HomeMy WebLinkAboutAgenda - 09-08-2016 - 1 - Discussion of the Proposed Orange County FY 2016 - 2020 Affordable Housing Strategic Plan 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 8, 2016
Action Agenda
Item No. 1
SUBJECT: Discussion of the Proposed Orange County FY 2016 - 2020 Affordable Housing
Strategic Plan
DEPARTMENT: Housing, Human Rights and Community Development
ATTACHMENT(S): INFORMATION CONTACT:
A. Information for Discussion on the Audrey Spencer-Horsley, Housing, Human
Proposed Orange County 2016— Rights and Community Development
2020 Affordable Housing Strategic Director, (919) 245-2492
Plan
B. Excerpt from May 10, 2016 Board
Meeting Approved Minutes
C. Mobile Home Data, Map and Fact
Sheet
PURPOSE: To discuss the Draft of the Proposed Orange County FY 2016 - 2020 Affordable
Housing Strategic Plan.
BACKGROUND: On April 5, 2016 the Orange County Board of Commissioners (Board)
received the Proposed 2016 — 2020 Affordable Housing Strategic Plan (Plan) that has been
developed as the County's long-range vision for addressing affordable housing needs over the
next five (5) years. After receiving an overview of the Plan by the Director of Housing, Human
Rights and Community Development (Director) and public comment, the Board requested that
the Director conduct additional community outreach on the Plan prior to holding a work session
scheduled for May 10, 2016.
At the May 10, 2016 Work Session, the Board received and discussed a summary of community
engagement meetings and comments on the Plan. With the Board Work Session of May 10,
2016, the Board has discussed all the recommendations of the Plan (Attachment B). All the
recommendations received the go ahead, except AR2 and AR3 recommendations concerning
the potential role of the Orange County Housing Authority possibly managing County-owned
affordable housing. The two items were recommended to be combined and will require further
investigation.
In follow-up to the Board's discussion above on the Plan recommendations, there were two
major items that the Board requested additional information from staff; to bring back
recommendations for:
• a mobile home strategy and
• the process for going forward with the Greene Tract.
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Staff has also included a few other discussion items for further clarification in moving forward:
• the Board's criteria and priorities on the use of land banking,
• moving forward on use of County-owned property,
• planning initiatives to further affordable housing,
• the County's 1,000 units goal and special needs housing; and
• criteria or other areas of emphasis the Board would like included to address affordable
housing needs in the county
The Plan has identified ten goals with strategies, recommendations and actions to implement
each goal. Following discussion by the Board at this Work Session, staff requests approval to
prepare the final draft of the Plan incorporating Board and community comments. With regard
to next steps, the Plan will need to be implemented in phases and that with the Board's approval
of the Plan, staff will bring back to the Board detailed work plans and metrics in consultation and
collaboration with community and municipal partners and county agencies.
Staff has included in the materials examples of innovations and successes from other
communities particularly with regard to use of mobile homes to meet special affordable housing
needs (Attachments A and C).
FINANCIAL IMPACT: There is no financial impact regarding the discussion of the Proposed
2016— 2020 Affordable Housing Strategic Plan.
SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goals are applicable
to this agenda item:
• GOAL: ENSURE ECONOMIC SELF-SUFFICIENCY
The creation and preservation of infrastructure, policies, programs and funding necessary
for residents to provide shelter, food, clothing and medical care for themselves and their
dependents.
The creation and preservation of affordable housing options helps to meet a basic need and
advances economic self-sufficiency.
• GOAL: CREATE A SAFE COMMUNITY
The reduction of risks from vehicle/traffic accidents, childhood and senior injuries, gang
activity, substance abuse and domestic violence.
Affordable housing options allow individuals to reduce risks associated with being unhoused.
• GOAL: FOSTER A COMMUNITY CULTURE THAT REJECTS OPPRESSION AND
INEQUITY
The fair treatment and meaningful involvement of all people regardless of race or color;
religious or philosophical beliefs; sex, gender or sexual orientation; national origin or
ethnic background; age; military service; disability; and familial, residential or economic
status.
RECOMMENDATION(S): The Manager recommends that the Board review and discuss the
information provided on the Proposed 2016 — 2020 Affordable Housing Strategic Plan and
provide direction to staff.
Attachment A 3
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A. Purpose of Work Session
• Follow-up to the Board's Questions and Discussions on the Plan
• Consider Approval for Staff to Prepare the Final Draft of the Orange
County Affordable Housing Strategic Plan 2016 - 2020 for the
Board's Adoption
B. Information Provided for Board Discussion
Information is provided in order of the following topics to assist the Board in its discussion and decisions on the
proposed Orange County Affordable Housing Strategic Plan 2016- 2020. For each of the six topics and
discussion questions, there is a brief description of the information that has been provided for the Board's
reference:
1. The Affordable Housing Gap in Orange County and Special Needs
Q1: The 1000 Units proposed by the Plan would address approximately 11% to 13% of the households cost
burdened at housing costs over 30% to 50% of income. Are there any additional questions about the Goal
of 1000 Affordable Units over the next five years (through community, nonprofit, intergovernmental and
private sector partnerships) to address the greatest needs priority; rental homes for extremely low income
(persons and families with incomes at or below 30% of median income and special needs populations?
Followed by workforce housing and homeownership assistance for persons and families at or below 50% to
80% median?
Background Information provided: definition of affordable housing and housing needs data on
populations cost burdened, those with special needs including information on supportive housing needs,
Single Room Occupancy (SROs) and units developed with the 1997 and 2001 Bonds for affordable housing.
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2. Land Banking
Q2: BOCC Discussion Question: What are the Board's criteria and priorities for land banking?
Background Information provided: definition of land banking and land trusts and examples of each,
Northside Land Bank, Chapel Hill and Community Home Trust respectively.
3. Mobile Homes in the County: Background Information and Strategies
Q3: Are the strategies provided viable options to consider and what are the concerns and the guidance by
the Board?
Background Information provided: information on the county's mobile home inventory; strategies to
support and develop the inventory and some of the strengths, opportunities and challenges. Examples ae
also provided of mobile home programs that have been successful in meeting their affordable housing goals
from Chesapeake Virginia, City of Richmond, Virginia, New Jersey and Michigan.
4. Use of County Owned Property and Update on the Greene Tract
Q3: Staff is ready to move to next steps for use of some of county owned land and prepare request for
proposals (with the exception of the two largest properties, the Greene tract and Southern Human Services
Campus); is the Board in agreement with staff proceeding?
Background Information provided: Brief update on the status of this Item.
S. Planning Initiatives to Further Affordable Housing
Q4: Are there other planning issues and opportunities the Board believes need to be pursued or are we on
the right track?
Background Information provided: Summary of Planning's actions taken to date, being considered or
currently exist to further affordable housing.
6. List of criteria and What Is Important from Board Discussions and Community Engagement
Q6: With the list and information provided with these materials, the Board has received copies and or
summaries of all comments provided and will be incorporated in the final draft of the Plan. Are there any
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other major areas of emphasis or criteria the Board would like considered for addressing affordable
housing in the County?
Background Information provided: A summary of key points and criteria to be incorporated in the Plan
and for considering affordable housing development projects.
1. What is the Affordable Housing GAP in Orange County and Special Needs?
Definition Of Affordable Housing
Housing is a basic human need. According to the US Department of Housing and Urban Development (HUD),
affordable housing is housing that costs its occupant (owner or renter) no more than 30% of their gross monthly
household income. When calculating housing costs you should include not only rent or mortgage payments, but
also utility costs, and when applicable, real estate taxes, property insurance, mobile home park and/or lot rental
fees, homeowner association fees, and/or condominium fees.
There are different factors that are assessed when looking across the spectrum of affordable housing needs:
• Income and Poverty
• Rental and Owner Occupied Housing Stock and Housing Costs
• Cost Burden
• Housing for Special Needs, Persons with Disabilities, Seniors, Homeless, etc.
• Other Housing Problems
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The extremely low income and very low-income residents of Orange County, which include seniors,
especially those on fixed incomes, the homeless and persons at-risk of homelessness, as well as persons
with disabilities, are the most adversely affected by the high cost of housing and lack of affordable
housing in Orange County
Income and Poverty
Median Household Income (MHI) has increased substantially almost three times(at 32%) more than the
percentage increase of population (111) in Orange County
There has been an influx of higher income earning persons to the area. As a result, the new construction housing,
or housing with recent upgrades is primarily benefiting this demographic, and the low to moderate income group
is being shut out of the housing market, and decreasing the number of housing opportunities and increasing the
need.
Despite the increase in MHI,a notable portion of residents have low to moderate incomes(2010 U.S Census)
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39.74% of all Orange County residents have low to moderate income
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About 16.9%of the county is living under the poverty level
14.5% of Families with related children under 18 are living under the poverty level
35.2% of Female headed households with children under 18 are living under the poverty level
9.9%of all individuals on limited incomes receive some sort of public assistance, social security, and supplemental social security
The County's poverty statistics for families with children are significant, particularly for single mothers.
Families with a householder who is White - 6.1%are living under the poverty level
Families with a householder who is Black or African American —20.6%are living under the
poverty level
According to the 2007-2011 American Community Survey(ACS),there are 55,315 housing units in Orange County,and 91.9%
of them are occupied,,leaving a vacancy rate of 8.1%,
Most of the vacant units are located in the northwestern and southeastern portions of the County, as well as the
central portion of Chapel Hill.
Most of the vacant units also require some level of rehabilitation
Rental&Owner Occupied Housing Costs 5
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28.6%of all owner-occupied households with a mortgage are paying over 30% of their monthly income on housing,
which indicates that a moderate percentage of homeowners are living in housing that is not considered affordable.
In 2011 the median mortgage expense for Orange County was $1,831
As of 2014, the median mortgage expense was about $1,767, a slight decrease
The median monthly rent in Orange County increased by 22.81% between 2000 and 2011 from $684 to $840
and 2014 to $938
Cosy Burden
7,629 households were cost burdened by 30%to 50%and
8,751 households were cost burdened by greater than 50%
The 1000 Units proposed by the Plan would address approximately 11%to 13%of the
households cost burdened
2007-2011 American Community Survpv fACS1 DATA
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Persons with Disabilities
According to the 2007-2011 American Community Survey(ACS) data showed that 8.4%of the total populations in
Orange County, over the age of 5 are disabled.
With 8.4% of the total population over the age of five living with disabilities, this is a clear indicator for the
need for housing for this population.
Individuals with disabilities are mainly low-and moderate-income, and do not have the resources to
always ensure their housing is accessible and/or affordable.
Presently,there are 84 accessible housing units for persons with disabilities in LIHTC properties.
As of December 2014 it is estimated that there are a total of 16 individuals diagnosed with HIV/AIDS in
Orange County.
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There is a range of disabilities that contribute to self-care and independent living difficulties.Thus having an affordable and
supportive housing option for this population is critical.
Of persons with disabilities between ages of five and seventeen (1,079) most have cognitive
difficulties which contributes to difficulties with self-care.
Of persons with disabilities between the ages 18 to 64 (6,326), their disabilities vary greatly and -
contribute to difficulties with independent living.
Of the population age 65 and older (12,749), about 30% of them (3,775) have a disability that may -
include hearing, cognitive, ambulatory and vision among other limiting difficulties.
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Hou sing Needs for Older Adults/Seniors
There is an ever increasing need for housing options for seniors in Orange County
The county serves 22,123 residents who are over the age 60.
Currently,the county only has 1,534 designated senior-specific housing units across the continuum of care,
200 assisted units out of a total of 20,234 renter-occupied units which is 1% of the renter-occupied units.
For each type of current housing option for seniors there are few to NO vacancies, and waiting lists spanning
one to several years.
On average, about two apartments in HUD funded senior housing become newly available each year.
Additionally the currently senior specific housing unit costs are out of reach for many low- and moderate-
_ income older adults in Orange County.
Currently there are 3,277 single person households with adults aged 65 and older—this is 6.4% of all the single
person households in the county.
As the 6.4% of older adult, single person households age in place, there are special accommodations and
special needs that will be necessary to sustain this portion of the County's population.
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The lack of continuous and coherent housing supportive services is a growing problem for those who are
extremely low-income and at imminent risk of becoming unsheltered or living in shelters.
Some specific needs of these at-risk households are:food, clothing,transportation, health care, medical
treatment,case management,counseling and job,training with housing.The following,statistics indicate
that there is a need for supportive housing in the County.
Point in Time Count - January 2016
65 sheltered
15 unsheltered
80 total homeless— living in shelters, transitional housing, and places not meant for human habitation
10 Adults & Children in families
70 Adults without children
7 Veterans
16 Chronically Homeless
14 Adults with serious mental illness
4 Adults with substance use disorder
1 Adult with HIV/Aids
11 Victims of Domestic Violence
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Other Housing Problems
Throughout Orange County,the number of renter households experience one of the four housing problems is
greater than the number of owner-occupied households experiencing a housing problem
Four types of Housing Problems
Cost burdened by more than 30% - - Experiencing overcrowding
Incomplete kitchen facilities Incomplete plumbing facilities
4781% of disabled renters have a housing problem that includes cost burdened by 30% or more or another type of housing
problem.
32% of disabled homeowners have a housing problem that includes cost burdened by 30%or more or another type of
housing problem
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HUD CHAS data for Orange County reveals that 43.4%of renter households and 32.5%of owner
occupied households experienced one of the four housing problems.
Other Hou-shag Problems
Another housing problem that impacts Orange County's population and overall need is the issue of disproportionate
need.
Disproportionate need is defined as a group having at least 10 percentage points higher than
the percentage of persons in that group as a whole. The following statistics are examples of
this in Orange County, with issues regarding things like homeownership, access to credit and
financing among other issues.
The number of White, non-Hispanic middle-income applicants significantly outnumbers the number of minority applicants.
Minority households have a lower origination rate and almost double the denial rate.
Of the total number of"White" households, 65.52% are homeowners and 34.48% are renters. In comparison, of all "Black and
African America" households, 52.85% are homeowners and 57.15% are renters.
According to the Home Mortgage Disclosure Act (HMDA) data, three quarters of the total number of applications are by Whites,
regardless of income.
Loan origination rates are higher for White applicants than for minority applicants as a whole, and minority denial rates are 12
higher than White denial rates.
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According to the 2007-2011 American Community Survey(ACS) data showed that 8.4%of the total populations in Orange
County,over the age of 5 are disabled.
Flamm % cif population over 5 Total Population
living with disabilities
Orange County 8.4% 140,352
Individuals with disabilities are mainly low-and moderate income, and do not have the resources to ensure that
their housing is accessible and/or affordable.
There is a range of disabilities that contribute to self-care and independent living difficulties.This requires
having an affordable and supportive housing option for this population..
place Ages 5-17yrs Ages 18-64yrs Ages 6 +
6,326 -with
1,079 - disabilities that 30% or 3,775 have some type of limiting disability
Orange County Cognitive contribute to
Disabilities difficulties with (cognitive, ambulatory, and/or vision)
independent living
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SUPPORTIVE SERVICE NEEDS IN ORANGE COUNTY
Special Needs - Seniors/Older Adults, Persons with Disabilities, Homeless, Victims of Domestic Violence
What Is Supportive Housing?
Supported housing and supportive housing are two widely used terms, and for some, the two terms have different
meanings, but here is meant interchangeably. The more important distinction is between these housing models -
supported and supportive housing- and facility-based housing models that have historically been available to
persons with disabilities.
Under the facility-based model, persons with disabilities are "placed" in a facility-based setting depending on a
diagnosis or assessment by professionals of the need for supervision or assistance. Residents give up most of their
income in exchange for room, board, and provided services. The cost of resident "care" is most likely paid by a
public entity based on a daily or monthly rate. With the facility-based model, people are often clustered by
diagnosis in large congregate settings.
Supportive housing has evolved as a recognized housing model preferred by persons with disabilities. With this
model, individuals choose where they live; although, in reality, there are still too few choices. The housing is
decent, safe, accessible, and affordable to their income. The occupant has the rights and responsibilities of
tenancy or ownership, i.e., they can live there as long as they fulfill their obligations as a tenant or homeowner.
Services and supports - "unbundled" from where the person lives - are person-centered, flexible and designed to
meet the needs of the individual. The services and supports an individual may need to be successful in the
community will differ according to their particular situation, but the need for accessible and affordable housing
units in the community is common across populations.
What is the housing and supportive service needs of the population with special needs in Orange County and how
were these needs determined?
Based on resident surveys, stakeholder interviews, roundtable discussions, data analysis, and public
meetings, the following needs were estimated for the non-homeless special needs population that totaled
955 units:
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• Elderly Persons/Older Adults - 450 housing units
• Frail Persons - 200 housing units
• Persons with Mental, Physical and Developmental Disabilities - 150 housing units
• Persons with HIV/AIDS and their families - 5 housing units
• Victims of Domestic Violence, Dating Violence, Sexual Assault, and Stalking - 150 housing units
According to the Orange County Master Aging Plan, "Orange County's older adult population is expected to
increase dramatically over the next 20 years. Many seniors will struggle to stay in homes that are not designed to
accommodate their changing needs. Seniors must anticipate and adapt to the changes associated with aging.
As part of the Master Aging Plan, Orange County aims to offer an array of housing options that reflects the diverse
preferences and abilities our older adult population portrays. Orange County needs to conceptualize a continuum
of housing types to accommodate rapid growth in its senior population and then, invest in development of
preferred housing models."
With regard to Special needs facilities and services, "The following needs and objectives are established in the
County's Five Year Consolidated Plan:
• Elderly - rehabilitation of existing owner-occupied housing units, and construction of new affordable and
accessible apartments
• Frail Elderly - construction of new affordable and accessible apartments with supportive services
• Persons with Disabilities - rehabilitation of existing housing units for accessible improvements, reasonable
accommodations to rental housing units, and supportive employment opportunities
• Alcohol and Other Drug Addictions - supportive services to end addictions, and training to re-enter the
work force
• Public Housing Residents - housing downpayment assistance,job training and job opportunities, and
housing counseling for home ownership, and assistance in finding affordable housing
• Victims of Domestic Violence - additional temporary shelters, supportive services and training programs,
and permanent supportive housing options"
Under the Continuum of Care, there is information about the Coordinated Re-entry system which identifies an
individuals'needs and aligns those needs with the appropriate service provider which could include supportive
housing.
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The needs for these various groups of the Special Needs Population are estimates, based on HUD data, U.S.
Census Data, ACS data and interviews with housing providers and social service agencies. Specific statistics are
not available for all groups equally, so "best estimates" are provided. While many supportive service providers for
the special needs population are located in Orange County, their service area and clients are in the whole region.
County Bonds for Affordable Housing: 1997 and 2001
The largest single source of funding for affordable housing development in Orange County has been through the
Orange County Bond Program fifteen years ago. Orange County has had two bond issuances for Affordable
Housing; one in 1997 and the other in 2001 resulting in 395 units being completed.
In November 1997, Orange County voters approved a $1.8 million dollar housing bond issue; the first housing
bond issue approved in the County. Funds were to be used for affordable housing initiatives in three areas: land
acquisition, housing development, and homeownership programs; 177 units were completed.
On April 7, 1998, the Board of County Commissioners appointed a Housing Bond Policy Task Force with
membership from a representative of the seventeen local non-profit housing organizations and associations. The
Task Force developed a proposed Housing Bond Policy which was approved by the Board on December 15. 1998.
After the policy was completed, Request for Proposals was solicited from existing county housing non-profit
agencies.
Orange County voters approved the second Affordable Housing Bond issue in November 2001 for affordable
housing in the amount of$4 million dollars. The Affordable Housing Advisory Board (AHAB) began review of the
existing bond policy in preparation of identifying projects to be financed from the 2001 bonds. AHAB's review
yielded further recommendations for modifications and the revised bond policy was presented to the Board of
County Commissioners (BOCC) and approved on October 15, 2002.
On November 4, 2002, the County issued a Request for Proposals soliciting applications for the first round of bond
funding with total available funds of$1,040,000. Funding pools were established in the following categories:
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Homeownership; Special Needs-Ownership or Rentals; and Non-Special Needs Rental and Cooperative Housing;
approximately 218 units were completed.
What are SROs?
Among questions from the Board presentation from the last work session on different types of affordable housing
and cost of development, a question was raised about Single Room Occupancy. SROs are typically developed as an
affordable housing option for persons with low income, at risk of homelessness or homeless.
Definition of SRO (Single Room Occupancy)
SRO housing contains units for occupancy by one person with usually some shared common living space and or
restroom and or bath facilities. Individual SRO units may contain food preparation areas, bathrooms, or both.
Example of a SRO, City of Chesapeake, Virginia
• The City of Chesapeake is a part of a regional effort to end homelessness. One of the strategies the City is
using to meet this goal is through the development of Supportive Room Occupancy (SRO) apartments.
• The SRO will consist of sixty studio apartments for homeless single adults without children. Virginia
Supportive Housing (VSH) is the regional developer for the permanent supportive housing developments in
South Hampton Roads.
Example of Innovative SRO Programs - Virginia Supportive Housing (VHS)
• With its strong record of success - 95% of clients not returning to homelessness - VSH has helped
communities save millions of dollars in medical services, shelters and feeding programs,judicial
services and other public resources.
• April 18, 2016 (Richmond, Va.)—Virginia Supportive Housing (VSH) received a competitive grant to study
• the feasibility of using an innovative funding method, Pay for Success, to serve vulnerable individuals who
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have histories of homelessness and high levels of need. The Richmond-based non-profit organization is one
of four grant recipients nationwide.
• Pay for Success financing and contracting is a promising model for governments to partner with the private
sector to fund evidence-based solutions. It leverages philanthropic and private dollars to fund services up
front, and governments or other entities provide reimbursements to the funders after initiatives generate
verified results. This strategy has gained strong bi-partisan support in Congress for its ability to increase
return on taxpayer dollars while improving the quality of services provided in communities.
• "Virginia Supportive Housing has proven that providing affordable housing and supportive services to
individuals who experience chronic homelessness is more cost-effective than having them consume a wide
array of public services while they are experiencing homelessness."
• In fact, one individual experiencing homelessness can cost a community $40,000 a year or more by
consuming public services that are not delivered in a coordinated manner, whereas supportive housing
costs about $15,000.
• VSH's delivery of supportive housing is proven to be very effective: 95% of those it serves do not return to
homelessness.
• "Pay for Success can boost our efforts to scale these evidence-based practices through collaborations
between public, private and nonprofit sectors." "The financial and technical support from the grant will help
develop a more outcomes-focused model to pay for the services provided in the Richmond area while saving
public dollars."
• Specific Focus on Recidivism
In Richmond, a small group of individuals play a significant role in the escalating costs for correctional
services and other emergency systems. These frequent users have complex needs and ricochet between
incarceration, hospitalization, detoxification services and homelessness.
• VSH is currently serving individuals who are being released from the Richmond Justice Center, helping
them to secure housing and providing supportive services in an effort to reduce recidivism. The grant will
help to explore an expansion of serving a targeted population of individuals who have had contact with jails
and hospitals more than four times over five years with at least one stay in a jail or hospital in the last year.
• VSH and its partners will have up to 18 months to develop and determine the feasibility of a Pay for
Success model that would enable it to scale and fund services that help to reduce recidivism and hospital
usage, thus reducing public costs.
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• Collaborative partners examining the feasibility of Pay for Success with VSH include Homeward, the
Richmond Justice Center, Richmond FUSE Initiative, Greater Richmond Continuum of Care, the Virginia
Department of Corrections, the Virginia Pay for Success Lab of the University of Virginia's Frank Batten
School of Leadership and Public Policy, VCU Health and Bon Secours Richmond Health System.
• The competitive grant, valued at $100,000 in services and resources, includes technical expertise from the
Center for Health Care Strategies, which will provide expertise in Medicaid and other public financing
sources for serving vulnerable populations, and Third Sector Capital Partners, which will offer guidance on
building financial modeling capacity and designing and structuring procurement processes.
• A portion of the funding awarded by CSH is from the Corporation for National and Community Service's
Social Innovation Fund.
About Virginia Supportive Housing
VSH is Virginia's first and leading supportive housing agency, serving more than 1,500 individuals annually in
Richmond, Hampton Roads and Charlottesville. Founded in 1988 and headquartered in Richmond, the agency
developed and manages 543 units of supportive housing in 16 multi-family properties. VSH also partners with
other landlords and provides mobile case management to residents living in those apartments. The non-profit
organization administers the largest Supportive Services for Veteran Families program in Virginia, playing a key
role in preventing and ending veteran homelessness.
HUD SRO Program
HUD enters into an agreement with Public Housing Agencies (PHAs) in connection with the rehabilitation of
residential properties. When rehabilitation of the SRO is completed, a PHA makes Section 8 rental assistance
payments to participating owners (i.e., landlords) on behalf of homeless individuals who rent the rehabilitated
dwellings. The rental assistance payments cover the difference between a portion of the tenant's income (normally
30%) and the unit's rent.
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2. Land Banking
What is Land Banking?
Land banking is the process or policy by which local governments acquire/purchase properties and convert them
to productive use or hold them for long-term strategic public purposes. Land banks are public authorities or
special purpose not-for-profit corporations that specialize in land banking activities. Primary barriers to reuse
vacant and abandoned property by the open market are tax liens and foreclosure processes.
Land Banks as Depositories
A land bank can acquire properties and re-convey them to qualified transferees for reuse and redevelopment. For
a Land Bank Depository Program the goals are fourfold:
a. Permit advance acquisition of potential development sites in anticipation of rapidly rising land prices;
b. Facilitate pre-development planning, financing and structuring;
c. Minimize or eliminate violations of housing and building codes and public nuisances on properties to be
developed for affordable housing;
d. Hold parcels of land for future strategic governmental purposes such as affordable housing and open spaces
and greenways
When a community lacks existing development or redevelopment capacity, it may indeed become possible and
appropriate for a land bank to serve a catalytic role in stimulating the redevelopment of a specific tract of land.
Precisely because of its ability to acquire and hold vacant land, the land bank possesses a key potential asset that
it can contribute to a redevelopment joint venture or limited partnership. To the extent that the land bank
possesses broad authority to borrow funds and secure its own interests by taking back subordinate construction
financing or long term debt or equity positions, it possesses a strong set of partnership tools.
Land Bank Example: Northside Land Bank, Chapel Hill
The Northside Neighborhood Initiative (NNI) is a partnership among UNC-Chapel Hill, Self-Help, the Jackson
Center, and the Town of Chapel Hill that pursues a shared vision for the historic Northside Neighborhood: a
family-friendly, multi-generational community that balances the needs of long-term residents, new owners, renters
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and students.
Durham-based nonprofit community developer Self-Help is utilizing a $3 million no-interest loan from UNC-
Chapel Hill to lead the acquisition and resale of properties in the Northside that would be used for housing
opportunities, for home ownership and rental, consistent with the community's goals and vision. Self-Help's work
is done with direct support from the grassroots nonprofit Jackson Center, and in close collaboration with
neighborhood residents, non-profit housing providers, and other partners. Implementation of the Northside
Neighborhood Initiative is facilitated through a contract between Self-Help and the Town of Chapel Hill.
Self Help uses the phrase "land bank" to mean a mechanism by which property can be strategically acquired,
assembled, and converted to serve a community purpose. Self-Help formed the Northside land bank to gain
control of key properties that can help support neighborhood goals. Self-Help's goal is to acquire properties from
owners looking to sell, and make these properties available for purchase by homeowners, non-profit housing
providers, and other developers responsive to neighborhood interests. It advances ongoing efforts of non-profit
organizations like EmPOWERment, Inc., Habitat for Humanity, and the Community Home Trust, that have worked
together over the years to promote and to build affordable housing and to conserve the unique strengths of the
neighborhood. An individual buyer or organization can be added to the contact list maintained by the Jackson
Center for when homes become available.
Land Trust
Land Trusts and Land Banks are different. Land trust is a private non-profit entity and land bank is a
government (agency) authority.
Land trust is primary focus is to protect natural resources and permits very limited, if any, development
activities; a land bank will acquire and manage properties and then transfer them to third parties for whatever
priority uses are locally determined, including affordable housing, mixed-use development or green spaces. A land
trust anticipates holding legal title to the property indefinitely; a land bank holds legal title only until an eligible
transferee can be identified. A land trust targets for acquisition specific tracts of land that it acquires by purchase
or donation; a land bank acquires abandoned land wherever it happens to be located. A land trust possesses only
such powers as are available under federal and state law to not-for-profit corporations; a land bank possesses a
broad range of governmental powers authorized by state statute and intergovernmental agreements. A land trust
is generally dependent on philanthropic contributions for its operating budget; a land bank may possess a range
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of internal financing sources derived from the source of its inventory and tax policies.
Example of Land Trust, Community Home Trust (CHT)
CHT is a Land Trust and currently has 246 homeownership units in Carrboro and Chapel Hill.
3. Mobile Homes in the County
a. Mobile Home Map and Statistics
• Maps
- Mobile Home Parks
- Mobile Homes outside of Mobile Home Park
• Total number of mobile homes in Orange County 4236
- Number of Mobile Home parks 100
- Number of Mobile Home's in parks 2297
- Number of Mobile Home's outside of parks in rural area 1959
- Vacancies (in Mobile Home Parks) 250
b. Mobile Home Support Strategies
There are four general categories in support of and/or creation of Mobile Home Park inventory. Each with sub-options/alternatives
for action and involvement by the county, and its municipal and non-profit partners and with the possibility of private sector participation.
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The following scenarios illustrate some of the option pathways to achieve support of Mobile Home Parks and individual Mobile Home's.
These strategies include:
• Sustaining existing inventory
• Reducing vacancies where possible (see lease options)
• Improving conditions within Mobile Home Park's
• Redeveloping where available unit potential may exist or be created
• Creating new inventory by Mobile Home Park development
Admittedly, each pathway may have strengths, weaknesses, opportunities and 'obstacles', however, a comprehensive track can
ameliorate potential issues. The basic quantitative challenges often involve lack of infrastructure (including but not limited to public water
and sewer) and zoning constraints based on 'old' regulations and techniques. The following 'action plan scenarios' offer some available solutions.
ACTION PLAN SCENARIOS
1 Land
a) Existing Mobile Home Parks
al
Support existing Mobile Home Parks and mobile individual mobile homes non-park settings.
a2 Lease existing vacant Mobile Home Park Spaces
b) Redevelopment (AKA Brownfield)
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c) New Undeveloped Lands (AKA Greenfield)
c 1 Land Banking
c2 Development (see below)
2 Ownership/Leasing
a) Purchase fee simple
a 1 Own longterm
a2 Sell later to non-profit
b) Create an ownership partnership
c) Create a developers agreement
d) Leasing Models/Tenant-Owner
3 Community Engagement (Depending on redevelopment or development)
a) Existing Residents
b) Neighborhood
4 Planning and Zoning (AKA Entitlements)
a) Present zoning and associated density and regulations (i.e. base zoning)
(Often 'grandfathers' in old site plan before zoning which can be limiting)
b) Process a rezoning (allows an update to new methods)
b 1 Conventional (Specifically outlined density and regulations of the UDO; e.g. R-8 High intensity
Residential District page 3-16). Future site plan conforms to zoning and all other aspects of
UDO and is reviewed by staff.
b2 Mobile Home Park-Conditional zoning (MHP-CZ). This would provide an opportunity for a
Mobile Home Park owner to update their Mobile Home Park to new UDO Standards.
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b3 This is used in a non-Mobile Home Park Situation.
Master Planned Development Conditional Zoning (MPD-CZ) (unique master plan, density and
regulations created by the applicant (county in this case)). This would be only applicable to a
specific parcel and the rezoning proposal and general parameters of the development would be
reviewed by the Planning Board and Board of County Commissioners. This rezoning type could
adopt different lot sizes, setbacks for different sections that could promote a mixed income
house/unit value development of a variety of housing types (i.e. single family, single family
attached, multifamily). The determinations of sale vs. rental would be outside of zoning
controls and could be arranged by separate agreements.
b4 For tiny homes which are usually classified as recreational vehicles (RV), the current planning
division is developing new RV-Conditional zoning standards for public and BOCC review early
next year.
5 Utilities (Water, Sewer and fire hydrants)
a) Presently located adjacent to the site
al County designs and funds installation
a2 County participates in funding utilities
a3 County does not participate in funding
b) Partially present on site
b l Water only potable
Community Well
Public System
Private Well
b2 Fire hydrants
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Yes Name of Utility
No Fire pond/water points, other
W Presently no sewer systems
b-3.1 Individual septic install on same 'lot'
b-3.2 Individual septic install offsite in community septic field
b-3.3 Advanced technology system (e.g. BUSSE system)
b-3.4 Install and extend public sewer system
b4 Roads, drainage and stormwater
6 Mobile Home (HUD Standards), Building Construction and other
a) Mobile home
b) Conventional 'Stick Built' Single Family Code (Architect)
b 1 By non-profit
b2 By a RFQ builder
C) Modular Home meeting same 'Stick Built' single family code selected by county through RFQ process.
Could include a variety of house styles and sizes
d) Duplex
e) Townhome (Attached single family)
g) Multifamily
fl Tiny Homes; Future RV UDO regulations
7 Development Fees
a) Planning Fees
b) Building Fees
c) School Fees
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d) Park Fees
e) Engineering/Stormwater Fees
fl Other Fees
8 Financing
a) Private Sector
b) Public Sector
9 Administration of Project
a) Project Manager
b) Income house selection/placement
c) Maintenance
10. Employing existing county (or town) lands for placement of'donated' structures.
Mobile Homes in Orange County
There are approximately 4,089 mobile homes in Orange County according to the 2010-2014 American Community
In need . In need Economically
Place
Sound Of % Of Infeasible to 'Total
Condition % Minor Major RepairIle airs Repairs
Orange 378 18.74% 990 49.08% 580 28.76% 69 3.42% 4,089
County
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Vacancies in Mobile Home Parks
Place Average, Vacancies Maximum Amt. 'Total
Vacancies Vacancies
(,January
201
Orange County 4.6 28 250
A total of 55 mobile home parks (out of 100) had vacant spaces totaling 250 at the time of the survey (Jan 2016). Each park averaged 4.6 spaces
with the largest number of vacancies at one park being 28 spaces and with room available to expand.
The cost and or lack of financing available,along with cost of insurance makes
purchasing manufactured homes more difficult for low income owner housing; as a
result mobile;homes have become more of a rental option.
The average sales price for manufactured housing has continued to increase:
Smaller Unit in 2010: $39,500 Smaller Unit in 2014: $45,000
Larger Unit in 2010: $65,300 Larger Unit in 2014: $82,000
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Rental and Lease to Own Models: From Homelessness to Homeownership in Nine Months. It's Possible
Following are examples of innovative and established programs utilizing manufactured housing as a key source of affordable
housing. The two model described below is from a national organization, CFED who supports an Innovations in Manufactured
Homes (I'M HOME) and annual conference.
Family Promise, New Jersey
• Family Promise is a 30-year old national network of affiliates based in New Jersey that aim to help homeless and low-
income families through a comprehensive approach of direct services, education, and other tools.
• Through its network of 200 affiliates, the organization serves 50,000 people each year.
• This model is considered an emerging example of how to think about core work in affordable housing in a different way, one
that recognizes the value of manufactured homes while addressing the comprehensive range of needs facing low-income
families.
• Family Promise approaches homelessness in a number of ways:
• Local affiliates use congregations to provide immediate shelter and other services.
• Local groups also provide financial education and participate in public policy work, focusing on key issues such as
funding the National Housing Trust Fund and expanding the definition of homelessness.
Partners in Housing initiative, Grand Rapids Michigan
• Partners in Housing initiative is another innovative program launched by Family Promise of Grand Rapids, Michigan, about
six years ago.
• The program identifies vacant manufactured homes in land-lease communities in the region.
• Staffs in Grand Rapids do their due diligence to determine if the home can be repaired or improved in a cost-effective way
and if the manufactured home community is suitable for client families.
• Declining parks or those with high incidence of crime are excluded.
• Family Promise negotiates a price with the community owner (or the homeowner) and then, post-purchase, organizes local
volunteers to paint, make minor repairs, landscape and otherwise make the home move-in ready for a new family.
• The total cost per unit is less than $8,000, all of which is raised locally. The cost to the family, from the beginning, is
marginal. They pay only the lot rent (about $450 per month) and utilities. They pay no rent or other expenses for the actual
home. For comparison, the Fair Market Rent for a three-bedroom home in the region is $1,091, which requires an hourly
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wage of about $19—or more than $39,000 annually—to afford it, an amount that is out of reach for most homeless and
near-homeless families.
• Eventually, in as few as nine months, Family Promise transfers the title of the home to the family at no cost. In other words,
families can go from homelessness to homeownership in less than a year. "The program is said to not only end
homelessness for families but it actually helps them move out of poverty."
• This Program has been found to benefit the families and prepare them financially for their future in a few ways. Like I'M
HOME, Partners in Housing recognizes the intrinsic value of manufactured and mobile homes, and so the initial
cost, offset by volunteer hours, is low. Most importantly, the program requires investment from the families.
• A family's sweat equity comes in the form of participation in financial capability education programs. Families participate in
financial education and are connected with social services.
• Family Promise provides wraparound services to target key goals, including employment (along with daycare), education (for
both parents and children), transportation, health, budgeting assistance, and more.
• These programs aim to ready the family for homeownership, which has already become a reality for 67 families
in the area. While most of the families are still living in the manufactured homes, 15 or so have moved to other
housing options, including other forms of homeownership.
• Family Promise of Grand Rapids has purchased homes in 14 manufactured housing communities. There is a real benefit to
the community owner, as well, as the purchases fill vacancies, improve cash flow, and provide a better-looking property.
The community owner also has access to local nonprofit support if a family misses a payment or faces other challenges in
their transition.
• Just as important, however, is that Family Promise's involvement mitigates potential problems that the families may face
with a community owner. Too often, owners of manufactured homes and other community residents feel isolated from
community amenities and services. Having outside support can be a huge help.
• This program not only ends homelessness for families but it actually helps them move out of poverty. This changes the
future for the children and affords them a real chance at a healthy future, which in turn changes the future for our entire
community.
• Family Promise affiliates in Florida and Minnesota have started to use manufactured and mobile homes to meet
their local housing needs.
• CFED is exploring how it can help Family Promise expand this program, making it sustainable, adaptable to local needs
and conditions, and better able to serve a broader audience.
Source:
CFED, 05/10/2016
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4. Leveraging Existing County And/or Other Local Government Owned
Land
Overview
Proposed strategy 1.1 within the proposed 5-year plan - "Identify publicly
owned land or property located within the County that may be used to address
affordable housing needs identified in the Plan" is moving forward with several
actions and reasonably attainable outcomes:
1) Small parcel uses - accepting existing housing units needing
displacement. The County is currently working with other
municipalities to structure a process for sharing information and
resources to positively affect homes facing deconstruction that could
remain within the affordable housing inventory if moved to a
suitable home site. As an example, the County is working with
Hillsborough in its efforts to move an unoccupied County owned
home facing deconstruction to make room for the Sportsplex Field
House. This home is being planned for the move.
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2) Small parcel uses - Making available parcels for small
housing development through an RFP process.
3) Large parcel uses - Making available parcels for a variety of
affordable housing development through an RFP process.
These parcels may include County provided master planning and
use guidance as part of the RFP process.
4) Continue collaborating with County municipalities in each
jurisdiction's inventory of publicly owned land and housing
units.
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S. Planning Initiatives to Further Affordable Housing
Current Regulations Supporting Affordable Housing Opportunities
Providing housing opportunities for residents in a range of income levels is essential for a well-balanced community. Local
government land use controls that limit the supply of housing can be the primary reason for the lack of affordable housing. The
urban services boundary implemented in Orange County regulates the location of water and sewer infrastructure and the supply
of available land for development. This can limit the supply of developable land; create a higher demand and increase housing
prices in the local real estate market.
The Orange County Unified Development Ordinance (UDO) contains standards and regulations allowing for and supporting
affordable housing opportunities for Orange County residents as identified below:
• The UDO does not set minimum square footage requirements for residential structures, which assists in reducing overall
costs. Minimum room square footages and dimensions are consistent with the North Carolina State Building Code.
• Orange County strives to allow for a variety of housing types for residents in the general use zoning districts, economic
development zoning districts, and conditional zoning districts in Orange County. Many of these residential uses are
permitted by right which reduces the amount of red tape and shortens the review process.
• Apartments and other multifamily residential uses including townhomes and condominiums are permitted in Orange
County. These uses are permitted by right in several residential zoning districts, general commercial zoning districts,
economic development districts, and conditional zoning districts.
• Two family dwellings (also known as a duplex) are permitted by right in several residential zoning districts, general
commercial zoning districts, economic development districts, and conditional zoning districts.
• Manufactured housing including mobile homes and modular homes are permitted by right on individual lots in several
residential zoning districts, general commercial zoning districts, economic development districts, and conditional zoning
districts.
• Mobile home parks are permitted in the county with the creation of a Mobile Home Park- Conditional Zoning District. The
purpose of the Mobile Home Park - Conditional Zoning (MHP-CZ) District is to provide for the development of properly
located and planned facilities for mobile home parks.
• Group care facilities are currently permitted in the county in nine residential zoning districts, six general commercial zoning
districts, and one conditional zoning district with a Class B Special Use Permit.
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• Rehabilitative care facilities are permitted by right in the general zoning districts, economic development districts, and
conditional zoning districts.
• Rooming houses (also known as boarding houses) are permitted by right in four residential zoning districts and one general
commercial district.
• Efficiency apartments (also known as accessory dwelling units) up to 800 square feet are permitted as an accessory use to a
single family dwelling unit in several residential zoning districts, general commercial zoning districts, economic development
districts, and conditional zoning districts.
• A total of 100 mobile homes parks are identified as operational in Orange County, majority of which do not meet zoning
requirements adopted in 2011. Many were established prior to zoning in the various townships and no mobile home parks
were formally adopted since the early 1990's. However, these parks are permitted to remain operational based on Article 8,
Nonconformities, and provide affordable housing opportunities to residents.
• Recently approved standards allow for up to five persons who are not related to reside together in a residential dwelling unit
which could promote co-housing.
• Temporary Custodial Care Units provide an affordable option for a caregiver to provide short or long term care for a
mentally or physically impaired person.
Future Amendments
• Revision to Existing Subdivision Standards - revisions to existing minimum lot and offsite septic standards to allow for
smaller lot sizes and accommodate micro housing, pocket neighborhoods and cluster developments.
• Rural Master Plan Development Conditional Zoning District- Allow for flexible residential development in the rural areas of
the County to develop with respect to minimum lot sizes and cluster options.
• Recreation Vehicles and Tiny Homes as Temporary Housing- Establish a new district allowing for recreational vehicles in
the rural and tiny homes to be permitted within a mobile home park and be permitted as temporary housing for residents.
• Continuing to find `zoning techniques' to promote private sector affordable housing and examining authority county was
given in 1991 for density bonuses in consideration of new affordable housing related amendments recently proposed (
September 2015) would potentially be misconstrued and overlap existing legislation and UDO rules. The affordable housing
density bonuses/references have been deleted from Planning's new amendment and will be analyzed in working with the
Department of Housing, Human Rights and Community Development and the county attorney's office to ensure Planning is
within the bounds of legislation.
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6. Criteria Important to the Board from Previous Discussions and from Community Engagement
• Goal: Assistance for 1,000 Homes to Address Greatest Affordable Housing Needs in Our Community
• Highest Priority: Affordable Rental Homes for Households with Lowest of Incomes and Homes For Persons With
Special Needs; Then Workforce Housing and Homeownership for Moderate Income
• Range of Housing and Mixed Incomes in Diverse Neighborhoods (Not Concentrated)
• Energy/Environmentally Efficient
• Universal Design
• Leveraging
• Transit Oriented Development
• Consider Transportation and Housing Costs
• Private and other Public Investment (non-county)
• Intergovernmental Collaboration and Investment
• Inclusiveness and Diversity
•
Creativity/Innovations in Access to Transportation/Community-wide (Eliminating Areas of Isolation)
• Access to Amenities (Services and Shopping including Grocery Stores/Food)
• Coordinating and Collaboration Among Other Related Initiatives For Stronger
Community Outcomes (e.g., Anti-poverty, FSA, Aging and Homelessness Initiatives)
• Access to Educational and Employment Opportunities
• Learning from Past Efforts (Studies, Plans and Projects)
• Learning from New Initiatives, Strategies and Evaluating Different Housing Models
• Prepared for and or Creating Opportunities (Land Banking, strategic partnerships, etc.)
• Community Partnerships (including Nonprofit, Neighborhood and Faith Based Organizations
Intergovernmental and Private Sector)
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Attachment B
APPROVED 61712016
MiNUTES
BOARD OF COMMISSIONERS
Work 5ssion
May 10,2016
700
The Orange County Board of Commissioners met in a work session on Tuesday, May 10, 2016
at 7:00 pm, at the Southern Human Services Center, in Chapel NC
COUNTY COMMISSIONERS PRESENT. Chair McKee and Commissioners Ka Burroughs,
Mark Dorosin, Barry Jacobs, Renee Price and Penny Rich
COUNTY CalYINISSIONERS ABSENT: Bernadette Pelisaw
COUNTY ATTORNEYS PRESENT: John Roberts
COUNTY STAFF PRESENT: County Manaler Bonnie Hammersley, Deputy Manager Travis
Myren and Clerk to the Board Donna Baker(All other staff members will be ide tified
appropriately below)
Chair McKee called the meeting to order at 7:05 p.m,
A motion was made by Commissioner Burroughs, seconded by Commissioner Price to
defer item 3: Orange County Property Naming Policy, until a later date.
VOTE: UNANIMOUS
Chair McKee said Commissioner Pelissier will not be attending tonight.
1. Discussion of thelPrOpos id Orange IC ounty FY 2016 -2020 Affordable Housing,
Strategic Plan
Audrey Spencer Horsley, Housing, Human Rights, and Community Development
Director, reviewed the following information.
BACKGROUND:
On April 5, 2016 the Board received the Proposed 2016 2020 Affordebite Housing Strategic
Plan(AHSP) that has been developed as the County's long-range vision for addressing
affordable housing needs over the next five (5)years. After receiving an overview of the Plan
by the Director of Housing, Human Rights and Community Development(Director)and public
comment,the zoard requested that the Director conduct additional community outreach,on the
AHSP prior to holding a work session planned for May 10, 2016.
The Orange County Board of Commissioners met on January 29, 2016 for an annual retreat.
In reviewing the previous six goals the Board has used since 2009, affordable housing was a
high priority under Goal 1: Ensure a community network of basic human services and
infrastructure that maintains, protects,and promotes the well-being of all county residents.
The Board stated that there be a priority for deciint, standard housing options for all ria,sidents
39
regardless of household income level and that'funds be used to develop a targeted number of
units (set'numericat goal), especially rein t a Is, The AHSP adiseesses this,priority of the Board,.
At the meeting of the Boardl on,April 5th,the Director provided a summary of the needs data in
the AHSP that includes the Towns of Chapel Hilt Carrboro and Hillsborough. The Director'
provided an overview of the goals,, strategies„ actions and recommendations in AHSP to
address the widening gap between needs and affordable housing countywide as'wee as public
policies and actions affecting affordable housing in the County. The AHSP identifies goals for
the nex t.five years,,and proposes strategies and opportunities to meet those goals in
partnership with the Towns, nonprofits, Advisory Boards and Commissions,the private sector,
faith communities., other County agencies, state and federal resources,and the community at
large.
In order to begin,to meet the need for affordable housing in Orange County, particularly
residents who are most cost burdened at 30% to 50 % median income as discussed in the
AHSP,the ASHP has an overarching shared countywide goal of 1,000 affordable housing
units.. The shares,countywide goal of 1,000 units,are to be provided through acquisition.
construction, urgent repair, assistsd housing, and rehabilitation of the existing housing stock
over the next five (5)years.. At least 500 of the units are recommended to be new assisted
rental units through the leveraging of funds from the planned November 2016 55 million bond
referendum for affordable housing,
The AHSP identifies the critical need for affordable housing for individuals and households of
extremely and very low income and for population groups with,special needs including the
homeless, persons with physical and or mental disabilities and the elderly,, The AHSP
reviewed existing affordable housing programs and tools of the County and covers an
assessment of the County's,housing stock. This included examining mobile home parks of the
County, a source of affordable housing; publicly owned land arid other development
opportunities, and challenges for preserving and increasing the supply of affordable housing
given the County's existing and planned infrastructure and access to transportation,
employment, services and other community assets..
As requested by the Board, additional community meetings and outreach have been
conducted with nonprofit providers,various County Boards and COMMISSiens, community
organizations and residents in need of decent, sound affordable housing. This outreach
provided an additional opportunity for the public, various agencies and other interested parties
to have further input into the AHSP and comment on the goals, strategies and actions and
recommendations. Community meetings among other opportunities to receive public
comment,
Bonnie Harnmersley said the Commissioners will find the fallowing items at their places
•Attachment 1-summary of community comments on the Plan
powerPoint presentation
Racommendation sheet.
Audrey Spencer Horsley reviewed the community comments handout at the Boars
places„ and these comments are incorporated by reference into thiise said minutes. A copy of
these comments is located in permanent agenda file in,the Clerk's office.
40
Chair McKee said transportation is a critical factory but in the Chapel Hilt-Camber-o area,
Orange County is not responsible for transportation. He asked if there was discussion about
coordinating transportation between the County and the Tawas.
Audrey Spencer Horsley said the people with whom she met said that transportation in
Chapel Hill is much more accessible, but the perception of Orange County is that there should
be better transportation options and routes. She said the current lengthy County routes are
ea iscially stressful for isertiors,
Commissioner Dorosin clarified that there is the Affordable Housing Master Plan
(AHMP), followed by this series of community meetings, and now the Board has this
recommendation/action sheet,. He asked if the goal of tonight is to begin to try and narrow the
plan and set priorities.
Commissioner Dorosin said the timelines of the budget and the bond must be
considered. He said one goal would be to have a succinct summary of what the key actions
are going to be, Which can assist in talking about the bond.
Bonnie Hammers ley said the structure for toni, ht was to talik about some of the
recommendations. She said staff put the new recommendations first, followed by those that
are underway, but need additional resources, and finally those that are already undsrway.
She said this evening;is an opportunity to receive BOCC feedback on as many
recommendations as possible.
Commissioner Jacobs said this does not help him tonight. He said he had specific
questions and concerns at the April meeting and was waiting for tonight's,meeting to discuss
those concerns,
Bonnie Hammers ley the new items art from the existing document
Commissioner Jacobs said he does not see his concerns in the document before the
Board tonight and assumes his concerns will not be addressed,
Bonnie Hammers ley said the presentation of the recommendations will answer the
'questions previously asked by the Board,
Commissioner Jacobs,asked if the process going forward can be clarified.
Dennis Hammers ley said her new recommendations are already in the plan, but are not
currently being completed. She said direction,is neediid from the Board before moving
forward.
Commissioner Jacobs said he brought up Mebane at the April meeting,
Bonnie Hammers ley said staff reached out 10 Mebane and the University of North
Carolina,(UNC)to try and involve them in this process
Commissioner Jacobs said he brought up using the Greene Tract for affordable
housing in April, since there is an existing plan for housing, He asked if the Greene Tract is
included in her recommendations,
Bonnie Hammers ley said the Greene Tract is part of what is being considered going
forward, and staff is asking for direction from the BOCC this iivening. She said the Green
Tract is going to be included in the discussion tonight
Bonnie Hammers ley said there may not be answers to all of the Board of County
Commissioners"'questions, and staff may need greatce clarification in,order to answer them.
Commissioner Jacobs said it would have been helpful for Bonnie Hammers ley to walk
the Board through the recommendations'document prior to this meeting,
Bonnie Hammers ley said the document will be covered this evening during the
continuation of the presentation„ She said staff does not have all the information needed, but
the coriversittio,n can begin this evening.
Commissioner Price asked Audrey Spencer Horsley clarifying questions about the
comments sheet.
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4
Commissioner Price asked if it is known when this plan will be finalized.
Audrey Spencer Horsley said staff hopes there will be a framework to come forth wnth
priorities from the Board of County Commissioners, before the summer break.
Commissioner Price said once the plan is in place, will bond money be usable for
projects already underway, or does the bond money have to go to new projects.
Bonnie Hammerstey said most of the items"underway'are non-monetary,, and a couple
of these items have already been addressed nit her recommended budget,
Bonnie H,ammerstey said she believed projects would have to be new in order to use
bond mon iny,. but she would check on this and bring information back to the Board.
Commissioner Rich referred to the letter in the agenda packet from the Orange County
Housing Coalition and asked if staff had responded to this letter.
Audrey Spencer Horsley said some of the items mentioned in the letter had been
addressed in the plan, and implementation is being discussed further.
Commissioner Rich said there are certain things that have been around for 20 years,
such as the Greene Tract, and to stop dancing around it by using 11 e phrase"large tracts and
to specifically point out the Greene Tract,
Bonnie Hammerstey said the new recommendations mentioned tonight were in the
original AHSP, and do not yet include comments from the community, She said community
and BOCC comments will be incorporated after this evenings discussion,
Commissioner Dorosin asked if this evening's Power Point includes comments from the
community,
Audrey Spencer Horsley said not everything was included, but a majority of the
substantive material was,
Travis Myren made the Power Point presentation below.
The Board decided at the beginning of this discussion to give items either the green,
yellow or red light going forward; with green being a prtority; yellow keeping it on the tist; and
red meaning do not worry about it right now.
AFFORDABLE HOUSING
TRATE IC PLAN REC e MMENDATI 6 N
Board of erante Count Commissioners
MItly122,1)211
000 Units in Five Years
• Create 1,000 AffOrdabie Housing Units in Five Years:
250 units -targeted for very low income individuals and household
0 250 units -targeted for special needs populations
500 units -targeted for 50% to 80% median,income
o Countywide shared goal
o Acquisition, construction, urgent repair, assisted housing,, and rehabilitation
New Recommendations
• New Recommendations-programs/policies do not currently exist
• AR1: Publicly Owned Small Parcel Development-GREEN
O Staff team to create project proposal for BOCC consideration
Solicit marticipatien from other local governments
42
5
Commissioner Dorosin said it should be a priority to have a very coila fative program
for affordable housing in the County, He said the focus should be a big pot of money for
affordable housing from municipalities and the County, as there is a universal need. He said
out of this should:come a model for a multi-jurisdictional group of elected leaders, and the
charge and structure of this proposed group should be determined.
Commissioner Jacobs asked if it is known when this group would start working,and
said the vagueness of this process is frustrating him, He said when funds become available,
all must be ready to act.
Commissioner Rich said the discussion is how to handle the parcels„ and it is important
to look at all aspects of this issue. She said there needs to be something standard in writing,
and coordination is key to making this happen county-wide,
Bonnie Hammers ley said staff perceives green items as a priority, yellow items are to
be kept on the list, and red items are not to be worried about right now. She said staff needs
to know how many resources the Board wants to put forth on these items,
Commissioner Dorosin said this intergovernmental group should start meeting
immediately and b; tasked with the prioritization of these needs, in order to support the bend
education campaign.
• AR2: Housing Authority as Property Manager-YELLOW
Manager's Office to create policy paper outlining options for acquiring, holding,
and managing affordable housing properties
Chair McKee expressed concerns about the Housing Authority(HA),providing property
management.
Travis Myren said even with County oversight, an independent agency or non-profit
would be hired to do the day-to-day property Management, He said this could be an
independent entity, and the HA could set policy associated with managing the properties.
John Roberts said the HA is a separate entity, which is incorporated by the State, He
said the extent of the HIA's involvement would be determined by the BOCC.
Commissioner Jacobs said if the Housing Authority is being discussed, the Housing
Authority should be at the table for the discussion.
Commissioner Rich said she woutl like to have more information on this proposal, and
it is not one of her priorities„
Audrey Spencer Horsley said more research can be completed. She said she has had
initial discussions with the HA, but will need BOCC direction should the conversation get more
in depth.
Commissioner Dorosin said this conversation comes out of the desire to have more
rental housing and suggested getting more information, such as how it would work if the
County owned the rentals with a non-profit providing management.
Commissioner PriC; asked if the proposal is that Orange County will actually own
housing properties_
Travis Myren said it would depend. He said if the HA were to be used, it would be for
County owned properties.
• AR3: Development and Maintenance of Property—Selecting a Property Manager
-
ROLE THIS INTO THE ONE ABOVE-YELLOW
Selecting an entity to maintain property will be determined by the model for
property ownership and management
Attachment C 43
Orange County,NC
Mobile Home Park Survey
Numberof Mobile Homes Mobile Homes in Mobile Homes in Mobile Homes Number of Percentage of
Number Mobile Home Park Name Street Address City State Zip in Sound Percentage Need of Minor Percentage Need of Major Percentage Economically Percentage
Sites Vacant Sites Vacant Sites
Condition Repairs Repairs Infeasible to Repair
Air ort Road 1575 Martin Luther King Jr Blvd Chapel Hill NC 27516 33 2 6.06% 22 66.67% 9 27.27% 0 0.00% 0 0.00%
IIllllllllllllllllllllllllArbor Hill 4224 US 70 E Durham NC 27705 31 3 9.68% 14 45.16% 12 38.71% 0 0100% 2 6.06%
Bailey's 4131 US 70 E Durham NC 27705 28 0 0.00% 2 7.14% 11 39.29% 4 14.29% 11 28.21%
Bennett's 518 West Hill Ave N Hillsborough NC 27278 27 0 0.00% 8 29.63% 16 59.26% 3 11.11% 2 6.90%
5 Bingham Woods 1419 Ford Rd Chapel Hill NC 27516 79 44 55.70%1 22 27.85% 21 2.53% 0 0.00% 11 12.22%
6 Birchwood 5883 Wilkins Dr Durham NC 27705 85 18 21.18% 51 60.00% 10 11.76% 0 0.00% 6 6.59%
7 Boone AKA Steele's AKA Shell's 119 Tareyton Trl Mebane NC 27302 17 4 23.53% 8 47.06% 1 5.88% 0 0.00% 3 15.00%
8 Bradley's 163 Louise Dr Mebane NC 27302 33 10 30.30% 20 60.61% 3 9.09% 0 0.00% 0 0.00%
Bradshaw's Mobile Acres 2314 White Cross Rd Chapel Hill NC 27516 24 0 0.00% 9 37.50% 2 8.33% 0 0.00% 13 35.14%
Braxton's AKA Brack's 1419 Crawford Dairy Rd Chapel Hill NC 27516 7 0 0.00% 2 28.57% 2 28.57% 1 14.29% 2 22.22%
B rd's 1002 US 70A Hillsborough NC 27278 3 0 0.00% 1 33.33% 2 66.67% 0 0.00% 0 0.00%
1 B rdsville 1803 Old NC 30 Hillsborough NC 27278 59 0 0.00% 17 28.81% 30 50.85% 0 0100% 12 16.90%
13 C&1 1801 Old NC 10 Hillsborough NC 27278 11 0 0.00% 2 18.18% 3 27.27% 0 0.00% 6 35.29%
14 Calvander 8717 Old NC 86 Chapel Hill NC 27516 8 1 12.50% 7 87.50% 0 0.00% 0 0100% 0 0.00%
15 Carolantic AKA Montwood AKA Rob-Bren 6809 St.Mary's Rd Hillsborough NC 27278 26 1 3.85% 8 30.77% 10 38.46% 0 0.00% 7 21.21%
16 Caroline 4931 Howe St Durham NC 27705 66 18 27.27% 43 65.15% 5 7.58% 0 0.00% 0 0.00%
Cha man's 7000 Lucky J.Ln Hurdle Mills NC 27541 6 1 16.67% 2 33.33% 3 50.00% 0 0.00% 0 0.00%
Continental o AKA Pender raft 1435 Old Lystra Rd Chapel Hill NC 27517 22 0 0.00% 3 13.64% 11 50.00% 8 36.36% 0 0.00%
Country Haven AKAWilson's 5012 West Ten Road Efland NC 27243 9 0 0.00% 0 0.00% 5 55.56% 3 33.33% 1 10.00%
Country 5 uire 6514 Schley Rd Hillsborough NC 27278 24 0 0.00% 2 8.33% 7 29.17% 3 12.50% 11 31.43%
21 Crawford's 1133 Crawford Mhp Rd Chapel Hill NC 27516 15 0 0.00% 11 73.332i 2 13.33% 0 0.00% 2 11.76%
Crestwood East 109 Crestwood Cir Chapel Hill NC 27516 12 6 50.00% 1 8.33% 4 33.33% 0 0.00% 1 7.69%
Crestwood(West) 213 Crestwood Cir Chapel Hill NC 27516 13 2 15.38% 4 30.77% 6 46.15% 0 0.00% 0 0.00%
Dairyland 7153 Maple Knl Hillsborough NC 27278 12 1 8.33% 4 33.33% 5 41.67% 0 0.00% 2 14.29%
Dry Run 2921 Dry Run Dr Hillsborough NC 27278 14 5 35.71% 7 50.00% 0 0.00% 0 0.00% 2 12.50%
Duke Forest Park AKA Dixie 203 Duke Forest Park Ln Durham NC 27705 23 6 26.09% 17 73.91% 0 0.00% 0 0.00% 0 0.00%
Eastbrook 3268 Eastbrook Dr Chapel Hill NC 27516 5 0 0100% 2 40.00% 3 60.00% 0 0.00% 0 0.00%
28 1 Eno 6008 US 70 E Durham NC 27705 14 6 42.86% 7 50.00% 1 7.14% 0 0.00% 0 0.00%
Eu lina Junction 3216 University Station Rd Durham NC 27705 29 20 68.97% 7 24.14% 2 6.90% 0 0.00% 0 0.00%
30 Forest Acres Park 1 3200 Carl Durham Rd Chapel Hill NC 27516 0 0 0.00% 0 0.00% 0 0.00% 0 0.00% 0 0.00%
Freeland 6321 NC 86S Chapel Hill NC 27514 9 0 0.00% 5 55.56% 4 44.44% 0 0.00% 0 0.00%
32 Gores 5208 Mt Willing Rd Mebane NC 27302 6 0 0.00% 1 16.67% 1 16.67% 4 66.67% 0 0.00%
33 Graham's 157 Aubrey Graham Ln Efland NC 27243 16 6 37.50% 6 37.50% 2 12.50% 0 0.00% 2 11.11%
34 Hatch's 5721 West Ten Rd Mebane NC 27302 9 0 0.00% 0 0.00% 6 66.67% 0 0.00% 3 25.00%
Hi hwoods MH Community 2107 US 70A Hillsborough NC 27278 42 6 14.29% 14 33.33% 7 16.67% 0 0.00% 15 26.32%
36 Hilltop 7105 NC 86S Chapel Hill NC 27516 34 14 41.18% 16 47.06% 2 5.88% 0 0.00% 2 5.56%
3 Homestead 6421 NC 86S Chapel Hill NC 27514 37 0 0.00% 2 5.41% 6 16.22%1 1 2.70% 281 43.08%
38 Homestead Acres 222 Homestead Rd Chapel Hill NC 27516 6 0 0.00% 3 50.00% 3 50.00% 0 0.00% 0 0.00%
39 J&1 6624 Alexander Dr Chapel Hill NC 275141 14 10 71.43% 21 14.29% 0 0.00% 0 0.00% 0 0.00%
1&T AKA Lynch's 8520 High Rock Rd Efland I NC 272431 8 0 0.00% 3 37.50% 4 50.00% 0 0.00% 1 11.11%
41 Johnson /o AKA Watts 1200 Old Greensboro Rd Chapel Hill NC 27516 14 0 0.00% 3 21.43% 6 42.86% 0 0.00% 5 26.32%
42 Kart-Wheel AKA Uoyd's 2209 Old Greensboro Rd Chapel Hill NC 27516 7 1 14.29% 2 28.57% 3 42.86% 2 28.57% 0 0.00%
43 Kenwood 1404 Old Cedar Grove Rd Hillsborough NC 27278 8 1 12.50% 2 25.00% 1 12.50% 0 0.00% 4 33.33%
44 Klein Park 237 Collins Ave Hillsborough NC 27278 51 0 0.00% 3 60.00% 2 40.00% 0 0.00% 0 0.00%
4.%_l L&W AKA Smith 5200 Old Hillsborough Rd Durham NC 27705 39 2 5.13% 7 17.95% 11 28.21% 9 23.08% 10 20.41%
Lake Orange Trace 202 Lake Orange Rd Hillsborough NC 27278 11 2 18.18% 5 45.45% 1 9.09% 1 9.09%1 2 15.38%
Lakeview 1000 Weaver Dairy Rd Chapel Hill NC 27514 33 2 6.06% 17 51.52% 14 42.42% 0 0.00% 0 0.00%
Loman's 2004 Lori Dr Hillsborough NC 27278 5 0 0.00% 3 60.00% 2 40.00% 0 0.00% 0 0.00%
Maple Ride 5901 Craig Rd Durham NC 27712 87 21 24.14% 30 34.48% 35 40.23% 1 1.15% 1 1.14%
50 McFarland's 5712 Couch Mountain Rd Durham NC 27705 19 3 15.79% 13 68.42% 1 5.26% 1 5.26% 1 5.00%
Mebane 202 Supper Club Rd Mebane NC 27302 35 1 2.86% 16 45.71% 17 48.57% 0 0.00% 0 0.00%
Midway 2302 NC 86 N Hillsborough NC 27278 5 2 40.00% 2 40.00% 1 20.00% 0 0.00% 0 0.00%
Mobile Acres 11 AKA Flowers 6900 Mt Hermon Church Rd Durham NC 27705 63 16 25.40% 39 61.90% 8 12.70% 0 0.00% 1 1.56%
54 North Side Mobile Park 811 Faucette Mill Rd Hillsborough NC 27278 18 5 27.78% 9 50.00% 4 22.22% 0 0.00% 6 25.00%
55 O&M 4200-4 Old NC 30 Durham NC 27705 7 1 14.29% 3 42.86% 3 42.86% 0 0.00% 0 0.00%
56 Oak Grove 1501 Ford Rd Chapel Hill NC 27516 34 0 0.00% 17 50.00% 14 41.18% 0 0.00% 3 8.11%
57 Oakdale 909 Oakdale Dr Hillsborough NC 27278 36 3 8.33% 26 72.22% 7 19.44% 0 0.00% 0 0.00%
Old Farm 6121 NC 86 S Chapel Hill NC 27514 20 2 10.00% 30 50.00% 7 35.00% 0 0.00% 1 4.76%
Orange 2707 University Station Rd Durham NC 27705 28 2 7.14% 9 32.14% 17 60.71% 0 0.00% 0 0.00%
Orange Mobile Home Estates 1500 Old NC 10 Hillsborough NC 27278 36 01 0.00% 21 58.33% 13 36.11% 2 5.56% 9 20.00%
Parkview 12910 University Station Rd Durham NC 27705 9 1 11.11% 5 55.56%1 3 33.33% 0 0.00% 1 10.00%
Partin's AKA Terrell's 1405 US 70A Hillsborough NC 27278 12 01 0.00% 0 0.00% 11 91.67% 1 8.33% 1 7.69%
44
Payne's 505 Latimer St Hillsborough NC 27278 5 1 20.00% 0 0.00% 1 20.00% 2 40.00% 1 16.67%
Piedmont 3727 Brockwell Rd Durham NC 27705 11 7 63.64% 4 36.36% 0 0.00% 0 0.00% 0 0.00%
Pine Grove 810 Old Fayetteville Rd Chapel Hill NC 27516 39 0 0.00% 3 7.69% 35 89.74% 0 0.00% 1 2.50%
Pineview 2010 NC 54W Chapel Hill NC 27516 17 0 0.00% 3 17.65% 9 52.94% 5 29.41% 0 0.00%
llillllllllllllllllllPinewood 3519 Billy Efland Dr Efland NC 27243 15 0 0.00% 8 53.33% 6 40.00% 0 0.00% 1 6.25%
68 Rayl's 2112 US 70A Hillsborough NC 27278 0 0 0.00% 0 0.00% 0 0.00% 0 0.00% 0 0.00%
69 Ray's 418 US 70A Hillsborough NC 27278 5 0 0.00% 4 80.00% 1 20.00% 0 0.00% 0 0.00%
70 Ridgewood 2000 Ridgewood Rd Chapel Hill NC 27516 56 13 23.21% 36 64.29% 7 12.50% 0 0.00% 1 1.75%
71 Riley's 9407 Orange Grove Rd Chapel Hill NC 27516 25 41 16.00% 191 76.00% 1 4.00% 0 0.00% 1 3.85%
Rimmer's 4802 Dairyland Rd Hillsborough NC 27278 5 1 20.00% 2 40.00% 1 20.00% 1 20.00% 0 0.00%
Rives 1134 White Cross Rd Chapel Hill NC 27516 4 0 0.00% 0 0.00% 3 75.00% 1 25.00% 0 0.00%
Rocky Brook 500 S Greensboro St Carrboro NC 27510 41 5 12.20% 20 48.78% 16 39.02% 0 0.00% 0 0.00%
75 S&H AKA Walker's 2918 University Station Rd Durham NC 277051 7 4 57.14% 3 42.86% 0 0.00% 0 0.00% 3 30.00%
7 Shady Oaks AKA Davis 120 Frazier Rd Mebane NC 27302 13 5 38.46% 5 38.46% 1 7.69% 0 0.00% 2 13.33%
Simmons 5517 Willett Rd Durham NC 27705 6 0 0.00% 6 100.00% 0 0.00% 0 0.00% 0 0.00%
Spirit Hill 712 Spirit Hill Rd Hillsborough NC 27278 10 4 40.00% 5 50.00% 1 10.00% 0 0.00% 0 0.00%
Spring Hill 3500 Old Greensboro Rd Chapel Hill NC 27516 17 0 0.00% 6 35.29% 2 11.76%1 0 0.00% 9 34.62%
Stevens 113Violet Ann Way Hillsborough NC 27278 6 4 66.67% 0 0.00% 1 16.67% 0 0.00% 1 14.29%
Stonegate 1708 Curtis Bane Rd Durham NC 27705 32 29 90.63% 3 9.38% 0 0.00% 0 0.00% 0 0.00%
Supper Club Rd AKA Hall's Rentals or Adams 211 Supper Club Rd Mebane NC 27302 15 1 6.67% 4 26.67% 8 53.33% 0 0.00% 2 11.76%
Tarheel 1208 Martin Luther King Jr Blvd Chapel Hill NC 27514 72 30 13.89% 26 36.11% 35 48.61% 1 1.39% 0 0.00%
84 Tate's 7980 Rogers Rd Chapel Hill NC 27516 0 0 0.00% 0 0.00% 0 0.00% 0 0.00% 0 0.00%
8 The Ranch 425 Ranch Rd Chapel Hill NC 27516 25 0 0.00% 15 60.00% 6 24.00% 0 0.00% 4 13.79%
86 The Woods 3403 Alice St Hillsborough NC 27278 50 1 2.00% 48 96.00% 1 2.00% 0 0.00% 0 0.00%
87 Timber Ridge 117 Timberidge Ct Chapel Hill NC 275161 211 4 19.05% 16 76.19% 11 4.76% 0 0.00% 0 0.00%
88 Timbers 3000 Timbers Dr Hillsborough NC 27278 80 10 12.50% 341 42.50% 171 21.25% 7 8.75%1 12 13.04%
89 Tinnini's 220 Green Tinnin Rd Hillsborough NC 27278 6 1 16.67% 1 16.67% 2 33.33% 1 16.67% 1 14.29%
90 Trollin er's 4418 Dairyland Rd Hillsborough NC 27278 10 1 10.00% 1 10.00% 0 0.00% 0 0.00% 8 44.44%
91 University Estates Mobile 220 Memory Ln Durham NC 27705 12 0 0.00% 30 83.33% 2 16.67% 0 0.00% 0 0.00%
92 University Heights 5920 Wilkins Dr Durham NC 27705 17 0 0100% 10 58.82% 4 23.53% 1 5.88% 2 10.53%
93 Village AKA Wright's 1660 Martin Luther King Jr Blvd Chapel Hill NC 27514 24 3 12.50% 35 62.50% 6 25.00% 0 0.00% 0 0.00%
94 White Cross AKA Burch 2606 NC 54W Chapel Hill NC 27516 12 1 8.33% 5 41.67% 5 41.67% 1 8.33% 0 0.00%
9 Windham 3102 Southern Dr Efland NC 27243 151 0 0.00% 6 40.00% 5 33.33% 4 26.67% 0 0.00%
9 Woodcrest 5708 Familiar Way Chapel Hill I NC 275161 121 31 25.00% 2 16.67% 2 16.67%1 1 8.33% 4 25.00%
97 I Woodland AKA Woods 729 Lawrence Rd Hillsborough NC 27278 22 8 36.36% 14 63.64% 0 0.00% 0 0.00% 0 0.00%
98 Woodland Acres 209 Dailwood Ln Chapel Hill NC 27516 81 2 25.00% 4 50.00% 0 0.00% 0 0.00% 2 20.00%
9 20 Woods 4117 US 70E Durham NC 27705 2 10.00% 6 30.00% 10 50.00% 0 0.00% 2 9.09%
100 Woods Edge 1601 Phoebe Dr Hillsborough NC 27278 64 5 7.81%1 481 75.00%1 81 12.50% 01 0,00%1 3 4.48%
Total: 22461 378 16.83%1 9891 44.03%1 5801 25.82% 691 3.07%1 250 10.02%
2014 Mobile Home Park Locations 45
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Based on the Orange County Unified Development Ordinance (UDO) a mobile home, also known as a
manufactured home, is defined as a dwelling unit, transportable in one or more sections that:
- Is not constructed in accordance with the standards of the North Carolina Uniform Residential Building
Code for One-and Two-Family Dwellings,
- Is composed of one or more components, each of which was substantially assembled in a manufacturing
plant and designed to be transported to the home site on its own chassis,
- Exceeds 40 feet in length and eight feet in width,
- The manufacturer voluntarily files certification required by the Secretary of the Department of Housing and
Urban Development(HUD) and complies with the standards established, and
- Is built on a permanent chassis and designed to be used with or without a permanent foundation when
connected to the required utilities.
A mobile home park or subdivision is a parcel (or contiguous parcels) of land divided into two or more
manufactured home lots for rent or sale.
Mobile homes are allowed on individual lots, similar to a single family home, in Orange County. To be permitted
they are required to meet zoning standards contained in the UDO and be setup in accordance with the North
Carolina State Building Code. Currently, individual mobile homes are a permitted use in all residential zoning
districts and two general commercial zoning districts, LC-1 (Local Commercial) and EC-5 (Existing Commercial).
Mobile home parks are permitted in the county with the creation of a Mobile Home Park — Conditional Zoning
District. Conditional Zoning Districts are floating zoning districts, permitted within most land use designations
allowing for the development of specific land uses, in accordance with established standards. A conditional zoning
district requires the approval of a rezoning by the Board of County Commissioners, approval of a site plan or
Master Plan, and may include agreed-upon conditions of development. The purpose of the Mobile Home Park -
Conditional Zoning (MHP-CZ) District is to provide for the development of properly located and planned facilities for
mobile home parks. Adequate housing is fundamental to the welfare of county residents; however, conventional
housing is not consistently affordable to, nor desired by, all members of the general public. Where properly
regulated and located, mobile home parks address the public need for alternative housing and achieve a
satisfacto relationshis to ad'oinin• and nearb •rasert
Throughout the county there are a total of one hundred existing mobile home parks. Over the past fifteen years, no
mobile home parks have been constructed or proposed in the county. The following information was collected and
compiled based on information and data provided from the Orange County Tax Office, Orange County
Environmental Health, and the Orange Water and Sewer Authority(OWASA).
Total Number of Spaces Located in Mobile Home Parks 2,297
Total Number of Occupied Spaces Located in Mobile Home Parks 1,461
Total Number of Mobile Homes in Orange County 4,256
*Lot data was not available for one mobile home park
Mobile Home Parks—Operating Wastewater Systems
83% On-Site Septic 14% Public System 3% State Permitted System
Mobile Home Parks—Operating Water Systems
49% Community Well 34% Public System 17% State Permitted System
Only 14% of existing mobile home parks are operating with a public water and public sewer system.
Location of Mobile Home Parks in Orange County
84% Orange County 7% Hillsborough 5% Chapel Hill 2% Carrboro 2% Mebane
Potential Affordable Housing Area (PAHA) — Efland Area
Existing Number of Mobile Home Parks 8
Total Number of Spaces Located in the PAHA 127
Total Number of Occupied Spaces Located in the PAHA 104
Potential Mobile Home Park Preservation Area (PMHPPA)—Eno Area
Existing Number of Mobile Home Parks 15
Total Number of Spaces Located in the PMHPPA 396
Total Number of Occupied Spaces Located in the PMHPPA 319