Dear Members of the Board of County Commissioners,
Please note that this email is also being shared with other interested parties who are invested in finding solutions to Orange County’s housing challenges.
Recently, I sent an email highlighting the challenges facing the middle class, which I’ve termed the FAN (Forgotten And Neglected) class. My primary concern is ensuring that policies address the needs of all classes equally, particularly the middle class, which has been overlooked in discussions about affordable housing. While some of the ideas I present here may be unpopular or require significant changes, they are necessary if policymakers are serious about making housing affordable for everyone in Orange County. This email outlines specific suggestions that can help create a win-win situation for all residents, not just those with high equity or wealth. As I’ve observed in Board of County Commissioners and OCPS Board meetings, one group severely affected is OCPS teachers. With an average salary of $55,600, they are far below the income required to rent or purchase a home in Orange County. This issue extends to other middle-class workers and young first-time homebuyers, who face the same affordability barriers. The focus must be on creating housing solutions that uplift everyone, from low-income families to the middle class.
Affordable Housing Solutions
As I listen to these meetings, affordable housing consistently emerges as a major concern. While there are many professions affected by the housing crisis, teachers stand out as a prime example.
- On average, a teacher in Orange County earns $55,600 per year.
- To rent a home in Orange County, an individual must earn at least $67,280 annually.
- To purchase a home at the current average price of $478,500, an individual needs to earn between $117,840 and $126,000 annually.
It’s clear that teachers, and many others in the middle class, are struggling to afford housing. With inflation continuing to rise and wages unable to keep pace, it’s becoming increasingly difficult for individuals on a single income to manage their living expenses. While salary increases seem unlikely, policymakers must address the other side of the equation: reducing the cost of living, particularly in housing.
Developers are motivated by economics, often building larger homes for wealthier buyers to maximize profits. But this approach is unsustainable for Orange County’s future. If this continues, only those with significant equity from homes sold elsewhere will be able to afford new homes here, leaving young couples and first-time buyers without affordable options. This is why creative solutions are needed to make housing affordable for all classes—especially the middle class and first-time homebuyers.
As an example, the Sustanee development—though promoted as a sustainable, environmentally integrated community—serves as an illustration of what not to build for affordable housing. Sustanee is a high-end residential project covering approximately 1,335 acres, with 56% of that land (about 860 acres) dedicated to open spaces and nature preserves, including a 25-acre hardwood hammock park and 11 miles of trails. While this focus on green spaces is admirable, it does not address the critical issue of affordability for middle-class families. Sustanee includes 1,800 single-family homes but has no specific provisions for affordable housing or multi-family housing. Additionally, it lacks commercial or retail amenities like shopping centers within the development, which means residents must travel elsewhere for basic services. Although multimodal transportation is highlighted, the development’s emphasis remains on sustainability and luxury living rather than addressing the affordability crisis. Policymakers must recognize that projects like Sustanee do not meet the pressing need for affordable housing and should focus on developments that prioritize affordability, equitable access, and integration with essential services.
Suggestions to Address the Housing Crisis:
- Incentivize Dense, Affordable Urban Housing for All Classes: Policymakers must offer incentives to developers who build affordable, dense housing in urban areas. This approach supports middle-class families, low-income individuals, and new homebuyers—both young and old—who may be just starting out in life. By focusing on affordability for everyone, not just transplants with high equity, policymakers can ensure that all residents have access to housing that fits their needs. Housing should be designed to fit diverse needs, ensuring that more families can afford to live in these communities without the strain of excessive costs.
- Promote Smaller, Efficient Homes and Attached Housing for New Homebuyers: Policymakers must encourage developers to build smaller, efficient homes, attached houses, or even condominiums that families can afford. This will prevent communities from becoming inaccessible to those who are just beginning their homeownership journey. In addition, longstanding policies that deter more than one family from living in a home, such as restrictions on adding outside door entrances, must be revised. While this change is necessary to ease the burden on middle-class families, policymakers should acknowledge that it may be unpopular, especially with homeowner associations (HOAs) that have historically opposed multi-family living arrangements in single-family neighborhoods. However, this change is essential to creating more affordable housing options.
- Incentivize Infill Development, Not Rural Expansion: It’s critical that policymakers stop incentivizing developers to build in the rural service area, which contributes to urban sprawl and increases infrastructure costs. Instead, policymakers must focus on incentivizing infill development in the urban service area, using underdeveloped, unused land, or dilapidated structures. This approach preserves rural spaces while ensuring that affordable housing is built where infrastructure already exists, making it more accessible for low-income families and the middle class. Encouraging development within the urban core will prevent sprawl and make housing more affordable for all income levels.
- Mass Transportation and Micro-Mobility Access for New Developments: Policymakers must ensure that mass transportation options are available and accessible to all in new developments. If a new development cannot accommodate mass transportation, such as buses or light rail, it should be reconsidered to include alternatives like micro-mobility devices (scooters, electric bikes) and pedestrian-friendly infrastructure. Creating neighborhoods that encourage walking, biking, or scooter use will reduce the reliance on personal vehicles, lower transportation costs, and improve access for all residents. Development without these considerations will only add to congestion and exclude those who rely on public or micro-mobility transport options.
- Mixed-Use Developments for Vibrant Communities: Policymakers must encourage mixed-use developments in urban areas to provide affordable housing options while fostering vibrant communities. By combining residential, retail, and office spaces in one area, policymakers can reduce the need for long commutes and increase the overall quality of life for all classes. These developments benefit both middle-class families looking for affordability and convenience, as well as lower-income residents seeking proximity to jobs and services. This is a win-win approach that ensures housing remains accessible to a wide range of residents.
- Density Bonuses for Affordable Units Benefiting All Classes: Policymakers should offer density bonuses for developments that include affordable housing units to ensure that people from all income levels, including the middle class and new homebuyers, have access to affordable homes. This approach not only helps developers maximize their projects but also creates diverse, economically balanced communities. By making affordable housing a priority in every development, policymakers can ensure that no one is left out—whether they are a young family starting out or an older individual seeking to own their first home.
- Streamlined Approval for Affordable Housing Projects in Urban Areas: Policymakers must streamline approval processes for projects focused on affordable housing in urban areas. Developers are often discouraged from building affordable housing due to lengthy approvals and permitting processes. Changing how developments are regulated and approved is key to ensuring a steady supply of housing that meets the needs of everyone in the community, not just those who can afford higher-end homes. Scrutinizing all development proposals should be a priority, and policymakers must proactively work to change policies that slow down the creation of affordable housing.
- Public-Private Partnerships to Ensure Long-Term Community Stability: Policymakers must foster public-private partnerships to provide affordable housing for all. By partnering with developers, the county can offer resources like land or financing to ensure that developments include affordable housing. These partnerships should focus on building stable, mixed-income communities that benefit both middle-class families and lower-income residents. The result is a win-win for everyone, as these communities will remain stable and vibrant over time, providing housing for young and old alike.
- Promote Sustainable Urban Design for All Income Levels: Policymakers should ensure that affordable housing is built with sustainability in mind. Affordable housing doesn’t have to mean compromising on quality of life. By promoting energy-efficient construction, shared green spaces, and access to amenities, policymakers can help reduce costs for residents, making homeownership or renting more affordable for everyone—from first-time buyers to families working hard to stay in the middle class. This approach is a win-win for both residents and developers, as sustainable homes improve quality of life while reducing environmental impact.
What Policymakers Must Do to Ensure This Happens:
- Establish Clear Incentives for Developers: Policymakers must implement policies that incentivize developers to focus on infill development in the urban service area. This could include tax breaks, density bonuses, or expedited approvals for projects that prioritize affordability and sustainable design.
- Revise Zoning and Building Regulations: Policymakers must update zoning regulations to allow for higher-density housing, multi-family living arrangements, and mixed-use developments. Barriers such as restrictions on adding outside doors or converting single-family homes into multi-family homes should be removed, making it easier for families to live together or rent out extra space. While this will help create affordable housing, it is likely to face resistance, especially from HOAs. However, policymakers must push for these changes to increase affordable housing options.
- Restrict Rural Development Incentives: Stricter guidelines must be set by policymakers to disincentivize developers from building in the rural service area and redirect efforts toward the urban core. New projects in rural areas should be required to meet higher standards, including environmental sustainability and mass transportation access.
- Prioritize Mass Transportation Integration: Policymakers must require that new developments either be connected to existing mass transportation networks or include provisions for micro-mobility infrastructure. If a development cannot meet these criteria, its viability should be reconsidered. Mass transportation should be a requirement for large-scale housing projects to reduce traffic congestion and support low-income residents.
- Establish Public-Private Partnerships: Policymakers must actively pursue partnerships with private developers and non-profit organizations to fund and build affordable housing. County-owned land, financing, or resources should be leveraged to facilitate mixed-income communities that support all classes.
- Streamline Development Approval Processes: Policymakers must implement streamlined, fast-track approval processes for developers who commit to building affordable, dense housing in urban areas. Regulatory barriers that slow down the creation of housing must be reduced to ensure that supply meets demand efficiently.
Conclusion
Some of these ideas may be unpopular or challenge the status quo, especially with HOAs or developers who benefit from building high-end properties. However, if policymakers are serious about addressing the housing crisis in Orange County and making affordable housing available to all classes—especially the middle class—these difficult decisions must be made. The current trajectory is unsustainable, and without bold, balanced, and forward-thinking policies, the middle class will continue to be squeezed out of housing opportunities. The goal is to create a county where everyone, from young first-time homebuyers to long-term residents, can afford to live and thrive. I hope these suggestions can help guide us toward that vision.
Sincerely,
RJ Mueller