Posts Tagged ‘rural housing’

Rural Housing Playbook - It’s a Process

November 5th, 2009

One of the toughest tasks for rural communities is figuring out how to address the community’s housing needs.  In an effort to help communities, the Rural Learning Center helped establish the Rural Housing Collaborative.  Essentially a group of housing leaders in South Dakota, the Collaborative created the Rural Housing Playbook.  We’ve talked about it previously (look here for those posts).  Today, Rita Edwards, who coordinates the Collaborative’s efforts, shares some of her thoughts on the Playbook. 

 

By Rita Edwards
You may have noticed the sign-up link for the Rural Housing Playbook in the right margin of this blog.  I have promised (for a long time now!) to explain why I think the Playbook is an important tool and how I think it presents a different approach to housing development in rural areas.

The Rural Housing Playbook provides a process rather than a formula for rural housing development.  BusinessDictionary.com provides the following definitions:

Process:

[A] sequence of interdependent and linked procedures which, at every stage, consume one or more resources (employee time, energy, machines, money) to convert inputs (data, material, parts, etc.) into outputs. These outputs then serve as inputs for the next stage until a known goal or end result is reached.

 Formula:

[An] equation or a set of instructions that solves a certain type of problems (sic) in a prescribed manner.  In a formula, the same set of inputs always produces the same output(s).

Since the Rural Housing Playbook was introduced in November 2008, I have described it as a process manual.  It is a guide that can help direct communities through several crucial steps toward producing a successful housing development.  From the very beginning I definitely wanted to distinguish it from a formula.  No two communities can come up with the same inputs to produce the same outputs or results.  That’s not what the Playbook is intended to do.  The goal of the Playbook is to help communities develop housing that meets their unique needs, not to provide a blueprint or formula for developing any specific type of housing.

People aren’t going to learn how to develop housing in their communities by reading the Playbook.  They will have to jump into the process and learn by doing.  A “process approach” emphasizes involving all the relevant stakeholders.  I think that approach is another factor that makes the Playbook unique.  It promotes and encourages community-wide teamwork, collaboration and involvement to identify a goal or reach a result that serves the whole community.

Applying the process definition above to the Playbook, its modules serve as the “interdependent and linked procedures” for communities to “consume resources to convert input into outputs.”  Each module presents different opportunities for communities to convert inputs (the talent, efforts and research of their residents) into outputs (a team ready to work together, a knowledge of their assets and needs, an identification of projects that meet those needs).  Ultimately, the communities convert those outputs into whatever end result or goal they choose

That process approach-of bringing together the stakeholders that have an interest in creating a better community- is what sets the Playbook apart.  From community engagement and self discovery to concept and design, the Playbook gives suggestions for building a team and tackling the community’s housing needs together.  Communities working through each of the modules can build a better knowledge of their own needs and what can be done to meet those needs.  Because the resources and inputs will be different for each community, each output will be different, too.

 

The Playbook also presents an opportunity for communities to learn about housing development not only from experts and resource providers, but from their peers as well.  The Playbook has been introduced in regional meetings that bring together representatives from several area communities.  The goal of these meetings is to connect communities with one another, creating an informal learning network where they can learn from each other.  In each of these regional meetings it has been rewarding to see communities connecting with each other, sharing information and ideas.

If your community is interested in engaging in the process, use the link to access your copy of the Playbook.  Or, check out the Rural Housing Playbook website directly.  As Coordinator for the project, I would be happy to visit with you!

 

Note:  Individuals may also want to attend one of the regional Rural Housing Playbook Conferences. The next conference will be held sometime this winter in Britton, SD. Check back soon at this link for the date.

Tags: ,
Posted in Rural | Comments (0)

The Community Regeneration, Sustainability, and Innovation Act of 2009

September 29th, 2009

While at the Rural Housing Playbook Regional Conference in Iroquois a couple weeks ago, I heard rural South Dakota community representatives say that in addition to developing new housing stock (like the Governors House), they need to (1) do a lot more to clean up old dilapidated buildings and (2) develop housing prices in the $40,000 - $70,000 range.

Recently, I learned about a bill before Congress - the Community Regeneration, Sustainability, and Innovation Act of 2009 - that could become a valuable tool for accomplishing both.

According to a fact sheet by an organization supporting the measure, the Regeneration Act would

“build the capacity of these local governments to prevent, demolish, manage, and reclaim vacant and abandoned properties through an array of effective strategies and tools.”

The Fact Sheet goes on to list the following as eligible activities:

I’m still trying to learn about the measure, but it sounds like an opportunity for communities to buy abandoned properties and develop innovative ways to get them back on the tax role.  (Perhaps that would include the establishment of Purchase, Rehab, Resell programs).

What I fear, however, is that the measure has been written in such a way that small communities won’t be able to take advantage.  I’ve read several other blogs urge their readers contact their congressional delegation in support of the legislation.  Perhaps rural advocates need to do the same, and make sure that there’s a place for rural communities as well. 

Note:  Thanks to the Smart Growth America blog for making me aware of the Regeneration Act.  In addition to this nice article, the blog offers creative ways for urban areas to look at growth issues.

Tags: , , ,
Posted in Housing, Rural | Comments (0)

The Rural Housing Development puzzle

September 9th, 2009

If your rural community is “puzzled” by housing development, then you should consider attending the Rural Housing Playbook Regional Conference in Iroquois, SD on Tuesday Sept. 15.

I’ve talked about the Rural Housing Collaborative, and as I described back in Nov. 2008:

The Rural Housing Playbook is about creating a plan for your community’s housing needs and not just building a specific housing project. Everybody wants to see action, and a project does that. But a project is more likely to fail when it is not a part of a community plan.

The Rural Housing Collaborative has produced a process they believe helps rural communities in this process.  It’s a process that I wish I’d been able to use back when we first started doing housing development in Miner County. 

I hope to attend because, in addition to explaining the playbook process, the conference will showcase the housing activities of two South Dakota communities — Doland and Iroquois.  

If you haven’t registered, make sure you click on the link to the right and complete the registration form.  There’s no cost to attend, but they do want to know you’re going to be there. 

 

Tags: , , ,
Posted in Housing, Rural, Training and Events | Comments (0)

New Urbanism in Rural America

July 21st, 2009

 
Many people believe that for a town to grow, it needs a new development on the edge of town.  People moving to town need a place to build, so why not?  A contractor or developer buys land on the edge of town and divides it into cul-de-sacs and dead-end streets.  The developments often eat up valuable farmland, and become a suburban island far from where people work and play.  New urbanism, or smart growth, is helping these cities and towns develop better.

New urbanism believes in land conservation, mixed use development, and pedestrian friendly neighborhoods.  These new developments are built in one of two places: infilling an existing but declining neighborhood, or on the edge of town.  Infilling prevents sprawl, saves resources by using existing infrastructure, and helps bring back life in old neighborhoods. 

When infilling is not an option, new developments using smart growth principles are modeled after older neighborhoods in the community or city and placed on the edge of town.  These lots are set up on a traditional grid pattern with narrower streets to slow traffic, with narrow and deep lots.  This promotes a safe neighborhood for children to play in, pedestrians to stroll, and others the ability to bike to work.  These developments model themselves off existing streets and neighborhoods to help connect with the town.  This helps the development create a sense of self, as well as a feeling of belonging to the city and not an attached parasite. 

New urbanism also believes in mixed use development.  Good new urbanism developments actually have a higher population density than average neighborhoods, connect residents around community plazas and playgrounds, and provide essential shopping (think groceries, hardware, florist, etc.) as well as offices within minutes.  They encourage biking and walking; they build apartments and single-family homes in the same neighborhood, and invest in community spaces.  All of these aspects contribute to a community’s social capital.

So, why do we not see more new urbanism in our communities?  I think one reason is the fact that they take more planning and effort.  I think we can all agree that a larger up-front investment is hard for any community to swallow, whether it has 500 or 100,000 residents.  But, if people start asking for these types of neighborhoods, I think they can become more commonplace and start to outnumber their suburban counterparts. 

Which would you rather live in, and why?  Is there a reason you would prefer one over the other?  This is something I want to study more and would like to hear some input.

For more information on this topic and what our neighbor to the east is doing to implement these new neighborhoods, check out the Greater Minnesota Housing Fund’s Building Better Neighborhoods website.

 

Photo Credit: Matt on Flickr

Tags: , , , , , , , ,
Posted in Community Development, Housing, Quality of Life, Rural | Comments (0)

Home renovation: Are you covered in warts?

July 8th, 2009

I love walking around Bozeman, MT.  The old neighborhoods around campus are so calming with their large old trees and well manicured houses.  There is something so inviting about those neighborhoods - they just draw you in.

When I come home to rural South Dakota, I see a lot of the same thing.  Many homes have been preserved and updated nicely.  The additions match the original style of the home and blend nearly seamlessly together.  These places make me want to park my car and stroll through the neighborhood.  They get me thinking about how I would love to live there and eventually raise a family.

But, I unfortunately see a lot of homes that are covered in warts.  Whether it is peeling paint, a sinking

a "faceless addition

porch, a “faceless addition” or one too many lean-to’s nailed to the side, these warts turn me away.  I start to wonder what else these people do not care about, since they obviously are not interested in maintaining a pleasing home and neighborhood.  I often then attach these negative perceptions to the whole community.

I feel, as a member of Gen Y and future architect, that appearance plays a large role in the perception of the character of those living in wart-covered houses.  I believe home owners can greatly diminish their warts by not spending more, but by spending smarter.  Here are a few resources I’ve found to help you start spending smarter and making your home wart-free.

I know of several additions that have been accomplished by parking a trailer next to the house and opening the doors between the two.  What kind of portrait does that paint to someone who comes into your community?  By putting more thought into additions and exteriors, we can create communities and neighborhoods that look more inviting.  Without an inviting housing market, a community can never grow.  Rural is not a place of desolation and worn out spaces.  It is a place of vibrant communities and resourceful people.  If too many homeowners do not start to understand the importance of design, not only will their homes and those around them lose value, but the community will be less inviting to those looking to move in.

These photographs portray neighborhoods or homes I would want to own or walk through.  The landscaping looks nice, the home looks cared for, and the area looks friendly.

Photo Credits:
Far upper right, Eric Allix Rogers, Flickr
Photo Strip left to right, Richard Eriksson, Matthew Rutledge, and Lukas Bergstrom, all from Flickr.

Tags: , , , , , ,
Posted in Community Engagement, Housing, Quality of Life, Rural, Training and Events | Comments (0)

Home Demolition — A Housing Strategy?

May 21st, 2009

When most people think about Habitat for Humanity programs, they think of volunteers helping homeowners build new homes.  The New York Times, however, tells us of a Saginaw, MI Habitat affiliate who has added demolition to its mission.

Saginaw is approximately 100 miles northwest of Detroit, and has experienced outmigration due to tough economic times in the automotive industry.  In describing Saginaw, the article notes:

Saginaw… is a city of contrasts: neighborhoods of enormous, well-kept homes (this was, after all, a lumber town before it was a car town) but also blocks of vacant lots and shuttered houses.

Sounds like a lot of rural communities in our part of the country could meet this description as well. Nice, new homes often sit out on the edge of town, while older homes in the community’s core have often rotted away.

Although my preference is for purchase, rehab, resell programs rather than demolition, anyone who accepts the evidence of broken window theory will appreciate the importance of maintaining tidy neighborhoods.  And because the organization’s volunteers tear out recyclable features (ie - cabinets, fixtures, sinks, etc…) for resell, the organization is also generating income to complete its mission of helping people get into new or rehabbed houses. 

The bottom line is that communities with vacant houses need to deal with the issue. Saginaw’s Habitat for Humanity chapter appears to be pointing the way to one solution.

Photo by: piddix/Flickr

Tags: , , , ,
Posted in Housing, In the News, Rural | Comments (0)

Housing crisis catches up to rural

May 13th, 2009

The Wall Street Journal recently put a face on the housing foreclosure problems confronting rural residents in Minnesota. Nestled into this human interest story are some interesting (and unfortunate) statistics that suggest more attention to this crisis in rural places is warranted.  

For instance, foreclosures outside of the Minnesota/St. Paul region of Minnesota have increased by 232% since 2005. 

Also, home values in rural communities have dropped 13% since their peak.  Although this decline is less severe than urban/suburban areas (23%), one must consider another compelling statistic: rural values only increased 45% from 2000-2006, while urban home values increased a whopping 84%.

Get a feel for the reasons rural residents are losing their home by reading this story, titled “Foreclosure Trouble Spreads to Those Who Bet the Farm“.

Tags: , , , ,
Posted in Housing, In the News, Rural | Comments (0)

Part 2: Neighborhood Stabilization What?

January 30th, 2009

As promised, here are descriptions of the remaining two activities that are included in South Dakota’s Neighborhood Stabilization Program Plan.  If you haven’t read part one, you can check it out here.  We’ve tried hard to distill the information contained in the plan to help you decide if this is an opportunity your community can and should pursue.

Activity 3.  Demolish Blighted Structures

  1. Applicants will be required to provide information, including pictures, of the blighted structures, along with costs associated with the demolition and future plans of the real property upon completion of demolition.
  2. NSP funds can only be used for the cost of clearing the blighted structure. No NSP funds can be requested for purchase of the blighted structure unless the project also qualifies under acquisition of an abandoned or foreclosed property.
  3. NSP funding will be $10,000 for single family homes or $100,000 for all other types of structures.

Only $1 million dollars is allotted towards this activity, so rural communities should not view this as an opportunity to tear down all of their unwanted, blighted properties for free.  However, if you’ve got a property or two that you plan to redevelop into housing, this might be a real opportunity for your community.

A few additional tips to think about if you’re considering Activity 3:

Activity 4.  Redevelop Demolished or Vacant Property

  1. NSP funding will be eligible for acquisition and redevelopment of acquired demolished or vacant property for activities including: new construction of housing, building infrastructure for housing, public facilities and improvements, and non residential uses such as public parks, commercial use, or mixed residential and commercial use.
  2. Providing NSP funds are used only for redevelopment activities, the property does not need to be abandoned, foreclosed upon, or previously residential.
  3. Redevelopment of demolished or vacant property can incorporate the use of a governor’s house
  4. Preference will be given for permanent housing projects serving households at or below 50 and 80% Area Median Income (AMI).

This activity offers great opportunity for a community who sees affordable housing as a strategic goal.  With your city council on board, this activity offers a way to leverage new housing for the community.  The city council could tear down a vacant, blighted structure and NSP funds could be used to construct new housing or put in a governor’s home.  Everyone wins: the city now has a property on the tax role and local businesses have a family who is more permanent and invested.

A few additional tips to think about if you’re considering Activity 3:

That’s all for now on the Neighborhood Stabilization Program.  If you have questions about South Dakota’s plan, I’d encourage you to contact Peggy Severson, the new NSP coordinator for the state.  Also, feel free to submit a question in the comment box, and we’ll do our best to find an answer!

Tags: , , ,
Posted in Housing, Rural | Comments (0)

Neighborhood Stabilization What?

January 28th, 2009

At the Rural Learning Center, we’ve attempted to stay on top of the Neighborhood Stabilization Program requirements for South Dakota.  In an effort to continue that conversation, and provide valuable resources to those of you who are eligible to submit an application, I’d like to contribute a couple of posts that share a more simplified description of the program activities alongside our on-the-ground analysis of how they might be used in communities.  All of the program information provided here has been distilled from South Dakota’s Neighborhood Stabilization Program plan, available here.

The South Dakota plan includes four eligible activities.  The first two activities are described below, and the remaining two will be described in part two of this post tomorrow.  I should note that we’ve taken bits and pieces of the plan that we think are most relevant for communities–please read through the fine print of the plan once you decide the program is for your community.

Activity 1:  Purchase and rehabilitation of homes and residential properties that have been abandoned or foreclosed upon, in order to sell, rent or redevelop such homes and properties.

  1. Funds can be used to acquire and rehabilitate single family homes that have been abandoned or foreclosed upon (definitions of these terms are available here)
  2. Preference given to areas of demonstrate the greatest need-as determined by number/percent of foreclosures, subprime mortgages, estimated foreclosure rate and estimated foreclosure and abandonment risk score per HUD data
  3. Applicants must indicate the total sources and uses of funds for acquisition and rehabilitation of the proposed properties.  In addition, the application must indicate location of the property, number of units to be acquired and rehabilitated along with anticipated resale price or rental income to be received

It’s no secret that purchase, rehab, resell is a favorite housing strategy of ours at the Rural Learning Center.   We’re even more excited about it now that HUD has recognized it as a way to revitalize a struggling housing market.  We hope it means that communities who previously didn’t have the dollars to do purchase, rehab, resell will take advantage of NSP program funds in this area.

A few additional tips to think about if you’re considering Activity A:

Activity 2. Financing Mechanisms for Homeownership Assistance

  1. Financial assistance to purchase foreclosed upon homes.  Homeownership assistance is limited to households of 120% AMI and below, and can be used for down payment assistance, closing costs, subordinated financing, and share-equity loans
  2. Applicants may request NSP funding as either a loan or grant-preference will be given to those that leverage the funding with other sources
  3. Applicants will be required to estimate the number of homes, location of the homes, number of eligible households, and the AMI level they anticipate to serve with NSP funding
  4. NSP funding will be limited to $5000 for households of 120% AMI or less, $10,000 for households of 80% AMI or less, and $14,999 for households of 50% AMI or less
  5. At least 8 hours of homebuyer education is required to receive assistance

This activity helps to fill the gap between what a family can afford to pay and the cost of a quality home.  With that said, this activity probably does not make sense on a community by community basis due to the administrative burden of holding a loan for 15 or 30 years.  We would encourage those who need this assistance to contact larger lending organizations to make sure they’ve submitted an application for these funds.

If you’re still reading, I’m impressed.  This stuff isn’t easily digested.  And if you’re wondering, “now what?” you’re not alone.  The application for funds should be posted on South Dakota Housing Development Authority’s (SDHDA) website during the first week of February.  Staff at SDHDA has indicated that the first round of applications will be due at the end of February.

For now, we’d encourage you to start thinking about how Neighborhood Stabilization Funds could make an impact in your community.  And, watch for part two of this post coming tomorrow!

Tags: , ,
Posted in Uncategorized | Comments (0)

The Future of Rural Home Values

January 23rd, 2009

The Federal Reserve Bank of Kansas City recently issued a “good news, bad news” report concerning the future of rural housing.  Titled “Is Rural America Facing a Home Price Bust?“, the report tells us that there’s a good chance home values will drop in rural areas in the near future, but those drops should not be as severe as in urban areas. 

If you want to understand the issues surrounding the future of rural housing values, I’d highly recommend going to the report.  If you don’t have time, you might want to check out a few of the bulleted summary points listed below:  

Tags: , ,
Posted in Housing, In the News, Rural | Comments (0)

« Older Entries