When my wife and I bought our home, we were hoping to find something like a duplex or condo in walking distance to downtown Ypsilanti–to no avail. While there were dozens of single-family homes available at the time, only one duplex came up in 6 months of looking, and the condos available were all in complexes on major roads towards the edge of town. We ended up in a single-family home as the best-available choice, rather than because it was what we really wanted.

A new study by the National Association of Realtors and Portland State University suggests this is a common problem. Among other topics, their Community & Transportation Preferences Survey of 3,000 adults across the country’s metro areas looked at the homes (and places) people live in currently vs. the homes they’d like to live in.

A full 25% of respondents reported that they currently lived in detached, single-family homes, but would prefer to live in an apartment, townhouse, or condo in a more walkable neighborhood.

NAR_HousingMismatch_July15Even though I’ve personally suffered from this particular failure of the housing market, this number is still surprising and significant: 1 in 4 adults living in our major metro areas would give up their single-family home to live in a more walkable neighborhood.

So why don’t they already live there?  The NAR study doesn’t delve into that question, but it’s a safe bet that lack of available supply plays a role.  The survey shows that nearly half of respondents, across age groups, would prefer an “attached” home in a walkable neighborhood over a single family home that requires more driving.  Yet across Michigan’s metro areas, only about 30% of housing units are attached of any kind, and a large share of those are in locations that could hardly be called “walkable”: massive complexes of bland beige-carpeted apartments sandwiched between strip malls on busy arterial roads are not what these respondents have in mind.

As further evidence of this supply/demand mismatch, where we do have quality multi-family home options in walkable downtowns and neighborhoods, Michigan is grappling with affordability problems: whether Midtown Detroit, downtown Grand Rapids, or downtown Royal Oak, housing options are scarce but highly sought-after, and prices are rising accordingly. Nearest to me, downtown Ann Arbor apartments are now leasing for as much as $2,000 per month, for a single bedroom: even the hundreds of new apartments being built every year can’t seem to make a dent in the pent-up demand for this living option.

While much coverage of the study focuses on millennials, the findings appear to hold up across generational cohorts:

Across generations, about as many Americans want attached homes in walkable locations as want detached homes in conventional developments.

Across generations, about as many Americans want attached homes in walkable locations as want detached homes in conventional developments.

Realtors obviously have a direct role in getting people into the homes they want, and when they say “more and more homebuyers are expressing interest in living in mixed-use, transit-accessible communities,” they’re in a strong position to know what homebuyers want, and how the market is failing them.  Helping to correct this market failure and create more of the places that people wish they were living in is one of the most important outcomes that our placemaking work can have.

Placemaking can take on many theoretical definitions, but in practice, placemaking includes things like a farmers market, family-friendly parks, interesting small businesses, great restaurants, walkable downtowns, and streets lined with trees. Placemaking is what matters most to people.MIplace Pics

According to a Brookings Institute report, people cite quality of life features (like parks, events, and walkability) ahead of local economic health and job prospects when deciding where to live. And if people love where they live, they’ll actually spend more money. The Soul of the Community Report from the Knight Foundation found that there’s a correlation between how attached people feel to where they live and local GDP growth. The more people love their community, the more economically vital that place will be.

Outdoor marketHere at the Michigan Municipal League, we have clearly prioritized placemaking in almost all aspects of our work. Our core values, policy agenda, training events, and programming all center around place. The State of Michigan has also focused on placemaking for the past many years through the MIplace Initiative. The goal of MIplace is to help communities create more jobs, attract and retain talented workers, and raise incomes through targeted local and regional placemaking activities. Leaders in Michigan understand that placemaking is an important means to state-wide prosperity.

Placemaking Workshops

In an effort to continue to educate a diverse group of local leaders, the state has partnered with the League and Michigan State University to develop an in-depth training program, the MIplace Training Curriculum. This spring, MIplace is hosting more than 30 workshops across the state that go deep into placemaking education.

miplace logoWorkshop attendees can expect to leave with knowledge on the context for placemaking in Michigan, the economic benefits of place, and important elements of form, structure, and connectivity. In day-long workshops, attendees will also work with a place expert to develop a draft placemaking strategy specific to their community. Workshops are free and registration information is available on the MIplace website.

Not convinced placemaking is right for your community? The League is also available to speak with local leaders and do a short, 20-30 minute overview of placemaking sharing information, answering questions, and sparking some excitement! Feel free to contact me to schedule something in your community: scraft@mml.org.




Placemaking is such a buzz word of 2014 – and that’s a good thing! Placemaking awareness has been on the rise for the past few years, but themes, ideas, and policies are now more generally accepted and promoted. Placemaking is something people can relate to, want to talk about, and want to promote, which is great news for Michigan communities.

2014 has been a wonderful year for new research, stories, and perspectives on placemaking, engagement, and talent attraction throughout Michigan and across the globe. As part of the League’s services, we’ve been documenting and cataloguing articles related to our placemaking asset areas to use in presentations, guidebooks, research, and talking points. Here are my top five favorite reports of the year:

Investing In Place, American Planning Association

investing in placeMillennials were certainly a discussion topic of 2014. Articles like What Millennials Want – And Why Cities are Right to Pay Them So much Attention, Millennials & Mobility: Understanding the Millennial Mindset, and the Deloitte Millennial Survey populated newsfeeds. As a millennial, the results didn’t seem that staggering – we care about placemaking, doesn’t everybody? In case some leaders still weren’t getting the picture, the American Planning Association went a step further to explore the similar wants and needs of the country’s two largest population groups: millennials and boomers. It turns out they want the same things. Recommendations to please the largest populations include:

  • Engage residents: 75% of millennials and boomers agree that engaging citizens is essential to rebuilding local economies and creating jobs
  • Prioritize walkability and transit: Fewer than 10% of millennials, gen Xers, and boomers are interested in traditional, auto-dependent suburban living
  • Invest in quality of life: 74% of respondents believe investing in schools, walkability, and transportation is a better way to grow the economy than traditional approaches.

Using findings from this report, community leaders can frame future investments and development plans based on the public’s interests.

The Rise of Innovation Districts, The Brookings Institute

Communities and metro regions across the country are recovering from the Great Recession, but most are still behind their pre-recession peaks. There are some areas, however, that are recovering faster and stronger. According to the report, downtowns where people both live and work grew 77% faster than the country as a whole. Similarly, metro areas with more than 1 million people grew twice as fast than areas with populations under 250,000innovation districts

The report explores all aspects of innovation districts – which Brookings defines as a high density area of entrepreneurs, education and medical institutions, start-ups, and mixed-use developments that are interconnected through transit, technology, and physical proximity. The Rise of Innovation Districts says these districts are where jobs can grow faster, stronger, and more equitably, where density can reduce carbon emissions, and where local governments can generate more tax revenue. The report continues to explore the economic, physical, and networking aspects of how innovations work, as well as how community leaders can spark and scale innovation districts in their own communities.

Even for smaller communities, the report can be used as leverage to promote different areas of placemaking from entrepreneurial incentives, to walkable streets, to efficient transportation options.

State Policies Matter, Michigan Future

state policiesThis report is Michigan-specific, and especially with drama from Michigan’s current lame duck legislature, civic leaders should take a few minutes to read or re-read this paper. State Policies Matter describes how Michigan and Minnesota were once very similar states, with similar statewide policies and economies. Since 1990, however, Michigan and Minnesota have been growing more and more dissimilar: Minnesota now ranks 11th highest in the country in per capita income while Michigan is ranked 35th, and Minnesota’s unemployment and poverty rates have declined but Michigan’s have stayed about the same or worsened. This report seeks to explain the growing differences between the two states through policy decisions state and local leaders have made over recent decades. Major differences include the following:

  • Income taxes, business taxes, sales taxes, and gas taxes are all significantly higher in Minnesota, which means per capita state and local taxes are $1,000 – $5,000 higher than in Michigan.
  • These higher tax revenues allow Minnesota’s government to invest more in important priorities. For example, Michigan spends $1,447/person on k-12 education, while Minnesota spends $2,067/person. Michigan spends $223/person on transportation, while Minnesota spends $465/person. And Michigan spends $119/person in local government aid, while Minnesota spends $465/person.
  • Social policies are also more equitable in Minnesota than in Michigan. For example, the state allows same-sex marriages, allows affirmative action for college admissions, and allows undocumented high school graduates to receive in-state tuition at state universities.

This report can be seen as a timely warning to our state and local leaders to reconsider some current policy priorities.

The Equity Solution, PolicyLink

This fall, PolicyLink launched the National Equity Atlas, an online resource of demographics and economic data across the US with policy implications focused on racial equality. This data highlights the persistent, and often growing gaps, between the rich and poor, and white and non-white populations. Some important findings include:

  • equity atlasRacial economic inclusion could annually add $2 trillion to the national economy
  • 66% of racial income gap is due to wage differences, and only 34% is due to employment differences
  • Every region in the country would be stronger with racial inclusion. Potential annual gains range from $287 million to $510 billion in the nation’s 150 largest metro regions.

Users can manipulate data on the National Equality Atlas site to represent findings from their state or region. Michigan can be looked at as a whole or in the Ann Arbor, Detroit, Flint, Grand Rapids, Kalamazoo, and Lansing regions.

The report also highlights policy recommendations for closing economic gaps between racial lines. Some examples include:

  • Invest in transit and other infrastructure projects to improve connectivity and create jobs
  • Leverage anchor institutions to grow new business in underinvested areas
  • Raise the minimum wage through local living wage ordinances or statewide initiatives
  • Remove barriers of employment, like prohibiting credit checks for job applicants and increasing citizenship for immigrants.

City Open Data Policies, National League of Cities

open dataMunicipalities collect and store a ton of information but most of it just sits there. Recently, excitement around open data has grown through initiatives from Code for America and other organizations – if there’s data, let people access it, manipulate it, and see what they can come up with. Open data is simply “data that can be freely used, reused, and redistributed by anyone” and is a pretty new idea for cities around the world. This report highlights lessons learned so far from 5 cities who have implemented open data policies and outlines recommendations and resources for communities looking to implement something similar.

Jackson is the only Michigan community, so far, to venture into the possibilities of open data. With work from city leaders, student interns, and national institutional advisors, Jackson has already adopted an open data ordinance and is currently working on creating an online portal. Communities interested in learning more are encouraged to contact Jackson and take recommendations from the NLC report:

  • Find leadership for open data initiatives
  • Commit to open data through legislation and formal policies
  • Allocate resources to open data initiatives – although it’s low cost, the best policies have appropriate staffing and budgeting
  • Rely on experts to provide technical expertise and customer service for online platforms since municipalities often don’t have the in-house resources readily available

So what are you supposed to do with these five reports?

Read them, share them, and use them to make decisions in your community. And if you want more light reading for the holiday break, just let me know! Since April, we have been cataloging interesting articles, reports, and case studies related to placemaking. So far we have about 200 in our database, so there’s plenty to keep you busy.

Looking forward to another year of research, placemaking, and community building!


Watch the award-winning video.

The Michigan Municipal League’s animated Partnership for Place video shown at the start of 2014 Capital Conference received the highest award possible in the national 2014 Videographer Awards competition run by the Association of Marketing and Communication Professionals.

There were 1,500 entries from throughout the United States and the League’s video was among the top 12 percent to receive the highest honor – “award of excellence.” The League was the only award of excellence winner from Michigan. View the complete list of award of excellence winners here: https://enter.videoawards.com/winners/excellence/.

In addition to the recognition, the League will receive a movie-style clapboard as a trophy.

The League’s Partnership for Place: An Agenda for a Competitive 21st Century Michigan is a proactive policy agenda that proposes a commitment of action in partnership between the state and its municipalities. The goal of this effort is that these policies will facilitate Michigan’s economic growth and allow for the development of places to provide key services and amenities that contribute to a high quality of life.

The Partnership for Place focuses on a more regional approach to service delivery, which would change the way services are provided, how resources are dedicated, and how systems are supported. Approved by the Michigan Municipal League Board of Trustees in June of 2013, this policy agenda proposes actions that will re-establish a partnership for prosperity in four key areas: Funding for the future; Michigan in motion; Place for talent; and Strength in structure. Read more about the agenda here.

Matt Bach is director of media relations for the Michigan Municipal League. He can be reached at mbach@mml.org and (734) 669-6317.