Harvard Case - Portland's Urban Growth Boundary and Housing Prices (A): The Debate
"Portland's Urban Growth Boundary and Housing Prices (A): The Debate" Harvard business case study is written by Molly Howard, Jose Gomez-Ibanez. It deals with the challenges in the field of General Management. The case study is 20 page(s) long and it was first published on : Aug 6, 2003
This case study explores the complex issue of Portland's Urban Growth Boundary (UGB) and its impact on housing prices. At Fern Fort University, we recommend a multi-pronged approach that balances the need for affordable housing with the preservation of environmental resources. This approach involves a strategic combination of policy adjustments, market-based incentives, and community engagement to create a more sustainable and equitable housing landscape.
2. Background
Portland, Oregon, has implemented an Urban Growth Boundary (UGB) since 1975. This policy restricts development outside a designated urban area, aiming to protect natural resources and limit urban sprawl. However, the UGB has also been criticized for contributing to rising housing prices within the city. The case study presents the perspectives of various stakeholders: homeowners, developers, environmentalists, and policymakers, highlighting the complex interplay of economic, environmental, and social factors.
The main protagonists of the case study are:
- Homeowners: They benefit from the UGB's protection of property values, but face increasing affordability challenges.
- Developers: They see the UGB as a barrier to expanding housing supply, leading to higher prices and reduced profit margins.
- Environmentalists: They support the UGB's role in protecting natural resources and preserving green spaces.
- Policymakers: They face the challenge of balancing competing interests and finding sustainable solutions for housing affordability and environmental protection.
3. Analysis of the Case Study
This case study can be analyzed through the lens of Porter's Five Forces framework, examining the competitive landscape of the housing market in Portland:
- Threat of New Entrants: The UGB acts as a significant barrier to entry for new developers, limiting housing supply and driving up prices.
- Bargaining Power of Buyers: Limited housing options and high demand give buyers less bargaining power, further contributing to price increases.
- Bargaining Power of Suppliers: The limited land availability within the UGB gives suppliers (landowners and developers) significant bargaining power, influencing pricing.
- Threat of Substitute Products: Limited options for affordable housing within the city could lead to residents seeking alternative housing solutions outside the UGB, impacting the city's economic growth.
- Rivalry among Existing Competitors: The limited land availability within the UGB intensifies competition among existing developers, potentially leading to higher prices and less innovation in housing solutions.
Additionally, a SWOT analysis can be applied to understand the strengths, weaknesses, opportunities, and threats associated with the UGB:
- Strengths: Preservation of natural resources, reduced urban sprawl, and protection of property values.
- Weaknesses: Limited housing supply, rising housing costs, and potential displacement of low-income residents.
- Opportunities: Exploring alternative housing solutions, incentivizing infill development, and promoting sustainable urban growth.
- Threats: Continued population growth, increasing demand for housing, and potential for social unrest due to affordability issues.
4. Recommendations
To address the complex challenges presented by the UGB, we recommend the following actions:
Policy Adjustments:
- Expand the UGB: Consider expanding the UGB in a controlled manner, focusing on areas with lower environmental impact and higher development potential. This would increase housing supply and potentially moderate price increases.
- Incentivize Infill Development: Implement policies and financial incentives to encourage infill development within existing urban areas, maximizing the use of existing infrastructure and minimizing environmental impact.
- Promote Affordable Housing Development: Introduce zoning regulations and financial incentives that encourage the development of affordable housing units within the city limits, ensuring housing options for diverse income levels.
- Streamline Permitting Processes: Simplify and expedite permitting processes for housing development, reducing bureaucratic hurdles and encouraging faster construction timelines.
Market-Based Incentives:
- Tax Incentives: Provide tax breaks or subsidies for developers who build affordable housing units, encouraging investment in lower-cost housing options.
- Density Bonuses: Offer density bonuses to developers who incorporate affordable housing units into their projects, allowing for higher density development in exchange for affordable housing provision.
- Land Banking: Establish a public land bank to acquire strategically located parcels within the UGB, making land available for affordable housing development.
Community Engagement:
- Public Forums and Town Halls: Organize regular public forums and town hall meetings to gather input from residents, developers, environmentalists, and other stakeholders, fostering a collaborative approach to policy development.
- Community Land Trusts: Support the creation and expansion of community land trusts, which allow for affordable housing development while preserving land ownership for the community.
- Housing Advocacy Groups: Collaborate with housing advocacy groups to advocate for policies and programs that address affordability challenges and promote equitable access to housing.
5. Basis of Recommendations
These recommendations consider the following factors:
- Core Competencies and Consistency with Mission: The recommendations align with Portland's commitment to sustainable urban development, affordable housing, and environmental protection.
- External Customers and Internal Clients: The recommendations address the needs of homeowners, developers, environmentalists, and policymakers, fostering a balanced approach to housing policy.
- Competitors: The recommendations aim to create a more competitive housing market by increasing supply and providing more affordable options, potentially attracting new residents and businesses.
- Attractiveness ' Quantitative Measures: The recommendations can be evaluated through metrics such as housing affordability index, housing vacancy rates, and environmental impact assessment, demonstrating the potential for positive outcomes.
- Assumptions: The recommendations assume a willingness from policymakers to implement changes, a collaborative spirit among stakeholders, and a commitment to sustainable urban development.
6. Conclusion
Portland's Urban Growth Boundary presents a complex challenge, requiring a nuanced approach that balances economic growth, environmental sustainability, and social equity. By implementing a strategic combination of policy adjustments, market-based incentives, and community engagement, Portland can create a more sustainable and equitable housing landscape, ensuring affordable housing options for all residents while preserving the city's natural beauty.
7. Discussion
Other alternatives not selected include:
- Complete removal of the UGB: This could lead to uncontrolled urban sprawl and environmental degradation.
- Status quo: This would perpetuate the existing affordability challenges and exacerbate social inequalities.
The recommendations carry certain risks, including:
- Increased development pressure: Expanding the UGB could lead to increased development pressure on sensitive environmental areas.
- Potential for gentrification: Incentivizing infill development could lead to gentrification and displacement of existing residents.
- Political resistance: Policy changes could face resistance from various stakeholders, delaying implementation.
Key assumptions include:
- Political will: The success of the recommendations depends on the willingness of policymakers to implement changes.
- Community support: The recommendations require community engagement and support to be successful.
- Economic stability: The recommendations assume a stable economy to support housing development and affordability initiatives.
8. Next Steps
To implement the recommendations, the following steps should be taken:
- Form a task force: Establish a task force composed of representatives from various stakeholder groups to develop a comprehensive plan for addressing the UGB and housing affordability.
- Conduct feasibility studies: Conduct feasibility studies to assess the potential impact of proposed policy changes and market-based incentives.
- Public engagement: Engage the public through town hall meetings, surveys, and online forums to gather feedback and build consensus on policy changes.
- Pilot programs: Implement pilot programs to test the effectiveness of proposed policies and incentives before widespread implementation.
- Continuous monitoring and evaluation: Continuously monitor and evaluate the impact of implemented policies and make adjustments as needed.
This multi-pronged approach, involving a combination of policy adjustments, market-based incentives, and community engagement, offers a promising path toward a more sustainable and equitable housing future for Portland.
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Case Description
In December of 2002, the Metro Council of Portland, Oregon had to decide whether or not to expand the Urban Growth Boundary (UGB) for the metropolitan area. The UGB had been created as a tool to help promote a more compact, livable, and efficient metropolitan area. But Portland's housing prices had been increasing rapidly, and home builders and others were arguing that the UGB was at fault for too tightly restricting the supply of developable land. This case, intended for a course in urban planning or economics, is designed to support a discussion of how the various forces of supply and demand, including zoning restrictions, affect the price of housing. It can also stimulate an examination of the rationale for various types of zoning or growth controls. Part A (1703.0) describes the basic debate, while Part B (1704.0) is an optional note that provides additional background on how housing prices are measured. HKS Case Number 1703.0
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