Housing Affordability-Executive Summary

After a thorough review of the strategies being used by other jurisdictions to create a range of affordable housing opportunities, the Task Force developed a matrix to summarize its recommendations. The matrix attempts to describe each strategy, who is likely to benefit most from the strategy, the actions required to implement the strategy, the rationale for the Task Force recommendations, and the level of priority the Task Force places on implementation of each strategy.

The matrix summarizes who is most likely to benefit from a particular strategy based on two criteria: household income, and renter vs. owner. This portion of the Task Force assessment will address the group’s original charge to “Recommend specific measures to address the affordable housing needs for all economic segments of the population with particular interest for low income populations.”

The Task Force was not asked to develop implementation plans for their recommended strategies; however, members felt it was important to list some of the more obvious implementation steps to assist County officials to assess the time and level of effort it will take to implement these strategies.

As mentioned earlier in this report, the Task Force believes there is no single solution to creating more affordable housing in Pierce County. These recommendations reflect a wide range of approaches. However, with so many strategies being recommended the Task Force assigned a priority to each strategy. The priorities represent the urgency with which the Task Force members believe the County should work to implement a particular strategy. The high priorities are not only those with the greatest urgency, but those strategies the Task Force believes hold the greatest potential for increasing the supply of affordable housing for low income populations.

Finally, it is important to note that the Task Force operated by consensus. The ground rule for developing Task Force recommendations was that for a strategy to be recommended by the full group, each member had to support the strategy or “be able to live with” the strategy. As a result, these recommendations represent a strong consensus among the participating Task Force members.

In early 2006, the Pierce County Council and Executive created the Housing Affordability Task Force. It was asked to explore the affordable housing needs of Pierce County residents and recommend strategies to increase the supply of affordable housing. The group was charged with addressing the housing needs for all economic segments of the population, but with a particular focus on the needs of the low income populations.

The Task Force was comprised of members with a broad range of interests and perspectives, including for-profit and non-profit housing developers, low-income housing advocates, realtors, housing authorities, bankers, Mobile Home Park advocates, and elected and appointed officials from Pierce County government.

The Task Force met fifteen times between March and December 2006. They reviewed Pierce County income and housing data, defined the challenges in creating affordable housing for different income groups, conducted an extensive review of affordable housing strategies being used in other jurisdictions, reviewed the “typical” cost of development for single and multi-family housing, and developed a broad range of recommendations to increase the supply of affordable housing. With this report the group is transmitting its conclusions and recommendations to the Executive and Council for their consideration.

Defining the Problem
Much has been written in local papers and journals regarding the nature of the affordable housing needs. The Task Force spent considerable time understanding the size and complexity of the problems they were asked to address. The group reviewed data for a broad spectrum of users and housing types, including for-sale housing, rental housing, mobile home parks, and homeless shelters.

Here’s some of what was learned.
• About 64% of households in Pierce County are homeowners,
• and about 34% are renters
• Housing is considered affordable if the household pays no more than 30% of its income for shelter costs.
• The “housing wage,” that is, the wage necessary to rent a two-bedroom apartment in Pierce County and still pay no more than 30% of income for shelter costs, in 2005 was $14.88 per hour ($30,950 annually, working full-time).
• The median hourly wage for renters was $10.67 per hour ($22,381 annually), and
• The minimum wage was $7.63 per hour ($15,870 annually).
• Nearly 37% of renters and 27.5% of owners are paying more than 30% of their income for housing. Overall, 31% of all households are cost burdened, and 12% pay more than 50% of their incomes for housing.
• The median home price in Pierce County in August of 2006 was $273,000, an increase of 12.8% from a year earlier.
• Since 1998, housing prices have averaged a 7.84% annual increase, while incomes have risen by 3.5%. 2 everything a household buys, real wages during that time increased by an annual average of 1.39%.
• Rising house prices also affect the rental market. From 1998 through 2005, fair market rents for 2-bedroom apartments increased by an annual average of 3.13% from $566 to $736 per month.
• In addition, rising prices put pressure on apartment owners to convert their units to condominiums.
• In the past two years, about 30% of the apartment stock in Tacoma has been converted to condos.

Mobile homes have been an important component in the affordable housing mix.

• About 22,000 housing units in Pierce County, or 7.9% of all housing units, are mobile homes, and about 9,300 of those are in mobile home parks. Of the mobile homes in parks, 128 units are in parks closing in 2006, and another 234 are in parks that are expected to close in 2007. That represents a loss of nearly 4% of all manufactured homes located in mobile home parks.
• Homelessness is often the extreme consequence of a lack of affordable housing. A number of organizations offer emergency shelter to people with no other housing options. However, the number of available facilities does not meet the current need. In 2006, there were about 38,000 times when individuals were turned away from shelter and 9,600 times when families with minor children were turned away – usually because the shelters were full.
• A number of programs are available to help with housing costs for people with incomes below 80% of the area median income (AMI), and most focus on people below 50% of median. While some programs have seen major funding cuts, new programs and approaches have been created. The net effect in Pierce County has been that in the last ten years there has been a loss of about 2,000 housing units intended for people with incomes below the area median.
• The rapid increase in home prices, coupled with increasing interest rates, is straining the ability of middle-income-and-below households to obtain housing.
• As a result, by the end of 2005, assuming that households should spend no more than 30% of their income for housing, 50% of the houses for sale were out of reach for 60% of the households.
• For 51,000 households, renting the average-priced 1-bedroom apartment was out of reach.
• There are a total of 53,068 households in Pierce County with incomes below 50% of the area median, and
• a total of 15,644 units of housing programmed to assist with their housing needs,
• suggesting a shortfall of 37,424 housing units for low-income people.
• At 180 units per year, it would take 208 years to meet this shortfall, provided no other units were lost.

The Cost of Construction and Development of Housing
The Task Force conducted a review of the cost of developing and constructing single-family and multi-family housing units. The purpose of the review was to better understand the cost pressures that affect for-profit and non-profit developers, including the specific costs that drive up the expense of constructing new housing. We also wanted to identify potential cost savings that could be achieved if specific fees/land use regulations were waived for lower income housing projects, or the time to secure permits was shortened. The information provided came from two real projects.

For the single-family development, the analysis explored both the cost of land acquisition and development, as well as the cost of home construction. The project was a 148-lot development. It took four-and-a-half years to secure approvals for the subdivision. For land development, the purchase price of the raw land accounted for the highest cost of the project, 46%. Permit fees/mitigation costs reflect 11% of the total.

For home construction, 40% of the cost was a result of acquiring the improved lot. The resulting price per square foot was $140. If the commission/closing costs and permit expenditures are subtracted, the cost per square foot would decrease to $127. The price per square foot would be further reduced to $64 per square foot if land cost and interest/loan fees are also subtracted from the project’s total cost.

The multi-family project was a 40-unit three story, three building low-income multi-family project. If permit/utility fees and parking requirements were waived or reduced, the project may have realized a cost savings totaling $423,218, or 6.4% of the total cost.

Recommendations
The Task Force recognized that no single strategy will solve the shortage of affordable housing. As a result, the Task Force has recommended a broad range of strategies, including changes to Pierce County land use regulations, incentive-based approaches to encourage developers to construct more affordable housing, state legislative action, and local funding strategies.

The Task Force identified four population groups that should be served by their recommendations: extremely low income (those families making 30% or less of AMI), very low income (between 30 – 50% of AMI), low income (between 50 – 80% of AMI), and moderate income (between 80 – 100% of AMI). The matrix in the report describes a range of specific strategies to address the needs of each of these groups.

The Task Force used its priority rankings to suggest a focus on strategies that would best serve low income populations. They established as high priorities those strategies that hold the greatest promise for creation of new affordable units for populations at or below 80% of area median income. While the Task Force was asked to focus its attention on low income populations, it also came to understand the significant need for more moderate income work force housing. One of the conclusions reached by many Task Force members was that when the supply of housing for moderate income families is limited, it places greater demand on the housing supply that would otherwise be available for low income families.

While the Task Force believes that approval of a range of strategies is necessary, there was a strong consensus that if Pierce County is going to make significant progress creating more affordable housing for its lowest income families, additional public subsidy is essential. In fact, the Task Force would suggest that without new local revenues the other strategies by themselves are not sufficient to make substantial progress toward meeting affordable housing needs.

The following provides a brief summary of the Task Force recommended highest priority strategies, and the income groups (described above) that would receive the greatest potential benefit from the strategy.
High Priority Strategies The Potential for Creating Affordable Housing for Each Income Group
<30% <50% <80% <100%


1. Planned Development Districts (PDDs) to create mixed income communities within the Urban Growth Area
** ** ** **

2. Inclusionary Zoning: voluntary and required (in some circumstances)
** ** *** ***

3. Incentives to assist developers create affordable housing (for populations below 80% AMI), including: density bonuses, fee waivers, reduced zoning requirements, and expedited permitting
*** *** ***

4. Encourage development of Single Room Occupancy (SRO) housing
** *

5. Encourage development of transitional housing
** * *

6. Create new local dedicated revenue source for populations below 80% AMI.
*** *** **

7. Provide property tax relief for commitment to build and maintain affordable housing
*** *** **

Overview

Welcome to the Conversation!
www.conversationtacoma.blogspot.com
Who are we?

We are a group of South Sound residents committed to building diverse, critically engaged, communities grounded in social justice. We believe that the WE in “We the people” is All of us. Through talk and through action, we strive to model a just, open, compassionate community. We value personal relationships, diversity, and systemic change.

How can you participate the first time you attend a Conversation meeting?
The first time you attend, we invite you to introduce yourself by way of a few brief comments and then to participate through attentive listening. This will give you a good sense of who we are, how we interact, and what your role amongst us might be.

What happens at the weekly meeting?
• Each Sunday, doors open at 9:00 AM—coffee, chitchat and settling in occurs between 9:00 and 9:15. The leadership team arrives by 9:00.
• We begin at 9:15 AM.
• The program is structured as follows:
o Welcome & Introductions
o Personal Stories
o Moral Philosophical Question –Lecture
o Break
o Small Group Discussion
o Plenary Discussion
o Announcements & Closing
o Voluntary contributions to the Donation Box

How are meetings conducted?
• We raise our hands when we wish to speak.
• A moderator calls on discussants and keeps track of the order of speakers.
• Someone who has spoken once on a topic is invited to speak a second time after others have had a chance to voice their perspective.
• At 11:00 AM, discussion is suspended to allow those who need to leave to do so.

How do visitors become participants?
Once you confirm for yourself that the mission and values of the Conversation are aligned with your own, you are ready to participate fully. We invite you to contribute your talents, energy, and vision at the weekly meeting and to join one or more of our action groups working to extend social justice by means of education, peace work, and the arts. Currently, these include the Education Action Group, the SoJust Committee, the Martin Luther King Redeeming the Vision Committee, and the Race and Pedagogy Initiative.

Conversation History and Structure

The Conversation
Where talk IS action
Visit our blog at www.conversationtacoma.blogspot.com

THE CONVERSATION

This document on the values, process, and activities of The Conversation Tacoma is offered in the spirit of a social contract describing who we are and how we operate. We will use it to stay aligned with our larger purpose and original inspiration. As we evolve, we will revisit this document, revising it as needed so that it continues to reflect who we are and how we are engaging with one another and with our communities.

VALUES AND MISSION

The Conversation is a group of Tacoma and South Sound residents committed to building diverse, critically engaged communities of justice. We promote social justice through ideas, ideals, and action. Our goal is to model a just, open, compassionate community. Our foundational principle is “Justice for All.” We are a family, an affinity group, a think tank, and a safe house. We envision a world free of racism, mistrust, and intentional harm.

We welcome people of every race, ethnicity, gender, class, age, religion, and sexual orientation and all who live with physical, mental, and emotional challenges.

Two questions guide our work together: The first is philosophical: what is the meaning of our lives – our relationship to each other, the world, the universe? The second is practical and pragmatic: What are our immediate socio-political responsibilities and how do we fulfill them in a world burdened by bigotry, hostility, and unnecessary suffering?

GOALS AND PROCESS

At the Conversation’s weekly gatherings, we engage with issues, values, perspectives, tasks, and one another. To sustain genuine engagement over the long term, we are committed to four integrated processes:

We listen respectfully and talk purposefully:
share life stories
generate ideas and strategies
stretch to learn across difference
seek guidance and renewal from activists, artists, teachers, and scholars
explore wisdom texts and faith traditions
study root causes of social injustice
learn about peace and justice initiatives

We take action:
create social justice programs for the community
join local struggles for equity and peace
produce venues for artistic expression
support children, families, and neighborhoods
support the work of others in the community

We provide sustenance:
establish a safe place to explore issues misrepresented or shrouded in silence elsewhere
find our voices and renew our courage
grow, support, and nurture social activists and community leaders
strengthen bonds of friendship and trust
share information about what is happening in the community

We seek transformation:
recognize and challenge our biases
acknowledge our limits and then go beyond them
develop our resilience, power, and capacity for change
align our actions and words with our deepest commitments
celebrate our achievements

TALK AND ACTION

Our presentations, discussions, and actions emerge from the interests and expertise of those who attend weekly Conversation meetings. There we address moral and philosophical topics, such as the social construction of race, including the construction of whiteness; the existence of suffering; the question of evil; the production of systemic injustice. And we engage critically with specific issues, such as the legal system, wages, housing, food, healthcare, education, and economic injustice with special attention to contesting the racism that manifests within each of these areas. Our discussions interrogate personal and institutional belief systems and invite us to think, stretch, and live in new ways.

Since the inception of The Conversation in January 2006, we have taken action through programming and advocacy work. Our vision for future action includes a multiplicity of social issues, but our current work focuses primarily on education, the arts, and peace and justice, often integrating these areas in innovative ways.

The Conversation has envisioned, initiated, and brought to fruition multiple programs and events in these three areas and works closely with other local groups to support initiatives aligned with our vision:

1) Education

2) The Arts

3) Peace and Justice

ENVISIONING A FUTURE

To envision a future, we address philosophical and practical dimensions of our work.

To respond to the philosophical question -- what is the meaning of our lives, our relationship to each other, the world, the universe? -- we will develop in these directions:
• Learn more from one another and from our various cultural perspectives
• Deepen our knowledge of the history of marginalized groups and the processes of marginalization, with a strong focus on African-American history and the history of indigenous peoples, in recognition of how integral those histories are to the rights and status of other racialized and marginalized groups
• Deepen our encounters with faith traditions and wisdom texts so that they inform our work and our relationships
• Practice forms of engaging one another that allow us to address the hard questions while keeping our bonds of friendship and trust intact
• Give each person opportunities to lead, to develop cultural competence, to become more ideologically flexible, more resilient, better prepared for hostilities we encounter elsewhere, better able to work with fear and overcome voicelessness

To address the practical question -- What are our immediate socio-political responsibilities and how do we fulfill them?– we will sustain current commitments and explore going beyond them by acting creatively in these areas:
• Develop more programming for children and youth at the Conversation and in the community, such as visual or written arts programming—including monthly classes (on hip-hop; on artist as change agent, etc.)
• Increase our presence in the community, at elections, in schools, at School board meetings, at city council, at anti-war rallies
• Serve as a community resource on racial justice: provide programming and on-line and print resource lists that engage people in the journey to justice through anti-racist, anti-sexist, and anti-classist practices
• Contest anti-immigrant practices, homophobia, the exploitation of race, and restrictions to the rights of the disabled
• Work with local libraries to support their acquisition of books and films aligned with the vision of The Conversation
• Become more intergenerational, more diverse, more supportive
• Develop multiple levels of leadership
• Grow our volunteer base
• Connect with our community through joint programming
• Help families and neighborhoods become centers of social justice

ENACTING OUR VISION

At the Conversation, talk is action because it provides us with momentum and direction for wise action. Action is talk because our actions communicate our values and commitments, our vision for a better world. When we enact our vision, we serve others, and we develop our own resources, physical, moral, emotional, and spiritual.

HISTORY

On January 1, 2006, at the request of the leadership of Urban Grace--A Downtown (Tacoma, WA) Church--Dexter Gordon, in collaboration with Dennis Fulton, started teaching Martin Luther King’s second book, Why We Can’t Wait, to an adult Sunday school class. As a result of word of mouth and other publicity efforts, primarily by members of the class on their own initiative, approximately fifty people, who were not members of Urban Grace, attended all or some portions of the class.

Some participants expressed a desire to see the class continue beyond the scheduled ending time. Eventually, tensions and disagreements between the leadership of the church and the group led the group to seek a new meeting location. The group moved first to King Books, then to the Washington State History Museum, then to the YWCA, then to The Evergreen State College, Tacoma, then to The REACH Center, then to its present location at Tacoma Urban League.

PROGRAM

• Each Sunday, doors open at 10:15am--coffee, chitchat, and settling in will occur between 10:15 and 10:30.
• We begin at 10:30.
• The Sunday program is structured as follows:
o Welcome & Introductions
o Personal Stories
o Moral Philosophical Question –Lecture
• Break
• Small Group Discussion (as appropriate or needed)
• Plenary Discussion
o Announcements & Closing
o Voluntary contributions to the Donation Box

LEADERSHIP

The group is guided by the “V Team,”a voluntary leadership team responsible for the following:
• Program
• Calendar
• General development
• Promotion

The V Team leadership positions are voluntary, rotating and successive. When a position becomes open, the V-team approaches qualified potential applicants who would be a good match for the position and also announces the vacancy to the whole group so that all who wish to serve can apply. This process gives the V-team a role in identifying qualified applicants while also encouraging participants who wish to serve to step forward.

Each leader is at the forefront of a role for a year with a successor as an associate. Thereafter the associate takes on the leadership role, and another volunteer is invited to become the new associate. Thus part of the V-team role is to develop a successor to provide leadership in the future.

PARTICIPATION

We welcome anyone interested in promoting social justice to become a part of The Conversation. We frame our relationship as a healthily functioning family--we should be able to challenge one another, ask one another the hard questions, and still love one another--still be committed to one another, just as family members are. And as a family, we strive to provide intellectual, moral, emotional, and spiritual support. We are mindful that people from different religious traditions and from no religious tradition share our commitment to social justice, and we welcome and embrace all with an awareness that our founding is grounded in the prophetic vision of liberation.

FINANCING

The Conversation is financed by voluntary contributions from meeting attendees.