CHAPTER 7 HOUSING The housing component of the comprehensive plan is intended to provide an analysis of housing conditions and need. This component contains a discussion of McCall s 1990 housing inventory and an update to current (1999) conditions. Housing issues raised by the socioeconomic committee are included. The housing component also discusses future demand for housing units, based on the forecasts contained in the population component. Housing goals, objectives, and action items are found at the conclusion of this component. A. COMMUNITY CONDITIONS Just as McCall s population characteristics are unique, its housing market is unlike others because it is segmented into two distinct sub-markets. There is a market of housing units for local owners and renters, and a distinct market of second homes which generally are used seasonally and may remain vacant for most of the year. 1. 1990 Housing Characteristics McCall s housing inventory consisted of 1,760 units in 1990 (Table 10). There were 824 occupied housing units and 936 vacant units for a vacancy rate of more than 50 percent at that time. Almost 42 percent of all housing units in the City were classified for seasonal, recreational, or occasional use by the census bureau. Most of McCall s housing units (62 percent) were the traditional single-family detached style of housing in 1990. Less than 10 percent of all housing units were mobile homes. The vacancy rate also was over 50 percent for the City and its impact area. In 1990, there was almost one housing unit per resident (2,970 total housing units and 3,006 persons) in the City and its impact area. Housing Unit Characteristic Table 10. 1990 City of McCall Selected Housing Characteristics Quantity or Amount Total Housing Units 1,760 Occupied Housing Units 824 Owner Occupied Units 462 (56%) Renter Occupied Units 362 (44%) Vacant Units 936 Sources: Intermountain Demographics U.S. Department of Commerce Housing 61
The U. S. Department of Housing and Urban Development standards indicate that any household paying more than 30 percent of its income in rent or for a mortgage payment is spending an excessive amount for housing. Although information from the 1990 census is becoming outdated, it still is useful for comparison, especially when dealing with percentage of income spent for housing. About 17 percent of the owner households in the City paid in excess of 30 percent of their income for housing in 1990. That compares closely to 14 percent of all households in the impact area and 15 percent statewide. However, 42 percent of McCall renters paid an excessive amount for their housing in 1990. The McCall percentage of renters paying excessive rent was higher than renters in the impact area and the state where about 30 percent paid an excessive amount for rent. 2. 1999 Housing Inventory A current estimate of total housing units in the City and its impact area is about 3,700, including the 1990 inventory and the 1990 through 1999 residential building permit activity. Approximately 70 of the estimated 600 permits issued have been issued for multi-family units. The City estimates that about 40 percent of all new residential construction since 1990 is for second homes. Recent building permit activity is shown on Table 11. Permits have been issued for almost 400 housing units in the 1995 to 1999 time span. Permitting activity was highest in 1995 (nearly 90 permits) during that time. Previous records have indicated that building permit activity peaked in 1991 when nearly 100 permits were issued. Table 11. 1995-1999 City of McCall and Impact Area Residential Building Permit Activity Number Residential Year Building Permits 1995 89 1996 71 1997 77 1998 73 1999 66 Total 376 Sources: Intermountain Demographics City of McCall 62 Housing
3. Housing Stock Age About 19 percent of the impact area s housing units have been constructed since 1990 (Table 12). Nearly one-half of the units in the impact area were constructed between 1970 and 1980. Slightly more than 20 percent of the units are more than 50 years old, or were constructed before 1950. Table 12. McCall Area of Impact Housing Stock Age Decade Constructed Number of Housing Units Percent Total 1990 s 699 19% 1980 s 942 25% 1970 s 804 22% 1960 s 233 6% 1950 s 212 6% 1940 s 232 6% Earlier 587 16% Total 3,709 100% Sources: Intermountain Demographics U.S. Department of Commerce In the fall of 1999, approximately 180 homes were for sale in the McCall area (Table 13). The largest concentrations of homes for sale were in the $50,000 to Table 13. Fall 1999 McCall Area Homes for Sale by Price Range Price Range Number of Housing Units Percent Total Under $50,000 7 4% $50,000 to $100,000 46 25% $101,000 to $150,000 49 27% $151,000 to $200,000 $201,000 to $250,000 25 14% 15 8% Over $250,000 39 22% Total 181 100% Source: Intermountain Demographics Housing 63
$100,000 and $101,000 to $150,000 price ranges, which contained more than one-half of all the units for sale. Another 20 percent of the homes were in the over $250,000 price range. Seven units were for sale for below $50,000; most of those units were mobile homes. There has been a slight decline in housing prices since the early 1990s, in response to speculation regarding the West Rock proposal. In 1994, there were no units for sale for less than $100,000. The inventory of houses for sale has remained the same for the last several years; it includes new and lived-in housing. Buyers do not fit any pattern. They can include retirees, people still working who eventually want to live in McCall, and second homeowners. The rental market continues to be primarily for tourists. Vacancies have risen in the winter over the last several years. Rent for a year-round three bedroom unit is in the $650 to $850 per month range. In some instances, condominiums are being rented as apartments. Anticipated rental demand is for triplexes and fourplexes containing two and three bedroom units, with a garage and extra storage, in the $350 to $650 monthly rental range. B. COMMUNITY CONCERNS As part of the overall planning process, the socioeconomic committee has discussed housing and has identified the following issues: Increase in build-out second homes Assisted living Senior citizen housing Housing shortage Higher density and more population Employee housing affordable and low-income housing (some subsidized units) More condos, hotels, and apartments Affordable housing Primarily second homes/retirement homes Inside City - remodels, condos Inside city limits - less family Continuing to grow as retirement/second home Impact of West Rock or expansion of existing development Low-interest home loans Second home population does not reflect actual inhabitants Census does not account for the number of people using services Some new homes (east and west) C. FUTURE CONDITIONS Future demand for housing units is based on population changes forecast for the five-year intervals until 2020. The demand for housing is based on recommended forecasts found in Chapter 3, Population. The housing unit forecasts are for the McCall impact area resident population. The forecasts do not include demand for second homes or seasonal units. An additional 1,300 64 Housing
housing units will be needed to accommodate future population gains in McCall and its impact area over the next 20 years (Table 14). Housing demand gradually increases from 225 units in the first five years of the next century to 310 units in the 2015 to 2020 time frame. Table 14. 2000-2020 McCall City and Impact Area Housing Unit Forecast (Resident Population) Housing Units Time Frame Needed 2000 to 2005 290 2005 to 2010 340 2010 to 2015 330 2015 to 2020 340 Total 2000 to 1,300 2020 Source: Intermountain Demographics The demand for future housing units is forecast by dividing the five-year gain in population by a persons-per-household rate to determine the number of new households being formed for that time frame. The number of households, or occupied housing units, is multiplied by a vacancy factor to determine the number of total (occupied and vacant) housing units. A vacancy factor of 5 percent is applied to allow for mobility and housing choice for future area residents. The demand for future housing units is dependent on the recommended population forecast in Chapter 3. That demand for year-round units may increase based on revised population forecasts contained in the West Rock Impact Analysis. Desired Future Conditions: The McCall planning area should have an attractive small town feel that is friendly, progressive, affordable, fun, and sustainable (see community vision Chapter 1, Section E). The planning for existing and increased housing needs must consider all types of housing development and support in relation to full time residents, second home residents, and tourist. The assumption is housing development and support will grow with population increases. Housing 65
D. GOALS, OBJECTIVES, AND ACTION ITEMS The socioeconomic committee has formulated the following goals, objectives, and action items in response to the issues previously identified. Goal: Provide a variety of quality housing types for current and future residents. Objective: Encourage geographic diversity of housing types. Develop incentives for infill housing where infrastructure currently exists or is planned. Establish Planned Unit Development (PUD) standards or performancebased zoning and development. Objective: Prepare for the housing impact of major development proposals and expansions on the City of McCall impact area, and surrounding vicinity. Monitor large-scale resort developments and expansion of existing development with local county and state agencies. Establish a Housing Advisory Committee. Objective: Encourage or provide for affordable housing. Establish a Housing Advisory Committee. Define and determine the supply of affordable housing. Provide opportunities for affordable housing throughout the community. Ensure an adequate supply of employee-type housing. Objective: Analyze the potential demand for second homes in the City and impact area. Prepare for the expected influx of retirement and second homes. Track residential building permits for primary full-time or part-time occupancy. Objective: Preserve older homes and established neighborhoods. Actions: Enforce zoning ordinance. Develop maintenance and repair standards through the zoning ordinance. Develop and implement neighborhood-specific plans to address quality housing, safety, and recreation. 66 Housing
Goal: Provide a variety of quality housing types for current and future residents (continued). Objective: Ensure that all new residential developments comply with the Americans with Disabilities Act (ADA). Actions: Enforce the ADA provisions of the Uniform Building Code for residential construction. Encourage the creation of fully-accessible residential units in large-scale residential developments. Provide informational materials regarding ADA compliance to property managers, residential developers and contractors. Objective: Encourage housing and neighborhood design standard development which preserves and protects the high-quality natural environment. Develop design standards which require environmental sensitivity through the aggressive preservation of natural features, materials, and wetlands. Consider incentives for developers to make provisions for open space and public parks. Establish standards for public amenities including water and sewer services, storm drainage, street layout and design, as well as landscaping. Housing 67
McCall Single Family Residence 68 Housing