Rodney Harrell, PhDStrategic Policy Senior AdvisorAARP Public Policy Institute

November 19, 2009

Creating Livable Creating Livable Communities:Communities:

Preserving Affordability and Access in Preserving Affordability and Access in Areas Near Transit for All Ages and Areas Near Transit for All Ages and

IncomesIncomes

AARP• AARP is a nonprofit 501(c)(4) organization• Subsidiaries:

– AARP Services Inc. – Products and services– AARP Foundation – Community service programs

and legal advocacy, 501(c)(3)

• National office, 53 state offices (50 States, DC, PR, & VI)

• Volunteer Board of Directors• Founded in 1948• 40+ million members

84.292.9 94.8

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100

50-64 65-74 75+

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“What I’d really like to do is remain in my home for as long as possible.”

Source: AARP State of 50+ America Survey, October 2005

Age category: 50+

Base=910

Aging in Place

78.988.8

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“What I’d really like to do is remain in my local community for as long as possible.”

Source: AARP State of 50+ America Survey, October 2005

Age category: 50+

Base=910

Aging in Place

AARP and TOD

• AARP’s Livable Communities Agenda works for the creation of safe communities that have affordable and appropriate housing, supportive community features and services and adequate mobility options.

• Well-developed TOD also works to achieve these goals

Boomers lead to growth in the 65+ population

Source: U.S Census Bureau - Census projections as of 8/2008

YearYear 65+ Population65+ Population Total Total PopulationPopulation

65+ Share of 65+ Share of Total Total

PopulationPopulation

20002000 34,991,75334,991,753 281,421,906281,421,906 12%12%

20072007 37,887,95837,887,958 301,621,157301,621,157 13%13%

20302030 72,092,00072,092,000 373,504,000373,504,000 19%19%

20502050 88,547,00088,547,000 439,010,000439,010,000 20%20%

AARP Policy Book 2009-2010

• Livable Communities chapter (Chapter 9) created to integrate housing, transportation and land use.

• Policy includes the encouragement of mixed used development within walking distance of transit, increasing density near transit stops and including affordable housing in areas near transit.

www.aarp.org/policybook

“Preserving Affordability and Access in Livable Communities

Subsidized Housing Opportunities near Transit and the 50 + Population”

• AARP PPI, Reconnecting America, and the National Housing Trust developed a study that looked at the potential costs and benefits of different locations for older residents of subsidized housing.

• Released Sept. 30, available at www.aarp.org/ppi under “Livable Communities.”

Overview

• Subsidized housing near transit meets a crucial need for older adults. (Project-based Section 8 and Section 202)

• However, existing affordable housing near transit is increasingly at risk in the face of upward pressure on housing prices and expiring government subsidies.

• Preserving affordable housing near transit is of critical importance for creating livable communities for older Americans.

Affordable housing near transit is at risk…

• Expiring government affordability requirements gives owners the option to exit the program and convert the property to a non affordable use.

• A determination that they can charge higher rents than the subsidy they receive from HUD is the most significant indication of whether an owner will opt of these housing programs.

• As demand for housing near transit increases, the rising cost of land threatens the continued availability of affordable homes near transit

Metropolitan Areas Analyzed

Atlanta New York CityBaltimore PhiladelphiaBoston PhoenixChicago Portland (Oregon)Cleveland St. LouisDenver Salt Lake CityHouston San FranciscoLos Angeles SeattleMiami Washington DCMinneapolis/St. Paul

Interviews

• Site visits and interviews with 50+ residents of affordable housing developments

• 30 interviews in 5 metropolitan areas: Boston, Cleveland, LA, Miami, Twin Cities

• Locations within ¼ mile of quality transit (near) and more than ½ mile of quality transit (far)

Cleveland, OH• Long waiting lists for

housing

• Safety and perception of safety were issues

• Lack of access to train station limits the use by residents

• Good bus service on main avenues, problems getting elsewhere

Twin Cities, MN

• The downtown location in Minneapolis has access to light rail, buses, shopping

• Buses in Edina not “frequent” but are useful

• Car access not as important as in other areas due to effective, useful transit

Notes from interviews:

• Long waiting lists for housing

• “Some places are easier to get to than others”

• Personal loneliness and isolation in some locations

• Isolation of housing has widespread costs

Subsidized housing near transit

Housing Types

Summary of Research Findings

A. Access to transit in compact development areas provides mobility and choice, but limitations can exist:– Nearby transit isn’t useful unless you can get to it;– Transit must accommodate people with varying physical limitations;

and– Transit must take people where they need to go.

B. In areas far from transit, losing mobility means losing independence

Subsidized housing meets a crucial need for residents with few housing options, and the benefits of locations near transit are widely enjoyed only when transit is accessible, safe, and useful.

Who Benefits the Most from Housing Who Benefits the Most from Housing Near Transit?Near Transit?

Minimal Benefit Full Benefit

Low Amount of LimitationsHigh Amount of Limitations

Individual:Individual: Open to the idea of transit, without

cognitive or physical impairments, and able to read and understand signage

Community (External):Community (External): Living in well-planned, safe, healthy

communities and in walkable neighborhoods with resources nearby.

Frequent, accessible, reliable transit service that connects to most other places that one

would want to travel to.

Individual:Individual: Significant physical limitations that prevent

boarding or waiting for transit.

Those who do not understand the transit system.

Community (External): Community (External): Living in poorly planned or economically

struggling communities with little shopping or services nearby.

Poor transit service, including bus drivers who won’t stop, poor route planning, unreliable service, inaccessible stops/stations, high

crime levels.

Policy Implications

We argue for policies that will lead to:

The preservation of existing affordable housing, particularly in advantageous locations.

Greater integration of transportation and land use in policy, planning and implementation efforts

Improvements and greater investment in transit

More Information:

• AARP Public Policy Institute: www.aarp.org/ppi

• AARP PPI Livable Communities Documents: http://www.aarp.org/research/ppi/liv-com/

• PPI Document Requests: ppi@aarp.org

• Dr. Rodney Harrell: rharrell@aarp.org