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Politicas que promueven la integracion residencial urbana:  El caso de Estados Unidos y Europa Santiago de Chile, Jueves 11 de Septiembre Nico Calavita, Professor Graduate Program in City Planning San Diego State University
I  - Inclusionary Housing in the US ,[object Object],[object Object],[object Object]
I - Inclusionary Housing in the US ,[object Object],[object Object],[object Object],[object Object]
What is Inclusionary Housing ? ,[object Object],[object Object],[object Object]
What are  Linkage Fees? Linkage Fees are paid by developers of non-residential development to build affordable housing They are called linkage fees because of the  link between a new hotel, a winery, etc., and the hiring of new workers at wages that make it impossible for them to afford market-rate housing
Origins and Evolution ,[object Object],[object Object]
1960s - Civil rights movement  Riots in major American cities ,[object Object],[object Object],[object Object],Outcome: Efforts to foster socioeconomic integration
Environmental Movement   Questioning of the idea that growth is good, that growth is inevitable Emphasis on  Quality of Life   Outcome:  Growth management and expansion of exactions to make developers pay for the costs of growth
Exactions and Development Impact Fees (DIFs) Exactions: Exactions are payments made by a developer to local governments for the right to develop to offset the impacts of development Exactions can include Development Impact  Fees,  the dedication of land for public facilities, linkage fees, etc.
Decline in Federal funding for affordable housing in the 1970s and 1980s Outcome: States & localities are left to fend for themselves to provide affordable housing
Affordability Problems During the late 1970s interest rates exploded and housing prices rose much faster than incomes,  especially in places such as California and the Washington, D.C. metropolitan area Outcome: Interest in IH as a mechanism to produce affordable housing
In summary: 1) growth management and concern for QOL legitimized higher levels and new forms of "exactions;" 2) housing cost crises at the same time that the Federal government practically eliminated affordable housing programs forced lower levels of government to intervene and; 3) exclusionary zoning practices and failure of efforts to foster socioeconomic integration pointed to the need for new approaches  All these factors combined to give impetus to IH in the 1970s
Evolution IH spread quickly to counties surrounding the Washington metropolitan area and to many localities in the State of California, areas with serious affordability problems; ,[object Object]
The New Jersey Supreme Court declared that ,[object Object],[object Object]
What are the recent trends in IH? ,[object Object],[object Object],[object Object]
Smart Growth, New Interest in Urban Living Emphasis on densification, infill and redevelopment of already urbanized areas IH from the suburbs expands to the cities
IH is being applied not only to new development, but also to existing buildings when  Condo Conversions  occur With condo conversions existing (many times affordable) rental apartments are converted into ownership (condominium) units  Affordable housing is lost
Emphasis on redevelopment, "infill" and densification can lead to gentrification   In redevelopment areas IH can become an important mechanism to insure that at least a small percentage of the units remain affordable to low-income households.  Outcome: IH as a tool for fostering mixed-income communities in the suburbs acquires new importance in urban areas
Inclusionary Housing Programs and Production… ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
Characteristics of IH Programs ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
I NCLUSIONARY PERCENTAGE IH programs require that a percentage of the units in a  development be affordable. Generally the requirements vary between 10 and 20 percent with the most frequent inclusionary percentage being 10 percent .  ,[object Object],[object Object]
LENGTH OF AFFORDABILITY How long before the housing units are allowed to return to the market?   ,[object Object],[object Object],[object Object]
La Costa Paloma, Carlsbad California
[object Object],[object Object]
[object Object],[object Object]
DEVELOPER INCENTIVES ,[object Object],[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
IH cost-offsets and land value recapture   ,[object Object],[object Object],[object Object],[object Object]
Density bonuses have been criticized because they: ,[object Object],[object Object],[object Object]
Is there an alternative?   ,[object Object],[object Object],[object Object],[object Object]
Plusvalias are generally  considered unearned or undeserved. Why?   ,[object Object]
It seems then that there are two different choices in dealing with the costs of IH ,[object Object],[object Object],[object Object],[object Object],[object Object]
II - Inclusionary Housing in Europe ,[object Object],[object Object],[object Object],[object Object],[object Object]
IH is booming ,[object Object],[object Object],[object Object]
To analyze these new approaches in Europe (Italy, Spain, France, Great Britain, Ireland) and Canada and compare them with those in the U.S., Alan Mallach and I are conducting comparative research with the support of the  Lincoln Institute of Land Policy
A trend initiated only about ten/fifteen years ago Why? ,[object Object],[object Object]
Enter privatism and the retrenchment of the public sector ,[object Object],[object Object],[object Object],[object Object]
Planning and regulation ,[object Object],[object Object],[object Object],[object Object]
IRELAND ,[object Object],[object Object],[object Object],[object Object]
  “ It represents a community and planning gain or return against the windfall profits arising from the development of land” (Brooke, 2005.  Building for Inclusion? Housing Output and Part V of the Irish Planning and Development System) ,[object Object],[object Object]
YES ,[object Object],[object Object]
SPAIN ,[object Object],[object Object]
Spain Housing costs skyrocketed late 1990s/early 2000 Housing speculation - Second homes Rapid influx of migrants, especially in Catalunia Higher job mobility, but lack of rental housing
Autonomous regions intervention - IH adopted in ,[object Object],[object Object],[object Object],[object Object]
Very similar programs ,[object Object]
Basque region with the highest % ,[object Object],[object Object],[object Object]
National -- Law 8, 2007  (Ley del Suelo) ,[object Object]
ENGLAND ,[object Object],[object Object],[object Object],[object Object],[object Object]
[object Object],[object Object],[object Object],[object Object],[object Object],[object Object]
… Landowner expected to absorb (some part of) costs of social housing ,[object Object],[object Object]
III - Europa &  integracion residencial urbana ,[object Object]
Nonetheless ,[object Object]
[object Object],[object Object]
ALL countries analyzed attach great importance to IH as a mechanism to foster  socio-economic integration, ,[object Object]
IV - Concluding thoughts ,[object Object],[object Object],[object Object]

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Presentación Nico Calavita

  • 1. Politicas que promueven la integracion residencial urbana: El caso de Estados Unidos y Europa Santiago de Chile, Jueves 11 de Septiembre Nico Calavita, Professor Graduate Program in City Planning San Diego State University
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  • 5. What are Linkage Fees? Linkage Fees are paid by developers of non-residential development to build affordable housing They are called linkage fees because of the link between a new hotel, a winery, etc., and the hiring of new workers at wages that make it impossible for them to afford market-rate housing
  • 6.
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  • 8. Environmental Movement Questioning of the idea that growth is good, that growth is inevitable Emphasis on Quality of Life Outcome: Growth management and expansion of exactions to make developers pay for the costs of growth
  • 9. Exactions and Development Impact Fees (DIFs) Exactions: Exactions are payments made by a developer to local governments for the right to develop to offset the impacts of development Exactions can include Development Impact Fees, the dedication of land for public facilities, linkage fees, etc.
  • 10. Decline in Federal funding for affordable housing in the 1970s and 1980s Outcome: States & localities are left to fend for themselves to provide affordable housing
  • 11. Affordability Problems During the late 1970s interest rates exploded and housing prices rose much faster than incomes, especially in places such as California and the Washington, D.C. metropolitan area Outcome: Interest in IH as a mechanism to produce affordable housing
  • 12. In summary: 1) growth management and concern for QOL legitimized higher levels and new forms of "exactions;" 2) housing cost crises at the same time that the Federal government practically eliminated affordable housing programs forced lower levels of government to intervene and; 3) exclusionary zoning practices and failure of efforts to foster socioeconomic integration pointed to the need for new approaches All these factors combined to give impetus to IH in the 1970s
  • 13.
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  • 16. Smart Growth, New Interest in Urban Living Emphasis on densification, infill and redevelopment of already urbanized areas IH from the suburbs expands to the cities
  • 17. IH is being applied not only to new development, but also to existing buildings when Condo Conversions occur With condo conversions existing (many times affordable) rental apartments are converted into ownership (condominium) units Affordable housing is lost
  • 18. Emphasis on redevelopment, "infill" and densification can lead to gentrification In redevelopment areas IH can become an important mechanism to insure that at least a small percentage of the units remain affordable to low-income households. Outcome: IH as a tool for fostering mixed-income communities in the suburbs acquires new importance in urban areas
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  • 23. La Costa Paloma, Carlsbad California
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  • 34. To analyze these new approaches in Europe (Italy, Spain, France, Great Britain, Ireland) and Canada and compare them with those in the U.S., Alan Mallach and I are conducting comparative research with the support of the Lincoln Institute of Land Policy
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  • 42. Spain Housing costs skyrocketed late 1990s/early 2000 Housing speculation - Second homes Rapid influx of migrants, especially in Catalunia Higher job mobility, but lack of rental housing
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