Public Policy – Page 2

The Case for Accessory Dwelling Units

October 24, 2018

Accessory Dwelling Units have gotten a lot of publicity in recent years, due in large part to the Tiny Houses movement. Often valued for their trendiness and novelty, ADUs are becoming an important alternative to standard housing. And while Tiny Houses are one form of ADUs, they are not the only or even the most important one. Common models for ADUs include turning a basement or garage into a fully furnished apartment or building a cottage in a spacious backyard. ADUs allow renters to find more affordable housing options and allow homeowners to generate additional revenue by charging rent.

One significant reason that ADUs have become more popular is that demographic shifts have created a market demand for multi-generational housing. Pew Research Center reports that as of 2016, 1-in-5 Americans live in a multi-generational home, for a record-setting number of 16million people. This report notes that â€œthe number and share of Americans living in these households increased sharply during and immediately after the Great Recession of 2007-2009. Since then, growth has slowed a little but has remained much more rapid than the growth before the recession.â€ An especially dramatic finding of this report is that â€œyoung adults have been the age group most likely to live in multigenerational householdsâ€ whereas previously it was adults age 85 or older. Pew found that â€œamong 25- to 29-year-olds in 2016, 33% were residents of such households.â€ Even more strikingly, â€œamong a broader group of young adults, those ages 18 to 34, living with parents surpassed other living arrangements in 2014 for the first time in more than 130 years.â€

Another important reason that more attention is being paid to ADUs is that our economic situation in the United States presents us with some challenges. Hereâ€™s a quick snapshot of where we are as a nation: affordable housing is increasingly hard to find in some locations; the Boomers are retiring without adequate savings; public funding is being stretched as the workforce producing tax revenue shrinks, and all the while a new generation of school children are in need of education funding. Itâ€™s worth exploring this impending crisis in more detail. Â

A Nationwide Housing Crisis:

Youâ€™ve likely seen headlines like these: â€œA minimum-wage worker can’t afford a 2-bedroom apartment anywhere in the U.S., report finds.â€ The report in question, Out of Reach 2018, was published by the National Low Income Housing Coalition and it has generated a lot of buzz in local and national newspapers. The report details how across the United States â€œrenters with the lowest incomes face the greatest challenge in finding affordable housing.â€ (To read my analysis of the housing crisis in Lancaster County, click here.)

An article in Curbed.com explains that this lack of affordable housing is leading to less geographic mobility, less creation of new businesses, an increasing concentration of wealth and opportunities in a select few regions of the country, and an increasing burden on young adults attempting to begin their adult life. In other words, the affordable housing crisis functions as a vicious cycle of cause and symptom in a broader economic emergency.

Boomers are Retiring, The Workforce is Shrinking, and the K-12 Population is Expanding:

The Boomers are retiring, but they are worse off financially than the previous generation, a phenomenon that upends recent history and recalls the days of the Truman presidency. The Wall Street Journal reports that â€œmore than 40% of households headed by people aged 55 through 70 lack sufficient resources to maintain their living standard in retirement.â€ That 40% designates approximately 15 million American households. At the same time, there is a dearth of working-age adults to support the entitlement programs (Social Security and the like) to support the retiring Boomers.

As if this wasnâ€™t bad enough, sobering analysis from the Foundation for Excellence in Education details how this surge in retirement is dovetailing with an uptick in the K-12 population, portending fierce funding battles between retirees and school districts at the local, state, and federal levels. The boomers are retiring, many of them donâ€™t have the financial resources to support themselves in their retirement, and there simply wonâ€™t be enough public funding to address the shortfalls.

Given both the demographic changes and the economic challenges, the market demand for ADUs will likely continue to increase. This article explores the benefits of ADUs and the obstacles preventing their development and argues for why we should promote ADUs as a viable housing option.

The Benefits:

The White House toolkit on ADUs explores several broad economic benefits from ADU development including:

Housing regulation that allows supply to respond elastically to demand helps cities protect homeowners and home values while maintaining housing affordability.
Regions are better able to compete in the contemporary economy when their housing
development is allowed to meet local needs.
Smart housing regulation optimizes transportation system use, reduces commute times, and increases use of public transit, biking and walking.
Modern approaches to zoning can also reduce economic and racial segregation.

In addition to these macro-scale benefits, ADUs are beneficial to everyday homeowners and renters. These benefits include the following:

Homeowners can:
- provide aging adults with living space that is nearby but that still maintains the standard of independence they have grown accustomed to.
- provide their adult children with a living arrangement that allows them to experience independence and autonomy without crippling them financially.
- increase equity in their property and generate additional income by renting to non-related individuals and families.
Renters can:
- Choose housing that meets their changing needs; smaller households, increased housing cost, availability of work
- Choose environmentally friendly housing options with a smaller average space per person and a lighter ecological impact.
- Find affordable housing, including rent that is at below-market rates.
- Have the opportunity to interact with neighbors that they might not otherwise have regular contact with, for example, if the homeowner is a family, an older couple, etc..

In addition to the quantifiable economic advantages of ADUs listed above, there are important qualitative benefits as well. For example, I am a huge advocate for inter-generational learning: I think that grandparents and older adults have a lot they can teach younger generations, and also a lot they can learn from them. ADUs can allow multiple generations to live and close proximity with each other, facilitating opportunities to bond and to learn from and with each other. (Check out myÂ blog series on intergenerational learning.)

The Obstacles:

In Coppageâ€™s report which I cited earlier, he lists a number of obstacles that hinder the creation and use of ADUs. These obstacles include:

Structural regulations (including parking space requirements)
Size regulations
City service fees and regulations, including for extending utility services like electricity
Local government barriers, including prohibitions on kitchen facilities
Occupancy restrictions, whether mandating owner occupancy or prescribing who or who cannot rent a unit.

Conclusion:

At a time when our nation faces severe economic challenges and a dire housing crisis, support for ADU development is blossoming into a bipartisan cause. States like California and cities like Portland and Seattle are already seeing the benefits of removing outdated zoning law and overbearing regulation. As I stated in an interview with Lancaster Online, â€œthe market tells us that people want more options. When demand goes up, people could monetize empty space on their property. Letâ€™s remove some of the government regulations and let people choose what they do with their own properties.â€

The future of ADUs in America looks promising. ADUs can aid multigenerational families, provide affordable rates to renters, and let homeowners leverage their biggest asset for revenue. By working together on the local and state level, we can build more flexible housing markets, more diverse communities, and a more resilient American economy.

Recommended Resources:

Jonathan Coppageâ€™s report for R Street: link
The Urban Land Instituteâ€™s case study exploring ADUs in Portland, Seattle, and Vancouver: link
The White House ADU toolkit: link
The City of Santa Cruzâ€™s extensive ADU How-To Manual: link

Reconnecting Democracy: #LongRead

October 5, 2018

Is Democracy Dying?

Democracy has developed into a cornerstone of Western Civilization, providing the basis for our political systems, our views of human rights, and the way in which we organize our businesses, our schools, and our homes in society. A paperÂ published in The Journal of Democracy shares global research that indicates that dedication to and support of democracy is beginning to wane — even in the West. The report shows, for example, that in the United States, less than one-third of millennialsâ€”defined as people born since 1980â€” say that democracy is an essential factor for them for choosing where they would want to live. ” Worse still, the paper reports that there is growing opposition among young people to democracy.Â “In 2011, 24 percent ofÂ U.S. millennials (then in their late teens or early twenties) consideredÂ democracy to be a â€œbadâ€ or â€œvery badâ€ way of running the country.Â Although this trend was somewhat more moderate in Europe, it wasÂ nonetheless significant: In 2011, 13 percent of European youth (agedÂ 16 to 24) expressed such a view, up from 8 percent among the same ageÂ group in the mid-1990s.”

In lieu of democracy, more and more Westerners are considering authoritarianism as recourse to the ills of civil society. “35 percent of wealthy young Americans say it would be â€œa â€˜goodâ€™ thing for the army to take overâ€ the nation. Â The paper summarizes that young people have become “more cynical about the value of democracy as a politicalÂ system, less hopeful that anything they do might influence publicÂ policy, and more willing to express support for authoritarian alternatives.”

Generational Politics

One reason youth might be less committed to democracy is that they are not participating in democracy as much as they used to.Â Jon Grinspan, writing for The Atlantic, has a startling thesis regarding why youth are less politically engaged than before.Â Our youth are increasingly disengaged in the political processes and institutions that help shape civic society, he says, precisely because we have separated them as a demographic from older generations. In an article entitled “How â€˜Millennialsâ€™ Ruined Democracy” (millennials designating the term and all it stands for, not the actual people), Grinspan recalls how historically, political engagement in the 19th century was so high because youth were not siphoned off from older siblings, parents, and other local adults in their formation.

Grinspan writes that “Americaâ€™s institutions forced generations to mingle. In one-room schoolhouses, 8-year-old boys and 14-year-old girls overheard 20-something students hollering partisan slogans. Such mixing wrote an Illinois schoolteacher in 1860, proved â€œthe genius of a republican government in which every member, male and female, large or small, feels a keen, personal interest.â€ Grinspan also notes that cultivation of engaged citizenry began at home. He writes of how “Susan Bradford, a 14-year-old Florida belle, filled her diary with tales of the multi-generational debates that shook her familyâ€™s dinner table in the 1860 election. Even her 9-year-old cousin Mattie, a budding young Whig, â€œshakes her golden curls and turns up her pretty little noseâ€ in protest when her relatives sang Democratic songs.”

At the turn of the century, generations began to be divided and young people increasingly found companionship primarily circles of their peers. Grinspan notes that “By 1909, the reformer Jane Addams worried that democracy â€œno longer stirs the blood of the American youth.â€ She argued that â€œnever before have the pleasures of the young and mature become so definitely separated,â€ stifling the sense of a shared interest in public life.” This trend continued and has followed us into our 21st-century context: consider, for example, how major marketing and advertising segments by age rather than marketing to the whole family as it used to do. Grinspan says the problem with generationally-divided politics is that “young people grow up.” He writes:

“This is what makes winning their votes so difficult, and so unlike appealing to other demographics. There is little time to build networks, develop ideologies, or select leaders. With so much turnover, once a young generation gets organized politically, itâ€™s not young anymore.”

And once that generation, which organized itself politically, grows up, it is immediately out-of-touch and not in connection with theÂ nextÂ generation which attempts to mobilize, and on and on this process goes.

Grinspan notes that “generations do play an important role in American politics, giving diverse groups something to unite around. But that strength is also a weakness: uniting a generation often means isolating it, bottling up its knowledge and excitement. In politics, and in the rest of life, age mixing has a power that is often neglected in this segmented, modern worldâ€”a power that once made schoolyards brawls and dinner-table debates the centerpieces of American democracy.” In light of this, he advises us to “forget generations” and to “stop chattering about millennials” because “blurring those age-based divisions will only help make American democracy more sustainable.”

Reviving Democracy Through Parental Engagement

In Grinspan article for The Atlantic, he notes how the home used to be an incubator for democratic values. I think he’s right — civic engagement begins at home with parental engagement. In 2014, I wrote a series of blog posts on parental engagement in civic engagement. My first postÂ sharesÂ research on why voting is important (and effective), particularly in local elections and in the second post, I share memories about going to vote with my parents, which were formative experiences for me. The third post examines the 2008 election of President Obama and, in keeping with Grinspan’s thesis, shares 2010 findings from Pew Research on how “the political enthusiasms of Millennials have since cooled â€“ Obama and his message of change, for the Democratic Party and, quite possibly, for politics itself. Finally, in my fourth post, I discussÂ Tocqueville’s vision for civic life.

I staunchly believe as Tocqueville stated thatÂ â€œmunicipal institutions constitute the strength of free nations. Town meetings are to liberty what primary schools are to science; they bring it within the peopleâ€™s reach, they teach men how to use and how to enjoy it. A nation may establish a free government, but without municipal institutions it cannot have the spirit of liberty.â€ â€“ (Chapter V) Here are three quick tips for parents in nurturing the kind of civic engagement that can teach the next generation to cherish democracy and work within democracy for the common good.

1. True and lasting change begins slowly, often imperceptibly, and on a very small level. If you focus on being a supportive spouse, an engaged parent, a dependable worker, and an upstanding member of the community, youâ€™ll be sending ripples through the pond and will be helping make America a better place.

2. Seize opportunities to be active and engaged: vote in local, not just presidential, elections; participate in community food and clothing drives; find out how you can get involved mentoring youth through programs like Big Brother Big Sister.

3. Encourage your children to be active in their community. Help them learn to be good leaders and provide opportunities for them to be involved in community service. Consider things like volunteer work, community theater, church or school outreach projects, etc.

Conclusion

Ronald Reagan once said that freedom is only a generation away from extinction. Â He understood that sustaining democracy is a continual work and that our civic society is both precious and fragile. Saving democracy isn’t the sole task of one man or one woman but it is a task that we all share. Healing the wounds of our civil society begins on the local level in the communities in which we live and work. Most importantly, learning how to sustain our civic project begins with the family and in the home.

Paid Leave: Good for Family, Good For Enterprise

September 24, 2018

Families are the building block of civil society. Businesses are also an integral foundation of civil society. Paid family leave policy is important because it impacts families and businesses. Our society is ready for a practical blueprints that giveÂ families access to better leave policies while also enabling businesses to do the good they are often afraid to do.

We recognize that family leave is good for families:

A study published inÂ The Journal of Mental Health Policy and Economic found that maternity leave led to women reporting fewer depressive symptoms, reduction in severe depression and overall improvement of mental health. (source)
A study from Columbia University found that fathers who take two or more weeks off are more active in their child’s care nine months later. (source)
A study from the National Institutes of Health found that paid parental leave can reduce infant mortality by as much as 10%. (source)

We recognize that family leave is also good for business:

Susan Wojcicki, the CEO of Youtube, reported that when Google increased their paid maternity leave from 12 weeks to 18 weeks, their retention rate of new mothers increased by 50%.Â Wojcicki said: “Mothers were able to take the time they needed to bond with their babies and return to their jobs feeling confident and ready. And it’s much better for Google’s bottom line â€” to avoid costly turnover, and to retain the valued expertise, skills, and perspective of our employees who are mothers.” (source)
In California, a state with an implemented paid leave policy, 90% of businesses surveyed said the policy either had a positive effect on productivity or no noticeable effect (meaning no harm.) (source)
AtÂ Demme Learning, We offer 8 weeks of fully paid parental leave. We have found through company surveys that this policy helps boost morale and we have also seen how this policy helps to retain our employees.

Paid leave policies cost money which can make it prohibitive to business implementation, especially for smaller businesses. Often businesses are afraid that they can’t afford to implement such policies even though they might want to. In light of this, how might the government help the private sector do the good they want to do?

Senator Marco Rubio recently rolled out a Federal parental leave plan that shifts future Social Security Benefits to pay for parental leave.

From TheHill.com,

Under Rubioâ€™s bill, which he introduced this week, a new parent that elects to participate would receive an amount equal to three months of what theyâ€™d get in Social Security benefits. Households that receive the benefit can use it however they want as long as they take at least two months of leave, and spouses in two-parent households would be able to transfer the benefits to each other, according to Rubioâ€™s office.

Rubioâ€™s office said that most parents making below the median family income of about $70,000 would be able to have the benefit cover more than 70 percent of their wages for two months, and that many parents on the lower end of the income spectrum would be able to use the benefit amount to help finance longer-term parental leave.

I like what Senator Rubio is trying to accomplish but ideally, the most effective initiatives will be found at the state level and with individual businesses. For example,Â Pennsylvania could adopt an incentive plan that gives tax credits to employers that provide paid leave policies. A similar concept was included in the 2017 Tax Cuts and JobsÂ Act, for a federal tax credit for employers who provide paid family and medical leave.

The Society for Human Resource Management reported,

Under new Section 45S of the Internal Revenue Code, employers that voluntarily offer qualifying employees up to 12 weeks of paid family and medical leave annually under a written policy may claim a tax credit for a portion of the wages paid during that leave.

To receive the credit, employers will have to provide at least two weeks of leave and compensate their workers a minimum of 50 percent of their regular earnings. The tax credit will range from 12.5 percent to 25 percent of the cost of each hour of paid leave, depending on how much of a worker’s regular earnings the benefit replaces. The government will cover 12.5 percent of the benefit’s costs if workers receive half of their regular earnings, rising incrementally up to 25 percent if workers receive their entire regular earnings.

It will be interesting to see how this issue continues to evolve as we move through the midterms and into the 116th Congress.

Gentrification is Anti-Family

April 19, 2018

When you think of a vibrant city, what kinds of people do you envision? The artsy hipster barista? The forty-something entrepreneur dressed in jeans? The fashionable women in high heels enjoying rosÃ© in an outdoor canopy cafe? Now try to picture another demographic living in the city: a family.

As a general rule, cities aren’t designed (or redesigned) to accommodate the needs and desires of families. A series on cities from The American Conservative describes how more and more cities are being transformed into what the industry refers to as theÂ Vibrant Urban Neighborhood. “The VUNâ€”with its standard-issue bike shops and vintage clothiers, its â€œauthenticâ€ live-work spaces and dive bars, its predictable purveyors of vinyl records and locally-sourced foodstuffs, its de rigueur venues for generically hip â€œlive music,â€ its uniform throngs of overwhelmingly unmarried and childless active or aspiring knowledge workers ritualistically intoning the shibboleth of â€œdiversityâ€â€”has metastasized from those erstwhile white-hot centers of hipnessâ€”Williamsburg, the Mission, Wicker Park, Silverlakeâ€”converting Bell Town and Bushwick, Echo Park, Seward, and the Pearl District, transforming D.C.â€™s H Street Corridor, LAâ€™s Highland Park, and dozens of other districts.” (source) This approach to city development is eager to attract young working professionals but doesn’t plan for how these working professionals can “remain in our cities as they age, change, or grow.” (source)

A city made or remade to accommodate young adults doesn’t require good schools. It doesn’t need to provide a diversity of housing options beyond the studio and one-bedroom apartments. Affordable eating options aren’t really on the radar and neither are playgrounds. In short, a city not built to accommodate families won’t be able to accommodate families.

Even worse for families is the process of gentrification. Indeed, gentrification is inherently anti-family. When a city undergoes this process of becoming the kind of place that attracts young, childless urbanites, it raises rent prices, often resulting in driving out poorer families that can no longer afford to reside in the city or at least forcing them to allocate more of their income to basic housing.

As we seek to revitalize and develop our cities, we must remember our obligations to the family. Being consistently pro-life means promoting the flourishing of all people of all demographics.

Pedal to Preserve 2017: Farmland Preservation Trust

April 18, 2017

Cow helmet image 1

Did you know that Lancaster County is home toÂ 425,336 acres of farmland spread out overÂ 5,462 farms? According to the Lancaster Farmland Trust, “Lancaster Countyâ€™s farmland and the industry it supports provide more than 51,000 jobs and contribute more than $4 billion to our local economy each year.”

On June 3, 2017, the Trust will host the Pedal to Preserve, a bike ride to raise money in support of the Trust’s conservation work. The event included three marked routes allowing participants to choose between 6, 20, and 51 mile rides through Lancaster County’s pastoral countryside.

The Trust was established in 1985 and its mission is to “preserve and steward the beautiful, productive farmland of Lancaster County that reflects our heritage, supports our economy, protects our environment, nourishes our health, and enhances our quality of life.” The Trust website explains that:

Land conservation offers many benefits to the community, including attracting jobs, enhancing property values, safeguarding a valuable way of life for future generations, ensuring an adequate, fresh food supply, and protecting the quality of the environment.

To learn more about preserving Lancaster County’s farmland, and to sign up for this years, Pedal to Preserve, visit the Trust’s website here.