Affordable Housing for Older Adults
An Initiative of the Tucson Housing Foundation, AARP Arizona, the United Way of Tucson and Southern Arizona ELDER Alliance
This document is a result of the efforts of multiple organizations, individuals, institutions, and stakeholders with interests in assuring that the needs of lower income older adults are recognized and advocated for in the overall affordable housing discourse. In 2018, it was reported that over 3,000 older adults remained on years-long waiting lists for subsidized housing in Tucson and surrounding areas (Report on the State of Housing for Older Adults in Tucson, Arizona, 2018, Pima Council on Aging). We acknowledge that the affordable housing crisis for older adults will continue to expand as the impact of recent social, economic, and health concerns – such as COVID 19, steadily rising construction costs, shrinking subsidized housing options, and a growing and more diverse older adult population – challenge our already burdened affordable housing infrastructure. Here we attempt to identify barriers, suggest recommendations, and identify best practices that can lead to more innovative housing outcomes and improved quality of life for older adults in our region. We hope this also will provide a framework for action for other communities across the United Sates engaging with similar challenges.
Affordable Housing Alliance for Older Adults Pima County, Arizona June 2022
Table of Contents
2
Background/History
3
Introduction
6
Focus
9
Action
10
Impact
15
Implementation
17 18
Steering Committee
Selected Resources
1
Background/History
A Timeline of Action
Pima Council on Aging partners with the Junior League of Tucson to host Building A Community for All Ages , a national forum to align affordable housing for older adults with regional planning issues. The City of Tucson Mayor’s Senior Taskforce hosts Blueprint for Action: Cultivating a Livable Community for Our Region – A Summit to Determine How Pima County’s Aging Population Will Impact Our Community . Resulting in the formation of action teams to address specific issues relevant to older adults…health care, socialization, transportation…and housing . A group, anchored by the United Way of Tucson and Southern Arizona ELDER ALLIANCE and the Pima Council on Aging, with support from the City of Tucson and AARP Arizona, begin work on creating an action plan that will provide a blueprint for developing age-friendly environments and resources for older adults in Tucson and Pima County. City of Tucson Mayor and Council adopt Age-Friendly Tucson ACTION PLAN 2019-2024 as best-practice – the most significant recommendation being to create more affordable housing for very low to moderate income older adults through partnerships and collaborations with community organizations.
2008
2013
2014
2019
The Affordable Housing Summit was conceived to gather and share information and best-practices for the creation of affordable housing options in Pima County. This initiated momentum in creating community-led, data-informed approaches to address the multiple factors impacting housing security in the region. It was a success!
2021
As an outcome of the summit, The Affordable Housing Alliance of Older Adults was formed and launched the Affordable Housing for Older Adults Initiative.
The mission of the group is to develop an affordable housing initiative that prioritizes the needs of the community’s most vulnerable members – lower-income older adults – and to create a model for community-wide collaboration. The goal of the initiative is to serve as a resource for communities, nonprofits, public and private development entities, and local jurisdictions interested in creating or supporting efforts to develop affordable housing options that meet the specific needs of older adults.
2
Introduction
Many community-based organizations and government entities are addressing the affordable housing crisis from a variety of perspectives, few are specifically focused on the needs of older adults.
Affordable housing is universal in its
capacity to meet the needs of individuals and families across demographics.
However, current and emerging older adult populations represent social and economic trends that require special attention when envisioning and implementing sustainable affordable housing projects:
Income Instability
More Diverse
Growing Population
3
Introduction
Adults Age 65+
79 Million
2035
The number of US adults aged 65 or older – the baby boom generation – will grow from 48 to 79 million by 2035 .
Adults Age 80+
TODAY
Within the next 13 years it is projected the number of people aged 80 and older will double to 24 million . 12 Million X 2 = 24 Million
48 Million
Source: United States Census Bureau, census.gov
More Diverse
Changing Gen X Demographics
Generation X (the cohort of individuals following the baby boomers, born from 1965 to 1980) will represent a newer older adult population whose demographics will be characterized by more racial and ethnic diversity .
Source: The US Population is Aging , Urban Institute, 2020, urban.org
4
Social Security Benefit Payouts
Introduction
Full Payout
TODAY
Income Instability
2034
78% Payout
Those hitting retirement in the early and mid-2030’s (the end of full Social Security benefits payouts will expire in 2034) may receive benefit payout of only 78% of entitlement rate.
Source: Social Security Advisory Board Annual Report, February 17, 2022
Student Loans
Retirement Plan
5
Older adults’ needs are more prevalent than the general population. Q:
Why do we need an initiative that focuses on older adults?
A:
Accessibility and Assistance Older adults are more likely to have changes in mobility that limit their ability to climb stairs, bend down, reach up, etc. They may also be confined to a wheelchair, requiring wider entries and hallways. These limitations require assistance with daily living activities while wanting to remain relatively independent. Universal design features should be standard in all housing that older adults may occupy, with flexibility to accommodate in-home caregivers and medical technological assistance features.
Aging in Place Older adults are less adaptive to change and can be adversely affected by the stress of moving. Surveys have shown that most older adults prefer to stay in their present residence as long as possible.
6
Stagnant Income Sources • Older adults are often reliant on fixed income sources that do not adjust significantly during inflationary periods. • Social Security is inadequate to accommodate
$ ?
and slow to respond to local and national economic trends, including annual cost of living increases. • Fixed incomes cannot absorb significant market-rate rent increases .
Safety and Security Because of their physical limitations and sometimes declining cognitive abilities, older adults are highly vulnerable and need to live in a place where they can feel safe.
Social Interaction As they age, older adults often lose friends and relatives, which can limit social contacts and adversely affect mental health. Housing for older adults should be designed to include access to a wide variety of activities that encourage social interaction.
7
Transportation Older adults often must give up driving several years before they die, requiring reliance on others to get to appointments, go shopping, visit friends, etc. Their homes should be located near public transportation if they live independently, and routes to stops should be easy to traverse. Alternatively, on demand/dial-a-ride transit service should be available.
Health, Wellness and Medical Needs Older adults require housing accessible to resources that support psychological and physical well-being , with particular proximity to resources that alleviate food insecurity .
Financial Vulnerability Older adults are at risk of financial exploitation and predatory practices that contribute to housing instability.
8
The Affordable Housing Alliance for Older Adults Issue Teams and community advocates identified the following priority areas for alleviating barriers and creating pathways to the creation of diverse and sustainable affordable housing options for older adults.
Complete Streets
Land Use and Zoning
Priority Areas
Repurposing and Adaptive Reuse
Universal Design and Visibility Code
Funding
Rental Increase Limits
Transit Oriented Development
Data Collection and Analysis
Q: How do we address the barriers to affordable housing for older adults?
9
recommendations A:
By instituting the following
Land Use and Zoning Outdated and restrictive zoning regulations create low-density housing developments that disconnect older adult residents from resources such as grocery stores, health care facilities, and recreation options. Recommendations:
• Restructure, rewrite, and advocate for local and regional zoning codes and land use regulations that support diverse infrastructure. Zoning models such as form-based codes promote higher-density, mixed-use buildings while conforming to the aesthetic culture and character of the community. Consider codes that allow for flexibility of land uses in low density R-1 zones, including rehabilitation of closed schools for senior housing while assuring neighborhood use of (former) open playground space through an easement or transfer of land to Parks and Recreation. • Advocate for inclusionary zoning ordinances and practices that result in the development of affordable housing in any new development projects. Inclusionary zoning policies encourage the development of affordable housing in low poverty neighborhoods, promoting social and economic integration. • Eliminate or reduce minimum parking requirements. Underutilized parking lots and parking accommodations often require public resources to maintain. These resources could be used to invest in developing, designing, and maintaining multimodal transportation systems that older adults are more likely to use, especially given the diminishing ability to drive an automobile.
See Selected Resources Page 18
10
Repurposing and Adaptive Reuse
Activating properties that have out-lived their original use are often the more cost effective and low environmental impact ways to create affordable housing options for older adults. The unique character of historic abandoned or decommissioned buildings break the ‘cookie-cutter’ mold of older adult affordable housing developments.
Recommendations: • Inventory abandoned and underutilized building infrastructure to determine its appropriateness for older adult or multi-family housing. • Focus on properties such as schools, office buildings and shopping centers, that are close to amenities for older adults and have underutilized parking areas. These properties may also support some ground-up construction.
See Selected Resources Page 18
Rental Increase Limits Older adults are disproportionately represented in the rental sector and static incomes do not keep up with
cost-of-living increases. Recommendations:
• Create incentives for building owners to retain affordable units for Section 8 residents through changes in ownership as buildings are bought and sold. • Advocate on local, state, and national levels for limits on landlord rent increases.
See Selected Resources Page 18
11
Funding Funding is key to developing and maintaining subsidized or affordable housing for older adults . Developing new and innovative ways to access public and
private money to supplement rising market rate values is a critical to sustaining affordable housing projects for the long-term. Traditional public funding resources such as Low Income Housing Tax Credit (LIHTC) are often difficult for developers to secure and don’t keep pace with rising construction costs, making affordable housing development less attractive to developers. Recommendations: • Apply underutilized American Recovery Plan Act funding to support financing gaps not covered by LIHTC, and advocate for extending affordability time limit beyond current 15 year requirement. • Establish a regional Trust Fund to support affordable housing for older adults that would explore funding streams including, but not limited to, special taxing districts, and new sales tax to suport development and housing subsidies. • Cultivate ongoing relationships with other affordable housing advocates to develop funding campaigns. • Partner with Managed Care Organizations, hospitals, and insurance companies to secure funding for housing developments that contribute to public health indicators. • Examine crowd sourcing and other fundraising trends that engage community interest across multiple interest and demographics. • Advocate for local government lawmakers’ investment in Community Land Trusts to acquire and own land, preserving housing affordability in perpetuity. • Encourage public and private foundations to lead the formation of partnership funding groups that would offer low interest rates (2%) and grants to support subsidized housing.
See Selected Resources Page 19
12
Transit Oriented Development
Complete Streets Complete Streets is an approach to designing and building streets that
TOD features high-quality streetscaping that promotes walkability; high density housing located close to bus and rail stations; carefully located parking that does not interfere with public transportation resources; and quality public transportation facilities.
are safe and accessable to ALL users , including pedestrians, bicyclists, motorists, and transit riders of all ages and abilities. Complete Streets
addresses the needs of those
Recommendations: • Align affordable housing needs with transportation design and development through local Complete Streets policies and initiatives. • Older adults experience declining vision, fitness, flexibility, and attention, and increased reaction times. Support local and federal policies and plans that create sidewalks, wayfinding/ signage, intersection treatments and multimodal transportation accommodations that acknowledge these functional changes. typically overlooked in traditional transportation planning approaches, including communities of color and older adults.
Recommendations: • Adopt TOD regulations and guidelines for existing or future transit that require
replacement housing for lower- income residents displaced by transit development.
• Create incentives for developing a share of affordable housing stock within a mile radius of public transit stops. • Encourage older adults to use public transportation systems by making them safe, reliable, with destinations and routes relevant to their daily living needs.
See Selected Resources Page 19
See Selected Resources Page 19
13
Universal Design and Visitability Codes Universal Design and Visitability Codes are building codes that support aging in place through home technology and standardized accommodations for individuals with sight, hearing, and mobility challenges.
Data Collection and Analysis
There is an overall lack of current and relevant data regarding the demographics and needs of older adults in the region. Recommendations: • Create a process for determining the relative needs for older adults in the community. • Establish a relevant and sustainable database of information. This database should include funding, implementation, and best practices for creating and sustaining diverse and affordable housing options for older adults.
Recommendations: • Advocate for home builders’ associations to adopt ‘age friendly’ certification as an industry best-practice. • Promote AARP ‘home fit’ incentives to homeowners, builders, and developers.
See Selected Resources Page 19
See Selected Resources Page 19
14
Implementation
Q:
How do we make a plan work?
A:
Information, strategic planning and advocacy
Access to information is KEY! Local, regional, and national data reports, insights, and analysis are often developed with limited distribution to community stakeholders and supporters of housing affordability for older adults. Creating a strategic plan for the implementation of recommendations is imperative in providing increased housing options for older adults. Advocacy efforts should include public outreach and engagement, support timely distribution of information and represent the interest of older adults. Developing a process by which information can be collected and made accessible, while providing a structure to monitor and guide specific actions, might be achieved through one of two possible structures .
Two Pathways:
1
2
Expand the scope and function of an existing entity. Identify organizations with the capacity to fully organize and mobilize constituents to address housing affordability issues. Organizations such as the Area Agency on Aging, local service providers, and faith-based communities would need to examine the resources necessary to support advocacy and implementation efforts.
Establish a new entity or coalition to implement an affordable housing plan. Initially this would require individuals willing to take a leadership role and commit some level of time and funding toward the effort of organizing. For existing organizations to form a coalition, a formal agreement would be required to specify coordination of activities and sharing of responsibilities.
15
Implementation
Stewarding a Path Forward: An Initiative for Affordable Housing for Older Adults This report identifies policy, practice and partnership recommendations to reduce barriers to increased affordable housing options for older adults. Advocacy efforts should cultivate public, private and government support for policies that increase affordable housing options for this population. Timely distribution of information and data, including demographics, social and political trends, and best-practices specifically targeting affordable housing for lower income older adults, is critical. Local efforts should be aligned and coordinated – ultimately private-public sector collaboration is vital for success. The Affordable Housing Alliance for Older Adults is dedicated to supporting the creation of long term, innovative and sustainable affordable housing options, and will work with community members, stakeholders, nonprofits, business entities, and local jurisdictions to ensure the needs of a diverse and vulnerable older adult population are met.
16
steering committee
Maggie Amado-Tellez Pima County Community Land Trust, Executive Director Ken Anderson President, Manufactured Housing Industry of Arizona Hal Bergsma AARP Volunteer, Summit Co Chair Ann Chanecka City of Tucson HCD Assistant Director Elizabeth Cozzi Associate VP of Community Development, United Way of Tucson and Southern Arizona Mark Kear University of Arizona School of Geography, Development & Environment Bill Mackey University of Arizona College of Architecture, Planning & Landscape Architecture Liz Morales COT Housing and Community Development Department Director Jim Murphy - Chair Tucson Housing Foundation, President Corky Poster PMM | Poster Mirto McDonald Maria Ramirez-Trillo AARP, Associate State Director-Community Outreach Ryan Stephenson GIS Community Planner, Pima County Community and Workforce Development Department Jim Tofel Tofel/Dent Construction, Managing Partner Marcos Ysmael Housing Program Manager, Pima County Community and Workforce Development Department
17
Selected Resources Local and national programs, policies and initiatives addressing the affordable housing needs of older adults
Land Use and Zoning Identification of Limits to Development of Innovative Affordable Housing Types in the Tucson Area
An assessment of current zoning in Tucson and neighboring jurisdictions by Bill Mackey, University of Arizona College of Architecture, Planning & Landscape Architecture. This type of mapping can help communities understand allowable land uses, thereby understand opportunities for development in areas suitable to accommodate the needs of older adults. Source: Innovative Housing Examination, Drachman Institute, January 2021 https://capla.arizona.edu/projects/2022/affordable-housing-types Digital Zoning Atlas An online zoning map designed to simplify zoning language and help community-based organizations and older adult affordable housing advocates understand land use opportunities and restrictions https://nextcity.org/urbanist-news/new-digital-atlas-hopes-to-demystify-urban-zoning?utm_source=Next+City+Newsletter&utm_ campaign=fa5e24f785-DailyNL_2022_06_10&utm_medium=email&utm_term=0_fcee5bf7a0-fa5e24f785-44339210 An examination of the harmful effects of outdated zoning codes on older adults and strategies to address the consequences https://www.architecturelab.net/how-zoning-can-help-seniors-age-in-place/ A resource for planners and developers. Centers for Disease Control and Prevention encourage zoning and community design that supports active lifestyles for older adults https://www.cdc.gov/physicalactivity/activepeoplehealthynation/everyone-can-be-involved/land-use-and-community-design.html A guide to revising zoning codes to promote housing affordability and aging in place https://www.cnu.org/publicsquare/2022/04/27/tool-better-zoning-wisconsin
Repurposing and Adaptive Reuse Adaptive reuse as an affordable housing option https://www.planning.org/planning/2021/spring/how-adaptive-reuse-can-help-solve-the-housing-crisis/
A guide to citywide adaptive reuse program https://www.tucsonaz.gov/pdsd/AdaptiveReuse The demand for affordable housing for older adults is steering new ways of engaging outdated buildings https://seniorhousingnews.com/2018/09/24/adaptive-reuse-helping-create-senior-housing-tomorrow/#:~:text=This%20involves %20leaving%20an%20existing,the%20older%20buildings%20are%20repurposed.
Planners embrace mixed use and adaptive reuse of buildings that have outlived their purpose. https://la.urbanize.city/post/city-planning-commission-approves-shriners-hospital-adaptive-reuse
Rental Increase Limits Arizona currently has no laws limiting rent increases in Low Income Housing Tax Credit Qualified Allocation Plan, the major financing program for most older adult affordable housing projects. https://housing.az.gov/sites/default/files/documents/files/IB-32-22-2022-LIHTC-Income-Rent-Limits.pdf
Property owners have discretion in rent adjustments. https://www.planning.org/blog/9211495/affordable-housing-without-public-subsidies/
Housing affordability for older adults on a continum https://www.bloombergquint.com/onweb/health-housing-hit-budgets-of-older-americans-even-before-covid
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Selected Resources Local and national programs, policies and initiatives addressing the affordable housing needs of older adults
Funding Community Land Trust that creates security and the ability for older adults to age in place https://static1.squarespace.com/static/5d07a8ec6460ff000144e3ef/t/5f97aa84c5934c1be1710c78/1603775108786/2020_0821_ ECLT%2BWDRC_FAQ_FINAL.pdf Crowdfunding for older adult housing https://www.nixonpeabody.com/en/ideas/blog/affordable-housing/2014/06/02/crowdfunding--coming-next-to-a-seniors- housing-and-care-project-near-you Leveraging community health needs assessments for affordable housing development https://centerforcommunityinvestment.org/accelerating-investments-healthy-communities https://www.planning.org/pas/memo/2021/mar/ Housing as a social determinant of health https://www.planning.org/pas/memo/2021/mar/ Transit Oriented Development Examining the needs of older adults in transportation design and land use policy https://jtlu.org/index.php/jtlu/article/view/1798 A transportation design project centering older adults https://www.jamboreehousing.com/pages/what-we-do-housing-development-transit-oriented-design Complete Streets Housing affordability connected to livability through access to safe and connected streets and pathways https://smartgrowthamerica.org/what-are-complete-streets/ Supporting mobility for older adults https://www.aarp.org/livable-communities/learn/transportation-mobility/info-10-2012/planning-complete-streets-aging- america.html Universal Design and Visibility Codes City ordinance to ensure aging in place a component of affordable housing for older adults https://www.petaluma360.com/article/news/petaluma-introduces-age-friendly-housing-design-ordinance/ Universal design mandated in all affordable housing projects created for older adults https://nlihc.org/resource/universal-design-seniors-and-people-disabilities
Data Collection and Analysis Expanding area data resources to include more robust older adult demographics MAP Dashboard https://mapazdashboard.arizona.edu/
19
Selected Resources Local and national programs, policies and initiatives addressing the affordable housing needs of older adults
Reports Housing Affordability Strategy for Tucson (HAST)
https://www.tucsonaz.gov/files/hcd/HAST_Plan_Document.pdf People, Communities, and Homes Investment Plan (P-CHIP) https://p-chip.tucsonaz.gov/ AARP Age-Friendly Tucson https://www.tucsonaz.gov/files/ward3/Age-Friendly_PCOA.pdf
Community-Based Resources City of Tucson Accessory Dwelling Units Worksheet https://www.tucsonaz.gov/files/pdsd/projects/ADUs/CASITA_Worksheet_22.01.06_WEB.pdf
Pima County Community Land Trust Mi Casita Project https://www.pcclt.org/events/mi-casita-project-adu-info-session
Cities Support Community Land Trusts to Protect Affordable Housing https://www.pewtrusts.org/en/research-and-analysis/blogs/stateline/2022/05/25/cities-back-community-land-trusts-to-protect- affordable-housing City can’t stop ‘obscene’ rent hikes without change to state law, Tucson mayor says https://tucson.com/news/local/govt-and-politics/city-cant-stop-obscene-rent-hikes-without-change-to-state-law-tucson- mayor-says/article_a4a3ef08-8079-11ec-adc6-5b777f48d5a1.html#:~:text=featured%20top%20story-,City%20can’t%20 stop%20’obscene’%20rent%20hikes%20without%20change,state%20law%2C%20Tucson%20mayor%20says&text=Laura%20 Gallego%2C%2033%2C%20fears%20what,rises%20from%20%24675%20to%20%241%2C195.
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What Our Community Is Saying
“I put in for housing two years ago and hear nothing.”
“I am warm. I am safe. I have my own restroom and don’t have to walk a mile to find one.”
“She has no Internet, she is not computer-literate and she is in a wheel chair. I have been trying to help her but I feel she will wind up on the streets.”
“When housing is insecure, depression accompanies and it is hard to deal with bureaucracies.”
“The attitudes toward the homeless are so unkind. It is like we are lesser beings, the whole attitude is very difficult to deal with. It is a terrible way to live and greatly impacts mental health.”
“We need a system that matches people who need housing and can provide care with homeowners who need care and have extra room.”
21
Research by Debi Chess, AICP
Design by Lori Lieber
Generous funding for this work provided by AARP Arizona and the Vitalyst Health Foundation
Contact: Jim Murphy • Tucson Housing Foundation, President • jmurphytsn@gmail.com
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