VULNERABILITY AND INEQUALITY Impacts of Segregation and Exclusionary Practices Shannon Van Zandt, Ph.D., AICP Roy L. Dockery Professor of Housing and Homelessness Interim Director, Center for Housing & Urban Development Faculty Fellow, Hazard Reduction & Recovery Center Coordinator, Master of Urban Planning Program Ike by Debra Hicks
Geography of Opportunity Sprawl, concentrated poverty, and segregation have shaped metropolitan areas in ways that exacerbate existing economic and social inequalities The geography of opportunity is based on two main premises: where one lives is critical for taking advantage of available opportunities; households have unequal abilities to live in places with good opportunities
Inequalities may be due to: Discrimination in lending and real estate industries A lack of, and a poor distribution of housing opportunities Housing market segmentation Uneven regional growth Clustering of low-income housing Consequences include: Poorer access to: Educational opportunities Health care, healthy communities, recreational opportunities Public transportation Jobs Greater exposure to: Crime Natural disasters, especially flooding
What segregation looks like in Houston White Black Hispanic Asian Map by Eric Fischer (http://www.flickr.com/photos/walkingsf/5560487046/sizes/o/in/photostream/)
Continuum of Housing Opportunity High Opportunity Suburbs Low Opportunity Central City/ Inner Suburb Homes that are: High-Value Owner-Occupied Single-Family HOUSING VALUE TENURE TYPE Homes that are: Low-Value Renting Multi-Family
Housing and Segregation TEXAS METROS ARE HIGHLY SEGMENTED BY TENURE, TYPE, AND ESPECIALLY BY HOUSING VALUE Values closer to 1.0 indicate homogeneity within neighborhoods (census tracts) Sorting Indices (eta-squared statistic) Austin San Antonio Houston Dallas Tenure (homeownership rate) 0.75 0.57 0.65 0.62 Type (percent single-family a ) 0.65 0.55 0.61 0.60 Value (Median value, owner-occupied) 0.87 0.78 0.84 0.83 Household Income 0.85 0.75 0.79 0.77 a Single-family includes both detached and attached units. It excludes mobile homes. Source: U.S. Census 2000, STF 3, Tables H7, H94, and H30, calculations by author. All between-tract and within-tract differences significant at p<.001.
Social Vulnerability Social factors and processes generate vulnerability in terms of a person s or group s capacity to anticipate, cope with, resist and recover from the impact of a natural hazard Social vulnerability will rarely be uniformly distributed among the individuals, groups, or various populations comprising social systems HOUSING INEQUALITIES mean that vulnerable populations are concentrated in physically vulnerable areas in lower-quality homes
Social Vulnerability Mapping
SV and 100-year flood plain
SV and Surge Zones
In the urban core of Galveston, many lower quality homes are only elevated a foot or less off the ground, if at all., a poorly-constructed home has slid off its foundation, and the other structural systems have also collapsed.
In contrast, a West End vacation home sits well above the surge level, a block off the gulf coast, these high-quality homes received only wind damage, which as seen here, was quite minimal.
Greater degrees of damage Higher levels of damage seen to minority neighborhoods even after accounting for the age of the housing and the proximity of the housing unit to water and the seawall.
Slower Recovery Over Time House Value $250,000 $200,000 $150,000 $100,000 $50,000 $0 2008_09 2009_04 2009_09 2010_09 39% Single-Family Housing 19% 5% Appraisal date 37% Distribution of Damage No Damage Minor Moderate Severe The average property value pre-storm was $152,155, and dropped 20.1% due to Ike damage. Average property values regained 95.5% of the prestorm value within two years. Lower value homes experienced greater damage, lost a greater proportion of their value, and have only recovered 82% of their prestorm value.
Long-term displacement 25% 25% 46% Galveston 39% 1% 51% Bolivar Distribution of Students enrolled in GISD, January 2010 Mainland Hispanic White African-American 42% 19% 35%
Summary Potential for redevelopment and population change Slower recovery times for minorities Permanent displacement Loss of affordable housing stock Exacerbation of pre-existing inequities
Housing Opportunities can be improved by: Spatially redistributing existing affordable housing opportunities within a metro (household-based voucher or mobility programs), and/or Increasing the volume of affordable housing throughout a region (unit-based or supply-side programs) Fair share programs Inclusionary zoning Low-Income Housing Tax Credit (LIHTC) Altering existing residential land use patterns
Recommendations Increase the supply of affordable housing, both rental and homeownership Encourage both mixed-income and mixeduse development throughout community Flexibility in land use regs Inclusionary programs Promote both place-based and mobilitybased programs Promote regional planning and cooperation
Resources Coastal Community Planning Atlas coastalatlas.tamug.edu On Galveston: Van Zandt, S., W.G. Peacock, D. Henry, H. Grover, W. Highfield, and S. Brody. 2012. Mapping Social Vulnerability to Enhance Housing and Neighborhood Resilience. Housing Policy Debate 22(1): 29-55. Highfield, W., W.G. Peacock, and S. Van Zandt. Determinants of Damage to Single-Family Housing from Hurricane-induced Surge and Flooding: Why Hazard Exposure, Structural Vulnerability, AND Social Vulnerability Matter in Mitigation Planning. Submitted to the Journal of the American Planning Association. On Social Vulnerability generally: Blaikie, Piers, Terry Cannon, Ian Davis and Ben Wisner. 1994. At Risk: Natural Hazards, People s Vulnerability and Disasters. London: Routledge. Fothergill, Alice, Enrique Maestras, and JoAnne D. Darlington. 1999. Race Ethnicity and Disasters in the U.S.: A Review of the Literature. Disasters 23(2):156-173. Morrow, Betty Hearn. 1999. Identifying and Mapping Community Vulnerability. Disasters 23(1): 1-18. Cutter, Susan L. 1996. Vulnerability to Environmental Hazards. Progress in Human Geography, 20(4):529-539. Peacock, Walter Gillis and Chris Girard. 1997. Ethnic and Racial Inequalities in Hurricane Damage and Insurance Settlements. Pp. 171-90 in W.G. Peacock, B.H. Morrow and H. Gladwin, Hurricane Andrew: Ethnicity Gender and the Sociology of Disasters. London: Rutledge.