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City of Charleston Changes Workforce Housing Zoning RulesAuthored by: George Morrison
The prior rules required developments located within the MU-1/WH and MU-2/WH zoning designations to include owner-occupied or rental workforce housing units to make up 15% of the number of residential units in the development. On July 11, City Council voted to offer a fee-in-lieu alternative to the inclusion requirement and to extend the number of years the affordable units must remain available.
Council members intend for the fee-in-lieu option to create funds the city can use to build its own workforce housing, with the purpose of increasing the long-term availability of such units.
The workforce housing zone is intended to permit high density residential uses along with a limited variety of neighborhood commercial uses and services in urban areas of the city, primarily areas on the Upper Peninsula. Developers wanting designation for their properties as a workforce housing zone now have two options under the rules.1. Offer below-market rents in 20% of their units for 25 years, or
2. Pay the city $5.10 per square foot to opt out of that requirement.
As further incentive to opt in to either the fee-in-lieu or the inclusion requirement, developers that do can build significantly more units than the base zoning allows.
Additionally, the prior zoning rules required developers to provide below-market rents for a period of ten years. The new rules extend the timeline for that commitment to 25 years.
Properties which have already received the workforce housing zoning designation, as of January 10, 2017, can include 15% of workforce housing units for a term of 10 years or pay a lower fee-in-lieu of $3.40 per square foot instead of fulfilling the inclusion requirement.
There are over 6,000 units either planned or currently under construction in the City of Charleston. If you have any questions about how the rule changes may affect your development plans, please contact us.