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<!DOCTYPE html>
<html lang="en">
<head>
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<meta name="description" content="Explore our interactive dashboard to understand housing needs in MACOG. This tool provides insights into housing availability, affordability, and trends.">
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<!-- Primary Page Layout
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<!-- Sticky header -->
<div class="sticky">
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<p class="inline-text">
<img src="images/client/client-logo.png" alt="MACOG" class="inline-logo">
<span class="title">MACOG</span>
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<div class="nav-options">
<div class="desktop-pages">
<!-- Links must be added here for desktop -->
<a href="#Overview"><span class="fa fa-arrow-up"></span> Back to top</a>
<a href="#101">101 </a>
<a href="#Baseline">Baseline </a>
<a href="#HNAs"> HNAs </a>
<a href="#Strategy">Strategy </a>
<a href="#Implementation">Implementation</a>
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<a href="#101">101</a>
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<a href="#HNAs">HNAs</a>
<a href="#Strategy">Strategy</a>
<a href="#Implementation">Implementation</a>
<a href="./survey.html">Survey</a>
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<span class="title"><b>MACOG Regional Housing Dashboard |</span></b>
</div>
</div> -->
<!-- Cover banner -->
<div class="cover" id="Overview" style="background:linear-gradient(to right,rgba(56,63,69,0.9),rgba(138, 121, 70, 0.75)), url(images/client/cover-image.jpg);">
<div class="container" style="margin-top: 0">
<h1>MACOG Regional
<br>Housing Study Dashboard
</h1>
<div class="row">
<div class="eight columns" style="margin-top: 2%;">
<p>This dashboard was created by <a href="http://communityscale.io" target="blank">CommunityScale</a> for <a href="https://www.macog.com/">MACOG</a>, the Michiana Area Council of Governments to support the development and presentation of the Regional Housing Study for Elkhart, Marshall, and St. Joseph Counties. The objective of this dashboard is to outline the study's objectives and priorities, share key observations and findings about the local housing landscape, and highlight recommended strategies to increase housing production and address affordability challenges.</p>
<p>Take the public survey here:</p>
<p><a href="./survey.html" target="blank"><button><span class="fa fa-bullhorn"></span> Housing public survey</button></a></p>
</div>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="six columns" style="margin-top: 20px">
<h5>The dashboard covers the following components of the Regional Housing Study:</h5>
<p><a href="#Overview"><b>Overview:</b></a> Summary of the study's purpose and key findings.</p>
<p><a href="#101"><b>Housing 101:</b></a> Reference for housing-related terms and concepts organized like an illustrated glossary.</p>
<p><a href="#Baseline"><b>Baseline Initiatives:</b></a> Literature review of recent housing-related plans and studies across the region.</p>
<p><a href="#HNAs"><b>Housing Needs Assessments:</b></a> Detailed analysis of housing need, supply, and demand for each county and the region overall.</p>
<p><a href="#Regional"><b>Regional Housing Perspectives:</b></a> Issues driving housing demand at the regional level.</p>
<p><a href="#Strategy"><b>Housing Strategy Toolkit:</b></a> Recommended policy tools and strategies to promote more housing production and affordability.</p>
<p><a href="#Implementation"><b>Implementation Plan and Performance Metrics:</b></a> Action plan to execute the housing strategy and measure progress toward regional goals.</p>
<p><a href="./survey.html"><b>Public survey:</b></a> A chance for communitymembers to contribute their voice and experiences to the planning process.</p>
<p>This study is funded by <a href="https://www.lilly.com/impact/lilly-foundation" target="blank">Lilly Endowment Inc</a> through a Giving Funds for Tomorrow (GIFT) VIII grant which is being administered by MACOG with support from the <a href="https://southbendelkhart.org/" target="blank">South Bend Elkhart Regional Partnership (SBERP)</a>.</p>
</div>
<div class="six columns" style="margin-top: 2%">
<p><img src="./images/theme/people-background-stjoseph.jpg" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
<p><img src="./images/theme/place-background-marshall.jpg" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
</div>
</div>
</div>
<div class="container">
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>The Regional Housing Study's purpose</h3>
<h5>The MACOG Regional Housing Study is intended to offer a regional perspective to complement local planning and policymaking as communities across the three-county area confront and manage housing challenges and opportunities.</h5>
<h6>MACOG's goals for this study as part of supporting the range of actions and strategies needed to address today’s and tomorrow’s key housing challenges across the 3-county region:</h6>
</div>
</div>
<!-- Row three call outs -->
<div class="row">
<div class="boxes">
<div class="box">
<div class="large-icon">
<img src="images/theme/new.png" class="inline-image" title="People"/>
</div>
<!-- <p><img src="images/new.png" style="width:50%; max-width: 80px; min-width: 50px;"></p> -->
<h5>Establish a regional platform for housing planning and policymaking</h5>
</div>
<div class="box">
<div class="large-icon">
<img src="images/theme/affordable.png" class="inline-image" title="People"/>
</div>
<!-- <p><img src="images/affordable.png" style="width:50%; max-width: 80px; min-width: 50px;"></p> -->
<h5>Provide resources and technical assistance to help communities navigate local housing issues</h5>
</div>
<div class="box">
<div class="large-icon">
<img src="images/theme/preserve.png" class="inline-image" title="People"/>
</div>
<!-- <p><img src="images/preserve.png" style="width:50%; max-width: 80px; min-width: 50px;"></p> -->
<h5>Convene dialogue and collaboration between leaders, municipalities, and stakeholders</h5>
</div>
</div>
</div>
</div>
<div class="container">
<div class="row insight-box">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Analysis summary</h3>
<p>The Housing Needs Assessments detail housing conditions, demand, and production targets at county-by-county and regional levels. The table below summarizes demand and this study's recommended 10-year production target for each geography. More details about the origins of this demand and the composition of these production targets are available in the Housing Needs Assessment section below.</p>
</div>
<div class="row">
<div class="six columns">
<h5>Total regional demand: 59,710-74,640</h5>
<p>The units necessary to fill current afffordability gaps, accommodate changing demographics and housing needs, and absorb 10-year projected growth</p>
<table>
<tr>
<th>Geography</th>
<th>Demand (units)</th>
</tr>
<tr>
<td>Elkhart County</td>
<td>29,316</td>
</tr>
<tr>
<td>Marshall County</td>
<td>3,775</td>
</tr>
<tr>
<td>St. Joseph County</td>
<td>34,207</td>
</tr>
<tr class="important">
<td>Region overall</td>
<td>59,710-74,640</td>
</tr>
</table>
</div>
<div class="six columns">
<h5>10-year regional production target: 13,440 - 16,800</h5>
<p>The units that can be feasibly built over the next decade considering the expected pace of growth, the limits of affordable housing subsidy programs, and the capacity of local developers.</p>
<table>
<tr>
<th>Geography</th>
<th>10-year production target (units)</th>
</tr>
<tr>
<td>Elkhart County</td>
<td>7,895</td>
</tr>
<tr>
<td>Marshall County</td>
<td>714</td>
</tr>
<tr>
<td>St. Joseph County</td>
<td>8,185</td>
</tr>
<tr class="important">
<td>Region overall</td>
<td>13,440 - 16,800</td>
</tr>
</table>
</div>
</div>
</div>
</div>
<div class="divider" id="101" style="background:linear-gradient(to right,rgba(255, 255, 255, 0.9),rgba(255, 255, 255, 0.8)), url(images/theme/people-background-stjoseph.jpg); background-repeat: no-repeat; background-size: cover">
<div class="container">
<div class="twelve columns center-align">
<div class="divider-header">
<div class="divider-icon">
<img src="images/theme/People.svg" class="inline-image" title="People">
</div>
<h2 class="inline-text">Housing 101 Glossary</h2>
</div>
<h6>The planning team has prepared a "Housing 101" resource designed to ground the Regional Housing Study in a foundational set of terms, concepts, and perspectives and help users navigate the complex issues and ideas underpinning the housing discourse in this region and beyond. Organized like an illustrated glossary, the document offers a reference for people unfamiliar with housing topics build a basic foundation of vocabulary and concepts.</h6>
</div>
</div>
</div>
<div class="container">
<div class="row insight-box">
<div class="twelve columns center-align" style="margin-top: 2%">
<h4>A glossary of housing terms</h4>
<p>The Housing 101 resource defines typical housing market and policy terms to help ensure the community is speaking in common terms about the issues, challenges, opportunites, and strategies pertaining to this housing study and across the housing discourse in general. The glossary includes the following terms and concepts:</p>
</div>
<div class="row">
<div class="four columns" style="margin-top: 2%">
<ul>
<li><a href="./housing101.html#ADU" target="_blank"><b>Accessory Dwelling Units (ADUs)</b></a></li>
<li><a href="./housing101.html#AMI" target="_blank"><b>Area Median Income (AMI)</b></a></li>
<li><a href="./housing101.html#CLT" target="_blank"><b>Community land trust</b></a></li>
<li><a href="./housing101.html#cost burden" target="_blank"><b>Cost burden</b></a></li>
<li><a href="./housing101.html#ownership cost" target="_blank"><b>Cost of homeownership</b></a></li>
</ul>
</div>
<div class="four columns" style="margin-top: 2%">
<ul>
<li><a href="./housing101.html#housing shortage" target="_blank"><b>Housing shortage</b></a></li>
<li><a href="./housing101.html#housing trust fund" target="_blank"><b>Housing trust fund</b></a></li>
<li><a href="./housing101.html#infill" target="_blank"><b>Infill housing</b></a></li>
<li><a href="./housing101.html#land bank" target="_blank"><b>Land bank</b></a></li>
<li><a href="./housing101.html#missing middle" target="_blank"><b>Missing middle housing</b></a></li>
</ul>
</div>
<div class="four columns" style="margin-top: 2%">
<ul>
<li><a href="./housing101.html#out of state" target="_blank"><b>Out-of-state investor-owned housing</b></a></li>
<li><a href="./housing101.html#STR" target="_blank"><b>Short-term rentals</b></a></li>
<li><a href="./housing101.html#subsidized housing" target="_blank"><b>Subsidized housing</b></a></li>
<li><a href="./housing101.html#TIF" target="_blank"><b>Tax Increment Financing (TIF)</b></a></li>
</ul>
</div>
</div>
</div>
<div class="row">
<div class="twelve columns center-align" style="margin-top: 2%">
<p>Access the full Housing 101 glossary here:</p>
<p><a href="https://communityscale.github.io/MACOG/housing101.html" target="blank"><button><span class="fa fa-external-link"></span> Housing 101 Reference</button></a></p>
</div>
</div>
</div>
<div class="divider" id="Baseline" style="background:linear-gradient(to right,rgba(255, 255, 255, 0.9),rgba(255, 255, 255, 0.8)), url(images/theme/place-background-stjoseph.jpg); background-repeat: no-repeat; background-size: cover">
<div class="container">
<div class="twelve columns center-align">
<div class="divider-header">
<div class="divider-icon">
<img src="images/theme/Place.svg" class="inline-image" title="People">
</div>
<h2 class="inline-text">Baseline Initiatives Report</h2>
</div>
<h6>To help ground the study in the area’s current planning context, the planning team gathered takeaways from the many comprehensive plans, housing studies, and other reports recently conducted by many of the municipalities, counties, and agencies that comprise the region.</h6>
</div>
</div>
</div>
<div class="container">
<div class="row insight-box">
<div class="twelve columns center-align" style="margin-top: 2%">
<h4>Comprehensive review of recent plans and studies</h4>
<p>The following goals and priorities were shared across the range of plans, studies, and reports reviewed during this process:</p>
</div>
<div class="six columns" style="margin-top: 2%">
<ul>
<li>Create more affordable housing (low- and moderate-income)</li>
<li>Add diverse housing options</li>
<li>Rehabilitate existing housing and neighborhoods</li>
<li>Designate areas for mixed-use development</li>
<li>Revitalize downtowns</li>
<li>Attract skilled, professional workforce</li>
<li>Encourage walkable and bikeable development and urban design</li>
</ul>
</div>
<div class="six columns" style="margin-top: 2%">
<ul>
<li>Preserve neighborhood and rural character</li>
<li>Provide design standards and guidelines</li>
<li>Promote green building and energy efficiency</li>
<li>Reinforce homeownership</li>
<li>Engage the community in housing dialogue</li>
<li>Offer development incentives</li>
<li>Build public-private partnerships</li>
</ul>
</div>
</div>
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<div class="twelve columns center-align" style="margin-top: 2%">
<p>Access the full literature review document here:</p>
<p><a href="./docs/Regional Housing Study_ Baseline Initiatives Report (DRAFT).pdf" target="blank"><button><span class="fa fa-file-text-o"></span> Baseline Initiatives Report</button></a></p>
</div>
</div>
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<div class="divider" id="HNAs" style="background:linear-gradient(to right,rgba(255, 255, 255, 0.9),rgba(255, 255, 255, 0.8)), url(images/theme/results-background-marshall.jpg); background-repeat: no-repeat; background-size: cover">
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<div class="twelve columns center-align">
<div class="divider-header">
<div class="divider-icon">
<img src="images/theme/Place.svg" class="inline-image" title="People">
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<h2 class="inline-text">Housing Needs Assessment</h2>
</div>
<h5>The Regional Housing Study includes in-depth analysis of housing conditions, needs, and demand for each county. Each of these Housing Needs Assessment reports includes detailed study of the county's households, housing supply, and market conditions to derive local housing need and demand intended to inform housing production targets at local, county, and regional levels.</h5>
<div class="chip-container">
<a href="#County-by-county"><button class="button-primary">County-by-county</button></a>
<a href="#Regional-demand"><button class="button-primary">Regional demand</button></a>
<a href="#Regional-production"><button class="button-primary">Regional 10-year production target</button></a>
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<div class="container">
<div class="row insight-box" id="County-by-county">
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<h4>County-by-county Housing Needs Assessments</h4>
<p>Each County-specific Housing Needs Assessment is available in both online dashboard and downloadable pdf report format using the buttons below.</p>
</div>
<div class="four columns" style="margin-top: 2%">
<h4>Elkhart County</h4>
<p>Housing Needs Assessment for Elkhart County.</p>
<p><a href="https://communityscale.github.io/MACOG/elkhart.html" target="blank"><button class="button-primary"><span class="fa fa-external-link"></span> Elkhart Dashboard</button></a></p>
<p><a href="./docs/Regional Housing Study_ Elkhart HNA (DRAFT).pdf" target="blank"><button class="button-primary"><span class="fa fa-file-text-o"></span> Elkhart Report</button></a></p>
</div>
<div class="four columns" style="margin-top: 2%">
<h4>Marshall County</h4>
<p>Housing Needs Assessment for Marshall County.</p>
<p><a href="https://communityscale.github.io/MACOG/marshall.html" target="blank"><button class="button-primary"><span class="fa fa-external-link"></span> Marshall Dashboard</button></a></p>
<p><a href="./docs/Regional Housing Study_ Marshall HNA (DRAFT).pdf" target="blank"><button class="button-primary"><span class="fa fa-file-text-o"></span> Marshall Report</button></a></p>
</div>
<div class="four columns" style="margin-top: 2%">
<h4>St. Joseph County</h4>
<p>Housing Needs Assessment for St. Joseph County.</p>
<p><a href="https://communityscale.github.io/MACOG/stjoseph.html" target="blank"><button class="button-primary"><span class="fa fa-external-link"></span> St. Joseph Dashboard</button></a></p>
<p><a href="./docs/Regional Housing Study_ St Joseph HNA (DRAFT).pdf" target="blank"><button class="button-primary"><span class="fa fa-file-text-o"></span> St. Joseph Report</button></a></p>
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<div class="container">
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<div class="twelve columns center-align">
<h3>Regional Housing Needs Assessment</h3>
<h6>The following synthesizes the county-level findings into a regional assessment of housing demand and recommended region-wide production targets over the next 10 years.</h6>
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<div class="row insight-box" id="Regional-demand">
<div class="twelve columns">
<h4>The sources of regional housing demand</h4>
<p>The Housing Needs Assessment measures housing demand as derived from these sources:</p>
<ul>
<li><b>Attainability gaps:</b> Affordable units needed to balance the costs of housing with households’ ability to pay across income levels and price points.</li>
<li><b>Organic growth:</b> Units needed to accommodate projected net new households.</li>
<li><b>Essential workforce:</b> Units needed to house middle-income workers, typically 80-120% AMI.</li>
<li><b>Potential downsizers:</b> Units that accommodate the needs and preferences of empty nesters and seniors looking for smaller housing options.</li>
</ul>
</div>
<div class="row">
<div class="six columns">
<table class="uniform-columns">
<tr>
<th>Demand driver</th>
<th>Total demand (units)</th>
</tr>
<tr>
<td>Attainability gaps</td>
<td>34,080 - 42,590</td>
</tr>
<tr>
<td>Organic growth</td>
<td>8,010 - 10,020</td>
</tr>
<tr>
<td>Essential workforce</td>
<td>7,220 - 9,020</td>
</tr>
<tr>
<td>Potential downsizers</td>
<td>10,410 - 13,010</td>
</tr>
<tr>
<th>Total</th>
<th>59,710 - 74,640</th>
</tr>
</table>
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<div class="six columns">
<p><img src="images/MACOG regional demand by driver.png" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
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<div class="twelve columns" style="margin-top: 2%">
<h4>Regional demand by income based on what is needed: 59,710 - 74,640 units total</h4>
<p>Most of the region’s housing demand is driven by low-income households, especially those unable to find affordable housing under current circumstances. There is also significant demand at the higher end of the income spectrum. About one third of demand is driven by households earning between 60-120% AMI.</p>
</div>
<div class="row">
<div class="six columns">
<table class="uniform-columns">
<tr>
<th>Income (AMI)</th>
<th>Total demand (units)</th>
</tr>
<tr>
<td><30%</td>
<td>20,000 - 24,990</td>
</tr>
<tr>
<td>30-60%</td>
<td>15,590 - 19,490</td>
</tr>
<tr>
<td>60-80%</td>
<td>3,550 - 4,440</td>
</tr>
<tr>
<td>80-100%</td>
<td>7,080 - 8,850</td>
</tr>
<tr>
<td>100-120%</td>
<td>3,880 - 4,860</td>
</tr>
<tr>
<td>>120%</td>
<td>9,610 - 12,010</td>
</tr>
<tr>
<th>Total</th>
<th>59,710 - 74,640</th>
</tr>
</table>
</div>
<div class="six columns">
<p><img src="images/MACOG regional demand by income.png" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
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<div class="row insight-box" id="Regional-production">
<div class="twelve columns" style="margin-top: 2%">
<h4>Production target by income based on what is feasible: 13,440 - 16,800 units over the next 10 years</h4>
<p>Regardless of overall need or demand, only a limited number of units can realistically be built each year. The housing production target summarized at right combines the demand analysis with estimates of the practical limits of applicable subsidy programs (i.e. how many units each program typically supports each year) and development industry capacity (i.e. how many units developers have collectively proven able to produce each year) for quantities that are ambitious but also achievable.</p>
<p>In spite of these practical constraints, accelerated housing production is possible with strong leadership, political will, increased resources, and community support. This production target should be considered a goal that is meant to be exceeded.</p>
</div>
<div class="row">
<div class="six columns">
<table class="uniform-columns">
<tr>
<th>Income (AMI)</th>
<th>Production target (units)</th>
</tr>
<tr>
<td><30%</td>
<td>480 - 600</td>
</tr>
<tr>
<td>30-60%</td>
<td>1,070 - 1,340</td>
</tr>
<tr>
<td>60-80%</td>
<td>600 - 750</td>
</tr>
<tr>
<td>80-100%</td>
<td>600 - 750</td>
</tr>
<tr>
<td>100-120%</td>
<td>3,090 - 3,860</td>
</tr>
<tr>
<td>>120%</td>
<td>7,600 - 9,500</td>
</tr>
<tr>
<th>Total</th>
<th>13,440 - 16,800</th>
</tr>
</table>
</div>
<div class="six columns">
<p><img src="images/MACOG regional 10-year production target.png" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
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<div class="row insight-box">
<div class="twelve columns" style="margin-top: 2%">
<h4>Translating production targets into price points</h4>
<p>The table below translates the housing production target into units by overall monthly cost and approximate purchase price and lease rent these costs correspond with.</p>
<p>Monthly costs represent the maximum range households at each income level can spend on housing without becoming cost burdened (i.e. spending over 30% of their income on housing). These costs include both mortgage/rent as well as utilities, taxes, insurance and other fundamental housing expenses.</p>
<p>The affordable purchase price and lease rent represent the buying power each monthly cost level represents.</p>
<table>
<tr>
<th>Income (AMI)</th>
<th>Production target (units)</th>
<th>Affordable monthly cost</th>
<th>Affordable purchase price</th>
<th>Affordable lease rent (per month)</th>
</tr>
<tr>
<td><30%</td>
<td>480 - 600</td>
<td>$520 - $640</td>
<td>$43,340 - $52,970</td>
<td>$410 - $510</td>
</tr>
<tr>
<td>30-60%</td>
<td>1,070 - 1,340</td>
<td>$1,040 - $1,280</td>
<td>$103,490 - $126,490</td>
<td>$920 - $1,120</td>
</tr>
<tr>
<td>60-80%</td>
<td>600 - 750</td>
<td>$1,400 - $1,710</td>
<td>$143,600 - $175,520</td>
<td>$1,250 - $1,530</td>
</tr>
<tr>
<td>80-100%</td>
<td>600 - 750</td>
<td>$1,750 - $2,130</td>
<td>$183,710 - $224,530</td>
<td>$1,590 - $1,950</td>
</tr>
<tr>
<td>100-120%</td>
<td>3,090 - 3,860</td>
<td>$2,100 - $2,560</td>
<td>$223,700 - $273,420</td>
<td>$1,930 - $2,350</td>
</tr>
<tr>
<td class="important">Total</td>
<td class="important">13,440 - 16,800</td>
<td></td>
<td></td>
<td></td>
</tr>
</table>
</div>
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<h2 class="inline-text">Regional Housing Perspectives</h2>
</div>
<h5>Some topics in the housing discourse cannot be fully addressed at the county-by-county scale and require a regional perspective to understand and respond to. The following provide regional context for aspects of the Housing Needs Assessments linked above and also inform strategies that can only be effective when stretching across jurisdictions and counties.</h5>
<div class="chip-container">
<a href="#Growth"><button class="button-primary">Growth</button></a>
<a href="#Wages"><button class="button-primary">Wages</button></a>
<a href="#Subsidy"><button class="button-primary">Subsidy</button></a>
<a href="#Migration"><button class="button-primary">Migration</button></a>
<a href="#Barriers"><button class="button-primary">Development barriers</button></a>
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<div class="row" id="Growth">
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<h3>Employment growth and household growth</h3>
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<div class="row insight">
<div class="six columns">
<h4>Recent and projected region-wide jobs and household growth</h4>
<p>Two major employers recently announced plans to open facilities in the Indiana Enterprise Center in northwest St. Joseph County which are projected to create up to 2,700 jobs: Amazon data center (1,000 jobs); GM EV battery plan (1,700 jobs)</p>
<p>At a rate of 0.7 households per job (the prevailing jobs-to-households ratio), these two employers could add nearly 1,900 new households to the region, likely mostly concentrated in St. Joseph County but with some impact in Marshall and Elkhart Counties as well. However, it is also possible an outsized portion of these jobs will be filled by existing residents either shifting from other, less desirable jobs or re-entering the workforce after temporary disengagement.</p>
</div>
<div class="six columns">
<p><img src="images/MACOG employment.png" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
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<div class="row" id="Wages">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Wages and ability to pay for housing</h3>
</div>
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<div class="row insight">
<div class="six columns">
<h4>Median wages by occupation and ability to pay for housing</h4>
<p>Employment and wages are a direct determinant of a household’s ability to pay for housing. The table at right summarizes median wages (annual and hourly) for typical occupations in the region. These earnings are translated into AMI as well as the amount this income can afford in rent or to purchase a home without cost burden.</p>
<p>Given these are median wages, it should be assumed there are subsets of people earning more and less than these figures.</p>
<p>52% of households in the region include multiple earners such that their household income reflects combinations of these wages. For example, a household with a median-wage manager and a median-wage firefighter would earn 126% AMI.</p>
</div>
<div class="six columns">
<p><img src="images/MACOG occupations.PNG" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
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<div class="row" id="Subsidy">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Low Income Housing Tax Credit supply</h3>
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<div class="six columns">
<h4>The region’s recent and projected supply of LIHTC-funded affordable housing units</h4>
<p>Low Income Housing Tax Credits (LIHTC) represent one of the most prevalent and effective tools with which to deliver housing affordable to households earning 60% AMI and below. In many communities across the country, there are very few financing alternatives outside this program to provide this level of affordability.</p>
<p>The LIHTC supply is limited and its allocation is competitive on a state-by-state basis. The graph at right tracks LIHTC-funded units over the past 15 years and projects likely supply through 2040. The region’s ability to deliver new housing at 60% AMI and below will be largely dependent on how well local developers and their partner municipalities and stakeholders can compete for an outsized share of Indiana’s LIHTC allocation.</p>
</div>
<div class="six columns">
<p><img src="images/MACOG LIHTC.PNG" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
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<div class="row" id="Migration">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Migration across state lines</h3>
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<div class="row insight">
<div class="six columns">
<h4>Inter-state migration between MACOG and southern Michigan counties</h4>
<p>As the region’s growth extends into Michigan, there are concerns about losing population and investment out of state.</p>
<p>Migration trends over the past several years suggest a small degree of net out-migration from St. Joseph and Elkhart Counties to Michigan, an average of 65 households per year. However, the flows are not evenly distributed between Michigan counties. While the region nets an average annual loss of about 125 households to Cass County, MI, the region nets an average annual gain of about 60 households from Barrien County, MI.</p>
<p>Overall, net out-migration to Michigan does not seem to be a significant problem for the region at present but monitoring these trends is worthwhile in case this changes in the future.</p>
</div>
<div class="six columns">
<p><img src="images/MACOG migration.PNG" height="auto" width="100%" title="CommunityScale" alt="CommunityScale"></p>
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</div>
<div class="row" id="Barriers">
<div class="twelve columns center-align" style="margin-top: 2%">
<h3>Project-scale barriers</h3>
<h6>The following barriers impact developers’ ability to deliver new housing development in the region:</h6>
</div>
</div>
<div class="row insight-box">
<div class="row">
<div class="six columns">
<h4>Development costs</h4>
<p>Especially since the pandemic’s onset, several fundamental development costs have increased substantially, making it more difficult to finance and build housing within price ranges that most can afford. For example, interest rates drive up the cost of construction and permanent loans that typically underwrite the bulk of a development’s budget. Construction materials and labor costs have also risen sharply, adding costs to development projects that can only be passed on to tenants and buyers to a point before becoming too expensive to compete in the market.</p>
</div>
<div class="six columns">
<h4>Infrastructure limitations and costs</h4>
<p>While most community’s central plants have sufficient capacity to support growth, local sewer and water distribution is often limited to areas that have already been largely built out and extending to new redevelopment districts can be very costly. Though all sides acknowledge sewer and water connections are central to unlocking new development opportunities, there is not always agreement about who can or should fund and implement the needed system extensions. Municipalities and utilities may lack the capital on hand and developers may not be able to justify the expense without compromising a project’s financial feasibility.</p>
</div>
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<div class="row">
<div class="six columns">
<h4>Labor shortage</h4>
<p>Many developers have reported a lack of construction labor that impedes their ability to meet production goals and keep up with the opportunities in front of them. This includes both licensed and unlicensed trades. For the tradespeople that are available, their costs may be elevated and scheduling difficult given the high demand for their time and skills.</p>
</div>
<div class="six columns">
<h4>Public debate</h4>
<p>From an analytical perspective, all communities in the region are experiencing some degree of housing shortage or under production relative to local need and projected demand. However, local leaders and residents may not be fully informed and/or on the same page regarding the extent of this challenge or the steps necessary to address it. For example, some may be concerned about the impacts of new development, higher density, rental housing, and other changes on the capacity of local services or the character of the local community despite a general desire for more housing. Resistance to change, disagreement about the nature of the problem, and conflict over the steps to address it can slow or prevent solutions from developing or taking effect.
</p>
</div>
</div>
<div class="row">
<div class="six columns">
<h4>Zoning and regulations</h4>
<p>Most of the region’s housing was built years or decades ago under different market conditions than exist today. For example, zoning in many neighborhoods reflects a legacy of large homes suitable for families with children on relatively large lots. However, current trends see households shrinking and preferences shifting toward smaller units near amenities and downtowns. The minimum lot sizes, building square footages, and other massing and density parameters in force by local zoning does not always align with the housing typologies and land use patterns today’s households would prefer - especially smaller units on compact lots that would more likely be affordable to middle class households and seniors.</p>
</div>
<div class="six columns">
<h4>Infill challenges</h4>
<p>Vacant, abandoned, and derelict (VAD) properties are a significant driver of blight and devaluation in many neighborhoods, especially (but not exclusively) in the region’s larger cities. Infill development refers to the process of converting VAD and other underutilized properties into new, quality housing, often with affordability protections. Despite the large number of VAD parcels, there are several hurdles to transforming these sites. For example, significant resources are required to inventory, acquire, remediate, and reposition these sites. Developers have trouble financing small, individual projects (especially when opportunities exist elsewhere for larger, more efficient and profitable projects). Financing resources such as trust funds and land banks and are not widespread.</p>
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<div class="divider" id="Strategy" style="background:linear-gradient(to right,rgba(255, 255, 255, 0.9),rgba(255, 255, 255, 0.8)), url(images/theme/place-background-elkhart.jpg); background-repeat: no-repeat; background-size: cover">
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<h2 class="inline-text">Housing Strategy Toolkit</h2>
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<h5>Developing housing at scale is more challenging now than in recent memory - especially if affordability is a priority. Costs and interest rates are high, real estate and regulatory environments are complex, and the market is still reeling from the shock of the pandemic and other shifts in employment and household preferences. Overcoming these challenges requires a strategic and collaborative approach to planning, capital investment, and development.</h5>
</div>
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<div class="container">
<div class="row insight-box">
<div class="twelve columns center-align" style="margin-top: 2%">
<h4>Strategies to promote housing goals at local, county, and regional scales.</h4>
<p>Informed by analysis, best practices, and conversations with dozens of stakeholders, the plan's strategies and tools can help streamline housing production and foster more affordability at local and regional scales. The table below summarizes the strategy recommendations; the button further below links to the full Strategy Toolkit report document for more details.</p>
<table class="uniform-columns">
<tr>
<th>Strategy</th>
<th>Description</th>
</tr>
<tr>
<td>Infill development</td>
<td>Promote infill housing through zoning reform, proactive infrastructure upgrades and connections, site preparation and clean-up, and collaboration with land banks trusts.</td>
</tr>
<tr>
<td>Construction workforce pipeline</td>
<td>Encourage training and development of construction and development workforce, including trades, builders, and real estate professionals.</td>
</tr>
<tr>
<td>Proactive infrastructure investment</td>
<td>Invest in water, sewer, and other infrastructure connections to help catalyze development and reduce housing costs.</td>
</tr>
<tr>
<td>Manufactured housing</td>
<td>Leverage the local manufactured housing industry by promoting prefabricated units through zoning reform, building department outreach, and other tactics.</td>
</tr>
<tr>
<td>Land banks</td>
<td>Create land bank entities at local and regional scales to acquire, manage, and redevelop vacant, abandoned, and tax-delinquent properties.</td>
</tr>
<tr>
<td>Housing trust funds</td>
<td>Create housing trust funds at local and regional scales to support land banks and help low-income households purchase homes.</td>
</tr>
<tr>
<td>Interlocal infrastructure development funds</td>
<td>Combine resources across jurisdictions to help finance large-scale catalytic infrastructure investments needed to unlock housing development.</td>
</tr>
<tr>
<td>Community land trusts</td>
<td>Create community land trusts to acquire and manages land toward proving long-term affordable housing.</td>
</tr>
<tr>
<td>Zoning reform</td>
<td>Modify zoning to support increased and more streamlined housing production, including by allowing smaller houses, encouraging ADUs and multifamily rental conversions, reducing parking requirements, allowing manufactured homes, reflecting development feasibility thresholds, and permitting alternative housing typologies and household configurations.</td>
</tr>
<tr>
<td>Transparent approvals process</td>
<td>Reduce developers' uncertainty and risk with more up front, objective, and transparent zoning and approvals processes, development standards, and evaluation criteria.</td>
</tr>
<tr>
<td>Coordinated development standards</td>
<td>Improve alignment between development standards and regulations between jurisdictions to help developers operate more efficiently across the region.</td>
</tr>
<tr>
<td>Tax increment financing</td>
<td>Fund catalytic infrastructure investments that unlock development opportunities with a portion of new projects' future property tax revenue.</td>
</tr>
<tr>
<td>Tax abatement</td>
<td>Reduce development costs for projects that promote local housing goals by phasing in property tax increases over extended periods of time.</td>
</tr>
<tr>
<td>Housing database</td>
<td>Create local and regional housing databases that inform data-driven policy decisions and help officials and the public track progress toward achieving housing goals.</td>
</tr>
</table>
</div>
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<p>Access the full Regional Housing Strategy here:</p>
<p><a href="./docs/Regional Housing Study_ Regional Strategy (DRAFT).pdf" target="blank"><button><span class="fa fa-file-text-o"></span> Regional Housing Strategy</button></a></p>
</div>
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<h2 class="inline-text">Implementation Plan</h2>
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<h5>The Regional Housing Implementation Plan and performance metrics will be developed during the Fall of 2024 and published in November along with final Regional Housing Study documentation.</h5>
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<p class=""><a href="https://www.macog.com/" target="_blank">The Michiana Area Council of Governments (MACOG)</a> is a voluntary organization of local governments that studies and attempts to resolve areas of interlocal issues.</p>
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