A

Accessory Dwelling Unit (ADU) (generic definition)
An accessory dwelling unit (or ADU) is a small, self-contained residential unit built on the same lot as an existing single-family home. (Because they are often used by extended family members, ADUs are also referred to as 'in-law apartments or 'granny flats'). ADUs may be built within a primary residence (such as in an attic or basement), attached to the primary residence (like a small duplex unit with a separate entrance), or detached from the primary residence (such as conversion of a detached garage). An ADU will be subordinate in size, location, and function to the primary residential unit (which is why ADUs are sometimes referred to as 'secondary units' or 'second units').

Accessory Dwelling Unit (ADU) (official RI definition)
A dwelling unit: (i) rented to and occupied either by one or more members of the family of the occupant or occupants of the principal residence; or (ii) reserved for rental occupancy by a person or a family where the principal residence is owner occupied, and which meets the following provisions: (a) In zoning districts that allow residential uses, no more than one accessory dwelling unit may be an accessory to a single-family dwelling. (b) An accessory dwelling unit shall include separate cooking and sanitary facilities, with its own legal means of ingress and egress and is a complete, separate dwelling unit. The accessory dwelling unit shall be within or attached to the principal dwelling unit structure or within an existing structure, such as a garage or barn, and designed so that the appearance of the principal structure remains that of a one-family residence.

Acre
Land that measures 43,560 square feet.

Adaptive Reuse
Providing a new use for an older, but sound, structure. An example would be an abandoned warehouse converted into business or residential condominiums.

Affordable Housing (generic definition)
You live in affordable housing if you pay no more than 30 percent of your gross household income on rent or mortgage payments. This percentage meets the federal guideline for "affordability." Some states include the cost of utilities in that 30 percent calculation; RI does not.

Affordable Housing (official RI definition)
"Affordable housing" means residential housing that has a sales price or rental amount that is within the means of a household that is moderate income or less. In the case of dwelling units for sale, housing that is affordable means housing in which principal, interest, taxes, which may be adjusted by state and local programs for property tax relief, and insurance constitute no more than thirty percent (30%) of the gross household income for a household with less than one hundred and twenty percent (120%) of area median income, adjusted for family size. In the case of dwelling units for rent, housing that is affordable means housing for which the rent, heat, and utilities other than telephone constitute no more than thirty percent (30%) of the gross annual household income for a household with eighty percent (80%) or less of area median income, adjusted for family size. Affordable housing shall include all types of year-round housing, including, but not limited to, manufactured housing, housing originally constructed for workers and their families, accessory dwelling units, housing accepting rental vouchers and/or tenant-based certificates under Section 8 of the United States Housing Act of 1937, as amended, and assisted living housing, where the sales or rental amount of such housing, adjusted for any federal, state, or municipal government subsidy, is less than or equal to thirty percent (30%) of the gross household income of the low and/or moderate income occupants of the housing. From Section 42-128-8.1 of the General Laws in Chapter 42-128 entitled "Rhode Island Housing Resources Act of 1998," amended June 30, 2005.

Apartment
(1) One or more rooms of a building used as a place to live, in a building containing at least one other unit used for the same purpose. (2) A separate suite, not owner occupied, which includes kitchen facilities and is designed for and rented as the home, residence, or sleeping place of one or more persons living as a single housekeeping unit.

Area Median Gross Income (AMGI)
Synonymous with Area Median Income (AMI) and used by Rhode Island Housing.

Area Median Income (AMI)
The area median income is used to determine the eligibility of applicants for both federally and locally funded housing programs. It sets the maximum limit that a household can earn and remain eligible. Income limits are adjusted for family size and "area" (an officially defined geographic region). One-half of the incomes in the area are above the median and one-half are below. Figures are published annually by HUD.

Area Median Income (how calculated by HUD)
In FY 2005 HUD estimates of median family income were based on 2000 Census data estimates updated with county-level Bureau of Labor Statistics (BLS) earnings data, Census American Community Survey (ACS) state-level data, and Census Current Population Survey (CPS) data. Separate median family income estimates (MFIs) were calculated for all Metropolitan Statistical Areas (MSAs), Primary Metropolitan Statistical Areas (PMSAs) and nonmetropolitan counties.

Assessment
(1) The fair market value of property for tax purposes. (2) An expense appropriated to a unit of a whole such as a condominium assessment for common grounds, maintenance or an additional charge for improvement. (3) A levy for adding a product or service to a neighborhood, such as curbs or sewers. (4) A value given to a property owner for the taking of the property by the process of condemnation.

Assisted Housing (generic definition)
Low-income multi-family rental housing and single-family ownership units whose construction, financing, sales prices, or rents have been subsidized by federal, state, or local housing programs.

Assisted Housing (official RI definition)
(i) Low income housing units insured or assisted under Sections 221(d)(3) and 236 of the National Housing Act, 12 U.S.C. § 1701 et seq.; (ii) Low income housing units produced with assistance under Section 8 of the United States Housing Act of 1937, 42 U.S.C. § 1401 et seq.; and (iii) Rural low income housing financed under Section 515 of the Housing Act of 1949, 12 U.S.C. § 1715z.

back to top

B

Below-Market-Rate (BMR)
(1) Any housing unit intentionally priced less than fair-market value, to be sold or rented to the low- or moderate-income market. (2) The financing of housing at less than prevailing interest rates.

Bridge Loan (interim financing)
Short-term loans designed to bridge the gap between the time money is needed, e.g. between construction, and the time of a permanent loan. Also covers the period (gap) between the construction loan and equity payments made by investors over time in a low-income housing tax-credit project.

Brownfield
Brownfield sites are abandoned, idled, or underused industrial and commercial properties where expansion or redevelopment is complicated by actual or perceived environmental contamination.

Buffer Strip or Zone
An area of land separating two distinct land uses, such as commercial and residential. The buffer acts to soften or mitigate the effects of one land use on the other.

Building Code
Local and state laws that set minimum construction standards.

Building Line (Setback)
Distances from the ends and/or sides of the lot beyond which construction may not extend. The building line may be established by a filed plat of subdivision, by restrictive covenants in deeds or leases, by building codes, or by zoning ordinances.

Building Permit
A written permit purchased from local government before building a dwelling or commercial real estate, or remodeling or rehabbing a property.

Buildout/Build-Out
Development of land to its full potential or theoretical capacity as permitted under current or proposed planning or zoning designations.

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

C

Carrying Capacity
Used in determining the potential of an area to absorb development:
(1) The level of land use, human activity, or development for a specific area that can be accommodated permanently without an irreversible change in the quality of air, water, land, or plant and animal habitats. (2) The upper limits of development beyond which the quality of human life, health, welfare, safety, or community character within an area will be impaired. (3) The maximum level of development allowable under current zoning. (See "Buildout.")

Certificate of Completeness
A notice issued by the administrative officer informing an applicant that the application is complete and meets the requirements of the municipality's regulations, and that the applicant may proceed with the approval process.

Charrette
A meeting of stakeholders employing public process techniques and focused on creating a vision for the future.

Cluster Development (Conservation Development, Conservation Design)
Development in which single-family dwelling units are placed in closer proximity than zoning typically allows. Cluster development can save money on infrastructure like roads and their maintenance, while preserving permanently for the common good environmental assets like woodlands and environmentally sensitive areas. The techniques used to concentrate buildings might include reduction in lot areas, setback requirements, and/or bulk requirements, with the resultant open land being devoted by deed restrictions for one or more uses.

Coalition
(1) A combination, a union. (2) A temporary alliance for some specific purpose. HousingWorks RI is a coalition. (See "public/private partnership.")

Community Development Block Grant (CDBG)
A Federal program created under the Housing and Community Development Act of 1974. This program provides annual grants on a formula basis to be used for a wide range of community development activities directed toward neighborhood revitalization, economic development, and improved community facilities and services. CDBG replaces several categorical grant programs such as the model cities program, the urban renewal program and the Housing Rehabilitation Loan and Grant Program.

Community Development Corporation (CDC)
A nonprofit [501(c)(3) charitable or 501(c)(4) civic/community organization] developer of affordable homes, for renting and for purchase. Some CDCs build affordable commercial space and child care facilities, too. There are hundreds of CDCs across the nation. Rhode Island has more than 20. The oldest are Church Community Housing (1969; Newport) and West Elmwood Housing Development Corporation (1970; Providence). Several are considered among the best in the country; the Wall Street Journal, for instance, profiled the Woonsocket Neighborhood Development Corporation. CDC production in Rhode Island picked up momentum a lot when LISC opened an office here in 1991. LISC works nationwide, providing money and technical assistance exclusively to CDCs. By 2003, RI's CDCs reported a combined life-time total of 5236 units of affordable housing built and valued (then) at $351 million. Some Rhode Island CDCs believe they're working below capacity, crimped by high land costs, worries about growth, and permitting that moves at a snail's pace compared to other states.

Community Housing Development Organization (CHDO)
A non-profit housing developer. Essentially, a CDC by another, HUD-chosen name.

Community Housing Land Trust
In markets with prohibitively high land costs, such as Rhode Island's, community housing land trusts are a way to make homes affordable. These nonprofit trusts permanently hold land under homes and lease its use, through a long-term (usually 99-year) renewable lease, which gives the residents and their descendants the right to use the land for as long as they wish to live there. When homeowners on land trust property decide to move out of their homes, they can sell the structure. However, the land lease typically requires that the home be sold either back to the trust or to another lower income household, and for an affordable price. In November 2004, the Housing Network incorporated a state-wide land trust. Seven Housing Network members already have land trusts of their own.

Community Reinvestment Act (CRA)
A 1977 law that requires banks and savings and loan institutions to take affirmative steps to help meet the credit needs of the communities they are chartered to serve, especially low- and moderate-income communities. The Act directs the four banking regulatory agencies (Federal Reserve Board, Office of the Comptroller of the Currency, Federal Deposit Insurance Corporation and the Office of Thrift Supervision) to evaluate the extent to which these institutions are meeting local credit needs.

Compact Development
Refers to the act of constructing buildings vertically rather than horizontally, and configuring them on a block or neighborhood scale that makes efficient use of land and resources, and is consistent with neighborhood character and scale. Compact building design reduces the footprint of new construction, thus preserving greenspace to absorb and filter rain water, reduce flooding and stormwater drainage needs, and lower the amount of pollution washing into our streams, rivers and lakes. Compact building design is necessary to sustain transit ridership at levels necessary to make public transit a viable transportation option.

Comprehensive Permitting
See "expedited review process".

Concept Plan
A drawing with accompanying information showing the basic elements of a proposed land development plan or subdivision as used for pre-application meetings and early discussions, and classification of the project within the approval process.

Condominium
A form of ownership in which individuals purchase and own a unit of housing in a multi-unit complex. The owner also shares financial responsibility for common areas, both land and building.

Conservation Development/Conservation Design
See "cluster development."

Consolidated Plan
Developed by local and state governments with the input from citizens and community groups and submitted to HUD, the consolidated plan serves four functions: (1) it is a planning document for each state and community, built upon public participation and input; (2) it is the application for funds under HUD's formula grant programs (CDBG, HOME, ESG, and HOPWA); (3) it lays out local priorities; and (4) it lays out a 3-5 year strategy the jurisdiction will follow in implementing HUD programs. In Rhode Island, larger cities each prepare a consolidated plan, and RI Housing prepares a consolidated plan for the entire state.

Cooperative
A form of common property ownership in which the residents of multiple dwelling units, usually in an apartment building, do not own the units they occupy in fee-simple, but rather own shares in the corporation that owns the property. The tenants elect a board of directors who are responsible for managing the affairs of the building.

Cost-Burdened
A household paying more than 30% of its gross income for housing is "cost-burdened."

Critical Housing Need
Any household paying more than 50% of its gross income on housing or living in severely dilapidated housing has a "critical housing need."

back to top

D

Deed
The document that transfers ownership of a property. The deed must contain an accurate description of the property being conveyed, be signed and witnessed according to the laws of the State where the property is located, and be delivered to the purchaser at closing day.

Deed Restrictions
Restrictions or limitations to the use of property as noted in a deed.

Density
Refers to the number of housing units or square feet of commercial space per unit of land, usually "per acre".

Density Bonus
The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location. Density bonuses are sometimes awarded when affordable units are included within an otherwise market-priced housing development. (See "incentive bonus.")

Developer
An individual who or business that prepares raw land for the construction of buildings or causes to be built physical building space for use primarily by others, and in which the preparation of the land or the creation of the building space is in itself a business and is not incidental to another business or activity.

Development
The construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any structure; any mining, excavation, landfill or land disturbance; or any change in use, or alteration or extension of the use, of land.

Duplex
A house with two units sharing a common wall. Also semidetached

Duplex Apartment
An apartment having rooms on two floors that are connected by a staircase.

Dwelling Unit
Official Rhode Island definition: A structure or portion of a structure providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation, and containing a separate means of ingress and egress.

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

E

Easement
The right of a person, government agency, or public utility company to use for a specific purpose public or private land owned by another.

Easement, Conservation
A tool for acquiring open space with less than full-fee purchase, whereby a public agency buys only certain specific rights from the land owner. These may be positive rights (providing the public with the opportunity to hunt, fish, hike, or ride over the land), or they may be restrictive rights (limiting the uses to which the land owner may devote the land in the future.)

Economic Development
A general term indicating projects to strengthen an area's economy and employment base. Making sure Rhode Island has an adequate supply of affordable housing for a growing workforce is recognized as an economic development issue.

Elderly Housing
Typically one- and two-bedroom apartments or condominiums designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them.

Emergency Shelter
A facility that provides immediate and short-term housing and supplemental services for the homeless.

Eminent Domain
Right of a government agency to take private property for a public purpose. Fair compensation must be paid to the owner whose property is taken.

Empowerment Zones (EZs) and Enterprise Communities (ECs)
Selected designations made by the Secretaries of HUD and Agriculture that allow for direct CDBG funds to flow into the designated area or community to improve the economic viability of the designee. EZs and ECs must meet specific criteria to establish their relative need with respect to poverty, unemployment and general economic distress. The State and local governments that nominate the areas for designation are required to submit a strategic plan detailing the way in which they intend to achieve the purposes of the programs by addressing a list of criteria. Written assurances are required that the strategic plan would be implemented.

Entitlement Community
An urban county or metropolitan city eligible to receive a community development block grant directly from HUD.

Encumbrance
A legal right or interest in land that affects a good or clear title, and diminishes the land's value. It can take numerous forms, such as zoning ordinances, easement rights, claims, mortgages, liens, charges, a pending legal action, unpaid taxes, or restrictive convenants. An encumbrance does not legally prevent transfer of the property to another. A title search is all that is usually done to reveal the existence of such encumbrances, and it is up to the buyer to determine whether he wants to purchase with the encumbrance, or what can be done to remove it.

Exaction
Discretionary fees, dedications, or off-site improvements imposed as a condition of approval. Exactions are meant to mitigate off-site impacts of a development.

Exclusionary Zoning
Development regulations that result in the exclusion of low- and moderate-income and/or minority families from a community.

Expedited Review Process (Comprehensive Permitting)
State legislation authorizes local zoning boards to grant to an eligible developer a single permit that “overrides” local zoning and other requirements and regulations that are too restrictive or would prevent the construction of affordable housing. The “override” applies only to local restrictions, not state requirements. A developer whose comprehensive permit application is denied, or approved with conditions that make the project “uneconomic,” may appeal the decision to the state administrative housing appeals body if the city’s affordable housing stock does not meet certain criteria established by the state legislation.

back to top

F

Fair Housing Act
A federal law that prohibits discrimination on the basis of race, color, national origin, religion, sex, familial status, or disability. It applies to both home buying and renting. Rhode Island's own Fair Housing Practices Act provides for even more protection than the federal law. The state's Commission for Human Rights is the enforcement agency.

Fair Market Value
(1) The hypothetical price that a willing buyer and seller will agree upon when they are acting freely, carefully, and with complete knowledge of the situation. (2) The amount an appraiser decides a house is worth. The appraiser compares the house with houses like it that have sold recently in the same area. The physical condition of the house also affects its fair market value.

Fair Market Rents (FMR)
HUD's estimate of the actual market rent for a modest apartment in the conventional marketplace. Fair market rents include utility costs (except for telephones).

Fannie Mae
Federal National Mortgage Association (FNMA). Both Fannie Mae and Freddie Mac were chartered by Congress to increase the supply of funds that mortgage lenders, such as commercial banks, mortgage bankers, savings institutions and credit unions, can make available to home buyers. Fannie Mae and Freddie Mac buy mortgages from lenders, packaging the mortgages into securities and selling them to investors. As Fannie Mae and Freddie Mac will only buy loans that meet their guidelines, they play an important role in setting what criteria are used to evaluate a mortgage application.

Federal Housing Administration (FHA)
Established in 1934 to advance homeownership opportunities for all Americans, the FHA assists homebuyers by providing mortgage insurance to lenders to cover most losses that may occur when a borrower defaults. This encourages lenders to make loans to borrowers, including low-income families, who might not qualify for conventional mortgages.

Floor Area Ratio (FAR)
The gross floor area permitted on a site divided by the total net area of the site, expressed in decimals to one or two places. For example, on a site with 10,000 net sq. ft. of land area, a FAR of 1.0 would allow a maximum of 10,000 gross sq. ft. of building floor area to be built. On the same site, an FAR of 1.5 would allow 15,000 sq. ft. of floor area; an FAR of 2.0 would allow 20,000 sq. ft.; and an FAR of 0.5 would allow only 5,000 sq. ft.

Freddie Mac
Federal Home Loan Mortgage Corporation (FHLM). A federally-chartered corporation that purchases residential mortgages, securitizes them, and sells them to investors. This provides lenders with funds for new homebuyers. (See "Fannie Mae.")

Front
Official Rhode Island definition: The lot line separating a lot from a street right-of-way. A zoning ordinance shall specify the method to be used to determine the front lot line on lots fronting on more than one street, for example, corner and through lots.

Frontage, Lot
Official Rhode Island definition: That portion of a lot abutting a street. A zoning ordinance shall specify how noncontiguous frontage will be considered with regard to minimum frontage requirements.

back to top

G

Ginnie Mae
Government National Mortgage Association (GNMA). A government-owned corporation overseen by HUD, Ginnie Mae pools FHA-insured and VA-guaranteed loans to back securities for private investment. As with Fannie Mae and Freddie Mac, the investment income provides funding that may then be lent to eligible borrowers by lenders.

GMI
Gross monthly income.

Grayfield
Vacant, obsolete malls and shopping centers. Grayfield sites offer several advantages. They often include large tracts of land under single ownership, eliminating the need to assemble many small parcels. They're usually on major commercial arteries, providing good road access. They don't need the kind of environmental remediation that brownfield sites require. And they're especially well-suited to mixed-use development which includes both residential and retail units.

Greenfield
A development on previously undeveloped land.

Gross Income
The total amount of money that a person receives, before taxes and other deductions. This income may include funds from a job or jobs; interest or dividends; alimony; disability payments; or public assistance.

Growth Center
A growth center is an area designated by a community for compact, higher density development which can absorb future growth. While in most communities this means concentrating development in existing village centers, downtowns, urban neighborhoods or industrial parks, in some it means establishing new town centers or "emerging downtowns." Growth centers encourage pedestrian traffic and social interaction. They also curb sprawl (and its attendant high infrastructure costs) and help maintain the rural, open characteristics of the surrounding landscape.

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

H

HOME (Home Investment Partnership Program)
Authorized under Title II of the Cranston-Gonzales National Affordable Housing Act (NAHA) of 1990. This federal entitlement program is designed to expand the supply of decent affordable housing for low- and very low-income families and individuals. HOME funds may be used for: tenant-based rental assistance; assistance to homebuyers; property acquisition; new construction; rehabilitation; site improvements; demolition; relocation; and administrative costs. Recipients have rated it as being one of the most flexible and successful programs ever offered by HUD.

HOPE VI
HOPE VI, originally known as the Urban Revitalization Program, enables demolition of obsolete public housing, revitalization of public housing sites and distribution of supportive services to the public housing residents affected by these actions.

Homeless
Persons and families who lack a fixed, regular, and adequate nighttime residence. Includes those staying in temporary or emergency shelters or who are accommodated with friends or others with the understanding that shelter is being provided as a last resort. The precise definition of "homelessness" and who is eligible for services varies from agency to agency, and program to program.

Housing Choice Voucher Program
Federal rent subsidy program. (See "Section 8.")

Household
Official Rhode Island definition: One or more persons living together in a single dwelling unit, with common access to, and common use of, all living and eating areas and all areas and facilities for the preparation and storage of food within the dwelling unit. The term "household unit" is synonymous with the term "dwelling unit" for determining the number of units allowed within any structure on any lot in a zoning district. An individual household shall consist of any one of the following: (i) A family, which may also include servants and employees living with the family; or (ii) A person or group of unrelated persons living together. The maximum number may be set by local ordinance, but this maximum shall not be less than three.

Housing Land Trust
See "community housing land trust."

Housing Unit
The place of permanent or customary abode of a person or family. A housing unit has, at least, cooking facilities, a bathroom, and a place to sleep.

HUD
U.S. Department of Housing and Urban Development. By its own definition: "Established in 1965, HUD works to create a decent home and suitable living environment for all Americans; it does this by addressing housing needs, improving and developing American communities, and enforcing fair housing laws." HUD oversees the Federal Housing Administration.

back to top

I

Impact Fee
A fee, also called a development fee, levied on the developer of a project by a city or other public agency as compensation for otherwise-unmitigated impacts the project will produce.

Income-Eligible
Individuals or households with income levels that qualify for affordable housing.

Inclusionary Zoning
A mandatory requirement or voluntary goal to reserve a specific percentage of housing units for lower-income households in residential developments. (See "mandatory inclusionary housing policy.")

Infill Development
Development of vacant land (usually individual lots or left-over properties) within areas that are already largely developed.
  
Incentive Zoning (Incentive Bonus)
The process whereby the local authority may grant additional development capacity in exchange for the developer's provision of a public benefit or amenity such as preservation of greater than the minimum required open space, provision for low- and moderate-income housing, or plans for public plazas and courts at ground level. (See "density bonus.")

Infrastructure
Facilities and services needed to sustain residential, commercial, industrial, institutional, and other activities. Roads, schools, power plants, communications, water supply systems, sewage disposal systems, and so on are infrastructure elements.

Individual Sewage Disposal System (ISDS)
A septic system, used for safe wastewater disposal where public sewage systems are not available. Consists of a tank and an absorption bed (leaching field).

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

J

L

Land Assembly
Consolidation of separate adjacent parcels under one ownership in order to facilitate larger-scale developments.

Land Banking
Setting aside or purchasing land for use or resale at a later date. "Banked lands" have been used for development of low- and moderate-income housing, expansion of parks, and development of industrial and commercial centers. Federal rail-banking law allows railroads to bank unused rail corridors for future rail use while allowing interim use as trails.

Land Lease (Ground Lease)
A lease in which the land is rented to the home owner.

Landlocked
Surrounded by adjacent land with no means of access.

Land Trust
See "community housing land trust."

Lease
A contract between landlords and tenants for a possession of space for a specified amount of rent for a specified period of time.

Lessee
The person renting or leasing a property. Also referred to as a tenant.

Lessor
A person who rents or leases a property to another. Also referred to as a landlord.

Lien
A legal claim against a property that must be paid off when the property is sold.

Local Comprehensive Plan
Rhode Island state law requires every community to file a local comprehensive plan and update it every five years. Mandatory elements of the plan include land use, economic development, housing, natural and cultural resources, services and facilities, open space and recreation, and transportation. Local zoning must stay in compliance with plans as they're updated.

Low Income (official HUD definition)
A household whose income does not exceed 80 percent of the median income for the area, as determined by HUD, with adjustments for smaller or larger families. HUD may establish income ceilings higher or lower than 80 percent of the median for the area median on the basis of HUD's findings that such variations are necessary because of prevailing levels of construction costs or fair market rents, or unusually high or low family incomes.

Low Income Housing Tax Credit (LIHTC)
These federal tax credits are the principal federal program for the construction and rehabilitation of low-income apartments. The tax credits are a dollar-for-dollar credit against federal tax liability. Rhode Island Housing allocates the tax credits to developers of affordable apartments. Developers then sell the credits to investors, generally for-profit corporations and investment funds, generating the equity necessary to complete their projects.
 
Low and Moderate Income Housing Act
The Low and Moderate Income Housing Act (RI General Law 45-53) was passed in 1991 to facilitate low and moderate income housing development by non-profit developers, mainly CDC's. For-profit developers could use the provisions of the Act to develop rental housing only. The act provided for fast track approval through local zoning boards and an appeal process through the State Housing Appeals Board (SHAB) of projects that included government-subsidized units. Approved projects avoided some local barriers to low-income housing development in towns or cities that did not meet a state standard of 10% affordable housing in their jurisdictions. The Low-Mod Act was amended in 2002 to allow for-profit developers to take advantage of fast track approval for homeownership developments provided that the proposed project included at least 20% government subsidized units. There was a political outcry over the resulting proposed for-profit projects with towns and cities upset over the high density of the projects and the potential burden on local schools and other public services. In 2004, the General Assembly passed a moratorium on for-profit applications seeking to use the comprehensive permitting process. The moratorium was set to expire on September 30, 2005. This overview of the Act was adapted from a fact sheet written by Eric Hirsch.

back to top

M

Mandatory Inclusionary Housing Policy
Mandatory inclusionary housing policies require developers to construct a certain percentage of units in any new residential development for low- and moderate income households. In exchange for building affordable housing, developers typically receive regulatory flexibility such as expedited permitting, reduced permit fees, increased allowable densities, reduced parking requirements, relaxed development standards (i.e., reduced setbacks, narrower street widths, etc). Cities may also provide one or more financial incentives or 'cost offsets' to developers such as below-market-rate construction loans or land 'write-downs' (selling publicly-owned land for reduced price), or tax-exempt mortgage financing for low- and moderate-income homebuyers. This financial assistance is often made available via a local housing trust fund, state housing bonds, or federal Community Development Block Grants.

Market-Priced
Property priced to sell on the open market. (See "fair market value" and "below-market-rate.")

Master Plan
(1) A comprehensive long range plan intended to guide growth and development of a community or region. (2) An overall plan for a proposed project site outlining general, rather than detailed, development intentions. It describes the basic parameters of a major development proposal, rather than giving full engineering details. Required in major land development or major subdivision review.

Median Income
The point at which half the households in an area make less and half make more. In 2005 the HUD-calculated median income for RI was $64,750. Eligibility and the need for affordable housing are determined using state or county median income, not the median income of a specific town.

Metropolitan Statistical Area (MSA)
A geographic entity defined by the federal Office of Management and Budget for use by federal statistical agencies, based on the concept of a core area with a large population nucleus, plus adjacent communities having a high degree of economic and social integration with that core as measured through commuting. Each MSA contains at least one urbanized area that has a population of at least 50,000. The MSA is the basic census unit for defining urban areas and rental markets. Most of Rhode Island falls within a single MSA (Providence-Fall River-Warwick, RI-MA). Two towns (Hopkinton and Westerly) fall inside another MSA (New London-Norwich, CT-RI). Click to view map.

Mixed-Income
A type of development which includes families with various income levels. Mixed-income developments are intended to decrease economic and social isolation.

Mixed-Use
A type of development that combines various uses, such as office, commercial, institutional, and residential, in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design.
 
Moderate Income (official HUD definition)
Households whose incomes are between 81 percent and 95 percent of the median income for the area, as determined by HUD, with adjustments for smaller or larger families. HUD may establish income ceilings higher or lower than 95 percent of the median for the area on the basis of HUD's findings that such variations are necessary because of prevailing levels of construction costs, fair market rents, or unusually high or low family incomes.

Mortgage
A lien on the property that secures the Promise to repay a loan.

Mortgage Loan Program at Rhode Island Housing
Tax-exempt and taxable first mortgage financing is available for construction and permanent financing for terms of up to 30 years.

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

N

Neighborhood Opportunities Program (NOP)
A program funded by the State of Rhode Island to increase the number decent safe, sanitary and affordable housing units for very low income individuals and families through the Family Housing Fund and the Permanent Supportive Housing Fund. Agencies may apply for up to $20,000 per unit for capital costs and may receive an operating subsidy for up to 10 years. In 2005, NOP received $7.5 million in state funding.

Next Step program at Rhode Island Housing
Nonprofit social service agencies may apply for deferred-payment loans for the development of transitional apartments for families and individuals in crisis. The maximum loan is $20,000 per unit.

NIMBY-ism
Not In My Back Yard. The proverbial "discouraging word." Wrote Rhode Island Monthly magazine in an article about the trials of affordable housing, "NIMBY-ism is an irritating fact of life for all developers, but it's especially galling for nonprofits like WNDC. They build quality homes and apartments. They restore abandoned properties to pristine, lead-free condition and put them back on the tax rolls. They attract responsible working adults who want a decent place to raise a family. They return sick neighborhoods to health. What's not to like?"

back to top

O

Overlay District or Zone
"A district established in a zoning ordinance that is superimposed on one or more districts or parts of districts and that imposes specified requirements in addition to, but not less, than those otherwise applicable for the underlying zone." -- official Rhode Island definition. An overlay zone might restrict certain uses or allow higher densities than would be permitted in the same zone in other parts of the city, for instance.

back to top

P

Permitting Authority
The local agency of government specifically empowered by state enabling law and local ordinance to hear and decide on specific matters pertaining to local land use.

Permitting Process
The process of obtaining government approval to build or renovate in compliance with applicable zoning and building codes.

Planned Unit Development (PUD)
A land development project involving a mixture of land uses and densities not available for separately zoned units. Similar to condominiums, it is viewed as an integrated whole. Unlike condominiums, however, the individual unit owners do own a portion of the land under and around their individual unit.

Plat
A map or chart of a lot, subdivision or community drawn by a surveyor showing boundary lines, buildings, improvements on the land, and easements.

Pre-Development Loans at Rhode Island Housing
Short-term loans to qualified nonprofit developers to cover pre-closing costs incurred in determining development feasibility and obtaining site control.

Preservation Program at Rhode Island Housing
Finances or refinances the purchase of existing Section 8 apartments in exchange for extending the affordability restrictions beyond the term of the original contract. This program also can give Section 8 owners access to a project's residual reserves. The program steers owners of what are called older assisted properties away from prepaying their mortgages and converting the buildings to market rate use, while compensating them with financial incentives.

Pro Rata
Literally: in proportion. Refers to the proportionate distribution of the cost of something to something else or to some group, such as the cost of infrastructure improvements associated with new development apportioned to the users of the infrastructure on the basis of projected use.

Public Housing (an overview from HUD)
Public housing was established to provide decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Public housing comes in all sizes and types, from scattered single family houses to highrise apartments for elderly families. There are approximately 1.3 million households living in public housing units, managed by some 3,300 housing agencies (HAs). The U.S. Department of Housing and Urban Development (HUD) administers Federal aid to local housing agencies that manage the housing for low-income residents at rents they can afford. HUD furnishes technical and professional assistance in planning, developing and managing these developments.

Public Housing Authority (PHA)
Organization created by local government which administers HUD's Low-Income Public Housing Program and other HUD programs including Section 8 subsidies. Organized in accordance with the provisions of RI General Laws Title 45, under Chapters 25 and 26, public authorities have the power to prepare, carry out, and operate housing projects, as well as investigate housing conditions and make recommendations for low income housing. Rhode Island has 26 public housing authorities, and Rhode Island Housing administers the Section 8 program for those towns that do not have their own housing authority.  To view a list of Rhode Island's PHAs, click here.

Public/Private Partnership
A combined effort by governmental and non-governmental entities to achieve a goal. The HousingWorks RI campaign is a public/private partnership. The goal: more affordable housing in Rhode Island. Achieving this goal is viewed by HousingWorks RI members as both an economic development measure (providing the workforce housing necessary to sustain economic growth) and as a way of relieving a housing shortage that has turned into crisis (the state's homeless shelters are packed beyond capacity, and 80 percent of those are people who have jobs). Members of HousingWorks RI include governmental partners such as the City of Pawtucket and Rhode Island Housing (a quasi-state agency) and non-governmental entities such as chambers of commerce, nonprofit agencies, funders, colleges, realtors, banks and other corporations, faith groups and so on.

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

R

Rear
Official Rhode Island definition: The lot line opposite and most distant from the front lot line, or in the case of triangular or otherwise irregularly shaped lots, an assumed line at least ten feet (10') in length entirely within the lot, parallel to and at a maximum distance from the front lot line.

Rental Housing Production Program at Rhode Island Housing
Rhode Island Housing's primary program for financing the construction and rehabilitation of affordable apartments. It combines many financing vehicles into one-stop shopping for affordable housing finance. The apartments must be affordable to households earning no more than 60% of HUD's median family income. A downloadable Developers Handbook explains the allocation process and priorities in detail. Click here for more information.

Rhode Island Historic Preservation Investment Tax Credit program
In legislation effective January 1, 2002, the State of Rhode Island created economic incentives for the purpose of stimulating the redevelopment and reuse of its estimated 900 historic commercial properties, structures primarily found in city, town and village centers throughout the state. Owners of these properties can earn state income tax credits equal to 30% of qualified rehabilitation expenditures. The tax credit is responsible for investments in such projects as the Lebanon Mills in Pawtucket, Rising Sun Mills in Olneyville, The Royal Mill in West Warwick, the Ashton Mill in Cumberland, the Namquit Mill in Bristol and a critical mass of projects in Providence's long neglected Downcity District. Click here for more information.

Rhode Island Housing
Rhode Island Housing and Mortgage Finance Corporation is the state's principal housing agency. Rhode Island Housing administers many of the federal and state programs used to finance affordable housing, is a public housing authority for 16 cities and towns in RI, oversees the RI Section 8 housing development portfolio and has a mortgage center for first time home buyers. "Since 1973, we have helped 175,000 Rhode Islanders find houses and apartments they can afford."

Rural Development (RD)
Formerly the Farmers Home Administration, RD is part of the U. S. Department of Agriculture. It administers grant and loan programs to promote and support housing and essential community facilities development in rural communities.

back to top

S

Second Unit
A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. Sometimes called "granny flat."

Section 8
A federal (HUD) rent-subsidy program. It is one of the main sources of housing assistance for low-income households, authorized by the Housing and Community Development Act of 1974. Although it is commonly referred to as "Section 8," it is now officially called the Housing Choice Voucher Program. Under the program, an income-qualified household typically contributes 30 percent of its adjusted gross monthly income toward the "Fair Market Rent" of a unit (as set by HUD). The Section 8 program pays the rest via "housing assistance payments" (HAP) to landlords. For a landlord's guide to Section 8, click.

Semi-Detached House
A house that is attached to another property, such as a duplex or townhouse.

Septic Tank
An underground tank used for sewage treatment where city sewerage is not available.

Setback
The minimum distance which a wall face or window is required to be from a property boundary or another window to a habitable room. It is measured as the horizontal distance between the proposed wall or window and boundary or other window.

Setback Line
Official Rhode Island definition: A line or lines parallel to a lot line at the minimum distance of the required setback for the zoning district in which the lot is located that establishes the area within which the principal structure must be erected or placed.

State Housing Appeals Board (SHAB)
The Rhode Island State Housing Appeals Board reviews affordable housing proposals that have been denied (or approved with conditions/requirements that make the project infeasible). If SHAB finds that the proposal is consistent with the municipality's approved affordable housing plan (among other criteria), the state board can override the municipality and grant approval. SHAB's approval can be appealed to the state Supreme Court.

Shared Parking
Use of the same parking spaces by adjacent uses that have staggered peak periods of demand, thereby reducing the amount of land consumed by parking.

Side
Official Rhode Island definition: Any lot line other than a front or rear lot line. On a corner lot, a side lot line may be a street lot line, depending on requirements of the local zoning ordinance.

Single-Family Dwelling (attached)
A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See "Townhouse.")

Single-Family Housing
A type of residential structure designed to include one dwelling. Adjacent units may share walls and other structural components but generally have separate access to the outside and do not share plumbing and heating equipment. However, several Federal housing programs classify buildings with up to four attached units as single-family housing.

Smart Growth
Smart growth is development that serves three masters: the economy, the community, and the environment. Smart growth development policies aim to prevent urban sprawl and pollution, while creating livable cities, promoting economic development, and protecting open spaces. Smart growth changes the terms of the development debate away from the traditional growth/no growth question to "how and where should new development be accommodated." For more information on smart growth from the U.S. Environmental Protection Agency, click.

Spot Zoning
Zoning that sets aside certain areas (a building or a lot, for instance) for purposes different from the general area requirements.
 
Stakeholders
A group of people who represent all issues and interests possibly affected by a proposed project.

Street Furniture
Those features associated with a street that are intended to enhance that street's physical character and use by pedestrians, such as benches, water fountains, bicycle racks, trash receptacles, kiosks, or lights.

Streetscape
The overall character, design quality, and particular physical elements that occupy the ground level public environment. Streetscape elements may include the paving materials, curbs, landscaping, lighting, and street furniture.

Subdividing
Separation of a parcel of land into smaller parcels.

Subdivision
(1) The division of a tract of land into defined lots, either improved or unimproved, which can be separately conveyed by sale or lease, and which can be altered or developed. (2) Official Rhode Island definition: The division or re-division, of a lot, tract or parcel of land into two or more lots, tracts, or parcels. Any adjustment to existing lot lines of a recorded lot by any means is considered a subdivision. All re-subdivision activity is considered a subdivision. The division of property for purposes of financing constitutes a subdivision.

Subdivision Ordinance
A subdivision ordinance governs the division of a lot, tract, or parcel of land into two or more lots, tracts, parcels or other divisions of land for sale, development or lease. Every Rhode Island municipality is required to have a subdivision ordinance.

Subsidize
To assist by payment of a sum of money or by the granting of terms or favors that reduce the need for monetary expenditures. Housing subsidies may take the forms of mortgage interest deductions or tax credits from federal and/or state income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.

Substandard Housing
Housing that does not meet local, state or federal housing code guidelines and that poses a threat to the health and safety of those living in the unit/building, or that does not have adequate plumbing or heating facilities.

Supportive Housing Program (SHP)
The Supportive Housing Program promotes the development of supportive housing and supportive services, including innovative approaches that assist homeless persons in the transition from homelessness and enable them to live as independently as possible. SHP funds may be used to provide transitional housing, permanent housing for persons with disabilities, innovative supportive housing, supportive services, or safe havens for the homeless.

Survey
A map or plat made by a licensed surveyor showing the results of measuring the land with its elevations, improvements, boundaries, and its relationship to surrounding tracts of land. A survey is often required by the lender to assure him that a building is actually sited on the land according to its legal description.

Sweat Equity
Value added to a property due to improvements as a result of work performed personally by the owner.

back to top

T

Targeted Loans Program at Rhode Island Housing
Deferred-payment loans to encourage the construction or rehabilitation of affordable apartments. Intended to serve as gap financing to ensure long-term affordability in the absence of other subsidies. Generally, Targeted Loans are available only when used with first mortgage financing from Rhode Island Housing.

Tax Abatement
A reduction in taxes, usually for a specified period of time, granted as an incentive to encourage development in a particular area or of a particular type.

Tax Credit
A dollar amount that may be subtracted from the amount of taxes owed.

Tax Exemption
A reduction in taxes granted for special classes such as elderly or veterans.

Technical Assistance Loans at Rhode Island Housing
"How to" help and short-term loans for individuals, municipalities and nonprofit groups to strengthen their capacity and encourage the production and preservation of affordable housing.

Thresholds Funding at Rhode Island Housing
Grants for the development of housing that integrates persons with long-term mental illness into the community. Thresholds funds generally are used to supplement development budgets. In exchange, one or more units in a project are reserved for residents who are referred and assisted by mental health sponsors.
 
Townhouse
A one-family dwelling in a row of such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more common and fire-resistant walls. Townhouses usually have separate utilities; however, in some condominium situations, common areas are serviced by utilities purchased by a homeowners association on behalf of all townhouse members of the association.

Traffic Calming
A method of altering or designing a street to encourage slower driving.

Transitional Housing
Shelter provided to the homeless for an extended period, often as long as 24 months, and generally integrated with other social services and counseling programs to assist in the transition to self-sufficiency through the acquisition of a stable income and permanent housing.
 
Transit-Oriented Development
A pedestrian-friendly development focused around a major transit access point. Elements usually include compact, mixed-use development, and facilities and design that enhance the environment for pedestrians.

Transportation Management Plan
A comprehensive plan or program designed to more efficiently use existing transportation resources in order either to reduce the existing demand for vehicular travel or to reduce the future need to expand transportation infrastructure.

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

V

Vacant
Lands or buildings that are not actively used for any purpose.

Variance
Official Rhode Island definition: Permission to depart from the literal requirements of a zoning ordinance. An authorization for the construction or maintenance of a building or structure, or for the establishment or maintenance of a use of land, which is prohibited by a zoning ordinance. There are only two categories of variance, a use variance or a dimensional variance.

Variance - Dimensional
Official Rhode Island definition: Permission to depart from the dimensional requirements of a zoning ordinance, where the applicant for the requested relief has shown, by evidence upon the record, that there is no other reasonable alternative way to enjoy a legally permitted beneficial use of the subject property unless granted the requested relief from the dimensional regulations. However, the fact that a use may be more profitable or that a structure may be more valuable after the relief is granted are not grounds for relief.

Variance - Use
Official Rhode Island definition: Permission to depart from the use requirements of a zoning ordinance where the applicant for the requested variance has shown by evidence upon the record that the subject land or structure cannot yield any beneficial use if it is to conform to the provisions of the zoning ordinance.

Very Low Income (official HUD definition)
Households whose incomes do not exceed 50 percent of the median area income for the area, as determined by HUD, with adjustments for smaller and larger families and for areas with unusually high or low incomes or where needed because of facility, college, or other training facility; prevailing levels of construction costs; or fair market rents.

back to top

Y

Yield Rates
Yield rates are the amount of the land that can actually have houses given physical and regulatory requirements. According to interviews with selected builders in Rhode Island, yield rates have fallen from 50 percent ten years ago to approximately 35 to 40 percent today. Factors such as wetlands, open space requirements and even the grade of the land can reduce the overall yield.

back to top

Z

Zoning
The division of a municipality by legislative regulations into areas, or zones, which specify allowable uses for real property and size restrictions for buildings within these areas. (See "exclusionary zoning," "incentive zoning," "inclusionary zoning.")

Zoning Certificate
Official Rhode Island definition: A document signed by the zoning enforcement officer, as required in the zoning ordinance, which acknowledges that a use, structure, building, or lot either complies with or is legally nonconforming to the provisions of the municipal zoning ordinance or is an authorized variance or modification therefrom.

Zoning Map
Official Rhode Island definition: The map or maps which are a part of the zoning ordinance and which delineate the boundaries of all mapped zoning districts within the physical boundary of the city or town.

Zoning Ordinance
A municipal ordinance which establish regulations and standards relating to the nature and extent of uses of land and structures, which is consistent with the comprehensive plan of the city or town.

Zoning Use District
Official Rhode Island definition: The basic unit in zoning, either mapped or unmapped, to which a uniform set of regulations applies, or a uniform set of regulations for a specified use. Zoning use districts include, but are not limited to: agricultural, commercial, industrial, institutional, open space, and residential. Each district may include sub-districts. Districts may be combined.

back to top

A  B  C  D  E  F  G  H  I  J  K  L  M  N  O  P  Q  R  S  T  U  V  W  X  Y  Z
[click on any letter and screen jumps to that portion of glossary]

Sources
The HousingWorks RI glossary drew from many expert sources including:
CA Department of Housing and Community Development; Central VT Chamber of Commerce; Corporation for Supportive Housing; Grow Smart RI, Housing Network; HUD; InvestorWords.com; LISC; National Association of Housing and Redevelopment Officials; National Low Income Housing Coalition; the federal Office of Management and Budget; Partnership for Strong Communities (CT); Pinellas by Design (Pinellas County, FL, redevelopment); Rhode Island Housing; SHAC; Town of Davie (FL); Transportation and Land Use Coalition; Upper Valley Housing Coalition (NH/VT); US Environmental Protection Agency; Webster's New World College Dictionary; "The Economic Impact of the Housing Crisis on Businesses in Rhode Island" (2004).

Disclaimer
This glossary attempts to be accurate but is not meant to provide legal advice.