tap-ons, demolition permits, the demolition tax, and such other development fees and costs that may be imposed by the city. To the extent there are impact fees attributable to the affordable homes, those are paid from funds in the Affordable Housing Trust Fund.
The affordable homes are made available to families or individuals making up to 120 percent of area median income (AMI) ($90,480 for a family of four in 2006). In for-sale developments, at least one and no less than 50 percent of the affordable units must go to families or individuals making no more than 80 percent of AMI ($59,600 for a family of four in 2006). All other affordable for-sale homes are available to anyone earning up to 120 percent of AMI. Within each income tier, pricing requirements are imposed to ensure a range of affordability. In rental properties, at least one-third of the affordable homes must go to those with incomes less than 50 percent of AMI ($37,700 for a family of four in 2006), one-third to those at 51 to 80 percent AMI, and no more than one-third to those making 80 to 120 percent AMI. For-sale homes are kept affordable by attaching deed restrictions in perpetuity or for as long as legally allowed. The deed restrictions include a resale formula designed to ensure a fairmarket return on the investment to the owner and that the homes will be resold at an affordable rate to an income-qualified buyer. Apartments are kept affordable for 25 years. Affordable homes must be dispersed throughout the development, visually compatible and built concurrently with market-rate units. External building materials must be the same as market-rate units. Internal fixtures and finishes do not need to be the same, except for energy efficiency improvements.
Public Involvement
To establish the Highland Park Inclusionary Zoning Ordinance, the Plan Commission held public hearings at its regular meetings in February, March and April of 2003, to gather public input regarding the ordinance. The Plan Commission approved the necessary amendment to the zoning code to establish the Inclusionary Zoning Ordinance at its April 2003 meeting. In addition to the Plan Commission meetings, the city held several meetings with key stakeholders.
Most of the concerns raised at these meetings came from the development and realtor communities. Developers did not know how the policy would be implemented and feared that inclusionary zoning would raise their costs of working in Highland Park. Discussions with the development community provided valuable input into how the city could best craft the policy. The Illinois Association of Realtors was unclear about the general goals of the policy, as well as who would bear the cost of enactment. The association was concerned the cost would be borne solely by the development community. Highland Park officials met with them to clear up any misconceptions and provide them with accurate information. Several members of the public testified in favor of the inclusionary zoning ordinance during the public approval process. This ordinance has allowed the city to pursue affordable housing development that would have otherwise been extremely difficult to create. As of the summer of 2005, there were three such developments in the pipeline. When complete, these developments will generate 11 new affordable homes within the city of Highland Park.
Contact
Betsy Lassar, Housing Planner, City of Highland Park
Phone
847/926-1852
elassar@cityhpil.com
Web site
www.cityhpil.com
As of October 2006