1. City of Dothan Strategic Affordable Housing Implementation Plan
Dothan City Commission
August 2018

2. Background

3. Study Goals

4. Study Goals
Study Goals
Determine current state of price-appropriate affordable housing throughout the City.
Determine issues, barriers, and opportunities relative to price-appropriate affordable housing.
Convey transparent vision for implementation of price-appropriate affordable housing strategies, particularly for at-risk populations.

5. Process

6. Implementation Strategies & Action Plan
Process
Existing Plans Review
Overview
Existing Conditions
Inventory Analysis
Public Engagement &
Community Outreach
Analysis
Assessments
Housing Programs &
Initiatives
Market Study
Implementation
Implementation Strategies
& Action Plan
Affordable Housing Plan

7. Process Glossary – Study Boundaries Greater Dothan City of Dothan
Central Dothan
Source: APD Urban Planning and Management

8. Findings
COMMUNITY FEEDBACK

9. Who do you think needs housing the most in the City of Dothan?
Findings
Online Survey Results
Who do you think needs housing the most in the City of Dothan?
37%
Single Parent Families
29%
Seniors & Retirees
16%
Singles & Couples 9%
Millennials 9%
Others
Respondents = 177
Source: APD Urban Planning and Management

10. “Need education and guidance for renters on becoming a homeowner”
Findings
Online Survey Results
What do you think is the biggest challenge for providing more affordable housing in Dothan?
“The biggest issue that I see is that sometimes low income housing is placed in already established neighborhoods.”
“Need education and guidance for renters on becoming a homeowner”
“Need more median priced apartments in safe areas for new families moving to Dothan”
“Dothan doesn’t require landlords to keep property up to code and with amenities to improve quality of life in urban areas”
“There aren’t many affordable homes in decent neighborhoods in which people are comfortable enough to raise their children”
“Lack of developer interest and feasibility of cost associated with development”
“Combination of low income jobs, related to lack of jobs skills, makes it difficult to afford rent or ownership”
Source: APD Urban Planning and Management

11. Findings
PARCEL ANALYSIS

12. 47 % 25 % 3 % Findings Existing Conditions – Central Dothan
Property Conditions
Percent of structures in good condition (6,869)
47 %
25 %
Percent of structures in fair condition (3,494)
Good
Fair
Poor
Deteriorated
Dilapidated
Potential Demolition
Parking Lot
Public Space
Rehabilitation
Under Construction
Vacant Lot
Percent of structures in “blighted” condition (423)
3 %
Source: APD Urban Planning and Management, City of Dothan

13. Findings 77 % 71 % 71 % 93 % Existing Conditions – Central Dothan
Tenure
Percent of parcels with occupied structures (11,169)
77 %
71 %
Percent of vacant properties that are undeveloped (vacant) lots (2,289)
71 %
Percent of single family properties that are occupied
93 %
Occupied
Vacant
Source: APD Urban Planning and Management, City of Dothan

14. Findings Existing Conditions – Central Dothan Land Use
Single Family - no shared walls
Single Family - shared walls
Multifamily - 2 or more units
Mixed Use
Commercial
Industrial
Institutional
Public Space
Golf Course
Vacant Lot
Parking Lot
Single Family Units
No shared walls
57% Parcels
(9,687)
40% Area
Undeveloped (Vacant) Lots
27% Area
16% Parcels
(2,335)
Source: APD Urban Planning and Management, City of Dothan

15. Concentration of Properties in
Findings
Existing Conditions – Central Dothan
Concentration of Properties in
Good Conditions
Primarily single family properties.
Concentrated primarily near circle boundaries.
Structures in good condition located in western area of Central Dothan.
Source: APD Urban Planning and Management, City of Dothan

16. Concentration of Blighted Properties
Findings
Existing Conditions – Central Dothan
Concentration of Blighted Properties
7 %
Properties considered “blighted”. (352)
Highest concentration of dilapidated properties north of Main Street.
Deteriorated properties concentrated along Oates Street.
58 %
Source: APD Urban Planning and Management, City of Dothan

17. Findings 2 1 3 4 Priority Project Areas – Central Dothan
Catalytic areas where price appropriate housing development or redevelopment could occur to maximize public/private resources
High concentrations of blighted properties and vacant lots
Each PPA has unique characteristics or assets that could be leveraged
Recommended implementation strategies based on characteristics of PPA 2 1 3 4
Source: APD Urban Planning and Management, ESRI, City of Dothan

18. Parcel Analysis Findings
Existing Conditions – Greater Dothan
Parcel Analysis Findings
Nearly half of the properties surveyed in Central Dothan are in good condition, most of which are single family units
Most vacant properties are undeveloped lots, primarily located in the northeastern section of Central Dothan
Vacant single family properties primarily located near downtown
Roughly 5% of properties surveyed are considered multifamily properties
Less than 5% of all properties surveyed are in blighted condition
Blighted properties are primarily concentrated in communities in the center of Ross Clark Circle
About a quarter of properties in these communities are buildings in poor or worse condition, vacant buildings or vacant lots
Source: APD Urban Planning and Management, City of Dothan

19. Findings
HOUSING MARKET AND AFFORDABILITY ANALYSIS

20. Findings C D B A G E F Market Study – Greater Dothan
Source: RKG Associates

21. Household Incomes (2015) Findings Market Study – Greater Dothan
Source: RKG Associates

22. Housing Tenure (2015) Findings Market Study – Greater Dothan
Source: RKG Associates

23. HOUSING INVENTORY- Greater Dothan
Findings
Market Study – Greater Dothan
HOUSING INVENTORY- Greater Dothan
Unit Types - Greater Dothan
Year Housing Built
Apartment Density
30% 10+ Unit Apartments
40% 5-9 Unit Apartments
30% 3-4 Unit Apartments
Owned:
Rent:
1980
2000
2010
1960
1940
Home Sales
Housing Tenure and Vacancy Trends
51%
35%
14%
29%
Source: APD Urban Planning and Management, RKG Associates

24. Housing Values (2015) Findings Market Study – Greater Dothan
Source: RKG Associates

25. Housing Affordability Analysis
HOUSING MARKET AND AFFORDABILITY ANALYSIS

26. Ownership Housing Affordability by Household Income Level (2017)
Findings
Market Study – Greater Dothan
Ownership Housing Affordability by Household Income Level (2017)
Area Median Income: $45,701
(3-person household)
Source: RKG Associates

27. Rental Affordability by Household Income Level (2017)
Findings
Market Study – Greater Dothan
Rental Affordability by Household Income Level (2017)
Area Median Income: $40,601
(2-person household)
Source: RKG Associates

28. Housing Gap – City of Dothan
Findings
Market Study – City of Dothan
Housing Gap – City of Dothan
Housing Available:
The City of Dothan’s housing stock consists of homes that are affordable to households with incomes greater than $45,000.
A gap exists in the rental housing stock of the City of Dothan for household with incomes less than $21,000. There is also a deficit of price-appropriate rental and homeownership units at higher price points for households with annual income of $45,000 or more
Housing Needed:
Source: APD Urban Planning and Management, RKG Associates, City of Dothan

29. Housing Unit Gap by Income Level – City of Dothan
Findings
Market Study – City of Dothan
Housing Unit Gap by Income Level – City of Dothan
Less than 30% AMI
Between 30% to 50% AMI
Between 50% to 80% AMI
Between80% to 100% AMI
Between 100% to 120% AMI
More than 120% AMI
Rental Units
Gap of 2,214
Surplus of 135
Surplus of 2,362
Surplus of 1,078
Gap of 84
Gap of 1,929
Homeownership Units
Surplus of 2,841
Surplus of 459
Surplus of 2,407
Surplus of 191
Gap of 117
Gap of 5,781
Source: APD Urban Planning and Management, RKG Associates, City of Dothan

30. Affordability Profiles - Greater Dothan
Findings
Market Study – Greater Dothan
Affordability Profiles - Greater Dothan
Source: APD Urban Planning and Management, RKG Associates, City of Dothan

31. Market Findings Findings
Market Study – Greater Dothan
Market Findings
Central neighborhoods struggling with high vacancy and condition issues in some locations. Demand for housing is very low in these areas but the housing stock is affordable
Housing rehabilitation needed to bring back central neighborhoods
48.5% of owner-occupied and 56.6% of renter-occupied housing units were built before Roughly 15-20% constructed since 2000
Roughly 30% of renters live in single family homes due to a lack of quality apartment options
Dothan has a surplus of ownership housing units at the lower price points but a shortage at the high end of the market
In the rental market, there is a shortage of units at the lower rent levels as well as the higher rent levels
Source: APD Urban Planning and Management, RKG Associates, City of Dothan

32. Recommendations

33. Organization and Administration
Recommendations
Focus Areas
Organization and Administration
Legislative Actions
Capacity Building, Housing Education, Comprehensive Strategic Planning
Strategic, Comprehensive Infill/Multi-Family Development
Targeted Model Block and Catalytic Projects
Housing Funding and Financing
Marketing and Rebranding Campaign

34. Implementation Partners
Recommendations
Organization and Administration
Goals
Establish clear roles and responsibilities for overall implementation
Establish roles and responsibilities for land banking entity
Establish mechanisms for tracking, reporting on key properties inside RCC
Key Action Items
Memorandum of Understanding
Designated Housing Coordinator at City
Clear processes, policies and procedures
Set up land bank authority
Organize and train neighborhood block committees
Create property database
Implementation Partners
City of Dothan Dothan Housing Authority

35. Implementation Partners
Recommendations
Legislative Actions
Goals
Structure land bank to swiftly acquire properties for purpose of responsible redevelopment
Create local ordinances to mitigate increasing high risk properties
Key Action Items
Establish policy for lien removal for clear and marketable titles
Allow for recapture for real estate taxes for up to 50% for 5 years AFTER sale of land banked properties
Implement local rental registry
Create minimum standards ordinance
Initiate rezoning as required to support development
Implementation Partners
City of Dothan Dothan Housing Authority

36. Implementation Partners
Recommendations
Capacity Building, Housing Education, Comprehensive Strategic Planning
Goals
Expand fair housing education events to improve awareness
Focus short term implementation strategies in PPAs for strategic comprehensive approach
Build capacity of small local housing partners to implement in PPAs
Key Action Items
Establish policy for lien removal for clear and marketable titles
Allow for recapture for real estate taxes for up to 50% for 5 years AFTER sale of land banked properties
Implement local rental registry
Create minimum standards ordinance
Initiate rezoning as required to support development
Implementation Partners
City of Dothan Dothan Housing Authority Local Lenders/Foundations Property Owners
Real Estate Professionals Faith-Based Organizations Downtown Development Authority

37. Implementation Partners
Recommendations
Strategic, Comprehensive Infill/Multi-Family Development
Goals
Establish process and qualifications for developer participation
Establish design standards for infill/multi-family development
Expand use of developer incentives to spur price appropriate housing inside RCC
Establish lending pool for large scale housing development
Key Action Items
Strategically identify PPAs, underutilized properties for reprogramming
Pool of qualified developers
Design standards that preserve architectural character of PPAs
Implement fee waivers for permitting and impact fees
Guidelines, processes to expedite permitting and processing
Create multifamily lending consortium
Implementation Partners
City of Dothan Dothan Housing Authority Local Lenders

38. Implementation Partners
Recommendations
Targeted Model Block and Catalytic Projects
Goals
Establish process and qualifications for builder participation
Establish process to strategically identify rehab and preservation projects
Establish rental and vacant property registry program
Strategic demolition program to reduce blight/create redevelopment
Key Action Items
Strategically identify PPAs, underutilized properties for reprogramming
Pool of qualified developers
Proactive and sustained code enforcement strategy
Community retention strategies to combat gentrification and potential displacement
Guidelines for property registration and sunsetting properties
Land bank/clear title for demoed properties
Implementation Partners
City of Dothan Dothan Housing Authority Property Owners
Local Nonprofit Housing Developers/Faith-Based Organizations

39. Implementation Partners
Recommendations
Housing Funding and Financing Mechanisms
Goals
Identify funding sources for housing initiatives and strategies
Identify sources for development subsidies
Create lending pool to leverage public funds
Key Action Items
Approve long range public funds investment in PPAs
Create/fund projects targeted for very low income households (<30%AMI)
Fund $1M land bank acquisition fund for PPA acquisitions
Develop policies for and access to guaranteed gap financing/down payment assistance
MOU for long term financing commitments from local financing partners
Implementation Partners
City of Dothan Dothan Housing Authority Local Lenders/Foundations

40. Implementation Partners
Recommendations
Marketing and Rebranding Campaign
Goals
Recruit Community Champions
Educate residents on housing matters and support housing initiatives
Create visual identity, marketing and branding tactics that support price appropriate housing development
Key Action Items
Recruit and regularly celebrate participation of Community Champions
Create subject matter experts on price appropriate housing
Diversify mechanisms to provide information and education on housing initiatives
Professional marketing/branding campaign to project the positive aspects of price appropriate housing
Events/materials sponsored by Community Champions using endorsed visual identity
Implementation Partners
City of Dothan Dothan Housing Authority Local Lenders/Foundations Property Owners
Real Estate Professionals Faith-Based Organizations Downtown Development Authority

41. Q & A / Discussion

42. Thank You