Kurt Creager

Creating Complete Communities: Equitable Development Policy and Practice

HOUSING + TRANSITConnecting Affordable Homes to Transit Oriented Development in the Austin RegionUniversity of Texas at AustinAustin, TX21 October 2011

Equitable Housing & Transit Policy Issues

-Environmental Justice-Social Inclusion-Economic Mobility-Access and Linkage to Opportunity-Regional Economic Sustainability

Combined Transportation & Housing Costs by Income in Austin/Travis County

less than 45%

more than 45%

Austin Average 43.8%Travis County Average 46.6%

Housing Costs factored as a percent of income has widely been utilized as a measure of affordability. Traditionally, a home is considered affordable when the costs consume no more than 30% of household income.

Center for Neighborhood Technology: H+T Affordability Index

Combined Transportation & Housing Costs by Income in Phoenix/Maricopa County

less than 45%

more than 45%

Phoenix Average 46.9%Maricopa County Average 50.1%

Housing Costs factored as a percent of income has widely been utilized as a measure of affordability. Traditionally, a home is considered affordable when the costs consume no more than 30% of household income.

Center for Neighborhood Technology: H+T Affordability Index

Combined Transportation & Housing Costs by Income in Dallas/Dallas County

less than 45%

more than 45%

Dallas Average 41.8%Dallas County Average 43.8%

Housing Costs factored as a percent of income has widely been utilized as a measure of affordability. Traditionally, a home is considered affordable when the costs consume no more than 30% of household income.

Center for Neighborhood Technology: H+T Affordability Index

Combined Transportation & Housing Costs by Income in Houston/Harris County

less than 45%

more than 45%

Houston Average 42.7%Harris County Average 45.9%

Housing Costs factored as a percent of income has widely been utilized as a measure of affordability. Traditionally, a home is considered affordable when the costs consume no more than 30% of household income.

Center for Neighborhood Technology: H+T Affordability Index

Combined Transportation & Housing Costs by Income in Portland/Multnomah County Oregon

less than 45%

more than 45%

Portland Average 44.4%Multnomah County Average 45.6%

Housing Costs factored as a percent of income has widely been utilized as a measure of affordability. Traditionally, a home is considered affordable when the costs consume no more than 30% of household income.

Center for Neighborhood Technology: H+T Affordability Index

Transportation and Household ExpensesTransportation related costs make up a significant share of household expenditures, particularly for lower-income households and those located in neighborhoods with limited access to transit

Source: Center for TOD Housing + Transportation Affordability Index, 2004 Bureau of Labor Statistics

Metro Area 2000 foreign-born population

2008 foreign-born population

Change

Nashville 58,539 (2.8% TN) 107,184 83.10%Charlotte 91,990 (5.3% NC) 163,539 77.80%Raleigh 69,530 (5.3% NC) 117,298 68.70%Atlanta 424,519 (7.1% GA) 710,885 67.50%Orlando 197,119 (16.7% FL) 323,945 64.30%

Las Vegas 247,751 (15.8% NV) 403,674 62.90%Columbus 71,953 (3% OH) 113,340 57.50%Austin 152,834 (13.9% TX) 239,509 56.70%Kansas City, MO-KS 81,072 (2.7% MO) 121,621 50.00%Phoenix 457,483 (12.8% AZ) 682,869 49.30%

Nationally 12.5% of the population in 2010 was foreign born(Source: Frey, W.H. Brookings Institution & US Bureau of the Census Quick Facts Database)

Cultural Generation Gap Analysis

Cultural Generation Gap AnalysisLeading States

States with the Largest "Cultural Generation Gaps“

% White

Rank State < Age 18 > Age 65 Gap

1 Arizona 43 84 40

2 Nevada 43 77 34

3 California 30 63 33

4 Texas 37 68 32

5 New Mexico 29 60 31

6 Florida 49 78 29

Source: 2008 American Community Survey US Bureau of the Census

Frey, W.T. Brookings Institution

Transit Rich* Neighborhoods Observed

Whether caused by displacement orreplacement or some combination of the two,the result is much the same: the gentrifiedneighborhood is more expensive and populatedby higher-income residents.- Transit utilization fell in over half of the TRNs studied, while private auto ownership increased -Median family income rose in 9 of 10 newly served TRNs and homeownership rates increased at the expense of rental tenure

-Incomes increased by at least 20 % in over half the newly served TRNs

-Racial and ethnic composition did not significantly change in newly served TRNs

* 3,300 Neighborhoods served by fixed guide way transit stations were evaluated & compared for demographic and transit utilization changes

NORTHEASTERN UNIVERSITY: DUKAKIS CENTER FOR URBAN & REGIONAL POLICY

Principles of Equitable Development

Vital; mixed use with abundant urban open space and amenities promotes active living. Unique place types should respect local & regional qualities.

Inclusive; 25%-40% affordable with a mix of incomes and uses to live, work, play & learn creates linkage for people to opportunities and choices.

Accessible; barrier free and affirming to families, elders and people with disabilities.

Sustainable; best practices in energy and environmental design. Affordable and cost effective for the economic life of the property.

Equitable Transit Oriented Development Practice: Eastside Village Plano Texas

- 234 unit Mixed use “Transit Village” on DART line; studio, one, and two bedroom market rate rental apartments @ 65 d.u. / acre

Turnkey dual use parking garage with 5 levels of structured Parking; 351 in garage, 47 surface. 1.7 car / d.u.

- $17.7 million TDC; the City of Plano credited $2,000,000 against land transferred by DART to Plano and leased the site to the developer for 70 years with a Lease Escalator tied to NOI. Off-site infrastructure and fees paid by developer were credited against rent the 1st and 2nd year.

Equitable Transit Oriented Development Practice: Holly Street Village Pasadena California

-Mixed Income (20 % BMR Rental with PBRA)-Adaptive reuse & preservation of Pasadena Hall of Justice-168 one bedroom, (190) two and three bedroom apartments, and (16) lofts within the renovated Hall of Justice. 11,000 square feet of ground floor retail gross density 55 D.U. / AC.-$56 million TDC funded with $6.9 million in low interest loans underwritten by the city and $7.2 million in tax exempt bonds issued by the Pasadena Redevelopment Agency. -Built over LRT Station platform; Gold Line to Los Angeles Union Station-Arts District destination neighborhood-Strong urban submarket with 97% occupancy

Equitable Transit Oriented Development Practice: Esther Short Commons, Vancouver, Washington

-160 mixed income units: 75% below 60% AMI; 13% market rate & 12% extremely low income-20,000 square feet of commercial space-Adjacent to bus transit center-Minimal surface parking at .63 spaces/unit-95% occupancy maintained five years after completion-Public housing authority served as the managing general partner and co-developer with retail investor-HUD Secretary-AIA Award for best Urban Mixed Use project in the USA in 1995

Where do we go from here?

…if sustainable urbanism is "not directed by and toward principles of equity, then they will almost certainly end up reinforcing patterns of eco-apartheid“…

Andrew Ross: Bird on Fire Oxford University Press 2011