economic analysis of future housing needs in the city of long beach-phase i · 2018. 9. 7. · 1.1...
TRANSCRIPT
![Page 1: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/1.jpg)
EconomicAnalysisofFutureHousingNeedsintheCityof
LongBeach-PhaseIPreparedfor:DowntownDevelopmentCorporation
January15,2018
DRAFTBeaconEconomics 1
![Page 2: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/2.jpg)
PurposeofStudy
ExecutiveSummary
Part1:LongBeachHousingNeeds1.1HousingCrisisinLongBeach1.2CurrentRegulatoryConstraints1.32040HousingNeeds1.3.1CityStaffEstimate1.3.2BeaconEconomicsProjection
Part2:ChallengesandOpportunities2.1ProposedLUE2.2ProposedPolicySolutions2.3HousingLegislation
DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1 2BeaconEconomics
![Page 3: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/3.jpg)
PurposeofStudy• LikemanycitiesinSouthernCalifornia,LongBeachmustperiodicallyestablishandupdateitsgoalsforhousing.• TheCityiscurrentlyintheprocessofupdatingitsLandUseElement• Citystaffhaveestimatedthatitmustbuild28,000unitsby2040tomeetitsfuturehousingneeds
• Thepurposeofthisstudyisto• EvaluatetheCity’shousingneedsestimate• DevelopindependentprojectionsoftheCity’sfuturehousingrequirementsbasedonvariousscenarios
• ConductapolicyanalysisoftheCity’sproposedLandUseElementandotherrelatedhousingpolicyproposalsthathavebeenputforthbytheCity
3DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 4: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/4.jpg)
ExecutiveSummary
4DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 5: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/5.jpg)
ExecutiveSummary
• CityofLongBeach2040housingneedsestimateisstatic• RHNA2014-2021• Overcrowdingestimatebasedon2010Census
• BeaconEconomicsderived2040outlookbasedontwoscenarios:• Baseline:followsrecentdemographictrends• Alternative:followstrendinresidentemployment• Augmentscenarioswithovercrowdingestimates
5DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 6: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/6.jpg)
• 2014-2021RHNAnumberforLongBeachroughlyapproximatesincrementalhousingrequirementbasedoncurrentpopulationtrend
• CityofLongBeachovercrowdingnumberisroughlyunchangedfrom2010and2016• CityofLongBeachbasedon2010Census: 21,476units• Beaconbasedon2016ACS: 19,841units
• 2040ProjectionsshowthatCityestimateisclosetostatusquobutfallsshortofhousingrequirementsasimpliedbyemploymentgrowth:• CityofLongBeach: 194,523• PopulationTrend: 192,455• EmploymentTrend: 241,248
• Employmenttrendtrajectoryimpliesmuchgreaterhousingrequirementforresidentworkersthanpopulation-basedtrend
• Ifpopulation-basedtrendispursued,willconstrainpotentialjobandeconomicgrowthinCityeconomy
CityEstimateComparabletoStatusQuo,ShortofTrendImpliedbyEmploymentGrowth
6DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 7: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/7.jpg)
LandUseComparison:LongBeachvOakland
• Bothcitiesbuiltout.• Corecitiesinlargerregionsthatgrewrapidlyinthe20th Century,withlittleornowopenspace,onlyinfillavailable
• Similarpopulations(2016Census)• LongBeach:470,130persons,160,769households• Oakland:420,005persons,158,084households
• Similarhousingtenure• LongBeach:62.3%ofhouseholdsarerenters• Oakland:61.7%ofhouseholdsarerenters
• SlightlyhigherpercentageofovercrowdedhouseholdsinLongBeach(12.3%)thaninOakland(10.2%)
7DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 8: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/8.jpg)
IfThesePlacesWeretheSizeofLongBeach…• ComparedtoOaklandandSanDiego:• LongBeachhasmuchsmallerpercentageoflandzonedforhighorhighmediumdensity• LongBeachhasslightlyhigherpercentageoflandzonedforlowdensitymulti-family
LongBeach SanDiego Oakland%ofTotalLandDedicatedforResidentialUse 39.3% 47.9% 43.0%
%ofTotalLandforSFResidential 29.4% 38.7% 30.1%
PercentofLandzonedforMFzonedforHigh/HighMediumDensityMF(56+units/acre)
0.02% 6.17% 12.05%
PercentofLandforLowDensityMF(2,000sfland/unitorless) 6.05% 4.72% 5.98%
8DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 9: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/9.jpg)
PolicyAnalysis
BeaconEconomicsevaluatedthepoliciescontainedintheproposedLandUseElement(LUE),withevaluationwasorganizedalongthelinesoftheLUE’s4broadstrategies:
1. PlanandPrioritize2. ProtectandPreserve3. ProduceandPromote4. OtherPolicyRecommendations
• Pleaseseebodyofreportforanalysis
9DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 10: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/10.jpg)
PolicyAnalysisAssessment
• OnemustaccountforthefeedbackloopsthatresultfromtheLUEdeliberationsprocess• DownzoningthathasoccurredastheCityhasmovedthroughitsLUEdeliberationshasmeantthat• Fewerparcelsmayfallunderpoliciessuchasinclusionary• Buttheburdenontheremainingparcelswillbegreaterasaresult
• Moregenerally,theentiresequenceofdecisionmakingfromplanningtopermittingtobuildingsuccessivelyreducesthethenumberofparcelsthatmaybedeveloped,andinturn,thenumberofhousingunitsthatmaybedeliveredtomeettheneedsoftheCity’sresidents.
10DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 11: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/11.jpg)
Housing NeedsPlanning Zoning Permitting Building
Inadequate CapacityLocal Revenue Generating
Overly Restrictive Development Standards
Lengthy & UncertainHigh Fees
CEQACommunity Opposition
The MarketDevelopment Costs
Availability of FinancingPopulation ChangesEconomic Growth
11DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 12: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/12.jpg)
• ThenewestproposedchangestotheLUEbasedontheJanuary2018updatesconflictwithgoalsoriginallyoutlinedintheRevisedLandUseElement:CitywideGoals,Strategies,andPolicies(Nov2017– ExhibitH).• Despitemorelandareaproposedtoberezonedforresidentialuses,single-familyhomeswilltakemorethanalion’sshareoftheaddedlandarea.
• Furthermore,theincreaseinresidentiallanduseareaswillcomeattheexpenseofdrasticallyreducedlandareasforcommercialandindustrialspaces.
• Specificconflicts:• GoalNo.1:ImplementSustainablePlanningandDevelopmentPractices.
• Promotecompactdevelopmentandhigherdensitydevelopmentalongtransitcorridors• GoalNo.5:DiversifyHousingOpportunities
• LongBeachwillofferanincreasinglydiversehousingstock.PoliciesandpracticeswillcontinuetopromoteandexpandaffordablehousingoptionsbyaccommodatingarangeofhousingtypesandbyprovidingopportunityforanincreasedsupplyofhousingthroughfocuseddensitythroughouttheCity.
12DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 13: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/13.jpg)
TheResult:AContinuingHousingCrisis
Single-familyResidential LowDensityMulti-familyResidential ModerateDensityMulti-familyResidential
Commercial Industrial&Neo-Industrial
ExistingLandUse January2018ProposedLandUse
Note:1unitrepresents1percentoftotallandarea.
13DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 14: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/14.jpg)
1.1HousingSituationinLongBeach
14DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 15: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/15.jpg)
1.1CurrentHousingSituationinLongBeach
• LongBeachHousingMarketismarkedby• Decliningvacancyrates• Relativelyslowgrowthinhousingstock• Increasesinhomepricesandrents• Relativelyhighlevelsofovercrowding
• Currentconditions• Escalatethecostofhousing• Deteryoungworkersandfamiliesfrommovingtothecity• Constraineconomicgrowth
15DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 16: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/16.jpg)
FallingHousingVacancyRateDespiteSlowerPopulationGrowthComparedtoLACounty
• From2010to2017,housingvacancyrateinLongBeachhasdroppedfrom7.1%to5.8%,whereasthatofLACountystayedaboutthesameduringthesameperiod.• ThisisdespitehouseholdpopulationgrowthinLongBeachlaggingbehindthatofLACounty.
Year LACounty Long Beach
2010 5.9% 7.1%
2011 5.9% 7.0%
2012 5.8% 6.5%
2013 5.7% 6.0%
2014 5.7% 5.9%
2015 5.7% 5.8%
2016 5.7% 5.8%
2017 5.7% 5.8%
Source:DepartmentofFinancePopulationEstimates
Year LACounty LB
2011 0.6% 0.6%
2012 0.8% 1.1%
2013 0.6% 1.0%
2014 0.7% 0.5%
2015 0.6% 0.4%
2016 0.3% 0.1%
2017 0.6% 0.1%2010-2017Growth 4.3% 3.8%
VacancyRate:LongBeachvs.LACounty
HouseholdPopulationGrowth:LongBeachvs.LACounty
16DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 17: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/17.jpg)
FallingHousingVacancyRateinLongBeach• ThestoryisevenworseifACSdatausedinsteadofDOFdata• From2010to2016,housingvacancyrateinLongBeachdroppedbyhalffrom9.1%to4.6%.• WhileLosAngelesCountyhasalsoexperiencedfallingvacancyrate,thedropismoremodestincomparison.
• Furthermore,LongBeachhasactuallylost housingunits whileLACounty’shasincreasedmodestly.
VacancyRate
US CA NY(State) LACounty LongBeach
2010 13.1% 9.3% 11.2% 7.0% 9.1%
2016 12.4% 7.9% 12.4% 6.1% 4.6%
HousingUnits(inthousands)
US CA NY(State) LACounty LongBeach
2010 131,791.1 13,683.0 8,108.2 3,444.9 174.2
2016 135,702.8 14,061.4 8,232.0 3,520.8 168.6
Change 3,911,710 378,399 123,828 75,941 -5,648
%Change 3.0% 2.8% 1.5% 2.2% -3.2%
Source:AmericanCommunitySurvey1-YearEstimates
17DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 18: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/18.jpg)
FallingHousingVacancyRateinLongBeach• Atminimum,foreverynewhousehold,1housingunitshouldbeadded.• BothLACountyandCaliforniafellshort,havingaddedjust0.7housingunitperonenewhousehold.• InLongBeach,however,foreverynewhousehold,2.37housingunitswerelost.
NumberofHouseholds(inthousands)
US CA NY(State) LACounty LongBeach
2010 114,567.4 12,406.5 7,196.4 3,202.4 158.4
2016 118,860.1 12,944.2 7,209.1 3,305.6 160.8
Change 4,292.6 537.7 12.6 103.2 2.4
%Change 3.7% 4.3% 0.2% 3.2% 1.5%
D Units/D HH 0.911 0.704 9.807 0.736 -2.370
Source:AmericanCommunitySurvey1-YearEstimates
18DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 19: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/19.jpg)
ComparativeOver-CrowdednessBetweencitieswithsimilarhouseholdpopulations,LongBeachhadconsiderablymoreovercrowdedhouseholds• Theproblemisespeciallyacuteamongrenterhouseholds.
• AmongovercrowdedHHs,46.2%(5.70/12.34)areseverelyovercrowdedinLongBeach,morethanthecomparablecities.
City Sacramento Fresno LongBeach Oakland
Year 2016 2016 2016 2016
No.ofHouseholds(HHs) 183,212 166,288 160,769 158,084
OwnerHHsOvercrowded 2,498 4,098 3,226 3,151
OwnerHHsSeverelyOvercrowded 623 744 1,210 708
RenterHHsOvercrowded 6,861 10,145 16,615 13,011
RenterHHsSeverelyOvercrowded 2,193 1,770 7,949 6,691
TotalHHsOvercrowded 9,359 14,243 19,841 16,162
%HHsOvercrowded 5.11 8.57 12.34 10.22
%HHsSeverelyOvercrowded 1.54 1.51 5.70 4.68
%OwnerHHsOvercrowded 1.36 2.46 2.01 1.99
%RenterHHsOvercrowded 3.74 6.10 10.33 8.23
Source:AmericanCommunitySurvey19DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 20: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/20.jpg)
ComparativeOver-CrowdednessComparedtocitiesnearLongBeach:• LongBeachstillerredonthehighsideintermsofoverallover-crowdedness
• AlthoughLongBeachhadalowerpercentageofovercrowdedHHsthanBellflower,ithadthehighestpercentageofseverelyovercrowdedHHs.
City LongBeach Inglewood Downey Lakewood Bellflower
Year 2016 2016 2016 2016 2016
No.ofHHs 160,769 38,724 32,646 24,806 23,038
TotalHHsOvercrowded 19,841 4,023 3,891 1,880 3,518
%HHsOvercrowded 12.34 10.39 11.92 7.58 15.27
%HHsSeverelyOvercrowded 5.70 4.56 2.65 1.40 3.40
%OwnerHHsOvercrowded 2.01 3.47 3.41 3.42 5.64
%RenterHHsOvercrowded 10.33 6.92 8.51 4.16 9.63
Source:AmericanCommunitySurvey20DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 21: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/21.jpg)
NewHousingUnitsAdditionLaggingBehind
0%
5%
10%
15%
20%
25%
Built1939
orearlier
Built1940
to194
9Bu
ilt1950
to195
9Bu
ilt1960
to196
9Bu
ilt1970
to197
9Bu
ilt1980
to198
9Bu
ilt1990
to199
9Bu
ilt2000
to200
9Bu
ilt2010
to201
3Bu
ilt2014
orlater
YearStructureBuilt
(Percentage,201
6)LACounty LongBeach
Source:AmericanCommunitySurvey
YearBuiltLA
CountyLongBeach
BuiltBefore1960 45.5% 54.6%
Built2000orLater 7.4% 4.2%
Built2010orLater 2.0% 0.8%
LongBeachhasasubstantiallyhigherpercentageofolderhousingstockbutamuchsmallerpercentageofnewerhousingstockcomparedtoLosAngelesCounty.
21DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 22: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/22.jpg)
LackofHousingDriving(Young)FamiliesAway
28%
29%
30%
31%
32%
33%
34%
-1,400
-1,200
-1,000
-800
-600
-400
-200
0
2009
2010
2011
2012
2013
2014
2015
2016
Percen
tofH
ouseho
ldsw
ithCh
ildrenUn
derA
ge18
YoYCh
angeinHou
seho
ldsw
ithCh
ildrenUn
derA
ge18
HouseholdswithChildrenLongBeach,2009- 2016
Year-over-YearChangeinHHswithChildren PercentofHHswithChildren
Source:AmericanCommunitySurveyNote:5-yearestimatesused.
22DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 23: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/23.jpg)
TheShareofNonfamilyHouseholdsIncreasing
95
100
105
110
115
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
Indexedto200
7Values
HouseholdsbyFamilyType,California
Nonfamilynotlivingalone Nonfamilylivingalone Family
Source:U.S.CensusACSPUMS23DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 24: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/24.jpg)
1.2CurrentRegulatoryConstraints
24DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 25: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/25.jpg)
ComparingLongBeachvOakland
• Bothcitiesbuiltout.• Corecitiesinlargerregionsthatgrewrapidlyinthe20th Century,withlittleornowopenspace,onlyinfillavailable
• Similarpopulations(2016Census)• LongBeach:470,130persons,160,769households• Oakland:420,005persons,158,084households
• Similarhousingtenure• LongBeach:62.3%ofhouseholdsarerenters• Oakland:61.7%ofhouseholdsarerenters
• SlightlyhigherpercentageofovercrowdedhouseholdsinLongBeach(12.3%)thaninOakland(10.2%)
25DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 26: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/26.jpg)
LongBeach’sLandUsePolicy(1989LUE)
Despitethecontinuoushousingshortfall,lessthan2%ofthelandareaiszonedforhighdensityorhighriseresidential(LandUsecodes400,500,and600).
Commercial16.1%
Industrial5.6%
OtherLU35.0%
SingleFamily76.0%
MixedStyleHomes11.8%
Townhomes2.6%ModerateDensity
Residential5.3%
HighDensityResidential4.0%
UrbanHighDensityResidential
0.0%
HighRiseResidential0.3%
Residential43.3%
LandAreaPercentagebyLandUse(LU),LongBeachwithResidentialBreakdown
Oftheareas zonedforresidentialpurposes,Single-Family takesup3/4ofthelandareaandSingle-FamilyandTwo-FamilyZonestakeup7/8 ofthelandarea.
26DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 27: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/27.jpg)
“HighDensityResidential”isaMisnomer• TheCityofLongBeachdefinesLandUseDistrictNo.4as“highdensityresidential”– or44dwellingunitsperacre(DUA)maximum.• Thesame44DUAwouldbeconsideredas:• LosAngeles:Mediumdensity(30– 55DUA)• Oakland:LowtoMidRise(39– 54DUA)
• Therefore,excludingthe4.0%ofresidentialzonedfor“highdensity”residential,only0.3%ofresidentialland(UrbanHighDensityResidential+High-RiseResidential)istrulyhighdensity.• Inthefollowingcomparisons,zoningrequirementsforLongBeachandOaklandwillbenormalizedaccordingtotheCityofLosAngeles’definitionofmulti-familydensity,whichismoredetailed.
27DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 28: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/28.jpg)
LongBeach’sLandUsePolicy
However,LongBeach’sdefinitionof”highdensity”or“highrise”areactuallynotveryhighcomparedtotheLosAngelesdensitydefinition.
LowDensity,45.55
LowMediumDensity,21.74
MediumDensity,32.69
HighMediumDensity,0.02 HighDensity,0.00
HighMedium/HighDensity,0.02
MultifamilyTypebyDensityperAcreLongBeach
Note:BasedonLosAngelesdensitydefinition
28DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 29: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/29.jpg)
ComparisonCity:Oakland,CA
Industrial40.5%
Commercial9.1%
Other7.4%
SingleFamily70.0%
OtherMulti-Family21.3%
Multi-Family8.7%
Residential43.0%
Zoning,OaklandWithResidentialBreakdown
Outwardly,similarresidentialzoningprofilecomparedtoLongBeach.29DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 30: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/30.jpg)
ComparisonCity:Oakland,CA
Overall,amuchhigherpercentagededicatedtohighmedium/highdensityresidentialthanLongBeach
LowDensity71.0%
LowMediumDensity0.0%
MediumDensity16.9%
HighMediumDensity11.3% HighDensity
0.7%
HighMedium/HighDensity12.0%
MultifamilyTypebyDensityperAcreOakland
Note:BasedonLosAngelesdensitydefinition
30DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 31: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/31.jpg)
IfThesePlacesWeretheSizeofLongBeach…• ComparedtoOaklandandSanDiego:• LongBeachhavesubstantiallylesspercentageoflandzonedforhighorhighmediumdensity• LongBeachhaveslightlyhigherpercentageoflandzonedforlowdensitymulti-family
LongBeach SanDiego Oakland%ofTotalLandDedicatedforResidentialUse 39.3% 47.9% 43.0%
%ofTotalLandforSFResidential 29.4% 38.7% 30.1%
PercentofLandzonedforMFzonedforHigh/HighMediumDensityMF(56+units/acre)
0.02% 6.17% 12.05%
PercentofLandforLowDensityMF(2,000sfland/unitorless) 6.05% 4.72% 5.98%
Note:LBhasmuchlessspacededicatedindustrialusecomparedtoOakland:
LongBeach:6%Oakland:41%
Bothcitiesallowforadaptivereuse.The(much)largerindustrialbaseinOaklandmeansmoreopportunitiestoconverttoresidentialusagethanLongBeach,whileLongBeachstandstoloseeconomicopportunitywithfurtherlossofindustrialzoning.
31DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 32: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/32.jpg)
1.32040HousingNeeds
32DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 33: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/33.jpg)
1.3.1CityStaffEstimate
33DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 34: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/34.jpg)
Officialsnowestimatethecityneedstobuildapproximately28,000housingunitsinthenext23yearstoaccommodateforanticipatedpopulationgrowth,accordingtocitydocuments.Aunitcouldbeanythingfromastudiotoatwoorthree-bedroom
condo.
“Basedonourestimatewemaynotbeabletohitthe28,000numberthat’slistedinyourstaffreport,”AdvancedPlannerChristopherKoontztoldthecommission.“Butthatisthegoal,andwhatisinfrontofyouisanimportantstepforwardtowardthat
goal.”
- LongBeachPressTelegram,December12,2017
34DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 35: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/35.jpg)
DetailsofEstimate
In2010 therewere21,476householdsinLongBeachthatwerecrowded(1.01-1.50occupantsperroom)orovercrowded(1.51+occupantsperroom).
7,048unitsisthetotaljurisdictionalRHNAallocationforLongBeachfornewconstructionfromJanuary1,2014toOctober1,2021 fromHCDandSCAG.
TheLongBeach2040 GeneralPlanLandUseElementisaimedatguidingLongBeachintoamoresustainablefutureoverthenext23years.
CityStaffEstimate
2010DecennialCensus:OvercrowdedUnits 21,476
2014- 2021(5thCycle)LongBeachRHNAAllocation:NewConstruction
7,048
TotalUnits: 28,524
35DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 36: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/36.jpg)
1.3.2BeaconEconomicsProjections
36DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 37: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/37.jpg)
SectionIntroduction
• CityofLB2040housingneedsestimateisstatic• RHNA2014-2021• Overcrowdingestimatebasedon2010Census
• 2040outlookdescribedbyscenarios:• Baseline:followsrecentdemographictrends• Alternative:followstrendinresidentemployment• AugmentscenarioswithovercrowdingestimatesdevelopedbyBeacon
37DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 38: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/38.jpg)
Methodology
• Population-trendScenario• LongBeachpopulationprojectionsdrivenbyLosAngelesCountyprojectionsfromDOF• StatusQuoProjection:DOFprojectionsbasedonhistoricpopulationtrendsthatareconstrainedbylimitedgrowthinhousing
• Employment-trendScenario• LongBeachemploymentprojectionfollowslongruntrend• Workersperoccupiedhousingunitdecreasesfrom2016level(1.32)toaverage(1.25)duringforecasthorizon• Scenariofollowsconservativeemploymentgrowthtrajectoryandproducescorrespondinghousingrequirementstoaccommodatethattrajectory
38DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 39: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/39.jpg)
ComparingCityEstimatetoProjections
100,000110,000120,000130,000140,000150,000160,000170,000180,000190,000200,000210,000220,000230,000240,000250,000260,000
CityofLB BaselinePopGrowth EmploymentTrend
HousingRequiredUnderDifferentScenarios
Unitsin2014 AdditionalUnitsby2040 PlusOvercrowding
39DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 40: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/40.jpg)
BaselineScenario
• Population-basedprojectionsofhousing• LongBeachpopulationtrenddrivenbyCADepartmentofFinance(DOF)projectionsforLosAngelesCounty• Statusquoimpliedbyexplicitandimplicitmodelassumptions• DOFimplicitlyassumeshistoricaltrends
• Populationtrends• Buildingpatterns• Householdsize
• Populationandhouseholdsizeprojectionsusedtoestimatefutureoccupiedhousingunits
40DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 41: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/41.jpg)
BaselineProjection
450,000
460,000
470,000
480,000
490,000
500,000
510,000
520,000
530,000
162,000
164,000
166,000
168,000
170,000
172,000
174,000
2014 2020 2030 2040
Popu
latio
n
Occup
iedHo
usingUn
its
BaselineScenario
Housing Population
41DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 42: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/42.jpg)
TrendEmploymentScenario
• Drivenbyemploymentgrowthassumptions• Residentemploymentassumedtogrowby0.7%,inlinewithhistoricalgrowthinthecityandsurroundingmetropolitanareas.• Workersperhouseholdassumedtoreverttohistoricalaverageof1.25• Employmentandworkersperhouseholdprojectionsusedtoestimatefutureoccupiedhousing
42DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 43: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/43.jpg)
ComparativeStatisticsCivilianEmployment AverageAnnualGrowthRatebyRegion (1990-2016)
RegionGrowthRate
Los AngelesCounty 0.60%
LongBeach 0.70%
United States 0.90%
California 0.93%
USMetroAreas 1.00%
Top25MetroAreas 1.10%
1.10
1.15
1.20
1.25
1.30
1.35
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
WorkersperHousehold(Average:1.25)
43DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 44: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/44.jpg)
2016ACSHousingProfiles
• Datafromthe2016AmericanCommunitySurveywasusedtoprojecthousingdistributions• distributionforsingle-familyandmulti-familyhousing• owner/renterdistribution.• housingcharacteristicsandprojectionsbyindustryinfinalreport
• PublicUseMicrodataSample(PUMS)allowsforgranularanalysisofhousingcharacteristicsbyemploymentindustry.
44DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 45: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/45.jpg)
2016HomeValuesforOwnerOccupiedHousingUnder$200,000 12.0%$200,000to$299,999 10.6%$300,000to$399,999 21.0%$400,000to$499,999 17.6%$500,000to$699,000 23.4%$700,000andabove 15.4%Source:AmericanCommunitySurvey
2016HouseholdIncomeUnder$25,000 23.6%$25,000to$49,999 23.3%$50,000to$99,999 28.8%$100,000andabove 24.3%Source:AmericanCommunitySurvey
45DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 46: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/46.jpg)
TrendEmploymentScenario
0
50,000
100,000
150,000
200,000
250,000
300,000
0
50,000
100,000
150,000
200,000
250,000
2014 2020 2030 2040
CivilianEm
ployment
Occup
iedHo
usingUn
its
EmploymentTrendScenario
Housing Employment
46DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 47: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/47.jpg)
BaselineScenario:HousingNeedsbyUnitsandTenureType 2014 2040 ChangeTotalOccupied 166,013 172,614 6,601Single-Family 72,541 75,426 2,884Multi-Family 91,849 95,501 3,652Owner 63,993 66,538 2,544Renter 102,020 106,076 4,056Source:BeaconEconomics,AmericanCommunitySurvey
AlternativeScenario:HousingNeedsbyUnitsandTenureType 2014 2040 ChangeTotalOccupied 166,013 221,407 55,394Single-Family 72,541 96,746 24,205Multi-Family 91,849 122,496 30,647Owner 63,993 85,346 21,353Renter 102,020 136,061 34,041Source:BeaconEconomics,AmericanCommunitySurvey,
47DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 48: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/48.jpg)
Projections+Overcrowding
CityofLongBeach BaselinePopGrowth EmploymentTrend
2014Total 166,013 166,013 166,013
Requiredby2040 7,034 6,601 55,394
ReduceOvercrowding 21,476 19,841 19,841
2040Total 194,523 192,455 241,248
48DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 49: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/49.jpg)
Summary-Projections
• 2014-2021RHNAnumberforLongBeachroughlyapproximatesincrementalhousingrequirementbasedoncurrentpopulationtrend• LongBeachovercrowdingreducedlowerbetween2010and2016• 2040Projections:
• CityofLongBeach: 194,523• PopulationTrend: 192,455• EmploymentTrend: 241,248
• Employmenttrendtrajectoryimpliesmuchgreaterhousingrequirementforresidentworkersthanpopulation-basedtrend• Ifpopulation-basedtrendispursued,willconstrainpotentialjobandeconomicgrowthinCityeconomy
49DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 50: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/50.jpg)
Part2:ChallengesandOpportunities
50DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 51: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/51.jpg)
2.1ProposedLUE
51DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 52: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/52.jpg)
ProposedLUEChanges– January2018ThenewestproposedchangestotheLUEbasedonthemapsreleasedonJanuary18,2018displayaproblematic
useoflandinLongBeach.Despitemorelandareaproposedtoberezonedforresidentialuses,single-familyhomeswilltakemorethanalion’sshareoftheaddedlandarea.Furthermore,theincreaseinresidentiallanduseareaswillcomeattheexpenseofdrasticallyreduced
landareasforcommercial andindustrialspaces.
52DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 53: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/53.jpg)
Citywide
-2,000
-1,000
0
1,000
2,000
3,000
4,000
5,000
HighDensityMulti-Family
LowDensityMulti-Family
SingleFamily
ChangebyRe
siden
tialType
(inAcres)
ResidentialAreaProposedLandChanges(inAcres)Jan2018vs.Existing,Citywide
LowDensityMulti-familyhousingunitsconsistof:Duplex/Triplex/GardenApartmentHousing(MFR-L),Neighborhood-ServingCenterorCorridor– Low,andTransitOrientedDevelopment– Low.
HighDensityMulti-familyhousingunitsconsistof:ModerateDensityApartmentandCondominiumBuildings(MFR-M),Neighborhood-ServingCenterorCorridor– Medium,andTransitOrientedDevelopment– Medium.
Type ChangeinAcreage
PercentChange
HighDensity Multi-Family 574.44 30.8%
LowDensity Multi-Family -965.99 -38.8%
SingleFamily 4,294.20 41.7%
TotalResidential 3,902.64 26.7%
53DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 54: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/54.jpg)
NearDowntown– CouncilDistrict1
LowDensityMulti-familyhousingunitsconsistof:Duplex/Triplex/GardenApartmentHousing(MFR-L),Neighborhood-ServingCenterorCorridor– Low,andTransitOrientedDevelopment– Low.
HighDensityMulti-familyhousingunitsconsistof:ModerateDensityApartmentandCondominiumBuildings(MFR-M),Neighborhood-ServingCenterorCorridor– Medium,andTransitOrientedDevelopment– Medium.
Type ChangeinAcreage
PercentChange
HighDensity Multi-Family -80.22 -23.4%
LowDensity Multi-Family -124.07 -47.4%
SingleFamily 282.14 139.3%
TotalResidential 77.84 9.6%
-100-80-60-40-20020406080100120
HighDensityMulti-Family
LowDensityMulti-Family
SingleFamily
ChangebyRe
siden
tialType
(inAcres)
ResidentialAreaProposedLandChanges(inAcres)Jan2018vs.Existing,CouncilDistrict1
54DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 55: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/55.jpg)
NearDowntown– CouncilDistrict2
LowDensityMulti-familyhousingunitsconsistof:Duplex/Triplex/GardenApartmentHousing(MFR-L),Neighborhood-ServingCenterorCorridor– Low,andTransitOrientedDevelopment– Low.
HighDensityMulti-familyhousingunitsconsistof:ModerateDensityApartmentandCondominiumBuildings(MFR-M),Neighborhood-ServingCenterorCorridor– Medium,andTransitOrientedDevelopment– Medium.
Type ChangeinAcreage
PercentChange
HighDensity Multi-Family -50.18 -21.3%
LowDensity Multi-Family -71.80 -44.0%
SingleFamily 104.92 95.7%
TotalResidential -17.06 -3.4%
-150-100-50050100150200250300
HighDensityMulti-Family
LowDensityMulti-Family
SingleFamily
ChangebyRe
siden
tialType
(inAcres)
ResidentialAreaProposedLandChanges(inAcres)Jan2018vs.Existing,CouncilDistrict2
55DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 56: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/56.jpg)
CouncilDistrict3
LowDensityMulti-familyhousingunitsconsistof:Duplex/Triplex/GardenApartmentHousing(MFR-L),Neighborhood-ServingCenterorCorridor– Low,andTransitOrientedDevelopment– Low.
HighDensityMulti-familyhousingunitsconsistof:ModerateDensityApartmentandCondominiumBuildings(MFR-M),Neighborhood-ServingCenterorCorridor– Medium,andTransitOrientedDevelopment– Medium.
Type ChangeinAcreage
PercentChange
HighDensity Multi-Family -203.42 -65.3%
LowDensity Multi-Family -100.99 -18.0%
SingleFamily 698.62 49.0%
TotalResidential 394.21 17.1%
-250-150-5050150250350450550650750
HighDensityMulti-Family
LowDensityMulti-Family
SingleFamily
ChangebyRe
siden
tialType
(inAcres)
ResidentialAreaProposedLandChanges(inAcres)Jan2018vs.Existing,CouncilDistrict3
56DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 57: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/57.jpg)
ResidentialLandUseChangeSummary
CouncilDistrictsHighDensityMulti-Family
LowDensityMulti-Family SingleFamily
CD1 -50.2 -71.8 104.9CD2 -80.2 -124.1 282.1CD3 -203.4 -101.0 698.6CD4 196.8 -170.3 522.4CD5 70.2 28.8 778.1CD6 165.1 -89.3 411.6CD7 -34.3 11.1 501.9CD8 298.4 -260.2 514.6CD9 212.1 -189.3 479.9CityTotal 574.4 -966.0 4,294.2No.ofCDGains 5 2 9No.ofCDLosses 4 7 0
7outof9CouncilDistrictsintendtodisplacelowdensitymulti-familyspacesinfavorofsinglefamilyspaces
57DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 58: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/58.jpg)
LossofCommercialandIndustrialLandAreas• TheJanuary2018proposedrevisionwillreducelandareasforcommercialandindustrialusesinallnineCouncilDistricts.• Theoverallslightgaininneo-industriallandarea(+212.4acrescitywide)ispaltrycomparedtothelossofcommercialspace(-2354.8acres)andtraditionalindustrialspace(-2,638.4acres)citywide.
-1200.0
-1000.0
-800.0
-600.0
-400.0
-200.0
0.0
200.0
400.0
600.0
CD1 CD2 CD3 CD4 CD5 CD6 CD7 CD8 CD9
CommercialandIndustrialAreasProposedLandChanges(inAcres),January2018vs.Existing,byCouncilDistrict
Commercial Industrial Neo-Industrial
58DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 59: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/59.jpg)
TheResult:ContinuedCrisis
Single-familyResidential LowDensityMulti-familyResidential ModerateDensityMulti-familyResidential
Commercial Industrial&Neo-Industrial
ExistingLandUse January2018ProposedLandUse
Note:1unitrepresents1percentoftotallandarea.
59DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 60: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/60.jpg)
• GoalNo.1:ImplementSustainablePlanningandDevelopmentPractices.• Promotecompactdevelopmentandhigherdensitydevelopmentalongtransitcorridors,inneighborhoodhubsand
inareasthatcansupportadditionalresidentialdensity,whileensuringadequatetransitionstoadjoininglow-densityneighborhoods.
• StrategyNo.1.Supportsustainableurbandevelopmentpatterns• Supporthigh-densityresidential,mixed- useandtransit-orienteddevelopmentwithinthedowntown,alongtransit
corridors,neartransitstationsandatneighborhoodhubs.
• GoalNo.5:DiversifyHousingOpportunities• LongBeachwillofferanincreasinglydiversehousingstock.Policiesandpracticeswillcontinuetopromoteand
expandaffordablehousingoptionsbyaccommodatingarangeofhousingtypesandbyprovidingopportunityforanincreasedsupplyofhousingthroughfocuseddensitythroughouttheCity.
• StrategyNo.12:DiversifyLongBeach’sHousingStock
• StrategyNo.13:FacilitateHousingTypeDistribution
• KeyObservation:TheproposedJanuary2018LUEmapsconflictwithGoalNo.1&GoalNo.5outlinedintheRevisedLandUseElement:CitywideGoals,Strategies,andPolicies(Nov2017– ExhibitH).
RevisedLandUseElement:CitywideGoals,Strategies,andPolicies(ExhibitH– Nov2017)
60DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 61: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/61.jpg)
2.2ProposedPolicySolutions
61DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 62: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/62.jpg)
IntheFebruary21,2017AffordableandWorkforceHousingStudySession,theHousingStudyGroupadvocatedthesebroadstrategies:
1.PlanandPrioritize2.ProtectandPreserve3.ProduceandPromote4.OtherPolicyRecommendations
Eachofthesebroadstrategyhasmorespecificsub-strategies.Drawingonrelevantliterature,thissectionseekstocritiquethe“ProduceandPromote”and“OtherPolicyRecommendations”strategies.
62DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 63: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/63.jpg)
Strategy#1: Plan&Prioritize + Neutral -
Withacombinationofdataandstory,buildthe“case”and“sharedvision”forinvestingintoolsandresourcesthatcreatehighqualityaffordablehousinginLongBeach.
CelebrateLongBeach’ssuccessesasitrelatestoaffordablehousing.Coalesceandmobilizecommunitysupportaroundthe“case.”
SynthesizetheCity’sHousingActionPlan,HousingElement,otherrelevantCityplanningdocuments,andAffordableHousingStudyGroupPolicyRecommendationsintounified,coherent“plan”orroadmapforaffordableandworkforcehousingthatenjoysbroadcommunitysupport.ConsidertheplansandprioritiesofotherpublicagencystakeholderssuchastheCountyofLosAngelesandStateofCalifornia.
63DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 64: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/64.jpg)
Strategy#1: Plan&Prioritize + Neutral -
EnsurethattheplanisthecenterpieceofaCommunityInvestmentSystemthatestablishespriorities,contemplatesapipelineofopportunities,andpromotestheadoptionofenablingconditions.
Maintainadatabaseofopportunitiesinvolvingpubliclyheldland(i.e.,currentCityownedparcels,Metroownedlots,underutilizedpubliclyownedlots).
CommittotheCommunityInvestmentSystemandCollectiveImpactmethodologiesbyadoptingpoliciesandgoalsthatare“SMART”(Strategic,Measurable,Actionable,Relevant,andTime-Bound.
Establishan“interdepartmental”backbonerolewhichfeaturesamechanismforcommunityfeedbackandpublicaccountabilitytoensureplanimplementation.
Pursuefoundationfundingtofundthisbackbonerole.
64DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 65: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/65.jpg)
Strategy#2: ProtectandPreserve + Neutral -
Considerapolicytolimitcondoconversionswhenvacancyratesdropbelowacertainpercentage.
One-for-onereplacementofallhousinglosttoredevelopment.
Preservestockofexistingaffordablehousingwithinthecommunity.
65DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 66: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/66.jpg)
IntheFebruary21,2017AffordableandWorkforceHousingStudySession,theHousingStudyGroupadvocatedthesebroadstrategies:
1.PlanandPrioritize2.ProtectandPreserve3.ProduceandPromote4.OtherPolicyRecommendations
Eachofthesebroadstrategyhasmorespecificsub-strategies.Drawingonrelevantliterature,thissectionseekstocritiquethe“ProtectandPreserve”and“ProduceandPromote”strategies.
66DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 67: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/67.jpg)
Encouragemixedincomehousingthroughadoptionofaninclusionaryhousingpolicyandestablishmentofincentivesfordevelopers.Subsidizeormandatemixedincomehousingthroughinclusionaryzoningprogram,orpaymentofadequate“inlieu”fees.
• Hoving (2010)findsthatempiricalstudiesonwhethermixed-incomehousingstipulateshousingoptionsandimprovecommunitieshavebeeninconclusive.Plannersshouldbecautiousinendorsingmixed-incomehousingasatooltoassistlow-incomeresidents.
• Anothermajorproblemislackofprecisedefinitionastowhat“mixed-income”pertainsto.Plannersshouldclearlydefinetheterm“mixed-income”andprovidespecificintentionswhenrecommendinga“mixed-income”strategy.• Furthermore,policymakersanddevelopersshouldbeclearerabouttheirexpectationsandprioritiesforany
mixed-incomedevelopmenttheyundertake(Joseph,2006).• Withproperfundingandplanning,mixed-incomehousingcanhelppovertyalleviation,however,plannersneedtohaverealisticexpectations.• Forexample,short- tomedium-termeffectsintermsofsocialorderandincreasedqualityofgoodsand
servicesmaybereasonable(Joseph,2006).• KeyObservation:Thesemeasuresincreasethecostperunitofproductioninamarketthatalreadyhasashortage,thuswilldriveuppricestoconsumers.
Source:Hoving,Kimberly. Mixed-IncomeHousing:AssumptionsandRealities.CaliforniaPolytechnicStateUniversity,June2010.MarkL.Joseph.Ismixed-incomedevelopmentanantidotetourbanpoverty?,HousingPolicyDebate,17:2,209-234.2006
67DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 68: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/68.jpg)
Encouragetheproject-basingofSection8vouchersforsupportivehousingdevelopments.
Empiricalresearchfindsthatthereareafewcomplicationsthathinderthesuccessofthisprogram.
• Themostprominentissueisthelackofhousinginitself.• AlthoughtheRHNAstatesthedevelopmentsneededforhousingtomatchpopulationgrowth,TheHCDfinds
thatintheperiodbetween2003-2014,notoneregionbuiltenoughhousingtomeetthedemandrequired.• Evenwithacertainamountsubsidizingthehouseholds’rent,therearemanyhouseholdsthatarestillunabletofindtheaffordablehomestomeettherequirement.• TherentcoveredbythevouchersiscappedbasedontheHUDFairMarketRent,whichoftenisseverely
underestimated.• Manylandlordsandrentalsoftenrefusetoacceptvouchers.
• Uncertaintyandinstabilityoffundingtowardstheselow-incomehousingprograms.• Becauselow-incomehousingproductionneedstobeplannedaccordingly,fundinguncertaintymakesithard
to“identifyandseparatethecostimpactsoflocation,construction,fees,andprogramrequirements…”• Federalfundingforhomeallocationtowardslow-incomehouseholdshasdecreasedovertheyears,which
impedesjurisdictions’abilitytodevelopnewerhomes.• KeyObservation:WhileSection8isfundedfederally,thefundingisn’tstableandthenumberofunitsavailableforprogramislimited
Source:Brown,EdmundG,etal. California'sHousingFuture:ChallengesandOpportunities.CaliforniaDepartmentofHousingandCommunityDevelopment,Jan.2017.<http://www.hcd.ca.gov/policy-research/plans-reports/docs/California's-Housing-Future-Full-Public-Draft.pdf>
68DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 69: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/69.jpg)
Strategy#3: Produce andPromote + Neutral -
Throughvoterapprovalofalocalbondmeasure,establisha“onetime”sourceofcapitalizingtheCity’sHousingTrustFund.Bondproceedswouldbeinvestedoverafinitetimeperiod(i.e.,10years)inprojectsthatmeetspecificlocalprioritiesandneeds.Encouragemixedincomehousingthroughadoptionofaninclusionaryhousingpolicyandestablishmentofincentivesfordevelopers.Subsidizeormandatemixedincomehousingthroughinclusionaryzoningprogram,orpaymentofadequate“inlieu”fees.Addresszoningandregulatoryimpedimentsthatserveasbarrierstothecreationofaffordablehousing.Onesuccessfulexampleistheadoptionofspecificplans(i.e.,communityplans)thatfeaturemasterEIRswhichprovideregulatoryrelief,greaterenvironmentalcertainty,andmorerapidentitlements.
69DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 70: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/70.jpg)
Strategy#3: Produce andPromote + Neutral -
ContinuetopartnerwithdevelopersandothercommunitystakeholdersinthepursuitofgrantfundingandotherthirdpartyresourcessuchasMetroresources,StateAHSCfunding,Countyresources,andotherFederalgrant/loanprograms.Encouragetheproject-basingofSection8vouchersforsupportivehousingdevelopments.
Adoptordinancethatpavesthewayforthedevelopmentofaccessorydwellingunits.
Addressthehousingneedsofcollegestudentsthroughpromotionofstudenthousingonuniversitycontrolledoruniversityadjacentland.
70DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 71: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/71.jpg)
Strategy#3: Produce andPromote + Neutral -
CommunicatetheCity’sStateandlocallegislativeprioritiesasitrelatestoaffordablehousing.PromotetheengagementofinterestedCitystakeholdersinanefforttomaximizetheflowofexternalresourcesintotheCity.
PasslocalArticle34referendumtoensuremaximumleveragingofStateresourcesonlocalaffordablehousingdevelopments.
Explorethefeasibilityandmechanicsofusingnewstructuressuchastheenhancedinfrastructurefinancingdistrict(EIFD)tooltocapitalizetheHousingTrustFundwithnewresourcesforthecreationofaffordablehousing.
ProvidenecessaryCitystaffingresourcestoeffectivelymanagethegrowthofaffordablehousingcontemplatedbythissetofpolicyrecommendations.
71DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 72: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/72.jpg)
IntheFebruary21,2017AffordableandWorkforceHousingStudySession,theHousingStudyGroupadvocatedthesebroadstrategies:
1.PlanandPrioritize2.ProtectandPreserve3.ProduceandPromote4.OtherPolicyRecommendations
Eachofthesebroadstrategieshasmorespecificsub-strategies.Drawingonrelevantliterature,thissectionseekstocritiquethe“ProtectandPreserve”and“ProduceandPromote”strategies.
72DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 73: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/73.jpg)
SupportCEQAreform.
TherearemajorproblemsassociatedwithCEQAperresearchfindingsfromHolland&Knight(Hernandezetal.,2015).• LitigationAbuse.AbouthalfofallCEQAlawsuitstargetbusinessandprivatesectorsponsors,thebalancebeingdirectedattaxpayer-fundedprojects.• CEQAlitigationabuseisprimarilythedomainofNotInMyBackyard(NIMBY)opponentsandspecialinterestssuchascompetitorsandlaborunionsseekingnon-environmentaloutcomes.
• ProjectsdesignedtoadvanceCalifornia’senvironmentalpolicyobjectivesarethemostfrequenttargetsofCEQAlawsuits• Housing,particularlyhighdensityhousing,isthemostfrequentlychallengedtypeofprivatesectorproject.
• AnyindividualcanfileaCEQAlawsuittodelayorevencompletelyeliminateacompetingproject,withoutanybasisonenvironmentalpurpose.• Only13percentofallCEQAlawsuitsfiledareactuallyrelatedtoenvironmentalgroups.
• KeyObservation:SomeCEQAlitigationislegitimateandwarranted,butingeneralitslowsdowntheprojectapprovalprocess,withthepotentialtoderaileffortstobuildmorehousing,anddrivesupfixedcostsforahousingdevelopment.
Source:Hernandez,JenniferL,D.Friedman,andS.DeHerrera. IntheNameoftheEnvironment.HollandandKnight,Aug.2015.<https://www.hklaw.com/publications/in-the-name-of-the-environment-litigation-abuse-under-ceqa-august-2015/>
73DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 74: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/74.jpg)
SupportCEQAreform.
TherearemajorproblemsassociatedwithCEQAperresearchfindingsfromHolland&Knight(Hernandezetal.,2015).
• NIMBYscompromisedthelargestnumberofopponentstowardsprojects,suchasinfillprojects.• Usuallycharacterizedasolder,wealthierandlessethnicallydiverse.• Usuallygoingagainst“projectsforurbanschools,parksandmultifamilyhousing.”
• WhilespecialinterestsgroupssuchasNIMBYsoftenclaimthatCEQAcombatssprawl,analysisofthetypeoflitigationexposestheircharade.• Projectssuchasinfillprojects- thatactuallycombatssprawlandaccommodateeconomicandpopulationgrowth- aretheoverwhelmingtargetofCEQAlawsuits.
• Ofalltheinfillprojectstargeted,25percentofthemareresidential,and28percentofthemarepublicservice&infrastructureprojectssuchasschools,universities,andworkforcetrainingfacilities.
• Furthermore,CEQAlitigationisoverwhelminglyusedincities,targetingcoreurbanservicessuchasparks,schools,librariesandevenseniorhousing.
Source:Hernandez,JenniferL,D.Friedman,andS.DeHerrera. IntheNameoftheEnvironment.HollandandKnight,Aug.2015.<https://www.hklaw.com/publications/in-the-name-of-the-environment-litigation-abuse-under-ceqa-august-2015/>
74DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 75: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/75.jpg)
SupportCEQAreform.
Holland&Knight’srecommendationsforCEQAreform:
• Litigationtransparency.RequirethosefilingCEQAlawsuitstodisclosetheiridentityandenvironmentornon-environmentalinterests.• EliminateduplicativelawsuitsaimedatderailingplansandprojectsthathavealreadycompletedtheCEQAprocess.• Fixit,don’tderailit.Fixthetechnicalstudygap,requiremorepublicdisclosureandcomment,requiremoremitigationifappropriateunderthecorrectedstudy,andholddecisionmakersaccountablefortheirfinalactions.
Source:Hernandez,JenniferL,D.Friedman,andS.DeHerrera. IntheNameoftheEnvironment.HollandandKnight,Aug.2015.<https://www.hklaw.com/publications/in-the-name-of-the-environment-litigation-abuse-under-ceqa-august-2015/>
75DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 76: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/76.jpg)
ReduceParkingRequirements.
Placingparkingrequirementsaffectsbothrentersandbuyers,specificallythosewhoareinthelowerincomebracket.
• Generousparkingrequirementsreducehousingaffordabilityandimposevariouseconomicandenvironmentalcosts.• Eachparkingspaceperunitincreasescostsbyroughly12.5percent.• Increasingthelandneededperresidentialunitcausedbyparkingrequirementsdisproportionatelydecreasesthemaximumpotentialdevelopmentdensityforsmallerhousingunits.• Examplesofperverseincentivesbyunitsize(impactislargerforsmallerunits):
• 500sq.ft.apartments:37%declineinmaximumdensity.• 2,000sq.ft.townhouses:13%declineinmaximumdensity.
Source:Litman,T.ParkingRequirementImpactsonHousingAffordability.VictoriaTransportPolicyInstitute.August24,2016.<http://www.vtpi.org/park-hou.pdf>
76DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 77: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/77.jpg)
ReduceParkingRequirements.
Otherproblemsassociatedwithminimumparkingrequirements:
• Highervehicleownership• Moretrafficcongestion• Poorairquality• Morehouseholdspendingonmobility• Unrecognizedequityissues
• Therealcostsofprovidingparkingareincorporatedintothepriceofothergoodsandservicespurchasedbyawidevarietyofconsumerswhomaynothaveusedthoseparkingfacilities.
• Underusedland
Source:MikhailC.,A.Fraser,J.Matute,C.Flower&R.Pendyala (2015).ParkingInfrastructure:AConstraintonorOpportunityforUrbanRedevelopment?AStudyofLosAngelesCountyParkingSupplyandGrowth,JournaloftheAmericanPlanningAssociation,81:4,268-286,DOI:10.1080/01944363.2015.1092879
77DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 78: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/78.jpg)
ReduceParkingRequirements
ProposedSolutions
• Insteadofblindlyincreasingparkingsupply,plannersshouldrecognizetheneedtoprovideadequateparking,butvaluestrategiesthatresultinmoreefficientuseofparkingresources andreducetheamountofparkingneededataparticularlocation.
• Createflexiblerequirementsperbuilding,whereitisdeterminedbasedondemographics,geographicandmanagementfactors.• Forexample,housingsforstudentsandtheelderlyneedfewerparkingspacescomparedtootherdemographicgroups.
• Sharedparkingfacilitiesmayincreaseefficiencyandflexibility.• Unbundle parkingwithbuildingspace.Occupantsarenotforcedtopayforparkingtheydonotneed,andconsumerscanadjusttheirparkingsupplytoreflecttheirneeds.
Source:Litman,T.ParkingRequirementImpactsonHousingAffordability.VictoriaTransportPolicyInstitute.August24,2016.<http://www.vtpi.org/park-hou.pdf>
78DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 79: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/79.jpg)
ParkingSpaceOutpacingPopulation
Source:Chester,M.,A.Fraser,J.Matute,C.Flower,andR.Pendyala (2015);U.S.CensusBureau
90.095.0100.0105.0110.0115.0120.0125.0130.0135.0140.0
1970 1980 1990 2000 2010
Indexedto1970Values
LongBeachParkingvs.PopulationGrowth
TotalParking Population
Between2000and2010,totalpopulationinLongBeachheldsteadywhileparkingspaceincreasedby6.4%.
ParkingandPopulation2000-2010Pct. Change
ResidentialOffStreet +3.0%
Non-ResidentialOff Street +12.6%
OnStreet +0.0%
TotalParking +6.4%
Population +0.2%
79DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 80: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/80.jpg)
OtherStaffRecommendations + Neutral -
Modifymoderate-incomedefinitionfrom80-120%ofAMIto80-150%.
SupportCEQAreform.
Reduceparkingrequirements.
80DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 81: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/81.jpg)
2.3HousingLegislation
81DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 82: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/82.jpg)
PopulationGrowthDrivesHousingRequirements…• …butpolicieslimitactualamountofhousingthatisultimatelybuilt
•PLANNING•ZONING•PERMITTING•Building
82DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 83: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/83.jpg)
Housing NeedsPlanning Zoning Permitting Building
Inadequate CapacityLocal Revenue Generating
Overly Restrictive Development Standards
Lengthy & UncertainHigh Fees
CEQACommunity Opposition
The MarketDevelopment Costs
Availability of FinancingPopulation ChangesEconomic Growth
83DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 84: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/84.jpg)
CACitiesOftenFallShortofRHNAGoals:Resultsfromthe4th RHNACycle
86.1% 85.4%80.8% 78.5%
67.8%
52.4%40.4%
58.8%54.3%
0%10%20%30%40%50%60%70%80%90%
100%
Inglewood Lakewood Bellflower LongBeach Downey SantaAna LosAngeles(City)
Percen
tof4
thCycle
RHNAAllocatio
nUnfulfilled
LongBeachvs.SelectedCitiesinLosAngelesCounty
TotalUnfulfilled LACountyAverage SCAGAverage
Source:Brown,EdmundG,etal. California'sHousingFuture:ChallengesandOpportunities.CaliforniaDepartmentofHousingandCommunityDevelopment,Jan.2017.<http://www.hcd.ca.gov/policy-research/plans-reports/docs/California's-Housing-Future-Full-Public-Draft.pdf>
84DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 85: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/85.jpg)
Resultsfromthe4th RHNACycle- Detailed
Source:Brown,EdmundG,etal. California'sHousingFuture:ChallengesandOpportunities.CaliforniaDepartmentofHousingandCommunityDevelopment,Jan.2017.<http://www.hcd.ca.gov/policy-research/plans-reports/docs/California's-Housing-Future-Full-Public-Draft.pdf>
-60%-40%-20%0%
20%40%60%80%
100%120%140%160%
Inglewood Lakewood Bellflower LongBeach Downey SantaAna LosAngeles(City)
LACountyTotal
SCAGRHNATotal
Percen
tof4
thCycle
RHNAAllocatio
nFulfilled
LongBeachvs.SelectedCitiesinLosAngelesCounty
SF/MobileHomes MF(2+) TotalUnfulfilled
LossofMulti-FamilyUnits
85DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 86: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/86.jpg)
Resultsfromthe4th RHNACycle
Source:Brown,EdmundG,etal. California'sHousingFuture:ChallengesandOpportunities.CaliforniaDepartmentofHousingandCommunityDevelopment,Jan.2017.<http://www.hcd.ca.gov/policy-research/plans-reports/docs/California's-Housing-Future-Full-Public-Draft.pdf>
78.5%
56.0%46.5%
26.6%
0%10%20%30%40%50%60%70%80%90%
100%
LongBeach Oakland Sacramento Fresno
Percen
tof4
thCycle
RHNAAllocatio
nUnfulfilled
LongBeachvs.CitieswithSimilarPopulation
86DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 87: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/87.jpg)
Resultsfromthe4th RHNACycle- Detailed
Source:Brown,EdmundG,etal. California'sHousingFuture:ChallengesandOpportunities.CaliforniaDepartmentofHousingandCommunityDevelopment,Jan.2017.<http://www.hcd.ca.gov/policy-research/plans-reports/docs/California's-Housing-Future-Full-Public-Draft.pdf>
LossofMulti-FamilyUnits
-10%
10%
30%
50%
70%
90%
110%
LongBeach Oakland Sacramento Fresno
Percen
tof4
thCycle
RHNAAllocatio
nFulfilled
LongBeachvs.CitieswithSimilarPopulationSF/MobileHomes MF(2+) TotalUnfulfilled
87DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 88: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/88.jpg)
SB35:2017LegislativeSession
Planningandzoning:affordablehousing:streamlinedapprovalprocess.
• ThehousingelementlawusespopulationprojectionsfromtheDOFtoestimatehowmanynewhousingunitswillbeneededinthestate.RegionalCOGSallocatetheseunitstocitiesandcounties,whicharethenrequiredtoupdatethehousingelementoftheirGeneralPlanstoaccommodatefuturehousingneeds.
• TheenforcementofRHNAhousinggoalswasnonexistentpriortoSB35.• CitiesthatfailtomeettheirRHNAallocationhavefacednoconsequences,andcitiesthatachievethemhavereapednorewards.SB35,createdanenforcementmechanismtofacilitateneededhousingconstructionincitiesthathavenotmettheirfairshareRHNAgoals.
• KeyObservation:LongBeach’sinabilitytoachieve4th CycleRHNAallocationgoalsmayrequiredifferentstrategiesforthe5th CycleRHNA(andfuturecycles)asstateenforcementmechanismschange.
88DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 89: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/89.jpg)
SB828:2018LegislativeSession
RHNAReform:RelyingonData,NotPolitics,inProjectingHousingNeeds
• TheRegionalHousingNeedsAssessment(RHNA),whichishowCaliforniadetermineshowmuchhousingeachlocalcommunityshouldbuild,isbasedonaflawedmethodologythatsignificantlyunderestimatespopulationgrowthandhowmuchhousingwillbeneeded.Inaddition,thecurrentRHNAallocationprocessisnon-standardized,insufficientlyconnectedtoactualdata,andhighlypoliticized,thusgivingsomecommunitiesadvantageswhenassigningstatehousinggoals.
• SB828createsaclearer,fairer,moredata-driven,andmoreequitableprocessforhowthestateandregionalbodiesassignRHNAnumberstolocalcommunities.Itdoesthisbyrequiringamoredata-focused,objectiveprocessandbycreatingstrongerguardrails,thusreducingthewiggleroomjurisdictionsusetolowertheirRHNAallocations.SB828alsorequirescommunitiestobeginmakingupforpastRHNAdeficits.
• KeyObservation:MoreandbetterlocaldatawillmakefutureRHNACyclesmoretransparenttostakeholders,resultinginabetter-informedprocess.
89DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics
![Page 90: Economic Analysis of Future Housing Needs in the City of Long Beach-Phase I · 2018. 9. 7. · 1.1 Housing Crisis in Long Beach 1.2 Current Regulatory Constraints 1.3 2040 Housing](https://reader035.vdocument.in/reader035/viewer/2022071415/610ffc1b3db2c8530335312b/html5/thumbnails/90.jpg)
SB827:2018LegislativeSession
MandatingDenser&TallerZoningNearTransit
• ThestateofCaliforniaandLosAngelesCountycontinuetoinvestinpublictransportation,buttoooftentheareasaroundtransitlinesandtransitstopsarezonedatverylowdensities,evenlimitinghousingtosinglefamilyhomesaroundmajortransithubslikeBART,Caltrain,Muni,andLAMetrostations.
• Requiringlow-densityhousingaroundtransitmakesnosense.Transit-richareasare*exactly*whereweshouldbeputtingdensehousing.Wemustbuildmorehousingneartransitsothatwecanreducerelianceoncars.Buildingdenseandtallhousingaroundtransitisnotonlysoundenvironmental,economic,andequitypolicy– itisalsooneofCalifornia’smostpromisingsourcesofnewhousing,accordingtoarecentCaliforniaanalysisbytheconsultingfirmMcKinsey
• KeyObservation:RecentchangesintheLUEfromTransitOrientedDevelopmenttolowerdensity(e.g.NeighborhoodMixedUseLowDensity)areatoddswithlegislationintroducedtoincreasedensityaroundtransit.
90DRAFT – EconomicAnalysisofFutureHousingNeedsintheCityofLongBeachPhase1BeaconEconomics