Agenda. Process Findings Directions Forward

Transcription

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2 Agenda Process Findings Directions Forward

3 Process

4 Findings

5 Findings: Market Survey

6 Findings: Market Survey

7 Findings: Market Survey

8 Findings: Workforce Survey

9 Findings: Themes Regional Benefits Rental Availability Affordability for All Inappropriate Regulations Support for Action

10 Findings: Market Analysis

11 Findings: Market Analysis

12 Findings: Market Analysis

13 Findings: Market Analysis

14 Findings: Market Analysis

15 Findings: Future Demand

16 Findings: Community Observations

17 Findings: Community Observations

18 Directions Forward

19 Directions Forward: Assets Accessible to metro activity centers Strong employment opportunities Respected schools and high quality of life Strong existing housing stock in many communities Collaborative partners

20 Directions Forward: Challenges Low rental condition, options, construction Lack of housing variety Undervalued housing market Population stability Contractors for rehabilitation of existing homes Growing smart

21 Offer desirable communities for all age groups Directions Forward: Strategic Goals Find ways to share risk (a cascading goal) Increase housing variety Increase rental quality and supply Create options for seniors Fill gaps created by an undervalued market Invest in the existing housing stock Leverage existing lots and infrastructure Eliminate unnecessary regulatory barriers

22 G.1 Find ways to share risk This is a cascading goal because so many other goals depend upon it. Risk sharing includes cities, financial institutions, economic development agencies, and even employers to find new ways to address gaps in the private market. 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

23 G.1 Find ways to share risk This may include: Some way of pooling funding: Lending consortium/housing trust fund Partnerships Employers providing rent guarantees Incentives Employers providing incentives to live in the community signing bonuses, etc. 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

24 G.2 Increase housing variety Housing variety should bring more rentals and housing appealing to retirees to the market. Rental housing must serve all income levels, right now the majority of units serve middle to lower incomes. This also means quality and cost should match. New rentals are needed along with improvements to existing stock Rental housing needs to lessen its dependence on low value single-family homes 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

25 G.2 Increase housing variety Retiree housing can be one of the simplest ways to free up housing stock in a community. A community should allow a resident to transition through several homes in accordance with their lifecycle from an affordable rental, to a family home, and eventually to a downsize option for their empty-nester years. Historically we ve only built one type of unit. 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

26 G.2 Increase housing variety This may involve: Establish a not-for-profit developer that can leverage funding and take greater risk on new housing products. Establish a demonstration project in one community. But don t forget: Scale, location, design don t sacrifice quality for getting a project done. Consider the long term consequences to a community s infrastructure 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

27 G.3 Fill Gaps in Undervalued Markets Issue for both owner and renter market Owner: homes can t be appraised at cost Rental: low rental rates can t support new construction. Need to elevate overall values and demonstrate that some higher rents can be absorbed 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

28 Demonstration Project G.3 Fill Gaps in Undervalued Markets For owner occupancy this may involve: Bringing down the initial costs: Infrastructure, lot development, TIF, etc. Not-for-profit developer that can leverage funding sources Gap financing through lending consortiums Securing the lowest value homes: not-forprofit, land trust or land bank that acquires the properties 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

29 G.3 Fill Gaps in Undervalued Markets For rental occupancy this may involve: Bringing down the initial costs: Not-for-profit developer that can leverage funding sources Gap financing through lending consortiums Securing lowest value homes, rather then converting to rentals Demonstration Project: some higher rents can likely be support, market just needs to be proven 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

30 G.4 Invest in Existing Housing Housing is a community s largest capital investment Overall good stock of housing Demand for move-in ready and lack of contractors The rehabilitation of homes is essential to providing quality entry level housing in any community and continual maintenance and rehabilitation is a high priority. 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

31 G.4 Invest in Existing Housing This may involve: Property maintenance codes and enforcement of those codes. Communities should share resources Training of next generation contractors, sweat equity training Energy programs and emergency repair programs Rehab programs for both owner and renter 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

32 G.5 Leverage Existing Lots & Infrastructure Existing lots and infrastructure are the most efficient way to grow Allows for greater variety in the housing market smaller homes and lots Long term costs for maintenance on new streets and infrastructure 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

33 G.5 Leverage Existing Lots & Infrastructure May involve: Demonstration project Shared risk with local builder or developer Acquiring lots, dilapidated housing, and site prep to create affordable lots 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

34 G.6 Eliminate Unnecessary Barriers Regulations should not create barriers such as making the majority of a community s lots non-conforming. Review all codes for: Suburban style site requirements Building codes that do not apply to older structures 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

35 G.6 Eliminate Unnecessary Barriers Don t forget: Life safety Pedestrian access, circulation, parking, and landscaping Avoid short-term savings (use of cheaper materials or delaying of infrastructure like streets) 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

36 G.7 Offer Desirable Communities Invest in quality of life amenities: Parks & Rec Trails Schools Invest in basic infrastructure streets, sidewalk Maintain city property to a level you want residents to maintain personal property 1. Find ways to share risk 2. Increase housing variety 3. Fill gaps created by an undervalued market 4. Invest in the existing housing stock 5. Leverage existing lots & infrastructure 6. Eliminate unnecessary regulatory barriers 7. Offer desirable communities for all age groups

37 Questions? Thank you!