Terner labs

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Terner labs

Mismatches
Policies and regulations Governance Data and monitoring Evaluation and impact
Urban Design

Main objectives of the project

Terner Labs, affiliated with UC Berkeley's Terner Center for Housing Innovation, utilize data, transparent methodologies, and innovative approaches. Their aim is to support policymakers in devising more effective solutions to California's housing crisis.

Date

  • 2019: Implementation

Stakeholders

  • Terner Center

Location

Continent: North America
Country/Region: San Jose, United States of America

Description

In response to California's significant housing crisis, UC Berkeley established the Terner Labs as part of the Terner Center, aiming to tackle the issue head-on. The mission of the Terner Center for Housing Innovation is to develop innovative strategies to provide affordable housing for families from diverse backgrounds in sustainable and vibrant communities. Founded in 2015, the Terner Center has swiftly emerged as a leading advocate for identifying and advancing solutions to the nation's most challenging housing issues.

The Terner Labs, the main innovative arm of the center, comprises three distinct labs. The oldest among them is the Housing Venture Lab, established in 2019. This lab serves as an accelerator, offering comprehensive support to entrepreneurs with fresh and bold ideas aimed at enhancing the accessibility, equity, and sustainability of housing. Through the lab, entrepreneurs gain access to a network of leading figures in construction, policymaking, nonprofits, and entrepreneurship on a national scale. Moreover, they receive guidance from experienced professionals and strategic partners to chart a course for substantial impact. Then, they can test the ideas and analyze how they work.

The Data Solutions Lab focuses on developing data-driven tools for housing and land use modeling, enabling policymakers, researchers, and advocates to make well-informed decisions regarding community housing. A notable tool developed by this lab is the housing supply simulator. This simulator assesses the potential impact of policy changes, such as adjusting height limits or unit numbers, on the types of housing developed at different scales. Furthermore, it evaluates the financial viability and likelihood of development across various building types, zoning categories, and neighborhoods. Additionally, it predicts how policy alterations could affect housing production in proximity to transit, in areas susceptible to displacement, or in regions prone to wildfires, among other considerations.

Lastly, the Builders Lab, set to launch in 2024, will collaborate with emerging leaders in architecture, engineering, and construction to implement and scale innovative methods that streamline housing delivery nationwide. The lab aims to cultivate a cohort of ventures that pioneer advancements in construction techniques to facilitate the provision of affordable housing.

Collectively, these three labs exemplify how leveraging data, engaging stakeholders, and harnessing technology can pave the way for more effective housing policies.

Affordable Housing Bonus Program in San Francisco

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Affordable Housing Bonus Program in San Francisco

Mismatches Vulnerable groups
Policies and regulations National policies Local policies Planning Public-private initiatives

Main objectives of the project

San Francisco has faced challenges in ensuring affordable housing for its low and middle-income residents. However, through a reevaluation of California's Density Bonus schemes, a solution has been achieved. This involves providing incentives for the construction of affordable housing by allowing developers to surpass construction regulations.

Date

  • 2016: Implementation

Stakeholders

  • San Francisco Planning

Location

Continent: North America
Country/Region: San Jose, United States of America

Description

In California, the public administration does not have a lot of finance or land options to develop affordable housing. In a system relying on private investment, the USA and California have developed a way to push privates to build affordable housing. One of these options is the Density Bonus.

In a density bonus scheme, a developer is permitted to build a larger project on a site than would otherwise be permitted, in exchange for including specific elements such as a certain percentage of affordable housing units. In some cases, a developer can contribute land or funds for creating off-site affordable housing. In California, State law requires local governments to encourage housing development for all income levels and assist in the development of adequate housing to meet the needs of low- and moderate-income households. In 2016, the city of San Francisco revised its original scheme to adopt a 100 per cent “Affordable Housing Bonus Program”.

San Francisco encountered a significant issue with its density bonus scheme: the majority of housing units were allocated to low-income individuals, neglecting access for middle-income workers. Additionally, these schemes fell short of achieving the diverse mixture typical of a dense city like San Francisco. In response, the city introduced the "Affordable Housing Bonus Program" to address these challenges.

First, the program determines commercial corridors where developments can be made. The idea is to build in diversity and mixture of use. Then, the Local AHBP will offer incentives to project sponsors that elect to provide 30 percent or more affordable housing units on-site. Of this 30 percent, 12 percent must be permanently affordable to low- and moderate-income households and 18 percent permanently affordable to middle-income households. Projects that include 30 percent or more affordable units for low and middle-income households will be able to build more residential units and up to an additional two stories than currently allowed under existing zoning regulations. Yet, the Local AHBP includes special incentives for 100% affordable housing developments. These projects are generally built by non-profit developers, and usually require public subsidies. Projects with 100 percent affordable units will be able to build more residential units and up to three additional stories of residential development than currently allowed under existing zoning regulations.

This program goes beyond the State one, allowing for only one story more and having just a maximum of 20% of affordable housing.