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6 <br /> Commissioner Richards asked if the recommendations have been evaluated through a <br /> social justice lens. <br /> James Bryan said no. <br /> Commissioner Richards referred to stakeholders, and asked if the partners were also <br /> considered, or just the developers. <br /> James Bryan said the previous Housing Director spoke with non-profit developers. <br /> Commissioner Fowler asked if the Human Rights Commission (HRC) could review the <br /> recommendations through a social justice lens. She also asked about the density bonus that <br /> has never been used. She asked if the stakeholders were asked if there was a reason it is not <br /> viable. <br /> James Bryan said he has not spoken to any stakeholders, and Maria Dewees, Acting <br /> Housing and Community Development Manager, will be able to speak more on stakeholders. <br /> He said the formula is fairly complex, and he clarified the options for a density bonus. <br /> Commissioner Fowler clarified that none of the options have appealed to developers. <br /> James Bryan said yes. <br /> Commissioner Fowler asked if there is a reason why, other than the math did not work <br /> out. <br /> James Bryan said he does not have a good answer to that question. <br /> Maria Dewees said the stakeholders that were engaged were primarily affordable <br /> housing developers. <br /> Corey Root, Director of Housing and Community Development, said the density bonus <br /> alone is not attractive for an affordable housing developer, but it could be combined with other <br /> incentives. <br /> Commissioner Greene said she submitted a memo to the Board about density bonuses, <br /> saying that they do not work in areas where developers can make a profit without doing <br /> affordable housing. She said Fairfax County, Virginia has had some success, as developers <br /> could have unlimited housing density when a certain amount of affordable housing was <br /> provided. She said Chapel Hill instituted mandatory incentives. She said the County does not <br /> have a lot of land and there are other values at play. She said areas of Northern Virginia were <br /> able to tap into local, state and federal subsidies. <br /> Chair Price said she does not think the County is allowed to mandate any affordable <br /> housing requirements on a developer, due to a bill in the General Assembly. <br /> James Bryan said jurisdictions cannot have non-mandatory bonuses, except by special <br /> legislation. <br /> Chair Price said she thought the bill intended to put limits on what counties could require <br /> of developers. <br /> Chair Price said density is not always the answer to affordable housing, and it can also <br /> lead to high cost condos. She said in the past, she mentioned asking Annette Moore, Human <br /> Rights and Relations Director, to present videos on how zoning has been used in the past to <br /> segregate communities. <br /> Chair Price asked if the Planning Department needs more staff to reduce delays. <br /> Craig Benedict, Planning Director, said the department makes every effort to streamline <br /> work, including technological supports, and he continues to evaluate workloads and staffing <br /> needs annually. He said he will let the Board know if additional staffing is needed. <br /> John Roberts followed up on the bill that Chair Price mentioned. He said the bill (HB <br /> 821) is still moving through the General Assembly, and is currently in the house judiciary <br /> committee. <br /> Commissioner Bedford referred to page 15, and said the respondents were two non- <br /> profit and two for profit developers. She said it has been the perception that development in <br /> Orange County has been difficult for many years. <br />