September 2018 Public Draft CHAPTER 4 HOUSING€¦ · September 2018 Public Draft 4‐2 II....

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)

Housing THURSTON COUNTY COMPREHENSIVE PLAN

September 2018 Public Draft

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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.

September 2018 Public Draft CHAPTER 4 HOUSING€¦ · September 2018 Public Draft 4‐2 II....

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