Minutes 11-21-2025-Retreat Meeting

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130 Cy Stober suggested someone from NC State. He said that at the Home Builders Association event in April or May they may have some data available for evaluation, but it would be for Chatham, Orange, and Durham counties. Commissioner Greene said the analysis would need to include all of Orange County. She said the municipal housing information would be a start. Cy Stober asked for clarity on what the Board was looking for. He said staff presented a market analysis on activity nodes at a work session, as well as a housing market analysis throughout the county. He wanted to know if the Board was looking for different information than what was previously presented. Chair Bedford said they did not want to know about that. She said the Board was interested in the theory of if you just build more housing, you will get affordable housing, and how it works. She said they wanted to know the price points and how you think about it in a university town. She said they wanted to think about the issue of supply and demand, and limits on resources. She said they wanted the real economist point of view on housing. Cy Stober said the market analysis he presented included all but the affordability piece. Chair Bedford said they presentation included how many units there are and the price points and that's not what they are looking for. She said they wanted some forecasting. Vice-Chair Hamilton said an economist would explain supply and demand models and the theory of how more housing possibly leads to affordable housing in the county or anywhere else. She said she thought the question was more about that rather than a market analysis, which looked at Orange County trends. Cy Stober confirmed that the interest is in an economic analysis of housing demand, present and future, and within that, how would affordability be addressed. Vice-Chair Hamilton said it must include supply and demand and understanding the equilibrium conditions of that. Commissioner McKee said he is struggling with how to apply the theoretical projections to conditions on the ground. Vice-Chair Hamilton said it depends on what kind of economist you get. She said the Board would want someone who can translate the theory into what is seen in Orange County. Commissioner McKee asked how the county was going to set parameters for affordable housing and workforce housing, and how will the county adapt to unforeseen consequences. He said he has concerns about committing taxpayer funds for subsidizing housing. Kelly Guadalupe asked for clarification on Commissioner McKee's comment. Commissioner McKee said he wanted to make sure he got information he could use. Kelly Guadalupe confirmed that Commissioner McKee was interested in practical information that is understandable and applicable. Commissioner Fowler said she and Commissioner Carter attended the Triangle West MTP 2055 plan and they included data on growth in jobs in Orange and Durham counties as well as population growth. She said it is important that housing is near transit and to put housing in municipalities rather than what the Board is focusing on out in the county with a LIDO. She said they should still support it via Habitat for Humanity and EMPOWERment. She said in terms of trying to build more in the county, she wasn't sure that was the goal. She said the problem with just saying the more supply we make means it's going to be cheaper is that the county is not in a closed system. She said there is constant need all around the Triangle. Kelly Guadalupe said that a speaker could discuss the entire system and not the county in a vacuum. Vice-Chair Hamilton said an economist will explain how that will fit. She said an analysis will give you the outlines, but not an answer once you try to implement it. Commissioner Greene agreed with Commissioner Fowler that housing needs to be near transit. She reviewed the concept of location efficiency for housing that is near transit and is in a 15-minute walkable zone where people can have access to things they need.