Affordable “workforce” housing – possibility or illusion?

San Juan County Senior Planner Colin Maycock came to Orcas Island on Jan. 6 to present his version of the Housing Needs Assessment, and to hear public input on revising it, before presentation to the Planning Commission on Jan. 16.  Following that meeting, there will be future public hearings before the matter comes before the county council.

Maycock explained to the dozen members of the public in attendance at the Eastsound Fire Station how he compiled the Housing Needs Assessment draft, which concluded that 2,248 housing units will be needed for the 2025 county population.

“At the most basic level,” Maycock said, “the county needs the above units, of which 1,000 need to be affordable for people earning up to $100,000 per year.”

Economic segregation
With the average county wage of $32,000 (about 30% lower than for most jobs on mainland) Maycock said, “unless you possess substantial capital upon moving to county, you won’t be able to afford housing.”

Marlia Starweather asked if the median cost for home sold in San Juan County in 2008 was $559,000, and Maycock confirmed that figure.

OPAL Director Lisa Byers commented that the term “workforce” should be either defined or abandoned in favor of a return to GMA language which says “provide for all economic levels of community.”

Bob Gamble, Planning Commission member said, “Why not say median wages, rather than median income?

“People look at artificially high income in the county and don’t understand the problem. Income is not an accurate measure, perhaps wages is. The problem should be described as accurately as possible,” Gamble said.

Maycock said that housing prices have gone up 125% since 2000, and that people at the lower end of income scale can’t afford to live here; so there’s fewer people in that demographic category.

“The 2010 census will show a significant drop at bottom of the scale,” Maycock said. “It underplays the magnitude of the problem because … effectively we’ve eliminated sectors of the population.

“Economic segregation is happening.”

Members of the public suggested the following points be considered in revising the Housing Needs Assessment:

clarify and state the differential between wages and income in county

provide more historical background

break down figures by island

better sourcing

consistency of terms

change “workforce” to “all economic sectors”

compare the cost per sq foot to disposable income

determine percentage of need based on income levels

develop more diverse types of housing

provide more private sector incentives

expedite building and environmental review

extend the current land use fee waiver to include a waiver of building permit fees

increase level of density bonus in villages and hamlets

establish a local housing trust fund, supported by local fees or taxes (The Real Estate Excise Tax or REET, voted down several years ago, is one form of tax; it may not be right for this community, members of the public asserted)

provide sufficient appropriately-zoned land in UGAs for affordable housing

use parcel size to determine appropriate zones

selective expansion of UGA with a density bonus provided that it is developed for permanently affordable housing

incentivize construction of new rental housing

encourage a mobile/manufactured home development which provides housing for families

reform owner/builder permitting

allow for locally-produced lumber

revise stormwater regulations to be more appropriate for rural community to reduce costs

allocate population to rural growth areas

reconcile county and town plan in regards to affordable housing capacity

Maycock reminded the group that a revision of the Housing Needs Assessment, following the meetings on Lopez, Orcas and San Juan Islands, will be presented to the Planning Commission on Jan. 16.