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Case Study of Flagstaff housing:
towns and cities.
Focus on neighborhoods directly bordering NAU (largely composed of students, and high rental increases).
Ethics of objectivity achieved through peer review.
campus housing
partnerships
Market Failure: a situation where an unregulated market does not reach equilibirum as a result of a lack of incentives.
Protected forests, mountainous terrain, exclusionary zoning lead to market failure and stabilized vacancy rates.
"The government has a significant influence on housing markets through its control of land release and development in regional areas" (Haslam, Mackenzie, and Rowley, 2013, p. 375).
Justyna Costa states that housing department is not interested in government intervention with regards to housing.
Affordable housing: "Decent safe housing that does not cost burden members of the local workforce... housing that is affordable to... residents... when they spend no more than 35% of gross income on housing."
In 2008, 40% of renters were cost
burdened. Survey responses listed
housing as the #1 quality of life issue.
Vacancy rate at 3%. There is a shortage of
land on which to build coupled with rising
populations. Should fall at 5% according
to market principles.
Indusionary zoning: governments encourage or require developers to create affordable housing. Shown not to be harmful.
It is also important to prevent exclusionary zoning (min. lot sizes, etc.).
Rio Homes is a good example of indusionary zoning.
Zoning laws are only suggestions and incentives.
In the areas near NAU, 24.5 to 57.5% of the population live under the poverty line.
Flagstaff has the lowest cost of living adjusted-wages out of 191 cities investigated.
There has been a surge in population growth 1990-present: 46,000 --> 68,000.
Large increases in enrollment have fueled displacement.
Flagstaff housing index: 154.3%.
Median Flagstaff rent in 2013: 1,059$. U.S.: 905$. Arizona: $890.
Students also cannot afford these rents --> large debt load.
On campus housing is available for less than half of enrolled NAU students. When there is a lack of money, public-private partnerships are a good option to address housing shortages.
It is imperative that NAU consider the community, and when possible be responsible for construction. Students would be offered protection and the market would be unburdened.
There are three different forms of rent control: moderate is recommended in Flagstaff.
Pros and cons to rent control policies.
"The arrival of a higher income group in an existing district, a related increase in rents and property values, a displacement of existing residents and tenants, and changes in the districts character and culture" (Piering, 2013, p. 2).
Flagstaff is a good candidate for gentrification because of low vacancy rates, lack of land to build, and low incomes.
Studentification is similar to gentrification but is the result of increased numbers of students in a college town.
Local governments tend to be hesitant to intervene because students are seen as more desirable residents than low income populations.
the rapidly increasing population,
and a lack of government or university
initiatives to address the problem.
of the three.
Studentification in Flagstaff
Shannon Rose