32 replies to this topic

[McHand]

Everyone on the forum should read this article.

 

http://www.star-tele...cycle.html?rh=1

 

 

Fort Worth needs 17,000 more affordable-housing units to serve the lowest income segment of the population, city officials have determined.

 

 

What is "affordable housing"?  I don't know an exact number, but I know that it is not any of the current projects being planned in the inner city, which are mostly - if not all - billed as "luxury lofts" and the like.  

 

This is what I am harping on all the time in terms of urban redevelopment - housing is going up, but who is going to live there?  It all caters to those among us who have the most choice, leaving nothing for those with less resource for choice, but who still need a place to call home.  

 

In fact, they are already calling those places "home," without four walls or a roof.

 

Jane Jacobs talks about the concept of Turf, in which planned housing - either institutionally planned housing for the poor, or high-end housing projects - fracture our city into different Turfs, contributing to the sense of "otherness" with which people of different classes and incomes view each other.  This in turn contributes to dangerous streets, because people don't look out for each other when "others" are on their Turf.

 

Turf is toxic to cities, and yet Fort Worth and many other places are already fractured by them.  

 

Back to my original point - affordable housing needs to be provided sooner than later.  There has to be a developer out there that can provide basic, clean, new structures for people to live in, especially in areas where land tax values are still not exhorbitant.

 

These places have to be near transit, so putting some cheap apartments outside the loop is definitely not a solution.  These have to be infill developments.

 

Fort Worth's homeless population is not going to get any smaller if this doesn't happen.  Will it completely solve the problem?  No.  But building nothing for people with lower incomes will virtually guarantee the continuation of the problem.

 

ETA: Don't miss the subheading "A Cycle of Cruel Frustrations"

[Russ Graham]

interesting article - they certainly touch on a lot of different topics.  I think the Danny Scarth quote sums up a lot: "whose job is it to help the homeless".

 

I agree with Andy Taft that the city can and should do more to provide affordable housing.

[Austin55]

Not just affordable housing and public transit, but affordable retail options to. Looking at the retail, restaurant and grocer options  in the walkable areas of FW they are all rather upscale. 

 

Here's another good article, Is Urban Revitalization Without Gentrification Possible?

[johnfwd]

A few days ago former President Jimmy Carter was in Fort Worth participating in his "Habitats for Humanity" home-construction program for the homeless and low-income people.  It's a worthy cause, but is it having any impact?

[McHand]

Not just affordable housing and public transit, but affordable retail options to. Looking at the retail, restaurant and grocer options  in the walkable areas of FW they are all rather upscale. 

 

Here's another good article, Is Urban Revitalization Without Gentrification Possible?

 

YES.  It all seems to either be Wal-Mart or the Shoppes at University Park Place Plaza.

 

The Urban Village movement should fill this gap, if we can ever get away from the idea of an urban village as a three to five year playground for young professional childless singles.

[McHand]

Not just affordable housing and public transit, but affordable retail options to. Looking at the retail, restaurant and grocer options  in the walkable areas of FW they are all rather upscale. 

 

Here's another good article, Is Urban Revitalization Without Gentrification Possible?

 

From your article, Austin:

 

 

Edwards said the key to revitalization without gentrification is “bringing residents and the community to the table often and at the beginning.” This kind of public planning process requires a great investment of time and resources by city governments, but without this investment, the only result may be inequitable, developer-led urban revitalization. 

 

Which is exactly what I see happening in certain up-and-coming neighborhoods in Fort Worth.

 

Is our city government too lazy, unconcerned, or both?

[Fort Worthology]

 

Not just affordable housing and public transit, but affordable retail options to. Looking at the retail, restaurant and grocer options  in the walkable areas of FW they are all rather upscale. 

 

Here's another good article, Is Urban Revitalization Without Gentrification Possible?

 

From your article, Austin:

 

 

Edwards said the key to revitalization without gentrification is “bringing residents and the community to the table often and at the beginning.” This kind of public planning process requires a great investment of time and resources by city governments, but without this investment, the only result may be inequitable, developer-led urban revitalization. 

 

Which is exactly what I see happening in certain up-and-coming neighborhoods in Fort Worth.

 

Is our city government too lazy, unconcerned, or both?

 

 

 

Fort Worth city gov has long held the viewpoint that all development is good development.  That's the viewpoint that leads to lackluster central city projects often getting rubber-stamped, and leads to endless seas of sprawl development that is not sustainable.

[John T Roberts]

Kevin, thank you for your previous statement.  In my workings over the last few years with the city through Historic Fort Worth, I have found that your statement is entirely true.

[McHand]

And we now see the ramifications of this beyond city aesthetics.  It is time we demand more thoughtfulness from our elected officials.

[RD Milhollin]

HUD Secretary visits and praises Fort Worth affordable housing renovation:

 

http://www.star-tele...fort-worth.html

[McHand]

Can't read the article.  Darn paywall!

[pelligrini]

I think it's a bad link, it won't resolve on my end.

[elpingüino]

This should work: http://www.star-telegram.com/2014/11/19/6302871/hud-secretary-describes-fort-worth.html 

[David Love]

I think Fort Worth is making some inroads, at least attempting to address homeless issues and making some progress with affordable housing.

 

I do think they can do better, perhaps offering projects for starter homes / residences, entry level abodes for those not making six figures and up, maybe even targeting those with upwards of six kids.

[RD Milhollin]

"Tiny Houses" provides homes for homeless in Madison WI. Homeless people have already successfully "downsized" something more and more middle-class Americans are trying to do, some with more success than others. Someone who doesn't have a lot of possessions doesn't need a lot of square footage to keep that stuff in. Homeless families could be provided slightly smaller "Less-Tiny" homes. This could be one of the answers needed to the high concentration of homeless camps along east Lancaster and neighboring wooded areas along creeks and railroads. This sort of arrangement would provide more privacy than institutional housing, and nominal rents could be charged once residents have secured employment, thus building personal confidence and bridging the gap between their present situation and a more "productive " lifestyle. Once these sorts of small neighborhoods are established, necessarily close to employment sources, advocacy groups and agencies (AA, Catholic Charities, MHMR, JPS Clinics, etc.) could locate field offices close by, and a bus stop just outside the community could provide needed transportation to jobs. 

 

http://www.huffingto..._n_6171634.html

[Austin55]

Star Telegram

http://www.star-tele...e137576758.html

[RD Milhollin]

Residential and true mixed use (residential +) developers are going to try to reach for the highest rent they can get since for the most part they are in business to make money. These same developers are happy to take money from the city or from other public entities as an incentive to build, sometimes refusing to even consider a deal without incentives being on the table. The taxing entity usually asks for some concessions in return, such as minority/women contractors, a minimum number of local jobs created, design criteria, etc. The city could help address the homeless problem by requiring developers receiving tax incentives to include a certain percentage of affordable housing units to their projects, especially in areas where low-wage jobs that could be held by unspecialized workers are located. Every development has floors, views, exposures, etc. that are less desirable to clients, small, no-frills apartments could be included in these parts of the complex, perhaps just above the mixed0-use storefronts where employment might be offered. If the design of the development and the surrounding neighborhood were pedestrian-friendly and included basic amenities the residents of the rent-controlled units would not have to devote scarce resources to owning and maintaining a car, and could start to save money for other things... I know this is not a new idea, and would be interested if local jurisdictions here are or have used this approach before.

[McHand]

Star Telegram

http://www.star-tele...e137576758.html

 

Directions Home started in 2008 with the goal of ending chronic homelessness by 2018. 

[Askelon]

So,,,Dallas spent about 7 million to build 50 tiny houses for the homeless ( $140,000 +/- each.)  Do not know what is included in the total price ( land, utilities, etc.)  Question ?  Would this be a situation where the use of repurposed shipping containers could lower the costs ? Mix and match for one person or a whole family. Maybe get some Pro Bono  architectural design  work from local students under Licensed Architects supervision. Or am I just playing Disney here ? ( "When you wish upon a star,,,") Don't get me wrong. If we can create housing in an aesthetically pleasing, funtional manner, and lower the costs per unit, isn't that a good thing? ( Personal note

- I really wanted to use containers to build my house 2 decades ago. The style potential appeals to me.)

[Austin55]

It doesn't seem containers are all that feasible.

http://markasaurus.c...ing-everything/

[Askelon]

    I see the point. Shame that this problem has so many roadblock to a solution. I built my own house, hands on. Sometimes I forget how much it would cost to hire others.   Thanx for the link. Guess I should do more research.

[John T Roberts]

A lot of apartments are being built in Fort Worth right now, but almost all of them are not affordable for the working class or recent college graduates.  Gordon Dickson of the Fort Worth Star-Telegram gives a rundown of some of the new complexes and the reasons why affordable housing is not being built.  Below is the link:

 

http://www.star-tele...e212207909.html

[Doohickie]

New apartments aren't affordable, but brand new luxury apartments push other, not-so-new apartments down the food chain, applying downward price pressure.  My son lives in the Arbors on Oakmont.  They're not the latest, greatest, trendiest apartments, but they are clean, well-maintained and comfortable.  And because they're not brand new, they're affordable.  I've actually known a lot of people who've lived there over the years.  They're not looking for a "lifestyle" apartment where they hope to mix with all the cool kids, they're looking for a decent, quiet place to live. 

[Austin55]

And considering there were basically no new apartments built in downtown between 1930 and 2000, it's not too surprising those areas are expensive.

[Doohickie]

I've heard that the Firestone Apartments, being one of the oldest downtown/upper west side complexes, is much more affordable than the newer apartments.  So even downtown there is that downward pressure on rents.

[McHand]

People shouldnt have to go to the suburban part of FW to find more reasonable rents.

[renamerusk]

People shouldnt have to go to the suburban part of FW to find more reasonable rents.

 

 A practical way to make housing affordable and in the reach of people is to encourage urban villages within the core and come complete with the amenities (shopping, entertainment, proximity to employment) to negate the costs of automobile ownership.  Eliminating the costs associated with auto dependency will provide people some extra money within their budgets to afford good housing.

[Austin55]

I've heard that the Firestone Apartments, being one of the oldest downtown/upper west side complexes, is much more affordable than the newer apartments.  So even downtown there is that downward pressure on rents.

 

 

I've been looking at apartment near or in DT and was pretty surprised by Firestone, it's not really much cheaper at all.

 

1 bed 641 sqft going for $1,363, smallest 2 bd is $1,622.

[panthercity]

We looked at south 400 on Jennings shortly after it first opened, we were offered a one bedroom for 1170. We were doing our homework early werent ready to commit yet. Glad we didnt because school will be a lot closer this year!

[Jeriat]

Hunter Plaza is around $800 for a one bedroom... 

 

[txbornviking]

an interesting related read:

 

"Why Are Developers Only Building Luxury Housing?"

 

https://www.strongto...-luxury-housing

[roverone]

That was an interesting article and I had not given as much weight to the effects that incrementally changing zoning could have on scarcity.  I do think that the ISD's attendance zones would run into problems when a zoning change allows higher density development without providing more space for schools.

 

I wish this problem could be equally addressed on the income side of the equation -- I wish we had more higher paying jobs so more people could afford housing at whatever the market costs are.  I know that can't ever cover everything.

 

Lastly, I wonder what the "right" amount of affordable housing is?  We don't live in gated city.  If we somehow came up with a utopian affordable housing solution to address the situation, would that be an open invitation that discouraged the other benefits a city gets from people making higher incomes?

 

These are tough city planning problems.

[elpingüino]

The New York Times has a thorough report about the decline of available Section 8 housing, and it cites Fort Worth as one of the most prominent examples.
 
With Market Hot, Landlords Slam the Door on Section 8 Tenants
 

 
 A survey commissioned by the Department of Housing and Urban Development found that 67 percent of Philadelphias landlords refused to even consider voucher holders, some candidly citing the low subsidies and their desire to cash in on a hot market. The rejection rates were even higher in Fort Worth and Los Angeles, where three-quarters of landlords turned away Section 8 tenants.