JohnsonCounty/indexworking.html at main · CommunityScale/JohnsonCounty · GitHub

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					<span class="title"><b>Johnson County Housing Study</b></span>
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			<h1>Johnson County
				<br><span style="font-weight: normal;">Housing Assessment Study</span></h1>
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					<p>This dashboard supports Johnson County's Housing Assessment Study, conducted by <a href="https://communityscale.io/" target="_blank" rel="noopener noreferrer">CommunityScale</a> on behalf of the County's <a href="https://www.johnsoncountyiowa.gov/department-of-pds" target="_blank" rel="noopener noreferrer">Planning, Development, and Sustainability Department</a>.</p>
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					<h5><b><span class="fa fa-bullhorn"></span> Take the online survey! </b> <span class="fa fa-bullhorn"></span></h5>
					<p>Please complete the <a href="https://form.jotform.com/251413502214037">online survey</a> for an opportunity to share your perspective and priorities as the Comprehensive Housing Study's recommendations take shape.</p>
					<p>Before completing the survey, review the analysis and observations summarized below for helpful context about the study's goals and draft findings as you answer the survey questions.</p>
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				<h3>The Housing Study's purpose</h3>
				<p>One of the priorities in the Johnson County comprehensive plan is equitable access to safe and affordable housing. This priority includes addressing the need for affordable housing supply and improving the quality and safety of existing and future housing for residents.</p>
				<p>Led by the Planning, Development, and Sustainability Department along with the Social Services Department, this housing assessment study is intended to help inform housing, land use, transportation, and potentially other policy decisions of local elected officials as well as inform comprehensive or other planning documents for the unincorporated area and for each small city at those Cities’ discretion.</p>
				<p>This study focuses on unincorporated Johnson County plus the six small cities of Hills, Lone Tree, Oxford, Shueyville, Solon, and Swisher. These areas are referred to collectively as the “non-metro area.” Unless otherwise indicated, this study’s data excludes the cities of Iowa City, Coralville, University Heights, Tiffin, and North Liberty. These cities were assessed by a similar study concluding in 2025. The study also includes a focus on the county’s manufactured home parks (MHPs), including those within the metro area.</p>
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			<h5>Goals for this study:</h5>
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					<h5>Assess equity needs such as housing stability, economic security, supportive community, and inclusion.</h5>
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					<h5>Recommend housing needed to satisfy future demand in the unincorporated area and each small city.</h5>
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					<h5>Identify gaps, barriers and housing needs and potentially preferences.</h5>
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					<h5>Recommend feasible and attainable actions for local elected officials to consider and implement.</h5>
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					<h2 class="inline-text">Key indicators</h2>
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				<h6>Intro statement...</h6>
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				<h3>Johnson County’s non-metro area is expected to continue growing at a steady pace.</h3>
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				<p>Non-metro Johnson County’s household population has been growing at a steady pace over the past 15 years. If this trend continues, the county can expect to add more than 700 net new households over the next decade, a 6-7% increase.</p>
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				<iframe title="Nonmetro Johnson County projected household growth" aria-label="Line chart" id="datawrapper-chart-VbXsC" src="https://datawrapper.dwcdn.net/VbXsC/2/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="391" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
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				<h3>The non-metro area’s population is aging rapidly, a potential liability for long-term growth.</h3>
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				<p>Like many parts of the country, non-metro Johnson County’s population has been aging significantly over recent years.</p>
				<p>Current trends suggest the 65+ cohort will be the fastest growing by far, with most other groups losing population over the next decade. The non-metro area needs to continue attracting young people and new families to keep the community sustainable in the long-term.</p>
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				<iframe title="Non-metro Johnson County population age trends and projection" aria-label="Area Chart" id="datawrapper-chart-fB6cr" src="https://datawrapper.dwcdn.net/fB6cr/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="423" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
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				<iframe title="Net population change by age (projected 2025-35)" aria-label="Column Chart" id="datawrapper-chart-LDNPB" src="https://datawrapper.dwcdn.net/LDNPB/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="472" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
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		<div class="row insight-box" id="Decline">
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				<h3>There is not enough housing diversity to reflect current and emerging market preferences.</h3>
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				<p>While Johnson County’s non-metro area has a large supply of owner-occupied houses, there are not enough options for households interested in alternative choices.</p>
				<p>For example, to help grow the population of young adults, the non-metro area needs a higher share of rental units which are often a new household’s entrypoint to a community before purchasing a home. And, as the non-metro area’s growing 65+ population ages, many will be looking for opportunities to downsize without leaving the community, such as by trading their larger house for small ownership options like condos and townhomes.</p>
				<p>Most of the non-metro area’s housing stock consists of single family homes. There is a relatively small supply of attached single family (i.e. townhomes and duplexes) and multifamily available. While this mix aligns with the preferences of the region’s higher-income households, it does not offer enough choices for middle- and lower-income households who tend to prefer a wider range of types, including more multifamily.</p>
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			<div class="eight columns" style="margin-top: 2%">
				<iframe title="Non-metro Johnson County housing units by tenure and bedroom count" aria-label="Stacked Bars" id="datawrapper-chart-uciPe" src="https://datawrapper.dwcdn.net/uciPe/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="232" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
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				<br>
				<br>
				<iframe title="Non-metro Johnson County housing units by tenure and structure type" aria-label="Stacked Bars" id="datawrapper-chart-4FuDf" src="https://datawrapper.dwcdn.net/4FuDf/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="249" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
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		<div class="row insight-box" id="History">
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				<h3>Trends suggest growth among higher and lower incomes and a shrinking “middle class.”</h3>
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				<p>As Johnson County’s non-metro area grows, its income mix is becoming more polarized, adding households among higher and lower income levels at a faster rate than those in middle-income levels.</p>
				<p>Growth at higher income levels could translate to opportunities for new market rate housing. More lower-income households add pressure to the naturally affordable housing stock and demand for more subsidized units. The share of middle-income households could increase with the addition of more moderately priced housing options.</p>
			</div>
			<div class="eight columns" style="margin-top: 2%">
				<iframe title="Non-metro Johnson County household growth trends and projection by income (% AMI)" aria-label="Area Chart" id="datawrapper-chart-DETAQ" src="https://datawrapper.dwcdn.net/DETAQ/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="444" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
				</script>
			</div>
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		<div class="row insight-box" id="Burden">
			<!-- Heading Row -->
			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>The non-metro area is home to fewer families with children and more single people than 10 years ago.</h3>
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			<div class="four columns" style="margin-top: 2%; margin-left: 0;">
				<p>Compared to 2015, Johnson County’s non-metro area has seen a 16% decline in the number of families with children. At the same time, there have been increases in the numbers of adults living with roommates, single person households, and seniors living alone.</p>
			</div>
			<div class="eight columns" style="margin-top: 2%">
				<iframe title="Non-metro Johnson County change in household structure" aria-label="Grouped Bars" id="datawrapper-chart-cTHhf" src="https://datawrapper.dwcdn.net/cTHhf/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="291" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
				</script>
			</div>
		</div>

		<div class="row insight-box" id="Subsidy">
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			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>Housing in the non-metro area is relatively affordable, but only to middle and upper incomes.</h3>
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			<div class="four columns" style="margin-top: 2%; margin-left: 0;">
				<p>Historically, Johnson County’s non-metro area has been a relatively affordable place to buy. Households earning the median income could comfortably afford well in excess of the median home price since before 2010. However, in recent years, as prices rise and interest rates spike, the median income is just enough to afford the median priced home and lower-income households are increasingly priced out of the market.</p>
			</div>
			<div class="eight columns" style="margin-top: 2%">
				<iframe title="How affordable is non-metro Johnson County?" aria-label="Line chart" id="datawrapper-chart-AS9vc" src="https://datawrapper.dwcdn.net/AS9vc/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="523" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}})}();
				</script>
			</div>
		</div>

		<div class="row insight-box" id="Workforce">
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			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>Most of Muskogee’s workforce chooses to live nearby, but lack of available housing leads many to locate just outside the city limits.</h3>
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			<div class="four columns" style="margin-top: 2%; margin-left: 0;">
				<p>While some people commute longer distances, most of the people who work in Muskogee live within or just outside the city. The most popular neighborhoods outside of Muskogee are concentrated in Fort Gibson and the Hilldale school district.</p>
				<p>Muskogee does not have enough available housing to attract more of these households into the city.</p>
			</div>
			<div class="eight columns" style="margin-top: 2%">
				<img src="images/muskogee-workers-map.jpg" width="100%">
				<figcaption style="font-size: 0.8rem; margin-top: 0.5rem;">Where people live who work in Muskogee.</figcaption>
			</div>
		</div>

		<div class="row insight-box" id="Neighborhoods">
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			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>Muskogee includes several stable and desirable neighborhoods that are competitive with Fort Gibson and Hilldale.</h3>
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			<div class="four columns" style="margin-top: 2%; margin-left: 0;">
				<p>Especially on the east side, many of Muskogee’s neighborhoods are at least as stable and desirable as those in competing neighborhoods just outside the city line. This market strength represents a solid foundation to build from as Muskogee seeks to attract more people, families, and local employees to live in the city.</p>
				<p>The neighborhoods in Muskogee that are less competitive in today’s market represent inventories lower-cost housing and vacant properties that could be systematically renovated and rebuilt over time to provide a renewed supply of quality, attainable housing stock.</p>
				<p>The map at right compares neighborhoods within and around Muskogee in terms of their relative stability and market condition. The map includes additional layers supporting this assessment, including parcel value per acre which helps highlight properties that are particularly well-invested or under-invested.</p>
			</div>
			<div class="eight columns" style="margin-top: 2%">
				<iframe src="muskogeeNCDraft.html" width="100%" height="600px" scrolling="no" style="border: none; overflow-x: hidden; overflow-y: auto;"></iframe>
				<p>Housing and neighborhood condition assessment. <a href="./muskogeeNCDraft.html" target="_blank">Explore in full screen.</a></p>
			</div>
		</div>

		<div class="row insight-box" id="Growth">
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			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>The region is growing, especially among higher income households that could afford renovated homes and new construction.</h3>
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			<div class="four columns" style="margin-top: 2%; margin-left: 0;">
				<p>The Muskogee region is expected to grow by about 1,725 households over the next 10 years. About 1,500 of these net-new households earn annual incomes above $80,000, making them particularly equipped to pay market rate prices for new houses and apartments.</p>
				<p>Muskogee should strategically position to attract a share of this new growth, especially the higher-earners who can help support new development of market rate housing.</p>
			</div>
			<div class="eight columns" style="margin-top: 2%">
				<iframe title="Regional household growth by household income" aria-label="Interactive area chart" id="datawrapper-chart-f0aDo" src="https://datawrapper.dwcdn.net/f0aDo/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="434" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
				</script>
			</div>
		</div>

		<div class="row insight-box" id="Target">
			<!-- Heading Row -->
			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>Muskogee has the potential to add at least 1,500 net-new, market-rate units over the next decade by capturing a greater share of the region’s growth.</h3>
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			<div class="four columns" style="margin-top: 2%; margin-left: 0;">
				<p>Muskogee should take steps to tap the region’s current growth wave and reverse its household decline toward a decade of renewed growth.</p>
				<p><b>600 net-new units by 2030</b>
					<br>Reverse the tide: Gradually transition from losing 100 units annually to gaining 175 units per year.</p>
				<p><b>1,500 net-new units by 2035</b>
					<br>Hit a new stride: Maintain a new pace of at least 175 net new units per year.</p>
			</div>
			<div class="eight columns" style="margin-top: 2%">
				<iframe title="Muskogee housing production target" aria-label="Interactive line chart" id="datawrapper-chart-OH1SM" src="https://datawrapper.dwcdn.net/OH1SM/1/" scrolling="no" frameborder="0" style="width: 0; min-width: 100% !important; border: none;" height="427" data-external="1"></iframe><script type="text/javascript">!function(){"use strict";window.addEventListener("message",(function(a){if(void 0!==a.data["datawrapper-height"]){var e=document.querySelectorAll("iframe");for(var t in a.data["datawrapper-height"])for(var r,i=0;r=e[i];i++)if(r.contentWindow===a.source){var d=a.data["datawrapper-height"][t]+"px";r.style.height=d}}}))}();
				</script>
				<figcaption><b>Notes about the targets:</b>
					<br>- These counts focus on units priced near or at market rate levels, meaning they could be developed without extensive subsidy. There is additional demand for housing at below-market prices if Muskogee can attract such projects (ex. LIHTC). However, given the limited supply of federal and state subsidy, this analysis does not assume a large number of subsidies housing units will be possible over the next decade.
					<br>- The targets focus on net-new housing production. To the extent demolitions continue at or near their current pace, Muskogee will need to replace these lost units in addition to building the targeted number of units indicated above.
				</figcaption>
			</div>
		</div>

		<div class="row insight-box" id="Barriers">
			<!-- Heading Row -->
			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>Muskogee faces several barriers to housing access and production.</h3>
			</div>
			<div class="four columns" style="margin-top: 2%; margin-bottom: 0%; margin-left: 0;">
				<p>This list of barriers to housing access and production is informed by the study’s detailed analysis and stakeholder focus group discussions. New policies and investments on the part of the City and other stakeholders should be designed to confront these challenges.</p>
				<p>Based on results of the public survey distributed during the study process, most residents also consider these issues among the most important housing topics for the City to address.</p>
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			<div class="four columns" style="margin-top: 2%;">
				<p><b>Land and infill challenges</b><br>
				Little publicly owned land<br>
				Disinterested private owners<br>
				Development risk<br>
				Limited developer pool</p>

				<p><b>High development and financing costs</b><br>
				Rising construction costs<br>
				Low price expectations<br>
				Elevated mortgage rates<br>
				Increased financing costs</p>

			</div>
			<div class="four columns" style="margin-top: 2%;">

				<p><b>Constrained public resources</b><br>
				Unused vouchers<br>
				Limited municipal funding</p>

				<p><b>Competition from other communities</b><br>
				School preferences<br>
				Commuting distance<br>
				Perception challenges</p>
			</div>
		</div>

		<div class="row insight-box" id="Strategies">
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			<div class="twelve columns" style="margin-bottom: 0%;">
				<h3>Housing priority action plan</h3>
			</div>
			<!-- Main Content Row -->
			<div class="six columns" style="margin-top: 2%; margin-left: 0;">
				<p>The following recommendations are designed to confront the barriers to housing production and capture the growth and market opportunities available to Muskogee over the next several years. These are explained in more detail in the Recommendations section of this study, including an analysis of their relative cost, priority, and the City or stakeholder agency that could be tasked with leading each.</p>
				<p>Based on the public survey released as part of the study process, residents assigned meaningful levels of priority to all of these strategies. The three highest ranking strategies from the survey were: Old Township neighborhood infill; quality of life investment; and maximizing accesss to affordable housing.</p>
			</div>
			<div class="six columns" style="margin-top: 2%">
				<p><b>Launch a marketing campaign to promote Muskogee to developers.</b></p>
				<p><b>Invest in resources, programs, and institutions that enhance Muskogee’s overall quality of life.</b></p>
				<p><b>Promote housing in and around downtown</b></p>
				<p><b>Encourage infill development in Old Township neighborhoods</b></p>
				<p><b>Leverage the City’s incentive fund to catalyze more infill development opportunities.</b></p>
				<p><b>Maximize access to existing affordable housing inventory and resources.</b></p>
				<p><b>Catalyze new housing development in Muskogee’s suburban periphery.</b></p>

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