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Ballard has built 3,500 units in 25 years in a pretty small area. It's gotten to have pretty legit critical mass.
Part of the U District can do over 300 feet now, so at least a couple proposals are 30 stories. They have some complicated gradients.
One thing about Seattle...unless the image is really new, some gaps could very well have filled in. That's what happens when the city-of grows 25% in a decade.
I know Seattle and DC are both busting at the seems with new multi-family residential construction. Do you have the stats for Seattle as of 2019? I haven’t seen the actual numbers anywhere. Here are DC’s numbers below. DC proper had 89 projects under construction representing 17,088 units as of 2019:
-$82,381 -- The median income for DC households, a 35 percent increase compared to 2010. By 2024, median income is projected to be $94,570.
-19,725 -- The number of 25-39 year-olds that moved to DC between 2015 and 2018.
-28.4 million -- The number of square feet of development under construction in DC. Of that, 16.6 million square feet is residential, equating to 89 projects and 17,088 units.
-$15.6 billion -- Taxable retail and restaurant sales in 2018, up 9 percent since 2017.
-42 -- The number of projects totaling 9.1 million square feet that delivered in the District as of August this year.
-$2,487 -- The effective monthly rent for Class A apartments in DC.
-60% -- The percentage of units to deliver in DC over the last decade that were one-bedrooms.
I know Seattle and DC are both busting at the seems with new multi-family residential construction. Do you have the stats for Seattle as of 2019? I haven’t seen the actual numbers anywhere. Here are DC’s numbers below. DC proper had 89 projects under construction representing 17,088 units as of 2019:
-$82,381 -- The median income for DC households, a 35 percent increase compared to 2010. By 2024, median income is projected to be $94,570.
-19,725 -- The number of 25-39 year-olds that moved to DC between 2015 and 2018.
-28.4 million -- The number of square feet of development under construction in DC. Of that, 16.6 million square feet is residential, equating to 89 projects and 17,088 units.
-$15.6 billion -- Taxable retail and restaurant sales in 2018, up 9 percent since 2017.
-42 -- The number of projects totaling 9.1 million square feet that delivered in the District as of August this year.
-$2,487 -- The effective monthly rent for Class A apartments in DC.
-60% -- The percentage of units to deliver in DC over the last decade that were one-bedrooms.
Is that first figure for the District of Columbia only, or the entire Washington MSA?
Is that first figure for the District of Columbia only, or the entire Washington MSA?
All those stats and figures are the District of Columbia only. It’s an incredible increase in median income since 2010. Some people would point to that being gentrification, however, DC added over 16,000 black people since 2010. The media tries to portray the opposite saying DC is losing black people, however, the city is gaining people from all races.
I guess the difference is most of the people moving into black neighborhoods in Ward 7 and Ward 8 are college educated professional black people who are technically gentrifiers too since their income is so much higher than those who live in the neighborhood currently. The difference is that there isn’t a lot of displacement going on especially since DC builds more affordable housing than any jurisdiction in the country including NYC.
Last edited by MDAllstar; 04-05-2020 at 10:01 AM..
All those stats and figures are the District of Columbia only. It’s an incredible increase in median income since 2010. Some people would point to that being gentrification, however, DC added over 16,000 black people since 2010. The media tries to portray the opposite saying DC is losing black people, however, the city is gaining people from all races.
I guess the difference is most of the people moving into black neighborhoods in Ward 7 and Ward 8 are college educated professional black people who are technically gentrifiers too since their income is so much higher than those who live in the neighborhood currently. The difference is that there isn’t a lot of displacement going on especially since DC builds more affordable housing than any jurisdiction in the country including NYC.
That figure, then, puts it up there with San Francisco and a bunch of affluent suburban counties across the country.
It also means another problem looms if it hasn't become one already: All of these "superstar cities" have become places affordable to only the very rich and the very poor; the displacement occurs with the departure of the middle-class residents who neither qualify for the subsidized housing nor can afford the soaring market rents and house prices. And these are the people who staff the libraries, manage the retail stores, patrol the city streets and teach the children — and that's just scratching the surface.
That's become a serious problem in San Francisco. The presence of Queens, Staten Island, outer parts of Brooklyn* and the Bronx blunts the force of the problem in New York. Washington won't be that fortunate.
*The funny thing here is, the people who gentrified much of central Brooklyn are now being priced out themselves - and they're landing in Philadelphia. Uh-oh.
As for "DC losing black people": The percentage of DC's population that is African-American has fallen from over 70 to somewhere in the 40s. That may not reflect an actual large outflow if, as I believe is the case, the city's total population has also gone up sizably in the period in question, but it certainly changes the perception both residents and outsiders have of the city, and even if perception isn't reality, it definitely influences how we interpret it. Stories like the one that made it out of the city about the young white professional who moved into a largely black neighborhood in Shaw and promptly tried to get the local store whose speakers played go-go music on the street to turn off the music reinforces those perceptions.
If there's no party wall between the two houses, it's not a rowhouse but a freestanding house.
I've seen pictures of a block — I think in New York City — consisting of freestanding houses built right next to each other, with no space in between them. But you could tell that they weren't rowhouses.
There is visible space between most San Francisco houses. They're definitely not rowhouses.
Well, San Francisco actually has a combination of both. It does have a fair amount of what you would technically call rowhouses, with the shared walls. But it also has a fair amount of the type we were discussing - “almost” rowhouses with an inch or less of space between them.
That figure, then, puts it up there with San Francisco and a bunch of affluent suburban counties across the country.
It also means another problem looms if it hasn't become one already: All of these "superstar cities" have become places affordable to only the very rich and the very poor; the displacement occurs with the departure of the middle-class residents who neither qualify for the subsidized housing nor can afford the soaring market rents and house prices. And these are the people who staff the libraries, manage the retail stores, patrol the city streets and teach the children — and that's just scratching the surface.
That's become a serious problem in San Francisco. The presence of Queens, Staten Island, outer parts of Brooklyn* and the Bronx blunts the force of the problem in New York. Washington won't be that fortunate.
*The funny thing here is, the people who gentrified much of central Brooklyn are now being priced out themselves - and they're landing in Philadelphia. Uh-oh.
That is true for every other place in America except the District of Columbia. DC currently puts around $130 million per year towards the construction of affordable housing. Unlike other places, DC builds affordable housing at 50%, 60%, 80%, 100%, and 120% of area median income (AMI) which will allow all people to live in DC unlike NYC, San Fran, Boston, etc. Until those cities put the amount of funding toward affordable housing that DC does annually, they will continue to erode their middle class.
DC also has inclusionary zoning rules in place that force all developments in the city to build 8-12% of their units as affordable if the development has 10 units or more. Keep in mind these developments are 100% private and receive zero subsidy from the city.
Currently, DC is building 36,000 housing units in 5-years with 12,000 of that being affordable housing.
”The rally took place on the site of Phase 3 of Cynthia Townhomes, which is part of the Housing Investment Platform of the DC Housing Finance Agency. All three phases total 15 townhomes, with five homes in each phase. Phase One is sold out, and three homes are reserved via pre-sale in Phases Two and Three. The homes are for households making no more than $140,600 (120% of the median family income in 2018).”
That is true for every other place in America except the District of Columbia. DC currently puts around $130 million per year towards the construction of affordable housing. Unlike other places, DC builds affordable housing at 50%, 60%, 80%, 100%, and 120% of area median income (AMI) which will allow all people to live in DC unlike NYC, San Fran, Boston, etc. Until those cities put the amount of funding toward affordable housing that DC does annually, they will continue to erode their middle class.
DC also has inclusionary zoning rules in place that force all developments in the city to build 8-12% of their units as affordable if the development has 10 units or more. Keep in mind these developments are 100% private and receive zero subsidy from the city.
Boston claims they build the most affordable housing. With 21% of all housing in the city being “affordable” on plus 9% of all housing being BHA, plus section 8 housing. Boston also builds 100% affordable building etc. it’s not a clear win for DC which is why the white percentage of Boston hasn’t grown since 200 and has in fact declined ~5%.
Dc had ~536k black people in 1970 meaning its lost ~200k Black people in the past 50 years. Boston has gone from 102k black people in 1970 to about 160k today.
DC mandates 8-12% affordable housing. Boston mandates 13% on any development above 9 units. That’s likely to increase to 17% next year.
That is true for every other place in America except the District of Columbia. DC currently puts around $130 million per year towards the construction of affordable housing. Unlike other places, DC builds affordable housing at 50%, 60%, 80%, 100%, and 120% of area median income (AMI) which will allow all people to live in DC unlike NYC, San Fran, Boston, etc. Until those cities put the amount of funding toward affordable housing that DC does annually, they will continue to erode their middle class.
DC also has inclusionary zoning rules in place that force all developments in the city to build 8-12% of their units as affordable if the development has 10 units or more. Keep in mind these developments are 100% private and receive zero subsidy from the city.
Currently, DC is building 36,000 housing units in 5-years with 12,000 of that being affordable housing.
”The rally took place on the site of Phase 3 of Cynthia Townhomes, which is part of the Housing Investment Platform of the DC Housing Finance Agency. All three phases total 15 townhomes, with five homes in each phase. Phase One is sold out, and three homes are reserved via pre-sale in Phases Two and Three. The homes are for households making no more than $140,600 (120% of the median family income in 2018).”
So the AMI for Metropolitan Washington is even higher than that in the city: $116,667 if I did the math right. (Though I thought the median income used for housing subsidies was household rather than family income.)
Good for DC for building subsidized housing for the middle class, then. As of now, that's not a problem in Philadelphia, in part because there's a much greater difference in the median household income in the city (which is in the upper $30k range) and that in the area as a whole (it's somewhere north of $61k). Thus 80 percent of AMI takes in a chunk of the lower middle class too - and house prices haven't yet risen to the point where lower- and middle-middle-class households can't find something they can afford: the median house value in the city right now is just a bit over $200k, and plenty of houses in decent shape selling for under that figure exist in outlying city neighborhoods. But because of that much lower city median income, low-income housing affordability is becoming an increasingly worrisome problem.
The Cruz proposal calls for a six-story building with 55 affordable apartments, a nine-story building with 50 affordable condos and 55 market-rate condos, space for a new headquarters for the Boston NAACP and a restaurant/art space, a plaza ad park and a garage with room for 270 cars - which will serve the Cruz buildings, the library and Roxbury Municipal Court.
Cruz says some of the apartments would be rented to people making as little as 30% of the Boston area median income - city guidelines generally consider "affordable" to be as much as 80% of that income level. In the condo building, the affordable units would be sold to people making up to 80% of the area median income.”
New Atlantic Development and DREAM Development have yet to file their formal plans for 2172 Washington St. for BPDA review, but in their application to DND, they proposed a building with 50 apartments rented to people making between 50% and 80% of the area median income and 12 rented to people making less than 50% of the area median income, along with 12 condos - 4 to be sold to people making less than 70% of the area median income, 4 to people making between 70% and 100% and 4 at market rates.“
The other group, ID8, is proposing Nubian Crescent, a combination of housing, co-working office space, business incubator space and retail and community space, with underground parking. The housing units proposed would be two-thirds affordable and one-third market-rate. A crescent-shaped outdoor community space would host community events.
The ID8 team principals include Joseph Dabbah and Derek Dudley, both of ID8 Ventures — a development and property management firm. Dabbah, a Swiss native based out of New York, is a senior vice president at the Newark-based Emerita USA real estate development firm. Dudley is a manager for artists including hip-hop artist and actor Common. The team also includes the New York-based Loop Capital, a black-owned investment banking and advisory firm, Roxbury native and R&B star Michael Bivins and the Boston-based Shawmut Construction. The team also lists Boston-based publicist Kelley Chunn as a key member of the development team.
Boston claims they build the most affordable housing. With 21% of all housing in the city being “affordable” on plus 9% of all housing being BHA, plus section 8 housing. Boston also builds 100% affordable building etc. it’s not a clear win for DC which is why the white percentage of Boston hasn’t grown since 200 and has in fact declined ~5%.
Dc had ~536k black people in 1970 meaning its lost ~200k Black people in the past 50 years. Boston has gone from 102k black people in 1970 to about 160k today.
DC mandates 8-12% affordable housing. Boston mandates 13% on any development above 9 units. That’s likely to increase to 17% next year.
The article talks about what Boston is doing moving forward. DC has been building that amount of affordable housing for decades. This is from the article:
These actions have brought the active affordable housing pipeline to a total of 4,890 units. Along with the 6,309 units permitted to date, the City now has 11,199 affordable units that are complete, in construction or underway. This total represents 70 percent of the City’s 15,820-unit target for 2030.
DC has a target to build 12,000 affordable housing units for income ranges between 50%($58,000) -120% ($140,000) AMI by 2025. Boston has a goal to build 15,820 affordable housing units by 2030. That’s great that Boston has that goal, but the article talks about putting only $50 million towards affordable housing annually which makes sense for the 15,820 affordable housing unit goal by 2030. Boston would need to put double or even triple that amount of funding to keep pace with DC who is putting $130 million annually towards the construction of affordable housing.
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