SPECIAL STUDIES

When it comes to affordable housing, M&L is involved in the details. Our workforce consists of certified planners and housing finance specialists. We are comfortable with data collection and analysis. We have years of experience in the financing and development of affordable housing. M&L brings a wide range of skills and professional backgrounds to your project.

• Housing Studies and Strategies
• Analysis of Impediments to Fair Housing Choice (AI)
• Energy Efficiency Standards

Housing Studies and Strategies

M&L has prepared affordable housing needs assessments, workforce housing studies and housing market analyses in a variety of settings. Our housing studies range in scale from neighborhood infill housing strategies to statewide housing needs assessments. Many of our projects are included in our collection of project snapshots (LINK).

These work products demonstrate our capabilities relative to data collection and statistical analysis. Some of these assessments were designed to assist the client in complying with HUD five-year consolidated plan requirements. Others were designed to assist state housing finance agencies in establishing housing tax credit policy. Still others were designed to enable the client community to initiate inclusionary zoning legislation. Each of these assignments involved an analysis of housing needs and affordability at various household income levels.

Some of the outcomes of our housing strategies have included:

• Accomack-Northampton, VA – formation of an affordable housing task force with standing committees to implement the various component activities included in the housing strategy and to evaluate progress annually
• York County, PA – used the results of our study to demonstrate that, contrary to negative public opinion, the development of tax credit housing did not result in reductions in real estate values in the community
• Gloucester County, VA – took steps to create a local housing trust fund capitalized with developer contributions in lieu of affordable housing
• Iowa City, IA – enabled the City to prioritize the expansion of the supply of affordable rental housing for families
• Lehigh Valley, PA – used the study as the basis for density bonuses to residential developers that agree to provide affordable units as part of larger housing developments
• Georgetown, TX – increased awareness of the need for affordable workforce housing as a result of expanded retail development in the community

Analysis of Impediments to Fair Housing Choice (AI)

M&L specializes in fair housing planning. Many of our Analysis of Impediments projects are included in our collection of project snapshots [LINK].

Our approach to the Analysis of Impediments (AI) begins with an expansive outreach to fair housing stakeholders, including advocacy organizations, enforcement agencies, Realtors, affordable housing developers, PHAs, group home operators, zoning and building code officials, legal aid organizations and members of the protected classes. Through interviews and focus group meetings, we determine the relative functionality of the community in terms of fair housing awareness and adjudication of fair housing complaints. We analyze the degree to which fair housing stakeholders interact routinely.

We then turn our attention to statistical sources of data that help us to analyze the relative presence of members of the protected classes in the community and the extent of segregated housing patterns and how these patterns have changed over time. We use HMDA data to analyze loan denial trends and the extent of high cost mortgage loans in the community. We research fair housing complaints and lawsuits filed with HUD, the civil rights or fair housing agencies and local enforcement agencies in search of discernable trends. We search for key housing, demographic and economic indicators that help to paint the picture of fair housing in the community.

Other factors of evaluation include an analysis of the client’s zoning ordinance, building codes, tax policies, public transit service and the geographic distribution of affordable housing units and Section 8 vouchers throughout the City. We research and acknowledge the City’s fair housing accomplishments.

Our research culminates in a summary of issues that we consider to be impediments to fair housing choice. We then recommend strategies to eliminate or ameliorate barriers to fair housing. We encourage the client to consider action steps that continually improve the community’s fair housing functionality.

Energy Efficiency Standards

HUD and State Housing Finance agencies across the nation have placed increasing emphasis on the sustainability of affordable housing through the use of green building techniques and energy saving appliances.

Many of our clients rely on M&L’s technical assistance in support of their HUD NSP Program. This funding source requires that grantees incorporate energy efficiency into the design of NSP-assisted housing. We work with our clients and their design professionals to insure compliance with Section 410 of ARRA.

M&L is very active in financing and developing affordable rental housing that is assisted in part with equity from the sale of low income housing tax credits. Most states have adopted green building techniques as a scoring criterion in their qualified allocation plans. Accordingly, we have participated in affordable rental housing developments that feature a wide variety of energy efficient building techniques including geothermal heating, solar arrays and roof coatings.

We also work with our PHA clients to establish energy performance contracts with local utility companies. Under this arrangement, energy cost savings are used to finance the cost of energy conserving equipment, upgrades and modifications.

From a planning standpoint, states and local governments are now beginning to incorporate energy efficiency standards for new construction into their building codes. We are sensitive to energy consumption as an important factor in achieving housing that remains affordable over the long term.

For examples of our Special Studies work, visit the Project Gallery.