Now That We re Poor: The New Economics of Land Use

Transcription

1 Nw That We re Pr: The New Ecnmics f Land Use 20 th RMLUI Cnference Denver, March 2011 Dn Ellitt, FAICP, Clarin Assciates

2 The Regulatry Issue Affrdability is a lng-term structural prblem f the U.S. ecnmy 1960s: Average renters spend 19% Nw: Average is 29% Old rule: 30% n husing Nw: 49% f renters d that U.S. Husing industry is very efficient, but wages just haven t kept pace and it s nt likely they will And many lcal gvernment regulatins have made it wrse

3 The Regulatry Issue NLIHC 2006 Data cncluded The natinal husing wage needed t affrd a tw-bedrm rental unit was $16.31 per hur. Mre than $3.00 mre than the average renter earns per hur. Husehld f three minimum wage earners that wrk 40 hurs a week fr 52 weeks a year culd nt affrd a tw-bedrm unit at the natinal average Fair Market Rent.

4 The Regulatry Issue Majr regulatry cntributrs t increased husing csts: 1998 study f regulatry barriers t affrdable husing in Clrad: 1. Minimum huse size, lt size, r yard size requirements 2. Prhibitins n accessry dwelling units 3. Restrictins n land zned and available fr multifamily and manufactured husing 4. Excessive subdivisin imprvement standards

5 The Regulatry Issue Majr regulatry cntributrs t increased husing csts: 2007 EcNrthwest Study fr NAHB (2004 Data) 65 % f added csts frm minimum lt size requirements 9 % f added csts frm lt width requirements Only 8% f lcal gvernments impse minimum huse sizes but they increase csts by 17% Subdivisin regulatins exceeding baselines added $11,910 (4.8%) t new hme csts

6 The Regulatry Issue Majr regulatry cntributrs t increased husing csts: Denver affrdable husing builders during new zning cde review Develpment review prcedures Culture f negtiatin Permitted densities Minimum dwelling unit sizes Minimum parking requirements Maximum lt cverage limits Minimum lt size requirements Building stepback requirements Unavailability f Accessry dwelling units

7 The Spectrum f Respnses

8 The Regulatry Challenge Find ways t allw the private market t prduce mre husing fr less mney in ways that cmplement r reinfrce the character and fabric f the cmmunity. Cheaper than subsidies and saves them fr lwer AMI Simpler than managing a stck f attainable husing stck Particularly in attached and multi-family prduct Particularly fr rental market

9 Wh s Wrking n This? Flagstaff Lt Line Huse Bungalw

10 Wh s Wrking n This? Flagstaff Village Huse

11 Wh s Wrking n This? Flagstaff Multiplex Duplex-Triplex

12 Wh s Wrking n This? Flagstaff Cluster Huse Pati Huse Z-Lt Huse Atrium Huse Manufactured Hme Twnhuse Weak-Link Twnhuse Deck Twnhuse Terrace Huse Apartment Huse

13 Wh s Wrking n This? Flagstaff Cluster Huse Pati Huse Z-Lt Huse Atrium Huse Manufactured Hme Twnhuse Weak-Link Twnhuse Deck Twnhuse Terrace Huse Apartment Huse

14 Wh s Wrking n This? Flagstaff Cluster Huse Pati Huse Z-Lt Huse Atrium Huse Manufactured Hme Twnhuse Weak-Link Twnhuse Deck Twnhuse Terrace Huse Apartment Huse

15 Wh s Wrking n This? Kirkland Cttage Husing Ordinance Defines 3 new husing types cttage, carriage huse, and 2-3 units that lk like SFD Develpment and spacing standards AH median incme requirements fr prjects f 10 units r mre Apprved by right in lw density SFD znes thrugh an administrative decisin f the planning directr r hearing examiner prcess

16 Wh s Wrking n This? Santa Cruz 7 pre-apprved ADU unit prttypes Allwed n lts f 5,000 sf r larger Manual Technical assistance grant prgram By-right apprval if the prttypes are used minr mdificatins OK Required ff-street parking space can be tandem with existing space

17 Wh s Wrking n This? Fairfax Cunty, VA Great Huse / Mansin Apt. 2-4 units in a structure designed t lk like a large SFD Allwed in sme single-family znes Smetimes limited t crners r prminent sites

18 Wh s Wrking n This? Miami Density Bnuses On site = 2 sf per 1sf AH Off site = 1 sf per 1sf AH Height Bnuses Transect 6 (nt adjacent t T3) 8 flrs flrs flrs flrs r 80 flrs unlimited Transect 5 adjacent t dwntwn One additinal flr

19 Wh s Wrking n This? Denver Reduced Minimum Lt Size New smallest is 3,000 sf nt 5,000 sf Deleted 600 sf Minimum Unit Size Reduced Parking N requirement fr SFD in urban znes 1 space / du fr MF in urban znes.25 space / du fr: Affrdable husing units Units under 550 sf Rming and barding huses SROs

20 The Inclusinary Trend Inclusinary Husing Ordinances Philadelphia (10% f 20 r mre units) Santa Barbara (15% f 10 r mre residential lts) Madisn (15% f 10 r mre wnership units) San Dieg (10% f 2 r mre units) San Francisc (15% f 5 r mre units) Sacrament (15% f all new units in New Grwth Area) Denver (10% f 30 r mre units) Basalt, Bulder, Carbndale, Eagle C., Glenwd Springs, Lngmnt, Glenwd Springs, Pitkin C., Aspen, San Miguel C., Telluride

21 Questins and Discussin