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State of Housing in
St. Helena
Our Town St. HelenaSummer 2015
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Workers Vital to St. Helena
Branches - $100K• Professional work force
• College or trade school education
• Positions with good salaries and benefits
• Would like to own a home here - can’t afford it
• Mostly commuting
Trunks - $50K• Skilled work force
• Some college and/or trade school
• Young and old, singles and married, seniors – great diversity
• Many commuting long distances so they can own a home
• Others living in rentals in town
Roots - $30K• Unskilled work force
• Mostly employed in wine and hospitality industries
• here full time – not migrant work force
• Singles, couples and families
• Living in rentals in town or commuting long distances
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What St. Helenians Earn
ROOTS
Max. $31,200 annual
• $12 – farm laborer
• $14 - bank teller
• $14 – retail clerk
• $14 - cook
• $15 - hotel maid
• $15 - nurses aid
• $15 - gardener
• $16 - receptionist
• $16 winery workers
TRUNKS
Max. $50,000 annual
• $17 – file clerk
• $18 - EMT
• $18 –City of St. Helena maintenance worker
• $20 - hotel desk clerk
• $20 - housekeeper
• $20 - construction laborer
• $21 - retail manager
• $22 - auto mechanic
• $24 - police dispatcher
• $25 - postal clerk
BRANCHES
Max. $104,000 annual
• $30 - human resource manager
• $32 - restaurant manager
• $32 - loan officer
• $32 – paralegal
• $34 - police sergeant
• $35 – accountant
• $45 - architect
• $46 - dental hygienist
• $46 – teacher
• $48 - registered nurse
Sources: State of CA Employment Development Department
SHUSD School Accountability Report Card
City of St. Helena
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What Local Employees Can Afford
to Rent or Buy in St. Helena
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Lack of Rentals in St. Helena
• Both Hunt’s Grove and Stonebridge, our two
affordable apartment complexes, have
constant waiting lists
• A periodic audit of Craigslist and the local
newspapers’ Classifieds reveal few if any
rentals
• Local multi-unit apartment owners state an
average vacancy rate of < 3%
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St Helena is Facing a
Net Loss in Rentals Units thru 2016
Source
Total Units – 2010 538 US Census, 2010
New units thru 2014 +18 Magnolia Oaks
Lost units in 2014 - 48 Units eliminated from Grandview
Units in 2015 508
Future Units:
Turley 8 Projected 2016
Total Projected Units 516
NET LOSS (22) In 2016
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Also Losing Housing Stock
15%? 416 units
20%? 555 units
25%?
694 units
What is the % of Housing Units Currently
Used as Second Homes or Vacation Rentals?
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Lost Employee Housing Stock
Sold in 2013 for $525,000Currently on the market for
$1,855,000
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Lost Employee Housing Stock
Sold in 2011 for $525,000 Recently sold for $2,600,000
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Lost Employee Housing Stock
Sold in 2012 for
$685,000
Resold in 2014 for
$1,700,000
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Employment to Resident Ratio
Total Population:
5818
Total Population:
5818
Total People
Working in SH:
5604
Total People
Working in SH:
5604
Total Workers Living in SH: 2591
Total Workers Living in SH: 2591
Workers living & working in SH:
1230 (48%)
Workers living & working in SH:
1230 (48%)
SH Residents who Work Elsewhere:
1361 (52%)
SH Residents who Work Elsewhere:
1361 (52%)
Workers who commute in: 4374
(78% of total workers)
Workers who commute in: 4374
(78% of total workers)
Employment to resident ratio: 2.16Employment to resident ratio: 2.16
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St. Helena Ratio Compared to
Other Nearby Communities
Source: 2010 US Census
Our Town St Helena Summer 2015
Location Ratio Location Ratio
St Helena 2.16 Sonoma 1.87
Healdsburg 1.28 Windsor 0.53
City of Napa .91 Petaluma .96
Note: City must have 2500 resident workers to qualify. Calistoga and
Yountville do not meet the data requirements.
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St. Helena Ratio Compared to
Other Resort Communities
Source: 2010 US Census
Our Town St Helena Summer 2015
Location Ratio Location Ratio
St Helena 2.16 Palm Springs 1.55
Coronado 2.82 Laguna Beach 1.19
Carmel 2.77 Monterey 2.08
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Employment to Resident Ratio
• There are over two jobs in St. Helena for every worker who
lives in St. Helena
• And this ratio is rising steadily – 19% increase in imbalance
from 2000 to 2010– Healdsburg’s ratio increased 15% to 1.28
– Sonoma, Windsor and Napa ratios increased 4% to 7%
– Petaluma actually decreased their ratio by 7%
Source: US Census 2000 vs. 2010
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Majority of Employees Are Commuting
• 78% of the people currently working in St.
Helena are commuting into town to work (Source: City of St. Helena Housing Element Needs Assessment)
• These commuters represent all levels of
employment
• The low-paid, unskilled employees of the wine
and hospitality industry are the hardest hit
group of commuting employees
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Socio-Economic Impact
• Tourism is an important source of revenue for
St. Helena
– At what point will lack of housing affect the
quality of our customer service labor force?
– When will the clog of commuting workers begin to
discourage visitors from coming up valley?
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Changing our Small Town Character
• Lack of volunteers for civic participation
• Aging membership in local service clubs
• Larger socio-economic gulf in schools and society
• Difficult to attract professionals because of housing
cost
• Difficult to retain low-wage hospitality workers
• The 4000+ employees commuting into town are
engaged in their own communities, not ours
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OTSH Conclusion
• St Helena will never be able to house all of our
workers
• But we should set worker/housing ratio goals
below 2.0
• Strategies
– Build new sustainable affordable housing
– Conserve some portion of existing moderate to
low income housing
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Build Sustainable Affordable Housing
OTSH Mutual Self-Help Housing Project
– Authorized by the Department of Agriculture
Rural Development to build 18 mutual self-help
homes in St. Helena
– First 6 to 8 will be on 684 McCorkle, a half-acre
site that the city is selling to OTSH
– Looking for land to build the remaining 8 to 10
homes
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OTSH Mutual Self Help Housing
How it works:
• OTSH raises funds to obtain and prep the site and create the house plans
• Qualified applicants compete in a lottery to participate
• Each participating family commits to approximately 2,600 hours of labor– which accounts for 68% of the construction labor
• Their “sweat equity” reduces the overall cost of the home
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OTSH Mutual Self Help Housing
• All participants work together to build all the houses
– Construction supervision provided
– Contracted subs as needed
• The new homes are deed-restricted
– Resale only at a reduced rate to income-qualified families
• Marietta Townhomes – Voorhees Circle
– Built in 2000
– One of ten has sold
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Maintain Existing Housing Stock
through Deed-Restriction – An Idea
• Form a trust to maintain a percentage of existing housing stock affordable to the workforce
• Purchase 5% of SFD sold in SH annually = four houses
– Rehab via grants and donations
– Resale to moderate income families at a reduce price
– Deed restricted to assure continued affordability
• Costly proposition
– Probably at least $150K per home
– Cheaper than new construction
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Maintain Existing Moderate Rate
Apartment Rentals
• No new market rate rentals in SH in 20 years
• High percentage of rental stock built in the
1970s & 1980s
• Renovation and/or turnover will mean higher
rents
• HOW CAN WE MAINTAIN A PERCENTAGE OF
EXISTING RENTALS AT MODERATE RATES?
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Build More Lower Income Rental Options
• Build and manage low-income rental
complexes
– For winery and hospitality workers
– For seniors and disabled
• City of St. Helena is conducting a Feasibility
Study of scattered site projects
• New Calistoga Family Apartments are full with
a waiting list
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Get Creative
• Cooperative housing
– Single home converted to two living units
– Tiny house movement
• Habitat for Humanity
– All we need is the land
• Public/private partnerships
– McCorkle is an excellent start
• Industry Involvement
– Wine and hospitality industries play an important role
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Time to Take Action
• There is growing concern among many segments of our community about St Helena’s housing shortage
• The solution requires vision, commitment and perseverance
– all things our community has mustered before for other challenges
• Our Town St. Helena is committed to providing housing opportunities to the people vital to our community
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