As a professional planner, I am concerned with many issues surrounding land use, development, and housing. This morning I heard a program on NPR (The Diane Rehm Show, for those who might be interested) where the current status of housing in the United States was discussed. While the economy appears to be on the mend, and the housing market has stabilized significantly since 2007-2009, there remain real and persistent concerns with access to adequate, affordable housing.
Part of the problem is regional in nature. "Affordable" means different things in different places. What the government usually uses to determine what is "affordable" relates to the average cost of housing compared to average income. The percentage typically used is 33%, or 1/3, of one's income is to be utilized for housing costs. So if you earned (take home) $3000 per month, the threshold for afford of what you could feasibly pay is $1000. Anything more than that is considered not affordable. Regionally, the expense of living where the jobs are does not keep pace with what the costs of living tend to be. You could live in the sticks, for example, but there are no jobs there.
Part of the problem continues to be a persistence in income inequality. People's wages simply aren't raising at the same rate of people's housing costs, or even with the way the economy has expanded. As the disparity in income continues, those people who can afford a home is decreasing.
Further exacerbating the problem is the influx of investment capital, which drives an overall increase of housing values, but does not lead necessarily to occupancy. House-flipping was a significant contributor to the housing bubble in the first place, because artificially inflated housing costs are not only unsustainable, but they have a chilling effect on those who might otherwise be able to get into a place that is affordable. Additionally, the real issues of gentrification and inflated taxes make it difficult for folks to get into a home.
Rents are not cheap. Buying a home can be an insurmountable task. And for those on limited incomes, the challenges are real and persistent.
What to do?
Income disparity needs to be addressed. If we had wages commensurate with regional standards the benefits would be immediate and dramatic, which would help people buy homes, which would help stabilize the market further.
Rent controls could also be looked at to ensure that folks have access to decent, affordable housing.
And incentives could be made for banks to fund smaller, more affordable places rather than the large, expensive homes to well-heeled buyers.
Just my $0.02 for a Thursday morning.
Thursday, August 28, 2014
Thursday, August 14, 2014
The Dance
So I've recently been reminded of how interesting the profession of planning can be. We are currently engaged in a fascinating exchange of ideas and desires. I have been referring it to the dance - the balance between the rights of property owners to develop, and the (sometimes conflicting) rights of others to enjoy their current way of life. The developers and the please-don't-develop-ers. It is intricate, fraught with intrigue and positioning, and deceptively fun.
Fun, you say? Well, yes. I really like it. A coworker pointed out that I seem to thrive on "drama". And it's probably true. I enjoy a healthy, robust debate. It's what attracted me to the profession, and I am grateful for the chance to be a part of it, humbled that I can spend a part of my professional life dedicated to making the dance proceed in the best way possible.
I love it when passions are aroused on both sides of a particular issue or project. I love it when people are engaged and responsive. I love it when things are a little bit (not too much, of course) contentious - because that's what gets people to respond. And it's awesome.
Enter the Sage Grouse.
This lovely animal is a male sage grouse. They live in various areas of the west, feeding off of the sage brush that is as associated with the west as the tumbleweed and the lonely cowboy. They are skittish little things, though, and they do not like having their breeding grounds disturbed. As a result of recent growth and development throughout the west, the bird has seen dramatic declines in population, and is running the risk of extinction if appropriate steps are not taken.
In our County, we have had a proposal for the first (of many) steps towards a potential development. There is an active breeding ground (called a lek) on the property that may one day be developed. It is private property, and there is currently no regulatory requirement for preservation of leks on private property. The way the thing is set up is through a series of incentives that will help create conservation easements on private property. But this is not a requirement. It's a big carrot. The question is - is it a big enough carrot?
If the birds do get listed as threatened or endangered, the Federal government will have oversight over the disposition of development in protected areas. This is a big stick, and while not in place, could have a very strong chilling effect on development in the west - not just for housing and property development, but for mineral extraction, utility easements, etc.
On a County level, everyone (and this includes the property owners) is interested in seeing the sage grouse stay happy and healthy. We all like the birds, and we all want to preserve the best habitat for them. The County is also concerned about many other aspects of the potential development, including access to water, roads and other infrastructure, etc. And the local citizens are concerned about impact of a development on their property and lifestyle. All of which are very, very important.
So it's a balancing act. The desires of the property owners to develop on one side, the desires of the environmentalists and others on the other side.
We're having a public hearing tonight to discuss it. It should be very interesting.
Fun, you say? Well, yes. I really like it. A coworker pointed out that I seem to thrive on "drama". And it's probably true. I enjoy a healthy, robust debate. It's what attracted me to the profession, and I am grateful for the chance to be a part of it, humbled that I can spend a part of my professional life dedicated to making the dance proceed in the best way possible.
I love it when passions are aroused on both sides of a particular issue or project. I love it when people are engaged and responsive. I love it when things are a little bit (not too much, of course) contentious - because that's what gets people to respond. And it's awesome.
Enter the Sage Grouse.
This lovely animal is a male sage grouse. They live in various areas of the west, feeding off of the sage brush that is as associated with the west as the tumbleweed and the lonely cowboy. They are skittish little things, though, and they do not like having their breeding grounds disturbed. As a result of recent growth and development throughout the west, the bird has seen dramatic declines in population, and is running the risk of extinction if appropriate steps are not taken.
In our County, we have had a proposal for the first (of many) steps towards a potential development. There is an active breeding ground (called a lek) on the property that may one day be developed. It is private property, and there is currently no regulatory requirement for preservation of leks on private property. The way the thing is set up is through a series of incentives that will help create conservation easements on private property. But this is not a requirement. It's a big carrot. The question is - is it a big enough carrot?
If the birds do get listed as threatened or endangered, the Federal government will have oversight over the disposition of development in protected areas. This is a big stick, and while not in place, could have a very strong chilling effect on development in the west - not just for housing and property development, but for mineral extraction, utility easements, etc.
On a County level, everyone (and this includes the property owners) is interested in seeing the sage grouse stay happy and healthy. We all like the birds, and we all want to preserve the best habitat for them. The County is also concerned about many other aspects of the potential development, including access to water, roads and other infrastructure, etc. And the local citizens are concerned about impact of a development on their property and lifestyle. All of which are very, very important.
So it's a balancing act. The desires of the property owners to develop on one side, the desires of the environmentalists and others on the other side.
We're having a public hearing tonight to discuss it. It should be very interesting.
Wednesday, July 16, 2014
How to plan...
This is an interesting concern, not just for people like me in the planning profession, but for life in general. How do you look into a distant and unknowable future and try to anticipate how things will shape up? What logical steps can you take now to help form that future? What surprises should you prepare for? (How can it be a surprise if you're prepared for it?) How do you react/adapt as circumstances change? And as you move into the future, how do you find a balance between sacrificing present needs in order to preserve a future safety net? Which needs trump, in other words - the needs of the present or the needs of the future?
When it comes to development, there is a dance that is done between the needs, goals, and investment-backed expectations of return on the part of developers, and the oftentimes opposing needs, goals, and community-character-preserving expectations of the community? Property rights are a real thing, and the question becomes - whose rights trump? The property rights of a developer, or the average citizen?
I don't have a definitive answer. I view it as my goal to be a facilitator for both sides. I want to foster good, clear lines of communication in order to ensure that everyone at least has a chance to be heard. Appropriate laws, general plan guidelines, and good policies make for positive working relationships that are consistent and predictable. The fun (I know, I may be a bit sadistic that I think it's fun) lies in when the unpredictable becomes the reality, in dealing with the various and sundry as it appears, trying to make things happen in the best, easiest, and most efficient way possible.
If I have to come down on a particular side, however, my view is ever towards making accommodation for the average citizen. Often, the developer is a known quantity with lots of money, lots of experience in front of commissions and councils, and one who is therefore very familiar with the processes. The average citizen is not. And yet, their investment is not merely in property, but in the community in general. They want the community to succeed because they live here, their families are here, and they have a social network that contributes to the collective history and spirit of the community, which is in fact what a community is.
Change in a community is inevitable. The goal for planners should ever be to help guide the changes in positive directions, taking into account the disparate views and concerns to mitigate the potential negative impacts of change. It's a dynamic, exciting thing to contemplate.
When it comes to development, there is a dance that is done between the needs, goals, and investment-backed expectations of return on the part of developers, and the oftentimes opposing needs, goals, and community-character-preserving expectations of the community? Property rights are a real thing, and the question becomes - whose rights trump? The property rights of a developer, or the average citizen?
I don't have a definitive answer. I view it as my goal to be a facilitator for both sides. I want to foster good, clear lines of communication in order to ensure that everyone at least has a chance to be heard. Appropriate laws, general plan guidelines, and good policies make for positive working relationships that are consistent and predictable. The fun (I know, I may be a bit sadistic that I think it's fun) lies in when the unpredictable becomes the reality, in dealing with the various and sundry as it appears, trying to make things happen in the best, easiest, and most efficient way possible.
If I have to come down on a particular side, however, my view is ever towards making accommodation for the average citizen. Often, the developer is a known quantity with lots of money, lots of experience in front of commissions and councils, and one who is therefore very familiar with the processes. The average citizen is not. And yet, their investment is not merely in property, but in the community in general. They want the community to succeed because they live here, their families are here, and they have a social network that contributes to the collective history and spirit of the community, which is in fact what a community is.
Change in a community is inevitable. The goal for planners should ever be to help guide the changes in positive directions, taking into account the disparate views and concerns to mitigate the potential negative impacts of change. It's a dynamic, exciting thing to contemplate.
Monday, June 16, 2014
Perspective
Sometimes it's useful to take a larger view of things. The world can feel a very large, intimidating space, and it's easy to feel overwhelmed and lost.
I recently came across this:
http://memolition.com/2014/06/15/stunning-aerial-shots-that-that-give-you-a-new-perspective-of-the-world/
The world is a lovely place, one in which we - all of us - has a part.
I like looking at google earth - I'm a bit of a map junkie, anyway. It's fun to look at distant places and think about what it would be like there. I also like to look at places I've been, whether it's looking at that small inlet in San Diego where I spent nine weeks in boot camp or the zoo I went to in Korea or the gardens of Versailles.
I like looking for patterns - things that are only able to be perceived at a huge scale. I also like looking at the smaller scale, noticing how the individual houses and streets are laid out. It's very interesting also to consider the relationships between them - the large scale and the small scale. The juxtaposition of man-made and natural environments is also incredibly fascinating to me.
I recently came across this:
http://memolition.com/2014/06/15/stunning-aerial-shots-that-that-give-you-a-new-perspective-of-the-world/
The world is a lovely place, one in which we - all of us - has a part.
I like looking at google earth - I'm a bit of a map junkie, anyway. It's fun to look at distant places and think about what it would be like there. I also like to look at places I've been, whether it's looking at that small inlet in San Diego where I spent nine weeks in boot camp or the zoo I went to in Korea or the gardens of Versailles.
I like looking for patterns - things that are only able to be perceived at a huge scale. I also like looking at the smaller scale, noticing how the individual houses and streets are laid out. It's very interesting also to consider the relationships between them - the large scale and the small scale. The juxtaposition of man-made and natural environments is also incredibly fascinating to me.
Monday, June 9, 2014
Planning in the Garden
Life is interesting. I've been here in Morgan for about six weeks now, and in that time I've come to start to appreciate some of the similarities and differences that exist between what's going on here and in other places I've been. The differences seem to only highlight the similarities, because human nature is similar all around the world.
The conflict in planning stems from the need to have good, quality development according to the rights of property owners. Contrasting that is the desire of property owners and residents who wish to retain exactly the same environment in which they formed their perception of the community.
As a case in point, I drove through the city where I lived when I was in high school. The place has changed dramatically, from a small-feeling, family-centered community to one where commercial development pervades everything. The thrust of the community seems to have changed from one focused on families and a small town kind of feel, to a bustling commercial destination where things feel frenzied and frenetic. I indulged in a moment of reflection as I drove the familiar streets, nostalgic for a community that was.
But I am not right in my nostalgia. It is not productive as a planner to be over-fond of the past. It is vital to balance the sense of character and history of a place, particularly those elements which make the community unique, and the vision of the future which must help guide the community as it grows. While I KNOW this to be the case, the reality is different, and I am as human as the next person.
Some of the changes are positive. I like that they've emphasized the multi-modal transit options, and have given active transportation a lot of attention. This speaks well to the goals and principles which guide the community. I also quite liked the natural surroundings, which draw me back to this place again and again.
Some of the changes were less desirable, though. I dislike the continued catering to the car/car culture. Streetscapes continue to be auto-oriented, particularly along major thoroughfares. And, while I found the pace to be frenetic, I did (always do) enjoy the energy that exists. It's invigorating. But I think it would become tiresome if I had to live in that kind of environment all the time.
These changes, positive or negative, are interesting because they're probably barely perceptible to those who live there. Day in and year out, these changes take place on a fairly gradual and subtle pace. Unless one is really looking closely, it's doubtful one would catch these changes. But, as I've been away for several years, I have the ability to notice these things as stark, glaring contrasts that have altered my hometown.
Looking ahead to the future of Morgan, I hope that I can carefully guide the steps that will keep Morgan an incredible place to live, work, and play.
The conflict in planning stems from the need to have good, quality development according to the rights of property owners. Contrasting that is the desire of property owners and residents who wish to retain exactly the same environment in which they formed their perception of the community.
As a case in point, I drove through the city where I lived when I was in high school. The place has changed dramatically, from a small-feeling, family-centered community to one where commercial development pervades everything. The thrust of the community seems to have changed from one focused on families and a small town kind of feel, to a bustling commercial destination where things feel frenzied and frenetic. I indulged in a moment of reflection as I drove the familiar streets, nostalgic for a community that was.
But I am not right in my nostalgia. It is not productive as a planner to be over-fond of the past. It is vital to balance the sense of character and history of a place, particularly those elements which make the community unique, and the vision of the future which must help guide the community as it grows. While I KNOW this to be the case, the reality is different, and I am as human as the next person.
Some of the changes are positive. I like that they've emphasized the multi-modal transit options, and have given active transportation a lot of attention. This speaks well to the goals and principles which guide the community. I also quite liked the natural surroundings, which draw me back to this place again and again.
Some of the changes were less desirable, though. I dislike the continued catering to the car/car culture. Streetscapes continue to be auto-oriented, particularly along major thoroughfares. And, while I found the pace to be frenetic, I did (always do) enjoy the energy that exists. It's invigorating. But I think it would become tiresome if I had to live in that kind of environment all the time.
These changes, positive or negative, are interesting because they're probably barely perceptible to those who live there. Day in and year out, these changes take place on a fairly gradual and subtle pace. Unless one is really looking closely, it's doubtful one would catch these changes. But, as I've been away for several years, I have the ability to notice these things as stark, glaring contrasts that have altered my hometown.
Looking ahead to the future of Morgan, I hope that I can carefully guide the steps that will keep Morgan an incredible place to live, work, and play.
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