local Affairs,and provides financial and technical supportto organizations throughout the state that arecommitted to serving Colorado’s most vulnerable citizens and communities. DOH’s missionis to partner with local communities to createhousing opportunities for Coloradans who facethe greatest challenges to accessing affordable,safe and secure homes.DOH offers funding opportunities for rehabilitation and new construction of housing topublic housing authorities, local governments,and both non-profit and private developers. It supports, licenses, and regulates theDivision of Housing Affordable Housing Guide for Local Officials

H O U S ING P R O G R A M S AND FUND INGfactory-built construction industry, including theprovision of building department services wherenone exist, and the adoption and enforcementof building codes for factory-built structures.In concert with local housing authorities andnon-profit service organiza tions, DOH providesrental subsidies and down payment assistanceto bridge the gap between household incomeand the cost of living by creating a safety net forthose most at-risk with funding for senior andspecial needs housing and the homeless office.DOH provides gap funding for the acquisition,rehabilitation, and new construction of affordable housing.DOH provides grants and loans from both stateand federal funds. Before applying, pleasecontact your regional Housing DevelopmentSpecialist, who will help you in the planningprocess and direct your program or project tothe right funding source based on timing, availability of funds and Division funding priorities.GRANT AND LOAN PROGRAMSADMINISTERED BY THEDIVISION OF HOUSINGHOME Investment PartnershipsHOME dollars provide competitive fundingto local government, non-profits and privatedevelopers.There are four basic program types: Homebuyer assistance.Rehabilitation for owner-occupants.Rental housing acquisition, rehabilitationand construction.Tenant-based rental assistance.HOME Community Housing DevelopmentOrganization (CHDO): The CHDO designationwas created to carry out the overall goals of theHOME program. A CHDO is a private, non-profit,community-based service organization whoseprimary purpose is to provide and developaffordable housing for the community it serves.Certified CHDOs receive certification from aParticipating Jurisdiction (PJ) indicating that theymeet certain HOME Program requirements andtherefore are eligible for HOME funding.APPLICATION CYCLESAll application cycles are competitive. DOH accepts applications by the 1st of every month. Monthly: Rental acquisition, rehabilitation, and new construction.July 1st: Single-family Owner-occupied (SFOO) housing rehabilitation programsSeptember 1st: Community Housing Development Organization (CHDO) operating funds.December 1st: Down payment assistance (DPA) programs, including Homeownershipsubdivision development.Division of Housing Affordable Housing Guide for Local OfficialsPage 9

H OUSING PRO GRAMS AN D F U N D I N G If an organization becomes a certifiedCHDO, it is eligible to take advantage ofthe HOME funds set aside just for CHDOs,as well as additional special technicalassistance from HUD.CHDO set-aside funds provide equityfor community-based organizations toundertake projects, build their capacity toserve a broad range of affordable housingneeds, and provide guaranteed resourcesfor affordable housing development.project-by-project basis. State programs canonly fund “non-entitlement” communities.Principle eligible activities: Affordable housing.Neighborhood revitalization.Economic development.Improved community facilities.Infrastructure improvements.Community Development Block Grant Disaster Recovery (CDBG-DR)CHDOs may: Serve as owners, developers, and sponsors of projects undertaken with fundsfrom a PJ’s required 15 percent set-asidefor CHDOs.Receive special assistance — such aspredevelopment loans, technical assistance, or operating funds — that is notavailable to other types of organizations.Perform certain services as contractorsto PJs.Contract with PJs in the same ways asother non-profit subrecipients to doacquisition and/or rehabilitation ofrental property; new construction ofrental housing; acquisition and/or rehabilitation of homebuyer property; newconstruction of homebuyer property;direct financial assistance to purchasersof HOME-assisted housing sponsored ordeveloped by a CHDO with HOME funds.DOH works with local communities to ensurethat citizens who have been displaced from theirhomes can access resources that help themrebuild, relocate, and find permanent housing.The CDBG-DR housing programs are administered through partnerships with local governments, housing authorities, communities, andvolunteer-driven non-profit organizations, andare for use by those recovering from specificPresidentially declared natural disasters.Neighborhood Stabilization Program (NSP)DOH administers federal NSP dollars to offsetthe negative impact of foreclosures on neighborhoods. Funds are directed to areas of greatest need to help stabilize property values andrevitalize communities.Private Activity Bonds (PAB)Community Development Block Grant(CDBG)CDBG Entitlement Communities receive directfunding. Non-metropolitan, non-entitlementareas apply to the state for use of funds on aPage 10The PAB program funds privately developedprojects. The bonds are tax-exempt and theamount of the bonds issued are limited by theIRS based on population. Underwriters useinvestor money from the sale of the bondscalled “bond proceeds,” to make a loan to aDivision of Housing Affordable Housing Guide for Local Officials

H O U S ING P R O G R A M S AND FUND INGproject. The project then pays back the loan andthe investors are repaid, plus interest.by the end of the year.Fifty percent of the state PAB cap is allocateddirectly to state authorities, and fifty percent isallocated to local governments whose populations warrant allocations of one million dollarsor more. These allocations are available toqualifying local governments from January 1 toSeptember 15 of each year and may be used forthe following:Revolving Loan Funds Multi-family housing projects.Single-family mortgage revenue bonds.Qualified residential rental projects.Qualified redevelopment projects.Manufacturing.Water, sewer and solid waste disposal.Hazardous waste facilities.Any portion of a direct allocation not used by astate agency or local government to issue bondsfor a carry-forward purpose or for a mortgagecredit certificate election by September 15reverts to the Statewide Balance for allocationDOH provides grant funds to regional housing organizations to provide Single FamilyOwner-Occupied repair loans (SFOO) and DownPayment Assistance loans (DPA) to low- andmoderate-income families. These loans are setat a low interest rate and can be amortized ordeferred depending upon the need of the family.When loan repayment is received, the housingagency places the payment into a revolving loanfund. These funds are then recycled back intothe community to provide additional housingrehabilitation and down payment assistance.Single Family Owner Occupied (SFOO)RehabilitationThe primary goals of the SFOO Rehabilitationprogram are to:Division of Housing Affordable Housing Guide for Local OfficialsPage 11

H OUSING PRO GRAMS AN D F U N D I N G own homes.Increase the number of homeownersin the regional housing organization’sservice area.Create and maintain a regional revolvingloan fund to assist future families withdown payment assistance.Enhance neighborhoods and communities.Provide stability for families and achievelower foreclosure rates by requiring prehomeownership counseling.Annual follow-up with families is highly recommended, as well as the provision of foreclosurecounseling, if needed.Down Payment AssistanceHousing Development Grant Funds (HDG)The primary goals of the down payment assistance program are to:The HDG program is a competitive grant thatprovides funds for acquisition, rehabilitationand new construction. The fund was createdby the Colorado State Treasury and consistsof monies allocated to the Colorado Affordable Housing Construction Grants Fund by Page 12Preserve, enhance, and maintain affordable housing stock through repair andrenovation within the community.Protect the health and safety of the occupants through the correction of housinghazards.Assist homeowners in improving thecondition of their homes.Allow homeowners to stay in their homes.Create and maintain a regional revolvingloan fund to assist with future housingrehabilitation projects.Develop and sustain a network of localcontractors to complete housing repairsand renovations.Provide opportunities for low- and moderate-income Coloradans to purchase theirDivision of Housing Affordable Housing Guide for Local Officials

H O U S ING P R O G R A M S AND FUND INGthe General Assembly. HDG funds improve,preserve, or expand the supply of affordablehousing.Housing Development Loan Funds (HDLF)The HDLF program provides loans for the development or rehabilitation of housing for low- tomoderate-income families. Money repaid onloans goes back into the HDLF program to beused on a future project.Colorado Housing Investment Funds (CHIF)The CHIF program was seeded with 36 millionof custodial funds through the Colorado Attorney General’s office with 2012 Mortgage Servicing Settlement funds. The CHIF funds can beused two ways:1. Short-term, low-interest loans to bridgethe long-term permanent financingsources (a portion of loan may remain inthe project as permanent debt).2. Short-term loan guarantees for newconstruction and rehabilitation. Eligibleborrowers include non-profit, for-profit,and Housing Authority developers.HOUSING VOUCHERPROGRAMS ADMINISTERED BYTHE DIVISION OF HOUSINGHousing Choice Voucher Program (HCV)The HCV program, commonly referred to asSection 8, is the federal government’s majorprogram for assisting very low-income families,the elderly, and the disabled to afford decent,safe, and sanitary housing in the private market.Since housing assistance is provided on behalfof the family or individual, participants are ableto find their own housing, including single-familyhomes, townhouses, and apartments. Each year,DOH houses more than 6,000 families statewidein its HCV program, serving Colorado’s mostvulnerable citizens by providing preference toindividuals with disabilities (over 80 percent ofDOH vouchers serve persons with disabilities),individuals experiencing homelessness, victimsof domestic violence, and individuals exitinginstitutional settings.Veterans Affairs Supportive HousingProgram (VASH)The VASH program is a national initiative sponsored by HUD and the U.S. Department of Veterans Affairs (VA). The goal of the VASH program isto end homelessness among military veterans.The VASH program combines HCV rental assistance, intensive case management and clinicalservices to enable homeless veterans accessto permanent housing while leading healthy,productive lives in the community.Family Unification Program (FUP)DOLA partners with the Colorado Division ofChild Welfare and local service providers toadminister this unique housing choice voucherprogram to assist households involved in childwelfare. These vouchers can serve both familiesand youth headed households. Family vouchers are reserved for families where housing isan obstacle to retaining or regaining custody oftheir children. Youth vouchers are for homelessyouth aging out of the foster care system (ages18 through 24).Continuum of Care Permanent SupportiveHousing (CoC PSH)The CoC PSH program provides rental assistance and access to supportive services forDivision of Housing Affordable Housing Guide for Local OfficialsPage 13

H OUSING PRO GRAMS AN D F U N D I N Gindividuals, youth, and families experiencinghomelessness. Referrals are made throughregional Coordinated Entry systems to ensurehouseholds with the greatest need and/orbarriers to housing stability are prioritized forrental assistance. CoC PSH allows for a varietyof housing choices and access to a range ofcommunity-based supportive services based onthe individualized needs of participants.Section 811 Project Rental AssistanceProgramDOH receives funding from HUD through theSection 811 Supportive Housing for Personswith Disabilities Project Rental Assistance (PRA)Program. This program assists extremely lowincome people with significant and long-termdisabilities to live independently in the community by providing affordable housing linked withvoluntary services and supports. PRA fundsprovide project-based rental assistance; it is nota financing source for housing construction oracquisition/rehabilitation.Mental Health and Homeless SolutionsProgram State Housing Vouchers (MH-SHV& HSP-SHV)The MH-SHV & HSP-SHV program providesrental assistance and access to supportiveservices for extremely low-Income individualswith a disabling condition, disabilities, or specialneeds who are frequent or high-cost consumersof public systems, such as mental health institutes, and who are experiencing homelessnessor would be upon discharge/release. Referralsare made through regional Coordinated Entrysystems, Colorado Department of HumanServices’ Division of Child Welfare and OfficePage 14of Behavioral Health, Colorado Department ofCorrections’ Division of Adult Parole, and entitiesserving persons who need long-term supportsand services in order to maintain housing.Colorado Choice Transition (CCT) VouchersThe CCT voucher program provides housingvouchers for persons with disabilities whorequire long-term services and support to transition out of nursing facilities. These vouchershelp solve systemic barriers to clients movinginto a least-restrictive community living environment, to improve their health outcomes. Thisprogram also helps people with disabilities whoare at risk of being placed in an institution stayin their communities.INITIATIVES ADMINISTERED BYTHE DIVISION OF HOUSINGOFFICE OF HOMELESS INITIATIVESThe Division of Housing’s Office of HomelessInitiatives works with local, state, and federalstakeholders to build, promote, and supportcollaborative approaches to make homelessness rare, brief, and one-time in Colorado. Ourvision is to advance solutions that combineaffordable housing with accessible services sono one languishes in homelessness. Our missionis to work with community partners to createa robust continuum of efficient and effectivesolutions that reduce and prevent instances ofhomelessness and ensure that every Coloradanhas a safe place to call home.The following programs are administeredand are focused solely on people facinghomelessness:Division of Housing Affordable Housing Guide for Local Officials

H O U S ING P R O G R A M S AND FUND INGHomeless Solutions ProgramThe Homeless Solutions Program (HSP)supports a continuum of efficient andeffective housing solutions that increaseaccess to permanent housing and disruptthe costly cycle of incarceration, emergencyhospitalization, and utilization of crisis servicesthat often accompanies homelessness.HSP is intended to serve individuals witha history of homelessness and a disablingcondition, disabilities, or special needs whoare frequent or high-cost consumers of publicsystems. Youth and Veterans experiencinghomelessness are prioritized sub-populationsas well.Office of Homeless Youth Services (OHYS)Created by the Colorado State Legislaturethrough the Homeless Youth Services Act(C.R.S. 26-5.9), the OHYS is a vehicle throughwhich homeless youth services statewide areimproved by coordinating current services andfacilitating interagency collaboration. The OHYSidentifies gaps, removes barriers, and improvesaccess and information sharing. In order tocarry out this legislative intent, the OHYS, inconjunction with the Advisory Committee onHomeless Youth, develops and implements theColorado Homeless Youth Action Plan annually.This statewide plan contains many key prevention and intervention strategies designed tocollaboratively and comprehensively addressthe issue of youth homelessness in Colorado.Next Step Programsecure housing and choice of where to livewithin their community: close to jobs, family,and schools of choice. Maintaining school attendance in a specific school can improve academicsuccess and reduce long term social costs.Parents receive job counseling and training andall family members receive supportive services.Emergency Solutions Grants (ESG) ProgramThese grants are funded by HUD to allowstates, local governments and non-profits assisthomeless persons by providing a completecontinuum of supportive services at emergencyshelters and transitional housing programs. Theprogram also assists in the prevention of homelessness when households experience a suddenbut temporary loss of income that results in aninability to pay rent, mortgage, or utilities.Eligible Activities: Shelter operating expenses.Essential services.Homeless prevention activiti

3. Develop criteria or definitions of affordable housing. 4. Reduce the impact of regulations on affordable housing. 5. Contribute land to affordable housing. 6. Provide financial assistance. 7. Reduce, defer, off-set, or waive development fees for affordable housing. 8. Establish a land banking program to ensure the availability of land for future

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