Housing

Getting to know your project and its environment may seem like a no-brainer, but knowing what to look out for can prove challenging. Below we outline a due diligence process that can help you to determine the viability of your housing development. The neighborhood meeting is critical and we encourage multiple (if needed) preliminary meetings with surrounding neighbors to make sure you aren’t surprised in the process. This will save you lots of money, time and stress in the long term. Have a soft concept to start. Be willing to listen. Preface the reality of the parcel with zoning realities to level set expectations.

1. Determine scope and scale of development: what, where, when
2. Evaluate market need for product/type and develop a draft proforma and budget–both are working documents
3. Schedule a pre-application meeting with your local planning and zoning officials
4. Determine your sewer, water and power requirements, as well as any challenges with groundwater and floodplain
5. Engage an architect or engineer to talk through a game plan
6. Invite neighbors to discuss what you have in mind
7. Listen to neighbors and hear out their concerns and feedback–allow them to buy in to your project with the knowledge that you probably won’t be able to bring everyone along
8. After getting a sense of the opportunities and restrictions for your project, revisit your cost analysis to make sure everything pencils
9. Have your architect/engineer go to work with a good sense of what is attainable
10. Enter the entitlement process (see below) to complete the development and building process
11. Be highly engaged in the construction management planning and execution to avoid surprises
12. Stay ahead of your marketing and leasing opportunities to make sure you are maximizing your proformance

Generally, in most communities, the development process looks something like this:

1. Pre-application meeting to determine administrative process and field questions
2. Submit application and remit fees
3. City Planning & Zoning Administrator’s staff review and recommendations
4. City Planning & Zoning Commission (P&Z) approval, if not a staff level approval
5. City Council approval, if not approved in P&Z or at the staff level
6. Issuance of building permits
7. City Building Inspector verifies that all elements are done to locally adopted codes, structural, and State plumbing, HVAC, and electrical requirements
8. City Building Inspector final sign-off of project and issuance of Certificate of Occupancy

In Valley County (outside of city limits), there is only one zone–Multiple Use–so development applications are processed under conditional use permit, as long as the development fits in well with surrounding uses.

• Just say yes (YIMBY)–form a coalition of supporters for good projects
• Lobbying for funding of the Idaho State Housing Trust Fund
• Get a modular project built to pave the way for future success
• Have a conversation about ADUs with strategies to maintain long-term rental tenure for locals
• Enhanced CCR’s that discourage Short Term Rentals
• Engage business community members in housing strategy–collaboration opportunities
• PR campaign to get word out about generational ideal shifts around home size and type
  • Market downsizing
  • Convert open/vacant homes
  • Treat this as a community issue
• Impact investing platform or similar available to local community members/land owners
• Builders collaboration for skills development in the workforce
• Succession/legacy conversions around downsizing
• Consistent process, incentives and standards at the P&Z level

• Land Development Guide: file:///home/chronos/u-f7e5a237b758fd4678739c9204d9a1de50805c27/Downloads/LDPO_LDChecklist_20141121010757%20(1).pdf
• Market research: https://wcmedc.org/community-data/