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A F RAM EW ORK F OR D A L L A S  C O M PR E H E N SI V E H O U SI N G PO L I C Y A U G U ST 2 0 1 7
Opportunity Dallas seeks to create a broad and diverse civic infrastructure, providing the necessary backbone support to d...
Leadership Message  4  Executive Summary  5  Four Policy Domains  7  Current Housing Tools  9  Domain 1  Access to High-Op...
L E A D E R SH I P M E SSA G E t Opportunity Dallas, we believe that one of the centerpieces of the American Dream is econ...
E X E C U T I V E SU M M A RY pportunity Dallas strives to improve economic mobility for all citizens. We believe that the...
The lack of varied housing options for all people across the entire city is driving extreme levels of residential income s...
F O U R PO L I C Y D O M A I N S O  ur lack of a housing policy is causing and perpetuating many of these troubling trajec...
It is important to note that most of the policy recommendations in this framework have been cited and referenced by local ...
C U R R E N T H O U SI N G T O O L S T  oday, the City of Dallas has a collection of tools at its disposal to help shape t...
-  Neighborhood Plus and GrowSouth  Neighborhood Plus was adopted by the City Council in 2015 as a revitalization plan for...
DOM AIN 1  I N C R E A SI N G A C C E SS T O H I G H -O PPO RT U N I T Y A R E A S ecent ground-breaking research from Sta...
1 .1 So u r c e o f I n c o m e N o n -D i sc r i m i n at i o n Or d i n an c e Overview  Accor din g t o Af f or dable H...
M ap of cu r r en t vou ch er h older s in Dallas. Source The Map and Commit   voucher holders, due to negative stereotype...
serious about research-based best practices in terms of poverty reduction  and whether we are willing to do enough to mean...
1 .2 R eg i o n al H o u si n g Vo u c h er M o b i l i t y A ssi st an c e Pr o g r am Overview  throughout the region to...
1 .3 Su b l ease Gu ar an t o r Pr o g r am s 1 .3 Su b l ease Gu ar an t o r Pr o g r am s Overview A sublease occurs whe...
1 .4 Cr eat i vel y M ar k et Avai l ab l e U n i t s Problem To access high-opportunity areas, low-income families must b...
1 .5 R am p U p Co u n sel i n g Ser vi c es A c r o ss t h e Ci t y Problem Research shows that mobility counseling helps...
1 .6 M o r e D eep l y I n c o r p o r at e t h e Of f i c e o f Fai r H o u si n g i n t o A l l D ec i si o n -M ak i n ...
1 .7 Pl ac em en t Po l i c y o n L o w -I n c o m e H o u si n g Tax Cr ed i t s Overview The Low-Income Housing Tax Cred...
competitive basis while the weaker credits  the 4 credit  are administered on a non-competitive basis. For the competitive...
words, a policy does not have to be intentionally between TDHCA s articulated preference for discriminatory for it to stil...
  D al l as  p o l i c y m u st c o r r ec t t h e h i st o r i c al i m b al an c e o f LI H TC in highp o ver t y ar eas...
DOM AIN 2  I N C L U SI V E D E V E L O PM E N T I N G E N T R I F YI N G   T R A N SI T I O N A L A R E A S allas does no...
possesses assets and strengths, so when new restaurants open, new businesses launch, and new construction opportunities ar...
2 .1 Gen t r i f i c at i o n Ear l y War n i n g I n d i c at o r Syst em Problem Due to the confusion that the term elic...
the Center for Community Innovation at Berkeley.82 The goal is that a  susceptibility index  produced by a G-EW IShelps po...
2 .2 H o m e I m p r o vem en t  R ep ai r Pr o g r am Problem  Source  Neighborhood Housing Services of Chicago, Inc.,  E...
2 .3 H o m est ead Pr eser vat i o n D i st r i c t s    D al l as h as t h u s f ar m i ssed an oppor t u n i t y t o c a...
2 .4 T h e H B 2 4 8 0 M o d el Problem First, Existing homeowners in gentrifying areas may be locked into a mortgage, but...
and schools which benefit everyone justifies a redirection of some revenue to promote affordability for those on the lower...
2 .5 U se G-EW I S t o Pr o ac t i vel y Tar g et t h e Ci t y  s H o m eb u yer A ssi st an c e Pr o g r am Problem  Rati...
Source  City of Texarkana Homebuyer Assistance Program  ramping up the overall scale of the Homebuyer Assistance Program b...
2 .6 Co l l ec t i ve L an d Ow n er sh i p  Co m m u n i t y L an d Tr u st s Problem  the next buyer. In this sense, CLT...
gentrifying areas, if the CLT property is taxed at market value, financial support in the event of unexpected the home can...
DOM AIN 3  I N C R E A SI N G T H E SU PPL Y   AVA I L A B I L I T Y O F M I X E D -I N C O M E H O U SI N G he case has a...
-  Enhance generational economic mobility. As explained in the Domain 1 overview, recent research from economist Raj Chett...
For average to middle-income individuals housing is the necessary solution  it enables those on the  80-140 AMI , there is...
3 .1 Vo l u n t ar y I n c l u si o n ar y Z o n i n g Overview Voluntary Inclusionary Zoning  VIZ  is a technical term wh...
The beauty of VIZ is that it is truly voluntary   if developers do not like the incentives being offered, they do not have...
Inclusionary zoning  IZ  has proven to be a highly effective way to generate mixed-income and affordable housing and maint...
W hile it may be tempting, it would be a serious focused instead on alleviating the need for individual zoning mistake to ...
However, there are two major limitations of the current proposal being considered by ZOAC  1  as mentioned earlier, the mo...
3 .2 Per m an en t D ed i c at ed R even u e  D al l as H o u si n g Fu n d Overview A comprehensive housing policy requir...
Source  Texas Low-Income Housing Information Service,Texas Housers  Rationale  According to the Urban Land Institute, over...
leverages  6.50 in private sector investment. As recommended by the Urban Land Institute, the City of Dallas can kick-star...
3 .3 A c c esso r y D w el l i n g U n i t s Problem  even save for a child s future college tuition. It is a win-win for ...
ADUs would diversify Dallas housing stock to give people more housing options. But today Dallas land-use rules forbid buil...
ADU to the homeowner ranges significantly, but generally,  75,000 is a good ballpark number for what an ADU costs to build...
Source  Elliott Anne Rigsby, The Century Foundation, June 23, 2016  SPOT L I GH T   CORRECTI N G EXCLU SI ON ARY ZON I N G...
3 .4 Cr eat i ve U se o f Pu b l i c l y Ow n ed A sset s Problem Land costs are typically 15 of the cost of a total resid...
housing.148 The sold land will likely turn into another high-end apartment complex along Ross Avenue, which typically do n...
3 .5 T h e D esi g n o f M i xed -I n c o m e H o u si n g Problem At its core, mixed-income housing is about integration ...
Source  HBO, Show Me A Hero  Some additional design  implementation considerations include  but are not limited to  154 - ...
DOM AIN 4  R E V I TA L I Z I N G H I G H -PO V E RT Y A R E A S evitalizing disadvantaged areas is perhaps the most indiv...
Source  Jim Mitchell, Dallas Morning News, July 2015  accumulation. The reality is that housing patterns are a major drive...
4 .1 Go D eep w i t h a Few  H o l i st i c   R evi t al i zat i o n Pl an s Problem Dallas traditional approach to revita...
4 .2 T h e Pu r p o se B u i l t Co m m u n i t y M o d el East Lake M eadow s pr ior t o r evit alizat ion Source  The At...
restaurants, banks, gardens, farmer s market, recreation, etc.   home values in the surrounding neighborhood have risen dr...
redeveloping mixed-income public housing on Th e Villages of East Lake post -r evit alizat ion the same original footprint...
developers and existing residents to clearly outline expectations and procedures ahead of time  guarantees can be made tha...
could not single-handedly produce true revitalization. Charles Drew was the first public charter school in the city of Atl...
DISD s HS Th om pson Com plex  investigate where other organizations are already making revitalization efforts  or plannin...
4 .3 A d d r ess U n p r o d u c t i ve  Pr o b l em Pr o p er t i es  Problem Areas of concentrated poverty in Dallas are...
as a pilot program.198 The City used a 501 c 3 to administer the program  the Dallas Housing Acquisition and Development C...
could invest in basic infrastructure around the parcels, including streets, lighting, and sidewalks because developers nee...
Pot en t ial exam ple of vacan t in f ill lot in an est ablish ed n eigh bor h ood. Source  3rd Angle Investments, July 11...
4 .4 T h e R o l e   an d L i m i t at i o n s  o f H o u si n g Po l i c y i n R evi t al i zat i o n Problem  jobs in th...
4 .5 Cat al yze Pr i vat e I n vest m en t Problem The for-profit private development sector is quite strong in Dallas and...
RACI AL EQU I TY A SSE SSM E N T ry as we might, housing cannot be divorced from race. In fact, racial attitudes and persp...
Source  Commit  and Opportunity Dallas    Fai l u r e t o t al k h o n est l y an d o p en l y ab o u t r ac e w h en m ak...
EN D N OTES 1  Bennis, W.   O Toole, J.  2009, June   A Culture of Candor.  Harvard Business Review. Retrieved from https ...
20   A Briefing to the Housing Committee.   2016, April 4 . The Inclusive Communities Project, Inc. Retrieved from https  ...
42  Semuels, A.  2015, June 24 .  How Housing Policy Is Failing America s Poor  . The Atlantic. Retrieved from https   www...
64   Haas Institute Co Authors Amicus Brief Submitted to Supreme Court on Fair Housing Case in Texas.   n.d. . Haas Instit...
 20Documents hou_3_city-of-dallas-housing-policies_memo_082916.pdf 85   Homestead Preservation Districts  New Tools to Com...
105   The Community Land Trust Report .  n.d. . Retrieved from https   www.hud.gov offices cpd about conplan foreclosure p...
Retrieved from https   www.dallasnews.com news dallas- police 2017 06 30 dallas-police-low-morale-exodus-veteran-copspensi...
Retrieved from https   www.dallasnews.com opinion commentary 2016 12 18 dallas-disd-must-collaborate-plans-mixed-income-ho...
http   www.abtassociates.com reports NeighCaseStudies_1-14-03_ FINAL-A.pdf 170   Exploring the Impacts of HOPE VI Program ...
Quick, K.  2016, April 15 .  How to Achieve Socioeconomic Integration in Schools.  The Century Foundation. Retrieved from ...
214  Findell, E.  2015, November .  Rawlings Southern Dallas Investment Fund Raises  30.5 Million.  Dallas News. Retrieved...
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