Providing Desirable Housing for People at All Stages of Life
Housing plans are essential to a community’s Master Plan
Vibrant, economically robust communities depend on diversity of generations, income levels, races and ethnicities. Policies that guide ordinance development and land use decisions should reflect the community’s efforts to ensure all residents are able to live in safe, affordable housing and fully participate in community life.
Housing Plan Elements
Demographics. Housing needs vary by age group and household composition. Understand the current and future trends for population, household size, and age breakdown for the community. Assess the number of households led by someone over age 65 or people living alone, and how many households have residents with disabilities. Trends in Michigan suggest that many communities will see shrinking household sizes and increases in the senior population.
Location. Where does the community need people living? Employment centers, schools, goods and services, and transportation networks all affect existing housing and should guide planning for new housing. Workforce housing is needed near employment centers and local businesses. Short commutes benefit employees and employers alike, decreasing delays and disruptions caused by weather and traffic. During the planning process, identify employment centers and concentrations of local businesses. Survey local businesses about average wages, number of employees, and whether they feel their employees live close enough.
Understand the short- and long-term needs of the local school system. Is it experiencing an enrollment boom or are schools closing? Is there enough housing near public schools to support consistent enrollment into the future? What are local birth rates? Evaluate the population by age group to assess where families live relative to schools. Review age of housing, understanding that many families are attracted to new housing, yet schools may be located in areas where older homes exist.
Another important consideration for housing is proximity to goods, services and civic amenities that make a community desirable. Downtowns, libraries, municipal facilities and parks all help make a community a great place to live, work and play.
Finally, assess the transportation network, which ties together all the land uses within a community. Some residents may not be able to drive, cannot afford a personal vehicle or simply wish to incorporate exercise into daily activities. Is public transportation and/or non-motorized travel proximate to housing to support commuting to work, going to school, and running errands?
Affordability. Assess the housing stock to see if it is affordable and whether both for-sale and rental units are available. While the standard for affordability is that the cost burden for housing should be less than 30% of household income, it is important to understand how much of the community’s housing is “attainable” – affordable for households between 80 and 120 percent of area median income. Also consider transportation costs, typically the second highest household expense after housing. The Housing and Transportation Affordability Index by the Center for Neighborhood Technology offers resources that assess the affordability of a community’s housing stock. The recommended standard of affordability is that housing and transportation costs together are less than 45% of household income.
Accessibility. Michigan has the 12th oldest population in the nation. The U.S. Census reports that over a quarter of Michigan’s 83 counties have a median age of 50 years or older and the state’s median age is 39.6 years. Housing for older residents should be affordable, easy to manage, and located close to transportation, goods and services. Housing with minimal stairs, first floor living, and other accommodations allows seniors to remain independent for longer.
Zoning Strategies
Preserve & Strengthen single-family neighborhoods
Strategies to increase density and allow new housing types are better tolerated by a community when its existing neighborhoods are strengthened and maintained. Help homeowners find resources for home repair and maintenance, including information on financing. The Michigan Historic Preservation Network offers resources for the maintenance of historic homes. AARP offers good information about renovating homes for older residents.
Keep up with maintenance on neighborhood infrastructure, including streets, sewers and sidewalks. At the same time, enforce the community codes for blight and maintenance so neighborhoods appear cared for. Ensure a variety of single-family lot sizes while reviewing the need for large lots (as appropriate with sewer/septic service)
Concentrate Housing Where People Want and Need to Be
Concentrate the densest housing in specific areas near more intense development and where existing conditions provide opportunity. This helps relieve pressure on existing lower density areas of a community. Permit a variety of housing types in moderate-to-higher-density areas. Permit greater building heights with upper story setbacks, if needed. Other strategies to add housing include reducing minimum floor area requirements, reducing parking requirements, and adopting form-based standards to achieve compatibility with the neighborhood.
Allow Infill
At a small scale, infill housing can include accessory dwellings units (ADU’s), which are complete living spaces that are secondary to (and smaller than) the primary living space on the property. ADU’s provide options for the newly independent, and homeowners seeking additional income or housing for an aging relative. Regulations for ADU’s may include size (minimum and maximum), parking, setbacks and appearance as well as whether the property owner needs to live in one of the dwellings.
The next step for infill is to consider housing types such as attached single family, cottage court and multiplex homes. Adding these options close to community amenities and businesses encourages walkability and can improve affordability. Design or form-based standards help ensure compatibility with existing neighborhoods.
Planning & Zoning News from Our Communities:
Brighton, MI has recently adopted a new Downtown Business District ordinance. This form-based ordinance reflects the city’s vision of increasing building heights in strategic areas and provide for a wide range of uses aimed at supporting a vibrant downtown. This is an implementation item from their 2018 Comprehensive Plan.
Bingham Farms, MI recently adopted a new Clearzoning ® Ordinance that will help the community better understand the village’s development standards.
Congratulations to Eric Fazzini, AICP CNU-A
This fall, senior planner Eric Fazzini earned a few extra letters after his name when he passed the exam for certification by the American Institute of Certified Planners. Way to go, Eric!
Welcome Meghan Cuneo
We’re excited to welcome staff planner Meghan Cuneo to our planning team! Meghan is a graduate of the University of Michigan and is pursuing her graduate degree in planning at Wayne State University. Welcome Meghan!
For more information, please call Giffels Webster at 866.271.9663 and visit www.giffelswebster.com.