Building a Skagit County Housing Affordability Strategy
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1 Building a Skagit County Housing Affordability Strategy Skagit County Affordable Housing Advisory Committee with Recommendations to the Skagit County Commissioners Skagit County Public Health & Community Services Department assisted by Paul Schissler, community development planner Almost all the right ingredients are here! How to build more private sector capacity Policies that incentivize affordable housing development Funding to make private sector activities feasible 1
2 Affordable always defined in terms of income Affordable Housing Budget rule-of-thumb: 30 percent of total household income Housing costs: Rent or mortgage Utilities 30% 70% Other costs: Food Education Health care Transportation Savings All other expenses Aim for one-third or less each month for housing costs. For more info, see Interim Report page 4-6 Skagit s affordability problem Unaffordable housing: 17,000 households spend more than 30% of income for housing costs Only 3 of every 5 Skagit homes are affordable Plus 4,550 more households will be cost-burdened in next 15 years Aim to reduce the number of people housing cost burdened. For more info, see Interim Report page 7-9 2
3 Households Paying More than 30 percent of Income on Housing. Monthly Owner Costs as a Percentage of Income Gross Rent as a Percentage of Income Skagit Co. Washington Skagit Co. Washington Housing Mismatch: wages vs. costs Gap between housing wage and average renter wage $17.70 per hour or $36,800 per year $6.64 $11.06 per hour average Wage gap to make housing affordable What Skagit renters earn 2012 Housing wage 2012 Renter wage Aim to shrink the wage/cost gap with lower housing costs. For more info, see Interim Report page 4-6 3
4 Market doesn t provide many incentives to build affordable housing: 450 Multifamily Permits Issued - Skagit County How can you turn a low-wage job into a Housing Wage job? Make housing costs affordable! Frees up $4,000 per year for the average renter s other expenses Every 1,000 homes frees up $4,000,000 per year for other spending Groceries Gas Child care Aim to free up wages for other spending, boosting the local economy. For more info, see Interim Report page 4-6 4
5 Affordability as Economic Development Jobs in construction, nonstop queue of projects Homes part of the infrastructure of our economy Builds stable work force that can afford a home More spent on other things if home s affordable Boosting local tax base Leveraging, ripple effects Aim for multiple socioeconomic benefits, measurable over time For more info, see Interim Report page Housing Policy as Economic Development Small local investment leverages large impact 10% Local investment 90%! Leveraged resources Housing Construction jobs Indirect jobs Annual socioeconomic impact Aim for multiple socioeconomic benefits, measurable over time For more info, see Interim Report page
6 Recommendations: Local Housing Policy Choices Implementing the Countywide Planning Policies Adequate affordable land supply near jobs and services Public/private partnership projects, queued and ready Actions called for in Comprehensive Plans Regional cooperation to leverage nonlocal funding Making public dollars do double duty (page 10) Aim for local policy choices that make the biggest impact. For more info, see Interim Report page 20, 22 Recommendations: Nonlocal Options for Matching Funds Potential to leverage more nonlocal funding Community Development Block Grant (CDBG) CDBG Planning-Only grant HOME Investment Partnership Consortium Washington State Housing Trust Fund Federal tax credit, CDFI, bond financing, etc Aim for readiness with a queue of projects For more info, see Interim Report page
7 Recommendations: New Local Funding Choices Consider local resources a catalyst or a seed Nonlocal matching goes where local resources are Any local resource counts (funding, land for housing, in-kind staff time, grant sponsorship, etc.) General funds can support housing efforts Voter-approved tax measures like B ham, Seattle Distressed/Rural Sales Tax in an economic development strategy producing new homes Aim to maximize leveraging the nonlocal match For more info, see Interim Report page Recommendations: Add to efforts already underway Repeat the successes of prior years work Follow the 10-Year Plan to End Homelessness Farmworker Housing Trust Advisory Council ideas Expand capacity of homeownership programs Continue a queue of affordable rental projects Invest in both renovation and new construction Aim for an ever-improving system of local housing For more info, see Interim Report page
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