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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
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Equitable Housing & Transit Policy Issues
-Environmental Justice-Social Inclusion-Economic Mobility-Access and Linkage to Opportunity-Regional Economic Sustainability
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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.
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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.
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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
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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
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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