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University of michigan study

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University of michigan study

  1. 1. University of MichiganUniversity of Michigan Masonry Ordinance StudyMasonry Ordinance Study A.ALFRED TAUBMAN COLLEGE OF ARCHITECTURE + URBAN PLANNING
  2. 2. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study Selection of Case Study Communities • Research is focused on Chicago area • Chicago’s suburbs have been among the largest supporters of masonry ordinances in the country, given the area’s historic preference for masonry building • The development trend in Chicago is closest to the national average among all MSAs that are known to contain masonry communities • Researchers studied four comparable suburban Chicago communities – Two with masonry ordinances- Orland Park and Tinley Park – Two without masonry ordinances- Hoffman Estates and Streamwood
  3. 3. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study • Hypothesis – The imposing of masonry ordinances, by setting standards for construction quality, will enhance the durability and aesthetic value of local properties, increase the attractiveness of the local community, and thus benefit both local residents and local business
  4. 4. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study Research Questions • Housing price effects: to what extent might the adoption of a masonry ordinance increase property value in the community? • Housing cost effects: to what extent might the adoption of a masonry ordinance increase construction cost and reduce operating cost? • Local community impacts: to what extent might the adoption of a masonry ordinance expand the local fiscal revenue base and improve the quality of life for existing residents while also inhibiting new growth and ‘pricing out’ low- income or minority households? • Local business impacts: to what extent might the adoption of a masonry ordinance increase the patronage of local retail stores and expand local sales revenue?
  5. 5. • Data – 25 years of data from the case study communities – Primary Focus on examining community changes during the period of 1990 to present • Examining real estate transactions • Tax records • Census data • Sales receipts University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study
  6. 6. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study • Property Values – Property values in communities with masonry ordinances are higher than those in non- masonry ordinance communities – The price of home differentials among the four municipalities continues to increase with the masonry ordinance communities of Orland Park and Tinley Park being significantly higher – Conclusion: The adoption of a masonry ordinance results in an increase of property values for homes in a community
  7. 7. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study - 50,000 100,000 150,000 200,000 250,000 300,000 350,000 1978 1980 1982 1984 1986 1988 1990 1992 1994 1996 1998 2000 2002 2004 Orland tinley Hoffman Streamwood Price of the Sample Constant-Quality PropertyPrice of the Sample Constant-Quality Property
  8. 8. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study • Taxes − Orland Park and Tinley Park have larger tax bases than over half of the cities in Cook County − Non-masonry ordinance communities experienced relatively slow growth in sales receipts − Orland Park and Tinley Park charge their residents lower municipal tax and fees in order to pay for public services and community improvements − Conclusion: The adoption of a masonry ordinance results in an increase in tax revenue for communities both through property taxes and sales tax receipts. This results in lessening the property tax burden for community residents
  9. 9. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study Sales Receipts Per Capita (Standardized by 1990 Population) - 5,000 10,000 15,000 20,000 25,000 30,000 35,000 40,000 45,000 50,000 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 HOFFMAN ESTATES ORLAND PARK TINLEY PARK STREAMWOOD
  10. 10. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study • Growth – The population of both Orland Park and Tinley Park continue to grow at a faster rate than the non-masonry ordinance communities – Orland Park and Tinley Park had a population growth rate of 43% and 30% from 1990 to 2000 respectively – Hoffman Estates and Streamwood had growth rates of 6% and 17% respectively from 1990 to 2000 – Conclusion: The adoption of masonry ordinances results in continued quality growth, and does not restrict growth
  11. 11. Population and Housing GrowthPopulation and Housing Growth   2000 Median Family Income 2000 Population Population Growth Rate Housing Unit Growth Rate 90-00 HOFFMAN ESTATES $73,685 49,495 6.0% 5.0% STREAMWOOD $68,771 36,407 17.0% 20.0% ORLAND PARK $77,507 51,077 43.0% 53.0% TINLEY PARK $71,858 48,401 30.0% 36.0% Median Suburban Community in Cook County $61,670 13,196 5.2% 4.6%
  12. 12. University of Michigan MasonryUniversity of Michigan Masonry Ordinance StudyOrdinance Study • Affordability – Mortgages in Orland Park and Tinley Park are similar to other suburban Cook County communities – The median rental cost in Orland Park and Tinley Park was found to be comparable with other non-masonry communities – The median rental burden for housing in Orland Park and Tinley Park is also quite close to the other suburban communities in Cook County – Conclusion: The adoption of a masonry ordinance does not significantly increase the owner cost burden or the rental burden for residents, and does not make housing in the community any less affordable than its neighbors
  13. 13. Housing Affordability: Owner-Occupied HousingHousing Affordability: Owner-Occupied Housing Median Cost Burden among all Suburban Communities in Cook County Orland Park Tinley Park Households With Mortgage 22.8% 22.20% 22.20% Households Without Mortgage 11.80% 11.70% 11.20% Measured by Median Monthly Owner Costs as a PercentageMeasured by Median Monthly Owner Costs as a Percentage of Household Income in 2000of Household Income in 2000
  14. 14. For More Information:For More Information: The Brick Industry, Southeast Region 8420 University Executive Park Suite 800 Charlotte, NC 28262 Phone: 1-800-622-7425 Fax: 704-510-0042 Website: www.gobricksoutheast.com

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