NOAA Coastal Services Center Visits GCCDS

Last week GCCDS staff got the chance to visit with Jillian Lartigue and Marian Hanisko from NOAA Coastal Services Center.  While the conversation covered a wide range of topics, GCCDS was excited to be introduced to Digital Coast. Digital Coast is a data center that provides coastal communities with information and tools to address complex coastal issues. Two of the many tools that Digital Coast provides are the Sea Level Rise Viewer and the Historical Hurricane Tracks.  You can also take a look at your county in the Coastal Counties Snapshots database.

While the Coastal Services Center provides data, analysis tools, and training, their scope of work does not include providing specific recommendations for jurisdictions and organizations to address their unique and collective challenges.  This is where the planners and designers at GCCDS can help!

   

GCCDS Gets Energy Smart

GCCDS participated in the Powering Renewal Energy Open Houses on Saturday, October 6th at the Lynn Meadows Discovery Center and USM’s Gulf Coast Research Lab.  Powering Renewal is a program working to bring more clean energy to the Gulf Coast and to raise awareness about everyday energy efficiency opportunities for coastal residents, businesses and communities.

Did you know utility bills represent the 4th highest expense in the American family’s budget?  GCCDS was able to share information about household energy costs on the Mississippi Gulf Coast and energy efficiency tips, programs and policies available to help residents save money.  The research was part of the studio’s regional planning work for the Plan for Opportunity.  See our Get ENERGY SMART handout.

In addition, GCCDS will soon be able to test homes for energy efficiency thanks to a Department of Energy grant!  Staff members are currently being trained under the Home Energy Rating System (HERS) and will be able to rate a home’s energy usage, energy loss and costs.

GCCDS is also partnering with Habitat for Humanity of the Mississippi Gulf Coast and The Gulf Coast Renaissance Corporation on two unique programs aimed at creating more energy efficiency in existing homes.  More updates to come!

A Comprehensive…and Sometimes Controversial Look at Housing on the Coast

Since early 2011, the Gulf Coast Community Design Studio has been an active partner in a regional planning initiative for Mississippi’s three coastal counties known as the Plan for Opportunity.   The planning process hopes to better understand the housing, transportation, economic development and environmental systems on the Gulf Coast; foster stronger relationships between jurisdictions and local organizations; and offer recommended strategies to achieve a more prosperous and equitable Gulf Coast.  More information on the Plan for Opportunity and partner organizations can be found at www.gulfcoastplan.org.

GCCDS has been the lead researcher on the housing component of the Plan for Opportunity.   Back in April the team sent out a press release looking at the complex and controversial story of tax credit housing in the three coastal counties based on its research for the Plan for Opportunity.   The press release was picked up by WLOX, The Sun Herald and The Sea Coast Echo.  Click HERE for the complete Press Release.   Since then, GCCDS has completed a comprehensive Housing Assessment looking at issues like insurance, finance, vacancy and abandonment, energy efficiency and Fair Housing.

Next up…

GCCDS is putting the finishing touches on a legal and spatial analysis looking at zoning regulations and access to different types of housing in the jurisdictions across the coast.  Zoning is a land-use planning tool that has been utilized by local governments and constitutionally upheld in the United States since 1926.[i]  Zoning ordinances most typically regulate development through land use classifications and dimensional standards, but since the 1980s more municipalities have started using form-based codes that allow for greater flexibility and mixed uses.  While zoning is intended to protect and promote the health, safety, and general welfare of the public in accordance with a municipality’s comprehensive plan, the regulations can have the side effect of reducing the affordability and accessibility of housing in that jurisdiction.  This is often an unintentional side effect, though in some cases it is an intentional, formalized expression of NIMBY attitudes (“Not in my back yard”).[ii]

Zoning regulations that limit a protected population’s access to affordable, quality housing are considered exclusionary.  The most common zoning regulations that affect the affordability or access to housing include the following:

  • Design guidelines that increase building costs
  • Costly application requirements for special permits or variances
  • Restrictive definitions of “family” and “group home”
  • Minimum lot size requirements
  • Minimum floor area requirements
  • Restrictions or limitations on the development or placement of multi-family or manufactured housing.

Local zoning codes were reviewed for the fore-mentioned regulations.  While many of these regulations directly affect access to affordable housing, they are not necessarily an impediment to fair housing choice as defined by HUD or in violation of the Fair Housing Act because low income households are not a protected class.[iii]  However, if a regulation has a disparate impact or disproportionate affect on a population of a certain race, color, religion, sex, ability, family status, or national origin the regulation may be deemed a violation of the Fair Housing Act.[iv]  This assessment will look at both the potential of local zoning codes to impede access to affordable housing and to have a disparate impact on protected classes.  Stay tuned to see how we are doing here on the coast!

 


[i] Village of Euclid v. Ambler Realty Co. , 272 U.S. 365 (1926).

[ii] U.S. Department of Housing and Urban Development. (n.d.). Office of Fair Housing and Equal Opportunity.  Fair Housing Planning Guide. The Fair Housing Information Clearinghouse. Page 5-6.

[iii] U.S. Department of Housing and Urban Development. (n.d.). Office of Fair Housing and Equal Opportunity.  Fair Housing Planning Guide. The Fair Housing Information Clearinghouse.  Pages 2-16 – 2-17

[iv] Pratt, Sara K. and Robert G. Schwemm. (2009). Disparate Impact under the Fair Housing Act: A Proposed Approach. Commissioned by the National Fair Housing Alliance. December 2009. Web. Page 3.

What would equity look like?

Income disparity has become a prominent part of today’s social and political landscape.  The gap between the highest incomes and the average income per person has been increasing from its historic low point in the 60’s, until recently passing the inequality spike of the 30’s.  A chart of income disparity over the last century reveals symmetry between the historic Great Depression and our own more self-conscious “Great Recession.”

The ratio between the income of the top 20% and that of the bottom 20% has doubled from a low of around 7:1 in 1968 to a 14:1 ratio today(*).  There are many indicators of inequity; one that has fueled a tipping point of public opinion is the fact that the top 1% of the US population captured half of the economic growth between 1993 to 2007 (**).  What’s more, the wealth of the top 1% has been increasing at a rate ten times faster than the middle income population (***).

“We are the 99%” signs from Occupy Wall Street and other Occupy groups are uniting frustrated individuals, each with their own discouraging story, under the common language of inequity.

While the media is delivering various representations of inequity, we at the Gulf Coast Community Design Studio are trying to understand the issue from a design point of view.  We have started asking the critical question: “What would equity look like in _____?”

For example we are asking:

  • What would equity look like in an affordable housing program?

  • What would equity look like in an inner-city redevelopment plan?

  • What would equity look like in a public park project?

 We are looking for equity in both the process and the products of our work.  We don’t claim to have the answers to our own questions.  However, we find asking these questions to be a useful critical tool.

To start, we believe that equity in design does not work like equity in money.  To illustrate in simple terms: ten dollars shared by four people equals two and one-half dollars for each person.  One the other hand, a design decision shared by four people equals a better decision.  This is because equity in access, equity in learning, equity in decision-making, and other such opportunity-based activities are not a zero-sum game like notions of equity in income, in which the only way one person gains money is when another person loses money.  (In reality, income distribution only looks like a zero-sum game when it is seen statically.  In the real economy, income is dynamic and is reproduced, recycled and multiplied as it circulates within an economic community.  Thus, systems that create opportunities for exchange within a community do more to increase distributed income than trying to bring income into the community by exportation.)

The Gulf Coast Community Design Studio is fortunate to be involved with a team of local planning and advocacy organizations working on a HUD Sustainable Communities Grant.   This three-year project aims to develop a regional plan for the Mississippi Gulf Coast that integrates housing, transportation, land use, economic development and other activities into a plan that is shaped by sustainability and equity.   At the federal level the Sustainable Communities Initiative is a manifestation of the unprecedented cooperation between HUD, the EPA and the Department of Transportation.  The language of sustainability is merging with language of equity.  Following this significant trend, the Gulf Coast team is calling its work “Plan for Opportunity,” using language that bridges equity and sustainability. The use of the word “opportunity” avoids the growing political division around the more liberal words “sustainability” and “equity.”

A 5th grade planning workshop for the Gulf Coast Sustainable Communities Initiative. Source: Ohio State University

At the international level, it is certainly more than a coincidence that the language of sustainability is being combined with equity.   Every year since 1990, the United Nations has sponsored an extensive study of global conditions, called the Human Development Report.  An overview of the report titles for the past twenty years is a reading of the dominant concerns and language of each year.  The report for 2011 is titled; “Sustainability and Equity: A Better Future for All.”  The report argues that the urgent global challenges of sustainability and equity must be addressed together, emphasizing the “human right to a healthy environment, the importance of integrating social equity into environmental policies, and the critical importance of public participation and official accountability.”

We at the Gulf Coast Community Design Studio are going to do more to articulate the integration of sustainability and equity in our own work and to do what we can to help others do likewise.  We are going to be using the question, “What would equity look like in____?” to share some lessons learned and to invite and challenge other practices to do the same.  We look forward to an encouraging dialogue from a range of practices.  We are hopeful that using the positive language of the imagination, rather than the divisive language of politics, will prove useful.

–David Perkes, Director of the Gulf Coast Community Design Studio

(*) Yen, Hope. Associated Press. “Census Finds Record Gap Between Rich and Poor.” Salon.com, September 28th, 2010.

(**) Saez, Emmanuel. “Striking it Richer: The Evolution of Top Incomes in the United States (Updated with 2008 Estimates).”  University of California, Berkeley.  July 17, 2010.

(***) Congressional Budget Office. “Trends in the Distribution of Household Income Between 1979 and 2007.” October, 2010.

 

 

Gulf Coast Sustainable Communities Initiative

The Mississippi Gulf Coast Sustainable Communities Initiative is up and running!  The third quarterly meeting of the Sustainability Working Group was held last week.  The Working Group is comprised of private, public, non-profit and community stakeholders from the three coastal counties.  At the meeting, Working Group members and project managers had a productive discussion about advancing sustainability goals on the Gulf Coast.

The GCCDS will be an active partner in the planning process over the next three years, guiding public engagement and the housing element for the initiative.  To learn more about the national initiative, please visit the Partnership for Sustainable Communities website.