Housing options strengthen communities
By: J. David Chapman/February 11, 2021
Although it might be difficult to see it now, as single-family homes are at a premium and have limited availability, there is risk of relying on a singular housing product comprising detached houses offered for sale rather than rent with the only variables being dwelling size and price points. This weakness was exposed in the 2008 Great Recession in suburbs all over America, and unless city planning methodology changes, it will again haunt suburban communities.
Typically, suburban R-1 zoning limits housing to only one dwelling unit per lot and frequently requires a large minimum lot size with a sizable front, rear and side yard. Reformers/critics are challenging and trying to change the R-1 zoning that protects single-family-only housing, claiming that this zoning practice entrenches segregation, higher housing costs and sprawl in American cities. One of the first responses from city municipal planning groups has been an acceptance of second units on residential lots called auxiliary dwelling units or granny flats. This change, albeit small, is providing a more affordable housing alternative where allowed.
To describe the effort on a larger scale, the term “missing middle” was created. It describes a very valuable category of housing products such as bungalows, duplexes, triplexes and fourplexes providing an avenue for incrementally introducing more housing choices with a greater range of prices and rents. These products, when added to midsized apartments, mansion houses, town houses, and condominiums intentionally mixed with single-family homes in a walkable area with access to public transportation and serving local retail, are a sustainable, resilient answer to many of the problems suburban municipalities are encountering.
Successful missing middle products normally do not exceed the scale of a house and integrate well with other building types. They feature small, well-designed residences, with floor plans similar to single-family homes. There is a mixture of for-sale units and rental units without any designation and determination of which is owned and which is rented. This type of housing creates character and community both within the buildings and neighborhood.
Probably the most attractive characteristic about having diversity in housing types is the diversity in people that it brings to the neighborhood. Simply the fact that it brings a mixture of rental and ownership opportunities brings a diverse age group, including young adults starting careers and baby boomers wanting to shed that mortgage for more flexibility. Maybe it is time to look at housing options in your community.
J. David Chapman is professor of finance and real estate at the University of Central Oklahoma (jchapman7@uco.edu).