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Both Sides of the Line
Housing policy, economic justice, and regionalism in the Upper Valley
GARRETT DASH NELSON
Dartmouth College Photographic Files 183055
Both Sides of the Line Housing policy, economic justice, and - - PowerPoint PPT Presentation
Both Sides of the Line Housing policy, economic justice, and - - PowerPoint PPT Presentation
Both Sides of the Line Housing policy, economic justice, and regionalism in the Upper Valley GARRETT DASH NELSON Dartmouth College Photographic Files 183055 Two basic geographic maxims running throughout: Two basic geographic maxims running
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Two basic geographic maxims running throughout:
Interdependence
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Two basic geographic maxims running throughout:
Interdependence Differentiation
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Key question: What happens when the geographic scope of a problem and geographic scope of the solution don’t match?
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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.
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Geographic unit #1: The New England town (or city)
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Geographic unit #1: The New England town (or city)
Borders laid out by distant grantors with little geographic knowledge of the area
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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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Six municipalities account for almost a third of the region’s total housing units.
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Six municipalities account for almost a third of the region’s total housing units.
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Six municipalities account for almost a third of the region’s total housing units. 32 municipalities had no rental vacancies at survey time
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Total households <25k income
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Total households <25k income Total households >200k income
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Number of needy households <50k per wealthy households >200k
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Number of needy households <50k per wealthy households >200k
Ratio of needy to wealthy households 30 60 90 120 Distance from core 2 4 6 8
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Number of needy households <50k per wealthy households >200k
These three towns are the only ones that have more wealthy than needy households
Ratio of needy to wealthy households 30 60 90 120 Distance from core 2 4 6 8
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Number of needy households <50k per wealthy households >200k
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
Ratio of needy to wealthy households 30 60 90 120 Distance from core 2 4 6 8
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Geographic unit #2: The region
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Geographic unit #2: The region
The “Upper Valley” as defined by … Vital Communities
Lyme Bath Orford Unity Newbury Bethel Chester Canaan Benton Warren Corinth Enfjeld Barnard Haverhill Hanover Plainfjeld Grafton Hartford Sharon Cornish Norwich Topsham Hartland Thetford Newport Strafgord Grafton Pomfret Randolph Reading Acworth Chelsea Lebanon Springfjeld Royalton Walpole Tunbridge Croydon Piermont Vershire Ryegate Wilmot Newbury Claremont Springfjeld Bridgewater Dorchester Woodstock Wentworth Landafg Cavendish Westminster Lempster Bradford Rockingham Washington Weathersfjeld Orange Fairlee Goshen Grantham New London Charlestown Sunapee Windsor Langdon West Fairlee West Windsor BaltimoreVital Communities Service Area
10 MilesV E R M O N T N E W H A M P S H I R E
VT NH
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Geographic unit #2: The region
The “Upper Valley” as defined by … Vital Communities Yankee Magazine
Lyme Bath Orford Unity Newbury Bethel Chester Canaan Benton Warren Corinth Enfjeld Barnard Haverhill Hanover Plainfjeld Grafton Hartford Sharon Cornish Norwich Topsham Hartland Thetford Newport Strafgord Grafton Pomfret Randolph Reading Acworth Chelsea Lebanon Springfjeld Royalton Walpole Tunbridge Croydon Piermont Vershire Ryegate Wilmot Newbury Claremont Springfjeld Bridgewater Dorchester Woodstock Wentworth Landafg Cavendish Westminster Lempster Bradford Rockingham Washington Weathersfjeld Orange Fairlee Goshen Grantham New London Charlestown Sunapee Windsor Langdon West Fairlee West Windsor BaltimoreVital Communities Service Area
10 MilesV E R M O N T N E W H A M P S H I R E
VT NH
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Geographic unit #2: The region
The “Upper Valley” as defined by … Vital Communities Yankee Magazine Map survey participants
Lyme Bath Orford Unity Newbury Bethel Chester Canaan Benton Warren Corinth Enfjeld Barnard Haverhill Hanover Plainfjeld Grafton Hartford Sharon Cornish Norwich Topsham Hartland Thetford Newport Strafgord Grafton Pomfret Randolph Reading Acworth Chelsea Lebanon Springfjeld Royalton Walpole Tunbridge Croydon Piermont Vershire Ryegate Wilmot Newbury Claremont Springfjeld Bridgewater Dorchester Woodstock Wentworth Landafg Cavendish Westminster Lempster Bradford Rockingham Washington Weathersfjeld Orange Fairlee Goshen Grantham New London Charlestown Sunapee Windsor Langdon West Fairlee West Windsor BaltimoreVital Communities Service Area
10 MilesV E R M O N T N E W H A M P S H I R E
VT NH
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Commutes beginning and ending in the Upper Valley
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Commutes beginning and ending in the Upper Valley Commutes beginning or ending in the Upper Valley
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What if we ask a computer to draw the borders?
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All jobs (2015)
>3333 1251–3333 <1251 Labeled towns have 500 or more jobs
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All jobs (2015)
>3333 1251–3333 <1251 Labeled towns have 500 or more jobs
44% of the region’s jobs are in these 3 municipalities
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All jobs (2015)
>3333 1251–3333 <1251 Labeled towns have 500 or more jobs
44% of the region’s jobs are in these 3 municipalities
Rental vacancies
Labeled towns have 25 or more vacancies
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Housing units per job
Labeled towns have more jobs than housing units
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Shifting geographies of “here”
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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.
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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.
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Voluntary regional cooperation
Burlington NYCVT NH
Hazen Street
T racy Hall
N
- r
w i c h P a r k & R i d e M
- r
e L n Wilder Motel Datamann E&S Country Store A Street–Chandler Knight Funeral Romano Circle Highland Ave Maple Street Sunset Motel Whitcomb Ave Westboro Woods Glen Rd Plaza Kmart BJs Interchange Drive Beverage King Shaws P r i c e C h
- p
p e r W a l
- M
a r t The Haven
WRJ Main
Hartford ElementaryM a i n & M t n T r a i l e r P a r k T w i n R i v e r s B u g b e e H i c k
- r
y R i d g e Gilman L u k
- i
l
C a s c a d a n a c D H L H a r t f- r
Muni Building Hartford Bridge
L a w n S h a d yBrockway-Carter 89 Lebanon Street Buck Road-T
- wn Garage
DHMC East
Lot 9 Lot 20 DHMC NorthColburn Hill Timberwood Memorial Drive-Dartmouth Ave Heater-Old Etna DHMC Heater Quail Hollow Gould Road Dunster-Wyeth
Hanover Inn
Park Street Coop
H a n- v
Hanover PO Foodstop The Car Store King Arthur-Kildeer Olcott Drive-Valley T errace Hemlock Ridge Billings Farm Stoney Creek Jericho Street-Brick House Lane
S t . D e n i s H a n- v
B
- k
s t
- r
e
W e s t S t r e e t M
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t s h i r e
- M
c K e n n a Webster Wheeler Valley Road
Vail DMS Kendal
23 Lyme Road
Dan & Whits
Heritage Ln Glen Ridge 45 Lyme Road Dresden Road Fire Station CRREL Dartmouth Printing Rivercrest M a y n a r d Parkhurst
Lebanon City Hall Colburn Park Lebanon Mall
T
- wers
Lebanon Graphics G
- l
f C
- u
r s e
- H
a i r S h e d D u l a c s
- C
- u
n t r y W
- l
e n s K l e e n D r y c l e a n R i v e r m i l l LS Bank
Canaan Enfield West Lebanon–Kilton
Miracle Mile
Vets ParkVT Transit VA Hospital
NORWICH HANOVER LEBANON WEST LEBANON DHMC
WHITE RIVER JUNCTION
WILDER HARTFORD
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And cross-border jurisdictional entities
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But affordable housing is much harder, because benefits and burdens are unevenly geographically distributed
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But affordable housing is much harder, because benefits and burdens are unevenly geographically distributed
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But affordable housing is much harder, because benefits and burdens are unevenly geographically distributed
Dresden $75,461 4.46% FRL Croydon $38,421 50% FRL
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Legacy infrastructure and density in towns is a regional strength
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Questions that need to be answered at a regional scale
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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?
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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?
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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?
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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?
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Garrett Dash Nelson
garrett.g.d.nelson@dartmouth.edu http://people.matinic.us/garrett
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Catherine Bauer, “Social Questions in Housing and Community Planning,” 1951
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% of all UV households % of all UV very poor households (<25k) % of all UV middle households (50-99k) % of all UV wealthy households (≥200k)
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% 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
5.6 3.5 3.9 25.6
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% 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
5.6 3.5 3.9 25.6
Claremont & Springfield
12.1 17.5 11.7 2.7
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