Open House Presentation

May 21, 2018

Edmonds Housing Strategy Task Force

▪ BILL ANDERSONCompass Housing Alliance

▪ REV. M. CHRISTOPHER BOYERGood Shepherd Baptist Church

▪ CHRIS COLLIERAlliance for Housing Affordability

▪ MARK CRAIGHenbart, LLC

▪ ADRIENNE FRALEY-MONILLASEdmonds City Council

▪ JAMIE REECEReece Homes Real Estate

▪ MARK SMITHHousing Consortium of Everett and Snohomish County

▪ ROB VAN TASSELLCatholic Housing of Western Washington

▪ ANNE WERMUSEdmonds Housing Instability Coalition

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Project Timeline

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Presentation Outline

▪ Housing overview: Why are housing costs so high?

▪ Housing needs in Edmonds

▪ Edmonds Housing Strategy

Why are housing costs so high?

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Source: Sightline Institute, 2017

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Source: Sightline Institute, 2017

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Source: Sightline Institute, 2017

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Source: Sightline Institute, 2017

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Source: Sightline Institute, 2017

Housing Needs In Edmonds

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Housing Needs in Edmonds

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▪ Nearly 6,000 households in Edmonds are cost-burdened.

▪ Over 4,000 are low-income households.

▪ There is a severe lack of subsidized housing to meet needs.

Mismatch Between Wages and Housing Costs

▪ Nearly 11,000 people work in Edmonds.

▪ 60% of these jobs pay less than $40,000 per year.

▪ This is approximately 40% of Area Median Income (AMI).

▪ Average rents are unaffordable to these workers.

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Edmonds’ Workforce Face Long Commutes

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Housing Stock is Not Aligned with Housing Needs

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1%

10%

26%

35%

21%

7%

0%

5%

10%

15%

20%

25%

30%

35%

40%

No Bedrooms 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5+ BedroomPerc

ent of

Hou

sing

Units

Size of Housing Stock in Edmonds

30%

40%

14%

11%

5%

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

1 Person HH 2 Person HH 3 Person HH 4 Person HH 5+ Person HH

Perc

ent of

Hou

sehold

s

Size of Households in Edmonds

Shortage of smaller housing types:

▪ Over 70% of households have only 1 or 2 members.

▪ Yet only 11%of housing units have 1 bedroom or less.

Housing Strategy

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Housing Strategy

1. Increase the supply of market-rate multifamily housing.

2. Expand housing diversity in the “missing middle.”

3. Increase the supply of subsidized affordable housing.

4. Identify and adopt strategies to reduce homelessness.

5. Support the needs of an aging population.

6. Provide protections for low-income tenants.

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1. Increase Multifamily Housing Supply

Why do it?

▪ High level of need for low and moderate-income workforce housing.

▪ Apartments and condominiums can efficiently provide a lot of new housing in limited land area.

Potential Actions

▪ Encourage transit-oriented development.

▪ Allow for greater flexibility in multifamily zones.

▪ Provide for a fast, predictable, and user-friendly permitting process.

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Example: Portland’s Infill Design Project

▪ Goals

❑ Allow for infill development in residential neighborhoods.

❑ Increase diversity of housing options.

❑ Ensure the design of new development is consistent with neighborhood character.

▪ Actions

❑ Convened residents and stakeholders to develop several housing prototypes that meet regulations and design standards.

❑ Allowed for speedier permitting of projects that used the prototypes.

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2. Expand Housing Diversity

Why do it?

▪ Few housing options other than single family and apartments.

Potential actions

▪ Allow for more housing options in some single family areas.

▪ Encourage accessory dwelling units (ADUs) and backyard cottages.

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Example: Accessory Dwelling Units (ADUs)

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Detached ADU in Seattle

Attached ADU in Mountlake Terrace

▪ Allow for more affordable housing options in existing single family areas with minimal impacts on community character.

▪ Provide a source of income to homeowners who are struggling to afford rising housing costs.

▪ Mountlake Terrace is encouraging ADUs:

❑ More flexible requirements

❑ Providing guidance materials for homeowners

3. Increase the Supply of Subsidized Housing

Why do it?

▪ Many workers and families in Edmonds cannot afford market-rate rents.

▪ The current supply of subsidized housing is extremely modest compared to the level of need.

Potential actions

▪ Contribute City $$ to support an affordable housing project for 30% AMI or below.

▪ Expand developer incentives to include affordable units in market-rate developments.

▪ Reduce fees for affordable housing projects.

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Example: Highpoint in Seattle

▪ A 1,600 unit master planned development in West Seattle.

▪ A mix of publicly and privately funded homes.

▪ Half of the units are subsidized for low-income households.

▪ Half of the units are market rate.

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Source: Mithun, Juan Hernandez,

http://comm-aps.com/portfolio_page/high-point/

4. Identify and Adopt Strategies to Reduce Homelessness

Why do it?

▪ Homelessness is a growing problem.

▪ 260 students attending schools in Edmonds are homeless.

▪ The City can play a more proactive role in addressing barriers to the development of housing for the homeless.

Potential actions

▪ Explore partnerships .

▪ Reduce barriers to the development of permanent supportive housing.

▪ Reduce barriers to tiny houses and single room occupancy housing.

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Example: Othello Village in Seattle

▪ A City-authorized homeless encampment with 28 “tiny homes.”

▪ Includes shared kitchen and shower facilities.

▪ Intended as short-term housing solution for up to 100 people.

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Source: Low Income Housing Institute,

https://lihi.org/tiny-houses/othello-village/

▪ Operating cost: $160,000 per year for water and garbage service as well as on-site counseling.

5. Support the Needs of an Aging Population

Why do it?

▪ this

Potential actions

▪ Pursue partnership to support aging in place.

▪ Examine property tax relief and utility rate/tax relief programs.

▪ Reduce barriers to group homes and housing for seniors.

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0 1,000 2,000 3,000 4,000

Under 5

5 to 9

10 to 14

15 to 19

20 to 24

25 to 29

30 to 34

35 to 39

40 to 44

45 to 49

50 to 54

55 to 59

60 to 64

65 to 69

70 to 74

75 to 79

80 to 84

85 and over

Population

Age

Ran

ge

Population by Age Range, 2016

6. Provide Protections for Low-income Tenants

Why do it?

▪ As housing costs rise, renters can be at risk of displacement.

▪ The City can take more actions to allow for fair treatment of low-income tenants.

Potential actions

▪ Create requirements to provide fair housing information.

▪ Create anti-discrimination requirements for tenants.

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Next Steps

▪ Review and incorporate public feedback on the draft Housing Strategy.

▪ Discussion by Planning Board.

▪ Task Force makes final recommendations.

▪ Housing Strategy is considered by Planning Board.

▪ Housing Strategy is considered for adoption by City Council.

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Questions and Comments Welcome

Contact info:

Kevin Ramsey, PhD

BERK Consulting

kevinr@berkconsulting.com

www.BERKConsulting.com

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