Both Sides of the Line

Transcription

1 Both Sides of the Line Housing policy, economic justice, and regionalism in the Upper Valley GARRETT DASH NELSON Dartmouth College Photographic Files

2 Two basic geographic maxims running throughout:

3 Two basic geographic maxims running throughout: Interdependence

4 Two basic geographic maxims running throughout: Interdependence Differentiation

5 Key question: What happens when the geographic scope of a problem and geographic scope of the solution don t match?

6 Key question: What happens when the geographic scope of a problem and geographic scope of the solution don t match? Regional housing policy is an example of this dilemma.

7 Geographic unit #1: The New England town (or city)

8 Geographic unit #1: The New England town (or city) Borders laid out by distant grantors with little geographic knowledge of the area

9 Geographic unit #1: The New England town (or city) Borders laid out by distant grantors with little geographic knowledge of the area Continued relevance of the town as both a political entity and a community (real and imagined)

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15 Six municipalities account for almost a third of the region s total housing units.

16 Six municipalities account for almost a third of the region s total housing units.

17 32 municipalities had no rental vacancies at survey time Six municipalities account for almost a third of the region s total housing units.

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19 Total households <25k income

20 Total households <25k income Total households >200k income

21 Number of needy households <50k per wealthy households >200k

22 Number of needy households <50k per wealthy households >200k Ratio of needy to wealthy households Distance from core

23 Number of needy households <50k per wealthy households >200k Ratio of needy to wealthy households Distance from core These three towns are the only ones that have more wealthy than needy households

24 Number of needy households <50k per wealthy households >200k Ratio of needy to wealthy households Distance from core These three towns are the only ones that have more wealthy than needy households The housing problem as well as potential solutions is very different depending where in the region you look

25 Geographic unit #2: The region

26 Geographic unit #2: The region The Upper Valley as defined by Vital Communities Service Area Ryegate V E R M O N T Topsham Newbury Bath Landaff Washington Haverhill Corinth Benton Bradford Chelsea Piermont Randolph Vershire West Fairlee Fairlee Warren Tunbridge Orford Strafford Wentworth Bethel Thetford Royalton Lyme Sharon Dorchester Norwich Barnard Hanover Pomfret Canaan Hartford Orange Lebanon Bridgewater Woodstock Enfield Hartland Grafton Plainfield Grantham Reading West Windsor Windsor Cornish Springfield Wilmot Croydon New London Cavendish Weathersfield Claremont Sunapee Baltimore Newport Newbury Chester Springfield Unity Goshen Charlestown Lempster Acworth Rockingham Grafton Langdon Westminster Walpole 0 10 Miles N E W H A M P S H I R E VT NH Vital Communities

27 Geographic unit #2: The region The Upper Valley as defined by Vital Communities Service Area Ryegate V E R M O N T Topsham Newbury Bath Landaff Washington Haverhill Corinth Benton Bradford Chelsea Piermont Randolph Vershire West Fairlee Fairlee Warren Tunbridge Orford Strafford Wentworth Bethel Thetford Royalton Lyme Sharon Dorchester Norwich Barnard Hanover Pomfret Canaan Hartford Orange Lebanon Bridgewater Woodstock Enfield Hartland Grafton Plainfield Grantham Reading West Windsor Windsor Cornish Springfield Wilmot Croydon New London Cavendish Weathersfield Claremont Sunapee Baltimore Newport Newbury Chester Springfield Unity Goshen Charlestown Lempster Acworth Rockingham Grafton Langdon Westminster Walpole 0 10 Miles N E W H A M P S H I R E VT NH Vital Communities Yankee Magazine

28 Geographic unit #2: The region The Upper Valley as defined by Vit al Communi ti e s S e r vi ce Are a Ryegate Bath V E R M O N T Landaff Topsham Newbury Haverhill Washington Benton Corinth Bradford Chelsea Vershire Randolph Piermont Warren West Fairlee Fairlee Tunbridge Orford Strafford Bethel Wentworth Thetford Royalton Lyme Sharon Dorchester Norwich Barnard Hanover Pomfret Canaan Hartford Orange Lebanon Bridgewater Enfield Woodstock Grafton Hartland Plainfield Grantham Reading West WindsorWindsor Cornish Springfield Wilmot Croydon Cavendish Weathersfield Baltimore Chester Sunapee Claremont Newport Unity Springfield Acworth Rockingham Newbury Goshen VT Charlestown Grafton New London Lempster Langdon NH N E W H A M P S H I R E Westminster Walpole 0 10 Miles Vital Communities Yankee Magazine Map survey participants

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30 Commutes beginning and ending in the Upper Valley

31 Commutes beginning and ending in the Upper Valley Commutes beginning or ending in the Upper Valley

32 What if we ask a computer to draw the borders?

33 All jobs (2015) Labeled towns have 500 or more jobs > <1251

34 All jobs (2015) Labeled towns have 500 or more jobs > < % of the region s jobs are in these 3 municipalities

35 All jobs (2015) Labeled towns have 500 or more jobs Rental vacancies Labeled towns have 25 or more vacancies > < % of the region s jobs are in these 3 municipalities

36 Housing units per job Labeled towns have more jobs than housing units

37 Shifting geographies of here

38 Shifting geographies of here Watershed topography, shared history, social/ business interactions, family connections These parts of the towns I've included have been involved with each other through the 44.5yrs my family's lived here. Innate familiarity -- anything beyond this boundary is a place where I'd have no immediate reference point and would feel like a 'stranger' -- inside the boundary I've biked, hiked, visited friends, had adventures -- mundane or otherwise Gut feeling. historically the first and second dresden compact encompassed these area in colonial days creating a bioregion rather than a political entity. It felt like it should be towns that would come to Lebanon/Hanover/Hartford for their needs--and not Plymouth or Claremont. And excluding some of the Vermont towns because it just feels like they have their own culture away from the river.

39 Shifting geographies of here Watershed topography, shared history, social/ business interactions, family connections These parts of the towns I've included have been involved with each other through the 44.5yrs my family's lived here. Innate familiarity -- anything beyond this boundary is a place where I'd have no immediate reference point and would feel like a 'stranger' -- inside the boundary I've biked, hiked, visited friends, had adventures -- mundane or otherwise Gut feeling. historically the first and second dresden compact encompassed these area in colonial days creating a bioregion rather than a political entity. It felt like it should be towns that would come to Lebanon/Hanover/Hartford for their needs--and not Plymouth or Claremont. And excluding some of the Vermont towns because it just feels like they have their own culture away from the river.

40 Voluntary regional cooperation Kendal Glen Ridge Moore Ln Norwich Park & Ride Rivercrest CRREL Fire Station Vail DMS Dartmouth Printing Dresden Road 45 Lyme Road 23 Lyme Road Hazen Street Heritage Ln Webster Maynard Dan & Whits NORWICH Tracy Hall Parkhurst Wheeler HANOVER Valley Road The Car Store King Arthur-Kildeer Montshire- McKenna West Street Bookstore Hanover Inn St. Denis Hanover Park Park Street Olcott Drive-Valley Terrace Hemlock Ridge Jericho Street-Brick House Lane Foodstop Hanover PO Hanover High Coop Brockway-Carter Billings Farm Dunster-Wyeth 89 Lebanon Street Stoney Creek WILDER Gould Road Quail Hollow Buck Road-Town Garage Wilder Motel Lot 9 Datamann E&S Country Store Sunset Motel DHMC North DHMC East Go-Go Mart DHMC Lot 20 A Street Chandler Knight Funeral Same-Day Surgery Colburn Hill Timberwood Memorial Drive-Dartmouth Ave HARTFORD Hartford Bridge Hartford PO The Haven Hartford Elementary Shady Lawn Cascadanac DHL Muni Building Maple Street Highland Ave WEST LEBANON West Lebanon Kilton Whitcomb Ave LS Bank Lebanon Graphics Heater-Old Etna DHMC Heater Towers Lebanon Mall Enfield Canaan Burlington WHITE RIVER JUNCTION VA Hospital VT Transit Vets Park Bugbee Twin Rivers Hickory Ridge Trailer Park WRJ Main Westboro Woods Romano Circle Glen Rd Plaza Miracle Mile Golf Course-Hair Shed Dulacs-Country Woolens Rivermill Kleen Dryclean LEBANON Lebanon City Hall Colburn Park Lukoil Gilman Main & Mtn Kmart Shaws BJs Beverage King Interchange Drive NYC VT NH Price Chopper Wal-Mart

41 And cross-border jurisdictional entities

42 But affordable housing is much harder, because benefits and burdens are unevenly geographically distributed

43 But affordable housing is much harder, because benefits and burdens are unevenly geographically distributed

44 But affordable housing is much harder, because benefits and burdens are unevenly geographically distributed Croydon $38,421 50% FRL Dresden $75, % FRL

45 Legacy infrastructure and density in towns is a regional strength

46 Questions that need to be answered at a regional scale

47 Questions that need to be answered at a regional scale How to provide housing that benefits the entire region when planning authority is concentrated at the local level?

48 Questions that need to be answered at a regional scale How to provide housing that benefits the entire region when planning authority is concentrated at the local level? How to maintain the character and self-determination of communities while recognizing the power inequalities between them?

49 Questions that need to be answered at a regional scale How to provide housing that benefits the entire region when planning authority is concentrated at the local level? How to maintain the character and self-determination of communities while recognizing the power inequalities between them? How to provide housing opportunities across diversity in income and household structure?

50 Questions that need to be answered at a regional scale How to provide housing that benefits the entire region when planning authority is concentrated at the local level? How to maintain the character and self-determination of communities while recognizing the power inequalities between them? How to provide housing opportunities across diversity in income and household structure? How to use policy and cooperative interventions to guide the location and type of housing that is added?

51 Garrett Dash Nelson

52 Catherine Bauer, Social Questions in Housing and Community Planning, 1951

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55 % of all UV households % of all UV very poor households (<25k) % of all UV middle households (50-99k) % of all UV wealthy households ( 200k)

56 % of all UV households % of all UV very poor households (<25k) % of all UV middle households (50-99k) % of all UV wealthy households ( 200k) Hanover & Norwich

57 % of all UV households % of all UV very poor households (<25k) % of all UV middle households (50-99k) % of all UV wealthy households ( 200k) Hanover & Norwich Claremont & Springfield

58 % of all UV households % of all UV very poor households (<25k) % of all UV middle households (50-99k) % of all UV wealthy households ( 200k) Hanover & Norwich Claremont & Springfield Lebanon & Hartford