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2004 Workshop Reports -
Housing Discussion Group
Background
Yellow Springs’ total population declined 5%
from 1990 to 2000, and declined 19% since 1970. Looking to the COL
report for the answers indicates that increasing housing values (and
possibly fewer market rate or affordable options) is impacting the
community’s diversity. The community is less racially, age, and
wealth diverse than it used to be.
Yellow Springs used to have median housing
values similar to Ohio and the US. No more. And it also has the
highest housing values among the selected communities in the COL
report. The distribution of renters and owners has changed too. Yellow
Springs had 42% renter-occupied units in 1970. In 2000, the percentage
was 35%. On a positive note, Yellow Springs’ monthly rental payments
are closely comparable to rental payments of the comparison
communities. The housing discussion group agreed to the following
goal:
Goal - Restore
the population to 4,500 by creating 325 housing opportunities within 8
to 10 years
Challenges
The group identified the following three major
challenges. The full list of challenges follows the priority
challenges.
- Yellow Springs is becoming a more
homogenous community, and yet diversity has been historically
valued by the community
- Use of Vacant Land
- Empty Nest housing
Challenge 1: Creating a Diverse Community
Housing Options
- More starter homes, homeownership, housing,
rentals needed
- Smaller homes needed
- Overpriced homes (quality does not
complement price; land is over priced)
- Broader range of homes needed (low and high
end)
- Insufficient number of units and type
of property (affordable & high end)
- Lack of mixed income properties
Lower Cost Housing
- General impression of housing stock –
more subsidized low income housing than any other city in Greene
County
- And yet there is an unmet demand for
subsidized housing
- Higher demand for rentals gives landlords
no incentive to upgrade homes
- Deteriorating housing
Financial Challenges
- Creating opportunities for families to
afford homes (not an economically open community)
- Assistance is needed to renovate
homes/bring homes up to code
- Lack of higher end homes to bring in tax
base/revenue
- Lenders don’t want to lend money for
small homes
Vacant Housing
- Need to make vacant homes livable
- There are some vacant homes without an
identifiable use
- Homes remain on the market for years
- Vacant homes cause a decrease in rental
value; on the other hand, when rental rates decrease, people can
afford to rent
Action Plan Concepts
- Use zoning and mixed use development as
tools for creating diversity
- Encourage (require) developers to
create mixed use development through incentives
- Ask the Council to make zoning changes
possible
- Educate the community about the value
of diversity
- Provide incentives to encourage
planning for and establishing diversity (economic,
demographic, social)
- Create a partnership with local
officials
Challenge 2: Vacant Land Challenges
- Need to identify land for housing
development
- 30 acres are residential reserved
- If the community does build new housing,
the extension of utilities to the new development will have a cost
- A large number of housing units are needed
in order to re-establish earlier population totals (240 more
homeowners and 86 renters)
- Annexation
- Zoning for Antioch property
Action Plan Concepts
- Create an annexation plan
- Review inventory of vacant property
- Make vacant land available (cost, etc.)
- Determine the feasibility of taxing vacant
land at market value
- Return abandoned homes to the market
Challenge 3: Empty Nest Housing
- Lack of condominium style homes
Action Plan Concepts
- Address zoning issues
- Encourage developers to build low
maintenance, energy efficient housing
- Encourage development of empty nest housing
(condos) and create a Community Association
- Provide incentives for people to move
- Research successful practices used in other
communities
- Partner with Local Government
Implications
Financial Implications
The community relies on property taxes (among
other taxes) to fund government services. Without a reasonable tax
base, public services will be hindered. Furthermore, the high median
income in the community deters Yellow Springs from getting additional
state and federal dollars to improve and build roads. The cost of
living in the community makes it difficult for Antioch students to
afford to live in the community. And the high cost of housing requires
two parents to work to afford housing.
Implications of a Declining Population
There’s a decrease in population density
which can make it more costly to provide services. Employees of
companies cannot afford to live in Yellow Springs, which has
implications for building a sense of community. Yellow Springs loses
rental residents who become homeowners too, because they cannot afford
to purchase homes in Yellow Springs. This too can impact the sense of
community in the Village.
Implications to the Volunteer Base
As the population has declined and as both
parents have to work to afford housing, the number of volunteers
available in the Yellow Springs community has decreased (such as those
running for office, committees, etc.).
Implications to Community Involvement in
Identifying Solutions
There is a need to educate the community about
housing challenges and implications. Some residents want Yellow
Springs to be smaller while others say growth will improve the quality
of life (businesses, homes, etc.). And there are political and
community conflicts over how to resolve the housing issue.
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