Board: Affordable housing plan advances in Currituck

High-density project
targets local workers

By Jennifer Preyss
Staff Writer

Saturday, April 18, 2009

A plan has moved forward that would provide affordable housing for middle-income wage earners such as teachers and law officers who work in Currituck County, one of the most expensive places to live in the state.

The Currituck Planning Board last Tuesday recommended approval of a 20 percent density bonus for Outer Banks Community Development Corp. to build a multi-family workforce housing community in Jarvisburg.

The Currituck Board of Commissioners could approve the request next month at their regular board meeting.

The text amendment submitted by Chuck Poe, executive director of Outer Banks Community Development Corp., would allow builders to increase the number of housing units built within a 15-acre subdivision called Jarvis Landing, from 39 to 46 units.

Increasing the number of housing units, or density, would further decrease the overall listing price of each home because the impact of land costs would also be lower.

Design plans for Jarvis Landing suggest the property may consist of one, two and three-bedroom townhomes, condos, apartments, or duplexes, with front porches and other attractive amenities for residents, including walking trails throughout a landscaped wooded area.

The development is an attempt to provide affordable housing for middle-income workers such as teachers, and law enforcement workers to offset the county’s high-end living costs.

Currituck ranks third in North Carolina for its high cost of living — the 2007 median home value was $233,800, higher than the national average at a value of $181,800 — yet, the average income is around $46,000 for individuals, and approximately $60,000 for families of four.

“Currituck is one of the most expensive counties to live in the entire state,” Planning Director Ben Woody said. “How are teachers supposed to afford to live and work here?”

Woody said planning staff recommended approval of the text amendment because the county land use plan supports workforce housing, but the recommendation came with several conditions.

As one of only two workforce communities in the county, Jarvis Landing units would be available for purchase or rental to those with qualifying incomes comparable to the county median.

Families occupying each unit must have a total combined annual income at or below 80 percent of the average county income, and homeowners must not allow monthly housing costs, including mortgage, interest, taxes, insurance, to exceed 32 percent of the gross household income.

Renters must keep their household expenses at or below 30 percent of the median income.

Another qualifier says at least one member of the eligible household must be employed within the county.

Coinjock Meadows subdivision was the first workforce housing subdivision project in the county.

If the ordinance is approved by the Board of Commissioners, the density bonus would only apply to other workforce communities and could not be used, therefore, to develop market-rate residences.