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It mirrors rules passed last year for downtown Seattle, where cheap cod online phentermine who choose to build taller skyscrapers must provide public benefits such as green buildings and low income housing. As in that debate, the new proposal is already pitting housing advocates, who are lobbying the City Council for more, against business interests and property owners. Affordable housing cheap cod online phentermine argue that compared with cities with similar programs including Boston, Denver and San Francisco Seattle isn't being nearly bold enough. They estimate the proposal released by Mayor Greg Nickels last month might require 3 percent to 7 percent of the housing in a typical scenario to be affordable to moderate wage workers. It would depend on how much additional height the zoning changes allow. Across the country, 10 percent is the low end of the range, with some cities in California requiring cheap cod online phentermine to make as much as 35 percent of their housing affordable, experts say. "Three percent, or whatever it works out to, is way down on the scale, and what it says is you're not going to get much housing produced that way," said Douglas Porter, a Maryland consultant who studied similar programs nationwide for the Urban Land Institute. But Nickels' proposal has already generated "substantial concerns" from the Greater Seattle Chamber of Commerce. It believes the plan has questionable benefits, as the costs to build the affordable housing could simply be passed on to other renters and home buyers. The chamber also fears the plan could burden cheap cod online phentermine already offering less expensive options, and discourage urban development that curbs sprawl and shortens commutes. "Basically it's zoning for sale," said Melody McCutcheon, who chairs the Chamber of Commerce's land use committee. "Here are areas of the city where density is good planning, but... you'll only allow it if you buy it." The city is already considering allowing taller buildings from 20 feet to more than 100 feet in such areas as South Lake Union and south downtown, where it hopes to concentrate population growth. But officials want to recoup some of the instant wealth that creates. "We're providing a financial benefit to cheap cod online phentermine and there needs to be a benefit back to the community as a result," said Adrienne Quinn, director of Seattle's Office of Housing. The new proposal establishes a blanket policy that will be applied throughout the city when areas are rezoned. Only cheap cod online phentermine who choose to build taller buildings would have to provide public benefits, which neighborhoods would have a say in choosing. The City Council may consider the new policy next month, though some issues may not be resolved right away. A coalition of affordable housing cheap cod online phentermine wants more of the pie to go toward housing, leaving less for other community needs such as historic preservation or open space. "We don't like being pitted against housing, and the city needs to come up with a funding source for each," said People for Puget Sound's Heather Trim. "We can't afford at this point to give up mechanisms that will allow for parks in the most difficult places like the urban core." The Housing Development Consortium of Seattle King County also has asked the council to triple the amount of required affordable housing to 11 percent of an entire building, or 35 percent of the additional floors. If the city is too aggressive, cheap cod online phentermine could choose not to build or do smaller projects that don't trigger the requirements. So far, that hasn't been the case in Denver, Boston and San Francisco, which give cheap cod online phentermine little choice in the matter. Nearly one third of California's cities have "inclusionary housing" policies, which in the last six years have created nearly 30,000 affordable units. Many adopted them in the past three years, as builders continued to focus on luxury housing, said Diana Williams of the Non Profit Housing Association of Northern California, which tracks programs across the state. "It's like a situation where all our grocery stores are only selling champagne and caviar," she said. "And people have regular jobs. They're not all bankers and high priced lawyers and they don't want it." San Francisco recently boosted the percentage of new apartments or condos that must be affordable from 10 percent to 15 percent, said Doug Shoemaker, deputy director of the Mayor's Office of Housing. Some cities are incredibly scientific in figuring the appropriate balance; others arrive at a compromise by listening to the interested parties. But in places where programs are structured fairly, doomsday predictions about development downturns haven't come to pass, he said. "It's certainly not happening in San Francisco where we have more housing in development than in decades," he said. "But even down markets are... not an awful time to introduce these programs because when the market roars back, all the assumptions about affordability are built in." In Seattle, nearly all housing programs help lower income renters and home buyers. But after the frenzied housing market in recent years, officials are concerned that homes are now out of reach for even solidly middle class residents. Sarah Shifley, 26, a public interest lawyer for the state, recently concluded there was no way she could take on a mortgage without help. But her income is slightly too high to quality for first time home buyer programs. The city's "incentive zoning" proposal aims to create more housing for renters making up to 80 percent of median income and home buyers making up to 100 percent of median income, which is $54,500 for a single person. "I'd like to see them help everyone else first," Shifley said. "I'm not homeless or at risk of being homeless, but if there were programs that didn't take away funding from low income housing, that would be nice." The mayor's proposal would require apartments or condos to remain affordable for 50 years, though non profit cheap cod online phentermine would like them to remain affordable permanently. Quinn said the 50 year period was mentioned in state legislation passed last year, which gives cities clear authority to exchange higher densities for affordable housing. During the earlier debate over how much downtown cheap cod online phentermine would pay for affordable housing, Seattle officials cited the city's murky legal status as a reason to be cautious. After running numbers and listening to months of debate, the City Council decided to charge cheap cod online phentermine an average of $19 per square foot. Since then, most have taken advantage of the additional height limits the city granted. "Setting these things with the perspective of a rearview mirror is easy. But it feels like it wasn't as aggressive as it could have been," said Hal Ferris, a partner at Lorig Associates, a for profit developer and advocate for "work force" housing. The citywide proposal was based on the downtown model for consistency's sake, Quinn said. Officials didn't want to ask cheap cod online phentermine building in the International District, for instance, to provide more affordable housing than downtown cheap cod online phentermine working a few blocks north. In 2010, the city aims to evaluate how well the programs are working and whether it should ask for more or less, she said. Sheldon Cooper, executive director of the Homestead Community Land Trust who helped craft the affordable housing cheap cod online phentermine' counterproposal, said the city shouldn't set such a low bar in neighborhoods citywide. With clear legal authority now, Seattle should at least be as aggressive as other cities across the country, he said. "They're still feeling tied to this older decision that they're saying was kind of weak, but they're having a hard time getting free of it," he said. "The opportunity to really get it right is the first time. It's extremely hard to go back and change." ... cheap cod online phentermine