[Res. R-11-07, 10/13/2011]
The purpose of this manual is to promulgate the rules and regulations
for developers choosing to provide affordable housing in Gregg Township.
[Res. R-11-07, 10/13/2011]
This manual shall apply to properties zones residential and
agricultural. In accordance with § 15-522, Subsection 1C,
Conservation Design Overlay District; Provision for Affordable Housing,
a density increase is permitted where the subdivision proposal provides
on-site or off-site housing opportunities for low-or moderate-income
families. When off-site housing provision is proposed, the Board shall
require evidence that these units will in fact be constructed by a
certain date. The amount of density increase shall be based on the
following standard: for each affordable housing unit provided under
this section, one additional building lot or dwelling unit shall be
permitted, up to a maximum 15% increase in dwelling units.
[Res. R-11-07, 10/13/2011]
The Gregg Township Board of Supervisors recognizes that market
conditions have made it difficult for many residents to afford homeownership.
These residents include, for example, young professionals, new families,
workers and the elderly. Therefore, the goal of the Affordable Housing
Program is to increase the stock of affordable housing units in Gregg
Township in order that the aforesaid residents can live in close proximity
to employment centers, daily service needs, and schools.
[Res. R-11-07, 10/13/2011]
1. Affordable housing is herein defined as units sold or rented to families
earning up to 120% of the area median income, adjusted for family
size, as determined by the U.S. Department of Housing and Urban Development.
2. The area median income for Centre County is determined by the U.S.
Department of Housing and Urban Development and is adjusted annually
by the same U.S. agency. The U.S. Department of Housing and Urban
Development further defines affordable housing as a house where the
costs of purchasing it do not exceed 30% of the gross area median
income. Housing costs for owner-occupied units are defined as principal,
interest, taxes, insurance and any condominium or association fees.
Housing costs for rental units are typically defined as rent and utilities.
[Res. R-11-07, 10/13/2011]
1. Affordable housing units constructed under the provisions in § 15-522,
Subsection 1C, Conservation Design Overlay District; Provision for
Affordable Housing, require the submission of a Housing Development
Plan.
2. Prior to drafting the Housing Development Plan, the Township encourages
all parties, which may include the developer, municipality, nonprofit,
builder's agent and any other interested party, to meet and discuss
affordability factors, unit types, size, phasing of the affordable
housing units and other related issues. The parties are also encouraged
to work together throughout the development process, if needed.
3. In addition to the requirements in the Part, the Housing Development
Plan must contain the following information:
A. A statement from the Centre County Housing and Land Trust or other housing nonprofit agency designated by the Township that the affordable housing units are consistent with the definition in §
5-104 above.
B. The location, zoning designation and ownership of the project. All
affordable housing units must be on-site, unless the Township approves
an exception for off-site construction of the affordable housing units.
C. The number of affordable housing units that will be provided and
the calculations used to determine the number of affordable housing
units. If the calculation includes a fraction then a fraction of 0.5
or more shall be rounded up to the next whole number, and a fraction
of less than 0.5 shall be rounded down to the next whole number.
D. A copy of an agreement for the administration of the affordable housing
units with the Centre County Housing and Land Trust, its successor,
or other nonprofit agency approved by the Township.
E. The project description and marketing name, if different than the
name submitted to the Township, and a site plan or preliminary subdivision
or land development plan of the project.
F. The exact location, that is, the specific lots or building areas,
within the development of the affordable housing units. The Township
encourages the developer to not concentrate the affordable housing
units in one area of the development, where feasible.
G. Exterior elevations of the affordable housing and market rate units.
The affordable housing units are to be similar and complementary to
the exterior characteristics of the surrounding market rate units.
The affordable units may be smaller than market rate units.
H. A copy of the applicable affordability covenants.
4. In addition, the Housing Development Plan shall include the following
terms:
A. A schedule for the construction of the affordable housing units,
submitted with each preliminary subdivision or land development plan
for the tract.
B. Indication as to whether the project developer or a third party will
be constructing the affordable housing units. If a third party is
to construct the homes, an agreement or other binding legal document
must be submitted with the Housing Development Plan whereby the third-party
contractor agrees to build the affordable housing units in compliance
with the Gregg Township procedures and the Housing Development Plan.
5. The Housing Development Plan will be reviewed by the Gregg Township
Board of Supervisors, Gregg Township Planning Commission, its Solicitor
and Township Engineer. The plan will be considered by the Board of
Supervisors and Planning Commission as part of the preliminary subdivision
or land development plan. A copy of the approved Housing Development
Plan must be executed by the Gregg Township Board of Supervisors and
the developer and recorded with the subdivision or land development
plan. Zoning permits will not be issued for a project having an affordable
housing requirement unless those units are included in the signed
Housing Development Plan. If a developer wishes to revise the Housing
Development Plan, it must be submitted in writing to the Gregg Township
Board of Supervisors and approval must be obtained from the Gregg
Township Board of Supervisors. The revision must be affixed to the
Housing Development Plan as an amendment.
NOTE: Subdivision and land development plans are required to
be prepared, formally submitted and receive the approval of the Centre
County Planning Commission under the jurisdiction of the Centre County
Subdivision and Land Development Ordinance. A condition of final plan
approval by the County is submission of a letter from the Township
stating that the Gregg Township affordable housing regulations and
policy requirements have been met, as well as other applicable local
regulations. Changes to the plan (once acted on) must also comply
with the County's Subdivision and Land Development Ordinance.
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[Res. R-11-07, 10/13/2011]
1. Inclusionary housing units may differ from market rate units with
regard to interior amenities, provided that:
A. These differences, excluding differences related to size differentials,
are not apparent in the general exterior appearance of the project's
units.
B. Interior unit amenities, such as floor covering, appliances and other
fixtures may differ from market rate units, but must at a minimum
be UL-listed.
[Res. R-11-07. 10/13/2011]
The Centre County Housing and Land Trust, its successors, or any other nonprofit agency approved by the Gregg Township Board of Supervisors will determine home buyer or renter eligibility of prospective residents of a development containing affordable housing units according to their procedures and requirements as long as these procedures and requirements meet the definitions of affordable housing units described in §
5-104 above.
[Res. R-11-07, 10/13/2011]
1. In order to ensure the long-term affordability of the affordable
housing units, the following must be complied with:
A. A deed restriction shall be placed on each affordable unit that states,
"This property is to remain affordable in perpetuity for persons earning
up to 120% of the area median income, as adjusted annually by the
U.S. Department of Housing and Urban Development." The developer may
also donate or sell land to the Centre County Housing and Land Trust
or other nonprofit agency designated by the Gregg Township Board of
Supervisors, whereby the land would remain affordable in perpetuity
and the improvements on the land sold to an income-eligible household.
The land would be owned by the land trust or nonprofit and leased
to the homeowner.
B. The developer will enter into a legally binding agreement with the
Centre County Housing and Land Trust or other nonprofit housing agency
designated by the Gregg Township Board of Supervisors that stipulates
the process for certifying subsequent buyers of affordable housing
units for the duration of the specified period of eligibility and
the amount of equity able to be recouped by the homeowner upon sale
of the affordable housing unit.
2. For rental units, the developer will enter into a legally binding
agreement with the Centre County Housing and Land Trust or other nonprofit
housing agency designated by the Gregg Township Board of Supervisors
that stipulates the process for certifying renters, establishing limits
on rent increases, and calculating rents based on the maximum relationship
between unit size and household size. Maximum relationship standards
are as follows:
A. Efficiency units: one-person household.
B. One-bedroom units: two-person household.
C. Two-bedroom units: three-person household.
D. Three-bedroom units: four-person household.
3. Rents may be raised once every 12 months based on HUD income limits
and must be approved in writing by the Township. A notice of rent
increase will be provided to the household no less than 45 days prior
to the effective date of the rent increase.
4. If units are converted to condominiums, units must be sold to qualified
households where the household pays no more than 30% of its annual
income for mortgage, property, insurance, private mortgage insurance
and condominium fees. Any such conversion shall be subject to the
applicable affordable housing requirements of the Township.
[Res. R-11-07, 10/13/2011]
The Gregg Township Affordable Housing Program will be administered
by the Centre County Housing and Land Trust or any other nonprofit
agency approved by the Gregg Township Board of Supervisors. All costs
of the program shall be borne in accordance with the rules and regulations
of the Centre County Housing and Land Trust or any other nonprofit
agency approved by the Gregg Township Board of Supervisors.
[Res. R-11-07, 10/13/2011]
Gregg Township will enforce the provisions of the Affordable Housing Program. The developer of a project containing affordable housing units must comply with all aspects of the Affordable Housing Program as described in this manual. Failure to carry out the provisions of the recorded Housing Development Plan shall be considered a violation of the Gregg Township Zoning Ordinance [Chapter
15] as per §
15-1104.