Neighborhood Air Quality,Respiratory Health,and Vulnerable Populations in Compact and Sprawled Regions

Problem: Recently, public health researchers have argued that infill development and sprawl reduction may improve respiratory outcomes for urban residents, largely by reducing vehicle travel and its attendant mobile-source emissions. But infill can also increase the number of residents exposed to poor air quality within central cities. Aside from emissions studies, planners have little information on the connections between urban form, ambient pollutant levels, and human exposures or how infill changes these.

Purpose: We examined neighborhood exposures in 80 metropolitan areas in the United States to address whether neighborhood-level air quality outcomes are better in compact regions than in sprawled regions.

Methods: We used multilevel regression models to find the empirical relationship between a measure of regional urban form and neighborhood air quality outcomes.

Results and conclusions: Ozone concentrations are significantly lower in compact regions, but ozone exposures in neighborhoods are higher in compact regions. Fine particulate concentrations do not correlate significantly with regional compactness, but fine particulate exposures in neighborhoods are also higher in compact regions. Exposures to both ozone and fine particulates are also higher in neighborhoods with high proportions of African Americans, Asian ethnic minorities, and poor households.

Takeaway for practice: Compact development and infill do not solve air quality problems in all regions or for all residents of a given region. Planners should take differences in neighborhood air quality and human exposure into account when planning for new compact developments rather than just focusing on emissions reductions.

Research support: This project was supported by a grant from the ShenAir Institute at James Madison University and by the National Oceanographic and Atmospheric Administration.     

The Complexity of Public Attitudes Toward Compact Development

Problem: The future of compact development depends in part on understanding and shaping the public's attitudes toward it. Previous studies have suggested life cycle, socioeconomic, attitudinal, and ideological dimensions to preferences regarding development patterns, but rarely have all of these factors been examined systematically across a broad, generalizable sample of respondents.

Purpose: To examine public attitudes toward compact development, we asked survey respondents to weigh four important tradeoffs between compact and sprawling growth. We assess the relative influence of a variety of individual characteristics on these attitudes.

Methods: We use results from two large-scale, randomized telephone surveys, one conducted in California in 2002 and the other in four other southwestern states in 2007. Using logistic regression, we assess which personal characteristics are associated with stated preferences regarding compact development, and illustrate their degree of influence.

Results and conclusions: Support for the compact development alternatives is significant, in some cases exceeding support for traditional, decentralized suburban patterns. However, question wording appears to matter considerably, and individuals’ beliefs about different facets of compact development are often inconsistent. Although race, income, age, and the presence of children in the household are strongly associated with some views on the four tradeoffs, only political ideology is consistently associated with opposition to compact development.

Takeaway for practice: The significant support evident for compact development may not translate into actual housing choices unless local governments and lenders do more to support the production of such housing and neighborhood environments. If, as our results suggest, a major constituency for transit-oriented and mixed-use projects is low income residents, renters, and minorities, then well crafted urban infill projects that take into account the needs of these groups will help fulfill the potential of smart growth. Advocates might also frame compact development to appeal more to political conservatives.

Research support: The 2002 survey was conducted by the Public Policy Institute of California, with financial support from the William and Flora Hewlett Foundation, James Irvine Foundation, and David and Lucille Packard Foundation. The 2007 survey was conducted and supported by the Institute for Social Science Research at Arizona State University. All views expressed are solely those of the authors, not these organizations.     

Aging Baby Boomers and the Generational Housing Bubble: Foresight and Mitigation of an Epic Transition

Problem, research strategy, and findings: Transit-oriented developments (TODs) often consist of new housing near rail stations. Channeling urban growth into such developments is intended in part to reduce the climate change, pollution, and congestion caused by driving. But new housing might be expected to attract more affluent households that drive more, and rail access might have smaller effects on auto ownership and use than housing tenure and size, parking availability, and the neighborhood and subregional built environments.

I surveyed households in northern New Jersey living within two miles of 10 rail stations about their housing age and type, access to off-street parking, work and non-work travel patterns, demographics, and reasons for choosing their neighborhoods. The survey data were geocoded and joined to on-street parking data from a field survey, along with neighborhood and subregional built environment measures. I analyzed how these factors were correlated with automobile ownership and use as reported in the survey.

Auto ownership, commuting, and grocery trip frequency were substantially lower among households living in new housing near rail stations compared to those in new households farther away. But rail access does little to explain this fact. Housing type and tenure, local and subregional density, bus service, and particularly off- and on-street parking availability, play a much more important role.

Takeaway for practice: Transportation and land use planners should broaden their efforts to develop dense, mixed-use, low-parking housing beyond rail station areas. This could be both more influential and less expensive than a development policy oriented around rail.

Research support: Data collection and initial research were funded under contract with the New Jersey Department of Transportation.     

Atlanta's Last Demolitions and Relocations: The Relationship Between Neighborhood Characteristics and Resident Satisfaction

Using data from an Atlanta-based longitudinal study following 311 public housing residents relocated between 2009 and 2010 as the city's housing authority demolished its remaining public housing, the purpose of this paper is to examine the relationship between changes in relocated residents' satisfaction with home and neighborhood and the socioeconomic, racial composition, and crime characteristics of their destination neighborhood. Consistent with previous research, we find that residents moved to somewhat safer neighborhoods with less poverty than those of the public housing. In addition, we find that residents view their new homes and neighborhoods as improvements over public housing. However, subjective pre- to postmove changes in satisfaction are not driven by changes in neighborhood characteristics (i.e., reductions in poverty and crime), but rather by decreases in perceived social disorder and increases in community attachment. Thus, our findings challenge some of the assumptions of poverty deconcentration. Policy implications are discussed.     

The Limits of Housing Investment as a Neighborhood Revitalization Tool: Crime in New York City

Problem, research strategy, and findings: Local residents often oppose place-based affordable housing on the grounds that such housing will increase crime and decrease property values. New York City has actually used affordable housing investment as a neighborhood revitalization tool, leading to a positive impact on neighborhood property values. Households in distressed neighborhoods consistently cite crime as a problem, but we know little about the impact of housing investments on crime. Using a unique set of point-specific data on affordable housing and crime locations between 2002 and 2008 in New York City, I estimate a set of regression models to identify the effect that affordable housing investments have on crime on the block where they are situated. I find little evidence that affordable housing investments either reduce or increase crime on New York City blocks, suggesting there are limits to the revitalization effects of these subsidies and that crime fears about subsidized housing are unwarranted.

Takeaway for practice: Cities with tight rental markets such as New York should continue to invest in affordable housing construction. However, these cities need to find ways to expand housing options in higher-income, less-distressed neighborhoods, or they risk exacerbating concentrated poverty and further subjecting low-income households to unsafe living environments.     

Housing pathways,aspirations and preferences of young adults within increasing urban density

Abstract

There is growing recognition within housing preference studies that younger housing consumers are more amenable to compact dwellings. Yet, there remains uncertainty around the drivers of these preferences. In Auckland, the development of a spatial plan emphasizing intensification has attracted opposition from residents, reinforcing a notion that compact housing is largely unappealing. Utilizing a housing pathways approach, we question this notion through examining the housing narratives of Generation Y, a cohort whose preferences are largely ignored in this debate and poorly understood within housing research. This paper highlights the influence of past experiences on attitudes to changing urban environments, providing several themes related to housing experiences that have the potential to influence preferences. We conclude that a process of ‘acclimatisation’ to density is likely as Generation Y become exposed to higher-density housing. However, to encourage positive experiences, compact dwellings must attend to the dynamic nature of contemporary housing pathways and provide quality housing, located where young people aspire to live.     

31 Flavors of Inclusionary Zoning: Comparing Policies From San Francisco,Washington, DC,and Suburban Boston

Problem: Over the past several decades, inclusionary zoning (IZ) has become an increasingly popular, but sometimes controversial, local means of producing affordable housing without direct public subsidy. The conversation about IZ has thus far largely ignored variations in the structure of IZ policies, although these variations can impact the amount of affordable housing produced and the effects of IZ on production and prices of market rate housing.

Purpose: We provide a detailed comparison of the ways in which IZ programs have been structured in the San Francisco and Washington metropolitan areas and in suburban Boston.

Methods: We create a unique dataset on IZ in these three regions by combining original data collected from several previous surveys. We use these data to compare the prevalence, structure, and affordable housing output of local IZ programs.

Results and conclusions: In the San Francisco Bay Area, IZ programs tend to be mandatory and apply broadly across locations and structure types, while including cost offsets and alternatives to onsite construction. In the Washington, DC, area, most IZ programs are also mandatory, but have broader exemptions for small developments and low-density housing. IZ programs in the Boston suburbs exhibit the most heterogeneity. They are more likely to be voluntary and to apply only to a narrow range of developments, such as multifamily housing, or within certain zoning districts. The amount of affordable housing produced under IZ varies considerably, both within and across the regions. There is some evidence that IZ programs that grant density bonuses and exempt smaller projects produce more affordable housing.

Takeaway for practice: Although variation in IZ program structures makes it hard to predict effectiveness, IZ's adaptability to local circumstances makes it a particularly attractive policy tool. IZ programs can easily be tailored to accommodate specific policy goals, housing market conditions, and residents' preferences, as well as variations in state or local regulatory and political environments.

Research support: This article is adapted from a longer working paper written with financial support from the Center for Housing Policy, the research affiliate of the National Housing Conference.     

Future Directions in Housing and Public Health: Findings From Europe With Broader Implications for Planners

Problem: Chronic diseases such as asthma are rising at alarming rates in the United States and worldwide. Housing environments play an important, underappreciated role in these trends.

Purpose: In this article, we document the magnitude of the association between housing conditions and asthma and related respiratory symptoms, present examples of new systems for addressing adverse effects of housing on health, and discuss how planners might require or encourage such innovations.

Methods: We use logistic regressions based on household survey data from seven European cities to show the magnitude of the association between housing conditions and noise annoyance and the exacerbation of asthma and related respiratory symptoms. To support our argument that new housing intervention systems show great promise for alleviating current housing-related health challenges, we offer several different examples of green building criteria that incorporate health measures.

Results and conclusions: After taking into consideration individual-level characteristics, we found that respondents across a range of cities who were strongly annoyed by general neighborhood noise had twice the odds of a doctor-diagnosed asthma attack or related respiratory symptom than those not at all annoyed. Those strongly annoyed by traffic noise had 68% higher odds. Drainage problems at the housing unit were associated with 54% higher odds of experiencing respiratory symptoms, building structural problems with 27% higher odds, and a leaky roof with 35% higher odds. We identify healthy housing development, construction, and housing rehabilitation systems as promising initiatives for addressing the web of associations between housing and health. We suggest that funds such as Community Development Block Grants or housing trusts could subsidize such efforts, and various existing planning processes could incorporate health requirements or scoring criteria.

Takeaway for practice: There is compelling evidence that housing conditions are associated with poor health. Planners should inform themselves about these and identify opportunities to incorporate health considerations into planning that affects housing.

Research support: None.     

Planning for Happy Neighborhoods

Problem, research strategy, and findings: There is increasing interest in planning for healthy communities, but little is known about how planners can affect mental health and wellbeing in neighborhoods, although much is known about how planners can affect physical health through neighborhood design. In this review essay, we draw lessons from a cross-disciplinary set of studies to reveal how the neighborhood built environment may affect one aspect of residents' wellbeing: happiness. Providing residents access to open, natural, and green space may directly increase their happiness. Incorporating design features that allow for social interaction and safety also may promote residents' happiness.

Takeaway for practice: Planners have the capacity to contribute to greater opportunities for happiness in neighborhoods. Strategies include integrating happiness-related indicators into health impact assessments and employing a new, participatory neighborhood planning process, the Sustainability Through Happiness Framework.     

Residential mobility of low-income,subsidized households: a synthesis of explanatory frameworks

Mobility, residential quality, and life outcomes are linked in the literature and these relationships have influenced low-income housing policy. This research investigates the determinants of mobility for households with a federal housing subsidy. Combining unique data from a survey of Housing Choice Voucher households, client program files, and secondary data, this study uses logistic regression to test several explanations for mobility, including the life cycle, housing market perceptions, and perceived and actual neighborhood conditions. The results indicate that a synthesis of explanations produce the best model to predict residential mobility. Neighborhood quality, perceived and actual, variables most strongly influence mobility, but life cycle factors and perception of the local housing market also impact moving choices. At the same time, the results suggest a gap in our understanding of the relationship among individuals’ environmental perceptions, formation of feelings of neighborhood satisfaction, and actual neighborhood conditions. The article concludes with a discussion of the research and policy implications from this study.     

Home Foreclosures as Early Warning Indicator of Neighborhood Decline

Problem, research strategy, and findings: Ideally, planners would intervene in neighborhood processes before substantial forces of decline have gained momentum. Unfortunately, currently there is no guidance about which neighborhood indicators forecast future neighborhood changes. This study seeks a neighborhood early warning indicator that is readily available, frequently updated, and that predicts with substantial foresight and accuracy future changes in key aspects of neighborhood market processes and quality of life. We search over a range of neighborhood indicators for one or more that clearly lead others in a temporal sense, instead of lagging behind them. We employ Granger causality tests with indicators related to public safety, housing market, and economic activity that are based on data from Chicago neighborhoods between 1998 and 2009. Our key finding is that only one indicator analyzed, completed home foreclosures, systematically precedes other neighborhood indicators but does not systematically follow after them. All other indicators are enmeshed in complicated, often mutually causal temporal patterns, which render them inappropriate for forecasting. We conclude that completed home foreclosures is an appropriate early warning indicator of neighborhood decline in several dimensions.

Takeaway for practice: Planners interested in identifying imminently emerging problems in their constituents’ neighborhoods should regularly acquire and map data on home foreclosures as soon as they become available, and then undertake compensatory actions as quickly as feasible.     

From Local to Global: One Hundred Years of Neighborhood Planning

Problem: Over the past 100 years, city planners have used neighborhood planning to address a variety of vexing social problems such as community disintegration, economic marginalization, and environmental degradation. To date, there has been no comprehensive review and critique of these planning initiatives and how they have influenced the profession.

Purpose: This article traces the history of neighborhood planning in the United States to learn from past experience and to identify its contributions to the planning profession.

Methods: I review the literature on the various forms of neighborhood planning, which I define as planning initiatives that focus on altering the physical environment of one or more neighborhoods in pursuit of larger social objectives.

Results and conclusions: Each of the six forms of neighborhood planning discussed in this article has made important contributions to the planning profession. Perry's neighborhood unit formula provided planners with a template for good neighborhood design and introduced the idea that neighborhood design could affect the sense of community. Urban renewal taught the profession about the limits of physical solutions to social problems, the precious nature of neighborhood social networks and the importance of involving citizens. The community action programs created a new norm for citizen participation and showed its limits, as well as introducing truly comprehensive redevelopment planning. Community economic development showed that some planning and implementation activities can be successfully delegated to community-based organizations. Municipal neighborhood planning provided a mechanism for ongoing citizen involvement. The most recent forms of neighborhood planning create neighborhoods that encourage walking, use of mass transit, social interaction, and a sense of community.

Takeaway for practice: Neighborhood planning programs have made a number of important contributions to the planning profession, including focusing attention on how neighborhood design influences urban livability and social behaviors, institutionalizing citizen participation in plan making, and going beyond physical development to address social, economic, political, and environmental issues. Neighborhood planning is currently more important than ever, as it now addresses global issues such as energy conservation and greenhouse gas emissions in addition to its historic focus on social equity issues such as poverty and social alienation.

Research support: None.     

The Devil Is in the Definitions

Problem: Traditional American zoning separates land uses, yet many urbanists and contemporary planners argue that bringing mixed use back to the American city is the key to restoring its vibrancy.

Purpose: This article compares the American and the German approaches to regulating land use.

Methods: I derive my conclusions from a review of German federal and local regulatory documents, and interviews I conducted in the German city of Stuttgart.

Results and conclusions: The U.S. zoning approach assumes that each land use district is suitable for only a single type of human activity, such as residential, commercial, or industrial use; whereas in Germany the prevailing principle is that each land use district is suitable for multiple types of activity, and most districts end up in mixed uses. Thus, despite some nominal similarities in the land use categories employed in both countries, the zoning methods are in fact starkly different.

Takeaway for practice: The German zoning system, which commonly mixes the land uses, challenges deeply engrained assumptions that underlie standard U.S. zoning, and it may offer useful alternatives for zoning reform.     

Coveting your neighbour’s house: understanding the positional nature of residential satisfaction

Abstract

Do the characteristics of our neighbour’s house affect how we view our own home? In this paper, I examine the importance of local comparisons in housing assessments by testing whether the size of one’s home relative to others in their neighbourhood influences their housing satisfaction. I use a unique feature of the 1993 American Housing Survey, in which the US Census Bureau randomly surveyed 988 housing units around the country and a cluster of approximately 10 of their nearest neighbours. I use these data to test whether a unit’s relative size in its neighbourhood influences the occupant’s housing satisfaction while controlling for a series of occupant and unit characteristics. I find evidence that relative position matters. Those living in comparatively small houses are more likely to express dissatisfaction with their home than people living in units that are large relative to other houses in their neighbourhood cluster.     

The Foreclosure Crisis,Foreclosed Properties,and Federal Policy: Some Implications for Housing and Community Development Planning

Problem: Foreclosures surged during the 2007 to 2009 national foreclosure crisis and federal policymakers failed to respond quickly and forcefully to the problem. The large numbers and geographic concentration of foreclosed properties have posed a particular problem for many planners.

Purpose: I aim to describe the intrametropolitan distribution of foreclosed properties at the zip code level, the often anemic or delayed federal policy response to rising foreclosures, and the potential effects of likely changes in federal policy and housing finance for metropolitan housing, development patterns, and local housing and community development planning.

Methods: I used archival research and secondary and media resources to document the federal response to the foreclosure crisis. I analyzed a proprietary data set to describe the problem of the accumulation of foreclosed properties across and within metropolitan areas.

Results and conclusions: Foreclosed properties were already accumulating in metropolitan areas with weak housing markets by 2006, but formerly hot markets such as Riverside, CA, Las Vegas, NV, and Phoenix, AZ, had many more by mid-2008. Within metropolitan areas, foreclosed properties were disproportionately concentrated in central city neighborhoods, although suburban zip codes with long commute times also had relatively high levels. The federal response to rapidly worsening foreclosures was faltering and timid. More conservative finance following the crisis will put downward pressure on housing consumption, potentially shifting demand to smaller homes. However, financing may be difficult or expensive to obtain for condominium buildings, and lenders and investors may shy away from less conventional projects, due partly to higher risk premiums.

Takeaway for practice: In the short run, local governments must confront the problems of foreclosed properties, especially when they are highly concentrated in certain neighborhoods. More conservative mortgage markets are likely to persist for some time, with potential impacts on housing demand. Planners should strive to diversify tax bases by promoting more diverse land use and housing patterns to make their communities more resilient in future crises. Federal policymakers may move toward greater mortgage market regulation, but this will be vigorously debated. Policymakers will also consider the ongoing federal role in secondary markets, without which long term stability is unlikely. Finally, Congress may extend the Community Reinvestment Act to nonbank financial institutions given the federal support they have received during the crisis.

Research support: None.     

Urban Form and Housing Density,Australian Cities and European Models: Copenhagen and Stockholm Reconsidered

Stockholm and Copenhagen have been widely regarded in English-speaking countries as exemplifying aspects of the compact city—from well planned, mixed use, higher density, transit-oriented development to sociable urban spaces. So how is it that the development of these two cities has also been located in the garden city tradition? This article tackles this question in the context of the implications European cities are often thought to have for low-density Australian cities. Comparisons of the urban form of Stockholm and Brisbane and of higher density housing in Copenhagen and Brisbane emphasise that the ‘Scandinavian model’ is as much about the role of open space in shaping urban form and in housing design as our current preoccupation with density.

     

The Social Effects of the Physical Environment

Problem: Policymakers and community development practitioners view increasing subsidized owner-occupied housing as a mechanism to improve urban neighborhoods, but little research studies the impact of such investments on community amenities.

Purpose: We examine the impact of subsidized owner-occupied housing on the quality of local schools and compare them to the impacts of city investments in rental units.

Methods: Using data from the New York City Department of Education (DOE) and the New York City Department of Housing Preservation and Development (HPD), we estimate three main sets of regressions, exploring student characteristics, school resources, and school outcomes.

Results and conclusions: The completion of subsidized owner-occupied housing is associated with a decrease in schools’ percentage of free-lunch eligible students, an increase in schools’ percentage of White students, and, controlling for these compositional changes, an increase in scores on standardized reading and math exams. By contrast, our results suggest that investments in rental housing have little, if any, effect.

Takeaway for practice: Policies promoting the construction of subsidized owner-occupied housing have solidified in local governments around the country. Our research provides reassurance to policymakers and planners who are concerned about the spillover effects of subsidized, citywide investments beyond the households being directly served. It suggests that benefits from investments in owner occupancy may extend beyond the individual level, with an increase in subsidized owner-occupancy bringing about improvements in neighborhood school quality.

Research support: None.     

HOMEOWNERSHIP AND NEIGHBORHOOD SATISFACTION AMONG LOW‐ AND MODERATE‐INCOME HOUSEHOLDS

ABSTRACT: Most research on homeownership is conducted on nationally representative samples of homeowners and fails to isolate the unique experience of low‐ and moderate‐income (LMI) homeowners. Given the interest of policymakers in promoting homeownership among LMI households over the past 20 years, along with the apparent role played by risky borrowers—many of whom are low‐income—in the current housing market crisis, it is important to evaluate both economic and social outcomes for this subgroup of homeowners. Using a matched set of LMI owners and renters in the 2007 Community Advantage Program (CAP) panel, we assess the effect of homeownership on neighborhood satisfaction. By including various individual and neighborhood characteristics as covariates, we employ multilevel modeling and propensity score matching to address the nested structure of the data and endogeneity issues. Findings indicate that homeownership is an important predictor of neighborhood satisfaction among LMI households, even when controlling for a host of socioeconomic, demographic, and neighborhood characteristics. This may suggest that homeownership can serve as a viable way to improve neighborhood satisfaction among LMI households. This is important as neighborhood satisfaction is highly associated with overall quality of life.     

Publications Received

Problem: At present, homelessness in the United States is primarily addressed by providing emergency and transitional shelter facilities. These programs do not directly address the causes of homelessness, and residents are exposed to victimization and trauma during stays. We need an alternative that is more humane, as well as more cost-efficient and effective at achieving outcomes.

Purpose: This article uses research on homelessness to devise alternative forms of emergency assistance that could reduce the prevalence and/or duration of episodes of homelessness and much of the need for emergency shelter.

Methods: We review analyses of shelter utilization patterns to identify subgroups of homeless single adults and families with minor children, and propose alternative program models aimed at the particular situations of each of these subgroups.

Results and conclusions: We argue that it would be both more efficient and more humane to reallocate resources currently devoted to shelters. We propose the development of community-based programs that instead would focus on helping those with housing emergencies to remain housed or to quickly return to housing, and be served by mainstream social welfare programs. We advocate providing shelter on a limited basis and reserving transitional housing for individuals recently discharged from institutions. Chronic homelessness should be addressed by permanent supportive housing.

Takeaway for practice: Changing existing shelter-based responses to homeessness could produce better outcomes for homeless individuals and families.

Research support: None.