Post on 14-Aug-2020
September2018PublicDraft
CHAPTER 4 HOUSING
I. INTRODUCTION
TheHousingChapteroftheComprehensivePlanprovidesaframeworkforpromotingadiversehousingsupply,protectingandimprovingthehealthandlivabilityofThurstonCountyneighborhoods,andmakingadequateprovisionsforthecurrentandprojectedhousingneedsofalleconomicsegmentsofthecommunity.
Alongwithagrowingpopulation,ThurstonCountyhasexperiencedanincreaseinhousingdemand,andthistrendislikelytocontinue.Becauseofthisgrowth,thereisaneedforadiversevarietyofhousingtypestoprovideforthechangingfamilysizes,agegroups,andincomelevelsofthecounty.Toaddressthechangingneedsofthecommunity,theCountyisworkingtofosterhousingthatisaffordabletothoseatallincomelevels–fromthosewhoarehomeless,tolowincomeandworkforcefamilies,andthoseearninghigherwages.
2018 Update: Critical Issues KeychallengesrelatedtoplanningforcurrentandfuturehousingneedinThurstonCountyinclude:
Anaginghousingstock,withaginginfrastructureandhighermaintenancecosts;
Risingcostofrents,withlowvacancyratescausingmoredemandthansupply;
Medianhomesalepricescontinuetorise,makingitdifficultforafirst‐timehomebuyertopurchaseahomeunder$300,000;
Growingcost‐burdenamongbothrenterandhomeownerhouseholds.Costburdeniswhenahouseholdearnslessthan80percentofthecountymedianincomeandpays30percentormoreoftheirincomeforhousing;
Increasingnumberofhomelessfamiliesandhouseholds;and
Theneedtobalanceprovidinghousingforcurrentandfuturepopulations,withprotectingruralcharacterandqualityoflife.
Overthenextfewdecades,thedemandforhousingneedstobebalancedwithotherGrowthManagementActandCountyrequirementstoreduceurbansprawl,uselandmoreefficiently,concentrategrowthwithinUGAs,protectcriticalareasandpreserveruralcharacter.MoreinformationonthesesubjectscanbefoundintheotherchaptersoftheComprehensivePlan.
GROWTH MANAGEMENT REQUIREMENTS
TheGrowthManagementAct(GMA)requiresaHousingElement,andsetsthefollowinghousingplanninggoals:
Encourageaffordablehousingforalleconomicsegmentsofthepopulation
Promoteavarietyofresidentialdensitiesandhousingtypes
Encouragepreservationofexistinghousingstock
RCW36.70A.020(4)
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II. PLANNING CONTEXT FOR HOUSING
A. DEMOGRAPHIC SHIFTS Housingdemandislargelydrivenbyeconomicconditionsanddemographics.Demographiccharacteristicsinfluencemarketdemandregardingthenumberofhouseholds;householdsize,make‐upandtenure(ownerv.renter);andpreferenceforstylesandamenities.SomefactorscontributingtothedemographicshiftsinThurstoncountyare1:
Morejobsareintheservicesector,withlowersalaries;
Peoplearepursuingalternativestothetraditionalsingle‐familyhouse;
Therearemoresingleparentswithchildren,andmorepeoplelivealone;
Peoplearelivinglongerandexperiencechanginghousingneedswithage;and
Vulnerablepopulations,suchasdisabledorhomelessindividuals,requirealternativestotraditionalhomes,withmoreaffordablehousingoptions.
Shrinkinghouseholdsizehasaconsiderableeffectonthehousingmarket.AccordingtotheThurstonRegionalPlanningCouncil(TRPC)ThurstonCountyProfile,theaveragehouseholdsizeinThurstonCountywas3.1peopleperhouseholdin1960,butby2010haddecreasedto2.46.
TRPCforecaststhatthehouseholdsizeinThurstonCountywillcontinuetodeclineoverthenext20years,asseeninFigure1;by2040,householdsizeisprojectedtobe2.38.
Anincreaseinseniorhouseholdswillalsoimpacttheregion’shousingneeds.Between2015and2040,theThurstonRegion’spopulationofresidents65andolderisprojectedtoincreasefrom15percentofthecounty’stotalpopulation,to19percent.
Seniorsgenerallyprefertoageinplace,whichmeanseitherwithintheirexistinghomeorcurrentneighborhood.Asthebabyboomgenerationbeginstohitretirementage,existingneighborhoods,includinginruralcommunities,wouldbenefitfromdiversifyingtheirhousingchoicestomeetarangeofhousingneeds.
1TRPCTheProfile:AverageHouseholdSize
CHAPTER1–INTRODUCTIONDESCRIBESOVERALLPOPULATIONANDDEMOGRAPHICTRENDS
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Vulnerablepopulationssuchaslow‐incomeseniorsanddisabledindividualsareparticularlysusceptivetochangesinthehousingmarket.ManylowincomeanddisabledindividualsrelyheavilyonSupplementalSecurityIncome(SSI).ThisisaUnitedStatesgovernmentprogramthatprovidesstipendstolow‐incomepeoplewhoareeither65orolder,blind,ordisabled.Overall,anestimated38percentofcurrentandfuturehouseholdswillbelowincome4,andrequiremoreaffordablehousingoptions,asdiscussedlaterinthischapter.
B. PLANNING CONTEXT ThischapterhasbeendevelopedinaccordancewithstateGrowthManagement(GMA)goals,andiscoordinatedwithotherchaptersoftheComprehensivePlan.Thegoalsareaccomplishedbymakingadequateprovisionsforexistingandprojectedhousingneed,preservingandimprovingthecurrentinventoryofaffordablehousing,andidentifyingsufficientlandforhousing.
County-Wide Planning Policies GMAfurtherrequiresinterjurisdictionalcoordinationanddevelopmentofcounty‐widepoliciesforaffordablehousinganditsregionaldistribution.TheCounty‐WidePlanningPolicies(CWPPs)werefirstadoptedin1993andwereamendedin2015.CWPPsrelatedtoaffordablehousinginclude:
8.1 Increasehousingchoicestosupportallrangesoflifestyles,householdincomes,abilities,andages.Encouragearangeofhousingtypesandcoststhatarecommensuratewiththeemploymentbaseandincomelevelsofjurisdictions’populations,particularlyforlow,moderateandfixedincomefamilies.
8.2 Accommodatelowandmoderateincomehousingthroughouteachjurisdictionratherthanisolatedincertainareas.
8.3 Explorewaystoreducethecostsofhousing.
8.4 Establishandmaintainaprocesstoaccomplishafairsharedistributionofaffordablehousingamongthejurisdictions.
8.5 Workwiththeprivatesector,HousingAuthority,neighborhoodgroups,andotheraffectedcitizens,tofacilitatethedevelopmentofattractive,quality,lowandmoderateincomehousingthatiscompatiblewiththesurroundingneighborhoodandlocatedwithineasyaccesstopublictransportation,commercialareasandemploymentcenters.
8.6 Regularlyexamineandmodifypoliciesthatposebarrierstoaffordablehousing.
8.7 Whenpossible,provideassistanceinobtainingfundingand/ortechnicalassistancefortheexpansionorestablishmentoflowcostaffordablehousingforlow,moderateandfixedincomeindividualsandfamilies.
Regional Approach Theactionsofeachjurisdictioninthecountyaffecttheothers.What’smore,peoplemovefromjurisdictiontojurisdiction.Assuch,noonejurisdictionisindependentoftheotherswhenitcomestohousingandprovidingadequatehousingtoagrowingpopulation.Cooperationreducescostsandcreatesapartnershipapproachtoanissuethatconnectsthecounty.
4TRPCCurrentAffordableHousingNeedandFairShareHousingDistributionsforThurstonCounty,2013
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ThurstonCountyhasmultiplepartnershipsinplacetoexplorearegionalapproachtoaffordablehousingissues.Theseinclude,butarenotlimitedto:
TheRegionalConsolidatedPlan; TheRegionalHomelessHousingFive‐YearPlan; TheThurstonThrivesHousingActionTeamStrategyMap;and SustainableThurston
ThurstonThrivesisaThurstonCountyBoardofHealth‐launchedinitiativetobringtogetherbusinesses,governments,foundations,non‐profitsandneighborhoods,toimpacttherootcausesunderminingcommunityhealth.TheHousingActionTeam(HAT)istheleadforhousingissuesinThurstonThrives.TheThurstonThrivesHousingGoalsareinfluentialintheGoals,ObjectivesandPoliciesoftheComprehensivePlan.ThetwomaingoalsoftheHATareto:
1. Increasehigh‐density,well‐designed,mixedincomehousing;and
2. Increasestabilityforstrugglinghomeowners,renters,andhomelesspeople.
SustainableThurstonisacommunityconversationthatidentifiesavisionforavibrant,healthy,andresilientfuture,aswellastheactionsandresponsibilitiestoachieveit.The2013SustainableThurstonRegionalHousingPlanoutlinesseveralhousinggoals,includingthetwobelow:
1. Providesufficienthousingforlow‐andmoderate‐incomehouseholdswithineachjurisdiction;and
2. Encouragehousingdensityanddiversityinneighborhoodstoaddvibrancyandincreaseequitableaccesstoopportunity.
Joint Plans JointPlans,developedcooperativelybyThurstonCountyanditscitiesandtowns,excepttheGrandMoundUrbanGrowthArea,providethegoalsandpoliciesformeetinghousingneedsfortheunincorporatedcountywithinUrbanGrowthAreas.
III. MEETING HOUSING NEEDS
InunincorporatedThurstonCounty,anadditional24,000unitsofhousingwillbeneededtoaccommodatetheprojectedpopulationgrowthbetween2017and2040–about45percentofallunitsneededcountywide.6
Thegoalofadequatehousingforallincomegroupsisnoteasytoachieve,especiallyinareasdesignated,appropriately,forrurallandusesanddensities.Asaresult,ahigherpercentageoffuturepopulationsandhousingunitswillbefocusedintourbanareas,astheyhave:
Moresocial,health,andhousingservices; Moretransportationservicesandalternatives; Closerproximitytojobs,shopping,andbusinesses;and
6ThurstonRegionalPlanningCounty,SmallAreaPopulationEstimatesandPopulationandEmploymentForecastWorkProgram,2014.
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Agreatervarietyofhousingoptionsthaninmoreisolatedruralareas.
Whilethemajorityofnewhousingwillbelocatedinurbanareas,atthecurrentrateofdevelopment,13percentofnewhousingunitscountywidewouldbelocatedintheruralareasofthecounty,accountingforanestimated7,000units.6
OneissuerelatingtotheneedforfuturehousinginThurstonCountyistheamountofdevelopablepropertylefttoaccommodateanincreasingpopulation.
ThurstonRegionalPlanningCouncilhasexaminedtheamountofbuildablelandsupplyintheGMA‐mandatedBuildableLandsReport.The2014reportfoundthatthereissufficientlandsupplytoaccommodateprojectedpopulationgrowth(totheyear2035)inThurstonCounty’surbanareas(cities,plusunincorporatedurbangrowthareas).Withintheurbangrowthareas,TRPCestimatesanadditionalcapacityformorethan20,000newresidentialunits,withthemajorityofthoseunitsbeingsingle‐familyhomes.Thegreatestproportionofthiscapacityisonpartially‐used,butsubdividableland.Onlyabout7percentofresidentialcapacityintheUGAsisonvacantlandwithnoexistingdevelopment,withlessthanapercentonvacantsinglelots(notwithinasubdivision).
Thepasttwodecadeshaveseenasteadydecreaseinthepercentofnewhousingunitsbuiltintheruralpartsofthecounty.ThistrendhascomeinresponsetochangesinzoninganddevelopmentregulationsrelatedtoGMA,aswellaschanginglifestylepreferences.ComparedwithUGAs,thereismorevacantlandavailablefordevelopmentintheruralarea(23percentofallresidentialcapacity),with9percentofthatcapacityonindividual,undevelopedlots(seeFigure2).However,rurallotstendtobelargerinsize(greaterthan5acres),whiletherearerelativelyfewremainingundevelopedsmalllots,suchasthosesubdividedpriortoGMAorindesignated“LimitedAreasofMoreIntenseRuralDevelopment”(LAMIRDs),whichtendtobemoreaffordable.
IV. HOUSING AFFORDABILITY
Accordingtofederalguidelines,affordablehousingtraditionallymeansthatthetotalcostsofhousing,includingutilities,isnomorethan30percentofgrosshouseholdincome.However,householdsareoftenfacedwithatradeoffbetweenhousingandtransportationcosts–housingisoftencheaperinruralareaswithhighertransportationcosts,asdiscussedinthefollowingsections.
Manycommunitiesarenowbeginningtodescribeaffordablehousingasthecombinedhousingplustransportationcosts.TheSustainableThurstonRegionalHousingPlanstatesthattogether,housingandtransportationcostsshouldbelessthan45percentoftotalincome.
A. HOME OWNERS AND RENTERS
Figure2.TRPCBuildableLandsbyDwellingType,RuralAreas
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Homeownershipisconsideredthebestwaytohelpbuildwealthandpassthatwealthontofuturegenerations,aschildrenofhomeownersare7:
Morelikelytofinishhighschool; Twiceaslikelytograduatefromcollege; 59percentmorelikelytobecomehomeownersthemselves,startinganupwardspiral;and Additionally,therearemanymoretaxincentivesforhomeownersthanrenterhouseholds.
InThurstonCounty,the2015AmericanCommunitySurveyshowsthat63.8percentofcountywideresidentsarehomeowners,and36.2percentarerenters.Thisisaslightdecreaseinhomeownershipratesfrom2010,when66.6percentofcountyresidentswerehomeowners.
Homeownership:HousingAffordabilityIndex
HowmuchitcoststopurchaseahouseultimatelyeffectstherateofhomeownershipinThurstonCounty.TheHousingAffordabilityIndex,calculatedbytheRunstadCenterforRealEstateStudies,trackstheabilityofamiddle‐incomefamilytocarrythemortgagepaymentsonamedian‐pricehome.Anindexof100reflectsabalancebetweenthefamily’sabilitytopayandthemortgagepayment.Higherindicesindicatethathousingismoreaffordable.
Forexample,anindexof126meansthatamedian‐incomefamilyhas26percentmoreincomethanthebareminimumrequiredtoqualifyforamortgageonamedian‐pricehome.Anindexof80meansthatamedian‐incomefamilyhaslessincomethantheminimumrequired8.
ThemedianhomesalepriceinThurstonCountyfor2017was$283,700,up8.7percentoverthepastyear.9Atthesametime,theThurstonCountyhousingaffordabilityindexwas154.9forthefirstquarterof2017;howeverthehousingaffordabilityindexforfirst‐timehomebuyerswas77.5,meaningthatthetypicalfirst‐timehomebuyerhas22.5percentlessincomethanneededtoqualifyforamedian‐pricedhome.
7JointCenterforHousingStudiesofHarvardUniversity.HousingandWealthAccumulation:IntergenerationalImpacts,2001.http://citeseerx.ist.psu.edu/viewdoc/download?doi=10.1.1.163.2559&rep=rep1&type=pdf8ThurstonRegionalPlanningCouncil,TheProfile:HousingAffordability9Zillowmarketoverview,1/18/18.
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Figure4.TRPC:TheProfile,HousingAffordabilityIndex
Figure4showstheHousingAffordabilityIndextrendofThurstonCountyoverthepast20years.Althoughpriceshavenotreachedthehighcostsofpre‐recessionhomeprices,thefirst‐timehomebuyerindexisnearlyatthesamelevelitwasin2007.Thismeansitisgettingincreasinglydifficultforafirst‐timehomebuyertofindaffordablehousinginThurstonCounty.
Renters
Forthosehouseholdslookingtorentinsteadofbuy,themedianrentalpriceinThurstonCountyin2017was$1,650,accordingtotheZillowmarketoverview.Althoughtheaverageapartmentrentalpricewasslightlylessat$1,036,theTRPCThurstonCountyProfileshowsthatrentalpricesareathistoricallyhighlevelsinourcommunity.Thiscanbeattributedinparttothelowvacancyratecountywide,at2.7percentfora2‐bedroomapartmentin2017accordingtoTRPCdata.Vacancyratesbelow5percentcanleadtohousingpriceinflationasthedemandoutstripsthesupply10.
Theincreasingdemandforhousing,coupledwiththedecreasinginventory,canmakeithardforlow‐incomerenterhouseholdstofindaffordablerentalhousing.WhileWashingtonState’s2017minimumwagewasoneofthehighestintheCountryat$11perhour,apersonearningminimumwageinThurstonCountywouldhavetowork75hoursperweekfora2‐bedroomrentinThurstonCounty;thisisequivalenttoanhourlywageof$20.60toaffordarentof$1,071.11
Furthermore,lowerincomehouseholdsarealsofacedwiththeimpactsofthe“buydown”effect.Justbecauseapersonorhouseholdwithahigherincomecanaffordmoreforhousing,doesn’tmeantheyarepayinguptowhattheycanafford.Thisfurtherreducesthenumberoflowcostunitsavailabletothosemostneedingthem.Ruralseniorrentersareespeciallyvulnerabletorisingrentsandmayhavefewchoicesbuttoputupwithold,poorlymaintaineddwellings.
10AssociationofWashingtonCities.OpenData:Challengesonourstreets.11NationalLowIncomeHousingCoalition,OutofReach2017.
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Low-Income Households Peoplemostlikelytohavedifficultyfindinghousingarewithinthefollowingincomeranges,asdefinedbytheU.S.DepartmentofHousingandUrbanDevelopment(HUD)nationalguidelines(seeTable1).Theseincomerangesarebasedonpercentagesofcountymedianincomes.The2017ThurstonCountyAreaMedianIncome(AMI)is$76,300.Apersonearning$38,150ayearinThurstonCountyisconsideredverylowincome,andwouldmaketheequivalentofnearly$20anhour.
Table4‐1:HUD2017MedianIncomeforThurstonCounty
2017ThurstonCountyMedianIncome=$76,300 30%ofGrossforHousing&Utilities
IncomeRanges
GrossAnnualIncome
GrossMonthlyIncome
ExtremelyLowIncome0‐30%ofmedianincome 30%median $22,890 $1,907 $572
VeryLowIncome31%‐50%ofmedianincome 50%median $38,150 $3,179 $954
LowtoModerateIncome51%‐80%ofmedianincome
80%median $61,040 $5,087 $1,526
Transportation Forlow‐andmoderate‐incomehouseholds,transportation,location,andaccesstoservicesareintegraltodetermininghousingaffordability.
Studiesshowthatpeoplewholiveorworkinmoreaccessibleareaswithtransportationoptions12:
Havebetteraccesstogoods,services,andactivities; Tendtoownfewervehicles; Driveless;and Relymoreonalternativemodessuchaspublictransit.
TheAAA2017estimateofcarownershipforamid‐sizedvehicleisabout$8,460percar,peryear,or$706permonth.TheSustainableThurstonRegionalHousingPlanestimatesthataruralhouseholdwillspend$2,400moreperyearongasalonethananurbanhousehold.Ifahouseholdisverylowincome,withagrossannualincomeof$38,510,thiscostfortransportationbecomesabarrier.Asaresult,rurallow‐incomehouseholdsaredisproportionatelyimpactedbytheaddedcostoftransportation.
Housing Gap While36percentofthetotalThurstonCountypopulationarerenters,theWashingtonState2015
12SustainableThurston:HousingPlan
Figure5.WashingtonHousingNeeds
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HousingNeedsAssessmentestimatesthatapproximately22percent,or19,270ofcountyrenters,areconsideredlow‐income.
Figure5,theAffordableHousingGap,estimateshowmanyunitsofhousingareavailableforthelow‐incomehouseholdsinThurstonCounty.Forevery100extremelylow‐incomefamilies,only15unitsareavailableandaffordableinThurstonCounty.
Affordablehousing,especiallyhousingaffordabletothelowestincomehouseholds,maynotmeetthehousehold’sneeds.Itmaybetoosmallortoofarawayfromjobs.Atthebottomendofthemarketwestarthavingproblemswithsubstandardhousing(exploredinthenextsection).
Overall,thereisinsufficientaffordablehousingstockinThurstonCountytomeettheneedsoflow‐incomehouseholds(householdsearning50percentorlessofthemedianincome).13
Substandard Housing Substandardhousingisalsoaconsiderationwhendiscussingaffordablehousing.Typically,ashousingcostsgodown,sodoamenitiesandbasicfeatures.Substandardhousingposesarisktothehealthandphysicalwell‐beingofitsoccupants,neighborsandvisitors.Poorhousingconditionsdisproportionatelyaffectlowincomefamilies.Substandardhousingusuallymeanshousingwhichis:14
Dilapidated; Withoutoperableindoorplumbingorausableflushtoiletorbathtubinsidetheunit; Withoutelectricityorwithinadequateorunsafeelectricalservice; Withoutasafeoradequatesourceofheat;or Shouldbutdoesnothaveakitchen.
Thefollowingtableshowsthosehousingunitsthatarelackingbasicfeaturesorareofsubstandardcondition:
Table4‐2:2015ThurstonCountyHousingUnitsbyIndicatorsofSubstandardConditions
Total#ofUnits
LackCompletePlumbing
LackCompleteKitchenFacilities
Overcrowded(>1.5Persons/Room)
Number %ofTotal Number %ofTotal Number %ofTotal
102,631 691 0.7% 1,098 1.1% 485 0.5%
Source:2015AmericanCommunitySurvey
Cost Burden Householdswhopaymorethantheycanaffordforhousingcostsareatagreaterriskoffallingintopoverty.Additionally,whenhouseholdsspendthemajorityofincomeonhousingcosts,theymay
13TRPCCurrentAffordableHousingNeedandFairShareHousingDistributionsforThurstonCounty,201314ThurstonThrivesHousingActionTeam:DataSnapshot,2013
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notbeabletoaffordotherbasicnecessities.15“Costburden”iswhenahouseholdearnslessthan80percentofthecountymedianincomeandpays30percentormoreoftheirincomeforhousing.
Beingseverelycostburdened,paying50percentormoreofincomeforhousing,contributestoariskofhomelessness.Whilenotallcostburdenedhouseholdsarelowincome,low‐incomehouseholdsarelesslikelytofindaffordablehousing.AccordingtotheEmploymentSecurityDepartment16:
In2015,49percentofallrenterhouseholdsintheCountywerecostburdened. Approximately24percentofallrentersinThurstonCountywereseverelycostburdened. IntheruralSouthCounty,approximately53percentofruralrentersarecostburdened. Additionally,17percentofallhomeownerscountywidearecostburdened.
Figure6estimatesthenumberofcostburdenedrenterhouseholdsandhomeownerhouseholdsinThurstonCounty.ThischartbasestheMedianFamilyIncomeon$75,000peryear,andestimatesthatinThurstonCountyin2015therewereapproximately5,185renterhouseholdswhomade$22,500orlessperyear(0‐30percentMedianFamilyIncome),andweredisproportionatelyseverelycostburdened.
D. HOMELESSNESS AND SPECIAL NEEDS HOUSING Homelessness Beingseverelycostburdeneddramaticallyincreasestheriskofexperiencinghomelessness.Withouttheabilitytoalleviatecostburdenwithadequateaffordablehousinginventory,reducingthenumberofhouseholdsinneedofhomelessservicesbecomesincreasinglydifficult.
WhileThurstonCountyhasmadegreatstridesinbuildingnewhousingforpeopleexperiencinghomelessnessandfundingcomprehensivesupportiveservicesystems,newpeoplecontinuetofallintohomelessness.
15CommunityActionCouncilofLewis,Mason&ThurstonCounties,2017CommunityNeedsAssessment16EmploymentSecurityDepartment,ThurstonCountyProfile2017
Figure6.CostBurden:2015WashingtonStateHousingNeedsAssessment
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In2017,579peoplewereidentifiedashomeless,accordingtotheannualThurstonCountyHomelessCensusPointinTime(PIT)count17.The2017PITfoundthat:
2in3peopleexperiencinghomelessnessinThurstonCountyareactivelytryingtofindhousing;
60percenthavebeenlookingformorethan6months; Ofthoselookingforhousing,1in5havemonthlyincomeover$1,000;and Thelargestbarriertohousingidentifiedwasincome,at59percent.
By2018,thenumberofpeopleexperiencinghomelessnessincreasedto835.ThurstonCountyiscurrentlyworkingonaregionalHomelessHousingFive‐YearPlan,whichidentifiesspecificgoals,objectivesandstrategiestoaddresshomelessnessinthecounty.
ThesestrategiesandtaskswillbesubjecttoannualreviewascoordinatedbytheThurstonThrivesHousingActionTeam,andproposedamendmentswillbesubjecttoreviewandapprovalbytheCountyCommissioners.ThethreeoverarchinggoalsoftheFive‐YearPlanaretoincreasehousinginventory;standardizebestpractices;andregionalizepublichomelesspolicy.
Special Needs Housing Specialneedspopulations,asidentifiedintheThurstonCountyConsolidatedPlanandasdefinedbyHUD,haveparticulardifficultysecuringhousingduetounusualcircumstances.Specialneedshouseholdsinclude,butarenotlimitedto:
Elderly; At‐riskyouth; PeoplewithDevelopmentalDisabilities; Peopleexperiencinghomelessness; Extremelylow‐incomehouseholdsandfamilies; PeoplewithMentalIllness;and VictimsofDomesticViolence.
Risingcostsandlimitedhousingchoicesareespeciallyhardonlow‐incomehouseholdsandotherpeoplewithspecialneeds.Waitinglistsforhousingassistancearealreadylongandgrowinglonger,andinsomecasescompletelyclosed.
Housingforspecialneedscitizensmayormaynotincorporatesupportiveservices,andmaybepermanentortransitionalhousing.Typesofbest‐practicehousingservicesforspecialneedscitizensprovidedbyhousingandhomelessorganizationsinourcommunityinclude18:
RapidRehousingquicklymoveshomelesspeopleintopermanenthousingbyprovidingtemporaryrentsubsidiesandhousing‐focusedcasemanagement.Thehouseholddoesnothavetoleavewhenservicesend.
17ThurstonCounty2017HomelessPointinTimeCountyProcessandSurveyResults18DepartmentofCommerce.OverviewoftheHomelessHousingSystemandFunding
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Emergencyhousingprovidestemporaryshelterforpeopleexperiencinghomelessness.
Transitionalhousingprovidestemporaryrentalassistance(upto2years)whilefamiliesthathavebecomehomelessseekpermanenthousing.Participantspay30percentoftheirincomeforrent.
Permanenthousingprovideshousingassistanceprograms,suchashousingchoicevouchersorproject‐basedvoucherunits,forassistingverylow‐incomefamilies,theelderly,andthedisabledtoafforddecent,safe,andsanitaryhousingintheprivatemarket.
Permanentsupportivehousingissubsidized,non‐time‐limitedhousingwithsupportservicesforhomelesshouseholdsthatincludeahouseholdmemberwithapermanentdisability.
Specialneedshousingisoftenlocatedinmoreurbanareaswithbetteraccesstosocialandsupportservices,transportation,shopping,jobs,andotheressentialservices.Lacey,Tumwater,andOlympiaaretheprimarylocationsforthistypeofhousingandtheirrelatedsupportservices.Notsurprisingly,theneedfarexceedstheCounty’sabilitytoprovideservicesorassistanceandthechallengesareworsening.
Thoseintheruralareaswithspecialneedsmigratetotheurbanareaswheretheresourcesarecentrallylocated.Itwouldbeunrealistictothinkthatthebulkoftheseresourcesandfacilitiescouldbelocatedinmoreisolatedruralareas.Thisfurtherreinforcestheneedforaregionalapproachtostrategiesandfunding.
E. FAIR SHARE HOUSING TARGETS TheregionallydevelopedFairShareAffordableHousingtargetsarerequiredbytheCountyWidePlanningPolicies.TheyareprojectedbyTRPCbygivingequalsharesofaffordablehousingtoeachjurisdictionbasedonprojectedgrowth,assuming38percentoffuturehouseholdswillbelowincome.ThecategoriesarebasedontheHUDincomelevelspreviouslydiscussed.
Thefollowingtableestimatestheneedsforaffordablehousingwhichhavebeenunmetbythecurrenthousingstock.Asshown,thereisstillalackofaffordablehousingunitsforThurstonCountyresidentswhomakebelow50percentofthemedianhouseholdincome.
Basedon2010numbers,by2035ruralThurstonCountyisprojectedtoneedanadditional6,954dwellingunits,including1,863affordableunit,asseeninthetablebelow.Thisisonparwiththeupdatedforecastofneedingatotalof7,020newruralunitsby2040.
Table4‐3:TRPCCurrentandFutureFairShareHousingDistributions
Jurisdiction
DwellingUnits(2010)
Households(2010)
CurrentAffordableHousingNeed1
DwellingUnitGrowth2010‐2035
2010‐2035FairShareDistribution2
ThurstonCounty 108,096 100,650 24,263 51,765 19,695
Bucoda&UGA 243 222 24 222 97
Lacey&UGA 31,738 29,479 8,517 13,825 5,955
Olympia&UGA 26,864 25,356 6,784 13,180 5,169
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Rainier&UGA 767 703 100 532 150
Tenino&UGA 745 696 111 804 327
Tumwater&UGA 10,568 9,992 1,540 8,600 2,660
Yelm&UGA 3,050 2,804 1,102 7,203 3,273
GrandMoundUGA 376 338 84 309 155
ChehalisIndianReservation* 22 20 5 32 11
NisquallyIndianReservation 199 186 23 105 35
RuralRemainder 33,524 30,854 5,972 6,954 1,863 1Basedoncost‐burdenedhouseholds,adjustedfortransportationcosts,accessibilitytolow‐wagejobsandcurrentaffordablehousingstock.238%oftotalgrowthbasedonexpectedhouseholdincomelevels,adjustedfortransportationcostsandaccessibilitytolow‐wagejobs.*ExcludesthoseportionsinGraysHarborCounty.Source:ThurstonRegionalPlanningCouncil
AlthoughCountylandusedesignationsandzoningregulationsprovideforadiversityofhousingtypes,thecounty’sruralareasdohavelimitationswhenitcomestoprovidingaffordablehousing,especiallytolowerincomehouseholds.Theselimitations,whicharerecognizedintheGMA,include:
Lowerlevelsofpublicservicesandfacilitiesthaninurbangrowthareas; Theneedtomaintainabalancebetweenhumanusesandthenaturalenvironmentto
preserveenvironmentalquality;and Theneedtokeepresidentialdensitieslowinordertomaximizeopportunitiesforcontinued
farming,forestry,andothernaturalresource‐basedactivities.
Thisbeingthecase,itisverylikelythatthecountywillnotbeabletoaccommodateitsfullshareoftheFairShareAffordableHousingtargetswithintheruralarea.Therefore,thecountywillneedtoidentifyanypotentialshortfallsandworkwiththecitiesandtownstoexplorewaystoaccommodateaportionofthecounty’stargetedsharewithinurbangrowthareas.TheGoals,Objectives,andPoliciessectionbelowoutlineswaystoaccomplishthis.
V. HOUSING DIVERSITY
Althoughsomelimitationsexistinthetypesandnumberofnewhousingunitsthatcanbeprovidedintheruralareas,housingdiversitycanstillbeachievedinavarietyofways.Variationinthetype,location,andcostofhousingincreaseshousingchoicesforcitizens.Asdiscussedpreviously,sufficientlandhasbeenallocatedthroughoutThurstonCountytoaccommodatetheanticipatedpopulationgrowth.TheCounty(includingtheurbangrowthareas)allowsawiderangeofhousingtypesincluding:
Singlefamily Manufacturedhousing Duplex Mixedresidential/commercial Specialneedshousing
Familymemberunits(FMUs) HomelessEncampments
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Farmhousing Grouphomes Subsidizedhousing
Fostercarefacilities Transitionalhousing Accessorydwellingunits(ADUs)
Co‐housing,communitylandtrusts,andotherhousingalternativesarenotprecludedintheruralarea.Atthesametime,theJointPlansprovidemorehousingdiversitynearservicesintheurbangrowthareas.
Thefollowinglandusedesignations,asdepictedontheFutureLandUseMap(M‐15),allowoneormoreofthehousingtypeslistedabove:
AllfiveRuralResidentialcategories; McAllisterGeologicallySensitiveArea; NeighborhoodConvenienceCommercial;and MixedUse‐Rochester‐GrandMoundArea.
Thishousingdiversity,especiallyincombinationwiththeevengreaterhousingdissimilarityinurbanareas,willaddressthechanginghousingrequirementsassociatedwithourfluiddemographics.
HousingStockandPreservation
Between2011and2015,therewere110,904unitsofhousingcountywide,accordingtothe2015AmericanCommunitySurvey.
In2015,68percentofthehousingstockwasinsinglefamilyand22percentwasinmultifamilyunits.By2040,TRPCestimatesthataround40percentofthedemandfornewhomeswillbemultifamilyunits,makingthetotalhousingstockaround73percentmultifamilyunitscountywideby204019.
Whileprojectedgrowthnecessitatesnewhousingunitsbebuilttokeepupwiththedemand,preservingtheexistinghousingstockisintegraltoprovidingdecentandaffordablehousingforcurrentandfuturecountyresidents.Aginghousingstockalsomeansaginginfrastructure,andthepotentialforincreasedcostsofrepairandupkeep.Ofthe110,904housingunitsbuiltpriorto2016:
Atotalof23,994unitswereconstructedpriorto1970; Ofthose,9,534unitswerebuiltpriorto1950;and Nearly6percentofallhousingstockwasbuiltpriorto1940.
Overall,morethan20percentofthehousingstockin2015wasalmost50yearsold,asshowninfigure3.
19TRPC2012PopulationForecastAllocationshttp://www.trpc.org/documentcenter/view/635
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Figure3.U.SCensusData,2015ACS
Intoday’smarket,thedemandforaffordablehousing,especiallyforlow‐andmoderate‐incomehouseholds,inevitablyoutstripsthesupply,asdiscussedlaterinthischapter.Keepingandmaintainingthisexistingaffordablehousingisgenerallyamoreeffectivestrategythantryingtocreateanequivalentquantityofcomparablypricednewhousingwhiletryingtosimultaneouslyexpandtheinventoryofaffordableunits.Itis,therefore,allthemoreimportanttomaintainandpreservethehousingstockresourceswealreadyhave.TheGoals,Objectives,andPoliciessectioninthischapteroutlineswaystoaccomplishthis.
VI. GOALS, OBJECTIVES AND POLICIES
GOAL1: ENOUGHHOUSINGSHOULDBEAVAILABLETOMEETTHEHOUSINGNEEDSOFTHEEXISTINGANDPROJECTEDPOPULATIONOFTHECOUNTYINCLUDINGRENTALANDPURCHASEOPPORTUNITIESFORALLINCOMELEVELS.
OBJECTIVEA:Adequateresidentiallandisavailabletomeetexistingandprojectedhousingneedsforallincomelevels.
POLICIES:
1. Thecountyshouldidentifysufficientlandforexistingandprojectedresidentialneedsincluding,butnotlimitedto,government‐assistedhousing,housingforlow‐incomefamilies,singlefamilyhousing,manufacturedhousing,andresidentialcarefacilities.
2. Thecountyshoulddevelopaninventoryofpubliclyheldlandwithintheurbangrowthareasthatcouldbeusedfordevelopmentsthatprovideaffordablehousing,anddevelopaprocessfordisposingofcountysurpluspropertiesforaffordablehousingpurposes(sale,lease,donation).
3. Thecountyshouldpromotetheuseofsurpluspublicfacilitieswithintheurbangrowthareas(buildings,land,fixtures)fordevelopmentsthatprovideaffordablehousing,includingspecialneedshousing,permanentsupportivehouse,servicecenters,ortransitionalhousing,whereappropriate.
3,990
23,388
22,652
16,361
20,519
9,037
5,423
3,072
6,462
0 5,000 10,000 15,000 20,000 25,000
Built 2010 to 2015
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built prior to 1939
Number of Housing Units
Housing Unit Age in Thurston County
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4. Thecountyshouldsupportthecitieswithinfilldevelopmentwithintheurbangrowthareas,wheretransportation,publicfacilitiesandutilitiesalreadyexist.
OBJECTIVEB:TheadoptedFairShareAffordableHousingtargetsneedtobeimplementedtoensureadequatehousingopportunitiesforthecounty’slow‐andmoderate‐incomehouseholds.
POLICIES:
1. Thecountyshouldcoordinatewiththecities,townsandtheHousingAuthorityofThurstonCountytodevelopandimplementaregionalprocesstomonitorachievingtheFairShareAffordableHousingtargetsthroughoutthecounty.Regionalmodelingandassumptionsshouldbeusedtoensureconsistentanalysisandrecordkeeping.
2. Thecountyshouldworkwiththecitiesandtownstoaccommodatepartofthecounty’sFairShareAffordableHousingtargetwithintheUrbanGrowthAreas.Thecountyshoulddevelopincentives(suchasacquiringlandforaffordablehousing,landtrades,supportinggrants,orpayingfordensitytransfers)forthecitiesandtowns,recognizingthataffordablehousingisbestlocatedwithinurbanareasduetothegreateraccessibilitytotransportationsystems,jobs,supportservices,shopping,andbusinesses.
3. AsstatedintheCountyWidePlanningPolicies,whenpossible,thecountyshouldprovideassistanceinobtainingfundingand/ortechnicalassistancefortheexpansionorestablishmentoflowcostaffordablehousingforlow‐,moderate‐andfixed‐incomeindividualsandfamilies.
OBJECTIVEC:TheCountyshouldworktoprovideincentivesandreducebarrierstoaffordablehousingforlow‐andmoderate‐incomehouseholds.
POLICIES:
1. Thecountyshouldreduce,whereappropriate,regulatorybarriersandotherrequirementswhichaddunnecessarycostsandtherebydiscourageaffordablehousingconstruction.Thefollowingarestrategiesforconsideration:
a. Reviewregulationstofindthosethatcausemuchhighercoststhanoriginallyexpectedanddetermineiftheycanberevised,replaced,oreliminated.
b. Makeregulationsandpermitprocessingmorepredictable,toremovesomeuncertaintyforbothbuildersandlenders.
2. Thecountyshouldconsideraffordablehousingincentives,suchasthosesuggestedinRCW36.70A.540,including,butnotlimitedto:
Bonusdensitywithinurbangrowthareas. Heightandbulkbonuses. Feewaiversorexemptions. Parkingrequirementreductions. Expeditedpermittingconditionedonprovisionoflow‐to‐moderate‐income
housing. Mixeduseprojects. Lowerutilityhookupfeesandrates.
OBJECTIVED:Thecountyshouldencouragehomeownershipopportunitiesforcountyresidents.
POLICIES:
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1. Thecountyshouldconsiderwaystopromotethebenefitsofhomeownerships,includingbutnotlimitedto:
a. CoordinatingwithandreferringtoWashingtonStateHousingFinanceCommissionhomeownershipprograms;and
b. Identifying,developing,andinitiatingeducationalprograms,suchas,forums,classes,publicpresentations,TCTVslideshowsorvideos,tyinginwithSPSCCorotherhomeownership/housingclasses.
2. Thecountyshouldencourageself‐helphousingeffortsandpromoteprogramsinwhichpeoplegainhomeequityinexchangeforworkperformedinrenovationorconstruction.
3. Thecountyshouldencourageotherhomeownershipapproaches,whichpromotelow‐andmoderate‐incomeandspecialneedshousing.Thiscouldbeintheformofeducation,technicalsupport,andworkingwithfinancialinstitutionstodeterminehowtomaketheseoptionsfinanciallyviable.
OBJECTIVEE:Thecountyshouldsupportregionalcooperationandparticipationinaffordablehousingissues,includingexploringpublicandprivatepartnershipstoincentivizehousingdevelopment.
POLICIES:
1. Thecountyshouldcontinueparticipatinginamulti‐jurisdictionalpublic/privatetaskforcetodevelopproposalsforexpandedlow‐andmoderate‐incomehousingfundingandservices,includingexploringthepossibilityofaregionalaffordablehousingstrategy.
2. Thecountyshouldworkwiththeprivatesector,nonprofits,neighborhoodgroups,andotheraffectedcitizenstofacilitatethedevelopmentofattractive,quality,low‐andmoderate‐incomehousingthatiscompatiblewiththesurroundingneighborhoodandlocatedwitheasyaccesstopublictransportation,commercialareas,andemploymentcenters.
3. Thecountyshouldconsiderparticipatinginaregionalhousingtrustfundorothercounty‐widefundingsource,suchasaregionalhousinglevy.Thefundmaybeusedforseveralpurposesincluding,butnotlimitedto:
a. Providing“gap”financingtopromotehomeownershipforlow‐incomehouseholds.(“Gap”isthedifferencebetweenwhatthepurchasercanaffordandwhatthemarketcanproduce.)
b. Establishingarevolvingloanfundforpropertypurchaseorrenovation.
c. Asaleverageforobtainingadditionalpublicfunds.
4. Thecountyshouldcontinueparticipatinginmulti‐jurisdictionalbackingforHousingAuthorityofThurstonCountybondsales.
GOAL2: TOPROMOTESAFEANDDECENTHOUSINGDIVERSITYTHATMEETSTHECHANGINGPOPULATIONNEEDSANDAREINCLOSEPROXIMITYTOJOBS,TRANSPORTATION,ANDDAILYACTIVITIES.
OBJECTIVEA:Avarietyofhousingtypesshouldbeavailabletoaddressthechangingneedsanddemographicsofourcommunity,withintheframeworkofestablishedurban‐rurallandusepolicies.
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POLICIES:
1. Thecountyshouldencouragethatwithinruralareas,avarietyofdiverseresidentialdevelopmenttypesandhousingmixturesshouldbeavailable,suchasdetachedsingle‐familyhousing,clusterhousing,duplexes,andaresidenceinconjunctionwithcommercialusesinneighborhoodconveniencecenters.
2. Thecountyshouldpermitaccessorydwellingunits(ADUs)inallresidentialzonesprovidedthatdevelopmentstandardsanddesigncriteriaaresatisfiedtoensuretheircompatibilitywithruralcharacterandunderlyingdensityrequirements.Accessoryunitsdonotincluderecreationalvehiclesofanykindbecausetheyarenotservedbyprivateutilitiesnoraretheycertifiedforfull‐timeresidencybyHUD.
3. Thecountyshouldpermitmanufacturedhousinginthesamelocationsandatthesamedensityasotherhousing,notjustinmobilehomeparks.Developmentanddesignstandardsineachresidentialzoningdistrictapplyequallytomanufacturedhomesandotherresidences.
4. Thecountyshouldpermitinagriculturalareasandonworkingfarms(asdefinedinRCW84.34.020)inruralresidential/resource‐1unit/5acreareas,farmhousingunitsforfarmemployeesandtheirfamiliesoverandabovethemaximumnumberofunitspermittedonalotbyzoning.
5. Thecountyshouldencourageruralhousingaffordabletolow‐andmoderate‐incomecitizenstobelocatednearpublictransitroutestoprovidealternativetransportationopportunitiestothosewithmorelimitedincomes.
6. Thecountyshouldsupportdiversehousingalternativesandwaysforolderadultsandpeoplewithdisabilitiestoremainintheirhomesandcommunityastheirhousingneedschange
OBJECTIVEB:Thecountyshouldsupporthousingoptionsforspecialneedspopulationsinthecounty.
POLICIES:
1. Thecountyshouldallowresidentialcarefacilities(suchasgrouphomes)inresidentialareasthroughthespecialpermitprocess,withpublicreviewthatconsiderstheadequacyofpublicservices,parking,andimpactsonadjacentproperties.Occupancyandstaffinglevelsshouldbecompatiblewithzoneddensitiesandtheavailabilityoftransportationandservices.
2. Thecountyshouldencouragesocial,housing,andhealthserviceorganizationswhichoffersupportprogramsforthosewithspecialneeds,byprovidingtechnicalassistance,whenpossible,andassistingineffortstoseekfundsorcoordinatebetweenagenciesandgroups,forareasincluding,butnotlimitedto,theconstructionandoperationofemergencyhousing.
3. Thecountyshouldencourageapplications(forexample,withlettersofsupport)fromeligiblenon‐profitstoFederalandStatefundingsourcestobuildneworrehabilitateexistinghousingtomeetlow‐incomehousingneeds.
4. Thecountyshouldconsiderparticipatinginpartnershipsbetweenpublic,privateandnonprofitorganizationstocreateincreasedhousingandhomeownershipopportunitiesforhouseholdswithspecialneedsandforlow‐andmoderate‐incomehouseholds.
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5. ThecountyshouldsupporttheimplementationandcontinuedrevisionoftheThurstonCountyHomelessHousingFiveYearPlanandassociatedgoalsandactionitems.
OBJECTIVEC:Ensurethatadequateprovisionsareinplacesothatspecialneedspopulationsarenotdiscriminatedagainstinchoiceofhousing.
1. Thecountyshoulddirecttreatmentofaresidentialstructureoccupiedbypersonswithdisabilitiesthesameasasimilarresidentialstructureoccupiedbyafamilyorotherunrelatedindividuals.
2. Thecountyshoulddirecttreatmentofaresidentialstructureoccupiedbygroupcareforchildrenthatmeetsthedefinitionof“familialstatus”(asdefinedintheWashingtonLawsAgainstDiscrimination,RCW49.60.222‐225)thesameasasimilarresidentialstructureoccupiedbyafamilyorotherunrelatedindividuals.
3. Thecountyshouldencouragehousingopportunitiesforallcitizensregardlessofrace,color,religion,sex,nationalorigin,disability,economicstatus,familialstatus,age,sexualorientation,andincome,orotherarbitraryfactors.
4. Thecountyshouldsupporttheimplementationofrenterandlandlordeducationandawarenessprograms,toempowerlandlordsandtenantswithinformation,educationandbestpracticesforbetterhousingchoices.Thiscouldinclude,butisnotlimitedto:
a. Maintainasingularweb‐based“Fairhousinginformation”site,withanaccessiblelinkfromalllocaljurisdictionswebsites.Listresourcesforlandlordeducation,tenants’rights,andfairhousinglawslocallyandstatewide.
b. Supportexploringthefeasibilityofprovidinglandlordsinsuranceforhighriskrenters.
GOAL3: TOPRESERVEANDMAINTAINEXISTINGAFFORDABLEHOUSING,ENHANCETHEQUALITYOFSUBSTANDARDHOUSING,ANDTOPROVIDEDECENTANDAFFORDABLEHOUSINGINTHURSTONCOUNTY.
OBJECTIVEA:TheCountyshouldsupporteffortstopreserve,maintain,rehabilitate,and/orexpandthesupplyofaffordablehousinginthecounty.
POLICIES:
1. Thecountyshouldworkwithalljurisdictionstocreateaninventoryofexistingsubsidizedandlow‐costnon‐subsidizedhousingandidentifyhousingthatmaybelostduetoredevelopment,deterioratinghousingconditions,orpublicpoliciesandactions.
2. Thecountyshouldencouragetherehabilitationofsubstandardhousingandmaintenanceofolderhousing.Consideridentifyinggeographictargetareasoraseriesofpriorityareasforfocusedattentionandresources.
3. TheCountyshouldconsiderparticipatingineffortstoretainexistingsubsidizedhousing,suchas:
a. Encouragingtheextensionofexistingcontractstoavoidconversionofsubsidizedhousingtomarket‐rateunits(forexample,lettersofsupporttolandlords).
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b. Whenappropriate,theCountyshouldworkwithpartnerstodevelopsourcesoffundingandstrategiestoenablehousinggroupstobuyprojects.
4. Thecountyshouldseekopportunitiestoidentify,protect,andrehabilitatehistoricpropertiestomeethousinggoals.
5. Thecountyshouldmaintainqualityofconstructionandongoingcompliancewithstandardsforhabitation,andshouldincreasehousingenforcement,specificallytorun‐downhousing.
6. Thecountyshouldsupportprogramstoimproveenergyefficiency,healthconditionsandpublicrecognitionofimprovementsinlow‐incomerentalhousing.