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Home My WebLink About069 06 c:.C'. l)CD?llll/a, lfeQSJ I STATE OF WASHINGTON Jefferson County In the Matter of: Adopting } the Housing Action Plan } RESOLUTION NO. 69-06 WHEREAS, the Board of County Commissioners for Jefferson County, hereinafter referred to as the "Board," found: 1) that unsanitary or unsafe inhabited dwelling accommodations exist in the Jefferson County; 2) that there is a shortage of safe or sanitary dwelling accommodations in Jefferson County available to persons oflow income and senior citizens with rents or mortgages they can afford; and, 3) that there is a shortage of safe or sanitary dwellings, apartments, mobile home parks, or other living accommodations available for low- income persons and to senior citizens in Jefferson County, and WHEREAS, the Board has determined that a scarcity of full-time and well-paying jobs within the County has limited the economic opportunities for its residents and has exacerbated the foregoing housing problem, and WHEREAS, it is determined by the Board that an assessment of need to guide a plan of action that addresses these two related needs must be developed and carried out, and WHEREAS, the City of Port Townsend and Jefferson County, after a competitive process, which included a request for proposals/qualifications, retained Beckwith Consulting of La Conner, Washington to assess the needs of and to develop a plan of action for Jefferson County and the City of Port Townsend under the stewardship of a steering committee, and WHEREAS, the Board, with the assistance of the City of Port Townsend, co-established a steering committee consisting of elected and appointed members of government and the private sector, including the representatives and/or employees of School Boards, Economic Development Organizations, Non-Profit Organizations with expertise in housing, Western Washington University, Jefferson County's homebuilders, realtors and lenders, as well as any and all members of the general public who wished to participate, and WHEREAS, the Final Housing Action Plan completed in October 2006 was adopted by the City of Port Townsend at a regularly scheduled and properly noticed meeting on October 2, 2006, and WHEREAS, the Housing Action Plan was unanimously adopted by the Planning Commission of Jefferson County on Wednesday, October 4,2006 at a properly noticed and regularly schedule Planning Commission meeting, and WHEREAS, the Chairperson and Vice-Chairperson of the Planning Commission expressly endorsed the plan's findings by letter attached hereto, and Resolution No. 69-06 re: Housing Action Plan Page 2 WHEREAS, the Housing Action Plan was endorsed by the Chairperson of the Housing Authority of Jefferson County (HAJC), which was established in 1970 to meet the need for safe, sanitary, and affordable housing in Jefferson County, and WHEREAS, the Board of County Commissioners of Jefferson County, after a public hearing on October 9,2006, unanimously adopted the plan. NOW THEREFORE BE IT RESOLVED by the Board of County Commissioners of Jefferson, Washington, that: 1. The Housing Action Plan is formally adopted as a guidance document for all related housing planning. 2. The Department of Community Development's Long-Range Planning staff shall support the efforts of the steering committee, hereinafter called the Housing Action Plan Network (HAPN), in its implementation of the Housing Action Plan. 3. HAPN shall formally end within three years from the date of adoption unless otherwise extended by ordinance or resolution or by written permission from the Director of the Department of Community Development. This resolution shall be in full force and effect from and after its adoption. APPROVED AND ADOPTED this ~ day of NOVf~mbP-Y' , 2006 ~a~/ C~( Deputy Clerk Of The Board ON COUNTY UNTY COMMISSIONERS Consent Agenda JEFFERSON COUNTY I BOARD OF COUNTY COMMISSIONERS AGENDA REQUEST TO: I Board of County Commissioners John Fischbach, County Administrator I FROM: Department of Community Development I DATE: I November 6,2006 I SUBJECT: Resolution re: Adopting the Housing Action Plan STATEMENT OF ISSUE: To develop a coherent, coordina~ed and consistent Housing policy Jefferson County worked with the City of Port Townsend to assess the needs of the community, especially the workforce, which is struggling with increasingly unaffordable housing. Housing ~ffordability is measured as a percent of gross income. When a family earning less than the county's median income spends more than 35% on rent it is probable that they are at risk. For eight months, Jefferson County and Port Townsend staff participated in the drafting of a Housing Action Plan that was done by Beckwith Consulting of La Conner, Washington, hereinafter referred to as "Consultant". A steering committee consisting of elected and appointed officials and representatives of non-profits, schools and the general public held regular meetings, reviewed consultant's progress and amended the plan. I I ANALYSIS/STRATEGIC GOALS/PROs and CONs: I The Housing Needs Assessment documents that county residents are interested in a variety of housing types and partnerships between organizations to them, and opportunities for home ownership as well as rentals for the low, very low, and moderate income resid~nts of the county. Having in October 2006 completed this plan, which was unanimous in both the city and county, the only con at this point would be to do nothing. This option would therefore lose the momentum of the moment, as evidenced in an already established group, staff in place and a document that is current. FISCAL IMPACT/COST-BENEFIT ANALYSIS: First, it is anticipated that the Housing Action Plan will enable the county to fulfill its responsibility to the citizenry by providing sanitary and safe housing. Second, by facilitating greater access to job opportunities for the under- and unemployed, as outlined in the Study, the Housing Action Plan meets two critical needs, housing and economic development. Finally, and most importantly, it is envisioned that County resources can be leveraged with Federal and State funds if the plan is formally adopted in writing by the County and City, so as to increase the production of affordable housing within the county, while at the same time, provide a platform for coordinated, coherent and consistent housing and economic development activities. I I I I I I I I I I I I I I I I I I I Final Housing Action Plan Port, Townsend/Jefferson County I I I Port Townsend City Council Mark Welch, Mayor Michelle Sandoval, Deputy Mayor Frank Benskin Geoff Masci Laurie Medlicott Catharine Robinson Scott Walker lefferson County Commissioners Phil Johnson, District 7 David Sullivan, District 2 Pat Rodgers, District 3 I I Housina Needs Assessment Committee L Katherine Baril, Director WSU Extension, Jefferson County Mike Blair, Chimacum School Superintendent Zoe Durham, Citizen - Quilcene School Board Steve Emery, Port Townsend Planning Commission Linda Germeau, Kitsap Bank, Olympic Community Action Program (OlyCAP) Board Sandy Hershelman, Jefferson County Horne Builders Association Kathy McKenna, Jefferson County Housing Authority Commissioner Steve Paysse, Olympic Community Action Program (OlyCAP) David Rymph, Habitat for Humanity, Jefferson County Housing Authority Commissioner Michelle Sandoval, City Council, Realtor David Sullivan, Jefferson County Commissioner Mike Whittaker, Jefferson County Planning Commission I I I Particil1ants Housina Charrette Judith Alexander L Katherine Baril, Director WSU Extension, Jefferson County AI Cairns, North Beach Housing Cooperative Malcolm Dorn, Wallworks Enterprises Zoe Durham, Quilcene School Board John Eissinger, John L Scott Real Estate Steven Emery, Port Townsend Planning Commission Julie Harman Kees Kolff, Port Townsend Eco Village Pat Teal, Jefferson County Housing Authority Roger Lizut Margaret Maxwell Kathy McKenna, Jefferson County Housing Authority Michelle Sandoval, City Council, Realtor Linda Smith David Sullivan, Jefferson County Commissioner I I I I Financial SUl1l1ort US HUD Community Development Block Grant (CDBG) Karen Best Jefferson County Horne Builders Association Jefferson County Association of REAL TORS Mariner Bank Peninsula Credit Union Puget Sound Energy Real Estate Professionals for Affordable Housing (REPAH) RE/MAX Admiralty The Food Coop Windermere Port Townsend I I I Port Townsend/lefferson County Staff Judy Surber, Port Townsend Planner Brent Butler, Jefferson County Planner Jean Walat, Port Townsend Planner Consultant Team Torn Beckwith FAICP, Team Leader Steve Price, Community Development Nancy Jordan, Market Analyst Dick Anderson - GMA Market Research" Opinion Surveys I I I I I I I I Contents ter 1: Introduction Objectives Approach Public involvement Documentation ter 2: Statement 0 need Population change Population profile Housing stock Income capabilities Housing needs year 2000 Housing market trends 1995-2004 Income capability impact on housing status Affordable housin needs 2006-2024 ter 3: Strate ies in lace Jefferson County housing strategies Port Townsend affordable housin strate ies ter 4: New a roaches Credit counseling and low interest loans - public Development underwriting with limited rent rates - public Tax credits and subsidized rents - nonprofit Development and rehab with low interest loans - public Rehab with low interest loans - public and private Subsidized development and rents - nonprofit Manufactured homes and financial assistance - nonprofit Self-help construction - public Land lease with purchase subsidy - nonprofit n/develo RFP - non refit 1 1 2 2 I 3 3 4 5 5 6 6 7 I I I 9 10 I 13 13 14 15 15 16 16 17 17 19 I I I 21 22 25 27 31 32 33 36 38 40 42 I I I I A-1 A-1 A-2 A-4 A-8 B-1 B-3 I C-1 C-27 C-32 C-33 C-45 I I I I I Chapter 7: Introduction I The housing market has changed since Port Townsend and Jefferson County accomplished the last housing assessment in 1999 and continues to evolve. The housing choices that confront Port Townsend and Jefferson County at the present time are significant and could alter the character, quality, and affordability for households of all types and incomes if not adequately planned. This document outlines the choices that are available and the means for implementing preferred actions found to be of most benefit to city and county residents. I 1. 1 Objectives I The specific objectives of this planning effort were to: I · Define the settint:l- within the Jefferson County housing market including conditions within each of the county's defined areas of Jefferson County including Port Townsend, Marrowstone, Port Hadlock and Irondale, Port Ludlow, Quilcene, Brinnon, and the remaining rural county. I · Inventory conditions - including housing conditions, construction and sales trends, affordability implications, and projects currently sponsored by public and nonprofit organizations. I · Forecast demand - for households by type, occupant, income, and other characteristics and any demand/need imbalances that exist or are likely to arise. · Identifv al1l1rol1riate roles and resl10nsibilities - that should be undertaken by Jefferson County and Port Townsend, the Jefferson County Housing Authority, OLYCAP, Habitat for Humanity, Community Economic Development Entity, lenders, builders, realtors, and public at large to meet affordable housing needs for all income levels, and low and moderate income households in particular. I I · Develol1 the elements of a countywide housint:l action l1lan - for coordination actions, stimulated economic development, educating and mentoring households needing assistance, refining planning measures and development regulations, proposing affordable housing quota or bonus systems, developing supporting infrastructure, and creating financial incentives for rehabilitation and new development programs and projects. · Illustrate the l1rototVl1es - that could be implemented to realize affordable housing design, development, and financing solutions within various settings throughout the county including village clusters, proposed urban growth areas, and uptown and downtown infills within Port Townsend. I I I I · Define an iml1lementation l1rot:lram - outlining the actions necessary to realize the housing action plan by Jefferson County and Port Townsend, the Jefferson County Housing Authority, OLYCAP, Habitat for Humanity, Community Economic Development Entity, lenders, builders, realtors, and publiC at large including periodic progress assessments and adjustments. I · Determine l1ubUc ol1inion - through a series of public participation events and a final mail-out/phone-back sample of registered voter households to resolve final project, plan, and financing particulars. 1.2 Approach I This study analyzed the supply, demand, and need for affordable housing solutions for all household types and income levels including low and moderate income and I 7 Chapter 7: Introduction Port Townsend/Jefferson County Housing Action Plan I I I I I I I special populations within Jefferson County as a whole and the specific population areas therein. The proposed implementation strategies are the result of this comprehensive or holistic analysis. Generally, the proposed strategies recommend the county and city focus planning, development, finance, and market intervention resources where affordable housing needs are most critical, and the combination of public, nonprofit, and private resources the most effective. I 1.3 Public involvement I The Jefferson County and Port Townsend Planning and Community Development Departments and an Advisory Housing Committee composed of city and county officials, public, nonprofit, and private organizations oversaw this planning process. During the course of the planning program, the Departments and Committee conducted a series of: I · Mail-outlmail-back surveys and focus arouo sessions - of major builder, lender, and realtor representatives and nonprofit sponsor organizations at the beginning of the process to determine current market conditions, capacities, capabilities, issue assessments, and recommendations. I · Public workshoos and forums - with city and county residents to determine public condition assessments and brainstorm plan and project proposals prior to the development of housing action plan proposals. I · Mail-outlohone-back survey of reaistered voter households - towards the end of the process to determine final project and program priorities from among the alternative proposals, and resolve financing preferences with which to implement this plan. I The proposals contained within this document represent the opinions developed from these public participation events. I 1.4 Documentation I This report is organized into 5 chapters outlining statement of need, strategies in place, new approaches, and housing action plan implementation measures. Separate technical appendices detailing comprehensive plan goals and objectives, population projections, socioeconomic characteristics, housing supply, market capabilities, market demand and need, public opinion, housing programs, and a bibliography are available from the Jefferson County and Port Townsend Planning and Community Development Departments. I I I I I I 2 Chapter 7: Introduction Port Townsend/Jefferson County Housing Action Plan I I I I Chapter 2: Statement of need I The following 2000 Census summary statistics depict a significant and growing need for a housing action plan in Jefferson County and Port Townsend. See the referenced appendices for additional information or background on the summary points made here. 2. 1 Population change - see Appendix B. 1 I · 1900-1920 - all Washington State jurisdictions' rates of change declined from the high rates of change during the early immigration years of 1900. Annual rates of change were significant, but lower in Jefferson County and Port Townsend than was common in Washington State and Puget Sound (Pierce, King, Snohomish, and Kitsap Counties) during 1900-1910 - then became negative during the out- migrations of 1910-1920. I I · World War 11- all Washington State jurisdictions increased in population growth during World War II, particularly Jefferson County and Port Townsend, which had rates of change higher than the US, Washington State, and Puget Sound. · 1950-1960 - Jefferson County and Port Townsend had negative growth rates in the 1950-1960s compared with the US, Washington State, and puget Sound - then rebounded to annual rates of growth in the years since that were equal to or higher than the US, Washington State, and Puget Sound. · 2000-2005 - annual growth rates were higher in Jefferson County than has been apparent in the US, Washington State, and Puget Sound - and Port Townsend. · 2005-2024 - in the 2004 Comprehensive Plan, the Jefferson County Community Development Department forecasts an aggressive annual rate of population change will occur within Jefferson County at rates higher than will be experienced in the US, Washington State, and Puget Sound. The forecasts are based on Washington State Office of Financial Management (OFM) statewide allocations - which may under estimate the growth potentials actually available to the county. I I I I I · Within lefferson County - the Community Development Department expects the highest rate of annual growth will occur in the Port Ludlow Master Planned Residential Area, then Port Townsend - with lesser but still high rates of annual growth to occur in the Tri-Area Urban Growth Area and rest of county. I 2.2 Population profile - see Appendix C. 1 I · Household size - Jefferson County's average household size is smaller (2.21 persons per household) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Brinnon has the smallest average household size (1.96 persons) and Quilcene the largest (2.66 persons). I I · Families - the percent of all Jefferson County households in families (65%) is relatively comparable to Puget Sound, Washington State, and the United States. Within the county, Port Ludlow has the highest percentage of all households in families (80%) compared with Port Townsend (57%). · Median aQe - Jefferson County's median age is older (47.1 years) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Ludlow has the oldest median age (61.3 years) and Port Hadlock the youngest (38.1 years). I I 3 Chapter 2: Statement of need Port Townsend/Jefferson County Housing Action Plan I I I I · Over aae 65 - the percent of all persons within the county over the age 65 years is higher (21 %) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Ludlow has the highest percent of all persons over the age 65 years (43%) and Quilcene the lowest percent (12%). I · Em"lovment - the percent of county residents employed in the civilian labor force is lower (51 %) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Ludlow has the lowest percent of residents employed in the civilian labor force (28%) and Quilcene the highest (62%). I I · Base industry em"lovment - the percent of employed persons working in base industries (mining, agriculture, forestry, fisheries, and manufacturing) (25%) is higher in the county than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, the rural areas have the highest (83%) of all employed persons working in base industries and Port Hadlock the lowest (24%). I · Service industry em"lovment - the percent of employed persons working in service industries (retail and wholesale trade, business services, finance, education, and government) in the county (75%) is lower than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, the rural areas have the lowest (1 7%) of all employed persons working in service industries and Port Hadlock the highest (76%). I I · Travel time - the county's mean travel time to work in minutes is generally comparable to travel times in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, the rural areas have the longest commute time (35.4 minutes) and Port Townsend the lowest (17.6 minutes). I 2.3 HOt/sing stock - see Appendix C.T I · Residencv - county households tend to be less mobile (53% resided in the same house in 1995 and in 2000) than in the United States but more mobile than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties) and Washington State. Within the county, Marrowstone residents were the least mobile (69% resided in the same house) and Port Townsend the most mobile (48%). I I · Home ownershi" - county households own their houses to a greater extent (76%) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Ludlow has the highest concentration of owner occupied housing (94%) and Port Townsend the lowest (65%). I · Rentals - conversely, county households rent their houses to a lesser extent (24%) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Ludlow has the lowest (6%) concentration of renter occupied housing and Port Townsend the highest (35%). I I · Mobile homes - the percent of all county households living in mobile homes or trailers (1 5%) is higher than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Hadlock has the highest percent of all households living in mobile homes or trailers (35%) and Port Townsend and Port Ludlow the lowest (5%). I · Median house values - county median house values ($171,900) were lower than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties) but higher than I 4 Chapter 2: Statement of need Port Townsend/Jefferson County Housing Action Plan I I I I Washington State and the United States. Within the county, the rural county has the lowest median values ($69,370) and Marrowstone the highest ($266,110). I · Median rent - county median rent ($595) was lower than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Brinnon has the lowest median rent ($3 38) and the rural county the highest ($791). I 2.4 Income capabilities - see Appendix C. 1 I · Median household income - county median household income ($37,869) was lower than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Brinnon had the lowest median household income ($27,885) and Port Ludlow the highest ($56,938). I · Median familv income - county median family income ($45,414) was lower than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Brinnon had the lowest median household income ($34,375) and Port Ludlow the highest ($62,298). I · Median tJer catJita income - county median per capita or per person income ($22,211) was higher than in the United States and lower than Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) Washington State. Within the county, Port Hadlock had the lowest median household income ($1 5,721) and Port Ludlow the highest ($36,625). I · Median income for selected tJotJulations - county median household income (assuming a single breadwinner) for selected public and private occupations could vary considerably depending on the demand for the occupation in the local economy. Police, firefighters, and teachers are currently being recruited at annual income levels above the year 2000 household average for Jefferson County compared with retail clerks, cashiers, and waiters who are being recruited at levels below the year 2000 household income average. I I 2.5 Housing needs year 2000 - see Appendix C.1 I · Extremelv low incomes - the percent of county households with extremely low income (11 %) (equal to less than 30% of the median household income) is slightly lower than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and the United States and higher than in Washington State. Within the county, Port Townsend and Quilcene had the highest percent of all households with extremely low income levels (13%) and Port Ludlow the lowest (2%). I I · Poverty level- the percent of the population within defined poverty levels (controlling for income and household size) was lower in the county (11 .2%) than in the United States and higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. Within the county, Quilcene had the highest percent of all persons in poverty levels (15.2%) and Port Ludlow the lowest (1.2%). I · Familv tJovertv levels - the percent of families within defined poverty levels (controlling for income and household size) was lower in the county (7.2%) than in the United States and Washington State and higher than in puget Sound (King, Snohomish, Pierce, and Kitsap Counties). Within the county, Port Hadlock had the highest percent of all families in poverty levels (13.6%) and Marrowstone and Port Ludlow the lowest (0.0%). I I · Families with children tJovertv levels - the percent of families with children under the age 18 within defined poverty levels (controlling for income and household size) was higher in the county (16.6%) than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. Within the county, I 5 Chapter 2: Statement of need Port Townsend/Jefferson County Housing Action Plan I I I I Brinnon had the highest percent of all families with children under the age 18 in poverty levels (28.3%) and Marrowstone and Port Ludlow the lowest (0.0%). I · Families headed bv simlle female Dovertv level- the percent of families headed by a single female within defined poverty levels (controlling for income and household size) was higher in the county (15.5%) than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. Within the county, Port Hadlock had the highest percent of all families headed by a single female in poverty levels (39.5%) and Marrowstone and Port Ludlow the lowest (0.0%). · Families headed bv sinale female with children Dovertv level- the percent of families headed by a single female with children under the age 18 within defined poverty levels (controlling for income and household size) was higher in the county (38.5&) than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. Within the county, Quilcene had the highest percent of all families headed by a single female with children under the age 18 in poverty levels (80.0%) and Marrowstone and Port Ludlow the lowest (0.0%). I I I · Pavina more than 35% of aross household income for ownershiD - county owner households paying more than 35% of gross household income for all shelter costs including mortgage, utilities, and incidentals (19.3%) was higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Hadlock owner households had the highest percent paying more than 35% of gross household income for shelter costs (26.4%) and Port Ludlow the lowest (17.2%). I I · Pavina more than 35% of aross household income for rent - county renter households paying more than 35% of gross household income for all shelter costs including rent, utilities, and incidentals (32.3%) was higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. Within the county, Port Hadlock renter households had the highest percent paying more than 35% of gross household income for shelter costs (40.4%) and Port Ludlow the lowest (0.0%). I I 2.6 Housing market trends - see Appendix F.l I · Median value of existina home sales trends - the median value of existing home sales has progressively increased in Washington State since 1995. The median value of existing county home sales has steadily increased from $142,100 in 1995 to $288,200 in 2004. In 1995, the median value of an existing home sold in Jefferson County was equal to or below Washington State but surpassed the median value of homes sold in the state beginning in 2002. I 2.7 Income capability impact on housing status - see Appendix F. 1 I · PurchasinQ caDabilitv - county household home purchasing capability progressively increases with increases in household income assuming 30% of a household's gross income is used to purchase a house on a 30 year, 6.25% interest mortgage with 10% down. · Income reQuirements 2000 and 2004 - the median value house listed in the 2000 Census in Jefferson County was $140,946 - requiring an annual income above $40,000 to purchase; while the median house sold in Jefferson County in 2004 was $288,200 - requiring an annual income above $80,000 to purchase. I I I · PurchasinQ caDabilitv of selected occuDations - the home purchasing capability of selected public and private occupations could vary considerably where a police officer can afford to purchase the highest value house ($181,244) and a restaurant waiter the lowest value house ($57,366) assuming each person was the only household breadwinner and 30% of their gross income is used to purchase the house on a 30 year, 6.25% interest mortgage with 10% down. As shown, the I I 6 Chapter 2: Statement of need Port Townsend/Jefferson County Housing Action Plan I I I median value house sold in Jefferson County in 2004 was considerably more than any of these occupations could afford or qualify for ($288,200). I · RentinQ caDabilitv - county household renting capability progressively increases with increases in household income assuming 30% of a household's gross income is used for rent excluding utilities and other associated costs. I · Income reQuirements in 2000 and 2004 - the median rent listed in the 2000 Census in Jefferson County was $ 595 - requiring an annual income above $10,000; while the median rent that the median income household in Jefferson County in 2004 could afford was $947 - meaning the market will support more higher priced rental units. I · Rental caDabilitv of selected occuDations - the rental capability of selected public and private occupations could vary considerably where a police officer can afford to rent the highest value apartment ($1,217) and a restaurant waiter the lowest rental unit ($385) assuming each person was the only household breadwinner and 30% of their gross income is used for rent excluding utilities and other incidentals. I I 2.8 Affordable hot/sing needs 2006-2024 - see Appendix F.3 I The number of persons and households that likelv need housing that is not being provided by the market rate housing can be estimated from a number of different and somewhat independently measured socioeconomic indicators. Such indicators include persons with poverty level income, households with extremely low income levels, households paying more than 35% of household income for housing, and special populations including the homeless, mentally ill, domestic abuse, and elderly care. Each indicator can be quantified from census and other inventory assessments as an independent estimate of housi g need - but can not be easily cross indexed to determine a resolute correlation f housing need. For example, persons with poverty level incomes ay include elderly persons who own and live in older housing units of sound cond tion. Therefore, not all poverty or extremely low income persons may be in need f housing other than market rate. I I I Conversely, some households who are paying mo than 35% of their household income for housing may include households in up er income levels who are able to afford adequate market rate housing, but choose 0 pay for housing beyond their means. Therefore, not all overextended househol s may be unable to afford adequate housing were they to choose to do so. In spite of such imperfect measurements, it is pos ible to forecast the likely dimensions of housing need in Jefferson County a the present time and into the future using year 2000 census indicators. For exa pie: · Persons with Dovertv level incomes - in the ear 2000 approximately 2,899 persons (equal to 11.0% of the total population) i Jefferson County had income levels defined to be below poverty definitions by t e US Census. Were this ratio to remain constant, approximately 4,448 persons w uld have incomes below poverty levels in Jefferson County by the year 2024 of whi h a substantial number would be expected to need housing assistance in some for . This extrapolated estimate may be conservative, however, if the current ra e of income disparity continues to grow between low and high income persons. · Extremelv and very low income households - in the year 2000 approximately 2,673 households (equal to 23.0% of all households) in Jefferson County had income levels defined to be below 30% and 51 % of median household incomes by the US Census. Were this ratio to remain constant, approximately 4,102 households would have extremely to very low incomes in Jefferson County by the I I I I I I I 7 Chapter 2: Statement of need Port Townsend/Jefferson County Housing Action Plan I I I year 2024 of which a substantial number would be expected to need housing assistance in some form. This extrapolated estimate may be conservative, however, if the current rate of income disparity continues to grow between low and high income households. I · Housina costs as a "ercent of household income - in the year 2000 approximately 2,089 households (equal to 17.9% of all households) in Jefferson County were paying more than 3 5% of household income for mortgage or rental payments according to the US Census. Were this ratio to remain constant, approximately 3,205 households would be overextended in Jefferson County by the year 2024 of which a significant number would be expected to be unable to afford market rate housing. This extrapolated estimate may be conservative, however, if current housing cost increases continue to grow at higher rates than income growth. I I · Based on the above. the number of households needina housina assistance of some form - is estimated to be between 2,089 and 2,673 households or approximately 17.9% to 23.0% of all households in Jefferson County in the year 2000. Were this ratio to remain constant, between 3,205 and 4,102 households may need housing assistance of some form by the year 2024 in Jefferson County - requiring at least 1, 116 to 1,429 more affordable housing units to be added by rehabilitation or new construction by the year 2024 assuming current housing needs were completely satisfied. I I I · The demand/need for housina for s"ecial "o"ulations - (including the mentally ill, homeless, domestic abuse, Alzheimer and elderly care) was not estimated beyond current forecast information available from special population housing sponsors (see Appendix F.3) and can not be adequately quantified with currently available information. The housing needs of this market sector needs to be evaluated further and in greater depth. I I I I I I I I I 8 Chapter 2: Statement of need Port Townsend/Jefferson County Housing Action Plan I I I I Chapter 3: Strategies in place I The Jefferson County and Port Townsend Comprehensive Plans contain detailed strategies for the development of affordable housing within the county and city. Those strategies are included within this chapter since they were the basis for the development of this housing action study and plan and contain the framework for many of the recommended action items. I 3. 1 Jefferson County housing strategies I Jefferson County's strategy for providing an adequate housing supply for county residents focuses on regulatory and cooperative activities to ensure the availability of sufficient land to provide a variety of housing types and promote affordable options for housing. For that purpose, the county identified the following action items in the Comprehensive Plan. Action Items 1. Conduct Communitv Housina Analvses and County-wide housina needs assessment - for each of the Rural Village Centers and Urban Growth Areas. (Corresponding Goal: 1.0) I I I 2. CooDerate with DubUc. Drivate and nonDrofit aaencies - to undertake an assessment of housing demands and monitor the achievement of the housing policies and housing targets not less than once every three (3) years. (Corresponding Goal: 1.0) I 3. AdoDt a formal memorandum of understandina - to encourage and support the efforts of the Jefferson County Housing Authority. (Corresponding Goals: 1.0 and 3.0) I 4. Conduct a ioint CountY-City study - to assess the adequacy of the supply of developable residential land currently served by required urban or rural utilities and roads to accommodate existing affordable housing shortfalls. (Corresponding Goal: 1.0) I 5. DeveloD a Drocess to distribute information - on county policies and regulations and changes in the housing market to housing developers and providers. (Corresponding Goal: 2.0) I 6. Consider owner builder amendment to the Buildina Code - to allow owner occupancy prior to the final inspection and completion of the dwelling unit. (Corresponding Goal: 2.0) I 7. Identify fundina sources - such as "Planning-Only" grant funds to pursue a County-wide study of housing conditions as a basis to develop a regional subsidized housing repair program in cooperation with the City of Port Townsend, Clallam County, Clallam-Jefferson County Action Council, the Jefferson County Housing Authority, Olympic Area Agency on Aging, Habitat for Humanity, and the State of Washington's Community Trade and Economic Development (CTED). (Corresponding Goal: 3.0) I I 8. Coordinate and Dromote an economic develoDment strateav - that creates adequate income for home ownership. (Corresponding Goal: 1.0) SDecial needs housina stratet;lv Jefferson County's strategy for special needs housing combines cooperative efforts with human services agencies and land use regulatory changes to facilitate the development of special needs housing to serve county residents. I I 9 Chapter 3: Strategies in place Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I --------- ----------- Action Items 1. AIJIJoint a ioint County-City Housina Advisory Committee - to develop a fair share housing monitoring program and Elderly Housing Needs Advisory Committee to assess the special housing needs of the senior population. The scale and nature of the projected elderly housing needs should be thoroughly assessed by Jefferson County and the City of Port Townsend. Ajoint citizen advisory committee with staff support could perform this study. The study should make recommendations to both jurisdictions regarding regional elderly housing policies. (Corresponding Goal: 4.0) (a) AJoint County-City Housing Advisory Committee will analyze the location, size, and availability of publicly owned lands to assess their possible utility for accommodating low income housing opportunities throughout Jefferson County. 2. The County shall SUIJIJort aIJIJlication for sIJecial needs housina funds - in cooperation with other jurisdictions in the region. (Corresponding Goal: 4.0) 3. DeveloIJ site criteria for sIJecial needs arouIJ housina - that address issues of neighborhood compatibility and meet fair housing requirements. (Corresponding Goals: 1.0, 4.0) For the most part, these action items have or will be achieved by the Action Plan projects and programs listed in Chapter 4 of this document. 3.2 Port Townsend affordable hot/sing strategies In the past, city government played a limited role in encouraging the provision of affordable housing. For the most part, affordable housing has been provided by builders and developers seeking to capitalize on local market conditions. The city's past involvement in fostering the availability of affordable housing was confined to zoning very limited areas of town for higher density multifamily development. While the strategy advanced by the city's Comprehensive Plan housing element aims to increase the supply of multifamily zone land, the city's approach seeks to clearly articulate a course of action that, in addition to land rezoning, will also provide real incentives for developers and builders to produce the type of housing needed in the community. In addition, the city should undertake the following actions to implement the Comprehensive Plan housing element goals and policies: Action Items 1. Provide sufficient land sUIJIJly with adeauate infrastructure - for affordable housing development. Adequate capacity for housing development, including . available infrastructure, is essential to allow the market to function and to prevent rapid price escalation. Appropriately zoned land is needed especially for affordable housing types, such as small-lot single-family, townhouse, multifamily and manufactured housing. At least 105 acres of currently undeveloped land should be up-zoned for moderate and high density multifamily uses. 2. Commit to eXIJandina financial SUIJIJort - for low and moderate-income housing. Identify specific housing needs, such as preventing displacement of mobile homes or housing the local service industry workforce (e.g., artists, retail, marine trades). Identify potential opportunities and resources, such as surplus publiC property. Emphasize coordination with the county and opportunities for public/private partnerships. 3. Seek onaoina fundina - for affordable housing projects and educational programs. Invite local housing industry and social services experts to help set priorities, recommend actions, and obtain grant funds (e.g., Community Action Council, Jefferson County Housing Authority). Build understanding and support for 70 Chapter 3: Strategies in place Jefferson County/Port Townsend Housing Action Plan I I I affordable housing in the community by publicizing successful housing projects and programs. 4. Promote incentives - for low and moderate income housing development. Offer density bonuses and impact fee exemptions to reduce costs for units guaranteed to remain affordable. Consider reduced parking requirements for housing restricted to low-income seniors and special needs residents, and expedited permit processing for publicly funded low-income housing. 5. Make duolexes. triolexes. (ourolexes. and townhouse develooments easy to build. Port Townsend needs to revise development standards - such as building setbacks and parking to promote more compact, efficient, and affordable homes. Revised codes should allow attached single-family homes that reduce costs for both the builder and the home buyer. I I I 6. Allow accessory housina and soecial needs housina - in single-family neighborhoods. Make use of existing housing by permitting a rental unit within a house or in a separate structure. Reduce zoning code barriers for transitional housing and other special needs housing types. 7. Maintain reasonable imoact and utilitv (ees. Evaluate the cumulative impact of fees and off-site mitigations in relation to the final price of housing. Recommend reducing or exempting fees for low-income housing guaranteed to remain affordable for the long term. I I I 8. Facilitate oredictable and timelv oermit orocessina. Look for ways to revise permit requirements to reduce development costs without compromising environmental quality or adequate publiC review. Improvements should include consolidated applications, administrative decision-making authority, automated permit tracking, and timelines for permit review. For the most part, these action items have or will be achieved by the Action Plan projects and programs listed in Chapter 5 of this document. I I I I I I I I I 1 1 Chapter 3: Strategies in place Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I 12 Chapter 3: Strategies in place Jefferson County/Port Townsend Housing Action Plan I I I I Chapter 4: New approaches I Housing market sponsors in Jefferson County have initiated numerous projects using conventional public housing program initiatives - see Appendix 0.5 for a description of programs currently in use, and Appendix H.2 for a description of a wide variety of federal, state, and nonprofit programs. I Given the scale of existing and proposed housing needs, numerous innovative approaches have been initiated by a variety of public, nonprofit, and private sponsors in recent years that have potential application to Jefferson County and Port Townsend. Following is a brief description of some of the most promising approaches along with local examples - see Appendix H.3 for more descriptions. I 4. 1 Credit counseling and low interest loans - public I Community Development Financial Institutions or CDFls are financial institutions that develop a range of strategies to address community development objectives. CDFls provide comprehensive credit, investment, banking, and development services. I Some CDFls are chartered banks, others are credit unions, and many operate as self-regulating, nonprofit institutions that gather private capital from a range of investors for community development or lending. TIt( AIII/ie TOSS ""I/Je ItelJs AI/ Ave'11e 0/ 60 PlIliUtI (Ar" Jur CDFls serve economically disadvantaged people and communities throughout the United States, such as affordable housing developers, small business owners, community groups, and other nonprofits or social service providers. In 1994 the Community Development Banking and Financial Institutions Act created a source of federal funding to fund community development financial institutions. Local examl1les · Northwest Housina Alternative (NHA) (www.nwhousina.ora) - creates new homes and new opportunities for Oregonians with low incomes. NHA builds and rehabilitates housing for seniors, families, and people with special needs, and operates the Annie Ross House shelter for homeless families with children. · Newrizons Federal Credit Union (NFCU), Hoauiam, Washinaton - received $45,855 in 2004 as a Technical Assistance (TA) award. NFCU provides basic financial services including checking and savings accounts, as well as home ownership, small business, micro-enterprise, and consumer loans. The fund will, in part, develop a financial literacy program. I CDFls make loans and investments and provide basic services to people and institutions that, for various reasons, are unable to get these services from conventional financial institutions. I I I I I I 4.2 Development underwriting with limited rent rates - public I The Washington State Community, Trade & Economic Development (WA CTED) sponsors the development of affordable housing under various state and federal combined project initiatives. The projects, once operational, are sold to other public and nonprofit organizations subject to covenants concerning income eligibility and rental rates. I I I 13 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan I I I · Southfield Community. LaConner. Washinaton - project was developed at 910-944 Park Street on 3.2 acres with 22 residential units in 8 buildings and 7 undeveloped lots that can support another 10 units. I 4.3 Tax credits and subsidized rents - nonprofit Homestead Capital (www.homesteadcap.com) is a nonprofit syndication investing in affordable housing in 9 western states. The organization forms investment partnerships with major corporations to fund quality multifamily housing. The projects strengthen communities and provide housing with dignity for income- qualified people of all backgrounds, including working families, agricultural laborers, the elderly, and populations with special needs. In return, the investors receive tax credits and other benefits. Homestead works with nonprofit and for- profit development partners who share a dedication to addressing affordable housing needs I I I Established in 1993 in Portland, Oregon, Homestead Capital has raised over $350,000,000 to build more than 3,800 units of affordable housing for low-income people in the West. I Local examtJles · Shore wood AtJartments. Cannon Beach. Oreaon - is a 34-unit project including 1, 2, and 3 bedroom townhouse style units nestled amidst 3.5 wooded acres along the Oregon Coast. · The Oakland Buildina. Bellinaham. Washinaton - was an historic structure acquired and rehabilitated in downtown Bellingham. The property consists of ground floor retail space and 20 units of 2nd floor housing, all significantly contributing to the enhancement of a vibrant mixed-use neighborhood. The Oakland Building, originally constructed in 1890, is one of Bellingham's few remaining historic structures and is listed on the National Register of Historic Places. The Oakland Building targets low-income households earning at or below 50% of median !!!!' ~. ~ family income (MFI). Services are provided as needed by Catholic Community Services and the Opportunity Council. · The Fortson. Seattle. Washinaton - is a 1 3-story mixed-use building in Pioneer Square that will provide affordable housing for downtown service workers and those with entry-level jobs. The project will provide 1,500 square feet of ground floor commercial uses and 132 studio and 1-bedroom units, of which 27 will be designed for people with disabilities. I The project targets singles, couples, and families living and working in and around Cannon Beach, Oregon, and earning less than 60% of median family income. Residents have access to services through the Clatsop Community Resource Development agency including legal aid, dental care, and courses in parenting and budget management. Amenities include a community garden and children's playground. I I I I I I I I Apartments will be available for households earning 60% or less of area median income for King County, up to $32,700 for an individual or $35,040 for a couple. I 14 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan I I I Rents will be based on household size and income, and will range from $812 to $871, including utilities. Homestead Capital invested $10,800,000 equity in the project on behalf of investors who earn tax credits for subsidizing affordable housing. Other financing includes a $13,800,000 construction loan from Washington Mutual and tax-exempt bonds. Completion is set for spring 2007. I I I 4.4 Development and rehab with low interest loans - public Other services include providing agencies with technical assistance in project development, financial feasibility analysis, and project management. Local exam"Ies Housina Oevelo"ment Fund. Bellinaham. Washinaton including the following partners: · Catholic Community Services · YWCA/Opportunity Council · Bellingham Whatcom County Housing Authorities · Daylight Properties · Kulshan Community Land Trust I The Community Development Block Grant (CDBG) program and the HOME Investments Partnerships Program provide funds for public/private partnerships, for-profit and nonprofit firms or agencies to create affordable low- or moderate- income housing units. I Funded activities include land and building acquisition, renovation of existing buildings, infrastructure improvements in support of housing, and provision of pre- development expenses. Supportive program services are available for projects, such as providing low-interest loans at rates and terms appropriate for the type of benefits to be provided to low- or moderate-income households. I I Program activities are not intended to replace private financing, but to leverage funding or provide gap financing that may be necessary to allow a project to be developed. I I I I ..~ =-il .. ~- ~j.~ " " -'~~';'-~---: :l "J ;"I.'~.,..'.' ,. '" '1:' .,' .It _~. ~ . ~--.~-~-- ~- ':'l!I,w , ~r%!J.--- ~ ~"~ I I .- 4.5 Rehab with low interest loans- public and private The Community Development Block Grant (CDBG) and Key Bank provide zero and low-interest loans for the rehabilitation of 1- to 4- 't. unit family residences. The residences must be ...,,&:;. occupied by owner households or tenants with ~1!.'"' incomes at or below 80% of median income. In addition to providing loans, the programs offer the following services: · Credit and financial counseling Technical assistance in the rehabilitation process, including: · Inspection to determine needed health, safety and deferred maintenance repairs · Preparation of scope of work I I I I I I 15 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan · Assistance in bid solicitation, contractor selection and contract preparation · Assistance in construction oversight · Resolution of disputes between owner and contractor · Referrals to other agencies for social services beneficial to low- and moderate-income households · Referral of fair housing complaints · Information on lead-based paint hazards Local exam"les · Home and Rental Rehabilitation Loan Proaram. Bellinaham. Washington - funds from the Community Development Block Grant and Key Bank to provide zero and low-interest loans for the rehabilitation of 1- to 4-unit family residences. I I I I I I 4.6 Subsidized development and rents - nonprofit The Green Communities initiative is as-year, $550,000,000 nationwide effort to demonstrate the long-term social and economic value of building environmentally friendly low-income and affordable housing. The initiative was launched in 2004 by the private nonprofit Enterprise Foundation in partnership with the Natural Resources Defense Council. The program aims to build 8,500 units of energy-efficient housing using sustainable designs and materials. Partners include the US Green Building Council, architects, lenders, local and state governments, and private organizations such as the Seattle-based Bullitt Foundation, Paul G Allen Family Foundation, and the Bill & Melinda Gates Foundation's Sound Families program. The Columbia, Maryland-based Enterprise Foundation has invested nearly $6,000,000,000 in affordable housing in the US over the past 20 years. Local exam"le · Dennv Park A"artments - a 50-unit, 6-story building located a half-block north of Denny Park, is owned and operated by the Low Income Housing Institute of Seattle. The mixed-use structure provides retail uses on the street level and 5 floors of mixed studio to 3-bedroom housing for tenants based on need. Rent is determined by a low-income housing formula based on the King County median income of $72,250 and a percentage of the tenant's annual income. The project includes a number of green features such as natural, energy-efficient lighting, cleaner air from low-toxiCity paints and building materials, and storm-water diversion to help irrigate tenants' vegetable gardens on a south- facing terrace. Tenants must sign a lease ;~~_"",..:.~ addendum which prohibits smoking anywhere on the premises - a policy aimed to protect the building's green character. I I I I I I I I I The Denny Park Apartments cost $10,700,000 to develop, including $5,500,000 in tax credit investment funding is provided by a mix of lenders and $2,100,000 from the city of Seattle's Office of Housing. I 4.7 Manufactured homes and financial assistance - nonprofit I HomeSight (www.homesiqhtwa.orq) is a 501 (c)3 community development corporation and US Dept of Treasury Community Development Finance Institution that promotes affordable homeownership opportunities through 3 key interrelated I 16 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan I I I I I program areas: home buyer education and financial planning, buyer purchase assistance loan underwriting and origination, and new home construction. Through private and public partnerships, HomeSight provides purchase assistance loans up to $150,000 for moderate and low-income first-time homebuyers. To strengthen community and community development impact, the agency partners with the Local Initiatives Support Coalition (L1SC) to implement the SE Seattle Community Safe Initiative (CSI). I I Local examDles · Washinaton Home OwnershiD Center. Seattle. Washinaton - is a local affiliate working with the Seattle-based nonprofit HomeSight to provide manufactured housing as a viable alternative to stick-built construction while still providing affordable, attractive, quality homes. · NoH Gardens. Seattle. Washinaton - is 6.5 acres of land, formerly a garden nursery, which includes residences for 75 families, 54 of which are manufactured homes. I 4.8 Self-help construction - public I The US Department of Agriculture's (USDA) Rural Community Assistance Corporation (RCAC) of Washington was established in 1978 and provides a wide range of environmental and housing services. These services improve water, wastewater and solid waste management; build capacity of local officials and community-based organizations; increase the availability of safe and affordable housing; support building and renovating rural community facilities; and develop the knowledge base of the agricultural workers, Native Americans and partner communities. I USDA Rural Development's Self-Help Housing program provides technical assistance and construction oversight to groups of families who construct each others homes. The program also provides financing for each household in the form of a subsidized mortgage. Each self-help household contributes approximately 65% of the labor required to build each house. They work through the year for the 12-plus months it takes to build a house contributing around 35 hours of physical labor each week. This is in addition to whatever hours the household works at their jobs. I I I I I Participating households must have stable, dependable, and reliable income and good credit. Their income must be too low to qualify for a loan from a conventional lender, but high enough to afford a USDA Rural Development mortgage. Their mortgage payments are subsidized based on the family's income level and size. Unlike other government-subsidized programs, however, the borrowers agree that if they sell or rent their home they will repay the subsidy they received under the program. Local examDles USDA's Self-Help housing programs have been conducted by the Housing Authority of Clallam County, Kitsap County Consolidated Housing Authority, and Whatcom- Skagit Housing Authority. I I 4.9 Land lease with purchase subsidy - nonprofit I Community Land Trusts rehabilitate existing housing and/or build new units. The trust retains ownership of the land (99-year renewal lease) while selling the house to a moderate-income, sometimes first-time buyer that could not otherwise afford I I 17 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan I I I to purchase a home. In the process, buyers gain equity (though at a slower rate than usual) and the community gains a home that will always be affordable. I Land trusts offer an advantage over most subsidized housing - they bring diverse groups together to collaborate in decision-making. The project is governed by a board composed of land trust residents, other homeowners from the surrounding community, and stakeholders such as foundation officials. I There are estimated to be between 125-175 land trust operating nationwide at the present time ranging from as few as 8 units to more than 800 units. The defining characteristics are the separation of land and housing, and the homeowner representation on the board. I Land trusts calculate the homeowner's share of an increase in equity over time. The trust typically awards the seller 100% of the principal that has been paid down with each month's mortgage payment. Sellers also receive 100% of the appraised value of any capital improvements and 25% of the property's appreciation based on a comparison of appraisals at the time of purchase and sale. The formula provides the seller some benefit, the new buyer often pays close to the same price as the seller originally did, and the trust ends up with a considerably larger subsidy than it had the first time around. I I For example, consider a homeowner whose house cost $100,000 but who received a subsidy of $20,000, and who decides to sell 10 years later. If the house is appraised at $180,000, the seller receives $105,000: the original $80,000 mortgage, another $20,000 for the 25% of the $80,000 increase in value, plus about $5,000 for the principal pay-down over the 10 years. The trust can then sell to a new buyer for the same $105,000, effectively gaining a built-in subsidy of $75,000, based on the home's increase in open-market value to $180,000. I I I The seller will not receive the full gain in equity that a household would receive if they bought a market-rate unit, but will be able to buy a first-time house and gain equity that they would not otherwise have the opportunity to do. Tax assessments must be adjusted also to reflect the limited resale value of the homes. The assessments will increase based on the resale formula. I I Local exam"le · The Homeward Bound Community Land Trust - was formed in Port Townsend in 2005 but has not started development yet. Other local exam"les · The San luan Community Home Trust (www.hometrust.ora)- provides a subsidy to the cost of land, infrastructure, and construction. Homebuyers must agree to limit the eventual resale price of the home so that it is perpetually affordable to working people. 5 new, perpetually affordable homes in the Salal Neighborhood of Friday Harbor are nearing completion, and were ready for I .~ occupancy at the end of January, 2006. This will .~ bring to a total of 1 5, the number of homes in . ~ Salal, and will complete the first project of the Community Home Trust. The homes are being sold to islanders whose income is below 80% of the area median income. Of the 5 new homes, 3 are 2-bedroom homes selling for $125,000, and 2 are 3-bedroom homes, 1 of which is wheelchair # ,.... accessible, both selling for $135,500. I I I I I I 18 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan I I I · The Ooal Community Land Trust {www.ooalclt.ora)-was founded in 1989 and has been working to maintain the character, vibrancy and diversity of the Orcas Island community by acquiring land and creating permanently affordable homes. I Since 1989 the trust has built or renovated 56 single-family homes, as well as 7 rental apartments and 3,600 square feet of rental office space. The trust is committed to using Green Built standards in all projects. · The Looez Community Land Trust (www.looezclt.ora) - created 3 low-income single- family housing cooperatives (Morgantown, Coho, and Innisfree) providing a total of 22 small homes in the Lopez Village. Homes were built with sweat equity and professional trade people. The homes were financed with assistance from Community Block Development Grants, the Washington Housing Trust Fund, private banks, churches, foundations, and private individuals. In November 2005, the trust acquired 7 acres in Lopez Village and in Spring 2006 will hold a design charrette to plan for the next project. · The Kulshan Community Land Trust (www.icedt.ora) - provides resources to acquire and remove land from the speculative, for-profit market through the parent organization the Institute for Community Economics. The trust has an inventory of 43 units (9 condos) that create ownership or lien holder status on all properties in order to assure compliance with affordable and equity increase agreements. The trust will begin the first development project in south Bellingham with 14 units. I I I I I I 4.10 Development packaging with design/develop RFP for affordable housing components - nonprofit Some communities have created nonprofit entities to acquire, package, and manage the development of master planned communities that provide quality mixed income housing that includes low and moderate priced units. The master planned community can include parks and open spaces, public facilities, commercial, and employment land uses. The projects use a variety of sponsoring programs including education, mortgage assistance, self-help components, investment tax credits, and community land trusts with limited or shared equity. Private and nonprofit builders are selected through request for proposal (RFP) processes that allocate development opportunities based on the sponsor's proposed project affordable housing and other public benefits. I I I I Examole · Tierra Contenta. Santa Fe. New Mexico {www.tierracontenta.oral - is a 501 (c)(3) corporation formed by the City of Santa Fe to provide builder-ready tracts of land within a master plan mixed use, mixed income community that includes low and moderate priced housing for under-served families of Santa Fe, New Mexico. I The current population of the development is 1,213 households with 3,280 persons with an estimated build-out of 3,800 households with 9,500 persons. The master plan also provides for the Santa Fe Business Incubator, elementary and middle schools, library, youth facility, rape and crisis center, and 324 acres of open space, parks, and trails dedicated to the city of Santa Fe. I I Tierra Contenta is designed to be efficient and eco-friendly. Each neighborhood is served by 1 or 3 village centers containing schools, apartments, retail stores, I I 19 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan I I I parks, and public plazas. The centers are all within walking distance reducing the need for automobile traffic. All builders are required to provide housing that can be purchased by homebuyers who are qualified as "most affordable" and provide information concerning how purchasers may become certified. Some low-cost loans and subsidies are also available through "soft 2nd-mortgage packages offered by the Corporation. I Lots are offered to a variety of builders including some that specialize in green buildings that are attractive and energy efficient. Architectural standards ensure conceptual uniformity. I I I I I I I I I I I I I I 7k~A,. \.~..: _ 19'~ '.' T _ ~' ..~ '1/ - , , 11- '-'~,r. 1:-- J h_ ~ -- ..,. i ,~. ~ _~ _.~.__ ~;~ ~T~; f~ -~ _ -". , ~MASTER PLAN I 20 Chapter 4: New approaches Port Townsend/Jefferson County Housing Action Plan I I I Chapter 5: Action plan implementation Following is a summary description of the major action plan strategies determined to be important in effectively implementing the housing action plan in Port Townsend and Jefferson County. The action strategies represent the consensus opinions of the Housing Needs Assessment Committee, the charrette and public forum participants, and the mail-out/phone-back survey of registered voter households. I I As shown, a number of parties may be responsible for leading and managing, participating, and supporting or permitting each strategy - as described in the following summaries. The strategies are grouped according to subject matter and not priority. Prototype project locations and contents are defined by the illustrative graphics. Potential funding sources are listed in appendix H. I I 5. 1 Housing action plan network I Port Townsend and Jefferson County must initiate appropriate actions to implement an aggressive housing action plan for the area to be able to effectively provide housing education programs and mentoring, refine planning measures, develop infrastructure, create financial incentives, and create development and rehabilitation programs. I 1 Establish Housina Action Plan Network (HAPN) Establish a central, accountable public/private housing action plan network to coordinate, oversee, and implement the projects identified in the following pages. Action · Commissioners/City Council will formallv aoorove the role and resoonsibilitv- of the Housing Action Plan Network (HAPN) as the county and city's principal housing action plan facilitating, coordinating, and implementation agent. · Coordinate housinq olan actions - to be accomplished by the County, City, Jefferson County Housing Authority, OlyCAP, Habitat for Humanity, School District, Economic Development Organization, and other private and nonprofit participants. · Identifv ad hoc housinq action committees - to be responsible for planning and implementing, monitoring, and then updating specific housing actions in the plan drawing participants from the school district, chamber of commerce, Economic Development Organization, private employers, lenders, builders, real estate professionals, and other rivate and non rofit rou s a ro riate. · Enqaqe the oublic - on the implications of the current and forecast housing market demand and needs, particularly for affordable housing and the impact housing issues have on the economic well being and development of the county. · Resolve a fundinq strateqv - necessary to effectively finance on a continuous basis each and all of the housing action plan items listed in the following pages. · Monitor imolementation - to ensure the actions proposed in this plan are effectively realized by the assigned participants. Fundina Housing Action Plan Network (HAPN) activities could be funded with General Fund Property Taxes (Ptax), nonprofit organization donations, grants, and loans, and a special property tax levy (see item 2 below). I I I I I I I I 2 Create a housina action Dlan revolvina fund Submit and obtain voter approval of a special property and/or sales tax levy with which to create a revolving capital fund necessary for implementing the pro-active housing programs and projects described in the following pages. I 21 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I Action · Desicln and test oublic suooort - for a special property tax levy to match public and nonprofit donations, grants, loans, and other funding measures with which to create a revolving capital fund necessary for implementing pro-active housing programs and projects to be overseen by the Housing Action Plan Committee. · Submit and aoorove a soecial orooertv tax levv - to run at a fixed rate for a specified number of years and/or at an initially higher rate until a specified amount is created (at which time the levy sunsets) with which to create a revolving capital fund necessary for implementing pro-active housing programs and projects to be overseen by the Housing Action Plan Committee. · Caoitalize the levv revenues - to issue Revenue Bonds with which to initiate acquisitions, priming infrastructure development, design/develop competitions, and other implementing actions appropriate to the proposed pro-active housing programs and projects described below. I I I Fundina Housing action revolving fund activities could be funded with General Fund Property Taxes (Ptax) and nonprofit organization donations, grants, and loans. I 5.2 Economic development I Port Townsend and Jefferson County must initiate appropriate actions to implement an aggressive economic development plan for the area able to assist existing businesses, develop new business opportunities, expand job and wage potentials, and improve the purchasing capability of existing resident households. 3 Stimulate economic develooment activities Create capital within Jefferson County that identifies appropriate business prospects, bolsters existing and recruits new business enterprises, improves resident job skills and placement activities to reflect the city and county's current and future potentials. Action · Uodate lefferson Countv cluster analvsis report - and form logical networks, designed to support business potential, create new cluster business opportunities, and create workforce pools. · Conduct reClular business retention and exoansion visits - to sector businesses that will identify sector needs and investment opportunities. · Imolement an aClClressive Accelerator oroClram - that will intensely support a unique group of businesses achieve higher-than-normal rates of economic growth. · Work with area small business develooment networks - in the promotion of entrepreneurship opportunities. · 'morove coordination - of small business debt products. · 'molement business eCluitv/eCluitv eCluivalent ooolinCl. · 'molement a workforce intermediation svstem - that allows for coordination of resources that provide local employees for existing job openings, as applicable. · TarClet ootential business orosoects - based upon local asset matches (as opposed to wide-spread marketing-driven campaigns) that add to both the tax base and rate of employment within the city and county. · 'dentifv economic reCluirements - including base and service industry business and employment requirements necessary to sustain Port Townsend and Jefferson County present and forecast populations. · 'dentifv business orosoects - including existing and new business recruits necessary to provide and supply the services and jobs necessary to support economic development within Port Townsend and Jefferson County. · Develoo outreach materials - to retain and attract new business recruits to the city and county. · Conduct cold callinCl programs - to contact, promote, assist, and obtain business retention and expansion, and attraction and location within the city and county. 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'" ~ > .;:; .S! ::s Cli ::a C" 01 .... '5 '0 Cli C. > Cli .!': E C" Cli , Cli , '" I:l u > Cli '0 E ::s .. '" 0 u , Cli 0 ~.... c. '" '" E .: Cl 0 c. '" .~ E Cli Cli .. Cli '" '" 01 ;e 1:1.01 '" .g Cli '" ... '" C. '0 '" .~. s::~ 0.. '" ~ U , Cli u.. E 0;' ~! '" c. 0:: >- .~ .: .... .: ::s ClC '" .!!! u .!!! .n \) '';:: Cli ::0 ::s ::0 , '0 '0 !l ::. '" ~ ~ '" ~ ~ Cli 0 ::s Q!l '" '" 0.. LJ.J U LJ.J co \0 "- co 0'\ 0 ~ N'l N'l N'l N'l '<t '<t 01 '" .... '" Cli 3: '" Q - '" <'\j 15 ~ ''-:: Q: 2 s:: s:: c ~ '.4:; ~~ Si~ ,h;; s:: '" ~~ I:I.~ s:: ~ c s:: '.4:; ::s ~a lri 15 ~ ~ 1:1.1::: <:s ., 6~ s:: ., V\ s:: ;: ~ t: .&: I I I · Assist business retention and relocation efforts - providing employee recruitment and training, business expansion and relocation services and funding, and other support activities. I Fundina Economic development plans and implementation activities could be funded with proceeds from the city and county General Fund's Property Tax (Ptax), Washington State CTED Growth Management Program (GMP), EDA Partnership Planning Grants (PPG), and private parties (Prvt) including the Chamber of Commerce. Details on programs that could be used for funding are provided in Appendix G. I I 5.3 Education and mentoring I The Port Townsend/Jefferson County Housing Action Committee must initiate a series of education and mentoring outreach classes and mentoring programs to help households with basic finance, budgeting, loan application and processing, maintenance, repair, and construction. I 4 Conduct housina finance classes and mentorina activities Organize and conduct classes that provide education and mentoring assistance on how to budget household purchases, maintenance, insurance, utilities, and other expenses. I Action · Recruit class facultv - to be staffed by government, nonprofit, local lenders, real estate professionals, and builders trained in credit counseling, mortgage lending, real estate appraisal, and home maintenance and repair to conduct a continuous series of classes on how to budget housing costs including rental, purchase, sales, and other particulars. · Desifm a curriculum - evaluating household needs, income capability, eligibility for housing assistance, estimating utilities and repairs, credit applications, rental agreements, utility and other service agreements, and landlord relations, and post rental insights. · Provide mentorinC/ assistance - where class faculty can help individual class participants find and rent housing within the county. · Conduct debriefinC/ sessions - with former class participants offering information from their own experience renting housing in the private market and from the development projects and rehabilitation programs to be offered under this Housing Action Plan. I I I I Funding Housing finance classes and mentoring activities could be funded with General Fund Property Taxes (Ptax), the Housing Action Plan revolving fund (HAPNFund), and nonprofit organization donations and grants from Wells Fargo, among others. I 5 Conduct housina f}urchase classes and home buvina mentorina activities Organize and conduct classes that provide instruction and assistance for qualifying for and obtaining mortgage, remodeling, and other housing loans - particularly for households who will applying for assistance in the development and rehabilitation programs to be offered by this Housing Action Plan. Action · Recruit class facultv - to be staffed by government, nonprofit, local lenders, real estate professionals, and builders trained in credit counseling, mortgage lending, real estate appraisal, and home maintenance and repair to conduct a continuous series of classes on how to afford, buy, and finance a house. · DesiC/n a curriculum - evaluating home buyer needs, financial eligibility, what to pay, sales contracts, home inspections, mortgage applications and terms, financing tools and assistance, closing costs and escrow, recording deeds, estimating maintenance and repairs, tax benefits, and post purchase insights. I I I I 25 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I · Provide mentorinC/ assistance - where class faculty can help individual class participants complete conventional or special mortgage application forms, submit purchase bids, and otherwise close purchases. · Conduct debriefinC/ sessions - with former class participants offering information from their own experience buying homes in the private market and from the development projects and rehabilitation programs to be offered under this Housing Action Plan. Fundina Housing purchase classes and mentoring activities could be funded with General Fund Property Taxes (Ptax), the Housing Action Plan revolving fund (HAPNFund), and nonprofit organization donations and grants from Wells Fargo, among others. I I I 6 Conduct housina maintenance classes and mentorina activities Organize and conduct classes that provide education and assistance on how to maintain and repair plumbing, electrical, paint, roof, and other household equipment and furnishings. Action · Recruit class facultv - to be staffed by government, nonprofit, local lenders, real estate professionals, and builders trained in home maintenance and repair to conduct a continuous series of classes on how to maintain and repair basic house structures and systems. · DesiC/n a curriculum - evaluating household needs, capabilities, repair estimates, when and what to do self-help and with contract services, mechanical systems, plumbing, electrical, roofs and gutters, warrant contracts, home improvement loans, second mortgage terms, energy and utility retrofitting loans and contracts, contractor agreements, credit checks and references, and post repair insights. · Provide mentorinC/ assistance - where class faculty can help individual class participants evaluate maintenance and repair requirements, estimate costs, select self-help or contract methods, complete improvement loans, and otherwise complete repair projects. · Conduct debriefinC/ sessions - with former class participants offering information from their own experience maintaining and repairing homes as self- help and contract efforts in the private market and from the rehabilitation programs to be offered under this Housing Action Plan. I I I I I I Funding Housing maintenance classes and mentoring activities could be funded with General Fund Property Taxes (Ptax), the Housing Action Plan revolving fund (HAPNFund), and nonprofit organization donations and grants from Wells Fargo, among others. I I 7 Conduct housina construction classes and mentorina activities Organize and conduct classes that provide instruction and assistance on how to remodel, expand, and build a house with self-help or sweat equity and/or as a general contractor using subcontractors for some or all of the effort. Action · Recruit class facultv - to be staffed by government, nonprofit, local lenders, real estate professionals, and builders trained in home construction to conduct a continuous series classes on how to construct houses. · DesiC/n a curriculum - evaluating household needs and capabilities, construction cost estimates, when and what to do self-help or with contractors, home and building design, getting permits, sub and general contracting, home construction loans and second mortgages, bridge loans, and post contruction insights. · Provide mentorinC/ assistance - where class faculty can help individual class participants evaluate building designs, estimate costs, select self-help or contract methods, complete construction loans, and complete construction projects. I I I I 26 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I · Conduct debriefinQ sessions - with former class participants offering information from their own experience building homes as self-help and contract efforts in the private market and from the development projects and rehabilitation programs to be offered under this Housing Action Plan. Fundina Housing construction classes and mentoring activities could be funded with General Fund Property Taxes (Ptax), the Housing Action Plan revolving fund (HAPNFund), USDA programs, and nonprofit organization donations and grants from Wells Fargo, among others. I I 5.4 Planning measures I Port Townsend and Jefferson County have initiated a number of actions to manage rising housing costs and the impact of growth. Such actions include measures that cluster housing to reduce site development costs; allow innovative mixed housing and mixed use projects to increase site efficiencies and reduce commuting costs; adopt design and development standards to improve the quality of the housing product and neighborhood - to name a few. In addition, the city and county have also amended codes to allow accessory dwelling units, cottage or small lot houses, duplex and townhouses, mobile and manufactured housing products that increase choice at a wider variety of purchase and rental costs. I I I In addition to the measures listed above, the city, county, nonprofit, and for profit housing market participants must also adopt some of the following measures to manage cost, increase choice, and provide housing. Each one of these program approaches will involve costs to the public in some manner, some approaches costing more than others, and some programs having more impacts than others. I 8 Define minimum density zonina reauirements Define minimum density requirements for proposed moderate to high density residential and mixed use districts so that significant developable sites are not used up by high priced single family homes. I I Action · Develoo minimum density reauirements - amend or supplement current moderate and high residential and mixed use zoning districts to require a minimum density be achieved by property development so that significant developable sites are not used up by high priced single family homes. · Aoorove zoninQ chanaes - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement the comprehensive plan, zoning ordinance, and design guidelines. Fundina Zoning revisions could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. 9 Establish Derformance based desian standards Establish performance based design standards that provide quality but flexible requirements that develop road widths, sidewalk locations, landsca in . and other amenities within functional but cost efficient designs ithin the count. Action · Develoo oerformance based desiQn standards - that require and illustrate quality but flexible guidelines for developing road widths, sidewalk locations, landscaping, and other amenities within cost efficient designs. · Aoorove ordinance chanqes - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement the comprehensive plan, zoning ordinance, subdivision ordinance, building codes, and design guidelines accordingly. I I I I I I 27 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I Fundina Subdivision ordinance and building code revisions could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. 10 Establish low imDact site develoDment standards Establish low impact site development standards that use natural storm drainage and treatment systems to reduce site development costs. I I Action · Develo/? low im/?act site develo/?ment standards - that require and illustrate effective methods for treating stormwater drainage using bio-filtration swales, green channels, and roadscaping rather than on or below grade impoundment methods to improve visual appearance and reduce site development costs. · A/?/?rove ordinance chanaes - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement the comprehensive plan, subdivision ordinance, building codes, and design guidelines accordingly. Fundina Subdivision ordinance and building code revisions could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. I I I I 11 Define standards for imDact and in-lieu fees for Dublic facilities and affordable housina Define subdivisions standards and growth impact fees that require developers to set aside lands or funds necessary to provide Ifor parks, schools, and roadsl in order to guarantee services, reduce future public service cost requirements, and provide affordable housing. I I Action · Develo/? /?ublic im/?act or set-aside fees - that require develo ers to provide lands or funds necessary to provide arks schools and trans ortation limprovementsl on a concurrent basis in order to guarantee finished projects provide necessary services and reduce or anticipate future cost requirements that may impact occupants and the public at large. · A/?/?rove im/?act and/or set-aside fee reauirements - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement the comprehensive plan, subdivision ordinance, and capital facility program budgets accordingly. Fundina Impact and/or set-aside fee ordinances could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. 12 Establish Droaressive imDact fees Establish progressive impact fees that use variable assessments based on the number of people who will reside in each type of housing product providing reductions and/or waivers when housing is provided for lower income households. Action · Establish /?roC/ressive im/?act fees - that use variable assessments based on the number of people who will reside in each type of housing product (single family, multifamily, mobile home, etc) providing fee reductions and/or waivers when housing is provided for lower income households. Impact fees may be reduced or waived for housing projects for elderly requiring nursing care, mentally and physically handicapped, and housing units provided for low income households. I I I I I I I 28 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I · Aoorove oroqressive imoact fee formulas - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement the comprehensive plan, subdivision ordinance, and capital facility program budgets accordingly. Fundina Public facility set-aside and/or impact fee ordinances could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. I I 13 Establish cottaae/smalllots and Dreserve historical structures usina transfer develoDment riahts (TDR) Establish cottage/small lots using transfer development rights (TOR) that allow developers to transfer dwelling units from rural lands into village properties using smaller lots and cottage sized housing products when the resulting project will provide public benefits. Also, use transfer development rights (TOR) that allow developers to transfer dwelling units from sites occupied by historic structures when the resulting transfer will provide public benefits associated with preserving such structures. I I I Act;on · Establish cottaqe and/or small sinqle familv lots usinq transfer develooment riqhts (TOR) - that allow property owners and developers to transfer allowable building rights from "designated sending districts" to "designated receiving districts" within the county where infrastructure, public facilities, housing needs, and other public benefits will accrue. Develop a methodology for determining acceptable sending and receiving districts, and the rights allocations that may be transferred sub.ect to some form of public benefit ratin system. · Preserve historic structures usinq transfer develooment riqhts (TOR) - that allow property owners and developers to transfer allowable building rights from "designated sending districts" to "designated receiving districts" within the city when public benefits will accrue from the preservation of historic structures and/or districts. Develop a methodology for determining acceptable sending and receiving districts, and the rights allocations that may be transferred subject to some form of public benefit rating system. · Aoorove TOR ordinances - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement the comprehensive plan, zoning ordinance, and other measures accordingly. I I I I I Fundina TOR ordinances could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax). among others. I 14 Ado t manu actured modular des; n standards Adopt front porches, gable roofs, garages, and other design solutions so that manufactured housing products compliment, fit into, and provide stability to traditionally built housing neighborhoods. I I I I 29 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I Fundina Manufactured housing building codes and design standards ordinances could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. 15 Adot't t'erformance-based buildina codes Allow builders to use new, innovative materials and methods that can reduce construction and operating costs. I I I Action · Adoot oerformance-based buildinq codes - define and illustrate specifications that new building developments must meet using performance-based guidelines rather than proscriptive materials and methodologies for building materials, framing, roofing, insulation, mechanical, plumbing, septic solutions, stormwater, and other building structures and systems. · Aoorove oerformance-based codes and desiqn ordinances - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement building codes, design standards, and other measures accordingly. Fundina Performance-based building codes and design standards ordinances could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. 16 Embrace areen enerav efficient buildina codes Encourage builders and developers to make use of solar energy, passive heating, increased insulation, energy efficient appliances, and other features that may increase initial construction costs slightly, but reduce long term operating and utility costs. Action · Embrace the enerqv efficient buildinq quidelines of BuiltGreen of lefferson County - made possible with a Washington State Department of Ecology grant obtained through Jefferson County Environmental Health Department, the BuiltGreen checklist was created, over a year's time, by a panel of local experts and government personnel. The program is administered through the Jefferson County Home Builders Association. The program defines and illustrates specifications that incorporate energy savings and are environmentally friendly. Options are provided for the use of recycled and composite building materials, health/energy efficient insulation materials and methods, mechanical systems, solar and passive heating systems, s,eptic solutions, site protection, appliances, and other building structures and systems. · Promote the use of qreen quidelines - encourage builders and consumers to build green by offering incentives to do so at both the city and county level. Nationally, education of builder and consumer has proven critical to the success of any green program. Fundina Green energy efficient building standards could be jointly funded with Washington State CTED Growth Management Program (GMP) grants and matching General Fund Property Taxes (Ptax), among others. 17 Create a cataloaue of t're-at't'roved buildina t'lans Create a catalogue of pre-approved building plans that builders and private property owners may use instead of submitting custom-designed plans that require more extensive review and higher permitting fees. I I I I I I I I I I I I 30 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I Action · Comoile a cataloQue of ore-aooroved buildinQ olans - from industry sources and from city and county past building code and design reviews that private property owners and builders may use instead of submitting custom-designed plans that require more extensive review and higher permitting fees. · Aoorove buildinQ olan cataloClUe entries - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend or supplement building codes, design standards, and other measures accordingly. I I Fundinq A catalogue of pre-approved building plans could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. 18 Establish "roqressive buildinq and "ermit fees Base building review fees and charges on the actual hours required for each building submission to reduce charges where builders or private property owners use pre-approved or simplified building methods. I I I Action · Establish oroQressive buildinQ review and oermit fee schedules - based on an hourly rate rather than a flat fee schedule to reduce fees and charges where builders or private property owners use pre-approved plans of simplified building proposals and methods with lesser inspection requirements. · Aoorove oroQressive oermit fee schedule - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA), amend building review and inspection fee schedules to reflect an appropriate but inclusive hourly rate system. Fundinq Progressive building review and permit fee schedules could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. I I I 5.5 Affordable housing policies - bonus and quotas I In addition to the planning measures listed above, the city and county should also adopt some of the following measures to provide additional incentives or mandates to manage cost, increase choice, and provide housing. I 19 Establish incentive densitv bonus Allow developers to increase the number of allowed housing units when the project will provide a minimum number of affordable housing units. Action · Develoo incentive density bonus oooortunities - amend or supplement current residential and mixed use zoning districts to allow additional units when a developer provides a minimum number of affordable housing units for rent or sale provided measures are taken by the developer to guarantee the units remain affordable through successive rentals and sale and resale. · Aoorove zoninQ chanQes - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) amend or supplement the comprehensive plan and zoning ordinance accordingly. Fundinq Affordable housing incentive density bonus zoning ordinance provisions could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. I I I I I 31 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I 20 Reauire mandatory affordable housina set-aside auotas Require developers to provide a minimum number of affordable housing units on larger, higher density projects. I Action · Reauire mandatory affordable housina set-asides - amend or supplement current high density residential and mixed use zoning districts to require a specified percent of the units to be set-aside for affordable housing when a developer proposes to develop a specified minimum number of units. In addition, require the developer to guarantee the units remain affordable through successive rentals and sale and resale using community land trusts or other provisions. · Ar:JtJrove zonina chanaes - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) amend or supplement the comprehensive plan and zoning ordinance accordingly. Fundina Affordable housing set-aside quota zoning ordinance provisions could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. I I I 5.6 Infrastructure development I Port Townsend and Jefferson County have initiated a number of planning actions and projects to define buildable lands, determine population and urban growth needs, establish necessary urban growth areas, designate higher density housing products and choices, and plan capital facility improvements. In addition, the city and county have also initiated actions to develop sewer, water, stormwater, transportation, parks, schools, and other public facilities necessary to support effective residential neighborhoods. I I In addition to the measures listed above, the city and county must also initiate and/or authorize the following measures to jump-start necessary public utilities (sewer in particular) and/or provide interim treatment solutions that will allow or prime the development of innovative and affordable housing projects. 21 Desian and authorize community seotic drain fields Design and authorize community septic drain fields where developers can build clustered village housing projects using shared community septic drain fields within common open spaces. I I I Action · Develoo standards and illustrative desians for community seotic drain fields - to satisfy environmental requirements and provide interim or even permanent sewer treatment solutions for clustered housing and mixed use projects in the county's rural village centers as a means of reducing housing costs and providing choice in settings where public services can be provided. · Aoorove subdivision and buildina code chanaes - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) amend or supplement subdivision ordinance and building codes to allow acceptably designed and operated community septic drain fields. Fundina Community septic drain field designs and demonstration projects could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, Public Works Trust Funds (PWTF), Centennial Clean Water Fund (CCWF), and matching General Fund Property Taxes (Ptax), among others. I I I I 22 Desian and authorize oackaae treatment olants Design and authorize package treatment plants where developers can build urban housing projects in phases using package sewer treatment plants until public sewers can be built to the properties. I 32 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I I Act;on · Develoo standards and illustrative desicms for oackaCle treatment olants - to satisfy environmental requirements and provide interim or even permanent sewer treatment solutions for higher density clustered housing and mixed use projects in the county's urban growth areas as a means of reducing housing costs and providing choice in settings where public services will eventually be provided. · Aoorove subdivision and buildinCl code chanCles - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) amend or supplement subdivision ordinance and building codes to allow acceptably designed and operated package treatment plants. Fund;nq Package treatment plant designs and demonstration projects could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, Public Works Trust Funds (PWTF) , Centennial Clean Water Fund (CCWF), and matching General Fund Property Taxes (Ptax), among others. I I I 23 Develol1 l1ubUc sewer systems Fund and build public sewer treatment facilities to fix septic failures and support development of more urban housing projects in the proposed Port Hadlock or Tri- Area urban growth area. Act;on · Develoo comorehensive wastewater manaClement olans and oroiects - to satisfy environmental requirements and provide long term off-site public sewer collection and treatment solutions for the Port Hadlock or Tri-Area Urban Growth Area (UGA) to allow higher density clustered housing and mixed use projects that will reduce housing costs and provide choice in settings where other public services will eventually be provided. · Aoorove comorehensive sewer olans and caoital funded oroiects - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) amend or supplement the comprehensive plan's utility elements and capital facility programs to provide off-site public sewer collection and treatment in the Tri-Area UGA. I I I I I Fund;nq Public wastewater treatment plans and projects could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, Public Works Trust Funds (PWTF) , Centennial Clean Water Fund (CCWF), and matching General Fund Property Taxes (Ptax), among others. I I 24 Adol1t l1roqress;ve sewer connection fees Establish variable sewer connection fees based on the number of people who will reside in each type of housing providing reductions or waivers when housing is provided for lower income households. I Act;on · Develoo oroClressive sewer connection fees and charCles - that index sewer connection fees to the number of people who will reside in each type of housing product to be provided in a development project reducing or waiving fees for affordable housing units. · Aoorove oroClressive sewer connection fees - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) amend utility fee schedules to provide a system of progressive fees and affordable housing reductions or waivers. Fund;nq Progressive sewer and other utility connection fee schedules could be jointly funded with Washington State CTED Growth Management Program (GMP) grants I I I 33 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I and matching Utility and General Fund Property Taxes (Utax and Ptax), among others. I 25 Prioritize sewer line extensions Extend sewer services within a prioritized system that favors sites that will provide higher density, more affordable housing products. Action · Construct sewer line extensions - within a prioritized system that favors sites that will provide higher density, more affordable housing products and/or employment opportunities over other types of lower density residential developments. · Aoorove orioritized sewer line extensions - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) prioritize the capital facility program of the comprehensive plan to favor higher density residential and employment land use areas. I I I FundinQ Prioritized sewer development plans and projects could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, Public Works Trust Funds (PWTF), Centennial Clean Water Fund (CCWF), and matching General Fund Property Taxes (Ptax), among others. 26 Allocate limited available sewer caoacitv Allocate limited available sewer capacity to sites that will provide higher density, more affordable housing products. Action · Allocate sewer treatment caoacitv - within a prioritized system that favors sites that will provide higher density, affordable housing products and/or employment opportunities over other types of lower density residential developments. · Aoorove sewer treatment allocations - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) approve the prioritized allocation of available treatment capacity in the capital facility program of the comprehensive plan to favor higher density residential and employment land use areas. I I I I I FundinQ Sewer allocation prioritization programs could be jointly funded with Washington State CTED Growth Management Program (GMP) grants and matching Utility and General Fund Property Taxes (Utax and Ptax). among others. 27 Pre-develo ublic acilities on a ordable housin sites As a priming measure, pre-develop selective public facilities including roads, schools, and parks on sites where this will stimulate the development of high density, affordable housing. I I I Action · Desicm and develoo oublic facilities - including roads, schools, and parks within a prioritized system that favors and will prime sites that will provide higher density, more affordable housing products and/or employment opportunities over other types of lower density residential developments. · Aoorove oublic facilitv ore-develooment oroiects - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) approve the prioritized development of public facilities that will favor and tend to prime development lof affordable housinql in higher density residential and employment land use areas. I I FundinfJ Priming public facility plans and projects could be jointly funded with Washington State CTED Growth Management Program (GMP) grants, Public Works Trust Funds I 34 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I (PWTF) , Real Estate Excise Tax (REET) Growth Impact Fees (ImpactFee), and matching General Fund Property Taxes (Ptax), among others. 5.7 Financial incentives and implementation I In addition to the measures listed above, the city and county must also initiate and/or authorize the following financial measures, recruitments, and incentives to encourage innovative housing projects and programs offered by nonprofit and private market organizations that will allow and achieve the development of a broad mix of innovative and affordable housing projects. I 28 Establish differential taxing rates Establish differential taxing rates that provide incentives for land trusts, common areas, and other public benefits that reduce housing costs. Action · Establish differential orooertv tax rates - providing lower rates for properties that will be held as critical areas or in common open space, parks, septic drain fields or package treatment plants and/or leased lands in community land trusts and/or as affordable housing projects to reduce housing development, ownership, and operating costs. · Aoorove differential oyooertv tax rates - following appropriate hearings and public comment in accordance with the provisions of the Growth Management Act (GMA) approve a differential property tax rate assessment schedule that reflects actual land use and that will favor and tend to prime development of land leases under community land trusts and affordable housing projects. Fundina Differential property tax assessment rate schedules could be jointly funded with Washington State CTED Growth Management Program (GMP) grants and matching General Fund Property Taxes (Ptax), among others. I I I I I I 29 Recruit cooDerative and co-housina lenders Recruit cooperative and co-housing lenders who specialize in providing mortgages to households who buy into cooperative and co-housing projects. Action · Identifv key oyosoects - who plan, fund, construct, and/or operate cooperative and co-housing projects within the surrounding region or national housing niche market including profiles, contact information, promotional materials, and recruitment strategies. · Comoile market information - including listings of available appropriate properties and building spaces along with terms, contacts, descriptions, and other referral information. · Initiate contacts - for the above using combinations of e-mail, mail, telephone, and in-person interviews to determine information needs, reactions, interests, and competitive assessments. · Follow-uo - with interested recruits by providing tours, analysis, and other finalizing coordination with property or business owners, financial sources, interested nonprofit sponsors, or housing project occupants, etc. · Debrief-cold call contacts and recruits to assess marketing materials, property and business rates, market positioning, and other information with which to refine promotional materials and activities, market offerings, etc. Fundina The inventory, market materials, cold call, and debriefing tasks could be funded with monies from the Housing Action Plan revolving fund (HAPNFund), Jefferson County Economic Development Organization, and seed money from General Fund Property Taxes (Ptax), among others. I I I I I I I 35 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I 30 Recruit limited land eauitv lenders Recruit limited land equity lenders including community land trusts and other nonprofit organizations that specialize in acquiring and developing housing for sale with the land held as a lease in order to limit the overall sales price and the amount of equity that is required to own the house. The owner can eventually sell and realize appreciated value on the house structure while the land remains under lease to keep future overall sales prices within affordable limits. Action · Identify key orosoects - who plan, fund, construct, and/or operate community land trust projects within the surrounding region or national housing niche market including profiles, contact information, promotional materials, and recruitment strategies. · Comoile market information - including listings of available appropriate properties and building spaces along with terms, contacts, descriptions, and other referral information. · Initiate contacts - for the above using combinations of e-mail, mail, telephone, and in-person interviews to determine information needs, reactions, interests, and competitive assessments. · Follow-uo - with interested recruits by providing tours, analysis, and other finalizing coordination with property or business owners, financial sources, interested nonprofit sponsors, or housing project occupants, etc. · Debrief-cold call contacts and recruits to assess marketing materials, property and business rates, market positioning, and other information with which to refine promotional materials and activities, market offerings, etc. Funding The inventory, market materials, cold call, and debriefing tasks could be funded with monies from the Housing Action Plan revolving fund (HAPNFund), Jefferson County Economic Development Organization, and seed money from General Fund Property Taxes (Ptax), among others. I I I I I I I I 31 Recruit shared eauitv lenders Recruit shared land equity lenders including nonprofit organizations that provide loans for the purchase or rehabilitation of a house that does not have to be repaid until the house is resold - at which time a shared proportion of tlJe future sales proceeds are used to payoff the loan. Action · Identify key oyosoects - who fund and/or operate limited equity loans within the surrounding region or national housing niche market including profiles, contact information, promotional materials, and recruitment strategies. · Comoile market information - including listings of available appropriate properties and building spaces along with terms, contacts, descriptions, and other referral information. · Initiate contacts - for the above using combinations of e-mail, mail, telephone, and in-person interviews to determine information needs, reactions, interests, and competitive assessments. · Follow-uo - with interested recruits by providing tours, analysis, and other finalizing coordination with property or business owners, financial sources, interested nonprofit sponsors, or housing project occupants, etc. · Debrief-cold call contacts and recruits to assess marketing materials, property and business rates, market positioning, and other information with which to refine promotional materials and activities, market offerings, etc. I I I I I Fundina The inventory, market materials, cold call, and debriefing tasks could be funded with monies from the Housing Action Plan revolving fund (HAPNFund), Jefferson County Economic Development Organization, and seed money from General Fund Property Taxes (Ptax), among others. I I 36 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I 5.8 Rehabilitation programs I I In addition to the education, planning, infrastructure, and financing project measures listed above, the Housing Action Committee must also establish and manage a home rehabilitation and deferred equity program to assist households in need throughout the county and city. I 32 Establish a home rehabilitation and shared eauitv loan I1roaram Establish a home rehabilitation and deferred loan or shared equity program where the eligible house is refurbished and the cost or loan is deferred for payment to when the house is sold to allow the current occupant to continue to reside in the house with current home payments. Action · Identifv house owners - who would be eligible and capable of participating in the rehabilitation and shared or deferred equity program. · Identifv rehabilitation oroaram reauirements - including the potential number of housing projects, deferred equity program participants, and required number and skill of renovation contractors or agents. · Create oerformance criteria aovernina contractor selection and oversiaht - necessary to warrant quality work, timely work schedules, bonded workers and project sites, and other rehabilitation program particulars. · Create a manaaement entity - capable of overseeing rehabilitation work and contract compliance. · Create a housinaloan trust - able to fund rehabilitation and hold the loan or equity in trust until such time as the house is sold and the loan is redeemed in full or the house is resold under a limited or shared equity approach. Fundina Rehabilitation programs could be jointly funded with USDA and the Housing Action Plan revolving fund (HAPNFund), among others. I I I I I I 33 Establish a home rehabilitation and limited eauitv I1roaram Establish a limited equity home rehabilitation program where renovated homes are resold with land leases and the land equity is deferred or used to reduce down payment requirements for the new buyers. Action · Identifv orooerties - that would be suitable for the rehabilitation and shared equity program. · Identifv limited eauitv rehabilitation oYOaram reauirements - including the potential number of housing projects, limited equity program participants, and required number and skill of household participants. · Create oerformance criteria aovernina oarticioant selection and oversiaht- necessary to warrant quality work, timely work schedules, and other rehabilitation program particulars. · Create a manaaement entity - capable of overseeing rehabilitation work and compliance with program requirements. · Create a housina eauitv trust - able to fund rehabilitation and hold the land in trust through successive resale under a limited equity approach. Fundina Limited equity home rehabilitation programs could be jointly funded with USDA and the Housing Action Plan revolving fund (HAPNFund), among others. I I I I I I 34 Renovate eliaible housina Renovate eligible housing working with Habitat for Humanity, Americorp, other volunteer programs, and private market contractors to reduce rehabilitation construction costs. I 37 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I Action · Oversee nonvrofit. volunteer. and orivate market contractors - to warrant quality work, maintain timely work schedules, provide bonded workers and project sites, and comply with other contracting provisions. · Oversee housing eauity trust - funding rehabilitation and holding the loan in trust until such time as the house is sold and the loan is redeemed in full or the house is resold under a limited or shared equity approach. Fundina Rehabilitation programs could be jointly funded with USDA and the Housing Action Plan revolving fund (HAPNFund), among others. 35 Renovate eliaible housina with sweat eauity Allow the home buyer to perform the construction labor involved in the renovation as sweat equity rather than a cash down payment - especially teachers and other critical public employees, under the limited equity land trust program. Action · Identify household oarticioants - who would be eligible and capable of participating in a sweat-equity program for renovating a house in lieu of providing a cash down payment. · Conduct housina rehabilitation classes - with the eligible and interested households covering design, permitting, material and labor estimating, scheduling, construction loan, mortgage, and other particulars. · Initiate rehabilitation oroqram aareements - with households who complete the classes and are interested and capable of participating in the program. · Comolete rehabilitation oroiects - and resolve final mortgage and other program particulars under the limited equity trust program. Fundina Limited equity self-help or sweat-equity rehabilitation programs could be jointly funded with USDA and the Housing Action Plan revolving fund (HAPNFund), among others. I I I I I I I I 5.9 Development projects I In addition to the education, planning, infrastructure, and financing measures listed above, the Housing Action Committee, on behalf of the city and county, should also acquire, plan, design, and conduct competitive requests-for-proposals (RFPs) for the design/development of mixed income projects involving a broad mix of innovative and affordable housing products throughout the county and city. 36 Identify and oackaae or acauire orototyoe sites Identify and package or acquire prototype sites with which to develop high quality, innovative, cost efficient, mixed income housing products at priority locations throughout the city and county. I I I Action · Inventory and evaluate suooly of oublic and orivate buildable lands - able to be developed for a variety of mixed income innovative residential projects throughout the urban centers of the city and county. · Comolete aoorooriate due diliaence assessments - of the properties for environmental hazards and mitigation, infrastructure requirements, public facility priming needs, suitable zoning, and development code specifications and opportunities. · Acauire or oackaqe key orototyoe vroiect lands - for lease or sale from public or private parties for the purpose of developing mixed income demonstration projects using land lease, community land trusts, and other innovative ownership approaches. I I I 38 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I Fundina Buildable site inventories and assessments could be jointly funded with Washington State (TED Growth Management Program (GMP) grants, and matching General Fund Property Taxes (Ptax), among others. Land acquisition and development could be funded from the Housing Action Plan resolving fund (HAPNFund) and by the eventual reimbursement from nonprofit and private redevelopment of the sites, among others. I I 37 Pre-desian and ore-aoorove develooment olans Pre-design and pre-approve development plans for the prototype sites that resolve environmental mitigation, provide public infrastructure, and integrate the site with local community objectives and interests. I Action · Brainstorm oossible solutions to the orototvoe sites - accounting for concepts that may create mixed income housing demonstration projects under a variety of alternative design/develop/ownership scenarios. · Assess the economic feasibilitv of the oreferred conceots - including land sale or lease values, construction costs, indirect development costs - a.nd the impact of direct and indirect incentives including property acquisition and write-downs, land lease with shared equity, low interest development loans, affordable housing density incentives, and other measures. · Assess and mitiqate environmental imoacts - including on and off-site stormwater run-off, height and lot coverage allowances, design aesthetics, and public facilities, and urban amenities. · Uoqrade aoorooriate infrastructure - including construction of sewer, water, and storm utility improvements that will support demonstration projects on the properties. · Prime suooortinq oublic facilities - including construction of roadways, sidewalks and trails, parks, and schools necessary to prime market interest in the demonstration projects. · Conduct oublic hearinqs and aoorove a ore-oackaqed olan solution - including appropriate property-specific development agreements, design guidelines, and SEPA MDNS or EIS mitigation documents. Fundina The design charrette, detailed feasibility assessments, project design guidelines, and SEPA documentation could be funded with Washington State CTED Growth Management Program (GMP) grants, seed money from matching General Fund Property Taxes (Ptax), and matching contributions from the Housing Action Plan revolving fund (HAPNFund), among others. 38 Establish oerformance and oarticioation criteria Establish performance and participation criteria for each prototype site that specifies the level of quality, mixed income objectives, mortgage and home buying assistance, and other public benefits to be realized from the project. Action · Determine oroiect obiectives - including the target household types, income levels, housing products, assistance approach or program, and eligible developer or builder or manager agents. · Define oublic benefit criteria - to be used to judge and award competitive design/develop/manage contracts. · Conduct oublic hearinqs and aoorove oroiect oerformance and oarticioation criteria - including mandatory and performance-based project objectives and public benefit criteria for all of the various projects to be pursued for each demonstration site and project. Fundina The project objectives and selection criteria could be funded with Washington State (TED Growth Management Program (GMP) grants, seed money from matching I I I I I I I I I I I I 39 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I General Fund Property Taxes (Ptax), and matching contributions from the Housing Action Plan revolving fund (HAPNFund), among others. 39 Conduct reauest-for-l1rol1osals (RFP) desianldevelol1 coml1el~itions Conduct request-for-proposal (RFP) design/develop competitions where private and nonprofit builders and developers compete for the right to develop the prototype projects based on the design quality, mixed income housing products, and mortgage and other public benefit criteria established for the project. I I Action · Develoo a comoetitive reauest-for-orooosal (RFP) orocess - governing the sale or lease of the property to be offered for each design/develop/manage project. · ludae orooosals - by fixing the asking price for the property or lease or construction and ranking proposals on project objectives, design merits, and beneficial public impacts on the property, surrounding neighborhood, and Housing Action Plan in general. · Award oroiect - following public hearings and review procedures, the Housing Action Committee may award the project to the proposal ranked to realize the most objectives and have the most beneficial development impacts on the property, neighborhood, and Housing Action Plan. I I I Fundina The competitive RFP process could be funded with Washington State CTED Growth Management Program (GMP) grants, seed money from matching General Fund Property Taxes (Ptax), matching contributions from the Housing Action Plan revolving fund (HAPNFund), and the eventual reimbursement from the successful developer, among others. I I 40 Establish a manaaement l1roaram for common iml1rovements and eauitv l1articil1ations Establish a management program for common improvements and equity participations to ensure housing projects remain high quality and desirable and remain affordable as they are sold and resold in the market place. I I Action · Create a homeowners or renters association - capable of managing and maintaining all common properties including critical areas, open spaces, parks, roads, trails, and other improvements in the demonstration project that are not deeded to a public jurisdiction. · Create a housina eauitv trust - capable of retaining ownership of the land trust, determining equity shares on resale, reselling houses subject to new shared equity agreements, and lending equity trust monies to help with other subsidies. I I Fundinq Demonstration project homeowners or renters associations and housing equity trusts could be funded by successful nonprofit or private developer and the Housing Action Plan revolving fund (HAPNFund), among others. I I Action · Identifv household oarticioants - who would be eligible and capable of participating in a sweat-equity program for building a house in lieu of providing a cash down payment. · Conduct housina construction classes - with the eligible and interested households covering design, permitting, material and labor estimating, scheduling, construction loan, mortgage, and other particulars. I I 40 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I · Initiate construction oroaram aareements - with households who complete the classes and are interested and capable of participating in the program. · Comolete construction oroiects - and resolve final mortgage and other program particulars. I Fundina Self-help or sweat-equity construction and rehabilitation programs. could be funded with USDA and Housing Action Plan revolving fund (HAPNFund), among others. I 5. 10 Accountability and (ollow-up I Follow-up annual assessments must be done to determine if the proposed housing actions have been undertaken and to what affect. Policy or program revisions or project schedules, assignments, and other particulars should be instituted as necessary based on the assessments. 42 Issue annual and l1eriodic rel10rts and ul1date the housina action l1lan on a freauent basis Issue annual reports and update this housing action plan on a frequent basis to ensure the above measures continue to provide quality and affordable housing for all income groups, household types, and residents of the city and county. I I I Action · Conduct annual oroaress assessments - to review action on projects and policies identified in this Housing Action Plan and measure the following: 1) accomplishment of the strategies listed in the action plan above and the impact the strategies are having on housing costs, 2) the number of affordable units built by public, nonprofit, and private sponsors over the measuring time period, 3) turnover rates realized in the housing market for all value of housing includin affordable value ran es durin the measurin time eriod. · Conduct oeriodic oroaress assessments - to review action on projects and policies identified in this Housing Action Plan and measure the following: 4) comparison with 2000 housing census statistics for percent of income required for housing costs, number and percent of households in poverty and housing status, and other factors, and 5) public satisfaction with housing conditions in general and perception of their ability to buy or rent a quality affordable housing unit. · Review housina action olan strateaies and oroaram accomolishments - and make revisions or adjustments necessary to improve methods, assign responsibilities, or take other measures necessary to be effective in the market. I I I I FundinfJ Annual reports and assessments could be funded with the Housin9 Action Plan revolving fund (HAPNFund), among others. I I I I I 41 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I I I I I I I I 11 I I I I I I I I eom",UnJfy d'''lfl/l~ld Rural Village project (510,384 sqllOTe f()()tjl'.1 ocr'- s/u Density as community droin(itld allows ~,tot e ~.".,,' Site conditions Designated rural village density housing sites are located within the rural village center districts next to schools, shopping, and major roadways. Septic limitations have delayed development of these sites. PrototVl1e The prototypical approach creates a clustered development of duplex units organized in a courtyard focused on a common green serving as a community drainfield. The concept can be expanded to provide additional clusters focused on common or parkway courtyards as sewer treatment solutions allow. The backyards and end of the common spaces collect and process stormwater run-off The central portion of the common area would be developed with visitor parking and play equipment for residents' children. Strateaies The prototype could be developed under one or more of the following alternative approaches: · Private markel~ develol1ment - where a specified number of units would be reserved for rent or purchase as affordable housing units. · Scattered site t:lcauisition - where a public or nonprofit agency acquires scattered units in the complex for affordable housing using monies from a variety of public housing programs. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortgages. The residents may sell their units receiving some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. · USDA Rural Develol1ment - where USDA helps provide sewer and water infrastructure, technical assistance and construction oversight to groups of families who would provide 65% of the labor required to construct each others' homes, and subsidized mortgage financing for each household. 42 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I Cedar Avenue I I I I I I ~! ~ .. I I I S!i:. ~ ~f1-1 ~t=1 ~ d ~ NeD-traditional project 744,372 square foot/I 7. 1 acre site 128 duplex, 36 duplex with 18 ADU. and 40 townhouses = 222 ~nits or 13..0 units per acre -0111 (50 feel I Hunr Road I I I I I I I NeD-traditio Site conditions Designated high density housing sites are located within the more urban areas of Port Hadlock next to schools, shopping, and major roadways. Limited sewer capacity has delayed development of these sites. PrototVl1e The prototypical approach creates a clustered development of duplex, row, and carriage single- family units organized in a neo-traditional design concept focused on central courtyards and a common green. The ends of the common space collect and process stormwater run-off The central portion of the common area would be developed with playfields and pathways to the adjacent school. The smaller courtyards would provide visitor parking and play equipment for residents' children. The project could be phased, pending completion of sewer systems, using the commons area and one end of the site f'or a community drainfield or a large aerobic digester with surface infiltration (a package plant). Strateaies The prototype could be developed under one or more of the following alternative approaches: · Private markel' develol1ment - where a specified number or units would be reserved for rent or purchase as affordable housing units. · Scattered site acauisition - where a public or nonprofit agency acquires scattered units in the complex for affordable housing using monies from a variety of public housing programs. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortgages. The residents may sell their units receiving some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. 43 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I I I I I I I I I I I I I I I I ~CD fxJslInq condif/o'! ProfJoud Infil/ Uptown infill project 51.150 Jqulue (oot/I.] acre block. AI/o~...ob't 8 du/a,,., . 10 du.6 u;sting _ 4 dll jnfUl co 111/10/<<1 Site conditions · Underdeveloped blocks with large, historical buildings, some of which have been retrofit for bed-and-breakfast, or high income households. · Modest adjacent housing (some historical). · Vacant lots, back alleys, and other undeveloped or underutilized properties. PrototVl1e The prototype approach would site duplexes along the street front of a size and location that compliments the existing single family structures. The approach would also add a back alley through the block to provide off-street parking with garage and carriage house units over. Strateaies The prototype could be developed under one or more of the following alternative approaches: · Private market develol1ment - where a specified number of units would be reserved for rent or purchase as affordable housing units. · Scattered site 4"lCauisition - where a public or nonprofit agency acquires scattered units in the complex for affordable housing using a variety of public housing programs. · Green Communities - where funds provided by tax credit investments are used to acquire the development rights and finance rental affordable housing. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortgages. The residents may sell their units receivin9' some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. 44 Chapter 5: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I ~ ~ '" , :; I ~ I I I I I I I I I ~ I ..!:. ~ I I I I Waterside infill project 6.325 square foot/O.I 5 acre lot 4.570 square fttt rtraU, 21 dwelling units ExiSting buildm, Stain C R.etosJ(lur/er(JJ Cround flocr c Second (loor c Third/Fourrh floors '€Jjll'j '\IO(W Secrion ~~ ~ ill Site conditions · Properties remain vacant or underdeveloped. · Properties are developed for high income, part-time (seasonally) occupying households who do not support service businesses or programs on a year-round basis. Site conditions Most vacant or undeveloped properties in the downtown district are located next to an existing building - sometimes multistory historic buildings, sometimes single story contemporary buildings. New structures will have to abut an exterior wall of an existing building on one property line. PrototVl1e The prototypical approach utilizes a single loaded indoor hallway or outdoor access corridor that frames an upper floor interior courtyard abutting the shared common property wall. The courtyard provides light and air for the interior walls of the upper floor dwelling units as well as a common activity area for all of the residential tenants. The ground floor should be devoted to retail uses that compliment the commercial character of the downtown district and help subsidize the development costs involved with upper floor residential opportunities. Strateaies The prototype could be developed under one or more of the following alternative approaches: · Private market develol1ment - where a specified number of units would be reserved for rent or purchase as affordable housing units. · Scattered site l':lcauisition - where a public or nonprofit agency acquires scattered units in the complex for affordable housing using a variety of public housing programs. · Green CommulJities - where the development rights are acquired and financed for rental as affordable housing using funds provided by tax credit investment. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortga9'es. The residents may sell their units receivin9' some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. 45 Chapter S: Action plan implementation Port Townsend/Jefferson County Housing Action Plan I I I I I I I I I I I I I I I I I I 46 Chapter 5: Action plan implementation Port Townsend/Jef~erson County Housing Action Plan I I I I I I I I ppendix A: A. 1: Comprehensive plan goals and policies The Jefferson County and Port Townsend Comprehensive Plans contain detailed goals, policies, and strategies for the development of affordable housing within the county and city. Those goals, policies, and strategies are included within this document since they were the basis for the development of this housing action study and plan and contain the framework for many of the recommended action items. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I A. 7: Comprehensive plan goals and 01 icies A. 1 Growth Management Act (GMA) I The Washington State Growth Management Act (GMA) contains the following goal concerning the housing elements of comprehensive plans: "Encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock. "(RCW 36.70A.020(4). I GMA requires comprehensive plan housing elements recognize the vitality of established residential neighborhoods and identifies 4 features that must be included: · An inventory and analysis of existing and projected housing needs; · A statement of the goals, policies and objectives for the preservation, improvement, and development of housing; · Identification of sufficient land for housing, including, but not limited to, government-assisted housing, housing for low income families, manufactured housing, multi-family housing, and group homes and foster care facilities; and · Adequate provisions for existing and projected housing needs of all economic segments of the community. (RCW 36.70A.070(2)). I I I Other sections of GMA recommend the use of innovative plannin~l techniques that are directly related to housing, including: density bonuses, cluster housing, planned unit developments (PUDs), and the transfer of development rights (RCW 36.70A.090). I I These and other nontraditional techniques are reflected in the goals, policies and implementation strategies of the Jefferson County and Port Townsend Comprehensive Plan housing elements. A.2 Affordable housing I I The US Department of Housing & Urban Development (HUD) defines "affordable housing as: "Housing units available for purchase or rent to individuals or families with a gross income between the federally recognized poverty level and the median income for working families in Jefferson County which, including utilities, would not exceed 30% of gross income." I The Port Townsend Comprehensive Plan outlines the following objectives concerning affordable housing within the city: I · Affordable housing is a general public need and will be addressed through private sector programs and projects - local government should not assume a direct role in the ownership or administration of public assisted housing; rather, this should be left to private, nonprofit or quasi-public entities. · The housing or land use elements of the Port Townsend Comprehensive Plan will include an assessment of land available and the process for the location of special purpose housing. · A sufficient quantity of land will be appropriately zoned to accommodate a wide range of housing types, densities, and mixtures. · The housing element will include an affordable housing strategy that examines existing policies and regulations to identify opportunities to encourage the provision of affordable housing (e.g., mechanisms such as accessory dwelling units (ADUs), density bonuses, mitigation fee waivers, and priority permit processing). · The Port Townsend Urban Growth Area (UGA) will accommodate a fair share of housing affordable to low and moderate income households according to the city's percentage share of the county population and by promoting a balanced mix of diverse housing types. I I I I A-I Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I · Undeveloped land owned by public entities will be inventoried and those that are appropriately located should be considered for development of low income housing. Consideration of assembling these parcels for development by nonprofit housing organizations or private developers should be encouraged. · The housing element will include criteria for locating higher density residential areas near public facilities and services, commercial services, arterials, or within walking distance of jobs or transit. I A.3 Jefferson County housing goals and policies I The Jefferson County Comprehensive Plan housing element outlines the following goals and policies for providing affordable housing for all segments of the county population. I Goal: HSG 1.0: Encourage and support efforts to provide an adequate supply of housing for county residents of all income groups. Policies: HSP 1.1: Promote an adequate supply of housing through inter-jurisdictional and public-private cooperative efforts. HSP 1.2: Encourage a regional fair share housing allocation process that establishes affordable and special needs housing targets for Urban Growth Areas, Rural Village Centers, Rural Crossroads, and the Port Ludlow Master Planned Resort. I I I HSP 1.3: Promote regionally coordinated low income housing in coordination with the Jefferson County Housing Authority, non-profit housing providers, and other public and private housing interests. HSP 1.4: Support the Jefferson County Housing Authority, Habitat for Humanity, and Olympic Community Action Programs in their efforts to develop a home repair program funded through State administered block grant funds or the State Housing Assistance Program. I I I HSP 1.5: Promote economic development strategies that create adequate income for available housing resources. I Goal: HSG 2.0: Promote a variety of affordable housing choices throughout the county using innovative land use practices, development standards, desi9n techniques, and building permit requirements. Policies: HSP 2.1: Establish consistent development regulations and procedures that protect environmental quality, such as public health and safety' standards, while minimizing the economic impact on the development of housing. HSP 2.2: Provide the most current available information on environmentally critical areas and natural resource lands including maps, to identify potential land development constraints. I I I HSP 2.3: Identify and address potential mitigation for critical area impacts as early in the public inquiry or permitting process as possible. I HSP 2.4: Explore a variety of methods to minimize delays in the land development process. HSP 2.5: Allow an accessory dwelling unit (ADU) in conjunction with a single-family residence throughout the county. I A-2 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I HSP 2.6: Ensure the county's impact fee program is based on a fair share of the cost of new public facilities needed to accommodate each housing unit or subdivision. I HSP 2.7: Encourage and support greater opportunity for the development of innovative housing types, such as residential units in mixed-use development and single family attached housing, duplexes, triplexes, apartment houses, and multi- care facilities. Encourage development patterns such as c1usterin~~ in Rural Village Centers and Urban Growth Areas, provided adequate infrastructure and services are in place. I I HSP 2.8: Encourage builders to adopt innovative technology such as composting toilets and gray water systems that minimize environmental impacts. I HSP 2.9: Encourage and promote housing development within the urban growth areas (UGAs). Goal: HSG 3.0: Cooperate with the appropriate agencies to create programs aimed at conserving and improving the County's existing housing. I Policies: HSP 3.1: Support the expansion of existing weatherization and energy conservation activities and programs. I HSP 3.2: Support efforts of the Jefferson County Housing Authority, Habitat for Humanity, and the Community Action Council to obtain Housing Preservation Grant Program funding for the repair and rehabilitation of dwellings for low income renters and owners. I I HSP 3.3: Cooperate with the Jefferson County Housing Authority and other agencies to identify areas most in need of rehabilitation assistance and infrastructure improvements. To the extent possible, coordinate public investments in capital infrastructure with rehabilitation efforts. I Goal: HSG 4.0: Encourage the development of housing for people with special needs. Policies: HSP 4.1: Allow a continuum of care for special needs populations in UGAs and Rural Village Centers including emergency housing, transitional housing, assisted living, group homes, senior housing, and low income housing. I I HSP 4.2: Encourage the development, rehabilitation, and adaptation of housing that is responsive to the physical needs of special needs populations, such as building and site plan requirements that address accessibility. I HSP 4.3: Coordinate the development of special needs housing through social service providers and the public agencies that provide services and funding. I HSP 4.4: Coordinate with Olympic Community Action Programs, the Jefferson County Housing Authority, nonprofit housing providers, and other public and private housing interests to ensure that low income and special needs housing is sited in locations that are adequately served by necessary support facilities and infrastructure. I HSP 4.5: Where feasible, enter into agreements, provide services, and generally support the Jefferson County Housing Authority through actions authorized in the Housing Cooperation Law (RCW 35.83). I A-3 Appendix A: Comprehensive plaY! goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I HSP 4.6: Continue to recognize and support the provisions of the Federal Fair Housing Act and encourage and support the development of housing to accommodate disabled persons. HSP 4.7: Consider vacant public lands to accommodate low income housing opportunities throughout the county. I AA Port Townsend housing goals and policies I The Community Direction Statement of the city's Comprehensive Plan states: I "A wide choice of housing types and prices is available for a diversity of lifestyles and incomes. Residential development is centered in distinct neighborhoods that are safe, secure, and have identities and characters of their own. Opportunities for socializing, recreation, quiet and solitude are all close at hand, as are facilities and events that enrich the body, mind, and spirit. " The Future Needs Assessment of the Comprehensive Plan housing element contains 8 key findings: · Approximately 460 acres of currently undeveloped land will be needed to accommodate the projected housing unit growth during the next 20 years; · There exists a shortage of land appropriately zoned for multi-family development; · Few affordable housing opportunities exist for first time home buyers and potential homeowners in both low and middle income ranges; · At current rents, housing affordability is an issue for a majority of Port Townsend households with incomes below the median income; · Protection of existing affordable housing stock is needed; · Existing housing stock may fall into disrepair as higher proportions of income are expended for basic housing costs; · A need exists for a significant number of emergency, transitional, and permanent housing units to serve the city's special needs populations; and · Local employment growth has not kept pace with population growth, leading to a chronic labor surplus, depressed wages, and contributing to the affordable housing problem. I I I I I I The goals, policies, and implementation strategy of the city's housing element seek to address the housing issues identified by these key findings and guide future housing development in Port Townsend. I Housina sUl1l1lv Goal 1: Provide an adequate supply of housing for residents of all income groups, including sufficient housing affordable to low and moderate income groups. Policv 1.1: Provide sufficient, suitably-zoned vacant land for development of all housing types to accommodate the future needs for each type of housing, including single-family, multi-family, and manufactured homes. Policv 1.2: Designate at least 10.5 acres of additional undeveloped land for multi- family use on the Comprehensive Plan Land Use Map and subsequent zoning map to ensure an adequate supply of land for higher density residential use. Encourage the integration of multi-family housing developments in locations that are compatible with existing neighborhoods. I I I Policv 1.3: Rezone areas near public facilities and services, commercial services, arterials and jobs for higher density residential use. Housina affordabilitv Goal 2: Promote affordable housing throughout all geographic and economic segments of the community. I I A-4 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I Policv 2. 1: Encourage the provision of affordable housing by designating more land area for higher density housing. Policv 2.2: Evaluate existing land use regulations and identify measures to increase the variety of affordable housing types throughout Port Townsend. Examples of potential code revisions include: smaller single-family lot sizes; more liberal allowance of single-family attached dwellings (i.e., duplexes, triplexes and fourplexes); and accessory dwelling units (ADUs). 2.2.1: Offer incentives to developers and home builders who provide housing for low and moderate income households, such as: density bonuses: waivers for impact fees and system development charges (SDCs); and priority permit processing procedures. 2.2.2: In order to provide lower cost housing, consider permitting affordable housing "demonstration projects" in which development Standards may be negotiated without sacrificing public health and safety. Policv 2.3: Consider all available local, county, state, and federal funding opportunities and private resources in the development of affordable housing and participate in countywide coordination of affordable housing related plans and programs. Policv 2.4: Develop and maintain an inventory of surplus public lands that may be suitable to nonprofit housing providers for affordable housing. Consider affordable housing needs and opportunities associated with inventoried surplus public lands before disposing of them. I I I I I I Policv 2.5: Provide utility rate assistance to low income populations. Policv 2.6: Monitor and assess the effectiveness of the goals, policies and implementation steps of this element through the Planning Commission. I I Housina condition Goal 3: Conserve and improve the city's existing housing stock. Policv 3.1: Assist in the reduction of utility costs by increasing access to weatherization services. 3.1.1: Facilitate the expansion of existing weatherization activities. 3.1.2: Assist the Jefferson County Housing Authority and the Community Action Council in the development of a minor home repair program, funded through state administered block grant funds, or the State Housing Assistance Program. Policv 3.2: Assist homeowners with housing in poor or fair condition in gaining access to resources for repair or renovation of their homes. 3.2.1: Support efforts of the Jefferson County Housing Authority and the Community Action Council to obtain Housing Preservation Grant Program funding for the repair and rehabilitation of dwellings for low income renters and owners. 3.2.2: Identify neighborhoods and areas of the city most in need of rehabilitation assistance and infrastructure improvements. To the extent possible, coordinate public investments in capital infrastructure with rehabilitation efforts. I I I I Housina tvl1es Goal 4: Promote a variety of housing choices to meet the needs of Port Townsend residents and to preserve and encourage socioeconomic diversity. I I Policv 4.1: Encourage the integration of a mix of housing types, densities and costs suitable for a population diverse in age, income, household composition, and individual needs. I I A-5 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I 4.1.1: Allow attached single-family dwelling units (i.e., duplexes, triplexes and fourplexes) in all single-family residential zones, provided that the base density requirements for the zone are not exceeded. 4.1.2: Amend the zoning code to allow manufactured homes (that meet the HUD Code) on single-family lots in all residential zones, except the National Register Historic District, provided manufactured housing complies with the requirements of the Washington State Energy Code for single-family homes, or its equivalent. It is not the intent of this plan to promote the development of traditional mobile home parks. Instead, the intent is to recognize manufactured housing as a legitimate housing choice that should be made available to Port Townsend residents. 4.1.3: Permit accessory dwelling units (ADUs) in all residential zones, providing zoning code requirements are satisfied. I I I Policv 4.2: Encourage innovation and variety in housing design and site development and support unique and sustainable community housing projects such as: co-housing; planned unit developments (PUDs); "grow" home and cottage home developments; and cluster developments that offer an alternative to the city's prevailing grid pattern. 4.2.1: Encourage clustering and small lot PUDs in order to retain open space and promote the construction of affordably priced attached single-family houses. 4.2.2: Offer density bonuses to builders who provide low-income housing in market rate developments. Link the amount of bonuses to the level of affordability (i.e.. the lower the cost or rental rate per unit, the greater the bonus). Grant density bonuses only in instances where all of the following conditions are satisfied: a. The developer agrees to sell or rent the units to qualifying residents (i.e., low income and very low income households); b. The developer ensures the continued affordability of the units for a minimum of 40 years; and c. The units are of an innovative design and compatible with existing neighborhood character. 4.2.3: Develop and implement standards that encourage innovative housing design while ensuring compatibility with existing neighborhoods (e.g., standards for zero lot line development; and design standards for multi-family and attached single-family developments). I I I I I I I Policv 4.3: Encourage multi-family development in mixed use areas that accommodate both residential and commercial uses, and in areas adjacent to commercial and manufacturing zones. 4.3.1: Include within the comprehensive land use plan and zoning code mixed use zones to encourage a co-mingling of residential and commercial uses in certain select areas. 4.3.2: Encourage adaptive reuse of the upper floors of historic buildings in the downtown for permanent housing and artist studios live/work situations. Policv 4.4: Allow group homes in all residential zones in the community. Set zoning standards that ensure the size of a group home (i.e., number of residents and staff) is compatible with zoned densities and available transportation and services. I I Policv 4.5: Promote home ownership by encouraging alternatives to conventional detached single-family housing, such as: condominiums; attached single-family units; townhouses; and "grow" and cottage homes. I I Low income and sl1ecial needs l1ol1ulations Goal 5: Identify locations for and facilitate the development of housing opportunities for low income and special needs populations. I A-6 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I Policv 5.1: Coordinate with Community Action Council, the Jefferson County Housing Authority, nonprofit housing providers, and other public and private housing interests to increase the supply of housing for low income and special needs populations within Port Townsend. 5.1.1: Coordinate with Jefferson County to develop a "fair share" distribution of low income and special needs housing and to encourage the future distribution of such housing throughout appropriate areas of the county. 5.1.2: Assist social service organizations in their efforts to seek funds for training, and construction and operation of emergency, transitional and permanent housing. 5.1.3: Adopt a memorandum of understanding establishing a formal relationship and supporting the mission of the Jefferson County Housing Authority. 5.1.4: Cooperate with other jurisdictions in the region to co-apply for special needs housing funds. Policv 5.2: Encourage the development of new, innovative and high quality, rent- assisted housing by aggressively pursuing grant funds from state funds, donations from private individuals and organizations, public revenue sources, and other available financing. Policv 5.3: Integrate special needs and low income housing developments throughout the community. Policv 5.4: Consistent with state and federal law, regulate residential structures occupied by persons with handicaps the same as residential structures occupied by a family or other unrelated persons. Policv 5.5: Consistent with state and federal law, regulate residential structures occupied by group care for children the same as similar residential structures occupied by families or other unrelated persons. " lobslhousina balance Goal 6: To promote a greater balance between housing and employment opportunities. I I I I I I I I I Policv 6. 1: Recognize that an adequate supply of affordable housing is directly linked to economic development. Policv 6.2: In response to demand and need, change certain land use designations from residential to mixed use, commercial or manufacturing to expand Port Townsend's tax and employment base. Policv 6.3: Implement the Economic Development Element of this Plan in order to provide "family wage" jobs in Port Townsend. Policv 6.4: Coordinate with Jefferson County to provide a regional economic development strategy which integrates "fair share" housing supply policies with economic growth. I I I Phasina of housina arowth Goal 7: Encourage higher density residential development within the city limits with gradual phasing outward from the urban core. Policv 7.1: Locate higher density residential designations in areas of the city that have the infrastructure and services to support high density housing. In areas designated for higher density residential development that are not presently served with public facilities and utilities, phase the provision of infrastructure in a manner consistent with policy 2.5 of the Capital Facilities Sc. Utilities Element of the Comprehensive Plan. I I I A-7 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I Policy 7.2: Reference the Transportation Element of the Comprehensive Plan and consider transportation impacts when making decisions affecting the location and density of housing. I Policy 7.3: Reference the Capital Facilities and Utilities Element of the Comprehensive Plan and consider the impact of housing decisions on capital improvements planning. Permit l1rocessinalreaulatorv reform Goal 8: Facilitate predictable and timely permit processing. Policy 8.1: Investigate relaxed Uniform Building Code (UBC) requirements for renovating or otherwise preparing older buildings for occupancy. Ensure that minimum health and safety standards are met without requiring full UBC compliance. Policy 8.2: Revise and consolidate regulations and permitting processes to foster predictability and remove uncertainty for builders and lenders. I I I Policy 8.3: When revising the Port Townsend Municipal Code (PTMC) to implement the Comprehensive Plan, identify and eliminate unnecessarily expensive or difficult development standards (e.g., review, and consider revisions to residential street, stormwater, and utility requirements). Policy 8.4: In reviewing and revising the Port Townsend Municipal Code to implement the Comprehensive Plan, balance the need to promote housing affordability with the need to require development-related improvements that adequately protect public health and safety while reducing long-term operations and maintenance costs to the City. I I I Policy 8.5: Encourage lenders to make financing available for innovative housing (e.g., housing in upper stories of historic buildings, co-housing projects, accessory dwelling units (ADUs), and "grow" and cottage homes). I A.5 Port Townsend residential policies I In addition to the goals and policies outlined in the housing element, the Comprehensive Plan defines the following goals within the land use element for residential lands: I Residential Lands Goal 7: Accommodate the population growth objectives for the City of Port Townsend and further the objectives of the Housing Element of the Comprehensive Plan. I Policy 7.1: Assure a wide range of housing opportunities throughout the entire community, while preserving and creating distinct residential neighborhoods. Policy 7.2: Locate medium and high density housing in areas of the community most suitable for such uses, based on consideration of environmentally sensitive areas, the availability of existing services, public utilities and facilities, and transportation facilities. I I Policy 7.3: Allow manufactured homes (that meet the HUD Code) on single-family lots in all residential zones except the National Register Historic District, provided that they comply with the requirements of the Washington State Energy Code for single-family homes, or its equivalent. The intent of this policy is to recognize manufactured housing as a legitimate housing choice for Port Townsend residents. [Note: The Port Townsend National Register Historic District is recognized as containing some of the West's major Victorian architectural resources. Manufactured housing is an incompatible use in this area). I I A-8 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I Policy 7.4: Require medium and high density housing developments be served with streets of sufficient capacity to lessen neighborhood traffic congestion. I Policy 7.5: Ensure implementing regulations allow experimentation in .newer forms of residential development where clustering, density bonuses, and other incentives help to achieve affordable housing and open space goals. Policy 7.6: (a) Develop performance standards to ensure that home occupations maintain or enhance the character of existing residential neighborhoods; and (b.) consider establishing a conditional use permit (CUP) requirement for other commercial uses not permitted outright under the Home Occupation Code that might be made compatible with the primary use and character of residential neighborhoods through the CUP review and approval process. Policy 7.7: Encourage accessory dwelling units (ADUs) and other innovative techniques for providing affordable housing. Policy 7.8: As funding becomes available, develop neighborhood parks in higher density locations where the need is greatest. Policy 7.9: Encourage higher density residential development in areas where the existing development patterns or terrain are conducive to walking, bicycling, and frequent transit service. I I I I I Policy 7.10: Encourage well designed infill development through density bonuses and by allowing innovative lot configurations. Policy 7.11: Establish maximum housing densities for residential districts, and minimum densities for the highest density multi-family residential district. Establish a variety of densities for residential areas to accommodate a variety of lifestyles and income levels. I I Policy 7.12: Disperse multi-family housing and special needs housing throughout the city rather than in isolated developments. Facilitate the development of this housing by designating and zoning smaller multi-family residential districts in many locations. Encourage building design and landscaping that will help this housing blend into or improve the neighborhood. Policy 7.13: Accommodate higher density residential uses in well designed mixed use centers to promote more efficient land use, support transportation facilities, and ensure compatibility with surrounding neighborhoods. I I I Policy 7.14: Discourage the conversion of residential areas to nonresidential uses. Prevent the encroachment of commercial uses into residential zones, except for: (a) A limited amount of small scale, compatible commercial uses within neighborhood commercial areas that are located within walking distance of all homes in a neighborhood, that serve and enhance the neighborhoods where they are located, and are spaced at least one-half mile from any existing commercial district; (b) A limited amount of small scale commercial uses in mixed use districts, when developed in conjunction with new housing units; (c) Home occupations within residential districts, provided the use is consistent with the primary residential use, and compatible with the surrounding neighborhood. I I I Policv 7.15: Promote increased densities and alternative housing types in all residential neighborhoods through design standards that reinforce the character of single-family residential districts and assure multi-family developments integrate with and enhance the neighborhoods in which they are permitted. I A-9 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I Policy 7.16: Ensure that each neighborhood is provided with adequate open space, natural buffers, and public recreational facilities. I I I I I I I I I I I I I I I A-I0 Appendix A: Comprehensive plan goals and policies Jefferson County/Port Townsend Housing Action Plan I I I I Appendix B: I 8.1: Annual average population change 1900-2005 8.2: Population growth and projections 1900-2025 I I The following population statistics were derived from the 7900-2000 US census reports and Washington State Office of Financial Management (OFM) for the nation, state, region, and county. The population forecasts for Jefferson County, Port Townsend, Tri-Area UGA, Port Ludlow MPR, and rest of county were developed and reported by the Jefferson County Community Development Department in the 2004 Comprehensive Plan. The county and area 2024 forecasts were developed to match OFM's estimated growth for the county area - a number considered to be somewhat conservative in light of recent events. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 10.0% 8.0% I 6.0% 4.0% I 2.0% 0.0% I -2.0% -4.0% I I I I I I I I I I - -------------- Annual average population change 1900-2005 Port Townsend ,'Hl.4% 0.7%"'- Washington State 7 900- 1970- 1920- 1930- 1940- 1950- 1960- 1970- 1980- 7990- 2000- 7910 1920 1930 1940 1950 7960 1970 1980 1990 2000 2005 Decades As shown in the annual rates of change, all Washington State jurisdictions rates of change declined from the high rates of change during the early immigration years of 1900. Annual rates of change were significant, but lower in Jefferson County and Port Townsend then was common in Washington State and Puget Sound (Pierce, King, Snohomish, and Kitsap Counties) during 1900-1910 - than became negative during the out-migrations of 1910-1920. All Washington State jurisdictions increased in population growth during World War II, particularly Jefferson County and Port Townsend that had rates of change higher than the US, Washington State, and Puget Sound. Jefferson County and Port Townsend had negative growth rates in the 1950-1960s compared with the US, Washington State, and Puget Sound - then rebounded to annual rates of growth in the years since that were equal to or higher than the US, Washington State, and Puget Sound. Between the years 2000-2005, annual rates of change were higher in Jefferson County than has been apparent in the US, Washington State, and puget Sound - and Port Townsend. B-1 Appendix B. I: Population Jefferson County/Port Townsend Housing Action Plan I I I I I 3.0% I 2.5% I 2.0% I 1.5% I 1.0% I 0.5% 0.0% I I I I I I I I I Annual rate of change 2000-2024 2000-2024 [!ljefferson County . Port Townsend o Trj-Area UGA o Port Ludlow MPR . Rest of County In the 2004 Comprehensive Plan, Jefferson County Community Development Department forecasts an aggressive annual rate of population change will occur within Jefferson County at rates higher than will be experienced in the US, Washington State, and Puget Sound. The forecasts are based on Washington State Office of Financial Management (OFM) statewide allocations and may be conservative of the growth potentials actually available to the county. Within Jefferson County, the Community Development Department expects that the highest rate of annual growth will occur in the Port Ludlow MPR, then Port Townsend - with lesser but still high rates of annual growth to occur in the Tri-Area UCA and rest of county. B-2 Appendix B. 7: Population Jefferson County/Port Townsend Housing Action Plan I I I I B.2 Population growth and projections United States I Washington State I I Puget Sound (King/Kitsap/Pierce/Snohomish Counties I I I I I I I :reffe"O"ICOonty (1852: I I I I Port Townsend (1860) UGA I I I I I Tri-Area UGA I I I I I I Port Ludlow MPR I I I I I I I Rest of I I I I I I I County 1900 76,094,000 518,100 196,285 5,712 3,443 1910 92,407,000 1,142,000 492,306 8,337 4,181 1920 106,466,000 1,356,600 634,254 6,557 2,847 1930 123,077,000 1,563,400 736,996 8,346 3,970 1940 132,594,000 1,736,200 820,202 8,918 4,683 1950 152,271,000 2,379,000 1,196,172 11,618 6,888 1960 180,671,000 2,853,200 1,512,979 9,639 5,074 1970 204,879,000 3,413,300 1,938,899 10,661 5,241 1980 226,500,000 4,132,200 2,240,437 15,965 6,067 1990 250,410,000 4,866,692 2,748,895 20,406 7,001 2000 274,634,000 5,894,121 3,275,847 26,299 8,334 3,467 1,953 12,545 2005 285,981,000 6,233,346 3,460,400 33,001 8,745 I Forecasts 2010 297,716,000 6,648,112 2015 310,133,000 7,096,501 2020 322,742,000 7,545,269 2024 2025 335,050,000 7,975,471 , 30,892 34,067 37,483 40,139 4,295,432 40,807 I I I 3,636,420 3,856,545 4,080,990 13,329 4,906 3,783 18,121 I I I Annual average percent change by increment I I 1900-1910 2.0% 8.2% 9.6% 3.9% 2.0% 1910-1920 1.4% 1.7% 2.6% -2.4% -3.8% 1920-1930 1.5% 1.4% 1.5% 2.4% 3.4% 1930-1940 0.7% 1.1% 1.1% 0.7% 1.7% 1940-1950 1.4% 3.2% 3.8% 2.7% 3.9% 1950-1960 1.7% 1.8% 2.4% -1.9% -3.0% 1960-1970 1.3% 1.8% 2.5% 1.0% 0.3% 1970-1980 1.0% 1.9% 1.5% 4.1% 1.5% 1980-1990 1.0% 1.6% 2.1% 2.5% 1.4% 1990-2000 0.9% 1.9% 1.8% 2.6% 1.8% 2000-2005 0.8% 1.1% 1.1% 4.6% 1.0% Forecasts 2005-2010 2010-2015 2015-2020 2000-2024 2020-2025 Sources: US Bureau of the Census, Current Population Reports, Series P-25, Number 1018 Mid Series 14: fertility=1.8 births/woman, mortality=81.2 years 500,000 yearly net immigration. Washington State Data Book, Office of Financial Managemen Washington State, Office of Financial Management, Forecasting Divisior OFM Forecast January 2002 for GMA Projections, Medium Reviev Washington State, Office of Financial Management, Forecasting Divisior Population used for state revenue allocations, June 200! Jefferson County Population Forecast Memorandum, April 2003 - "high range Cascadia Planning Services, Proposed 2024 Population Projections, April 200: 0.8% 0.8% 0.8% 1.3% 1.3% 1.2% I 1.0% 1.2% 1.1% I -1.3% 2.0% 1.9% 1.8% 1.7% 2.0% 1.5% 2.8% 1.5% I 0.8% 1.1% 1.0% I I I 1 Appendix 8.2: Population table Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I Appendix C: C 7: Socioeconomic characteristics and interpretations C2: Census designated place maps C3: Summary socioeconomic table C4: 2000 Census worksheets C 5: Census definitions I I I I I I I I I I I I I I I I I I I I I I I I I I I c. 7: Some background might be useful - who are we and how do we differ with other areas and within the county? The following information is derived from the 2000 US Census - the only source of detailed information available on Jefferson County and comparable areas - and for the local communities within the county. Average household size I I 1.50 3.00 2.50 I 2.00 1.00 0.50 I I I I I I I I 0.00 US WA Puger Snd )effrsn Co Pt Twnsnd Marrwst Pt Hd/ck Pt Ldlw Qui/cene Brinnon Rural Co · Jefferson County's average household size is smaller (2.21 persons per household) than average household size in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, Brinnon has the smallest average household size (1.96 persons) and' Quilcene the largest (2.66 persons). C-1 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Percent households in families 10% I 90% 80% I 70% 60% I 50% 40% I 30% I 20% I 0% us WA Puger Snd jeffrsn Co pr Twnsnd Marrwst Pt Hdlck pr Ldlw Quilcene 8rinnon Rural Co I · The percent of all Jefferson County households in families (65%) is relatively comparable to the percent of all households in families in Puget Sound, Washington State, and the United States. · Within the county, Port Ludlow has the highest percentage of all households in families (80%) compared with Port Townsend (57%). I I I I I I I I C-2 Appendix C. 1: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Median age I I 10.0 70.0 I 60.0 I 50.0 I 40.0 30.0 I 20.0 I 0.0 us WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck Pr Ldlw Quilcene Brinnon Rural Co I · Jefferson County median age is older (47.1 years) than median ages in puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, Port Ludlow has the oldest median age (61.3 years) and Port Hadlock the youngest (38.1 years). I I I I I I I I C-3 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% US WA I I I I I I I I I I Percent 65+ Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldlw Quilcene Brinnon Rural Co · The percent of all persons within the county over the age 65 years is higher (21 %) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. I · Within the county, Port Ludlow has the highest percent of all persons over the age 65 years (43%) and Quilcene the lowest percent (1 2%). I I I I I I I I C-4 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Percent civilian employed in labor force 10% I 70% I 60% 50% I 40% I 30% I 20% I 0% U5 WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck Pt Ldlw Quilcene Brinnon Rural Co I I · The percent of Jefferson County residents employed in the civilian labor force is lower (51 %) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. I · Within the county, Port Ludlow has the lowest percent of residents employed in the civilian labor force (28%) and Quilcene the highest (62%). I I I I I I C-5 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Percent employed in base industries I 9096 8096 7096 6096 5096 4096 3096 2096 1096 096 US I I I I I WA puger Snd jeffrsn Co Pr Twnsnd Marrwsr pr Hd1ck pr Ldlw Quilcene Brinnon Rural Co I I · The percent of Jefferson County employed persons working in base industries (mining, agriculture, forestry, fisheries, and manufacturing) is higher (25%) than in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, the rural areas have the highest (83%) of all employed persons working in base industries and Port Hadlock the lowest (24%). I I I I I I I C-6 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Percent employed in services industries 1096 I 8096 7096 I 6096 I 5096 4096 I 3096 I 2096 I 096 us WA Puger Snd jeffrsn Co Pr Twnsnd Marrwsr Pr Hdlck Pt Ldlw Qui/cene Brinnon Rural Co I I · The percent of Jefferson County employed persons working in service industries (retail and wholesale trade, business services, finance, education, and government is lower (75%) than in puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. I · Within the county, the rural areas have the lowest (1 7%) of all employed persons working in service industries and Port Hadlock the highest (76%). I I I I I I c-? Appendix C. 1: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Mean travel time to work in minutes 5.0 I 35.0 I 30.0 25.0 I 20.0 I 15.0 I 10.0 I 0.0 us WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck Pr Ldlw Quilcene Brinnon Rural Co I I · Jefferson County mean travel time to work in minutes is roughly comparable (26.0 minutes) to Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, the rural areas have the longest commute time (35.4 minutes) and Port Townsend the lowest (17.6 minutes). I I I I I I I C-B Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I How does our existing housing stock compare with other areas and differ within the county? Resided in same house in 1995 10% 70% 60% 50% 40% 30% 20% 0% US WA puger 5nd jeffrsn Co pr Twnsnd Marrwsr pr Hd1ck pr Ldlw Qui1cene Brinnon Rural Co · Jefferson County households tend to be less mobile (53% resided in the same house in 1995) than the United States but more mobile than households in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties) and Washington State. · Within the county, Marrowstone residents were the least mobile (69% resided in the same house) and Port Townsend the most mobile (48%). C-9 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I 10096 9096 8096 7096 6096 5096 4096 3096 2096 1096 096 US I I I I I I Percent owner occupied WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldlw Quilcene Brinnon Rural Co I · Jefferson County households own their houses to a greater extent (76%) than the households in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. I · Within the county, Port Ludlow has the highest concentration of owner occupied housing (94%) and Port Townsend the lowest (65%). I I I I I I I C-10 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Percent renter occupied housing units 5% I 40% I 35% 30% I 25% 20% I 15% I 10% I 0% US WA Puger Snd )effrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldlw Quilcene Brinnon Rural Co I · Conversely, Jefferson County households rent their houses to a lesser extent (24%) than the households in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. I · Within the county, Port Ludlow has the lowest (6%) concentration of renter occupied housing (94%) and Port Townsend the highest (35%). I I I I I I I C-ll Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Percent in mobile home or trailer 5% I 35% I 30% I 25% 20% I 15% I 10% I 0% US WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldfw Qui1cene Brinnon Rural Co I I · The percent of all of Jefferson County households living in mobile homes or trailers (1 5%) is higher than the households in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, Port Hadlock has the highest percent of all households living in mobile homes or trailers (35%) and Port Townsend and Port Ludlow the lowest (5%). I I I I I I I C-12 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Median house value I $50,000 I BOO,OOO I 5250,000 I 5200,000 5150,000 I 5100,000 I 50 us WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldlw Quilcene Brinnon Rural Co I I · Jefferson County median house values ($171,900) were lower than house values in Puget Sound (Snohomish, King, Pierce, and Kitsap Counties) but higher than Washington State and the United States. · Within the county, the rural county has the lowest median values ($69,370) and Marrowstone the highest ($266,110). I I I I I I I C-13 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Median rent I $800 $700 $600 $500 $400 BOO $200 $100 $0 US I I I I I I WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck Pr Ldlw Quilcene Brinnon Rural Co I · Jefferson County median rent ($ 595) was lower than rents in puget Sound (Snohomish, King, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, Brinnon has the lowest median rent ($338) and the rural county the highest ($791). I I I I I I I I C-14 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I I What are our income capabilities and how does that affect our housing status? Median household income I I I S60,OOO SSO,OOO S40,000 I $30,000 I S20,000 I I S10,OOO so us WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldlw Quilcene Brinnon Rural Co I · Jefferson County median household income ($37,869) was lower than household income in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. I I I I I I · Within the county, Brinnon had the lowest median household income ($27,885) and Port Ludlow the highest ($56,938). I C-15 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Median family income I S 70,000 I S60,OOO SSO,OOO I S40,000 I $30,000 S20,000 I S 10,000 I so us WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldlw Quilcene Brinnon Rural Co I I · Jefferson County median family income ($45,414) was lower than median family income in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. I · Within the county, Brinnon had the lowest median household income ($34,375) and Port Ludlow the highest ($62,298). I I I I I I C-16 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Median per capita income I $40,000 $35,000 $30,000 $25,000 $20,000 $15,000 $10,000 $5,000 $0 US I I I I I WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr Pr Hdlck pr Ldlw Quilcene Brinnon Rural Co I · Jefferson County median per capita or per person income ($22,211) was higher than the per capita income in the United States and lower than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) Washington State. · Within the county, Port Hadlock had the lowest median household income ($15,721) and Port Ludlow the highest ($36,625). I I I I I I I I C-17 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Median annual income for selected occupations $5,000 I $50,000 $45,000 I $40,000 B5,OOO I BO,OOO $25,000 I S20,OOO S 15,000 I S10,OOO I so Counry Police officer Firefighrer household Teacher Retail clerk Retail cashier Restaurant waiter I I · Jefferson County median household income (assuming a single breadwinner) for selected public and private occupations could vary considerably depending on the demand for the occupation in the local economic. The median incomes shown above are based on 2005 wage and salaries paid within the Bremerton metropolitan statistical area. I · As shown, police, firefighters, and teachers are currently being recruited at annual income levels above the year 2000 household average for Jefferson County compared with retail clerks, cashiers, and waiters who are being recruited at annual income levels before the year 2000 household average. I I I I I I C-18 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I Who is in most need and how does that compare with other areas and differ within the county? Extremely low <30% of median 696 1496 1296 1096 896 496 296 096 US WA Puget Snd jeffrsn Co pr Twnsnd Marrwsr Pr Hdlck pr Ldlw Quilcene Brinnon Rural Co · The percent of Jefferson County households (11 %) with extremely low income (equal to less than 30% of the median household) is slightly lower than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and the United States and higher than in Washington State. · Within the county, Port Townsend and Quilcene had the highest percent of all households with extremely low income levels (13%) and Port Ludlow the lowest (2%). C-19 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Percent of population in poverty I 16.096 14.096 12.096 10.096 8.096 6.096 4.096 2.096 0.096 US I I I I I WA Puger Snd jeffrsn Co Pt Twnsnd Marrwsr Pr Hdlck pr Ldlw Qui/cene Brinnon Rural Co I · The percent of Jefferson County population (11 %) within defined poverty levels accounting for income and household size was lower than in the United States and higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. I · Within the county, Quilcene had the highest percent of all persons in poverty levels (15.2%) and Port Ludlow the lowest (1.2%). I I I I I I I C-20 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Percent of families in poverty I 8.0% I 14.0% I /2.0% /0.0% I 6.0% I 4.0% 2.0% I 0.0% us WA Puger Snd jeffrsn Co Pr Twnsnd Marrwsr Pr Hd/ck pr Ldlw Qui/cene 8rinnon Rural Co I I · The percent of Jefferson County families (7.2%) within defined poverty levels accounting for income and household size was lower than in the United States and Washington State and higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties). · Within the county, Port Hadlock had the highest percent of all families in poverty levels (13.6%) and Marrowstone and Port Ludlow the lowest (0.0%). I I I I I I I C-21 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Percent of families with children under 18 in poverty I I 5.0% I 30.0% 25.0% I 20.0% I 15.0% I 10.0% I 0.0% us WA puger Snd jeffrsn Co Pt Twnsnd Marrwsr Pr Hd1ck pr Ldlw Qui1cene Brinnon Rural Co I · The percent of Jefferson County families (16.6%) with children under the age 18 within defined poverty levels accounting for income and household size was higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. · Within the county, Brinnon had the highest percent of all families with children under the age 18 in poverty levels (28.3%) and Marrowstone and Port Ludlow the lowest (0.0%). I I I I I I I I C-22 Appendix C. 1: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Percent female headed households in poverty I 40.096 35.096 30.096 25.096 20.096 15.096 10.096 5.096 0.096 US :g.O%j .... .~. LO.O%j ~ I I I I I WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdfck pr Ldlw Quilcene Brinnon Rural Co I · The percent of Jefferson County families (15.5%) headed by a single female within defined poverty levels accounting for income and household size was higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. · Within the county, Port Hadlock had the highest percent of all families headed by a single female in poverty levels (39.5%) and Marrowstone and Port Ludlow the lowest (0.0%). I I I I I I I I C-23 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I I 80.0% 70.0% 60.0% SO.O% 40.0% 30.0% 20.0% 10.0% 0.0% US I I I II I I Percent female headed households with children under 18 in poverty WA puget Snd jeffrsn Co pr Marrwsr Pr Hdlck pr Ldlw Quilcene 8rinnon Rural Co Twnsnd I · The percent of Jefferson County families (38.5%) headed by a single female with children under the age 18 within defined poverty levels accounting for income and household size was higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties) and Washington State. · Within the county, Quilcene had the highest percent of all families headed by a single female with children under the age 18 in poverty levels (80.0%) and Marrowstone and Port Ludlow the lowest (0.0%). I I I I I I I I C-24 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I Owners paying more than 35.0+% I 5.0% I 30.0% 25.0% I 20.0% I I 15.0% 10.0% I I 0.0% us WA puger Snd jeffrsn Co pr Twnsnd Marrwsr pr Hdlck pr Ldlw Quilcene Brinnon Rural Co I · Jefferson County owner households (19.3%) paying more than 35% of gross household income for all shelter costs (mortgage, utilities, and incidentals) was higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, Port Hadlock owner households had the highest percent paying more than 35% of gross household income for shelter costs (26.4%) and Port Ludlow the lowest (17.2%). I I I I I I I C-25 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I Renters paying more than 35.0+% I 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% U5 I I I I I ,,~J .;~ ;'~ ,'~ '.rd; ~~..ji~... >>'j ~~~~ :1:\ ;c\&; '.~... ,~~ 26.5% ~.O%J .., . "lO.O%j .... WA Puger Snd jeffrsn Co pr Twnsnd Marrwsr Pt Hdlck pr Ldlw Quilcene Brinnon Rural Co I I · Jefferson County renter households (32.3%) paying more than 35% of gross household income for all shelter costs (rent, utilities, and incidentals) was higher than in Puget Sound (King, Snohomish, Pierce, and Kitsap Counties), Washington State, and the United States. · Within the county, Port Hadlock renter households had the highest percent paying more than 35% of gross household income for shelter costs (40.4%) and Port Ludlow the lowest (0.0%). I I I I I I I C-26 Appendix C. 7: Socioeconomic characteristics Jefferson County/Port Townsend Housing Action Plan I I I I I I Jense Rei I I I I _0 I I I I I I I I I Port Townsend Census Designated Place t::J Census Designated Place Slate and Federal Land; Private Timber Land I I I I I I I I I I I I I I I I I I I I Marrowstone Census Designated Place c:J Census Designated Piace State and Federal Land; Private Timber Land I I I I I I I I I I I Port Ludlow COP I I I I I I I I o , Port Ludlow Census Designated Place [:J Census Designated Place State and Federal Land; Private Timber Land I I I I I I I I I I I I ~ ~..~ I I I I I I ~ I i f " ci! 0 ~ ~ ~ ;- & ~ 'i. 11 Port Hadlockllrondale Census Designated Place E::J Census Designated Place State and Federal Land; Private Timber Land I I I I I I I I I I Qui/cene CDF!..oooo., I I ~ ! 0;- I I I I I I I Quilcene Census Designated Place C Census Designated Place State and Federal Land; Private Timber Land I I I I I Dosewl1ijipsORd I I I I I I I I I I I I I I Brinnon Census Designated Place C Census Designated Place State and Federal Land; Private Timber Land I I I I I I I I I I I I I I I I I I I ~ ~c: ~ ~ 0::8 c: o c: . c: .;: co Q) :5 ~ ~ ~~~ ":; N VI o ~ .... c: ~ :i: ..c:: ~of"..,..""" 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O'I~ N CO N '" :0 '" ";0 ~ VI '" U ..c: '" > ... o '" '" U '" U c: U c: '" c: Q)C1)~Q) Q)~U~"'O U V'I c: ~'v; a1~~'+-~ "'C I+- "Vi 0 '+- 'Vi 0 Q) ?: 0 Q)Cl)"-C<1J ~~o~rti Oc.?:u~ ~<1JC::Q)Q) "'~5~~ a.~u~~ c:: ~.~ ~ g '0 '0 '0 '0 '0 OJ Q) Q) Q) Q) "" "" "" "" "" lrr... \- lr... \- "- 00000 ?: ?: ?: ?: ?: '- '" .0 E~ :J 0 c: ?: '" ... OlO ~~~ O>.!!! 1-<(0.. I I I C.5: Glossarv of census definitions I Ability to speak English For a respondent who speaks a language other than English at home, refers to his/her assessment of his ability to speak English, from "very well" to "not at all." Related term: Lanquaqe spoken at home I Accuracy and Coverage Evaluation (AC.E.) A survey designed to measure the undercount/overcount of the census. I Adopted child A child legally taken into a family to be raised by that family. Related terms: Foster children, Own children, Related children Advanced query A planned capability in American FactFinder that will enable users to construct tabulations from the full microdata files from Census 2000. The tabulations must pass confidentiality filters based on rules for electronic disclosure limitation developed by the Census Bureau. I I Related term: Microdata files I Age Age is generally derived from date of birth information, and is based on the age of the person in complete years. I Alaska Native Regional Corporation (ANRC) A corporate entity organized to conduct both business and nonprofit affairs of Alaska Natives pursuant to the Alaska Native Claims Settlement Act. I Alaska Native village statistical area (ANVSA) A statistical entity that represents the densely settled extent of an Alaska Native village, which is a local governmental unit in Alaska. An ANVSA is delineated for the Census Bureau by officials of the Alaska Native village or Alaska Native Regional Corporation in which the ANVSA is located for the purpose of presenting decennial census data. I I American Community Survey (ACS) The American Community Survey is a large, continuous demographic survey conducted by the Census Bureau that will eventually provide accurate and up-to- date profiles of America's communities every year. Questionnaires are mailed to a sample of addresses to obtain information about households n that is, about each person and the housing unit itself. The survey produces annual and multi-year estimates of population and housing characteristics and produces data for small areas, including tracts and population subgroups. Questions asked are similar to those on the decennial census long form. I I Related term: Continuous Measurement System I American FactFinder (AFF) An electronic system for access and dissemination of Census Bureau data on the internet. The system offers prepackaged data products and user-selected data tables and maps from Census 2000, the 1990 Census of Population and Housing, the 1997 Economic Census, and the American Community Survey. The system was formerly known as the Data Access and Dissemination System (DADS). I American Indian Area, Alaska Native Area, Hawaiian Home Land (AIANAHH) I C-45 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I A Census Bureau term referring to these types of geographic areas: federal and state American Indian reservations, American Indian off-reservation trust land (individual or tribal), Oklahoma tribal statistical area (in 1990 tribal jurisdictional statistical area), tribal designated statistical area, state designated American Indian statistical area, Alaska Native Regional Corporation, Alaska Native village statistical area, and Hawaiian home lands. I I American Indian off-reservation trust land Lands held in trust by the federal government for either a tribe or an individual member of that tribe. They may be located on or outside of the reservation; the Census Bureau recognizes and tabulates data only for the off-reservation trust lands because the tribe has primary governmental authority over these lands. I American Indian reservation Land that has been set aside for the use of the tribe. There are two types of American Indian reservations, federal and state. These entities are designated as colonies, communities, pueblos, ranches, rancherias, reservations, reserves, tribal towns, and villages. I American Indian Reservation - federal Areas with boundaries established by treaty, statute, and/or executive or court order recognized by the federal government as territory in which American Indian tribes have primary governmental authority. The U.S. Census Bureau contacts representatives of American Indian tribal governments to identify the boundaries. The Bureau of Indian Affairs (BIA) maintains a list of federally recognized tribal governments. I I American Indian Reservation - state Lands held in trust by state governments for the use and benefit of a given tribe. A governor-appointed state liaison provides the names and boundaries for state reservations. The names of the American Indian reservations recognized by state governments, but not by the federal government, are followed by "(state)" in the data presentations. I I I American Indian Tribal Subdivision Administrative subdivisions of federally recognized American Indian reservations, off-reservations trust lands, and Okalahoma tribal statistical areas (OTSAs), known as an area, chapter, community, or district. Internal units of self-government or administration that serve social, cultural, and/or economic purposes for American Indians. Provided in 1980 as "American Indian subreservation areas." These areas were not available in 1990. I I American Indian tribe Self-identification among people of American Indian descent. Many American Indians are members of a principal tribe or group empowered to negotiate and make decisions on behalf of the individual members. Data are available in American FactFinder for more than 35 tribes. I Ancestry Refers to a person's self-identification of heritage, ethnic origin, descent, or close identification to an ethnic group. I Related terms: Nationalitv, Place of birth Annual payroll (in thousands of dollars) Payroll includes all forms of compensation, such as salaries, wages, commissions, dismissal pay, bonuses, vacation allowances, sick-leave pay, and employee contributions, to qualified pension plans paid during the year to all employees. For corporations, payroll includes amounts paid to officers and executives; for unincorporated businesses, it does not include profit or other compensation of proprietors or partners. Payroll is reported before deductions for social security, I I C-46 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I income tax, insurance, union dues, etc. This definition of payroll is the same as that used by the Internal Revenue Service (IRS) on Form 941. I Apportionment The process of dividing up the 435 memberships, or seats, in the U. S. House of Representatives among the 50 states. The Census Bureau's role in apportionment is to conduct the census every 10 years as mandated by the Constitution. Apportionment does not affect Puerto Rico. I Related terms: Decennial census, Reapportionment, Redistrictinq I Apportionment population A state's apportionment population is the sum of its resident population and a count of overseas U.S. military and federal civilian employees (and their dependents living with them) allocated to the state, as reported by the employing federal agencies. I Related term: Resident population Area The size, in square miles or square meters, recorded for each geographic entity. I Average The number found by dividing the sum of all quantities by the total number of quantities. I Related terms: Mean, Median I Average family size A measure obtained by dividing the number of members of families by the total number of families. Related term: Familv I Average household size A measure obtained by dividing the number of people in households by the total number of households. I Related term: Household I Average household size of owner-occupied units A measure obtained by dividing the number of people living in owner-occupied housing units by the number of owner-occupied housing units. Related term: Owner-occupied housinq unit Average household size of renter-occupied units A measure obtained by dividing the number of people living in renter-occupied housing units by the number of renter-occupied housing units. Related term: Renter-occupied housinq unit I I Barrio Along with Barrio-Pueblo, the primary legal subdivision of municipios in Puerto Rico. Similar to the minor civil divisions (MCDs) used for reporting census data in 28 states of the United States. I I Related term: Municipio, Subbarrio Barrio-Pueblo Along with Barrio, the primary legal subdivision of municipios in Puerto Rico. I C-47 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Similar to the minor civil divisions (MCDs) used for reporting census data in 28 states of the United States. Related term: Municipio, Subbarrio I Base map Map content including geographic, physical, cultural, political, and statistical features for locational reference. I Basic Facts A pre-defined presentation of the most frequently requested data in American FactFinder from the decennial and economic censuses relative to a particular geographic area. I Block A subdivision of a census tract (or, prior to 2000, a block numbering area), a block is the smallest geographic unit for which the Census Bureau tabulates 100-percent data. Many blocks correspond to individual city blocks bounded by streets, but blocks - especially in rural areas - may include many square miles and may have some boundaries that are not streets. The Census Bureau established blocks covering the entire nation for the first time in 1990. Previous censuses back to 1940 had blocks established only for part of the nation. Over 8 million blocks are identified for Census 2000. I I Related terms: 1 OO-percent data, Census block, Census qeoqraphy, Census tract, I Block group (BG) A subdivision of a census tract (or, prior to 2000, a block numbering area), a block group is the smallest geographic unit for which the Census Bureau tabulates sample data. A block group consists of all the blocks within a census tract with the same beginning number. I I Example: block group 3 consists of all blocks within a 2000 census tract numbering from 3000 to 3999. In 1990, block group 3 consisted of all blocks numbered from 301 to 399Z. I Related terms: Census block, Census geoqraphy, Census tract, Sample data Block numbering area (BNA) Prior to Census 2000, a statistical subdivision created for grouping and numbering blocks within a county for which census tracts had not been established. Beginning with Census 2000, all counties have census tracts, making block numbering areas unnecessary. I Related term: Census tract I Borough A county equivalent in Alaska, a minor civil division in New York, and an incorporated place in Connecticut, New Jersey, and Pennsylvania. Related term: County and equivalent entity Boundary The extent or limit of a geographic area such as a block, census tract, county, or place. A boundary mayor may not follow a visible geographic physical feature. I I I Bureau of Indian Affairs The federal government agency, located in the Department of the Interior, responsible for the historic and legal relationships between the federal government and American Indian communities. I C-48 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Censo 2000 Puerto Rico en Espanol Census 2000 Puerto Rico in Spanish. The data for Census 2000 Puerto Rico in Spanish are accessed in FactFinder from a button in the lower left corner of the Main Page. The same data in English are included in the Census 2000 of the United States dataset. FactFinder does not present data from the 1990 Census of Population and Housing for Puerto Rico. I Census A complete enumeration, usually of a population, but also of businesses and commercial establishments, farms, governments, and so forth. I Census (decennial) The census of population and housing, taken by the Census Bureau in years ending in 0 (zero). Article I of the Constitution requires that a census be taken every ten years for the purpose of reapportioning the U.S. House of Representatives. I Related terms: Apportionment, Reapportionment, Redistrictinq I Census (economic) Collective name for the censuses of construction, manufactures, minerals, minority- and women-owned businesses, retail trade, service industries, transportation, and wholesale trade, conducted by the Census Bureau every five years, in years ending in 2 and 7. I I Census 2000 Dress Rehearsal The Census Bureau used a dress rehearsal to provide for operational testing of procedures and systems in regional census centers, local census offices, and data capture centers planned for use in Census 2000, including the production of prototype data products that comply with the requirements of Public Law 94-171. The exercise was an opportunity for others to comment on the range of standard products and their formats. The dress rehearsal also included some procedures and systems that had not been tested operationally in any prior field or processing activity. It was conducted in three sites: Sacramento, California; 11 counties in South Carolina and the city of Columbia; and Menominee County, Wisconsin, including the Menominee American Indian Reservation. I I I Census 2000 Supplementary Survey (C2SS) The Census 2000 Supplementary Survey was an operational test conducted as part of the Census 2000, and used the American Community Survey questionnaire to collect demographic, social, economic, and housing data from a national sample. This evaluation study gives the Census Bureau essential information about the operational feasibility of converting from the long form to the American Community Survey. The data are for the nation, states, and most cities and counties above 250,000 population. Researchers will be able to use the Census 2000 Supplementary Survey data as they develop the policy-specific models they will use once the American Community Survey is fully operational later in the decade. I I I The data will be made available in three releases: 1) core tables for 50 states, the District of Columbia and the nation (Summer 2001); 2) core tables for most counties and cities with populations of 250,000 or more (Fall 2001); 3) the remaining 700 non-core tables, including race iterations for 50 states, the District of Columbia, and the nation (Winter 2001-2002). I I Census 2000 Supplementary Survey detailed tables are identified and labeled using established guidelines. Table identification begins with a letter that refers to the type of data in the table, and then a number is assigned sequentially as the tables are produced. Tables labeled: 'P' are population tables; 'H' are housing tables; I C-49 Appendix C.5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I 'PCT' are population tables that cover geographies to the census tract level. I For example, 'Table P4. Sex by Age' is a population table with the sequential number, '4'. I Related term: American Community Survey (ACS) I Census area The statistical equivalent of a county in Alaska. Census areas are delineated cooperatively by the state of Alaska and the Census Bureau for statistical purposes in the portion of Alaska not within an organized borough. I Census block A subdivision of a census tract (or, prior to 2000, a block numbering area), a block is the smallest geographic unit for which the Census Bureau tabulates 100-percent data. Many blocks correspond to individual city blocks bounded by streets, but blocks n especially in rural areas - may include many square miles and may have some boundaries that are not streets. The Census Bureau established blocks covering the entire nation for the first time in 1990. Previous censuses back to 1940 had blocks established only for part of the nation. Over 8 million blocks are identified for Census 2000. I I Related term: Block Census county diyision (CCD) A subdivision of a county that is a relatively permanent statistical area established cooperatively by the Census Bureau and state and local government authorities. Used for presenting decennial census statistics in those states that do not have well-defined and stable minor civil divisions that serve as local governments. I I I Census data information Information about the data in the Census Bureau tables in FactFinder is found in the "Help" system. This information is referred to as metadata. Information presented under this heading includes description and data content of surveys and censuses, geographical areas covered, level of geographical detail, dataset descriptions, definitions, and lists of tables and products. Related term: Metadata I I I Census Day Reference date for the decennial census. For Census 2000, Census Day was April 1, 2000; for the Census 2000 Dress Rehearsal, April 18, 1998; and for the 1990 Census, April 1, 1990. Census designated place (CDP) A statistical entity, defined for each decennial census according to Census Bureau guidelines, comprising a densely settled concentration of population that is not within an incorporated place, but is locally identified by a name. CDPs are delineated cooperatively by state and local officials and the Census Bureau, following Census Bureau guidelines. Beginning with Census 2000 there are no size limits. I Related term: Incorporated place Census geography A collective term referring to the types of geographic areas used by the Census Bureau in its data collection and tabulation operations, including their structure, designations, and relationships to one another. I I Census tract A small, relatively permanent statistical subdivision of a county delineated by a I coso Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I local committee of census data users for the purpose of presenting data. Census tract boundaries normally follow visible features, but may follow governmental unit boundaries and other non-visible features in some instances; they always nest within counties. Designed to be relatively homogeneous units with respect to population characteristics, economic status, and living conditions at the time of establishment, census tracts average about 4,000 inhabitants. They may be split by any sub-county geographic entity. I I Central city The largest city of a Metropolitan area (MA). Central cities are a basis for establishment of an MA. Additional cities that meet specific criteria also are identified as central cities. In a number of instances, only part of a city qualifies as central, because another part of the city extends beyond the MA boundary. I Related term: Metropolitan area (MA) I Central place The core incorporated place(s) or a census designated place of an urban area, usually consisting of the most populous place(s) in the urban area plus additional places that qualify under Census Bureau criteria. If the central place is also defined as an extended place, only the portion of the central place contained within the urban area is recognized as the central place. Related terms: Urban, Urbanized area I I Child A son or a daughter by birth, an adopted child, or a stepchild, regardless of the child's age or marital status. I Related terms: Own children, Related children, I Children ever born - fertility For data from the 1990 Census of Population and Housing and the American Community Survey for 1996-1998, this refers to the number of children born live to women. The item was asked of all women 1 5 years old and over regardless of marital status. Stillbirths, stepchildren, and adopted children are excluded from the number of children ever born. Ever-married women were instructed to include all children born to them before and during their most recent marriage, children no longer living, and children living away from home, as well as children who were still living in the home. Never-married women were instructed to include all children born to them. I I I Beginning in 1999, the item on the number of children ever born was deleted in the American Community Survey and replaced by a question asking if a woman has had a live birth in the 1 2-month period preceding the survey date. The universe for this item is all women 15 to 50 years of age, regardless of marital status. Related term: Universe I Citizenship status Citizen People who indicate that they were born in the United States, Puerto Rico, a U.S. Island Area, or abroad of a U.S. citizen parent(s) are citizens. People who indicate that they are U.S. citizens through naturalization are also citizens. I I Naturalized citizens are foreign-born people who identify themselves as naturalized. Naturalization is the conferring, by any means, of citizenship upon a person after birth. I C-51 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Not a citizen People who indicate they are not U.S. citizens. Related terms: Foreiqn born, Place of birth, I City A type of incorporated place in 49 states and the District of Columbia. In 23 states and the District of Columbia, some or all cities are not part of any Minor Civil Division (MCD), and the Census Bureau also treats these as county subdivisions, statistically equivalent to MCDs. I Related terms: Incorporated place, Minor civil division (MCD) Class of worker All people over the age of 1 5 who have been employed at any time are asked to designate the type of work normally done or the work performed most regularly. Occupations and types of work are then broken down into the following 5 classes. Private Wage and Salary Workersnlncludes people who worked for wages, salary, commission, tips, pay-in-kind, or piece rates for a private-for-profit employer or a private-not-for-profit, tax-exempt, or charitable organization. Self-employed people whose business was incorporated are included with private wage and salary workers because they are paid employees of their own companies. Some tabulations present data separately for these subcategories: "For profit," "Not- for-profit," and "Own business incorporated." Government Workersnlncludes people who are employees of any local, state, or federal governmental unit, regardless of the activity of the particular agency. For some tabulations, the data are presented separately for the three levels of government. I I I I I I Employees of foreign governments, the United Nations, or other formal international organizations controlled by governments should be classified as "Federal Government employee." Self-Employed Workers--Includes people who worked for profit or fees in their own unincorporated business, profession, or trade, or who operated a farm. I Unpaid Family Workers--Includes people who worked 15 hours or more without pay in a business or on a farm operated by a relative. I I Salaried/Self-Employed--In tabulations that categorize persons as either salaried or self-employed, the salaried category includes private and government wage and salary workers; self-employed includes self-employed people and unpaid family workers. Related term: Worker I Classes Classes define the number of groups into which data are assigned using a classing method. American FactFinder allows from 2 to 7 classes for thematic maps. Any of the 3 available classing methods and number of classes (from 2 to 7) can be combined to depict information on a thematic map. Refer to Classing Method for information about how values are assigned to classes. Related term: Thematic map I I Classing method Classing Method refers to the process used to assign values to classes for a I C-52 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I thematic map. American FactFinder offers the choice of 3 classing methods: Equal intervals, quantiles, and user-defined. The equal interval method divides data into classes of equal size. In the quantile method, units of measurement are ranked and then divided into an equal number of classes. Users determine how values are assigned to classes in the user-defined method. Refer to Classes for information about the number of classes available using American FactFinder. I I Related term: Thematic map Commonwealth The legal designation for four states (Kentucky, Massachusetts, Pennsylvania, and Virginia), Puerto Rico and the Northern Mariana Islands. The Census Bureau does not use this term in presenting data. I I Comunidad Represents a census designated place that is not the representing governmental center of the municipio in Puerto Rico. There are no incorporated places in Puerto Rico. For Census 2000 there are no minimum population requirements. For 1990 comunidades had to have at least 1,000 people. I Related term: Municipio I Confidence interval (ACS) The sample estimate and its standard error permit the construction of a confidence interval which represents the degree of uncertainly about the estimate. Each American Community Survey estimate is accompanied by the upper and lower bounds of the 90 percent confidence interval. A 90 percent confidence interval can be interpreted roughly as providing 90 percent certainty that the true number falls between the upper and lower bounds. I I Related terms: American Community Survey (ACS), Estimates (American Community Survey), Standard error (ACS) Confidentiality The guarantee made by law (Title 13, United States Code) to individuals who provide census information regarding nondisclosure of that information to others. I Related term: Title 13 (U.S. Code) Confidentiality edit The name for the Census 2000 disclosure avoidance procedure. Related term: Disclosure avoidance I I Congressional district (CD) An area established by law for the election of representatives to the United States Congress. Each CD is to be as equal in population to all other CDs in the state as practicable, based on the decennial census counts. The number of CDs in each state may change after each decennial census, and the boundaries may be changed more than once during a decade. In the District of Columbia and Puerto Rico, a single CD is created consisting of the entire area. The representative is termed a delegate or resident commissioner, respectively and does not have voting rights in Congress. Related terms: Apportionment, Reapportionment, Redistrictinq I I I Consolidated city An incorporated place that has combined its governmental functions with a county I C-53 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I or sub-county entity but contains one or more other incorporated places that continue to function as local governments within the consolidated government. Related term: Incorporated place I Consolidated metropolitan statistical area (CMSA) A geographic entity defined by the federal Office of Management and Budget for use by federal statistical agencies. An area becomes a CMSA if it meets the requirements to qualify as a metropolitan statistical area, has a population of 1,000,000 or more, if component parts are recognized as primary metropolitan statistical areas, and local opinion favors the designation. I I Related terms: Metropolitan statistical area (MSA), Primary metropolitan statistical area (PMSA) I Continuous Measurement System This system is a re-engineering of the method for collecting the housing and socio- economic data traditionally collected in the decennial census. It provides data every year instead of once in ten years. It blends the strength of small area estimation from the census with the quality and timeliness of the continuing surveys. This system includes a large monthly survey, the American Community Survey, and additional estimates through the use of administrative records in statistical models. It is in a developmental period that started in 1996. I Related term: American Community Survey (ACS) I Contract rent The monthly rent agreed to or contracted for, regardless of any furnishings, utilities, fees, meals, or services that may be included. For vacant units, it is the monthly rent asked for the rental unit at the time of interview. Related term: Gross rent I I County and equivalent entity The primary legal subdivision of most states. In Louisiana, these subdivisions are known as parishes. In Alaska, which has no counties, the county equivalents are boroughs, a legal subdivision, and census areas, a statistical subdivision. In four states (Maryland, Missouri, Nevada and Virginia), there are one or more cities that are independent of any county and thus constitute primary subdivisions of their states. The District of Columbia has no primary divisions, and the entire area is considered equivalent to a county for statistical purposes. In Puerto Rico, municipios are treated as county equivalents. I I I Related terms: BorouQh, Municipio County subdivision A legal or statistical division of a county recognized by the Census Bureau for data presentation. The two major types of county subdivisions are census county divisions and minor civil divisions. I County subdivision not defined- The name assigned to an area of unpopulated coastal water within a county that belongs to no county subdivision. Related terms: Minor civil division (MCD), UnorQanized territory, I Data Access and Dissemination System (DADS) An electronic system for access and dissemination of Census Bureau data, now called the American FactFinder. I Related term: American FactFinder (AFF) I C-54 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Decennial Occurring or being done every 10 years. I Decennial census The census of population and housing, taken by the Census Bureau in years ending in 0 (zero). Article I of the Constitution requires that a census be taken every ten years for the purpose of reapportioning the U.S. House of Representatives. Title 13 of the U. S. Code provides the authorization for conducting the census in Puerto Rico and the Island Areas. I Related terms: Apportionment, Reapportionment. Redistrictinq, Title 13 (U.S. Code) I Demographic profile A profile includes tables that provide various demographic, social, economic, and housing characteristics for the U.S., regions, divisions, states, counties, minor civil divisions in selected states, places, metropolitan areas, American Indian and Alaska Native areas, Hawaiian home lands and congressional districts. It includes 100- percent and sample data from the decennial censuses. It also is available on CD- ROM. I I There are five tables in the Demographic Profile, labeled (DP-1 thru DP-5). For Census 2000 data, the DP-1 table will be available as part of the Summary File 1, and the other four tables will available as part of the Summary File 3 data set. Related terms: Geoqraphic comparison tables (GCT), Quick tables (QT) I Derived measures Census data products include various derived measures, such as medians, means, and percentages, as well as certain rates and ratios. Derived measures that round to less than 0.1 are not shown but indicated as zero. I Related terms: Mean, Median, Percentaqe I Detailed Tables (DT) Tables from summary files that provide the most detailed data on all topics and geographic areas from the decennial censuses and the American Community Survey. Tables include totals and subtotals. Users may choose more than one geographic area and more than one table that display in a scrolling list, but only what displays on the width of the screen will print. Census 2000 detailed tables are identified and labeled using established guidelines. Table identification begins with a letter that refers to the type of data in the table, and then a number is assigned sequentially as the tables are produced. I I I Tables labeled: 'P' are population tables; 'H' are housing tables; 'PCT' are population tables that cover geographies to the census tract level; 'PL' are tables derived from the Redistricting Data (P.L. 94-171) Summary File. For example, 'Table P12. Sex by Age' is a population table with the sequential number, '12'. I Related terms: American Community Survey (ACS), Summary file (SF) I Disability A long-lasting physical, mental, or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning, or remembering. This condition can also impede a person from being able to go outside the home alone or to work at a job or business. I I C-55 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Disclosure avoidance Statistical methods used in the tabulation of data prior to releasing data products to ensure the confidentiality of responses. Related term: Confidentialitv edit I I Division A grouping of states within a census geographic region, established by the Census Bureau for the presentation of census data. The current nine divisions are intended to represent relatively homogeneous areas that are subdivisions of the four census geographic regions. New England Division: Maine, Vermont, New Hampshire, Massachusetts, Connecticut, Rhode Island I Middle Atlantic Division: New Jersey, New York, Pennsylvania South Atlantic Division: Maryland, Delaware, West Virginia, Virginia, North Carolina, South Carolina, Georgia, Florida I I East South Central Division: Kentucky, Tennessee, Alabama, Mississippi West South Central Division: Oklahoma, Arkansas, Texas, Louisiana East North Central Division: Wisconsin, Michigan, Ohio, Indiana, Illinois West North Central Division: North Dakota, South Dakota, Nebraska, Kansas, Missouri, Iowa, Minnesota I I Mountain Division: Idaho, Montana, Wyoming, Colorado, Utah, Nevada, Arizona, New Mexico I Pacific Division: Washington, Oregon, California, Alaska, Hawaii Puerto Rico and the Island Areas do not belong to any division. Related Term: Reqion I I Earnings Earnings is defined as the algebraic sum of wage or salary income and net income from self-employment. Earnings represent the amount of income received regularly before deductions for personal income taxes, Social Security, bond purchases, union dues, Medicare deductions, etc. Related term: Income I I Economic census Collective name for the censuses of construction, manufactures, minerals, minority- and women-owned businesses, retail trade, service industries, transportation, and wholesale trade, conducted by the Census Bureau every five years, in years ending in 2 and 7. I Economic place A statistical subdivision of a state delineated according to Census Bureau guidelines for the purpose of presenting economic census data. Economic places include incorporated places of 2,500 or more people, county subdivisions of 10,000 or more people in 12 designated states, and census designated places in Hawaii. Any residual area within a state is delineated into Economic places so as not to cross the boundaries of any consolidated city, county subdivision in 12 designated states, metropolitan area in New England, or county. I I I C-56 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I Educational attainment Refers to the highest level of education completed in terms of the highest degree or the highest level of schooling completed. Embedded housing unit (EHU) An EHU is a housing unit within a group quarters where the occupants live separately from others living in the group quarters. An example of an EHU is a house parent's room in a dormitory. Embedded means located within the building and not free-standing. I I Em ployed Employed includes all civilians 16 years old and over who were either (1) "at work" - - those who did any work at all during the reference week as paid employees, worked in their own business or profession, worked on their own farm, or worked 15 hours or more as unpaid workers on a family farm or in a family business; or (2) were "with a job but not at work" -- those who did not work during the reference week but had jobs or businesses from which they were temporarily absent due to illness, bad weather, industrial dispute, vacation, or other personal reasons. Excluded from the employed are people whose only activity consisted of work around the house or unpaid volunteer work for religious, charitable, and similar organizations; also excluded are people on active duty in the United States Armed Forces. The reference week is the calendar week preceding the date on which the respondents completed their questionnaires or were interviewed. This week may not be the same for all respondents. Related terms: Labor force, Unemployed, Worker, Employment status reference week The data on employment status and journey to work relate to the calendar week preceding the date on which the respondents completed their questionnaires or were interviewed. This week may not be the same for all respondents. I I I I I I Establishment A business or industrial unit at a single location that distributes goods or performs services. I Estimates (American Community Survey) Data for the American Community Survey are collected from a sample of housing units and used to produce estimates of the actual figures that would have been obtained by interviewing the entire population using the same methodology. Related terms: American Community Survey lACS), Confidence interval lACS), Standard error lACS) I I Experienced civilian labor force Consists of the employed and the experienced unemployed. Related term: Unemployed I Experienced unemployed These are unemployed people who have worked at any time in the past. Related term: Unemployed I Family A group of two or more people who reside together and who are related by birth, marriage, or adoption. I Family household (Family) A family includes a householder and one or more people living in the same household who are related to the householder by birth, marriage, or adoption. All I I C-57 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I people in a household who are related to the householder are regarded as members of his or her family. A family household may contain people not related to the householder, but those people are not included as part of the householder's family in census tabulations. Thus, the number of family households is equal to the number of families, but family households may include more members than do families. A household can contain only one family for purposes of census tabulations. Not all households contain families since a household may comprise a group of unrelated people or one person living alone. I I Related terms: Household, Householder I Family size Refers to the number of people in a family. Family type Refers to how the members of a family are related to one another and the householder. Families may be a "Married Couple Family," "Single Parent Family," "Stepfamily," or "Subfamily." I I Farm residence Dwelling or household located in a rural farm area and concerned with growing crops or raising livestock. I Feature Any part of the landscape, whether natural (such as a stream or ridge), man-made (such as a road or power line), that can be shown on a map. Related term: Reference map Federal home heating and cooling assistance program The data on this topic are designed to measure the number of households receiving benefits from the federal home heating and cooling assistance program. The Low-income Home Energy Assistance Act (Title XXVI of P.L. 97- 35 as amended) provides 100 percent federal funding for the Low-Income Home Energy Assistance Program through annual block grants to states, the District of Columbia, more than 100 eligible Indian tribes, 2 commonwealths, and 4 territories. In addition, these funds may be supplemented with money from court-ordered oil-price overcharge settlements (distributed by the Department of Energy), state and local appropriations, and agreements with energy providers. The Department of Health and Human Services distributes annual federal appropriations to states, eligible Indian tribes, and the Island Areas (grantees) using an allocation formula established in law. I I I I I Federal Information Processing Standards (FIPS) Standardized system of numeric and/or alphabetic coding issued by the National Institute of Standards and Technology (NIST), an agency of the US Department of Commerce. FIPS codes are assigned for a variety of geographic entities including American Indian and Alaska Native Areas, Hawaiian home lands, congressional districts, counties, county subdivisions, metropolitan areas, places and states. The purpose in using FIPS codes is to improve the use of data and avoid unnecessary duplication and incompatibility in the collection, processing and dissemination of data. I I Female householder, no husband present A female maintaining a household with no husband of the householder present. Fertility See Children ever born - fertility I File Transfer Protocol (FTP) A process that allows a user to download large files and datasets from American I I C-58 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I FactFinder. I Food stamp receipt The data on participation in the Food Stamp Program are designed to identify households in which one or more of the current members received food stamps during the past 12 months. Once a food stamp household was identified, a question was asked about the total value of all food stamps received by the household during that 12 month period. The Food Stamp Act of 1977 defines this federally funded program as one intended to "permit low-income households to obtain a more nutritious diet." (From title XIII of P.L. 95-113, The Food Stamp Act of 1977, declaration of policy.) Providing eligible households with coupons that can be used to purchase food increases food purchasing power. The Food and Nutrition Service (FNS) of the U.S. Department of Agriculture (USDA) administers the Food Stamp program through state and local welfare offices. The Food Stamp program is the major national income support program to which all low-income and low- resource households, regardless of household characteristics, are eligible. Foreign born Foreign-born population People who are not U.S. citizens at birth. I I I I I Native population People born in either the United States, Puerto Rico, or a U.S. Island Area such as Guam or the U.S. Virgin Islands, or people born in a foreign country to a U.S. citizen parent(s). I Related terms: Citizenship status, Immiqrants, Native population, Place of birth Foster children Children receiving parental care and guidance although not related through blood or legal ties; placed in care by a government agency. When a foster child is also a relative, such as a nephew or niece, the child is counted as a related individual rather than a foster child. I I Related term: Nonrelatives I Free or reduced-price meals programs The data on this topic are designed to measure the number of households where at least one member of the household received free or reduced-price lunches. The National School Lunch Program is designed "to help safeguard the health and well- being of the Nation's children by assisting the states in providing an adequate supply of foods" (P.L. 79-396, the National School Lunch Act of 1946) for all children at moderate cost. Additional assistance is provided for children determined by local school officials to be unable to pay the "full established" price for lunches. Like the Food Stamp program, the National School Lunch Program is administered by the Food and Nutrition Service of the U.S. Department of Agriculture through state educational agencies or through regional USDA nutrition services for some nonprofit private schools. I I I Full-time, year-round workers (in designated calendar year) All people 16 years old and over who usually worked 35 hours or more per week for 50 to 52 weeks in the designated calendar year. I Related terms: Emploved, Worker I Full-time, year-round workers (in the past 12 months) All people 16 years old and over who usually worked 35 hours or more per week for 50 to 52 weeks in the past 12 months. Related terms: Emploved, Worker I C-59 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Geographic Comparison Tables (GeT) These tables provide basic measures for decennial census 1 OO-percent and sample population and housing subjects. Users can compare data across geographic areas in the same table (e.g., all counties in a state). I Related terms: Demoqraphic Profile, Quick Tables (QT) I Geographic Component A geographic component is the portion of a geographic area (e.g., Alabama) that meets a location-based test such as "in a metropolitan area" or "in a rural place". For example, a geographic component of "in metropolitan area" for Texas combines the land area of EI Paso, TX MSA, San Antonio, TX MSA and all other metropolitan areas in Texas into a single collective identity. The Census Bureau recognizes about 100 different geographic components, with most focusing on urban/rural or metropolitan/non-metropolitan distinctions. Geographic components are only available for some types of geographic areas (e.g., State, Region). And the specific geographic components available for one geographic type may be different from those available for another geographic type. I I I Geographic entity A geographic unit of any type, legal or statistical, such as a state, county, place, county subdivision, census tract, or census block. I Geographic Identifiers These are also called geocodes and include codes, names and data relevant to the geography chosen, such as land area, water area, the center point longitude and latitude, etc. The GOO 7. Geographic identifiers table listed in AFF typically includes the 1 OO-percent population and housing counts as well as the geocodes and other data mentioned above. I I Geography (census) A collective term referring to the types of geographic areas used by the Census Bureau in its data collection and tabulation operations, including their structure, designations, and relationships to one another. I Geography Quick Report (GQR) Data for this report are collected by the Economic Census. The report displays all industries for a geographic area. I Related term: Economic census I Grade in which enrolled The level of enrollment in school, nursery school through college and graduate or professional school. Related term: Educational attainment I Grandparents as caregivers Grandparent(s) who have assumed full care of their grandchildren on a temporary or permanent live-in basis. A new question/data category for Census 2000. I Gross rent The amount of the contract rent plus the estimated average monthly cost of utilities (electricity, gas, and water and sewer) and fuels (oil, coal, kerosene, wood, etc.) if these are paid for by the renter (or paid for the renter by someone else). Gross rent is intended to eliminate differentials which result from varying practices with respect to the inclusion of utilities and fuels as part of the rental payment. Related term: Contract rent I I C-60 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Group quarters (GQ) The Census Bureau classifies all people not living in households as living in group quarters. There are two types of group quarters: institutional (for example, correctional facilities, nursing homes, and mental hospitals) and non-institutional (for example, college dormitories, military barracks, group homes, missions, and shelters). Related term: Household I I Group quarters population Those people residing in group quarters as of the date on which a particular survey was conducted. The Census Bureau recognizes two general categories of people in group quarters: (1) institutionalized population and (2) non-institutionalized population. The institutionalized population includes people under formally authorized supervised care or custody in institutions at the time of enumeration. Such people are classified as "patients or inmates" of an institution regardless of the availability of nursing or medical care, the length of stay, or the number of people in the institution. Generally, the institutionalized population is restricted to the institutional buildings and grounds (or must have passes or escorts to leave) and thus have limited interaction with the surrounding community. Also, they are generally under the care of trained staff who have responsibility for their safekeeping and supervision. The noninstitutionalized population includes all people who live in group quarters other than institutions. Related terms: Institutionalized population, Noninstitutionalized population Hawaiian home land Lands held in trust for Native Hawaiians by the State of Hawaii, pursuant to the Hawaiian Homes Commission Act of 1920, as amended. This is a new geographic entity type for Census 2000. Heating fuel The type of fuel used most often to heat the house, apartment, or mobile home. I I I I I I Hispanic or Hispanic origin See Spanish/Hispanic/Latino. I Homeowner vacancy rate The homeowner vacancy rate is the proportion of the homeowner housing inventory which is vacant for sale. It is computed by dividing the number of vacant units for sale only by the sum of owner-occupied units and vacant units that are for sale only, and then multiplying by 100. I Related terms: Owner-occupied housinq unit, Rental vacancy rate I Household A household includes all the people who occupy a housing unit as their usual place of residence. I Household size The total number of people living in a housing unit. I Household type and relationship Households are classified by type according to the sex of the householder and the presence of relatives. Examples include: married-couple family; male householder, no wife present; female householder, no husband present; spouse (husband/wife); child; and other relatives. I Householder The person, or one of the people, in whose name the home is owned, being I C-61 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I bought, or rented. I If there is no such person present, any household member 15 years old and over can serve as the householder for the purposes of the census. I Two types of householders are distinguished: a family householder and a nonfamily householder. A family householder is a householder living with one or more people related to him or her by birth, marriage, or adoption. The householder and all people in the household related to him are family members. A nonfamily householder is a householder living alone or with nonrelatives only. I I Housing unit A house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building and which have direct access from outside the building or through a common hall. For vacant units, the criteria of separateness and direct access are applied to the intended occupants whenever possible. I I Ie See Independent City (below) I Immigrants Aliens admitted for legal permanent residence in the United States. Immigration statistics are prepared by the Immigration and Naturalization Service, Department of Justice, from entry visas and change of immigration forms. Related term: Foreiqn born I I Imputation When information is missing or inconsistent, the Census Bureau uses a method called imputation to assign values. Imputation relies on the statistical principle of "homogeneity," or the tendency of households within a small geographic area to be similar in most characteristics. For example, the value of "rented" is likely to be imputed for a housing unit not reported on owner/renter status in a neighborhood with multi-units or apartments where other respondents reported "rented" on the census questionnaire. I I Income "Total income" is the sum of the amounts reported separately for wages, salary, commissions, bonuses, or tips; self-employment income from own nonfarm or farm businesses, including proprietorships and partnerships; interest, dividends, net rental income, royalty income, or income from estates and trusts; Social Security or Railroad Retirement income; Supplemental Security Income (SSI); any public assistance or welfare payments from the state or local welfare office; retirement, survivor, or disability pensions; and any other sources of income received regularly such as Veterans' (VA) payments, unemployment compensation, child support, or alimony. I I I Related term: Earninqs Incorporated place A type of governmental unit incorporated under state law as a city, town (except the New England states, New York, and Wisconsin), borough (except in Alaska and New York), or village and having legally prescribed limits, powers, and functions. Related terms: Census desiqnated place (CDP), Place I I C-62 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Independent City (lC) An incorporated place that is a primary division of a state and legally not part of any county. The Census Bureau treats an independent city as both a county equivalent and county subdivision for data tabulation purposes. Related term: County and equivalent entity Industrial Classification The Economic Census classifies establishments according to the new North American Industry Classification System (NAICS). NAICS codes replace the Standard Industrial Classification (SIC) codes used in previous censuses. NAICS classifies industries using 2-, 3-, 4-, 5-, and 6- digit levels of detail. 2-digit codes represent sectors, the broadest classifications. 6-digit codes represent individual industries in the U.S. I I I Related terms: Economic census, North American Industry Classification System (NAICS) I Industry (economic) In the 1997 economic census data, U.S. industries are classified using a 5- or 6- digit NAICS code. Industry groups are represented by classification using a 4 digit NAICS code. I I Related term: North American Industry Classification System (NAICS) Industry (population data) Information on industry relates to the kind of business conducted by a person's employing organization. For employed people the data refer to the person's job during the reference week. For those who worked at two or more jobs, the data refer to the job at which the person worked the greatest number of hours. Some examples of industrial groups shown in products include agriculture, forestry, and fisheries; construction; manufacturing; wholesale or retail trade; transportation and communication; personal, professional and entertainment services; and public administration. I I Related terms: Economic census, Employed I Industry Quick Report (IQR) Data for this report are collected by the Economic Census. The report displays industry statistics for the United States by state. Related term: Economic census I I Institutionalized population People under formally authorized, supervised care or custody in institutions at the time of enumeration. Generally, restricted to the institution, under the care or supervision of trained staff, and classified as "patients" or "inmates." Related terms: Group quarters (GO), Group quarters population, Noninstitutionalized population I I Integrated Coverage Measurement (leM) The Integrated Coverage Measurement program was designed to permit statistically valid estimates of the proportion of the population missed using traditional census procedures and to identify persons incorrectly included in the initial phase of the Census 2000 Dress Rehearsal. The ICM program was designed to address irrefutable evidence produced from studies of previous censuses indicating that traditional census methods result in difficulties in counting people in certain demographic groups, specifically minorities and renters. ICM estimates were obtained using a three-step procedure: Dual System Estimation, Iterative Proportional Fitting, and Synthetic Estimation. I I C-63 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Related term: Without Correction for ICM I Interpolation Interpolation frequently is used in calculating medians or quartiles based on interval data and in approximating standard errors from tables. Linear interpolation is used to estimate values of a function between two known values. Pareto interpolation is an alternative to linear interpolation. In Pareto interpolation, the median is derived by interpolating between the logarithms of the upper and lower income limits of the median category. It is used by the Census Bureau in calculating median income within intervals wider than $2,500. I I Island Areas Islands included in Census 2000 are: U.S. Virgin Islands, Guam, the Commonwealth of the Northern Mariana Islands, and American Samoa. These were formerly called outlying areas. I Journey to work Includes data on where people work, how they get to work, how long it takes to get from their home to their usual workplace, when they leave home to go to their usual workplace, and carpooling. I I Related terms: Employed, Worker Keyword Word or words used in the Search function of American FactFinder to locate data or geographic areas of interest. I Labor force The labor force includes all people classified in the civilian labor force, plus members of the U.S. Armed Forces (people on active duty with the United States Army, Air Force, Navy, Marine Corps, or Coast Guard). The Civilian Labor Force consists of people classified as employed or unemployed I Related terms: Emploved. Unemploved I Language spoken at home The language currently used by respondents at home, either "English only" or a non-English language which is used in addition to English or in place of English. I Latino See Spanish/Hispanic/Latino I Legend The part of a map that lists and explains the colors, symbols, line patterns, shadings, and annotations used on the map. Related terms: Reference map. Thematic map Living quarters A housing unit is a house, an apartment, a mobile home or trailer, a group of rooms or a single room occupied as separate living quarters or, if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live separately from any people in the building and which have direct access from outside the building or through a common hall. I I I Related term: Housina unit I C-64 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Long form The decennial census questionnaire, sent to approximately one in six households for the 1980, 1990, and 2000 censuses, contains all of the questions on the short form, as well as additional detailed questions relating to the social, economic, and housing characteristics of each individual and household. Information derived from the long form is referred to as sample data, and is tabulated for geographic entities as small as the block group level in 1980, 1990, and 2000 census data products. I I Related terms: Census (decennia!), Sample data, Short form, Marital status Adults are generally classified by marital status as being married, never married, separated, divorced or widowed. I I Mean This measure represents an arithmetic average of a set of numbers. It is derived by dividing the sum of a group of numerical items by the total number of items in that group. For example, mean family income is obtained by dividing the total of all income reported by people 15 years and over in families by the total number of families. I Related term: Derived measures I Mean income Mean income is the amount obtained by dividing the total income of a particular statistical universe by the number of units in that universe. Thus, mean household income is obtained by dividing total household income by the total number of households. For the various types of income, the means are based on households having those types of income. I Related term: Income I Median This measure represents the middle value (if n is odd) or the average of the two middle values (if n is even) in an ordered list of data values. The median divides the total frequency distribution into two equal parts: one-half of the cases fall below the median and one-half of the cases exceed the median. I Related term: Derived measures I Median age This measure divides the age distribution in a stated area into two equal parts: one- half of the population falling below the median value and one-half above the median value. I Related term: Aqe I Median income The median income divides the income distribution into two equal groups, one having incomes above the median, and other having incomes below the median. Related term: Income I I Metadata Information about the content, quality, condition, and other characteristics of data. Metadata related to tables presented in American FactFinder can be found by clicking on column headings or by clicking "Help" and then "Census Data Information. " I I C-65 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I Metropolitan Refers to those areas surrounding large and densely populated cities or towns. I Metropolitan area (MA) A collective term, established by the federal Office of Management and Budget, to refer to metropolitan statistical areas, consolidated metropolitan statistical areas, and primary metropolitan statistical areas. I Metropolitan statistical area (MSA) A geographic entity defined by the federal Office of Management and Budget for use by federal statistical agencies, based on the concept of a core area with a large population nucleus, plus adjacent communities having a high degree of economic and social integration with that core. Qualification of an MSA requires the presence of a city with 50,000 or more inhabitants, or the presence of an Urbanized Area (UA) and a total population of at least 100,000 (75,000 in New England). The county or counties containing the largest city and surrounding densely settled territory are central counties of the MSA. Additional outlying counties qualify to be included in the MSA by meeting certain other criteria of metropolitan character, such as a specified minimum population density or percentage of the population that is urban. MSAs in New England are defined in terms of minor civil divisions, following rules concerning commuting and population density. Related terms: Consolidated metropolitan statistical area (CMSA), Primary metropolitan statistical area (PMSA) I I I I Microdata files Files with non-aggregated data about the units sampled. For surveys of individuals, microdata files contain records for each individual interviewed; for surveys of organizations, the microdata contain records for each organization. I To ensure confidentiality, the Census Bureau publishes microdata only after it is stripped of all identifying information. I Migration Migration includes all changes of residence including moving into, out of, or within a given area. Foreign country, or state, county and city of previous residence is collected and coded. In 12 states, minor civil division (MCD) is also coded. I International Migration Movement of people across international borders. Related terms: Immiqrants, Residence 5 years aqo I I Mining areas A set of boundaries available in Reference Map that focus on geographies relevant to the census of mineral industries within the Economic census. Related term: Reference map I Minor civil division (MCD) A primary governmental and/or administrative subdivision of a county, such as a township, precinct, or magisterial district. MCDs exist in 28 states and the District of Columbia. In 20 states, all or many MCD's are general-purpose governmental units: Connecticut, Illinois, Indiana, Kansas, Maine, Massachusetts, Michigan, Minnesota, Missouri, Nebraska, New Hampshire, New Jersey, New York, North Dakota, Ohio, Pennsylvania, Rhode Island, South Dakota, Vermont, and Wisconsin. Most of these MCD's are legally designated as towns or townships. Related Terms: Census county division (CCD), County subdivision, Unorqanized territory I I I I C-66 Appendix C.5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I Mortgage status "Mortgage" refers to all forms of debt where the property is pledged as security for repayment of the debt, including deeds of trust, trust deed, contracts to purchase, land contracts, junior mortgages, and home equity loans. I Multi-unit structure A building that contains more than one housing unit (for example, an apartment building). I Municipio Primary legal divisions of Puerto Rico. These are treated as county equivalents. Related term: County and equivalent entity Nationality The status of belonging to a particular nation by birth, origin or naturalization. I I I Related terms: Ancestrv. Place of birth Native population The native population includes people born in the United States, Puerto Rico, or U.S. Island Areas; as well as those born in a foreign country who had at least one parent who was a U.S. citizen. I Related term: Foreiqn born I New England County Metropolitan Area (NECMA) A county-based alternative to the city-and-town-based metropolitan statistical areas (MSAs) and consolidated metropolitan statistical areas (CMSAs) of New England. (Outside of New England, all MSAs and CMSAs are county-based.) I Noninstitutionalized population Includes all people who live in group quarters other than institutions. Examples: college dormitories, rooming houses, religious group homes, communes, and halfway houses. Related terms: Group quarters (GOl, Group quarters population, Institutionalized population I I Nonmetropolitan The area and population not located in any Metropolitan area (MA). Related term: Metropolitan area (MAl I Nonrelatives Any household member, including foster children, living in the housing unit but not related to the householder by birth, marriage, or adoption. Related terms: Family. Foster children, Household, I I I Nonsampling error Errors that occur during the measuring or data collection process. Nonsampling errors can yield biased results when most of the errors distort the results in the same direction. Unfortunately, the full extent of nonsampling error is unknown. Decennial censuses traditionally have experienced nonsampling errors, most notable undercount, resulting from people being missed in the enumeration processes. I I C-67 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I North American Industry Classification System (NAICS) NAICS classifies industries using 2-, 3-, 4-, 5-, and 6- digit levels of detail. Two-digit codes represent sectors, the broadest classifications. Six-digit codes represent individual industries in the U.S. The North American Industry Classification System was developed by representatives from the United States, Canada, and Mexico, and replaces each country's separate classification system with one uniform system for classifying industries. In the United States, NAICS replaces the Standard Industrial Classification, a system that federal, state, and local governments, the business community, and the general public have used since the 1930s. I I Related term: Economic census I Not in labor force Not in labor force includes all people 16 years old and over who are not classified as members of the labor force. This category consists mainly of students, housewives, retired workers, seasonal workers interviewed in an off season who were not looking for work, institutionalized people, and people doing only incidental unpaid family work (less than 15 hours during the reference week). Related term: Labor force I I Number of employees Equivalent to the number of paid employees for census purposes. Paid employees consists of full-time and part-time employees, including salaried officers and executives of corporations. Included are employees on paid sick leave, paid holidays, and paid vacations; not included are proprietors and partners of unincorporated businesses. The definition of paid employees is the same as that used on IRS Form 941 . I I Related term: Economic census I Number of establishments An establishment is a single physical location at which business is conducted and/or services are provided. It is not necessarily identical with a company or enterprise, which may consist of one establishment or more. Economic census figures represent a summary of reports for individual establishments rather than companies. For cases where a census report was received, separate information was obtained for each location where business was conducted. When administrative records of other federal agencies were used instead of a census report, no information was available on the number of locations operated. Each economic census establishment was tabulated according to the physical location at which the business was conducted. For the 1997 Economic Census data displayed in American FactFinder, the count of establishments represents those in business at any time during 1997. I I I When two activities or more were carried on at a single location under a single ownership, all activities generally were grouped together as a single establishment. The entire establishment was classified on the basis of its major activity and all data for it were included in that classification. However, when distinct and separate economic activities (for which different industry classification codes were appropriate) were conducted at a single location under a single ownership, separate establishment reports for each of the different activities were obtained in the census. I I Related terms: Economic census, Establishment I Number of workers in family in (designated calendar year) The term "worker" as used for these data is defined based on the criteria for Worked in (desiQnated calendar year). I I C-68 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I Number of workers in family in the past 12 months The term "worker" as used for these data is defined based on the criteria for Worked in the Past 12 Months. I Occupation Occupation describes the kind of work the person does on the job. For employed people, the data refer to the person's job during the reference week. For those who worked at two or more jobs, the data refer to the job at which the person worked the greatest number of hours. Some examples of occupational groups shown in this product include managerial occupations; business and financial specialists; scientists and technicians; entertainment; healthcare; food service; personal services; sales; office and administrative support; farming; maintenance and repair; and production workers. I I Related term: Emploved I Occupied housing unit A housing unit is classified as occupied if it is the usual place of residence of the person or group of people living in it at the time of enumeration. Related terms: Housinq unit, Vacancy status I Offshore Areas Areas that are seaward of the coastal line for the United States. Within the 1997 Economic census, the census of mineral industries presents some statistics on petroleum and natural gas industries for selected offshore areas (as well as by State). I Related term: Economic census I Oklahoma Tribal Statistical Area (OTSA) Statistical entities identified and delineated by federally recognized American Indian tribes in Oklahoma that formerly had a reservation but do not now have a reservation in that state. The boundary of an OTSA will be that of the former reservation in Oklahoma, except where modified by agreements with neighboring tribes for statistical data presentation purposes. They may cross the boundary of Oklahoma and include territory in a neighboring state but not territory in any reservation. Replaces the Tribal Jurisdiction Statistical Areas (TJSAs) of 1 990. I I I Other relative Any household member related to the householder by birth, marriage, or adoption, but not specifically included in any other relationship category. Can include grandchildren, parents, in-laws, cousins, etc. Outlying areas See Island Areas I I I Own children A child under 18 years old who is a son or daughter by birth, marriage (a stepchild), or adoption. For 1 OO-percent tabulations, own children consist of all sons/daughters of householders who are under 18 years of age. For sample data, own children consist of sons/daughters of householders who are under 18 years of age and who have never been married, therefore, numbers of own children of householders may be different in these two tabulations. Related terms: Child, Related children I Owner-occupied housing unit A housing unit is owner occupied if the owner or co-owner lives in the unit even if it is mortgaged or not fully paid for. I I C-69 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I Related term: Housinq unit, Renter-occupied housinq unit Parish A type of governmental unit that is the primary legal subdivision of Louisiana, similar to a county in other states. I Related term: County and equivalent entity I Part When appearing in parenthesis after a geographic name, such as "Houston city (part)", this term indicates that only a portion of the named geography is represented. The full name reveals the geographic context which produced the part, such as "Houston city (part), Harris County, Texas", indicating that the only the portion of Houston city within Harris County is represented. Parts can result when two or more geographic types that do not have a hierarchical relationship (e.g., county and place) are crossed against each other to produce a new geographic type. That new geographic type contains the phrase "(or part)" to indicate the crossing of hierarchies (e.g., State-County-Place (or part)) People in family Total number of people living in one household and related to the householder. Related terms: Family, Household People in household Total number of people living in one housing unit. Related terms: Household, Housinq unit I I I I I Per capita income Average obtained by dividing aggregate income by total population of an area. I Percentage This measure is calculated by taking the number of items in a group possessing a characteristic of interest and dividing by the total number of items in that group, and then multiplying by 100. I Related term: Derived measures I Period of military service These periods represent officially recognized time divisions relating to wars or to legally-relevant peacetime eras. The data pertain to active-duty military service. In most tabulations of these data, people serving in combinations of wartime and peacetime periods are classified in their most recent wartime period. I Related term: Veteran status I Place A concentration of population either legally bounded as an incorporated place, or identified as a Census Designated Place (CDP) including comunidades and zonas urbanas in Puerto Rico. Incorporated places have legal descriptions of borough (except in Alaska and New York), city, town (except in New England, New York, and Wisconsin), or village. Related terms: Census desiqnated place (CDP), City, Comunidad, Incorporated place, Town, Zona urbana I I Place of birth The U. S. state or foreign country where a person was born. Used in determining citizenship. I C-70 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Related terms: Citizenshio status, Foreion born, Native oooulation, Plumbing facilities The data on plumbing facilities were obtained from both occupied and vacant housing units. Complete plumbing facilities include: (1) hot and cold piped water; (2) a flush toilet; and (3) a bathtub or shower. All three facilities must be located in the housing unit. Population All people, male and female, child and adult, living in a given geographic area. Population density Total population within a geographic entity divided by the number of square miles of land area of that entity measured in square kilometers or square miles. Population Estimates The Census Bureau's Population Estimates Program publishes population numbers between censuses. Estimates usually are for the past, while projections are estimates of the population for future dates. July 1 estimates are published for years after the last decennial census (2000), as well as those for past decades. Data for births, deaths, and domestic and international migration are used to update the decennial census base counts. These estimates are used in federal funding allocations; as inputs to other federal agencies' statistics and per capita time series; as survey controls; and in monitoring recent demographic changes. With each new issue of July 1 estimates, the estimates for the years since the last census are revised. I I I I I I I Additional population estimates that include components of change and rankings, are available at htto:/ /www.census.gov /oooest/. I Portable Document File (PDF) A type of computer file that looks the same on the screen and in print, regardless of what kind of computer or printer is being used, and what kind of software package was originally used to create it. Most American FactFinder technical documentation is available in PDF format. I Poverty Following the Office of Management and Budget's (OMB's) Directive 14, the Census Bureau uses a set of money income thresholds that vary by family size and composition to detect who is poor. If the total income for a family or unrelated individual falls below the relevant poverty threshold, then the family or unrelated individual is classified as being "below the poverty level." Related term: Income I I I Primary metropolitan statistical area (PMSA) A geographic entity defined by the federal Office of Management and Budget for use by federal statistical agencies. If an area meets the requirements to qualify as a metropolitan statistical area and has a population of one million or more, two or more PMSAs may be defined within it if statistical criteria are met and local opinion is in favor. A PM SA consists of one or more counties (county subdivisions in New England) that have substantial commuting interchange. When two or more PMSAs have been recognized, the larger area of which they are components then is designated a consolidated metropolitan statistical area. Related terms: Consolidated metrooolitan statistical area (CMSA), Metrooolitan statistical area (MSA) I I I C-71 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Privacy Act A 1974 act that places restrictions on the collection, use, maintenance, and release of information about individuals. It gives individuals the right to see records about themselves, to obtain copies of their records, to have records corrected or amended with Census Bureau approval, and to have a statement of disagreement filed in their records if the Census Bureau does not approve the correction or amendment. I I Products This term is used in two ways in FactFinder: - to refer to data products produced by the Census Bureau which present statistics and/or maps about the subjects covered in the various censuses and surveys conducted by the Bureau. These products can be in a variety of media: printed reports, CD-ROM, DVD, or on the internet; I I - to refer to the products produced by manufacturing or mining, as well as retail and wholesale trade industries in the context of the 1997 economic census. I Public Law 103-430 (P.L. 103-430) The public law that amends Title 13, U.S. Code, to allow designated local and tribal officials access to the address information in the master address file to verify its accuracy and completeness. This law also requires the U.S. Postal Service to provide its address information to the Census Bureau to improve the master address file. Related term: Census (decennial) I Public Law 105-119 (P.L. 105-119) A law enacted in 1997 which requires the Census Bureau to make publicly available a second version of decennial census data that does not include statistical correction for overcounts and undercounts measured in the Accuracy and Coverage Evaluation. I I Related terms: Apportionment, Census (decennial), Reapportionment, Redistrictinq I Public Law 94-171 (P.L. 94-171) Public Law (P.L.) 94-171, enacted in 1975, directs the Census Bureau to make special preparations to provide redistricting data needed by the fifty states. Within a year following Census Day, the Census Bureau must send the data agreed upon to redraw districts for the state legislature to each state's governor and majority and minority legislative leaders. To meet this legal requirement, the Census Bureau set up a voluntary program that enables participating states to receive data for voting districts (e.g., election precincts, wards, state house and senate districts) in addition to standard census geographic areas such as counties, cities, census tracts, and blocks. I I Related terms: Apportionment, Census (decennial), Census day, Reapportionment, Redistrictinq I Public Use Microdata Area (PUMA) An area that defines the extent of territory for which the Census Bureau tabulates public use microdata sample (PUMS) data. Public Use Microdata Sample (PUMS) files Computerized files containing a small sample of individual records, with identifying information removed, from the census long form and from the American Community Survey showing the population and housing characteristics of the people included on those forms. I I I C-72 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Puerto Rico The U.S. Census Bureau treats the Commonwealth of Puerto Rico as the equivalent of a state for data presentation purposes. Puerto Rico is divided into legal government municipios, which are statistically equivalent to counties. I Related term: Censo 2000 Puerto Rico en Espanol Query A request for information; inquiry. I Questionnaire The census or survey form on which a respondent or enumerator records information requested by the Census Bureau for a specific census or special survey. I Quick Tables (QT) Predefined tables with frequently requested information for a single geographic area. The information includes numerical data and derived measures (e.g., percent distributions, medians). Users may choose more than one geographic area and more than one table that display and print in a scrolling list. Related terms: Basic Facts, Demoqraphic profile, Geoqraphic comparison tables (GCT) I I Race Race is a self-identification data item in which respondents choose the race or races with which they most closely identify. I Rate This is a measure of occurrences in a given period of time divided by the possible number of occurrences during that period. Ratio This is a measure of the relative size of one number to a second number expressed as the quotient of the first number divided by the second. Reapportionment The redistribution of seats in the U.S. House of Representatives among the several states on the basis of the most recent decennial census as required by Article 1, section 2 of the Constitution. Reapportionment does not affect Puerto Rico. I I I Related term: Apportionment I I Redistricting The process of revising the geographic boundaries of areas from which people elect representatives to the U.S. Congress, a state legislature, a county or city council, a school board, and the like, to meet the legal requirement that such areas be as equal in population as possible following a census. Related terms: Apportionment, Votinq District (VTD) Redistricting Data Program A decennial census program that permits state officials to identify selected map features they want as block boundaries and specific areas, such as voting districts, for which they need census data. I I Related term: Votinq district (VTD) I Reference map A map that shows selected geographic boundaries with identifiers along with selected features of a geographic area. I C-73 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Region Four groupings of states (Northeast, South, Midwest, and West) established by the Census Bureau in 1942 for the presentation of census data. Northeast Region: Maine, New Hampshire, Vermont, Massachusetts, Connecticut, Rhode Island, New Jersey, New York, Pennsylvania I South Region: Maryland, Delaware, West Virginia, Virginia, Kentucky, Tennessee, North Carolina, South Carolina, Georgia, Florida, Alabama, Mississippi, Arkansas, Louisiana, Oklahoma, Texas I I Midwest Region: North Dakota, South Dakota, Nebraska, Kansas, Missouri, Iowa, Minnesota, Wisconsin, Illinois, Michigan, Indiana, Ohio West Region: Washington, Idaho, Montana, Wyoming, Oregon, California, Nevada, Utah, Colorado, Arizona, New Mexico, Alaska, Hawaii I Puerto Rico and the Island areas are not part of any region. Related term: Division I Related children Includes all people in a household under the age of 18, regardless of marital status, who are related to the householder. Does not include householder's spouse or foster children, regardless of age. Related terms: Child, Own children I I Remainder The portion of a geographic area of one geographic type (e.g., a county subdivision) which is not covered by any geographic area of a second geographic type (e.g., place). For example, the two places of Oak Ridge town and Old Appleton town exist within the county subdivision of Apple Creek township in Cape Girardeau County, Missouri, That portion of Adair township that is not covered by either place is called "Remainder of Adair township". I I Rental vacancy rate The proportion of the rental inventory which is vacant for rent. It is computed by dividing the number of vacant units for rent by the sum of the renter-occupied units and the number of vacant units for rent, and then multiplying by 100. I Related term: Homeowner vacancy rate, Renter-occupied housinq unit I Renter-occupied housing unit All occupied units which are not owner occupied, whether they are rented for cash rent or occupied without payment of cash rent, are classified as renter-occupied. Related term: Owner-occupied housinq unit Residence 5 years ago Indicates the area of residence 5 years prior to the reference date for those who reported that they lived in a different housing unit. Related term: Miqration Resident population An area's resident population consists of those persons "usually resident" in that particular area (where they live and sleep most of the time). Related term: Apportionment population I I I I C-74 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Respondent The person supplying surveyor census information about his or her living quarters and its occupants. I Rural Territory, population and housing units not classified as urban. "Rural" classification cuts across other hierarchies and can be in metropolitan or non- metropolitan areas. I Related terms: Metropolitan, Urban I Sample data Population and housing information collected from the census long form for a one in six sample of households in the United States and Puerto Rico, and on a continuous basis for selected areas in the American Community Survey. I Related terms: American Community Survey (ACS), Census (decennial), Long form Sampling error Errors that occur because only part of the population is directly contacted. With any sample, differences are likely to exist between the characteristics of the sampled population and the larger group from which the sample was chosen. Sampling error, unlike nonsampling error, is measurable. I I School District Geographic entities within which state, county, or local officials provide public educational services for the area's residents. The boundaries and names are provided by state officials. School enrollment Enrollment in regular school, either public or private, which includes nursery school, kindergarten, elementary school, and schooling which leads to a high school diploma or college degree. I I Related terms: Educational attainment, Grade in which enrolled I Sector (economic) In the 1997 economic census data are classified into 20 NAICS sectors, using a 2 digit code. These sectors are subdivided into 96 sub-sectors, using a 3 digit code. Related term: North American Industry Classification System (NAICS) I Sex An individual's gender classification - male or female. I Sex ratio A measure derived by dividing the total number of males by the total number of females, and then multiplying by 100. Short form The decennial census questionnaire, sent to approximately five of six households for the 1980, 1990, and 2000 censuses. For Census 2000, the questionnaire asked population questions related to household relationship, sex, race, age and Hispanic or Latino origin and housing questions related to tenure, occupancy, and vacancy status. The 1990 short form contained a question on marital status. The questions contained on the short form also are asked on the long form, along with additional questions. I I I Related terms: Census (decennial), Lonq form I C-75 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Span i s h/H is pan ic/Lati no A self-designated classification for people whose origins are from Spain, the Spanish-speaking countries of Central or South America, the Caribbean, or those identifying themselves generally as Spanish, Spanish-American, etc. Origin can be viewed as ancestry, nationality, or country of birth of the person or person's parents or ancestors prior to their arrival in the United States. I Spanish/Hispanic/Latino people may be of any race. I Related terms: Ancestry, Race I Spouse A person legally married to another person. Standard deviation A measure which shows the average variability in population from the mean. It is defined as the square root of the variance. I Standard error (ACS) The standard error is a measure of the deviation of a sample estimate from the average of all possible samples. I Related terms: American Community Survey (ACS), Confidence interval (ACS), Estimates (American Community Survey) I Standard Industrial Classification (SIC) Industry classification system that was used in Economic Censuses prior to 1997. This system identifies establishments by the principal activity in which they are engaged. SIC has been replaced by North American Industry Classification System (NAICS) in the 1997 Economic Census. I Related terms: Economic census, North American Industry Classification System (NAICS) I State and equivalent entity The primary legal subdivision of the United States. The District of Columbia, Puerto Rico and the Island Areas (the U.S. Virgin Islands, Guam, American Samoa, and the Northern Mariana Islands) are each treated as the statistical equivalent of a state for census purposes. I I State data center (SDC) A state agency or university facility identified by the governor of each state and state equivalent to participate in the Census Bureau's cooperative network for the dissemination of census data. A SDC also may provide demographic data to local agencies participating in our statistical areas. I State Designated American Indian Statistical Area (SDAISA) A statistical entity for state recognized American Indian tribes that do not have a state recognized reservation. SDAISAs are identified and delineated for the Census Bureau by a designated state official. They generally encompass a compact and contiguous area that contains a concentration of individuals who identify with a state recognized American Indian tribe and in which there is structured or organized tribal activity. New for the 2000 Census. I I State legislative district (SLD) An area from which members are elected to state legislatures. The SLDs embody the upper (senate) and lower (house) chambers of the state legislature. (Nebraska has a unicameral legislature that is represented as an upper chamber legislative entity.) I I C-76 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I State Senate District not defined- The name assigned to an area of unpopulated coastal water within a state that belongs to no state senate district. State House District not defined- The name assigned to an area of unpopulated coastal water within a state that belongs to no state house district. I Stepfamily A "married couple" family in which there is at least one stepchild of the householder present. If the child has been adopted by the householder, that child is classified as an adopted child and the family is not classified as a stepfamily, unless another non-adopted stepchild is present. I I Related terms: AdoPted child, Family Subbarrio The primary legal subdivision of the barrios-pueblo and some barrios in Puerto Rico. There is no United States equivalent. Related terms: Barrio, Barrio-Pueblo I I Subfamily A married couple (with or without children) or a single parent with one or more never-married children under the age of 18, residing with and related to the householder, but not including the householder or the householder's spouse. I When grown children move back to the parental home with their own children or spouse, they are considered a subfamily. Related terms: FamilY, Householder I Sub-sector (economic) In the 1997 economic census data are classified into 96 sub-sectors using a 3 digit NAICS code. I Related term: North American Industry Classification System (NAICS) I Summary file (SF) Statistics for a large number of geographic areas that are designed to show great subject matter detail presented in tabular form. There are four main summary files produced from the data collected during Census 2000. See the individual definitions for Summary Files 1, 2, 3, and 4 for a more in-depth explanation of each. I Related term: Census (decennial) I I Summary File 1 (SF 1) This file presents 1 OO-percent population and housing figures for the total population, for 63 race categories, and for many other race and Hispanic or Latino categories. This includes age, sex, households, household relationship, housing units, and tenure (whether the residence is owned or rented). Also included are selected characteristics for a limited number of race and Hispanic or Latino categories. The data are available for the U.S., regions, divisions, states, counties, county subdivisions, places, census tracts, block groups, blocks, metropolitan areas, American Indian and Alaska Native areas, tribal subdivisions, Hawaiian home lands, congressional districts, and ZIP Code Tabulation Areas. Data are available down to the block level for many tabulations, but only to the census-tract level for others. Available on CD-ROM, DVD, and American FactFinder. The Census 2000 Summary File 1 data are released in three stages. Individual state files and two national files are released. The state-level data are released first, I I I c-?? Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I followed by the Advance National File, which covers the same data subjects, but includes national level summary data such as ZCTAs, whole metropolitan areas, whole American Indian areas, etc. The Final National File contains the same data subjects and geographic areas as the Advance National File, but adds the first available urban/rural and urbanized area data. For the most current release dates for these files, see the "Census 2000 Release Schedule" link on the AFF Main Page. Related term: Census (decennial) I I Summary File 2 (SF 2) This file presents data similar to the information included in Summary File 1. These data are shown down to the census tract level for 250 race, Hispanic or Latino, and American Indian and Alaska Native tribe categories. For data to be shown in SF 2, a population category must meet a population size threshold of 100 or more people of that specific population category in a specific geographic area. Available on CD- ROM, DVD, and American FactFinder. Related term: Census (decennial) I I Summary File 3 (SF 3) This file presents data on the population and housing long form subjects such as income and education. It includes population totals for ancestry groups. It also includes selected characteristics for a limited number of race and Hispanic or Latino categories. The data are available for the U.S., regions, divisions, states, counties, county subdivisions, places, census tracts, block groups, metropolitan areas, American Indian and Alaska Native areas, tribal subdivisions, Hawaiian home lands, congressional districts, and Zip Code Tabulation Areas. Available on CD- ROM, DVD, and American FactFinder. I I I Related terms: Census (decennial), Lonq form I Summary File 4 (SF 4) This file presents data similar to the information included in Summary File 3. These data are shown down to the census tract level for 336 race, Hispanic or Latino, American Indian and Alaska Native tribe, and ancestry categories. For data to be shown in SF 4, there must be at least 50 unweighted sample cases of a specific population category in a specific geographic area. In addition, the data for the specific population category for the specific geographic area must also have been available in Summary File 2. Available on CD-ROM, DVD, and American FactFinder. I I Related terms: Census (decennial), Lonq form Summary table A collection of one or more data elements that are classified into some logical structure either as dimensions or data points. I I Summary Tape Files 1-4 (STFs 1-4) Summary tape files are products of the 1990 Census of Population and Housing. They are summary tabulations of 1 OO-percent and sample population and housing data available for public use on computer tape and CD-ROM. Summary Tape Files 1 and 3 also are available through American FactFinder. Related terms: 1 OO-Percent data, Products I Tenure Refers to the distinction between owner-occupied and renter-occupied housing units. I Related terms: Housinq unit, Owner-occupied housinq unit, Renter-occupied housinq unit I C-?8 Appendix C.5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Thematic map A map that reveals the geographic patterns in statistical data. I Title 1 3 (U.S. Code) The law under which the Census Bureau operates and that guarantees the confidentiality of census information and establishes penalties for disclosing this information. It also provides the authorization for conducting the census in Puerto Rico and the Island Areas. I Related terms: Confidentiality, Decennial census, Privacy Act I Town A type of minor civil division in the New England states, New York, and Wisconsin and a type of incorporated place in 30 states and the Virgin Islands of the United States. Related term: County subdivision I Tract See Census tract. I Tract number Used to uniquely identify a census tract within a county. I Traffic Analysis Zone (TAZ) An area delineated by state and/or local transportation officials for tabulating traffic-related data - especially journey-to-work and place-of-work statistics. Usually consists of one or more census blocks, block groups, or census tracts. Related term: lourney to work I I Tribal Block Group (BG) A subdivision of a tribal census tract, a tribal block group is the smallest geographic unit for which the Census Bureau tabulates sample data. Tribal BGs are delineated by American Indian tribal participants or the Census Bureau, and average about 1,000 people. A tribal BG consists of all the census blocks within a tribal census tract with the same beginning number. Example: Tribal BG 3 within a tribal census tract consists of all blocks numbered from 3000 to 3999. I I In situations where an American Indian reservation or trust land crosses county or state lines, the same tribal BG number (within a tribal census tract) may be assigned on both sides of the county/state line. I Tribal Census Tract A small, relatively permanent statistical subdivision of a federally recognized American Indian reservation and/or off-reservation trust land, delineated by American Indian tribal participants or the Census Bureau for the purpose of presenting data. Designed to be relatively homogeneous units with respect to population characteristics, economic status, and living conditions, tribal census tracts average about 2,500 people. I I A tribal census tract must consist of territory located on a reservation/trust land. The boundaries of tribal census tracts may cross state and/or county lines, and normally follow visible features, but may follow governmental unit boundaries and other nonvisible features in some instances. The Census Bureau has reserved the numbers 9400 to 9499 for tribal census tracts delineated on reservations/trust lands that are located in more than one county, but tracts numbered in the 9400 range do not necessarily cross county lines. I I C-?9 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Tribal Designated Statistical Area (TDSA) A statistical entity identified and delineated for the Census Bureau by a federally recognized American Indian tribe that does not currently have a legally established land base. A TDSA encompasses a compact and contiguous area that contains a concentration of individuals who identify with a federally recognized American Indian tribe and which there is structured or organized tribal activity. I Tribal Jurisdiction Statistical Area (TJSA) A statistical area identified and delineated for the 1990 decennial census by American Indian tribal officials in Oklahoma. They encompass the area that includes the American Indian population over which the tribe has jurisdiction. TJSAs replaced the Historic Areas of Oklahoma recognized by the Census Bureau for the 1980 decennial census. Beginning with Census 2000 these areas are called Oklahoma Tribal Statistical Areas (OTSAs). I I Tutorial An on-line mini-course, part of the American FactFinder Help system, which demonstrates how to accomplish various important tasks using the FactFinder site. Type of institution Institutions are those facilities designed for group quarters living. Institutions may specialize in one specific type of service such as a prison, or may offer varied services such as Veteran's Administration hospitals. I I Related terms: Group quarters (GO), Institutionalized population I Type of school Schools are designated as public or private institutions and are separated by levels of education offered, including: college, pre-primary, elementary or high school. Related term: Educational attainment, School enrollment I I Unemployed All civilians 16 years old and over are classified as unemployed if they (1) were neither "at work" nor "with a job but not at work" during the reference week, and (2) were actively looking for work during the last 4 weeks, and (3) were available to accept a job. Also included as unemployed are civilians who did not work at all during the reference week, were waiting to be called back to a job from which they had been laid off, and were available for work except for temporary illness. Related terms: Employed, Labor Force I I United States The 50 states and the District of Columbia. I Units in structure A structure is a separate building that either has open spaces on all sides or is separated from other structures by dividing walls that extend from ground to roof. In determining the number of units in a structure, all housing units, both occupied and vacant, are counted. I I Universe The total number of units, e.g., individuals, households, businesses, in the population of interest. I Unmarried-partner household Household in which the householder and his or her partner are not legally married or participating in a common law marriage. Related terms: Household, Householder I C-80 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I Unorganized Territory Occur in 10 minor civil division (MCD) states where portions of counties are not included in any legally established MCD or independent incorporated place. The pieces are recognized as one or more separate county subdivisions for statistical data presentation purposes. I Unrelated individual Person, sharing a housing unit, who is not related to the householder by birth, marriage or adoption. Includes foster children. Related terms: Foster children, Householder, Nonrelatives I I Urban All territory, population and housing units in urbanized areas and in places of more than 2,500 persons outside of urbanized areas. "Urban" classification cuts across other hierarchies and can be in metropolitan or non-metropolitan areas. I Related terms: Metropolitan, Rural I Urban Area Collective term referring to all areas that are urban. For Census 2000, there are two types of urban areas: urban clusters and urbanized areas. I Urban Cluster A densely settled territory that has at least 2,500 people but fewer than 50,000. New for Census 2000. I Urban Growth Area Legally defined entity in Oregon. Defined around incorporated places and used to regulate urban growth. They are delineated cooperatively by state and local officials and then confirmed by state law. New for Census 2000. I Urbanized area (UA) An area consisting of a central place(s) and adjacent territory with a general population density of at least 1,000 people per square mile of land area that together have a minimum residential population of at least 50,000 people. The Census Bureau uses published criteria to determine the qualification and boundaries of UAs. I I Usual hours worked per week worked in (designated calendar year) The data pertain to the number of hours a person usually worked during the weeks worked in the designated calendar year. The respondent was to report the number of hours worked per week in the majority of the weeks he or she worked in the designated calendar year. If the hours worked per week varied considerably during the designated calendar year, the respondent was asked to report an approximate average of the hours worked per week. People 16 years old and over who reported that they usually worked 35 or more hours each week during the weeks they worked are classified as "Usually worked full time"; people who reported that they usually worked 1 to 34 hours are classified as "Usually worked part time." Related term: Employed I I I Usual hours worked per week worked in the past 12 months The data pertain to the number of hours a person usually worked during the weeks worked in the past 12 months. The respondent was to report the number of hours worked per week in the majority of the weeks he or she worked in the past 12 months. If the hours worked per week varied considerably during the past 12 months, the respondent was asked to report an approximate average of the hours worked per week. People 16 years old and over who reported that they usually worked 35 or more hours each week during the weeks they worked are classified as "Usually worked full time"; people who reported that they usually worked 1 to 34 I I C-BI Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I hours are classified as "Usually worked part time." I Related term: Employed I Usual residence The living quarters where a person spends more nights during a year than any other place. I Related term: Livinq auarters I Usual residence elsewhere A housing unit temporarily occupied at the time of enumeration entirely by people with a usual residence elsewhere is classified as vacant. The occupants are classified as having a "Usual residence elsewhere" and are counted at the address of their usual place of residence. Related term: Housing unit I Vacancy status Unoccupied housing units are considered vacant. Vacancy status is determined by the terms under which the unit may be occupied, e.g., for rent, for sale, or for seasonal use only. I Related terms: Housinq unit, Occupied housinq unit, I Vacant housing unit A housing unit is vacant if no one is living in it at the time of enumeration, unless its occupants are only temporarily absent. Units temporarily occupied at the time of enumeration entirely by people who have a usual residence elsewhere are also classified as vacant. I Related terms: Housinq unit, Usual residence elsewhere, Occupied housinq unit I Value Value is the respondent's estimate of how much the property (house and lot, mobile home and lot, or condominium unit) would sell for if it were for sale. I Veteran status A "civilian veteran" is a person 18 years old or over who has served (even for a short time), but is not now serving, on active duty in the U.S. Army, Navy, Air Force, Marine Corps, or the Coast Guard, or who served in the U.S. Merchant Marine during World War II. People who served in the National Guard or military Reserves are classified as veterans only if they were ever called or ordered to active duty, not counting the 4-6 months for initial training or yearly summer camps. All other civilians 16 years old and over are classified as nonveterans. I I Related term: Years of military service I Village A type of incorporated place in 20 states and American Samoa. The Census Bureau treats all villages in New jersey, South Dakota, and Wisconsin and some villages in Ohio as county subdivisions. Related term: County subdivision, Incorporated place, Visible feature A feature that can be seen on the ground, such as, a street or road, railroad track, power line, stream, shoreline, fence, ridge, or cliff. A visible feature can be a man- made or natural feature. I I Related term: Feature I C-82 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I I Voting District (VTD) Any of a variety of areas, such as election districts, precincts, legislative districts, or wards, established by states and local governments for voting purposes. Voting Districts not defined- The name assigned to an area within a county for which no voting district information is known by the Census Bureau. This designation is used if the state government chose not to provide the Census Bureau with voting district boundaries (e.g., in California), or if that portion of a county (as reported by the state government) is truly devoid of voting districts (e.g., the coastal waters of Sussex County, DE). Related terms: Redistrictinq, Redistrictinq Data Proqram I I Weeks worked in (designated calendar year) The data pertain to the number of weeks during the designated calendar year in which a person did any work for payor profit (including paid vacation, paid sick leave, and military service) or worked without pay on a family farm or in a family business. I I Related term: Employed Weeks worked in the past 12 months The data pertain to the number of weeks during the past 12 months in which a person did any work for payor profit (including paid vacation, paid sick leave, and military service) or worked without pay on a family farm or in a family business. I Related term: Employed I Without Correction for ICM Statistical sampling was addressed in the 1998 appropriations bill (Public Law 105- 119) which was passed by the House of Representatives in 1997. According to PL 105-119, the population count produced without using statistical methods, whether for Census 2000, or simulations that prepare for it, must be publicly available for all levels of census geography. ICM is a quality check survey program designed to produce statistically valid estimates that correct for undercoverage. Related term: Inteqrated Coveraqe Measurement (ICM) I I I Worked in (designated calendar year) People 16 years old and over who did any work for payor profit (including paid vacation, paid sick leave, and military service) or worked without pay on a family farm or in a family business at any time from january to December of the designated calendar year are classified as "worked in (designated calendar year)." All other people 16 years old and over are classified as "Did not work in (designated calendar year)." Related term: Employed Worked in the past 12 months People 16 years old and over who did any work for payor profit (including paid vacation, sick leave, and military service) or worked without pay on a family farm or in a family business at any time during the past 12 months are classified as "worked in the past 12 months." All other people 16 years old and over are classified as "Did not work in the past 12 months." I I I Related term: Employed I I C-83 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I ~ I I Worker This term appears in connection with several subjects: journey-to-work items, class of worker, work status in the past 12 months, weeks worked in the past 12 months, and number of workers in family in the past 12 months. Its meaning varies and, therefore, should be determined in each case by referring to the definition of the subject in which it appears. Related terms: Class of worker, Employed, lourney to work Year of entry All people born outside the United States were asked for the year in which they came to live in the U.S. This includes: people born in Puerto Rico and U.S. Island Areas; people born abroad of a U.S. citizen parent(s); and the foreign born. I I I Related terms: Foreiqn born, Immiqrants, Place of birth Year structure built The data on year structure built were obtained from both occupied and vacant housing units. Year structure built refers to when the building was first constructed, not when it was remodeled, added to, or converted. The data relate to the number of units built during the specified periods that were still in existence at the time of enumeration. I I Related term: Housinq unit I Years of military service This is a measure of the total amount of time a person has spent on active duty service in the U.S. Armed Forces. The measure excludes any breaks in active-duty service. I Related term: Veteran status I ZIP Code A ZIP (Zone Improvement Plan) Code is a five-, seven-, nine-, or eleven-digit code assigned by the U.S. Postal Service to a section of a street, a collection of streets, an establishment, structure, or group of post office boxes, for the delivery of mail. I The Census Bureau uses only 5-digit ZIP codes for the addresses and address ranges in most Census 2000 operations. I ZIP Code Tabulation Area (ZCT A) A ZIP Code Tabulation Area is a geographic area that approximates the delivery area for a five-digit or a three-digit ZIP Code. ZCTAs do not precisely depict the area within which mail deliveries associated with that ZIP Code occur. I A five-digit ZCTA ending in "HH" (e.g., "006HH") represents the water area within a three-digit ZCT A that is not associated with any mail delivery route. A five-digit ZCTA ending in "XX" (e.g., "006XX") represents the land area within a three-digit ZCT A that is not associated with any mail delivery route. Zona Urbana Represents a census designated place that is the governmental center of each municipio in Puerto Rico. There are no incorporated places in Puerto Rico. I I Related term: Municipio I I C-84 Appendix C. 5: Census definitions Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I Map Output 965000348/964900099 Page 1 of 1 ~ Legend CJ Selected Features ~ Road System 0 P a rea Is-H Contours /./ 10 fact. Callc>.r ;./ 5) fact. CGI'1lC>.r Boundaries 0 .kIcna1 co.n!y 0 W;mr 0 Ot.r C<1I1'i"" FOR INFORMATIONAL PURPOSES ONL y- Jefferson County does not attest to the accuracy of the data contained herein and makes no warranty with respect to its correctness or yalidity. Data contained in this map is limited by the method and accuracy of its collection. Wed Oct 11 12:31 :222006 http://gisserver/servletlcom.esri.esrimap.Esrimap?ServiceN ame=ovmap&Client V ersion=4.0&F 0... 10/11/2006 I I I I I I I I I I I I I I I I I I I A endix 0: o. 1: Building permits 0.2 Subdivisions 0.3: Multi-list sales 0.4: Rental market 0.5: Housing resources I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I o 1 Populalton. bUlldmg permits and home sales trends Residential subdivision applications Jefferson County 7 6 10 24 10 I Housing units I 1 I I I Port Townsend 8 " I Housing units I I 2831" Residential subdivision approvals Jefferson County 8 8 8 4 8 I Housing units I 1 I I I Port Townsend 7 " I Housing units I 1 I 3431" 42 6 57 62 90 79 3 4 4 0 44 48 62 65 6 7 12 12 4 3 12 2 100% 100% 100% 100% 5% 6% 4% 0% 77% 77% 69% 82% 11% 11% 13% 15% 7% 5% 13% 3% 0-7 Appendix D. 1: Building permits Jefferson County/Port Townsend Housing Action Plan I I I 0.1.2: Building permits Building permits and median home prices 1994 1995 1996 1997 1998 263 265 239 242 309 2000 274 2001 239 2002 257 1999 253 I All DU Permits SF Bldg Permits Difference Existing Home Sales Median Home Prices All DU Permits SF Bldg Permits Difference 12,01211,388 Existing 89,190 Home Sales Median Home Prices Note: DU = dwelling units, SF = single-family Statistical Data: WSU Center for Real Estate Research Source: www.cb.wsu.edu/-wcrer (Source: US Dept of Commerce; 2000 Census; WCRER Estimates) 263 259 237 232 251 247 252 230 253 o 6 550 2 680 10 730 6 1,230 22 1,260 9 1,250 58 940 4 1,280 I 2003 2004 300 375 290 337 10 38 1,480 1,730 $142,100 $135,000 $136,300 $155,900 $176,400 $173,300 $184,900 $208,500 $245,000 I 41,50138,176 39,666 38,345 40,426 41,089 45,727 42,809 39,183 29,489 26,788 27,023 27,776 28,644 28,168 25,518 26,736 30,438 I 43,121 33,309 50,440 36,840 12,64313,31317,08314,64113,66511,609 9,988 9,81213,600 92,960 101,170 113,090 120,150 119,390 125,260 133,200 156,880 169,560 I $142,200 $150,600 $160,700 $166,600 $176,300 $179,900 $188,500 $203,800 $225,000 Jefferson County NWMLS Totals. Residential Only Jefferson County NWMLS Totals. Condo Only Jefferson County 24 19 26.32% NWMLSTotals. 2,327 2,892 -19.54% Source: NWMLS = Northwest Multiple Listing Service Note: Okanogan and Whatcom Counties joined NWMLS in August 2005, thus: Listings are held to the same territory for both '05 and '06, and, Closed Sales: total number closed comparison is for same territory; Median Prices include total territory data Affordable Housing Indexes Affordability Index Jefferson County State of Washington First Time Affordability Index Jefferson County 47.1 49.0 46.5 State of Washington 68.3 67.9 59.0 Source: www.cb.wsu.edu/-wcrer Data gathered from US Dept of Commerce, 2000 Census and WCRER Estimates. Notes: Housing Affordability Index measures the ability of a middle-income family to carry the payments on a median price home. When the index is 100 there is a balance between the ability to pay and the cost. Higher indexes indicate housing is more affordable. First-time homebuyer index assumes the purchaser's income is 70% of the median household income. Home purchased by first-time buyers is 85% of area's median price. All loans are assumed to be 30-year loans. All buyer indexes assume 20% down payment. First-time buyer index assumes 10% down. It is assumed 25% of income can be used for principal and interest payments. I I Active Listings and Closed Residential and Condo Sales Total Active Listings Feb 06 Feb 05 % Change Closed Sales MedPr MedPr Feb06 Feb05 $349,000 $266,950 $283,200 $249,950 Residential & Condo Sales Feb 06 Feb 05 I 258 20,778 37 5359 270 20,343 -4.44% 2.14% 37 5791 I 234 18,451 35 4833 34 $350,000 $272,975 4555 $299,950 $260,000 251 17,451 -6.77% 5.73% I 2 958 3 $306,500 $209,000 804 $210,000 $190,000 I Q4 2000 82.2 114.8 Q4 2004 85.6 116.9 I I I I 0-2 Appendix D. 7.2: Building permits Jefferson County/Port Townsend Housing Action Plan I % Chg MedPr 30.74% 13.30% 28.22% 15.37% 46.65% 10.53% Q3 2005 80.5 101.6 I I I 0.2: Port Townsend subdivisions - 2000-2005 5 bd. . . d I u IVlslons a""rove Project Product Hamilton Heights Phase 2 3 9 lots Developer -Rob Stewart/Kitsap/jefferson County Housing Authority Builder - Individuals Lender -USDA Rural Development Market -Self help/sweat equity. Sold at $1 03K to $11 5K; current pricing at $200K Sales to date -Sold out - 20 houses complete, 9 underway, Hensel Subdivision 13 Developer - jack Hensel - does not want to be included in a list Sales to date - Subdivision is complete and fully sold Laurel Heights Na Developer - Duke Rhoades, QED Builders Sales to date - Subdivision filled, project complete Lynnesfield (near fairgrounds) 66 Developer - joe Campbell, Campbell Construction Sales to date - MadronajTreehouse 27 Developer - Duke Rhoades, QED Builders Sales to date - Note - Due to infrastructure development costs, prices had to be adjusted upward. Only one affordable (single parent - went for $200K) unit included within subdivision. Difficulty is that 1000 sf is small for a family with kids, and, pricinq touqh for low-income Sunwest Senior Housing - unknown 120 Developer - Sales to date - Umatilla Hill - www.umatillahill.com 10 Developer -Kimball & Landis LLC cottages Builder -Kimball & Landis LLC 5 Lender -Frontier Bank bungalows Realtor -john L. Scott 1 3 single- Market -Empty Nesters - 1000 to 1700 sq. ft. $265K - $430K family Sales to date -Sold out 5/1/06 I I I I I I I I I I I I I I I 0-3 Appendix D.2: Subdivisions Jefferson County/Port Townsend Housing Action Plan I I I Subdivisions endin roval Pro 'ect Doll Estates *Unknown Flint/Garrison Developer - Flint and Vern Garrison Builder - individual lot sales Lender -Mariner Bank Realtor - ReMax Market - Sin Ie famil detached Lots ran e from $85K to $95K Discovery Village (Lander) Developer -Lander Community Development LLC Builder - Lander Custom Builders Lender -California based venture capitalist Realtor - uncertain Market -Em t nesters, retirees, sin rice Meridian Greenfield Developer - Builder - Lender - Realtor - Market - Rosecrans Terrace Developer - Builder - Lender - Realtor - Market - Madrona Ridge (Scott) Developer -Nancy/jeremy Scott Builder - individual sales of lots Lender -uncertain Realtor - none Market - mini "Kala Point" em t nesters, retirees - too earl to rice Spring Valley (Kimball/Landis Developer -Kimball/Landis Builder -Kimball/Landis Lender -Frontier Bank Realtor - john L. Scott Market -Em t nesters, 800 to 1100 S .ft. BOOK and u Tierra - Tierra Investments, LLC, 9234 NW Hopedale Court, Portland, OR 97229 Developer - Builder - Lender - Realtor - Market - I I I I I I I I I I I I I I I 0-4 Appendix 0.2: Subdivisions Jefferson County/Port Townsend Housing Action Plan I Product 47 18 lots 57 cottage homes 10 29 102 lots 10 cottages 16 I I I I I I I I I I I I I I I I I I I D.3: North West Multiple Listing Service (NWMLS) Residential and Condo Units - Closed Sales 2003 2004 2005 # Units Avg Price Avg Time on # Units Avg Price Avg Time on # Units Avg Price Avg Time on Mkt Mkt Mkt Port Townsend 44 $245,298 75 161 $267,448 95 172 $304,930 82 Cape George 7 $197,656 78 25 $253,877 83 23 $315,283 81 Discovery 10 $181,673 99 19 $240,105 124 34 $406,987 116 Marrowstone 5 $417,549 245 16 $449,810 165 11 $503,912 120 Kala Point 13 $269,997 93 26 $276,990 100 44 $316,750 68 Tri-Area 17 $152,870 59 63 $193,706 166 83 $255,572 129 West 0 $0 0 3 $127,666 119 2 $252,000 102 Oak Bay 6 $298,665 196 13 $484,229 174 16 $417,623 125 Center 0 $0 0 10 $271,311 164 16 $310,736 141 Ludlow 88 $255,854 137 170 $290,661 120 136 $380,996 100 Shine 25 $262,818 120 38 $295,432 101 40 $322,507 125 Coyle 4 $302,749 141 7 $189,642 145 12 $308,474 177 Quilcene 15 $177,818 219 20 $175,583 207 28 $241,226 160 Brinnon 30 $135,351 156 45 $151,642 143 51 $187,910 103 Other 3 $168,333 50 2 $167,500 63 $0 0 Jefferson County 267 $230,379 124 618 $263,104 122 668 $316,082 105 Total New Construction - Residential and Condo Units - Closed Sales 2003 2004 2005 # Units Avg Price Avg Time on # Units Avg Price Avg Time on # Units Avg Price Avg Time on Mkt Mkt Mkt Port Townsend 3 $195,250 73 12 $285,615 96 28 $312,971 111 Cape George 1 $200,000 77 1 $329,000 302 2 $525,000 201 Discovery 0 $0 0 0 $0 0 2 $451,182 92 Marrowstone 0 $0 0 1 $437,000 113 0 $0 0 Kala Point 1 $290,000 8 1 $262,500 61 12 $322,320 94 Tri-Area 0 $0 0 4 $390,125 332 11 $352,259 236 West 0 $0 0 0 $0 0 0 $0 0 Oak Bay 1 $375,000 190 1 $1,495,000 169 3 $453,000 173 Center 0 $0 0 0 $0 0 3 $273,622 181 Ludlow 6 $304,418 141 7 $324,856 142 10 $331,199 135 Shine 0 $0 0 3 $163,333 183 7 $246,349 130 Coyle 1 $325,000 42 2 $176,250 183 0 $0 0 Quilcene 1 $132,500 111 3 $180,000 77 2 $339,000 184 Brinnon 2 $184,000 254 2 $281,500 240 1 $131,600 230 Other 0 $0 0 0 $0 0 0 $0 0 Jefferson County 16 $256,422 125 37 $317,051 155 81 $326,965 140 Total 0-5 Appendix 0.3: Multiple listing sales Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I 0.3.3. 1: A verage price of area properties 2005 % Change % Change 2002 % Change 2001 2004 % Change 2003 East Jefferson County Residential $314,735 24.3% $253,239 15.6% $219,079 8.2% $202,434 3.9% $ 194,769 New Construction $326,257 20.5% $270,700 -13.7% $313,722 22.9% $255,222 0.3% $254,502 Moblies on Land $ 136,609 11.4% $122,640 13.3% $108,257 12.0% $96,685 3.1% $93,733 Land $94,916 15.0% $82,527 30.3% $63,343 7.0% $59,181 -3.7% $61,456 Port Townsend Area Residential $3 12,334 27.1% $245,736 11.7% $220,042 9.2% $201,452 18.4% $170,143 New Construction $261,856 -0.6% $263,404 9.7% $240,186 29.8% $ 184,989 18.8% $ 155,763 Moblies on Land $151,970 19.0% $127,755 4.7% $121,984 6.0% $115,034 28.3% $89,675 Land $86,482 18.7% $72,862 29.3% $56,347 24.6% $45,209 -18.6% $55,558 Trj Area Residential $251,858 37.1% $183,642 14.9% $159,875 16.5% $ 137,282 25.6% $109,311 New Construction $293,543 21.1% $242,412 -5.5% $256,499 57.6% $ 162,800 11.5% $146,000 Moblies on Land $131,889 9.5% $120,441 26.8% $94,953 9.1% $87,071 -4.7% $91,387 Land $74,596 21.0% $61,636 24.8% $49,389 -8.5% $53,972 17.5% $45,923 Port Ludlow Residential $360,421 17.4% $306,975 22.4% $250,896 2.6% $244,609 -2.5% $250,849 New Construction $354,954 27.8% $277,792 -19.1% $343,399 10.2% $311,691 -0.6% $313,510 Moblies on Land $147,292 -14.5% $172,351 66.8% $103,342 6.7% $96,821 22.0% $79,375 Land $109,591 79.4% $61,072 1.7% $60,044 -18.4% $73,543 2.5% $71,775 50urce: The Digest Publishing Co 31 -Dec-05 Provided by: Coldwell Banker Town & Country 0-1 Appendix 0.3.3.1: Area sales prices Jefferson County/Port Townsend Housing Action Plan I I I D.4: Rental Market - Port Townsend Leader - 2006 Port Townsend Discovery Bay Kala Point Port Hadlock/lrondale Port Ludlow Chimicum Quilcene Brinnon Rural Jefferson County Subsidized/ADA Units' 5 3 All Note: Rentals without listed rental amounts were omitted from the rental categories - listed in total units available. .. In Port Townsend: Bishop Park Apartments, Nor'west Village Townhouses, Hancock Street Apartments, Keraney Street Apartments, and Laurel Heights. In Port Hadlock - South Seven Village Apartments. Note: "S" = same units listed at each date I SFR 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." ..0 >- 0 6 '7 ~ 0 ltl 0 ~ 0 m Q) ~ <.0 0 lJ'\ 0 ~ u... .... <.0 ,..." ~ .... -IT M v .... .... .... ^ 17 2 1 1 g 5 3 2 5 1 2 4 1 --=- 1 "2 "2 2 1 1 5 1 3 1 1 "2 - 1 1 - - 1 - 1 1 1 - - Duplex 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." ..0 >- 0 6 '7 0 nl 0 0 m Q) ~ <.0 0 lJ'\ 0 '7 M .... <.0 ,..." .... V .... .... .... ^ I Port Townsend Discovery Bay Kala Point Port Hadlock/lrondale Port Ludlow Chimicum Quilcene Brinnon Rural Jefferson County Subsidized Units" I I I Condos 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." ..0 >- 0 6 '7 ~ 0 nl 0 ~ 0 m Q) ~ <.0 0 lJ'\ 0 ~ u... .... <.0 ,..." ~ .... -T ~ v .... .... .... ^ 1 1 1 . 3 1 1 1 Apartments 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." 6 '7 0 0 m 0 lJ'\ 0 <.0 ,..." .... .... .... .... ^ ..0 >- Q) nl u... ~ M o o <.0 .... v 7 11 1 I 14 12 2 1 2 I I I I I I I I I I Cotta es/ADUs 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." ..0 >- 0 6 '7 ~ 0 ltl 0 ~ 0 m Q) ~ <.0 0 lJ'\ 0 ~ '7 ..6.. .... <.0 ,..." ~ .... ~ v .... .... .... ^ 4 5 1 2 1 1 I-- - I--- - I--- - I--- - I--- - I--- - I--- - I-- - '-- - oom to Rent/House to Sha 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." ..0 >- 0 6 '7 ~ 0 ltl 0 ~ 0 m Q) ~ <.0 0 lJ'\ 0 ~ u... .... <.0 ,..." ~ .... r-=:- ~ v .... .... .... ^ ~ ~ 7 I-- - I-- - I-- - '1 1 S I--- ---'- I-- - I-- - I-- - '-- - Mobile Homes 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." ..0 >- 0 6 '7 ~ 0 nl 0 ~ 0 m Q) ~ <.0 0 lJ'\ 0 ~ u... .... <.0 ,..." ~ .... 4- ~ v .... .... .... ^ 1 - - - - 1 1 2 ---'- ---'- - - 1 - 1 - - - - - - - - Vacation Homes 0 0 0 0 0 m lJ'\ 0 '7 0 ,..." ..0 >- 0 6 '7 ~ 0 nl 0 ~ 0 m Q) ~ <.0 0 lJ'\ 0 ~ '7 ..6. .... <.0 ,..." ~ .... ~ v .... .... .... ^ ..l. S - - - - - - - - - - - - - - - - - -- 0-7 Appendix 0.4: Rentals Jefferson County/Port Townsend Housing Action Plan I I I Appendix 0.5: Housing resources The Housing Authority of Jefferson County I The Housing Authority of jefferson County UCHA) was established in 1970 to offer safe, decent, affordable housing to low-income residents of jefferson County. Housina Choice Voucher Proaram The Housing Authority currently offers the Housing Choice Voucher Program that provides the participant with the opportunity to choose the type of rental unit and neighborhood that will meet their interests and needs. Families may also take their housing assistance with them when they move which enables participants to pursue employment and educational opportunities, One hundred forty six families benefit from the Housing Choice Voucher Program though jCHA. ' The recipient of the Housing Choice Voucher has up to two months to find a rental unit within the jCHA operational boundaries for the size unit for which he / she is eligible. The owner/manager of the rental unit then contacts jCHA and is briefed about the program to determine if he or she wishes to participate. Proaram Details Vouchers in Use - 129 Typical user profile - Households earning below 80% of median income Waiting List Count - 205 Past 10 year voucher trends - Bremerton Housing Authority (BHA) has been managing jCHA for just over a year. In the past 2 funding cycles jCHA has received approx. 2% decrease in funds per year. Future Outlook for voucher program - If the past few years are any indication, program funds will continue to shrink. I I I I I I I Tenant Based Rental Assistance Proaram The TBRA program is funded by the State of Washington's Community, Trade, and Economic Development Department. It is designed to provide tenant based rental assistance to homeless families with children and special needs populations. The jCHA is in partnership with DSHS, jefferson County Health Department Domestic Violence sexual assault programs, Port Townsend Community Options, and others. These partners and the jCHA provide ongoing case management, referrals, and self sufficiency workshops for participating households. · Income eligibility is 50% of HUD's median household income for jefferson County. The client targeted groups are: · Foster Children, ages 18-20, who are transitioning to independence, · Farm workers who are seeking permanent year round rental housing, · Households transitioning to self-sufficiency, · Pregnant and parenting emancipated youth, · Special needs populations, including but not limited to people with mental illness or developmental disabilities, people recovering from alcohol or substance abuse, and people with AIDS. I I I I I Proaram Details Typical user profile - homeless and participating in case management services through OlyCAP, WorkFirst, jefferson Mental Health, jefferson County Public Health, Domestic Violence Sexual Assault Program, or Forks Abuse program. Vouchers in Use - 1 9 Waiting List Count - 1 5 I I 0-8 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I I Past 10 year voucher trends - BHA has been managing JCHA for just over a year. In the 2 funding cycles I have been involved with the funding has remained stable-we have been funded for 26 vouchers both years. I Future Outlook for voucher program - The program has become increasingly more difficult to run because we must commit to serve homeless households. Due to the transient nature of homeless households, it is difficult to find households who are homeless and participating in case management services as required by TBRA. In terms of funding, we are hopeful the funding will continue at its same level however funds are determined by Congress each year so there is no way to predict how much funding will be available in the future. Family Self Sufficiency Pro4ram The jCHA's Family Self Sufficiency (FSS) program is designed to help families obtain employment that will lead to economic independence. Sponsored by HUD, the FSS Program works with welfare agencies, schools, businesses, and other local partners to develop a comprehensive program that gives participating FSS family members the skills and experience to enable them to obtain employment that pays a living wage. I I I I An interest-bearing FSS escrow account is established for each participating family, and when the family earned income rises, instead of raising the rent, the Housing Authority deposits the corresponding amount into the savings account. When the savings goal is reached, the FSS family uses the money for a down payment on a house or a car or for tuition. I I In 2004, jCHA's FSS Program had 15 active participants, and 16 of those have escrow account balances. Many of the FSS participants in jCHA's program completed goals that move them closer to self-sufficiency, including 5 who are no longer using public assistance. Pro4ram Details Program partners - jCHA is in the process of forming a Program Coordinating Committee. There are currently no official partners however we hope to have this new group formed by the summer of 2006. I I Families currently in the program - 25 Waiting List Count - 0 Future outlook for the program - The FSS program has continued to be funded at the same level over the past year. I I I I I I 0-9 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I I OL reAP's housing resources I Northwest Passaae -18 units of transitional housina · Location: 228 Thomas Street, Pt Townsend · Year built or put into service: 1995 · Source of funding: CTEDjHAP · Vacancy rate: 67% · Client profile: 6 one bedroom CMI (Chronically Mentally III - 6 one bedroom units reserved for jefferson Mental Health clients - 12 two bedroom units families. Clients' income can not exceed 50% of median income of jefferson County. · Rent: 2 Br $525 1 Br $425 - Subsidized · Clients share of rent: Rent can not exceed 30% of income. I I Pfeiffer House 6 units in old town - Reserved for lefferson County Mental Health Clients · Location: 910 Lawrence, Port Townsend · Year built or put into service: November 1993 · Source of funding: CTED HAP · Vacancy rate: 0 · Client profile: CMI (Chronically Mentally III) · Rent: All 1 Br $579.00 Subsidized (Section 8 - TBRA) · Clients share of rent: Can not exceed 30% of income I I I 15 units South Seven Senior Villaae - elderlv housina in Port Hadlock · Location: 900 Faith Way, Port Hadlock · Year built or put into service: Move in Scheduled May 1, 2006 · Source of funding: SEe 202 HUD · Vacancy rate: Currently in Lease up 10 of 15 units rented · Client profile: One member 62 or older · Rent: All 1 Br $0 - $579 · Clients share of rent: Can not exceed 30% of income I I Haines Street Cottaaes - 8 units Emeraencv Shelter · Location: 2000 Block Haines Street, Port Townsend · Year built or put into service: 1996 · Source of funding: CTEDjHAP · Vacancy rate: 0 · Client profile: Homeless Families can stay up to 90 days · Rent: All 2 Br Furnished $ 0 · Clients share of rent: $ 0 I I I I Hastinas House - 6 Bedroom Shared Housina · Location: 1433 27th Street, Port Townsend · Year built or put into service: December 1993 · Source of funding: CTED HAP · Vacancy rate: 0% · Client Profile: CMI (Chronically Mentally 111) Partnership with jefferson Mental Health for clients. Client income can not exceed 30% of the median income of jefferson County. · Rent: Single Room · Clients share of rent: Income not to exceed the lesser of fair market rent or 30% of adjusted income. I I Holcomb House - 4 Bedroom Shared Housina · Location: 4608 Holcomb Street, Port Townsend · Year built or put into service: 1996 · Source of funding: CTEDjHAP · Vacancy rate: · Client Profile: CMI (Chronically Mentally 111) Partnership with jefferson Mental Health for clients. Client income can not exceed 30% of the median income of jefferson County. I I 0-10 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I · Rent: Single Room · Clients share of rent: Income not to exceed the lesser of fair market rent or 30% of adjusted income. Crossroads - 5 Bedroom Transitional Housinq · Location: 81 Fremont Avenue, Quilcene, WA · Year built or put into service: December 2001 · Source of funding: CTED/SHP · Client Profile: MenjWomen who have completed a drug/alcohol inpatient treatment program and find themselves homeless. · Rent: 30% of income. · Clients share of rent: Not to exceed $250.00 I I I Need oroiection for: 2010 · 20 units of emergency/transitional shelter housing - single · 10 Units of emergency/transitional shelter housing - families · 50 units of multifamily supportive low income housing - 30% of monthly income 2015 · 50 units of multifamily supportive low income housing - 30% of median income · 30 units of multifamily permanent low income housing - 50% of median 2020 · 20 units low income senior housing - 30% of median income I I I I I I I I I I I I I 0-11 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I Homeward Bound Community Land Trust Margaret Maxwell Newly formed in 2005, Homeward Bound is a non-profit Community Land Trust organization. They are located out of Clallem County and will cover a multi-county area. To date they have one project underway. I I Habitat For Humanity jean Camfield, Cameron McPhearson, Deb Wiese, David Rymph Formed eight years ago, Habitat For Humanity of East jefferson County (www.habitateic.org/index.htm) finished their first house in May 1999. Since then, they have built 13 homes, one is nearly completed. These are now homes for 24 children (many are classed as handicapped) and 17 adults. Homes are located from Brinnon (1), IrondalejHadlock (3), with the balance in Port Townsend. Five people are waiting in the pipeline for a home with one scheduled to start this summer. This project will be located in the Tree House subdivision. The board is committed to building two homes per year. Five years ago, Habitat purchased a block of property on 20th street. Access required an additional investment of $60K. Further improvements are required to reach all potential building lots. There are a total of eight lots on this parcel. Funding for these projects comes from the Thrift Store that Habitat owns and operates. They purchased the building at their current location along Sims Road, which houses both their storefront and their administrative offices. Eventually, the upstairs will be a transitional housing unit as well. Applicants must meet the pre-qualification requirements for a Habitat home. Once approved and constructed with cash investment, volunteer labor and materials, and sweat equity, the title is transferred and a no-interest loan is provided. In addition, there is a 2nd DOT filed by Habitat "clouding the title" to assure that the property remains affordable. I I I I I I An agreement is made with the owners that if they move or sell the home in less than five years, Habitat receives all the appreciated value. After the five-year period, the owner receives a greater share of the equity until at 20 years, they own the home free & clear. Habitat retains a first right of refusal on all homes. I I I USDA Rural Development Patrice Varela-Daylo Based out of Clallam County, USDA Rural Development covers three counties: Clallam, jefferson and Kitsap. The typical programs utilized are: I · Single family direct loan program for purchase · Interest Subsidy: Housing subsidized interest rate can reduce a typical current rate of 6.75% to 1 % if the need is evident. · 504 program for repair - For low-income owners - a 1 % loan for up to 20 years · Guarantee rural housing (GRH) program (not a lot of volume) from which they receive a credit. This program is processed through Olympia - Carlotta Donisi (360-704-7706). Allows 100% financing, rates and terms are negotiated and no mortgage insurance is required. · Self-Help Program has been in place since 1997 and has been the driving force for the office. The first project in jefferson County was in 1998 in Port Townsend. Eight houses have been built since then. This program works through Kitsap Housing Authority who get the grant for preliminary screening for eligibility and pre-packaging. Decisions are made locally. Hamilton Heights is the site for several homes built in phases. By summer 2006 approximately I I I 0-12 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I I 30 homes will have been completed. A final group of 10 homes are in application stage at this time. · Cooperative Housing: Eco-Village in Port Townsend (32nd and San juan) is being explored · They have targeted areas to focus on. In jefferson County: Quilcene, Brinnon and Hadlock. In Clallam county, it is the west end. · Partnerships are key with these programs. Some of them include: · Down payment assistance through Kitsap Consolidated Housing Authority Uefferson County) · 504 Program has many partners such as REPAH, Community Action (OlyCAP), Kitsap Consolidated Housing Authority, Boeing Blue Bills (retired Boeing employees), Catholic Community Services, and others. I I I I I I I I I I I I I I I 0-13 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I I dd" " I ~II:II" , . . . " J Name/Address Type Units Configuration Restrictions Northwest Village Families 30 1 bdr. - 4 9 units@ 40% 1921 Sherman Street, 2 bdr. - 1 7 of median Port Townsend 3 bdr. - 9 20 units @ Also had WS Housing 60% of median Finance Commission tax credits Kearney Street Families 18 Studio - 1 All units @ Apartments 809 Gaines 1 bdr. - 6 60% of median Street 2 bdr. - 11 w/rental Port Townsend assistance after 30% of income is reached Hancock Street Apts. Families 24 2 bdr. - 24 All units @ 620 Hancock Street 60% of median Port Townsend w/rental assistance after 30% of income is reached Discovery View Apts. Congregate 48 Studio - 1 47 units @ 60 1051 Hancock Street 1 bdr. - 43 % of median Port Townsend 2 bdr. - 4 w/rental Also had WS Housing assistance Finance Commission after 30% of tax credits income is reached Claridge Court Elderly 44 1 bdr. - 40 Info 1235 Landis Street 2 bdr. - 4 unavailable Port Townsend Bishop Park Elderly 30 1 bdr. 30 All units @ 81 9 Hancock Street 60% of median Port Townsend w/rental assi stance after 30% of income is reached Garden Court Apts. Families 40 1 bdr. - 8 No contacts - 61 Garden Ct. Road 2 bdr. - 28 assume same Port Hadlock 3 bdr. - 4 as above I I I I I I I I I I , , , , . , , , , , Name/Address Tvve Units Configuration Restrictions Laurel Heights Families 50 2 bdr. - 34 20 units @ 1640 20th Street 3 bdr. - 16 30% of Port Townsend median Tax Credits 25 units @ 50% of median San juan Commons - 51 1 bdr.-41 26 units @ 3300 Sanjuan Ave. 2 bd r. - 1 0 35% of Port Townsend median Tax Credits 24 units @ 60% of median I I I I 0-14 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I I Seaport Landing Elderly 120 Studio - 9 24 units @ Retirement 1 bdr. - 90 50% of 1201 Hancock Street 2bdr.-21 median Port Townsend Tax Credits Also had WS Housing Trust Fund bonds approx. $13mm Victoria House Elderly 36 Studio - 30 2 units @ 35% 491 Discovery Rd. 1 bdr. - 6 of median Port Townsend 6 units @ 50% Also had WS Housing of median Trust Fund bonds approx. 950k First Time home buyers - 26 21 - 1 st - assistance mortgage 5 - down pay assi stance I I I I I , , , , . , , , , , . . " , Name/Address Type Units I Confiauration Restrictions Pat's Promise Survivors of 12 UK 30% of Port Townsend domestic median Domestic Violence violence income and Sexual Assault Program below Hendricks Street House Individuals 4 UK 31 % to 50% of 935 Hendricks with median Port Townsend developme income Family and Friends ntal disabilities I I I * - material gathered from agency websites 5/2006 and CTED Housing Trust Fund Unit 6/2006 I I I I I I I 0-15 Appendix D.5: Housing resources Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I Appendix E: E. 1: Builder characteristics E. 2: Lender characteristics E. 3: Realtor characteristics I I I I I I I I I I I I I I I I I I I I I I '0 c:: .!!! III (1) (1) '0 0) '0 '0 '0 ~ ~ Vl .~ .~ Vl ~ o X.o::3::3.o0 X NUJ..Q,OO..Q,NUJ '0 c:: .!!! III ~X ... I '0 ,f. X .... Vl I Qj .0 E ro --' I 0) c:: 32 ... o ~ I '0 c:: (1) III c:: ~ o f- .... (; c.. I I o o o o o VI .... 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I Median value of home sales 1995.2004 I $50,000 I HOO,OOO I $250,000 $200,000 I $/ 50, 000 I $100,000 I $0 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 I_Jefferson County 1!I Washington State I I · The median value of existing home sales has progressively increased in Washington State since 1995. I · The median value of jefferson County existing home sales has steadily increased from $142,100 in 1995 to $288,200 in 2004. I · In 1995, the median value of an existing home sold in jefferson County was equal to or below Washington State in 1995 but has surpassed the median value of homes sold in the state beginning in 2002. I I I I I F-l Appendix F. 7: Affordability Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I What are Jefferson County income capabilities and how does that affect Jefferson County housin status? Home purchasing capability at progressive income levels S50,OOO S400,OOO $150,000 $100,000 S250,OOO S200,OOO $150,000 S 100,000 SO $17,869 S 15,000 S25,000 $15,000 S45,000 $55,000 S65,OOO S75.000 S85, 000 S95,OOO I I I I · jefferson County home purchasing capability progressively increases with increases in household income assuming 30% of jefferson County gross income is used to purchase a house on a 30 year, 6.25% interest mortgage with 10% down. · As shown, the median value house listed in the 2000 Census was $140,946 - requiring an annual income above $40,000, while the median house sold in jefferson County in 2004 was $288,200 - requiring an annual income above $80,000. I I I I I F-2 Appendix F. 7: Affordability Jefferson County/Port Townsend Housing Action Plan I I I Home purchasing capability of selected occupations $50,000 I BOO,OOO I $250,000 I $200,000 I $ 1 50,000 $ 100,000 I I $0 County Police officer Firefighter Teacher Retail clerk Retail Restaurant Median sales household cashier waiter value 2004 I I · The home purchasing capability of jefferson County residents holding selected public and private occupations could vary considerably where a police officer can afford to purchase the highest value house ($181,244) and a restaurant waiter the lowest value house ($57,366) assuming each person was the only household breadwinner and 30% of their gross income is used to purchase the house on a 30 year, 6.25% interest mortgage with 10% down. · As shown, the median value house sold in jefferson County in 2004 was considerably more than any of these occupations could afford or qualify for ($288,200). I I I I I I I F-3 Appendix F. 7: Affordability Jefferson County/Port Townsend Housing Action Plan I I I I Monthly rental capability at progressive income levels I $500 I $2,500 I $2.000 I $/,500 I $1,000 I $0 Median income(1) $10,000 $20,000 HO,OOO $40,000 $50,000 $60,000 $70.000 $80,000 $90,000 I · jefferson County renting capability progressively increases with increases in household income assuming 30% of jefferson County gross income is used for rent excluding utilities and other associated costs. I · As shown, the median rent listed in the 2000 Census was $595 - requiring an annual income above $10,000, while the median rent that a median income household in Jefferson County in 2000 could afford was $947 - meaning households in the county could afford a wider variety of higher priced rental units. I I I I I I I F-4 Appendix F. 7: Affordability Jefferson County/Port Townsend Housing Action Plan I I I I Monthly rental capability of selected occupations I S800 I SI,400 I SI,200 SI,OOO I S600 S400 I S200 I so Wage and County Police officer Firefighter salary levels household Teacher Retail clerk Retail cashier I · The rental capability of jefferson County residents holding selected public and private occupations could vary considerably where a police officer can afford to rent the highest value apartment ($1 ,217) and a restaurant waiter the lowest rental unit ($385) assuming each person is the only household breadwinner and 30% of their gross income is used for rent excluding utilities and other incidentals. 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CO 1.0 1.0 0- N'<t 0'\ CO '<t1.O M "" ~~~~~ N_Lr\CO'<t c:i<.O><ic:i"": N'<t 1'-0 Lr\'<t I'- "" ~~~~~ COOOCON LIi><ic:ioi"": N COM O'<t '<tLr\ "" ~~~~~ OO_vmN . . . . . 0'\0'\00\1'- '<tLr\~ 1.01'- '<t~ '<t "" ~~~~~ 0000'<t rvic:ic:irvic:i -N '<tN MLr\ ~."" ~~~~~ I.ONO\I'-- "":"":<.Ooir-.: ...-.-mLl"lLl"l 1.OLr\ 00'\ I'-Lr\ N"" ~~~~]~~ '<tNMCOO oic:iN"":c:i _mLl"lO ~~~~ OI.OCO'<t Nocioic:i NLr\ 00 '<t1.O Lr\1.O 01"" I'- '<t MM NI.O Lr\1.O vi"" 0\ I'- ~~~~ LI"ImOOIO "":ocic:ic:i MLr\ NN 00 Lr\1.O 01"" 0\ ~~~~ vmLl"llV'l c:ir-.:oir-.: N'<t Lr\ M i:: l: ..s: ... ~ C E <:sl s: ~ ~ .~~ ~ ~ g ~ t).. 0'\ 0\ ~ .- c:i:oi><i~~'5 nl~')I<;,+_:e !9:O~~~~1S~ o Qi ~ Lr\ 0 Lr\ 0 .- 1-::ECl..NMMI-O I I F.3: Housing market demand/needs - countywide indices Straight line projections I I Poverty Under 65 Over 65 Total persons in poverty Total population Percent persons in poverty I Low income households Extremely low income <30% of median Very low income 31 %-51 % of median Total low income households Total all households Percent of total households I I Low income households by family type 2000 2006 2012 2024 I Married couple families 206 229 255 316 Male headed families 79 88 98 121 Female headed families 263 293 326 404 Total low income families Total families Percent of all families 548 7,578 7.2% 610 8,434 7.2% 679 9,387 7.2% 841 11,628 7.2% I Low income households by family type with kids 2000 2006 2012 2024 I Married couple families with children under 18 124 138 154 190 Male headed families with children under 18 69 77 85 106 Female headed families with children under 18 255 284 316 391 I Total low income families with children under 18 448 499 555 687 Total families with children under 18 2,701 3,006 3,346 4,144 Percent of all families with children under 18 16.6% 16.6% 16.6% 16.6% Housing costs as percent of income Owner costs over 35% of household income Renter costs over 35% of household income Total households paying over 35% Total all households Percent of total households Special populations - individuals* 2000 2006 2012 2024 I I I Homeless - individuals 5 6 7 Mental illness - not institutionized individuals 16 18 22 Elderly care including Alzheimers - individuals 15 17 21 I Total special population individuals 36 40 50 Total population 26,299 29,270 32,577 40,354 Percent persons in poverty 0.0% 0.1% 0.1% 0.1% Special populations - families* 2000 2006 2012 2024 I Homeless - families 8 9 11 Mental illness - not institutionized families 12 13 17 Domestic abuse - temporary families 46 51 63 I Total special population families Total families Percent of all families 7,578 0.0% 66 8,434 0.8% 73 9,387 0.8% 91 11,628 0.8% I *5ource: Housing Authority of Jefferson County and OlyCAP I 7 F.3: Demand/need forecasts Port Townsend/Jefferson CountyHousing Action Plan I I I What have we been doing to contain or reduce our housin costs in eneral? A . D I ctlon ImlJQct one Cluster ordinance Allow new developments to group buildings onto Yes smaller lots to retain trees, parks, and open spaces - and reduce site development costs for roads and utilities. Planned residential Allow a variety of housing types (single-family, Yes developments townhouse, apartments) to increase choice. Planned community Allow a variety of housing types and retail, Yes developments office, or other non-residential uses to reduce cost and increase convenience. Mixed use structures Allow retail on the ground floor and housing on Yes upper floors to reduce cost and increase convenience. Design guidelines Control the scale and appearance of building Yes size, locations, garage access, street and sidewalks and other visual characteristics. Subdivision regulations Set aside land or facilities for parks, Yes playgrounds, trails, and other common features to ensure quality. GMAjSEPA impacts Set aside land or pay fees to offset the impact on Yes roads, parks, schools, and other necessary services. Accessory dwelling units Allow single, small rental units to be built over Yes the qaraqe or onto a back lot to increase choice. Cottage or small lot Allow cluster, small lot, and small size houses to Yes reduce cost and increase choice. Duplex and triplex Allow attached single family house products to Yes reduce cost and increase choice. Townhouse Allow attached single-family house products to Yes reduce cost and increase choice. Manufactured house Allow production type housing to reduce cost Yes and increase choice. I I I I I I I I I I I I I I F-IO Appendix F.3: Demand/need forecasts Jefferson County/Port Townsend Housing Action Plan I I I I What else could we do? A t' Ch . ., I clan m"act olce. Increase allowable densities Increase the number houses allowed to reduce Yes or No cost of land? Reduce requirements Reduce the size of roadways, curb and storm Yes or No requirements, sidewalk widths, and optional amenities? Waive fees and charges Reduce cost of processing plan and code Yes or No reviews? joint venture Share public infrastructure costs including sewer, Yes or No water, and roads? Use land trusts Lease the land at low interest rates to reduce the Yes or No impact of rising land values on total housing costs? Initiate self-help programs Allow households to construct portion of the Yes or No buildinq rather than pay down payments? Use incentive programs Reward developers with additional density that Yes or No provide affordable housing for low income households? Use mandatory programs Require developers to set aside a minimum Yes or No percent of all units as affordable for low income households? Non-profit/public ownership Acquire, develop, and operate affordable Yes or No housing for low income households at scattered sites in the community? Non-profit/public ownership Acquire, develop, and operate affordable Yes or No housing for low income households at clustered sites in the community? I I I I I I I I I I I I I I F-II Appendix F.3: Demand/need forecasts Jefferson County/Port Townsend Housing Action Plan I I I What has been done about those in most need? I I A . s I ctlon m"act ."onsor Crossroads 5 bedroom transitional house in Quilcene for OlyCAP drug/alcohol homeless individuals Holcomb House 4 bedroom shared house in Port Townsend for OlyCAP mental health individuals Hastings House 6 bedroom shared house in Port Townsend for OlyCAP mental health individuals Haines Street Cottages 8 units in Port Townsend for homeless and OlyCAP transitional households Northwest Passage 18 units of transitional housing in Port OlyCAP Townsend for mental health households Pfeiffer House 6 units in Port Townsend for mental health OlyCAP households South Seven Senior Village 15 units in Port Hadlock for senior households OlyCAP Habitat for Humanity 1 house built in Brinnon for low income Habitat household Habitat for Humanity 3 houses built in Irondale/Port Hadlow for low Habitat income households Habitat for Humanity 9 houses built in Port Townsend for low income Habitat households Hamilton Heights 30 houses built under USDA self-help program in USDA Port Townsend I I I I I I I I I I I I I I F-12 Appendix F.3: Demand/need forecasts Jefferson County/Port Townsend Housing Action Plan I I What else can be done fay those in most need? I Planned or in-progress Sponsor 1m act Action OLYCAP 20 units planned by 2010 for emergency transitional Planned housin for sin Ie individuals OL YCAP 10 units planned by 2010 for emergency/transitional Planned housin for families OLYCAP 50 units planned by 2010 of multifamily supportive low Planned income housin (30% of month I income) OL YCAP 50 units planned by 201 5 of multifamily supportive low Planned income housin (30% of median income) OLYCAP 30 units planned by 2015 of multifamily permanently low Planned income housin (50% of median income) OLYCAP 20 units planned by 2020 of low income senior housing (30% Planned of median income) USDA 10 self-hel housin Planned I I I I I I I I I I I I I I I I F-13 Appendix F.3: Demand/need forecasts Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I Appendix H: H. 1: Matrix of housing programs H.2: Catalogue of housing programs H.3: Comparable project sheets I I I I I I I I I I I I I I I I I I I I I H. 1: Housing program applications by market segment I I State hOllsing programs Low Income Housing Tax Credits X X X X X X Washington Housing Trust Fund X X X X X X Housinq Enhancement Grant Proqram (linked above) X X X X X X WashinQton State Operating & Maintenance (linked) X X X X X Housing Rehabilitation Grant Program X X X X X Home Repair and Rehabilitation HOME X X Tenant Based Rental Assistance HOME X X X Washington State HomeChoice Program X X House Key Rural Proqram X X Nonprofit Facilities Bond Proqram X Nonprofit Housinq Proqram X Multifamily Housing X X Service Sector Workers I Empty Nesters I I First Time Home Buyers I I I Elderly I I I I Special Populations* I I I I I Low/very low income I I I I I I Homeless I I I I I I I Lenders I I I I I I I I Owners/ I I I I I I I I Operators I I I I I I I I Only I I I I I I Federal hOllsing programs Rural Housing Loans Section 502 X Rural Housing Site/Self Help Loans Sec 523/524 X X Rural Rental Housing Loans Sec. 515 X X X Rural Rental Housing Loans Sec. 521 X Very Low Income Repair Loans/Grants Sec 504 X Rural Housinq Preservation Grants See. 533 X X Rural Rental Housinq Guaranteed Loans Sec. 538 X X X Mortqaqe Insurance Homes See. 203(b) X X X X X Rehabilitation Mortgage Insurance Sec. 203(k) X X X X X Manufactured Home Purchase Insure. (Title 1) X X X X X Mortgaqe Ins. For Condo Proiects See. 234(d) X X X X X Mortgaqe Insurance COOP Projects Sec. 213 X X X X X Mortgage Insurance for Purchase of Condo's See.234 @ X X X X X Mortqaqe Insurance Rental Housinq See. 207 X X X X X Mortqaqe Insurance Rental/COOP Housing See. 221 (d)(3) X X X X Mortgage Insurance Rentals for Elderly See. 231 X X Supplemental Loan Ins. Multi family Rental Sec 241 (a) X X X Mortgaqe Ins.for Purchase/Refi of Multi family See. 223(f)/207 X X X X Mortgage Insure. Manufactured Home & Lot (Title 1) X Mortgage Insure. Single Fam. COOP See. 203 (n) X X X X X Mortqaqe Insure. Military Impacted Areas Sec 238 @ X X X X X Mortqage Insure. For SRO's See. 221 (d) X X X Supportive Housing for Elderly Sec. 202 X X Graduated Payment Mortqaqe Sec. 245 (9) (a) X X X X Operatinq Assistance for Multi family X Supportive Housing for Persons/Disabilities See. 811 X X Emergency Shelter Grants X X X X Supportive Housing - Homeless X X X X Shelter Plus Care X X X X Home Investment Partnership Program HOME X X X X Self Help Homeownership Opportunity Program X X X X X CDBG Section 108 Loan Guarantee X X X X X X X Teacher Next Door Initiative currently doesn't apply in Jefferson Coun Single Family Property Disposition X X X X X X X Dollar Home Sales X X X X X X X X Assisted Livinq Conversion of Multi Family X X Public and Indian Housinq - Loan Guarantee X X X X X ty I I I I I I I I H-7 Appendix H. 7: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I H. 7: Housing program applications by market segment I I Specially Adopted Housing for Disabled Veterans Veterans Housin - Guaranteed and Insured Loans Veterans Housing Direct Loans for Disabled Vets Veterans Housing Manufactured Home Loans Transitional Living Program for Homeless Youth Service Sector Workers I Empty Nesters I I First Time Home Buyers I I I Elderly I I I I Special Populations* I I I I I Low/very low income I I I I I I Homeless I I I I I I I Lenders I I I I I I I I Owners/ I I I I I I I I Operators I I I I I I I I Only X X X X X X X X I I X X X X X I Private/federal third party programs Impact Capital Predevelopment Fund X X Affordable Housin Pro ram X X X Community Investment Fund/ED Development Fund X X X X X Home$tart Pro ram X X Multifamily Permanent Loans Special Needs X X X Tax Exempt Bonds for Housin Development X X X X X 1 st Time Buyers, Multi Family, Single Family X X X X X I I * Special Populations include people with developmental disabilities, victims of domestic violence, mentally ill, youth, substance abusers, physically disabled, and co-occurring disorders. I I I I I I I I I H-2 Appendix H. 7: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I H.2: Catalogue of Housing Programs I LOW INCOME HOUSING TAX CREDITS State Housing Trust Fund OBjECTIVES The low-income housing tax credit is an incentive program created to encourage the construction or rehabilitation of buildings for low-income tenants. It provides a dollar-for-dollar reduction in tax liability to property owners and investors who agree to provide low-income housing for up to 40 years. TYPES OF ASSISTANCE Tax credits to investors USES AND USE RESTRICTIONS Non-profit agencies participating in the program generally form partnerships with private investors who make equity capital investments in exchange for an ownership interest and tax credits. Non-profits must have an ownership interest (usually 1 %) and materially participate in the development and operation of the projects, usually as the managing general partner. Private investors (i.e. banks, corporations) buy tax credits from the affordable housing developer; developer then uses proceeds (equity) to construct or rehab units. Credits are claimed by the project owner and/or investors over a 1 O-year period, although the units must remain affordable for at least 30 years. The legal requirements related to forming tax credit partnerships, selling the tax credits to investors and annual reporting to the Internal Revenue Service are relatively complicated, making the Tax Credit Program more often used for projects greater than 25 units. ELIGIBILITY REQUIREMENTS At least 20% of units must be either reserved for households earning below 50% of AMI, or 40% of units must be for households earning up to 60% AMI. I I I I I I WASHINGTON STATE HOUSING TRUST FUND Office of Community Development, CTED OBjECTIVES The Housing Trust Fund works to provide safe, decent, and affordable housing in communities throughout the state in partnership with private lenders, other state agencies, local governments, and community-based housing developers. TYPES OF ASSISTANCE Grants and loans USES AND USE RESTRICTIONS Funds are awarded through a competitive process. Applications are submitted to the State in response to requests for proposals. Housing projects using HTF monies typically are obligated to house low-income households for 40 years. ELIGIBILITY REQUIREMENTS There are set-aside funds in the Housing Trust Fund for special populations including: homeless families with children (transitional or emergency shelter projects) and domestic violence victims I I I I I HOUSING ENHANCEMENT GRANT PROGRAM CDBG/Office of Community Development, CTED OBjECTIVES Community Development Block Grant (CDBG) Housing Enhancement Grants offer flexible companion grants in coordination with the Housing Finance Unit (HFU) by providing eligible Washington State cities and counties the opportunity to partner with non-profit, low-income housing developers to assist in the development or preservation of housing projects. TYPES OF ASSISTANCE Grants USES AND USE RESTRICTIONS Only projects receiving Housing Trust Fund dollars may apply for Housing Enhancement Grants. Housing Enhancement Grants may only be used for activities I I I H-3 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I that are not eligible for funding through the Housing Trust Fund. Eligible applicants are Washington State cities and towns with less than 50,000 in population or counties with less than 200,000 in population that are non- entitlement jurisdictions or are not participants in HUD Urban County Entitlement Consortium. Non-profit organizations, Indian tribes, and special purpose organizations such as public housing authorities, port districts, community action agencies, and economic development councils, are not eligible to apply directly to the CDBG Program for funding. However, eligible jurisdictions may choose to serve Indian tribes within their jurisdiction or to involve the other organizations in the operation of projects funded under the program. ELIGIBILITY REQUIREMENTS Projects must principally benefit low- and moderate-income persons. Low- and moderate-income is defined as 80% of county median income. I I I HOUSING REHABILITATION GRANT PROGRAM CDBG/Office of Community Development, CTED OBjECTIVES The Community Development Block Grant (CDBG) Housing Rehabilitation Grant Program provides funding to eligible Washington State communities to support housing rehabilitation activities that principally benefit low- and moderate-income persons. TYPES OF ASSISTANCE Grants USES AND USE RESTRICTIONS Applications must meet one of the following program priorities: · Address public health and safety issues · Improve essential services to low- and moderate-income persons · Complete a necessary and specific step within a broader community development strategy · Assist communities in meeting the planning requirements that will principally benefit low- and moderate-income persons ELIGIBILITY REQUIREMENTS Eligible applicants are Washington State cities and towns with less than 50,000 in population or counties with less than 200,000 in population that are non- entitlement jurisdictions or are not participants in a HUD Urban County Entitlement Consortium. Projects must principally benefit low- and moderate-income persons. Low- and moderate-income is defined as 80% of county median income. I I I I I I I HOME REPAIR AND REHABILITATION HOME/Office of Community Development, CTED OBjECTIVES Through the HOME Program, established under Title II (Home Investment Partnerships Act) of the National Affordable Housing Act, the U.S. Department of Housing and Urban Development (HUD) distributes financial assistance to states and local governments to implement housing strategies that address the affordable housing needs of low-and very low-income individuals and families. TYPES OF ASSISTANCE Grants USES AND USE RESTRICTIONS HOME dollars are used in conjunction with state, private and federal weatherization dollars to perform home repair and rehabilitation. Very low-income occupants of single-family dwellings are eligible for grants and loans under this program. Repair costs may not exceed $24,999 per unit. ELIGIBILITY REQUIREMENTS Eligible organizations are community action agencies, local governments and housing authorities who currently provide weatherization services. I I I I WASHINGTON STATE HB 2006 STATE OPERATING & MAINTENACE FUND Office of Community Development, CTED I H-4 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I OBjECTIVES The Operations and Maintenance (O&M) Fund is part of the Housing Trust Fund (HTF) and is used to support projects that have received capital dollars from the HTF. Priority is given to new projects awarded HTF money. Funds to be awarded are for not more than $25,000 per year for 40 years of $50,000 per year for 20 years. TYPES OF ASSISTANCE Loans USES AND USE RESTRICTIONS The purpose of the funds is to support operations and maintenance costs of housing projects or units within housing projects that are affordable to extremely low-income persons and that require a supplement to rent-revenue to cover on- going operating expenses. ELIGIBILITY REQUIREMENTS Eligible applicants are very low-income populations (30% or below of AMI). Priority is given to seasonal farm worker projects and projects for persons with special needs, including disabilities and homelessness I I I I TRANSITIONAL HOUSING OPERATING AND RENT PROGRAM (THOR) Office of Community Development, CTED OBjECTIVES The purpose of the THOR program is to provide transitional housing for homeless families with children so they can find suitable, affordable permanent housing. TYPES OF ASSISTANCE Grants USES AND USE RESTRICTIONS An Operating Subsidy Program for transitional housing facilities and a Rental Assistance Program that provides partial payments for rent assistance to homeless families with children is included in the program. For operating assistance, eligible transitional housing projects must provide transitional housing for the targeted population of homeless families with children whose incomes are at or below 50% of the area median income. Operating subsidies shall not exceed 50% of the project's core operating budget for the year, and rents shall not exceed 30% of the income of the targeted population. For rental assistance, eligible programs must provide rental assistance to homeless families with children whose incomes are at or below 50% of the area median. ELIGIBILITY REQUIREMENTS Eligible applicants are very low and low income families with children. I I I I I I TENANT BASED RENTAL ASSISTANCE (TBRA) Office of Community Development, CTED OBjECTIVES US Department of HUD HOME program funds awarded to WA State and used to assist low-income renters. Under the TBRA program low-income households are assisted with a portion of their rent for a period of up to 2 years. TYPES OF ASSISTANCE Grants USES AND USE RESTRICTIONS Eligible tenants under a TBRA program receive direct rental subsidies that enable them to live in rental units of their own choosing, provided that the units meet basic program requirements. Within the bounds of certain HOME Program rules, WA state HOME funds are awarded through a competitive Request for Proposal process. Client-targeted populations in order of priority are: · Foster children transitioning to independence; · Chronically mentally ill, developmentally disabled, or other special needs populations such as those recovering from alcohol or substance abuse; · Farm workers seeking permanent year round rental housing · Households transitioning to self-sufficiency, especially those in TANF, Welfare to Work, or Work First ELIGIBILITY REQUIREMENTS I I I I I H-5 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I Eligible organizations are cities, counties, non-profit organizations, and public housing authorities that have administered or who can partner with an agency or technical assistance provider that has experience with Tenant Based Rental Assistance or a Section 8 Rental Assistance Program I WASHINGTON STATE'S HOMECHOICE PROGRAM Housing Finance Commission OBjECTIVES HomeChoice is a down payment assistance program for low- and moderate-income people with a disability or who have a family member with a disability living with them and qualify for a conventional mortgage loan using HomeChoice guidelines. TYPES OF ASSISTANCE Loans USES AND USE RESTRICTIONS The Program offers up to $15,000 per household in a payment deferred second mortgage. Second mortgages are due when home is sold, or if home is refinanced or after 30 years. The Commission will forgive the interest on a HomeChoice second mortgage only if borrower is not in default on the first mortgage. HomeChoice down payment requirement is 3%. The borrower's contribution is $500.00. The rest of the down payment can come from a gift, grant or grant-like down payment assistance. ELIGIBILITY REQUIREMENTS Low- and moderate-income people with a disability I I I I I HOUSE KEY RURAL PROGRAM Housing Finance Commission OBjECTIVES House Key Rural is a first time home buyers program providing a second mortgage with a 3% simple interest rate. There are no monthly payments with the balance due and payable when the Borrower(s) (1) sells, refinances, transfers the property; (2) fails to maintain as principal place of residence; or (3) when the home is paid off (on or before 30 years). TYPES OF ASSISTANCE Loans USES AND USE RESTRICTIONS Borrowers must be first-time home buyers and meet the program's purchase price and income limits. Proceeds must be used with the state's House Key Program 1 st mortgage program. Borrowers must earn 80% or less of their participating county's area median income based on family size. Borrowers may qualify for a maximum loan amount of 6% of purchase price or $10,000, whichever is higher based upon need and availability of funds. (Minimum amount of assistance is $1,000 ELIGIBILITY REQUIREMENTS Moderate income or below families I I I I I NONPROFIT FACILITIES BOND PROGRAM Housing Finance Commission OBjECTIVES Tax-exempt bonds issued for capital facilities and equipment that serve the mission of nonprofit organizations TYPES OF ASSISTANCE Streamlined Tax Exempt Placement Program bonds USES AND USE RESTRICTIONS Nonprofit organizations can use tax-exempt bonds to finance facilities and equipment that meet the nonprofit's stated 501 (c)(3) mission, including: · Construction and rehabilitation of buildings · Purchase of land, equipment and buildings · Refinancing of existing capital debt · Lease or purchase of equipment I I I I H-6 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I · Development and feasibility study costs, such as architectural, engineering, fundraising consulting, accounting, and legal costs directly related to the project and its development can also be financed. Projects that include religious activities, i.e. churches and synagogues are not eligible. However, projects that serve nonsectarian purposes that are sponsored by religious organizations are often eligible. ELIGIBILITY REQUIREMENTS To be eligible for the Nonprofit Facilities Program an owner must be a nonprofit organization, as certified by the IRS under Section 501 (c)(3) of the tax code. It must own 100% of the project, or that portion of the project that is financed with tax- exempt bonds. I I I NONPROFIT HOUSING PROGRAM Housing Finance Commission OBjECTIVES Assist the private nonprofit organizations in Washington State in financing housing projects that meet their organizations mission. TYPES OF ASSISTANCE Streamlined Tax Exempt Placement Program bonds; Larger projects, when borrowing typically exceeds $3,000,000, investments banks market the bonds to retail and institutional investors. USES AND USE RESTRICTIONS Nonprofit organizations can use tax-exempt bonds to finance housing that is directly related to their mission, including: · Construction and rehabilitation of buildings · Purchase of land and buildings · Refinancing of existing capital debt · Development and feasibility study costs, such as architectural, engineering, fundraising consulting, accounting, and legal costs directly related to the project and its development can also be financed. · Low Income Housing Tax Credits cannot be used in conjunction with this type of bonds ELIGIBILITY REQUIREMENTS Organizations with a 501 (c)(3) determination letter from the IRS. I I I I I I MULTIFAMILY HOUSING Housing Finance Commission OBjECTIVES Program finances multifamily housing for people with low to moderate income with for-profit developers. TYPES OF ASSISTANCE Access to tax exempt bonds USES AND USE RESTRICTIONS The proceeds from tax-exempt bonds can be used to finance new construction, rehabilitation, acquisition and rehabilitation, and predevelopment costs incurred for projects financed. Developers may use the proceeds from tax-exempt bonds to develop: · Independent living units (apartments) · Congregate care facilities · Assisted living facilities. ELIGIBILITY REQUIREMENTS A project must be located in the state of Washington and be a residential rental project that provides a significant public benefit. Internal Revenue Code requires users of multifamily tax-exempt bonds to reserve a percentage of the total units for low-income residents. The minimum requirement under the Code is either: 20% of the total units set aside for households with incomes at or below 50% of median income; OR 40% of the units set aside for households with incomes at or below 60% of median income. I I I I I I H-? AppendiX H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I LOW INCOME HOUSING TAX CREDIT PROGRAM Housing Finance Commission OBjECTIVES The 1986 Tax Reform Act created the Credit under Section 42 of the Internal Revenue Code to assist the development of low-income rental housing by providing qualified Owners with Credit to reduce their federal tax obligations. TYPES OF ASSISTANCE Federal Tax Credit USES AND USE RESTRICTIONS The Credit is a dollar for dollar reduction of federal income tax liability for Owners of or investors in low-income rental housing. The Credit is available for a 10-year period subject to compliance with the requirements of the IRS Code and the Washington State Housing Finance Commission. The amount of Credit is based on the type of Project, the costs of developing a Project, the percentage of Qualified Low-Income Housing Units in a Project, and the nature and amount of financing for a Project. ELIGIBILITY REQUIREMENTS The "Owner" of a Project (an individual, corporation, Limited Liability Company or, most commonly, a Limited Partnership) that receives Credit from an allocating agency is eligible to use the Credit. Individuals are subject to the passive income and loss and at-risk limitations in the federal tax law. Certain for-profit corporations not subject to the passive income and loss and at-risk limitations are able to use an unrestricted amount of Credit each year. I I I I I I I I I I I I I I I I H-B Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I Federal Housing Pro rams Rural Housing Loans (l 0.410) (Section 502) Rural Housing Service, Department of Agriculture OBjECTIVES Assist very low, low, and moderate-income households obtain modest, decent, safe, and sanitary housing for use as a permanent residence in rural areas. TYPES OF ASSISTANCE Direct Loans; Guaranteed/Insured Loans. USES AND USE RESTRICTIONS Direct and guaranteed loans may be used to buy, build, or improve the applicant's permanent residence. New manufactured homes may be financed when they are on a permanent site, purchased from an approved dealer or contractor, and meet certain other requirements. The property must be located in an eligible rural area. Guaranteed loans may be made to refinance either existing RHS Guaranteed Housing Loans or RHS Section 502 Direct Housing loans. Guaranteed loans are amortized over 30 years. The interest rate is negotiated with the lender. ELIGIBILITY REQUIREMENTS Applicants must have very low-, low- or moderate incomes. Very low-income is defined as below 50% of the area median income (AMI); low-income is between 50 and 80% of AMI; moderate income is below 115% of AMI. I I I I I RURAL HOUSING SITE LOANS AND SELF-HELP HOUSING LAND DEVELOPMENT LOANS (l 0.4 11) (Section 523 and 524 Site Loans) Rural Housing Service, Dept. Of Agriculture OBjECTIVES Assist public or private nonprofit organizations interested in providing sites for housing; to acquire and develop land in rural areas to be subdivided as adequate building sites and sold on a cost development basis to families eligible for low and very low income loans, cooperatives, and broadly based nonprofit rural rental housing applicants. TYPES OF ASSISTANCE Direct Loans. USES AND USE RESTRICTIONS For the purchase and development of adequate sites, including necessary equipment that becomes a permanent part of the development; for water and sewer facilities if not available; payment of necessary engineering, legal fees, and closing costs; for needed landscaping and other necessary facilities related to buildings such as walks, parking areas, and driveways. Restrictions: loan limitation of $200,000 without national office approval. Repayment of loan is expected within 2 years. ELIGIBILITY REQUIREMENTS A private or public nonprofit organization that will provide the developed sites to qualified borrowers on a cost of development basis in open country and towns of 10,000 population or less and places up to 25,000 population under certain conditions. Beneficiary Eligibility Sites developed with Section 524 loans must be for housing low and very low income families and may be sold to families, nonprofit organizations, public agencies and cooperatives eligible for assistance under any Section of Title V of the Housing Act of 1949. Sites developed with Section 523 loans must be for housing to be built by the self-help method I I I I I I I I I I H-9 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I RU RAL RENTAL HOUSI NG LOANS (10.41 5) (Section 51 5) Rural Housing Service, Dept. of Agriculture OBjECTIVES Provide economically designed and constructed rental and cooperative housing and related facilities suited for rural residents. TYPES OF ASSISTANCE Direct Loans, Project Grants. USES AND USE RESTRICTIONS Loans can be used to construct, or to purchase and substantially rehabilitate rental or cooperative housing or to develop manufactured housing projects. Housing as a general rule will consist of multi-units with 2 or more family units and any appropriately related facilities. Funds may also be used to provide approved recreational and service facilities appropriate for use in connection with the housing and to buy and improve the land on which the buildings are to be located. ELIGIBILITY REQUIREMENTS Applicants may be individuals, cooperatives, nonprofit organizations, State or local public agencies, profit corporations, trusts, partnerships, limited partnerships, and be unable to finance the housing either with their own resources or with credit obtained from private sources. Beneficiary Eligibility Occupants must be very low-, low- or moderate-income family households, elderly, handicapped, or disabled persons I I I I I I RURAL RENTAL HOUSING LOANS (10.415) (Section 521) Rural Housing Service, Dept. of Agriculture OBjECTIVES The Rural Rental Assistance (RA) program provides an additional subsidy for households with incomes too low to pay the Rural Housing Service (RHS) subsidized (basic) rent from their own resources. RHS pays the owner the difference between the tenant's contribution (30% of adjusted income) and the monthly rental rate, including the cost of all utilities and services. TYPES OF ASSISTANCE Monthly rental assistance USES AND USE RESTRICTIONS Priority for RA in housing financed by Section 515 is given to a project either if a market study indicates the greatest percentage of prospective tenants need RA or if the area has the greatest housing need within the state and is selected for funding in accordance with the weighted criteria ELIGIBILITY REQUIREMENTS Persons with very low and low incomes, elderly persons, and persons with disabilities are eligible if they are unable to pay the basic monthly rent within 30% of adjusted monthly income. I I I I I I VERY LOW-INCOME HOUSING REPAIR LOANS AND GRANTS (10.417) (Section 504) Rural Housing Service, Dept. of Agriculture OBjECTIVES To give very low-income rural homeowners an opportunity to make essential repairs to their homes to make them safe and to remove health hazards to the family or the community. TYPES OF ASSISTANCE Direct Loans, Project Grants. USES AND USE RESTRICTIONS The Very Low-Income Housing Repair program provides loans and grants to very low-income homeowners in rural areas to repair, improve, or modernize their dwellings or to remove health and safety hazards. Grant funds are only available to homeowners aged 62 or older who cannot repay a Section 504 Loan. This includes I I I I H-lD Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I repairs or replacement of heating, plumbing or electrical services, roof or basic structure as well as water and waste disposal systems, and weatherization ELIGIBILITY REQUIREMENTS Applicants must own and occupy a home in a rural area; and be a citizen of the United States or reside in the United States after having been legally admitted for permanent residence or on indefinite parole. Loan recipients must have sufficient income to repay the loan. Grant recipients must be 62 years of age or older and be unable to repay a loan for that part of the assistance received as a grant. I I RURAL HOUSING PRESERVATION GRANTS (10.433) (Section 533) Rural Housing Service, Dept of Agriculture OBjECTIVES Provide very low- and low-income rural residents, individual homeowners, rental property owners (single/multi-unit) or consumer cooperative housing projects (co- ops) the necessary assistance to repair or rehabilitate their dwellings. TYPES OF ASSISTANCE Project grants. USES AND USE RESTRICTIONS Organizations may use up to 20% of the Housing Preservation Grant funds for program administration purposes, such as to hire the personnel to carry out a housing rehabilitation project; to pay necessary and reasonable office and administrative expenses; and to pay reasonable fees for training of organization personnel. 80% or more of funds must be used for loans, grants or other assistance for individual homes, homeowners, rental properties or co-ops ELIGIBILITY REQUIREMENTS Eligible organizations include a state or political subdivision, public nonprofit corporation, Indian tribal corporations, private nonprofit corporation, or a consortium of such eligible entities. Applicants must provide assistance under this program to persons residing in unincorporated areas and communities with a population of 10,000 or less. I I I I I SECTION 538 RURAL RENTAL HOUSING GUARANTEED LOANS (10.438) (Section 538) Rural Housing Service, Dept. of Agriculture OBjECTIVES This program has been designed to increase the supply of affordable multifamily housing in rural areas through partnerships between RHS and major lending sources, as well as State and local housing finance agencies and bond insurers. The program provides Federal credit enhancement to encourage private and public lenders to make new loans for affordable rental properties that meet program standards. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS The guarantee will encourage the construction of new rural rental housing and appropriate related facilities. Housing as a general rule will consist of projects with 5 or more dwellings. ELIGIBILITY REQUIREMENTS The applicant in this program is the lender. The lender must be approved and currently active with Fannie Mae, Freddie Mac, HUD/FHA insurance programs, Ginnie Mae or be a State or local Housing Finance Agency. A member of the Federal Home Loan Bank System or other lender may be able to participate if they can demonstrate satisfactory experience with multifamily lending. Beneficiary Eligibility Occupants must be families or persons with income not in excess of 11 5% of the Median Income at the time of initial occupancy. I I I I I I I I H-ll Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I MORTGAGE INSURANCLHOMES (14.117) (Section 203(b)) Dept. of Housing and Urban Development OBjECTIVES Help people undertake home ownership. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on mortgage loans. These loans may be used to finance the purchase of proposed, under construction, or existing l-to 4-family housing, as well as to refinance indebtedness on existing housing. Maximum insurable loans are as follows: l-family $172,632; 2-family $220,992; 3-family $267,120; and 4-family $312,895. ELIGIBILITY REQUIREMENTS All persons intending to occupy the property are eligible to apply. Beneficiary Eligibility Individuals/families I I I I I I REHABILITATION MORTGAGE INSURANCE (14.108) (Section 203(k) Dept. of Housing and Urban Development OBjECTIVES Help families repair or improve, purchase and improve, or refinance and improve existing residential structures more than 1 year old. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on loans. These loans may be used to rehabilitate an existing 1 to 4 unit dwelling in one of four ways: (1) Purchase a structure and the land on which the structure is located and rehabilitate it; (2) purchase a structure on another site, move it onto a new foundation on the mortgaged property and rehabilitate it; (3) refinance the existing indebtedness and rehabilitate such astructure; or (4) rehabilitate such a structure. Maximum insurable mortgage loans for an occupant mortgagor are the same as prescribed for Section 203(b) - ELIGIBILITY REQUIREMENTS Individual purchasers are eligible to apply. I I I I MANUFACTURED HOME PURCHASE LOAN INSURANCE- AS PRINCIPAL RESIDENCES OF BORROWERS (14.110) (Title I) Dept. of Housing and Urban Development OBjECTIVES Make possible reasonable financing of manufactured home purchases. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on loans. Insured loans may be used to purchase manufactured home units by buyers intending to use them as their principal places of residence. The maximum amount of the loan is $48,600, whether single or multiple modules. The borrower must give assurance that the unit will be placed on a site which complies with local zoning and land development requirements. ELIGIBILITY REQUIREMENTS All persons are eligible to apply. I I I I I I H-12 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I MORTGAGE INSURANCE FOR CONSTRUCTION OR SUBSTANTIAL REHABILITATION OF CONDOMINIUM PROJECTS (14.112) (Section 234(d) Condominiums) Dept. of Housing and Urban Development OBjECTIVES Enable sponsors to develop condominium projects in which individual units will be sold to home buyers. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on mortgage loans. These loans may be used to finance the construction or rehabilitation of multifamily housing structures by a sponsor intending to sell individual units as condominiums that also would be eligible for the benefits of mortgage insurance under Section 234(c). The program has statutory per unit mortgage limits which vary according to the size of the unit, the type of structure, and the location of the project. ELIGIBILITY REQUIREMENTS Eligible sponsors include private for-profit developers, public bodies, and other sponsors who meet FHA requirements for mortgagors. All families are eligible to purchase condominium units. Mortgages for individual units may be insured under Section 234(c). I I I I I I MORTGAGE INSURANCLCOOPERATIVE PROjECTS (14.126) (Section 213 Cooperatives) Dept. of Housing and Urban Development OBjECTIVES Enable nonprofit cooperative ownership, housing corporations or trusts to develop or sponsor the development of housing projects to be operated as cooperatives. Section 213 allows investors to provide good quality multifamily housing to be sold to such nonprofit corporations or trusts upon completion of construction or rehabilitation. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS Section 213 insures lenders against loss on mortgages. Insured mortgages may be used to finance construction, acquisition of existing, or rehabilitation of detached, semidetached, row, walk-up, or elevator type housing consisting of 5 or more units. The program has statutory per unit mortgage limits that vary according to the size of the unit, the type of structure, and the location of the project. There are also loan-to-replacement cost and debt service limitations. Contractors for new construction and substantial rehabilitation housing projects must comply with prevailing wage requirements under the Davis-Bacon Act. ELIGIBILITY REQUIREMENTS Eligible mortgagors are nonprofit cooperatives, ownership housing corporations or trusts which may either sponsor projects directly, sell individual units to cooperative members, or purchase projects from investor-sponsors (builders, developers, or others who meet HUD requirements). Beneficiary Eligibility Individuals/families I I I I I I I MORTGAGE INSURANCE-PURCHASE OF UNITS IN CONDOMINIUMS (14.133) (Section 234(c)) Dept. of Housing and Urban Development OBjECTIVES Enable families to purchase units in condominium projects TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS I I I H-13 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I HUD insures lenders against loss on mortgage loans. These loans may be used to finance the acquisition of individual units in proposed or existing condominium projects containing 4 or more units. The maximum insurable loan for an occupant mortgagor is the same as Section 203(b. ELIGIBILITY REQUIREMENTS All families are eligible to apply. I MORTGAGE INSURANCLRENT AL HOUSING (114.134) (Section 207) Dept. of Housing and Urban Development OBjECTIVES Increase the supply of quality rental housing for middle-income families TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS Section 207 insures lenders against the loss on mortgage defaults. Section 207 mortgage insurance, although still authorized, is no longer used for new construction and substantial rehabilitation. It is however, the primary vehicle for the Section 223(f) refinancing program. Multifamily new construction and substantial rehabilitation projects are currently insured under Section 22l(d)(3) and S t' 22l(d)(4) I d t b dt f th I I I I ec Ion programs. nsure mor gages may e use o mance e construction or rehabilitation of rental detached, semidetached, row, walk-up, or elevator type structures with 5 or more units. The program has statutory per unit mortgage limits that vary according to the size of the unit, the type of structure, I and the location of the project. There are also loan-to-value and debt service limitations. ELIGIBILITY REQUIREMENTS Eligible mortgagors include investors, builders, developers, and others who meet I HUD requirements for mortgagors MORTGAGE INSURANCE.RENTAL AND COOPERATIVE HOUSING FOR MODERATE INCOME FAMILIES AND ELDERLY (14.135) I (Section 22l(d)(3) and (4) Multifamily Dept. of Housing and Urban Development OBjECTIVES Provide quality rental or cooperative housing for moderate income families, the I elderly, and handicapped. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS I Section 221 (d)(3) and Section 22l(d)(4) insures lenders against loss on mortgage defaults for market rate rental projects. Insured mortgages may be used to finance construction or rehabilitation of detached, semidetached, row, walkup, or elevator- I type rental or cooperative housing containing 5 or more units. The program has statutory mortgage limits that vary according to the size of the unit, the type of structure, and the location of the project. There are also loan-to- replacement cost and debt service limitations.. ELIGIBILITY REQUIREMENTS I Public, for-profit sponsors, nonprofit cooperative, builder-seller, investor-sponsor, and general mortgagors I MORTGAGE INSURANCE.RENTAL HOUSING FOR THE ELDERLY (14.138) (Section 231) Dept. of Housing and Urban Development OBjECTIVES I Provide quality rental housing for the elderly. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS I H-14 - Appendix H.2: Catalogue of Housing Programs I Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I Section 231 insures lenders against loss on mortgages. Section 231 was designed to increase the supply of rental housing specifically for the use and occupancy of elderly persons and/or persons with disabilities. Insured mortgages may be used to finance construction or rehabilitation of detached, semidetached, walk-up, or elevator type rental housing designed for occupancy by elderly or handicapped individuals and consisting of 8 or more rental units. The program has statutory per unit mortgage limits which vary according to the size of the unit, the type of structure, and the location of the project. ELIGIBILITY REQUIREMENTS Eligible mortgagors include private profit-motivated developers, and nonprofit sponsors. Beneficiary Eligibility All elderly or handicapped persons are eligible to occupy apartments in a project whose mortgage is insured under the program SUPPLEMENTAL LOAN INSURANCE-MULTIFAMILY RENTAL HOUSING (14.151) (Section 241 (a)) Dept. of Housing and Economic Development OBjECTIVES Finance repairs, additions and improvements to multifamily projects, group practice facilities, hospitals, or nursing homes already insured by HUD or held by HUD. Major movable equipment for insured nursing homes, group practice facilities or hospitals may be covered by a mortgage under this program. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS Section 241 (a) insures lenders against loss on loans made either (1) to finance additions and improvements of multifamily housing projects, nursing homes, hospitals and group practice facilities already subject to HUD/FHA insured mortgages or mortgages held by HUD, or (2) to finance energy conservation improvements. The proceeds of a loan involving an insured nursing home, hospital or a group practice facility may also be used to purchase equipment to be used in the operation of such nursing home or facility. ELIGIBILITY REQUIREMENTS Owners of a multifamily project or facility already subject to a mortgage insured by HUD or held by HUD. MORTGAGE INSURANCE FOR THE PURCHASE OR REFINANCING OF EXISTING MULTIFAMILY HOUSING PROJECTS (14.155) (Section 223(f)/207) Dept. of Housing and Urban Development OBjECTIVES Provide mortgage insurance to HUD-approved lenders for the purchase or refinancing of existing multifamily housing projects, whether conventionally financed or subject to federally insured mortgages at the time of application for mortgage insurance TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS Section 223(f) insures lenders against loss on mortgage loans. These loans may be used to purchase or refinance existing multifamily housing projects. Only projects not requiring substantial rehabilitation are acceptable under this section. The program has statutory per unit mortgage limits that vary according to the size of the unit, the type of structure, and the location of the project. ELIGIBILITY REQUIREMENTS Mortgagors may be either private or public. SUPPORTIVE HOUSING FOR THE ELDERLY (14.157) (Section 202) H-T 5 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I Dept. of Housing and Urban Development OBjECTIVES Expand the supply of housing with supportive services for the elderly, including the frail elderly. TYPES OF ASSISTANCE Direct Payments for Specified Use. USES AND USE RESTRICTIONS Capital advances shall be used to finance the construction or rehabilitation of a structure or portion thereof, or the acquisition of a structure to provide supportive housing for the elderly, which may include the cost of real property acquisition, site improvement, conversion, demolition, relocation and other expenses of supportive housing for the elderly. ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible Sponsors include private nonprofit organizations and nonprofit consumer cooperatives. Eligible Owner entities include private nonprofit corporations, nonprofit consumer cooperatives, and if the proposed project involves mixed- financing, for-profit limited partnerships with a nonprofit entity as the sole general partner. Public bodies and their instrumentalities are not eligible Section 202 applicants. Beneficiary Eligibility Beneficiaries of housing developed under this program must be elderly (62 years of age or older) and have very low-incomes GRADUATED PAYMENT MORTGAGE PROGRAM (14.159) (Section 245 9 (a)) Dept. of Housing and Urban Development OBjECTIVES Facilitate early home ownership for households that expect their incomes to rise. Program allows homeowners to make smaller monthly payments initially and to increase their size gradually over time. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on mortgage loans. These mortgage loans may be used by owner-occupant mortgagors to finance the purchase of proposed, under construction, or existing single family housing, and condominiums. ELIGIBILITY REQUIREMENTS Applicant Eligibility All persons intending to occupy the property are eligible to apply for Section 245(a). I I I I I I I I I I MORTGAGE INSURANCE-COMBINATION AND MANUFACTURED HOME LOT LOANS (14.162) (Title I) Dept. of Housing and Urban Development OBjECTIVES Make possible reasonable financing for the purchase of a manufactured home and a lot on which to place the home. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on mortgage loans. Insured loans may be used to purchase manufactured homes and lots for buyers intending to use them as their principal places of residence. ELIGIBILITY REQUIREMENTS Applicant Eligibility All persons are eligible to apply. H-76 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I MORTGAGE INSURANCE-SINGLE FAMILY COOPERATIVE HOUSING (14.163) (203(n)) Dept. of Housing and Urban Development OBjECTIVES Provide insured financing for the purchase of the Corporate Certificate and Occupancy Certificate for a unit in a cooperative housing project. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on mortgage loans. These insured loans may be used to assist individuals or families in acquiring corporate certificates and occupancy certificates in a cooperative housing project that is covered by a blanket mortgage insured under the National Housing Act. ELIGIBILITY REQUIREMENTS Applicant Eligibility Potential owner-occupant mortgagors are eligible to apply. I I I I OPERATING ASSISTANCE FOR TROUBLED MULTIFAMILY HOUSING PROJECTS (14.164) (Flexible Subsidy Fund; Troubled Projects) Dept. of Housing and Urban Development OBjECTIVES Provide loans to restore or maintain the physical and financial soundness of certain low-to moderate-income projects assisted or approved for assistance under the National Housing Act or under the Housing and Urban Development Act of 1965. TYPES OF ASSISTANCE Direct Payments for Specified Use. USES AND USE RESTRICTIONS Flexible Subsidy funds can be lent to eligible projects in an amount based on the project's total needs. It may be used to correct physical deficiencies resulting from deferral of regular maintenance; to reduce deficiencies in replacement reserve funds; and to fund operating deficits. Flexible Subsidy assistance is limited to certain specially funded projects ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible owners are nonprofits, with existing loans from HUD under the Section 202 program. I I I I I I I I I MORTGAGE INSURANCE-HOMES-MILlT ARY IMPACTED AREAS (14.165) (Section 238(c)) Dept. of Housing and Urban Development OBjECTIVES Help families undertake home ownership in military impacted areas. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS HUD insures lenders against loss on mortgage loans. These loans may be used to finance the purchase of proposed, under construction, or existing 1- to 4-family housing, as well as to refinance indebtedness on existing housing. ELIGIBILITY REQUIREMENTS Applicant Eligibility All families intending to occupy the property are eligible to apply. SUPPORTIVE HOUSING FOR PERSONS WITH DISABILITIES (14.181) (Section 811) Dept. of Housing and Urban Development OBjECTIVES Provide for supportive housing for persons with disabilities. I I H-l? Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I TYPES OF ASSISTANCE Direct Payments for Specified Use. USES AND USE RESTRICTIONS Capital advances may be used to construct, rehabilitate or acquire structures to be used as supportive housing for persons with disabilities. Project rental assistance is used to cover the difference between the HUD-approved operating costs of the project and the tenants' contributions toward rent (30% of adjusted income). ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible Sponsors or owners are nonprofit organizations with a Section 501 (c)(3) tax exemption from the Internal Revenue Service and, if the proposed project involves mixed financing, for-profit limited dividend organizations with a nonprofit entity as the sole general partner. Beneficiary Eligibility Beneficiaries of housing developed under this program must be very low income persons with a physical disability, developmental disability or chronic mental illness (18 years of age or older). I I I I MORTGAGES INSURANCE FOR SINGLE ROOM OCCUPANCY (SRO) PROjECTS (14.184) (Section 221 (d) Single Room Occupancy) Dept. of Housing and Urban Development OBjECTIVES The Single Room Occupancy (SRO) Pro~lram provides mortgage insurance for multifamily properties consisting of single-room units. It is aimed at those tenants who have a source of income but are priced out of the rental apartment market. SRO projects will generally require assistance from local governing bodies or charitable organizations in order to reduce the rents to affordable levels. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS The SRO Program insures lenders against loss on mortgages used to finance construction or substantial rehabilitation of projects consisting of 5 or more units comprised primarily of 1 room residential units. Projects must be designed primarily for residential use. Any commercial activity must be compatible with the use of the project and primarily for the benefit of the residents. Commercial space is limited to 10% of the total gross floor area (20% in substantial rehabilitation projects), and 15% of gross rental income in a project. ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible applicants may be nonprofit entities; builder/sellers teamed with a nonprofit purchaser, a limited distribution entity, for-profit entities or public entities. Cooperative lenders or investors are not eligible. Beneficiary Eligibility Residents are subject to normal tenant selection procedures. There are no income limits for admission. I I I I I I I EMERGENCY SHELTER GRANTS PROGRAM (14.231) (ESG) Dept. of Housing and Urban Development OBjECTIVES The program is designed to help improve the quality of emergency shelters and transitional housing for the homeless, to make available additional shelters, to meet the costs of operating shelters, to provide essential social services to homeless individuals, and to help prevent homelessness. TYPES OF ASSISTANCE Formula Grants USES AND USE RESTRICTIONS I I I I I H-18 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I Grantees may use the grant for 1 or more of the following activities relating to emergency shelter and transitional housing for the homeless: (1) renovation, major rehabilitation, or conversion of buildings for use as shelters for the homeless; (2) provision of essential services to the homeless (not more than 30% of the grant, unless waived by HUD); (3) payment of operations (not more than 10% of the grant for staff management costs), maintenance, rent, repair, security, fuel, equipment, insurance, utilities, and furnishings; and (4) homeless prevention activities (not more than 30% of the grant), and (5) administrative costs not to exceed 5% of the ESG grant. ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible grantees include states, metropolitan cities, urban counties, and territories. State grantees must distribute ESG funds to local governments, or directly to nonprofit organizations with the approval of the local government. Only local governments and nonprofit organizations may apply for ESG funds directly from States. Beneficiary Eligibility Eligible grantees include homeless families and individuals, and low-income persons in immediate risk of losing their housing due to eviction, foreclosure, or utility shutoffs. I I I I I SUPPORTIVE HOUSING PROGRAM (14.235) (Transitional Housing; Permanent Housing for Homeless Persons with Disabilities; Innovative Supportive Housing; Supportive Services for Homeless Persons not in Conjunction with Supportive Housing; Safe Havens; and HMIS.) Dept. of Housing and Urban Development OBjECTIVES The Supportive Housing Program is designed to promote the development of supportive housing and supportive services to assist homeless persons in the transition from homelessness and to enable them to live as independently as possible. TYPES OF ASSISTANCE Project Grants; Direct Payments for SpeCified Use USES AND USE RESTRICTIONS 8 types of assistance may be provided for Supportive Housing: 1) acquisition of structures for use as supportive housing or in providing supportive services; 2) rehabilitation of structures for use as supportive housing or in providing supportive services; 3) new construction of buildings for use as supportive housing under limited circumstances; 4) leasing of structures for use as supportive housing or in providing supportive services; 5) operating costs of supportive housing; 6) costs of providing supportive services to homeless persons; 7) costs of implementing and operating management information systems; and 8) administrative costs not to exceed 5% of the SHP grant. ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible entities include states, local governments, other governmental entities, private nonprofit organizations, and community mental health associations that are public nonprofit organizations. I I I I I I I SHELTER PLUS CARE (14.238) Dept. of Housing and Urban Development OBjECTIVES The Shelter Plus Care Program provides rental assistance, in connection with supportive services funded from sources other than this program, to homeless persons with disabilities (primarily persons who are seriously mentally ill; have chronic problems with alcohol, drugs, or both, or have acquired immunodeficiency syndrome and related diseases) and their families. The program provides assistance through four components: (1) Tenant-based Rental Assistance (TRA); (2) Sponsor-based Rental Assistance (SRA); (3) Project-based Rental Assistance (PRA); (4) and Single Room Occupancy for Homeless Individuals (SRO). I I I I H-19 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I TYPES OF ASSISTANCE Project Grants USES AND USE RESTRICTIONS Grants can only be used for rental assistance for homeless persons with disabilities and their families. ELIGIBILITY REQUIREMENTS Applicant Eligibility An eligible applicant is a State, unit of general local government, or public housing agency (PHA). Beneficiary Eligibility Eligible beneficiaries include homeless persons with disabilities and their families except in single room occupancy dwellings that are only for homeless individuals with disabilities. I I I HOME INVESTMENT PARTNERSHIPS PROGRAM (14.239) (HOME Program) Dept. Of Housing and Urban Development OBjECTIVES The HOME program has the following objectives: (1) expand the supply of affordable housing, particularly rental housing, for low and very low income Americans; (2) strengthen the abilities of local governments to design and implement strategies for achieving adequate supplies of decent, affordable housing; (3) provide both financial and technical assistance to participating jurisdictions, including the development of model programs for developing affordable low income housing; and (4) extend and strengthen partnerships among all levels of government and the private sector, including for-profit and nonprofit organizations, in the production and operation of affordable housing. TYPES OF ASSISTANCE Formula Grants. USES AND USE RESTRICTIONS For use by participating jurisdictions for housing rehabilitation, tenant-based rental assistance, assistance to homebuyers, acquisition of housing and new construction of housing and reasonable activities related to the development of non-luxury housing including site acquisition, site improvements, demolition and relocation. ELIGIBILITY REQUIREMENTS Applicant Eligibility States, cities, urban counties, and consortia (of contiguous units of general local governments with a binding agreement) are eligible to receive formula allocations. Beneficiary Eligibility For rental housing, at least 90% of HOME funds must benefit low and very low income families at 60% of the area median income; the remaining 10% must benefit families below 80% of the area median. Assistance to homeowners and homebuyers must be to families below 80% of the area median. I I I I I I I SELF-HELP HOMEOWNERSHIP OPPORTUNITY PROGRAM (14.247) (Self-Help Homeownership Opportunity Program-SHOP) Dept. of Housing and Urban Development OBJECTIVES Facilitate and encourage innovative homeownership opportunities through the provision of self-help housing where the homebuyer contributes a significant amount of sweat equity toward the construction of the dwellings. TYPES OF ASSISTANCE Project Grants USES AND USE RESTRICTIONS Eligible expenses for program funds are land acquisition and infrastructure improvements, which taken together may not exceed an average of $1 5,000 in assistance per dwelling. Additionally, up to 20% of the grant amount may be used for administrative costs. ELIGIBILITY REQUIREMENTS I I I I I I H-20 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I Applicant Eligibility Funds are awarded competitively to national or regional nonprofit organizations or consortia that have experience in providing self-help housing homeownership opportunities. COMMUNITY DEVELOPMENT BLOCK GRANTS-SECTION 108 LOAN GUARANTEES (14.248) (Section 108) Dept. of Housing and Urban Development OBjECTIVES Provide communities with a source of financing for economic development, housing rehabilitation, public facilities, and large scale physical development projects. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS For purposes of determining eligibility, the Community Development Block Grant (CDBG) rules and requirements apply. As with the CDBG program, all projects and activities must either principally benefit low and moderate-income persons, aid in the elimination or prevention of slums and blight, or meet urgent needs of the community. The President's FY 2006 budget requests no funding for the CDBG program in FY 2006. The budget proposes a new program, Strengthening America's Communities Initiative (SACI), to be established at the U.S. Department of Commerce that will encompass certain CDBG eligible activities. ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible Applicants include: non-entitlement communities that are assisted in their submission of applications by States that administer the CDBG program. Furthermore, the public entity may be the borrower or it may designate a public agency to be the borrower. I I I I I I I I I I I I I I I I RURAL HOUSING AND ECONOMIC DEVELOPMENT (14.250) Dept. of Housing and Urban Development OBjECTIVES Build capacity at the State and local level for rural housing and economic development and to support innovative housing and economic development activities in rural areas. TYPES OF ASSISTANCE Project Grants USES AND USE RESTRICTIONS Grants can be used for capacity building, and support for innovative housing and economic development activities for these programs. The President's FY 2006 Budget proposes consolidating RHEC into a new economic and community development program to be administered by the Department of Commerce. ELIGIBILITY REQUIREMENTS Applicant Eligibility Local rural nonprofit organizations, community development corporations, federally recognized Indian Tribes, State Housing Financing Agencies and State Community and/or Economic Development Agencies. TEACHER NEXT DOOR INITIATIVE (14.310) Dept. of Housing and Urban Development OBjECTIVES The program is designed to strengthen America's communities by encouraging public and private school teachers to live in low and moderate income neighborhoods. TYPES OF ASSISTANCE Sale, Exchange, or Donation of Property and Goods USES AND USE RESTRICTIONS H-21 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I Teachers (State-certified in grades Kindergarten through 12th grade) may purchase HUD-owned single unit properties located in designated revitalization areas at a 50% discount off list price. Teachers must agree to occupy homes as their sole residence for a period of 3 years. ELIGIBILITY REQUIREMENTS Applicant Eligibility The Teacher Next Door program is limited to a specialized group. To be eligible for this program, participants must be employed full-time by a public school, private school, or federal, state, county, or municipal educational agency as a state- certified classroom teacher or administrator in grades K-12. In addition, eligibility requires participants to certify that they are employed by an educational agency that serves the school district/jurisdiction in which the home they are purchasing is located. Beneficiary Eligibility Teachers purchasing a HUD-owned home in a designated revitalization area within their school district, for use as their residence. I I I SINGLE FAMILY PROPERTY DISPOSITION (14.311) Dept. of Housing and Urban Development OBJECTIVES Sell the inventory of HUD-acquired properties in a manner that expands home ownership opportunities, strengthens neighborhoods and communities, and ensures a maximum return to the FHA mortgage insurance fund. TYPES OF ASSISTANCE Sale, Exchange, or Donation of Property and Goods ELIGIBILITY REQUIREMENTS Applicant Eligibility Local Governments and Nonprofit Organizations: HUD contractors in the specific area should be contacted regarding eligibility requirements. Beneficiary Eligibility Eligible beneficiaries include local governments, public nonprofit institution/organizations, and potential homeowners. I I I I I DOLLAR HOME SALES (14.313) Dept. of Housing and Urban Development OBJECTIVES Expand HUD's partnership with local governments in helping to foster housing opportunities for low- to moderate-income families and address specific community needs. TYPES OF ASSISTANCE Sale, Exchange, or Donation of Property and Goods USES AND USE RESTRICTIONS Single family homes that are acquired in foreclosure actions by the Federal Housing Administration (FHA) will be eligible for sale to local governments across the nation for $1 plus closing costs when the properties have been listed for at least 6 months and remain unsold. Local governments buying HUD properties for $1 plus closing costs may sell or rent them to low- and moderate-income families, to first-time homebuyers, or to groups that will use the properties to provide services such as child-care centers, domestic abuse shelters, job training centers, etc. ELIGIBILITY REQUIREMENTS Applicant Eligibility Local governments must identify the intended disposition strategies and clear public purpose goals and objectives it will pursue with properties purchased through this program. I I I I I ASSISTED LIVING CONVERSION FOR ELIGIBLE MULTIFAMILY HOUSING PROJECTS (14.314 ) (ALCP) Dept. of Housing and Urban Development I I I H-22 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I OBjECTIVES Provide private nonprofit owners of eligible developments designed for the elderly with a grant to allow the conversion of some or all of the dwelling units in the project into Assisted Living Facilities (ALFs) serving frail elderly, as defined in Section 232(B)(6) of the National Housing Act. TYPES OF ASSISTANCE Project Grants USES AND USE RESTRICTIONS Assisted living facilities (ALFs) are designed to accommodate frail elderly persons and people with disabilities who can live independently but need assistance with activities of daily living (e.g., assistance with eating, bathing, grooming, dressing and home management activities.) ALFs must provide support services such as personal care, transportation, meals, housekeeping, and laundry. Typical funding will cover basic physical conversion of existing project units, common and services space. The ALCP provides funding for the physical costs of converting some or all of the units of an eligible development into an ALF. ELIGIBILITY REQUIREMENTS Applicant Eligibility Only private nonprofit owners of eligible multifamily assisted housing developments specified in Section 683(2) (B), (C), (D), (E), (F), and (G), that are designated primarily for occupancy by elderly persons and have been in occupancy for at least 5 years are eligible for funding. Eligible projects are Section 202 projects for the elderly, Rural Housing Services Section 515 projects receiving Section 8 rental assistance, projects receiving project-based rental assistance under Section 8, projects financed by a below-market interest rate loan or mortgage insured under Section 221 (d)(3) of the Housing Act, or housing financed under Section 236 of the National Housing Act. Beneficiary Eligibility Eligible residents who meet the admissions/discharge requirements as established for assisted living by state and local licensing, or HUD frailty requirements under 24 CFR891.205 if more stringent. I I I I I I PUBLIC AND INDIAN HOUSING-INDIAN LOAN GUARANTEE PROGRAM (14.865) (Loan Guarantees for Indian Housing) Dept of Housing and Urban Development OBjECTIVES Provide homeownership opportunities to Native Americans, Tribes, Indian Housing Authorities including Tribally Designated Housing Entities (TDHEs), and Indian Housing Authorities on Indian land, through a guaranteed mortgage loan program available through private financial institutions. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS Mortgage loans are for the acquisition or rehabilitation of existing homes, purchase and rehabilitation of a home or construction of a new home; and refinancing of existing debt. ELIGIBILITY REQUIREMENTS Applicant Eligibility The loan applicant must be a Native American, which includes Alaska Natives, or an Indian Housing Authority including a Tribally Designated Housing Authority (TDHE) or a Tribe which meets certain requirements. Beneficiary Eligibility The homeowner is the ultimate beneficiary of the program. When the Indian Housing Authority, TDHE or Tribe is the homebuyer, they may then rent the property. In these cases, the person renting the home would be an indirect beneficiary. I I I I I I I SPECIALLY ADAPTED HOUSING FOR DISABLED VETERANS (64.106) (Paraplegic Housing) Dept. of Veterans Affairs I I H-23 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I OBJECTIVES Help certain severely disabled veterans acquire a home that is suitably adapted to meet the special needs of their disabilities. TYPES OF ASSISTANCE Direct Grants for Specified Use USES AND USE RESTRICTIONS The Specially Adapted Housing (SAH) program provides 50% of the cost to the veteran of the adapted house, land and allowable expenses, not to exceed a maximum grant of $50,000. The money may be used to help (1) construct a suitable home on suitable land either already owned or to be acquired by the veteran, or (2) remodel an existing home if it can be suitable adapted, or (3) reduce the outstanding mortgage on a suitably adapted home already owned by the veteran. ELIGIBILITY REQUIREMENTS Beneficiary Eligibility Permanently and totally disabled veterans I I I I VETERANS HOUSING-GUARANTEED AND INSURED LOANS (64.114) (VA Home Loans) Dept. of Veterans Affairs OBjECTIVES Assist veterans, certain service personnel, and certain unmarried surviving spouses of veterans, in obtaining credit for the purchase, construction or improvement of homes on more liberal terms than are generally available to non-veterans. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS VA may guarantee or insure home loans made to eligible applicants for any of the following purposes: (a) buy or build a home; (b) simultaneously purchase and improve a home; (c) repair, alter or improve a home; (d) improve a home through installation of a solar heating and/or cooling system, or other energy conservation improvements; (e) buy a l-family residential unit in an approved condominium housing project; (f) refinance a mortgage or other lien on a house owned by the applicant; (g) refinance an existing VA loan to reduce the interest rate (h) purchase a manufactured home to be permanently affixed to a lot that is already owned by the applicant; (i) purchase a manufactured home and a lot to which the home will be permanently affixed; U) refinance at a lower interest rate an existing VA- guaranteed loan that is secured by a manufactured home permanently affixed to a lot owned by the applicant; (k) refinance an existing loan that was made for the purchase of, and that is secured by, a manufactured home that is permanently affixed to a lot and to purchase the lot to which the manufactured home is affixed. ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible applicants include veterans who served on active duty on or after September 16, 1940, and were discharged or released under conditions other than dishonorable. Beneficiary Eligibility Service personnel, unmarried surviving spouses of veterans I I I I I I I I VETERANS HOUSING-DIRECT LOANS FOR CERTAIN DISABLED VETERANS (64.118) Dept. of Veterans Affairs OBjECTIVES Provide veterans who are eligible for a Specially Adapted Housing with a loan directly from the VA in certain circumstances. TYPES OF ASSISTANCE Direct Loans USES AND USE RESTRICTIONS I I I H-24 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I VA may make loans up to $33,000 to eligible applicants if (a) the veteran is eligible for a VA Specially Adapted Housing grant, and (b) a loan is necessary to supplement the grant, and (c) home loans from a private lender are not available in the area where the property involved is located. ELIGIBILITY REQUIREMENTS Eligible applicants include permanently and totally disabled veterans who served on active duty on or after September 16, 1940 and are eligible for a Specially Adapted Housing grant. I I VETERANS HOUSING-MANUFACTURED HOME LOANS (64.119) Dept. of Veterans Affairs OBjECTIVES Assist veterans, servicepersons, and certain unmarried surviving spouses of veterans in obtaining credit for the purchase of a manufactured home on more liberal terms than are available to non-veterans. TYPES OF ASSISTANCE Guaranteed/Insured Loans USES AND USE RESTRICTIONS VA may guarantee a lender against loss on a loan made to an eligible applicant to buy a new or used manufactured home and/or to buy or improve a lot for placement of a manufactured home, or to refinance an existing VA guaranteed or insured loan previously obtained on the same manufactured home and/or lot ELIGIBILITY REQUIREMENTS Applicant Eligibility Eligible applicants include veterans who served on active duty on or after September 16, 1940, and were discharged or released under conditions other than dishonorable. Beneficiary Eligibility Eligible beneficiaries include veterans, servicepersons, and certain unmarried surviving spouses of veterans. I I I I I I I TRANSITIONAL LIVING PROGRAM FOR HOMELESS YOUTH Dept. of Heath and Human Services OBjECTIVES The overall purpose of the Transitional Living Program (TLP) for Homeless Youth is to establish and operate transitional living projects for homeless youth, including pregnant and parenting youth. This program is structured to help older homeless youth achieve self-sufficiency and avoid long-term dependency on social services. TYPES OF ASSISTANCE Grants USES AND USE RESTRICTIONS Transitional Living Programs are required to provide youth with stable, safe living accommodations and services that help them develop the skills necessary to move to independence. Living accommodations may be host family homes, or "supervised apartments". Grants are awarded competitively for project periods of 3 to 5 years. Grantee must provide matching funds equal to at least 10% of the Federal share. The nonfederal share may be in cash or in-kind. (The non-Federal share may be met by cash or in-kind contributions, although applicants are encouraged to meet their match requirements through cash contributions.) ELIGIBILITY REQUIREMENTS Eligible applicants include states, localities, private entities, and coordinated networks of such entities unless they are part of the law enforcement structure or the juvenile justice system I I I I I I H-25 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I IMPACT CAPITAL PREDEVELOPMENT FUND Impact Capital OBJECTIVES Predevelopment Loans are short-term, low-interest loans designed to assist eligible applicants cover costs associated with preparing site-specific real estate development project funding applications. TYPES OF ASSISTANCE Loans USES AND USE RESTRICTIONS This and other loan products are designed to help non-profit organizations identify real estate opportunities, conduct due diligence inspections, purchase property, pay for predevelopment activities, and construct projects that will benefit low- income people. ELIGIBILITY REQUIREMENTS Most loans are made for projects that include affordable housing for low income persons. I I I I I AFFORDABLE HOUSING PROGRAM (AHP) Federal Home Loan Bank - Seattle OBjECTIVES Stimulate affordable rental and homeownership opportunities for low-income households. TYPES OF ASSISTANCE Grants to member institutions USES AND USE RESTRICTIONS FHLB members make grants to community partners that may: · Reduce mortgage principal · Fund rehabilitation and new construction · Cover down payment and closing costs · Lower the interest rate on a loan A sponsor must partner with a Seattle Bank financial institution member. Project must include the purchase, construction, or rehabilitation of owner-occupied or rental housing. Transitional housing and overnight shelter projects are also eligible. Homeownership projects must serve households earning 80% or less of area median income, adjusted for family size. Rental projects must serve households earning 80% or less of area median income. At least 20% of the total units must be occupied by and affordable to households earning 50% or less of area median income, adjusted for family size. ELIGIBILITY REQUIREMENTS Sponsors of rental housing must have some ownership in the property once a project is completed. Sponsors of homeownership projects are not required to maintain an ownership interest, but must be integrally involved in the project's development. Applications from nonprofits, government agencies and Native American organizations are more competitive than those from for-profit entities I I I I I I I I COMMUNITY INVESTMENT FUND (CIF)-ECONOMIC DEVELOPMENT FUND (EDF) Federal Home Loan Bank - Seattle OBjECTIVES Program supports Seattle Bank members with a lower-cost loan who assist affordable housing and economic development initiatives. TYPES OF ASSISTANCE Loans to member institutions, with access to cost of funds LOC's USES AND USE RESTRICTIONS Seattle Bank members can apply for advances priced at cost of funds, for terms from 5 to 30 years. Rate locks are available for periods up to 24 months. CIPjEDF I I H-26 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I loans can be used to finance affordable homes, multi-family rental projects, new small businesses, new roads and bridges, and sewage treatment plants. ELIGIBILITY REQUIREMENTS CIP loans supporting affordable housing must benefit households that earn up to 115% of area median income. EDF loans supporting business or commercial projects must benefit households earning up to 115% of area median income in rural areas and up to 100% of area median income in urban areas. I I HOME$TART PROGRAM Federal Home Loan Bank - Seattle OBjECTIVES Home$tart promotes homeownership by helping first-time homebuyers earning up to 80% of their area's median income purchase a home. TYPES OF ASSISTANCE Grants to member institutions with pass through to prospective first time home buyers USES AND USE RESTRICTIONS Home$tart grants may be used for down payments, closing costs, or rehabilitation of an owner-occupied housing unit, including a condominium or cooperative housing unit, to be used as the household's primary residence. Grants may be used in combination with funds from other sources. The Home$tart Program provides $3 for every $1 a family contributes up to $5,000. The Home$tart Plus Program provides households receiving public housing assistance with $2 for every $1 of the household's funds, up to $10,000. I I I I MULTIFAMILY PERMANENT LOANS, SPECIAL NEEDS HOUSING, ASSISTED LIVING PROJ ECTS Washington Community Reinvestment Corporation OBjECTIVES Provide loans for acquisition, rehabilitation and permanent loans for a variety of affordable housing projects in Washington State. TYPES OF ASSISTANCE Loans USES AND USE RESTRICTIONS Nonprofit borrowers are all entities with an IRS designation of 501 (3) c and public entities such as housing authorities and community action councils or limited liability corporations where the managing member is a 501 (3) c, housing authority or community action council or a limited partnership where the general partner is a nonprofit entity, a housing authority or a community action council. I I I I I TAX EXEMPT BONDS FORHOUSING DEVELOPMENT Washington Community Reinvestment Corporation OBjECTIVES Provide loans for acquisition, rehabilitation and permanent loans for a variety of affordable housing projects in Washington State. TYPES OF ASSISTANCE Purchase of tax exempt bonds USES AND USE RESTRICTIONS Nonprofit borrowers are all entities with an IRS designation of 501 (3) c and public entities such as housing authorities and community action councils or limited liability corporations where the managing member is a 501 (3) c, housing authority or community action councilor a limited partnership where the general partner is a nonprofit entity, a housing authority or a community action council. I I I SINGLE FAMILY, MULTI FAMILY, FRIST TIME HOME BUYERS PROGRAMS Fannie Mae OBjECTIVES Assist families in obtain quality affordable housing I H-2? Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I TYPES OF ASSISTANCE Loans and grants USES AND USE RESTRICTIONS Fannie Mae is a shareholder-owned company with a mission to expand homeownership opportunities for low- and moderate-income families and to make the cost of mortgage credit as affordable as possible. Fannie Mae's makes sure mortgage money is available in all communities. Fannie Mae does not lend money directly to home buyers. Instead, they operate in the secondary market, providing lenders with a reliable supply of capital to serve the needs of home buyers and affordable housing development. I I Fannie Mae does this primarily in two ways. First, Fannie Mae purchases mortgage loans that lenders make to home buyers, re-supplying lenders with capital, which they can use to make additional loans. They also package pools of mortgages with similar characteristics into mortgage backed securities, which lenders, in turn, can sell to investors on Wall Street and throughout the world. In addition, Fannie Mae works with lenders to develop new mortgage initiatives, investments and business strategies that help lenders and other housing partners expand opportunities for affordable housing. Check directly with Fannie Mae. I I I I I I I I I I I I I H-28 Appendix H.2: Catalogue of Housing Programs Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I H.3: Comparable project sheets ~ ---_:;-~~ -=-~ Sketch courtesy Runberg Architectural Group Denny Park Apartments in South Lake Union will meet green building standards. The Green Communities initiative is as-year, $550,000,000 nationwide effort to demonstrate the long-term social and economic value of building environmentally friendly low-income and affordable housing. The initiative was launched in 2004 by the private non- profit Enterprise Foundation in partnership with the Natural Resources Defense Council. The program aims to build 8,500 units of energy-efficient housing using sustainable designs and materials. Partners include the US Green Building Council, architects, lenders, local and state governments, and private organizations such as the Seattle-based Bullitt Foundation, Paul G Allen Family Foundation, and the Bill & Melinda Gates Foundation's Sound Families program. The Columbia, Maryland-based Enterprise Foundation has invested nearly $6,000,000,000 in affordable housing in the US over the past 20 years. Information: www.entervrisefoundation.orl4 www.l4reencommunitiesonline.orl4 Local examDle Denny Park Apartments - a 50-unit, 6-story building located a half-block north of Denny Park, is owned and operated by the Low Income Housing Institute of Seattle. The mixed-use structure provides retail uses on the street level and 5 floors of mixed studio to 3- bedroom housing for tenants based on need. Rent is determined by a low-income housing formula based on the King County median income of $72,250 and a percentage of the tenant's annual income. The project includes a number of green features such as natural, energy-efficient lighting, cleaner air from low-toxicity paints and building materials, and storm- water diversion to help irrigate tenants' vegetable gardens on a south-facing terrace. Tenants must sign a lease addendum which prohibits smoking anywhere on the premises - a policy aimed to protect the building's green character. The Denny Park Apartments cost $70,700,000 to develop, including $5,500,000 in tax credit investment provided by a mix of lenders and $2, 700,000 from the city of Seattle's Office of Housing. Call 206-262-7 778 to learn more about Denny Park Apartments, or PI reporter Debera Carlton Harrell at 206-448-8326, deberaharrell@seattlepi.com. H-29 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I H-30 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan Public - USDA Rural Development - Rural Communit Assistance Cor oration , , USDA's Rural Community Assistance Corporation (RCAC) of Washington was established in 7978 and provides a wide range of environmental and housing services. These services improve water, wastewater and solid waste management; build capacity of local officials and community-based organizations; increase the availability of safe and affordable housing; support building and renovating rural community facilities; and develop the knowledge base of the agricultural workers, Native Americans and partner communities. USDA Rural Development's Self-Help Housing program provides technical assistance and construction oversight to groups of families who construct each others homes. The program also provides financing for each household in the form of a subsidized mortgage. Each self-help household contributes approximately 65% of the labor required to build each house. They work through the year for the 72-plus months it takes to build a house contributing around 35 hours of physical labor each work. This is in addition to whatever hours the household works at their job. Participating households must have stable, dependable, and reliable income and good credit. Their income must be too low to qualify for a loan from a conventional lender, but high enough to afford a USDA Rural Development mortgage. Their mortgage payments are subsidized based on the family's income level and size. Unlike other government-subsidized programs, however, the borrowers agree that if they sell or rent their home they will repay the subsidy they received under the program. Local examole Rural Community Assistance Corporation - Washington State: www.rcac.ora. Local examole Housing Authority of the Clallam County. Contact Pam Tietz (360-452-7637). Local examole Through the Kitsap County Consolidated Housing Authority, the Mutual Self Help Housing Program has served Kitsap and surrounding counties since 7973. Over 700 homes have been completed. Contact Norman McLoughlin (360-692-5596, kccha@kccha.com) Local examole Whatcom Skagit Housing's Self-Help program. Marc Ramme, Portfolio Manager of the USDA Rural Development Single Family Housing program, Mount Vernon (360-424-0333, shh@cnw.com), or Nancy Larsen-Kolakowski in Bellingham, WA (360-398-0223, njlkwshh@premier7.net). I I I I I I I I I I I I I I I I San Juan Community Home Trust - Salal Neighborhood I I I , Community Land Trusts either rehabilitate existing housing or build new units. The trust retains ownership of the land (99-year renewal lease) while selling the house to a moderate-income, first-time buyer that could not otherwise afford to purchase a home. In the process, buyers gain equity (though at a slower rate than usual) and the community gains a home that will always be affordable. Land trusts offer an advantage over most subsidized housing - they bring diverse groups together to collaborate in decision-making. The project is governed by a board composed of land trust residents, other homeowners from the surrounding community, and stakeholders such as foundation officials. There are estimated to be between 725- 7 75 land trust operating nationwide at the present time ranging from as few as 8 units to more than 800 units. The defining characteristics are the separation of land and housing, and the homeowner representation on the board. Land trusts calculate the homeowner's share of an increase in equity over time. The trust typically awards the seller 700% of the principal that has been paid down with each month's mortgage payment. Sellers also receive 700% of the appraised value of any capital improvements, and 25% of the property's appreciation based on a comparison of appraisals at the time of purchase and sale. The formula provides the seller some benefit, the new buyer often pays close to the same price as the seller originally did, and the trust ends up with a considerably larger subSidy than it had the first time around. For example, consider a homeowner whose house cost $ 700,000 but who received a subsidy of $20,000, and who decides to sell 70 years later. If the house is appraised at $ 7 80, 000, the seller receives $ 7 05, 000: the original $80,000 mortgage, another $20,000 for the 25% of the $80,000 increase in value, plus about $5,000 for the principal pay-down over the 70 years. The trust can then sell to a new buyer for the same $ 705,000, effectively gaining a built-in subsidy of $75,000, based on the home's increase in open-market value to $ 7 80,000. The seller will not receive the full gain in equity that a household would receive if they bought a market-rate unit, but will be able to buy a first-time house and gain equity that they would not otherwise have the opportunity to do. Tax assessments must be adjusted also to reflect the limited resale value of the homes. The assessments will increase based on the resale formula. Local Exam"le Homeward Bound Community Land Trust formed in 2005. Contact Michelle Mallari (360-687-2333). H-31 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I H-32 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I Local Examole San Juan Community Home Trust - www.hometrust.orC/ provides a one-time subsidy to the cost of land, infrastructure and construction. Homebuyers must agree to limit the eventual resale price of the home so that it is perpetually affordable to working people. Five new, perpetually affordable homes in the Salal Neighborhood of Friday Harbor are nearing completion, and will be ready for occupancy at the end of January, 2006. This will bring to a total of 75, the number of homes in Salal, and will complete the first project of the Community Home Trust. The homes are being sold to islanders whose income is below 80% of the area median income. Of the five homes, three are 2-bedroom homes selling for $ 725,000, and two are 3-bedroom homes, one of which is wheelchair accessible, both selling for $735,500. Local Examole Opal Community Land Trust - wwwooalclt.orC/ founded in 7989, has been working to maintain the character, vibrancy and diversity of the Orcas Island community by acquiring land and creating permanently affordable homes. Since 7989 they have built or renovated 56 single-family homes, as well as seven rental apartments and 3,600 square feet of rental office space. They are committed to using Green Built standards in all projects. Local Examole Lopez Community Land Trust - www.looezclt.orC/ created three low-income single-family housing cooperatives (Morgan town, Coho, and Innisfree), a total of 22 small homes in the Lopez Village. Homes were built with sweat equity and professional tradespeople. These homes were financed with assistance from Community Block Development Grants, the Washington Housing Trust Fund, private banks, churches, foundations and private individuals. In November 2005, LCL T acquired seven acres in Lopez Village and in Spring 2006 will hold a design charrette to plan for the next project. Local Examole Kulshan Community Land Trust provides resources to acquire land and remove it from the speculative, for- profit market. Its parent organization is the Institute for Community Economics (www.iceclt.orC/). With an inventory of 43 units (9 are condos), KCL T creates ownership or lien holder status on all properties in order to assure compliance with affordable and equity increase agreements. They are beginning their first development project in south Bellingham with 74 units. Examole The Burlington Land Trust in Burlington, Vermont has built 850 housing units since 7984. A typical single- family house has 7,300 square feet and sells for $790,000 minus a $25,000-35,000 subsidy. The typical buyer has a family household income of $38,000. In contrast, the median price of a market-rate, single- family house in Burlington was $278,000 in 2004. I I The trust gets money for land purchased from federal, state, and city governments. I Exam"le Albuquerque's Sawmill Land Trust was founded in 7 997 to redevelop a 27-acre site near downtown. The trust has built 26 units to date that typically sell for $80,000-90,000. I I Exam"le Durham Community Land Trust, Durham, North Carolina was founded in 7 987 to build in the West End neighborhood. The trust has completed 7 00 units to date. The units are 2 and 3-bedrrom that sell for $93,000. I I I I I I I I I I I I I H-33 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I rltt Illlltit ross !tOlLSt ht!ls All IlYtrAgt of 60 jAmllies tAth JtAr NW Housing Alternatives - Annie Ross House Milwaukie, Oregon H-34 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan Public -CDFI Fund Credit counseling and low interest loans Community Development Financial Institutions or CDFls are financial institutions that have community development as their primary mission and that develop a range of strategies to address that mission. CDFls provide comprehensive credit, investment, banking and development services. Some are chartered banks, others are credit unions, and many operate as self- regulating, non-profit institutions that gather private capital from a range of investors for community development or lending. CDFls make loans and investments and provide basic services to people and institutions that, for various reasons, are unable to get these services from conventional financial institutions. CDFls serve economically disadvantaged people and communities throughout the United States, such as affordable housing developers, small business owners, community groups, and other non-profits or social service providers. In 7994 the Community Development Banking and Financial Institutions Act created a source of federal funding to fund community development financial institutions. Local examl1le Institute for Community Economics (see Community Land Trust section above) that is the parent organization of Kulshan Community Land Trust. Local examl1le Northwest Housing Alternative creates new homes and new opportunities for Oregonians with low incomes. NHA builds and rehabilitates housing for seniors, families and people with special needs, and operates the Annie Ross House shelter for homeless families with children. Contact Martha McLennen,(503) 654-7007, www.nwhousing.org Local examl1le Newrizons Federal Credit Union, Hoquiam, WA received $45,855 in 2004 as a Technical Assistance (TA) award. NFCU provides basic financial services including checking and savings accounts, as well as home ownership, small business, microenterprise and consumer loans. This fund will, in part, develop a financial literacy program. Examl1le Neighborhood Bank, National City, CA was awarded $500,000 in 2005 to increase its affordable housing, small business and commercial real estate loan activity and for providing financial assistance to other area community development financial institutions. I I I I I I I Shore wood Apartments - Cannon Beach, Oregon ~ . 7' I -- I I I I Oakland Building - Bellingham, Washington I I I I I I I Homestead Capital is a non-profit syndication investing in affordable housing in 9 Western states. The organization forms investment partnerships with major corporations to fund quality multi-family housing. The projects strengthen communities and provide housing with dignity for income-qualified people of all backgrounds, including working families, agricultural laborers, the elderly, and populations with special needs. In return, the investors receive tax credits and other benefits. Homestead works with nonprofit and for-profit development partners who share a dedication to addressing affordable housing needs Established in 7993 in Portland, Oregon, Homestead Capital has raised over $350,000,000 to build more than 3,800 units of affordable housing for low-income people in the West. For more information, call 503-276- 7555 or visit Homestead Capital on the web at www.homesteadcap.com. Local examole Cannon Beach - Shorewood Apartments, nestled amidst 3.5 wooded acres along the Oregon Coast, is a 34-unit project including 7, 2, and 3 bedroom townhouse style units. This project targets singles, couples, and families living and working in and around Cannon Beach, Oregon, and earning less than 60% of median family income. Residents have access to services through the Clatsop Community Resource Development agency including legal aid, dental care, and courses in parenting and budget management. Amenities include a community garden and children's playground. Local examole Bellingham - The Oakland Building was an historic structure acquired and rehabilitated in downtown Bellingham, Washington. The property consists of ground floor retail space and 20 units of 2nd floor housing, all significantly contributing to the enhancement of a vibrant mixed-use neighborhood. The Oakland Building, originally constructed in 7890, is one of Bellingham's few remaining historic structures and is listed on the National Register of Historic Places. The Oakland Building targets low-income households earning at or below 50% of median family income (MF/). Services are provided as needed by Catholic Community Services and the Opportunity Council. Local examole Seattle, WA - The Fortson, a 7 3-story mixed-use building in Pioneer Square, will provide affordable housing for downtown service workers and those with entry-level jobs. Of the 732 studio and 7 -bedroom units, 27 are designed for people with disabilities. There will also be 7,500 square feet of ground-floor commercial space. Homestead Capital invested $10,800,000 equity in the project on behalf of investors who earn tax credits for subsidizing affordable housing. Other financing includes a $ 7 3,800,000 construction loan from Washington H-35 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I H-36 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I Mutual and tax-exempt bonds. Completion is set for spring 2007. Apartments will be available for households earning 60% or less of area median income for King County, up to $32,700 for an individual or $35,040 for a couple. Rents are based on household size and income, and will range from $872 to $877, including utilities. I I I I I I I I I I I I I I I I I I I HomeSight is a 507 (c)3 community development corporation and US Dept of Treasury Community Development Finance Institution that promotes affordable homeownership opportunities through three key interrelated program areas: home buyer education and financial planning, buyer purchase assistance loan underwriting and origination, and new home construction. L1SC/HomeSight - Roxbury Mutual Housing, Seattle, Washington Through private and public partnerships, HomeSight provides purchase assistance loans up to $ 7 50,000 for moderate - and low-income first-time homebuyers. To strengthen community and community development impact, the agency partners with the Local Initiatives Support Coalition (L1SC) to implement the Sf Seattle Community Safe Initiative (CSI). Contact HomeSight at 5777 Rainer Ave. S, Seattle, (206) 723-4355, or, toll free (888) 749-4663. Website: www.homesiqhtwa.orq. Contact L1SC at: www.lisc.orq - or- 401 Second Avenue South, Suite 301 Seattle, WA 98104 Telephone: (206) 587-3200 Web site: http://www./isc.orr,;z/impact capital Local examole Washington Home Ownership Center, Seattle, WA, is a local affiliate working with Seattle-based non-profit HomeSight, provide manufactured housing as a viable alternative to stick-built construction while still providing affordable, attractive, quality homes. Local examole Seattle, WA - Noji Gardens is 6.5 acres of land, formerly a garden nursery, which includes residences for 75 families, 54 of which are manufactured homes. H-3? Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I H-38 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I Public - Community Development Block Grants (CDBG) Rehab with low interest loans Home and Rental Rehabilitation Loan Program, City Of Bellingham - funds from the Community Development Block Grant and Key Bank to provide zero and low-interest loans for the rehabilitation of 1- to 4- unit family residences. The residences must be occupied by owner households or tenants with incomes at or below 80% of the median income of Whatcom Countv. In addition to providing loans, the programs offer the following services: · Credit and financial counseling Technical assistance in the rehabilitation process, including: · Inspection to determine needed health, safety and deferred maintenance repairs · Preparation of scope of work · Assistance in bid solicitation, contractor selection and contract preparation · Assistance in construction oversight · Resolution of disputes between owner and contractor · Referrals to other agencies for social services beneficial to low- and moderate-income households · Referral of fair housing complaints · Information on lead-based paint hazards For more information about the Home and Rental Rehabilitation Loan Programs contact: Joyce Bennett Housing Programs Specialist (360) 676-6880 ext. 247 (360) 676-6883 (TDD) jbennett@cob.org I I I I I I I I I I -'/" I I I I I I I I I Public - Community Development Block Grant (CDBG) Development and rehab with low interest loans Housing Development Fund - City of Bellingham Partners - · Catholic Community Services · YWCA/Opportunity Council · Bellingham Whatcom County Housing Authorities · Daylight Properties · Kulshan Community Land Trust The Bellingham Housing Development Fund assists, through public/private partnerships, for-profit and nonprofit firms or agencies in creating affordable low- or moderate- income housing units. Sources of funding for the Housing Development Program are the federal Community Development Block Grant Program and the HOME Investments Partnerships Program. Bellingham Housing Development Fund activities include land and building acquisition, renovation of existing buildings, infrastructure improvements in support of housing, and provision of pre- development expenses. Supportive Program services are available for projects, such as providing low-interest loans at rates and terms appropriate for the type of benefits to be provided to low- or moderate-income households. Program activities are not intended to replace private financing, but to leverage funding or provide gap financing that may be necessary to allow a project to be developed. Other Bellingham Housing Development Fund services include providing agencies with technical assistance in project development, financial feasibility analysis, and project management. David Cahill Block Grant Program Manager (360) 676-6880 ext. 236 dcahil/@cob.org H-39 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I .................. ........,.",.. -- '-" .... H-40 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan Public - WA CTED Development underwriting with limited rent rates Washington State Community, Trade & Economic Development (WA CTED) - LaConner, Washington WA CTED sponsors the development of affordable housing under various state and federal combined project initiatives. The projects, once operational, are sold to other public and non-profit organizations subject to covenants concerning income eligibility and rental rates. The LaConner project was developed at 970-944 Park Street on 3.2 acres with 22 residential units in 8 buildings and 7 undeveloped lots that can support another 70 units. Donna Johnston WA CTED Project Manager (360) 725-2928 donnaj@cted.wa.gov I I I ~.Itl jl 'I I I, d Idl i I u , 1Ii: 8~ to 'h" ~ J ;II[J]DIIIOD I I I I I I 1 \3 ~ ~ I I I I I I I I I I z <C ...J Q. 0:: w I- en <C ::E -- .....--.....- Tierra Contenta is a 507 (c)(3) corporation formed by the City of Santa Fe to provide builder-ready tracts of land within a master plan mixed use, mixed income community that includes low and moderate priced housing for under-served families of Santa Fe, New Mexico. The current population of the development is 7,273 households with 3,280 persons with an estimated build- out of 3, 800 households with 9,500 persons. The master plan also provides for the Santa Fe Business Incubator, elementary and middle schools, library, youth facility, rape and crisis center, and 324 acres of open space, parks, and trails dedicated to the city of Santa Fe. Tierra Contenta is designed to be efficient and eco- friendly. Each neighborhood is served by 7 or 3 village centers containing schools, apartments, retail stores, parks, and public plazas. The centers are all within walking distance reducing the need for automobile traffic. Lots are offered to a variety of builders including some that specialize in green buildings that are attractive and energy efficient. Architectural standards ensure conceptual uniformity. All builders are required to provide housing that can be purchased by homebuyers who are qualified as "most affordable" and provide information concerning how purchasers may become certified. Some low-cost loans and subsidies are also available through "soft 2nd- mortgage packages offered by the Corporation. James Hicks Tierra Contenta Executive Director (505) 477-4557 www.tierracontenta.org H-47 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I H-42 Appendix H.3: Comparable project sheets Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I Appendix G: C. 7: Interview, focus group, and charrette results C.2: Mail-outjphone-back survey results I I I I I I I I I I I I I I I I I I I I I I I Appendix G. 7: Interview, focus groups, and charrette results EXCERPT from "Barriers to Affordable Housing in Port Townsend and Jefferson Count" - A endix 2, 17 October 2002 Workshop Findings I I I I I · Lending institutions will not allow occupancy in "unfinished" buildings · Access to higher paying jobs · Market Force - higher cost of housing (high-end housing is built because there is more margin in it for the builders) · Lack of incentives to build affordable units · Need to combine groups/agencies/business efforts to provide more resources · Stigma of low-income - "those people" · N i m by · Competition with private landlords · Competition between nonprofits and government agencies · High cost of land and infrastructure · Cost of preliminary/planning costs · Inability to recover costs · Attitudes: fear of change, growth, higher taxes, higher crime, higher traffic, rising burden on infrastructure, and negative impact on property values · Lack of subsidy for builders · Market forces prices up · Lack of awareness of option, average consumer gives up · Lack of coordination among responsible agencies (Housing, financers, government, builders, etc) · Market forces - cost of land & development plus property tax increases (including code compliance and infrastructure costs) · Cost of preliminary/planning costs (complex) · Need cooperation between communities and government agencies and non- profit agencies · High cost of infrastructure and building sites · Low paying jobs and low income base · Politics · Economics: shortage of desirable sites, inadequate infrastructure, mill plume · Lack of professional large developers/staffing for housing · Scale · Jobs - manufacturing, light industrial · Permitting - NIMBYism · Profitability I I I I I I I I I I C-T Appendix C. 7: Interview, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I Retreat with Committee - 13 December 2005 I Opening questions for committee members included: · Who are you · What expertise/knowledge/etc do you bring to the committee? · What should this project do? · What should this project not do? · What is your view of the public's awareness and participation of housing needs? I What this assessment needs to do? : 1. Level out growth in housing market - Equalize 2. Perpetual affordable housing stock - continued availability 3. Be practical and usable with measurable steps 4. Monitor and report measurable steps and success 5. Identify hindrances to develop housing stock - market indicators 6. Be usable for political decisions - publiC indicators 7. Retain (not lose) existing stock or new opportunities 8. Research resources, tools, funds/grants that are available (Lisa Vasket at State Housing Trust Fund). Create report that can be used to access these funds/resources. 9. Increase public awareness - keep information fresh/continuous 10. Create incentive for landowners/builders to participate 11. Review ownership/rental occupancy 12. Identify measurable action items with rank order and list new tools and approaches to evaluating success 13. Consider mobile/manufactured housing, shed boys, etc in inventory 14. Identify large pre-planned and pre-approved projects (Le., family units, bus, playgrounds, lease to own programs, etc) that perpetuate affordable housing opportunities 15. Review zoning, infrastructure - urban and fringe areas 16. Equitable distribution of incorporated and unincorporated areas 17. Define "affordable" (not just income factors, include satisfaction as well) 18. Funding - include long range plan with incentive for developers (private sector) 19. Create places for low income housing - manage NIMBY and integrate throughout city 20. Incorporate into city/county Comp Plans - effective plans 21. ConSider/develop quota systems/requirements (beyond incentives) 22. Include a media program through process (factually based, easy to interpret) 23. Have active participation (beyond knowing) 24. To minimize the affordability issue: review cost & benefits of having affordable housing available I I I I I I I I I What this assessment does not need to do: ! 1. Be another iteration of the same message 2. Contain redundant, irrelevant data 3. Cause more meetings with no progress/action 4. End up on a shelf 5. Be completed by STP (the same twelve/two people) 6. Contain old data 7. Spin it's wheels 8. Talk about the job factor - blame game and cry for more jobs 9. Contain inappropriate strategies, impractical and misapplied results 10. Be a 'feel good' report I I I Current public awareness - public is aware but: 1. Less aware of the practicality of the matter 2. Anecdotal only 3. Through personal relationships - not through diverse, public discourse I C-2 Appendix C. 7: Interviews, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I 4. Distorted information 5. Uneven care/interest in housing in the community as a whole Current public participation - public is willin Ito act because: 1. This issue has finally reached a critical mass and is affecting more people 2. Noticing a 'greed factor' in real estate 3. Infrastructure is very expensive 4. Considering multi-housing units - need zoning review 5. Implemented Accessory Dwelling Units (ADU) opportunities (800 SF in city; 1250 SF in county) 6. Cottage industry ordinance opportunity I I I Other notes ! 1. Stratify Port Townsend from the rest of the county in statistical analysis 2. Create website (who will host?) with possible Blog 3. Add a Media Program between Task 9 and 12 (before Town Hall meetings) 4. Water has become major, contentious issue in last four months 5. Would like to have action steps listed with cost estimates and time frames, ran ked 6. For submission for funding opportunities with State Housing Trust Fund, create a summary product (interim report) at Task 8 7. Encourage use of 'average' income vs. 'median' income 8. Homeless Census due out on January 28, 2006. Will be modified to include/expand info on veterans 9. Caution: the recent Retail Survey caused great dispute and concluded with a skeptical response 10. Contact information: · Jeff: irandall@cLport-townsend.wa.us (through 2005) · Judy: isurber@cLDort-townsend.wa.us · Jean: iwalat@cLport-townsend.wa.us I I I I I I I I I I I I C-3 Appendix C. 7: Interview, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I Stakeholder Interviews - 8 March 2006 I Particioants: · Habitat for Humanity: Cameron McPhearson; Jean Camfield; Deb Wiese; David Rymph · Scott Wilson, Port Townsend Leader · Tamer Kirac, Jefferson County EDC · Deb Johnson, Peninsula College · John Murock, Washington Mutual · Sandra Toy, HomeStone Mortgage · Realtors: John Eissinger; Linda Tilley, Michelle Sandoval, Charlie Arthur, John Doney · Bankers: Linda Germau, Kitsap Bank · Peter Bonyun, Builder · OL YCAP: Tim Hockett, Steve Passey, George Logue, Bonnie White, George Thomas, Patty Cudiback, Eileen · Kathy McKenna, Jefferson County Housing Authority · Mike Whittaker, Jefferson County Planning Commission · Margaret Maxwell, Affordable Housing Task Force · Fred Kimble, Citizens for the UGA, Builder · Brent Butler, Jefferson County · Sandy Hershelman, Ex. Director, Jefferson County Home Builders · Val Schindler, Realtor, School Board, Jefferson County Planning Commission · Steve Emery, Port Townsend Planning Commission · Rob Stewart, Builder · Ross Chapin, Architect · Bill Irwin, Builder · Dan Nieman, Builder · Mike Blair, Supt., Chimacum School District · Becky Shipley, The Boiler Room · Jim Watson, Brinnon resident · Katherine Baril, Director WSU Extension · Ian McFall, Retired Executive - Brinnon · Zoe Durham, Citizen- Toandos Peninsula, Quilcene · David Sullivan, Jefferson County Commissioner · Reverend Becky Anderson, Quilcene Presbyterian Church I I I I I I I I Ma 'or Themes ! · --There is a lack of land zoned at suitable densities and fully serviced. · --Outside investors and retirees have driven up prices. · --Local jobs don't provide wages sufficient to afford housing at the prices being offered. · --Need to address the quality and selection of affordable rental housing. · --Creative, local partnerships/agreements are vital in closing gaps along with agency and non-profit programs. I I Summar 0 Ke Comments (not in an order) 1. Affordable Housing Task Force not active - could be a help 2. UGA issue at Port Hadlock needs to be resolved 3. Sewer - consultant hired now 4. Transportation - critical (State Hwy; gas tax) 5. GMA has caused price increases 6. Regs 7. Shrink - designated areas 8. Permitting is "regressive" - system development fees - not "impact" fees 9. Permitting fees should be tied to staff costs not value of the house 10. How property is assessed should be re-evaluated to reduce tax burden. 11. Income/wages need to be increased 12. Perception that affordable rentals are in short supply. I I I I C-4 Appendix C. 7: Interviews, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I 13. Must create an environment for business to come 14. Look at the cooperative housing model as a way to reduce cost 15. Open up the Tri Area to housing development 16. Utility construction costs or hookup fees are huge 17. Small autonomous sewer systems maybe the answer. 18. Educate the whole community to the issues with affordable housing provision 19. Government should buy land for Habitat and Self help homes. 20. Energy costs must be contained 21. Land costs are not realistic - lack of supply of build able land 22. "Impact" fees should be set based on house size and/or actual impacts from number of residents. 23. Affordable housing should be exempt from "SDC Charges" 24. Government needs to be creative in providing and financing new infrastructure 25. Is the balance between residential and commercial zones correct? Mixed use/condos? 26. Show some examples to get conversation started 27. Infrastructure not in place yet; too early? 28. Explore cluster developments, multi-housing projects, etc. 29. Small house solutions should be pursued 30. Inventory existing size of homes/residences available (sq ft). 31. Tally # of ADUs (Accessory Dwelling Unit) created since legislation changed 32. Review options of zoning and financing for manufactured housing - add design standards 33. Consider feasibility of establishing a local manufactured housing business. 34. Create a community land trust to write down cost of land - caution: new legislation limits "in perpetuity" to 30 years. 35. A community housing forum should keep housing issues visible - define "affordable housing." 36. Create incentives for projects with a smaller environmental impact 37. EDC should be supported in retaining and expanding existing, and, locating new business/jobs. Assure a full range of levels and types of jobs are available. 38. Build Green of Jefferson County (BIA) - hard to commit to incentives. 39. Include fiber-optic capacity with infrastructure 40. More multi-family rental projects are needed along with preserving existing. Identify gaps/mismatches (vouchers lapse; size of unit vs. quality; etc). 41. Look at ways to encourage more and better manufacturi ng 42. Create programs that retain land ownership, regulate inflation/pricing, assuring future affordability. 43. Encourage, create and support partnerships (public, private, non-profit, religious) and incentives that create and retain affordable housing. 44. Identify gaps in financing/down payment, client qualification and adequate choice of housing units. 45. Create strategy with assigned lead designation to implement tasks that bridge gaps. 46. Programs that work include: Habitat for Humanity, Laurel Heights, Homeward Bound Community Land Trust, OlyCAP, Kitsap Housing Authority, sweat-equity programs, etc. 47. Support and encourage partnerships/collaborations (private, public, non-profit, etc). 48. Concern that an increasing number of "tear-down" (extensive remodel) permits will degrade the vintage/historical ambiance of Port Townsend. 49. Maintain communication and accountability with all stakeholders addressing the housing issues - assure none feel' left out.' 50. Significant portion of population is under poverty level (exclude Transfer Payment incomes) while housing prices are increasing. Demographics changing: average age of OlyCAP clients is rising. 51. Increase understanding of the personal connection and impact on all residents' community "ownership", especially regarding work force housing. 52. Concern for extended consequences of lack of affordable housing: out- migration of working class, declining schools, creation of "elite" community. I I I I I I I I I I I I I I I C-5 Appendix C. 7: Interview, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I 53. Baby-boomer investment (non-resident, walkability amenities) - competing and changing the market. 54. Create more infill for affordable housing and RVC (Rural Village Centers). 55. Perceptions are also part of this issue - even if not based on fact 56. Study should include review of whole county. 57. Need definition and focus upon completion of this housing needs assessment - target(s) with action steps. 58. Quality of affordable, available rental units is low. Consider loan program/incentives for retro-fitting (including energy efficiency) and/or upgrading quality of units. 59. Perceived bias against renting to families with children and/or pets. 60. Users of funding support benefits (Le., Sec 8, etc) need to be accountable. 61. Establish credit counseling services. 62. Promote available programs. 63. Consider a boarding house for singles. 64. Expand Section 8 programs for seniors. 65. Substantial portion of population living in mobile homes. Perception that upward move is to doublewide. Region is "not ready for stick-built homes." 66. Consider using school shop class students to work with community construction projects. 67. Need to support the ability to afford [better] housing. 68. Support mentoring and apprenticeship arrangements to increase entrepreneurship. 69. Need to recognize and honor successes. I I I I I I I I I I I I I I I C-6 Appendix C. 7: Interviews, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I Charrette Notes - March 29, 2006 I Particioants: · Kathy McKenna, Jefferson County Housing Authority · Julie Harman · Linda Smith · Margaret Maxwell · AI Cairns, North Beach Housing Cooperative · Roger Lizut · Kees Kolff, Port Townsend Eco Village · Malcolm Dorn, Wallworks · Michelle Sandivol, Port Townsend · David Sullivan, Jefferson County · Pat Lenl, Jefferson County Housing Authority · Steven Emery, Port Townsend Planning Commission · John Eissinger, John L Scott Real Estate · L Katherine Baril, WSU Jefferson County · Zoe Durham, Quilcene Community · Judith Alexander I I I I Market se ments by riorit · Low Income (17) · Service Sector Households (16) · Single Parent (14) · Young families (1 3) · Seniors (13) · Farmers (1 2) · Disabled (12) · Self-Employed Under 40 (11) · Low Impact - shed boys (11) - tied with Agrarian (5) · Artisan/Craftspeople (10) · Transient - seasonal (5) · Retirement (2) - tied with Baby Boomers (3) I I I Service sector - otentiaJ ro rams and ro "ect a roaches · Differential tax structure · Require percentage payment for any increase in square footage (Teton County example) · Housing impact fee on non-residential development · Share front-end costs · Tax abatement on vacant housing (Philadelphia) · Salvage and retrofit · Encourage equity homesteading (reverse equity with caretaking) · Estate/probate tax incentive - donation, gift, life-estate · Revise density - consider cooperative ownership model, allow both ADU housing units as rentals, etc. · Sweat equity · LID model as mechanism to generate financing · Utility charges for insulation, public spaces near MHs · Fine tune existing programs: conservation, energy efficient, green housing · Increase wealth - income earning capacities · Supplement cost of ownership · Down payment assistance · Smaller footprint (ownership vs. renting) · Senate Bill 1330 (Employer incentive) · Land Trust (ownership partner) · Affordable housing ratio requirement · Mixed use development models · Higher density (by combining approaches) · Public transit services to sites I I I I I I I c-? Appendix C. 7: Interview, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I · Housing projects - with agreements · Require minimum percentage of project to be affordable · Or, incentives to keep diversity in neighborhood · Pre-approve housing permits (reduce time and cost) · Pre-approve plans, allowed to put on leased land · Pre-approve and pre-finance innovative product(s) · Manage after sale - limited equity I Em t Nesters - otential ro ram and ro "ect a roaches · Change zoning to free up traditional housing (i.e., "live above") · Trophy homes: consider next generation owners, these areas typically not built with family infrastructure (schools, services, transportation, etc). Consider a premium tax. · Multi-story stock: new owner's long-term plan is to knock down and do major remodel. Need diversified stock that appeals to this group. · Diversified sales · Seasonality · Tax incentives to rent in the off season · Ceiling provisions - reduce incentive to buy/tear down · Density requirements for historic homes (Example: Boston - legislate protection of existing stock) · Or, buy this stock (Le., through non-profit) for teachers and other service workers · Or, buy/sell structures with covenants (Le., cannot be torn down). · Preservation · Manage infill · Establish LID partnerships to develop infrastructure in selected locations within city (supports managed infill) · Assessment for second and seasonal housing stock · Older building stock (residential and commercial) need seismic, infrastructure upgrades. Ideas: wait for empty-nester to pay, dedicate to local service businesses, and create incentives to get owners to participate. (Example: joint ventures - Bellevue) · Key: do energy upgrades to increase efficiency, conservation I I I I I I I First Time Home Bu ers - otential ro ram and ro "ect a roaches · Encourage bankers to lend to this group · Reinvest locally (not export $$). CRA? · Restrictions, lending parameters · Expand lending to cooperatives · Sweat equity · USDA programs (Le., Self-Help Homes) · Supplement limited bank loans · Keep $$ local · Down payment assistance · Young generation · Education programs (skills to build houses for community) · Connect to programs (i.e. Habitat for Humanity, etc) · Connect services that support first time home buyers (i.e., child care) · Broader sustainability of community - reduce cost of living (Le., South East Center for Contemporary Art) · Basic understanding of finances - how to be a homeowner · Kitsap County Housing Program Uefferson County alliance) · Counseling on ability to buy, finance, complete sales · Budgeting assistance with above · Alliances with lender, builder, etc · Community design centers · Non-profit acquisition of mobile home parks · Employer incentives for employees · Greater flexibility to do business in homes · Artistic design charrettes in local communities I I I I I I I C-B Appendix C. 7: Interviews, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I . Use local crafts people to build pre-packaged housing. Example: housing operations and management (example: New Haven, Connecticut) - coordinate government, social services, etc Agree with local building community - bring in alternative building/non- traditional housing. (Examples: Tree House, Fowler Park, Seven Bridges. Tension from out-of-town buyers - demand for housing, increased price and profit for builders. Selective niche-filling. Invite broader audience to consider this market: bring in new type of risk-taker Cluster developments to lower development costs and price point Commit to sustainability Education Financial incentives for tours (energy efficiency, local farming, community resources, etc) Environmental impact should include analysis of affordable housing for workers. Plan needed for anticipated destination resort coming in South County. Examples: Jackson Hole - development without, with housing investment. . . . . . . . . S ecial Po Illations - otential ro ram and ro "ect a roaches . All sectors have same desires - walkability, bus access, access to services, scale Domestic abuse: temporary shelters, transitional housing but want integrated housing (not group housing) - choices. Special needs populations (other than physically disabled that can be designed for) have wide diversity of slightly different needs including - Domestic violence, Drug/alcohol, Medical, Chronically mentally ill, Release from jail Displaced by increasing taxes: vouchers to populations with extra square footage, pressure of displaced - match special populations. Subsidize housing need. Current population aging - eventually moving into special needs Ideas: Cooperative communities; vouchers to access select housing; rental housing searches criminal background checks - need to address (along with credit check) PT /JC is microcosm of what other communities will face . . . . . . Other Comments . Access to money, land, building materials (regional, re-use waste-stream) ID areas, topics, ideas Package - use RFP process to attract developer/builder/lender Multi-story/stack with available services/walk-ability (Le., Holly orchard area, North Beach, Victorian neighborhood, etc) Idea: City own land, use RFPs with conditions (set bar internally) . . . . I',.. " . . I. I. ,." I. I." , '- . . Downtown Port Townsend - to illustrate an upper story retrofit Uptown Port Townsend - to illustrate an infill West Port Townsend vacant land - to illustrate new development opportunity Quilcene - to illustrate an in-fill/new development opportunity . . . C-g Appendix C. 7: Interview, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I C-lD Appendix C. 7: Interviews, focus group, and charrette results Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I I ~ , In July 2006 a random sample of resident registered voter households in Jefferson County were contacted to participate in a controlled sample survey concerning housing conditions, needs, and program and project priorities. 300 households agreed to participate in the survey and were mailed a copy of a summary description of the plan and a copy of the questionnaire. Survey results were compiled for the first l34 households who completed the surveys by follow-up telephone call- the number planned for in the original survey scope - of which 37% were male and 63% were female. The resulting survey results are accurate to within lO+/- percent of the opinions of the general population (the statistics are rounded and may not add to lOO percent and do not list don't know responses). The statistics also account for undecided, did not know, or refused a response. Following is a summary of the results for the total sample group. Existin conditions in eneral How would you rate the following conditions in general in Jefferson County on a scale of 1 to 5 where 1 is the poorest and 5 the best quality possible? 5 Environment - preservation of woodlands, open spaces, streams, wetlands, and other features? 6 Land use - pattern of land development and relationship between residential, commercial, and industrial land? 7 Economics - local .ob 0 8 Housin - overall rice ualit and availabilit ? 9 Trans ortation - traffic conditions and transit services? 10 Schools - instruction and facilities? 11 Parks - la rounds athletic fields icnic areas, trails? 12 Sense of community - friendliness, social contacts, ride of lace? In the last 5 years - have quality of life indicators sta ed the same, im roved, or declined in the count? , , ~ , How would you rate housing conditions in 4eneral in your community? poorest / 1 234 0% 9% 38% 43% 4% 11 % 37% 41 % 4% 15% 44% 28% poorest / 1 234 5 1 % 9% 37% 40% 1 0% best 4% 21% 47% 20% 3% 24% 58% 14% 0% 2% 19% 32% 37% 10% 2% 6% 19% 40% 32% 4% 3% 1 6% 46% 25% 1 % 0% 4% 29% 49% 1 5% 0% 7% 23% 46% 23% 3.52 2.96 1.97 2.44 3.09 3.06 3.76 3.85 14 1 5 16 earance? 17 18 19 best 5 8% 5% 4% 10%22%42%22% 1% 4% 17% 36% 36% 5% 7% 16% 46% 23% 4% 4% 12% 32% 41 % 9% 0% 3% 14% 53% 30% 1% 7% 26% 36% 24% 1 % 3% 14% 43% 40% 1% 7% 22% 41% 30% C-ll Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan 3.51 3.34 3.13 2.81 3.20 3.01 3.40 4.10 3.81 4.17 3.93 I I I I I I I I I I I I I I I I I I I 25 26 27 28 29 30 What percent of your household's gross monthly income - do you pay for sewer, water, power, natural or propane gas, and other utilities? 31 What percent of your household's gross monthly income - do you pay for transportation including gas, ferry, and transit? poorest / best 1 234 5 1% 3%23%40%33% 7% 19% 38% 26% 9% 4% 10% 31 % 36% 16% 1 % 6% 41 % 39% 1 2% 0% 5% 10% 15% 38% 4% 4% 8% 20% 25% 30% 35%+ 9% 1 2% 8% 1 0% 1 % 2% 3% 4% 5% 7% 9% 1 3% 9% 20% 6% 7% 8% 9% 10%+ 4% 5% 7% 4% 1 5% 1% 2% 3% 4% 5% 10% 15% 9% 13% 17% 6% 7% 8% 9% 10%+ 3% 2% 5% 7% 1 2% 4.01 3.11 3.50 3.54 Housin trends The results of the housing analysis thus far indicate the following factors may contribute in various ways to rising housing costs. To what extent do you disagree or agree with the trends where 1 is where you most disagree and 5 where you most agree with the statement? Market trends 32 Construction materials - wood, asphalt, insulation, and other materials are rising in cost increasing the avera e rice of a house or a artment? 33 Unit size - is becoming larger, particularly for single famil houses, increasin the avera e rice of a house? 34 Lot size - is becoming larger, particularly for single famil houses, increasin the avera e rice of a house? 35 Building codes and permit application times and fees - are time consuming and expensive increasing the avera e rice of a house or a artment? 36 Low interest, variable interest, and principal only loans - are allowing households to buy higher price homes, sometimes be ond their abilit to re a ? 37 Population growth - is increasing, as people move into the county due to its attractive features and buy available houses drivin u market rices? The following statements were made during housing workshops concerning trends that may be affecting the housing market and county household ability to cope with housing trends. To what extent do you disagree or agree with the following? disagree / agree 1 234 5 1 % 8% 20% 39% 3 1 % Market assum tions 38 Older or retired adults - move into the county to live full-time and buy available houses at high prices driving up the price of the houses that remain for local residents? 39 Older or retired adults - move into the county to live on a Dart-time or seasonal basis. Since they do not spend money in the local economy year-round it is making it difficult for local businesses and government to hire and pay for staff necessary to provide year-round services? C-l2 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan disagree / agree 1 234 5 1 % 4% 14% 32% 48% 4% 9% 27% 27% 31% 1 5% 28% 37% 1 3% 4% 7% 9% 28% 29% 27% 1% 7% 23% 31% 34% 1% 1% 7% 40% 51% 10% 20% 30% 25% 13% 4.22 3.73 2.63 3.61 3.93 4.38 3.90 3.12 I I I I I I I I I I I I I I I I I I I disagree / agree Market assum tions 1 2 3 4 5 40 Speculators - are buying houses or properties with the 1 % 15% 35% 23% 22% 3.52 idea of reselling in a short time to take advantage of risin land and house value in the count? 41 Redevelopers - are buying properties and tearing down 12% 30% 25% 19% 13% 2.91 usable houses to build mega-houses not in character with the ori inal nei hborhood? 42 County households in general- can not pay rising 1 % 9% 22% 34% 34% 3.91 housing costs and will gradually be unable to buy or rent affordable housin units in the count? 43 Public workers - teachers, police officers, fire fighters, 2% 19% 29% 26% 20% 3.44 and other necessary service workers can not pay rising housin costs and are not acce tin .obs in the count? 44 Service workers - technical and entry level 0% 13% 23% 31% 30% 3.81 manufacturing, retail, office, service, and entertainment workers can not afford rising housing costs which is affecting the county's ability to support basic economic activities? 45 Young adults - are increasingly unable to buy or rent 0% 4% 10% 33% 53% 4.34 an affordable living unit in the county that is mana eable with ent level .ob incomes? 46 Young families - are increasingly unable to buy or own 0% 7% 11 % 35% 46% 4.22 a house in the count? 47 Single headed families, especially female -are unable 0% 2% 8% 32% 57% 4.45 to buy or rent an affordable living unit in the county and pay for daycare, health costs, and other family ex enses? 48 Elderly adults, including single individuals - are 5% 11 % 23% 32% 27% 3.65 increasingly unable to find affordable housing that fits their changing life style needs. As a result, they continue to live in and keep older lower priced housing units out of the market - possibly to the point where the house starts to deteriorate? 49 Special populations, including the mentally ill, 0% 7% 37% 27% 26% 3.74 victims of domestic abuse, and the temporary homeless - are unable to be housed - possibly to the point where current sponsors are unable to operate necessa housin units? ., , "'~''''''' "'~~'''' Port Townsend and Jefferson County have initiated a number of actions to manage rising housing costs and the impact of growth. Such actions include measures that cluster housing to reduce site development costs; allow innovative housing and mixed use projects to increase site efficiencies and reduce commuting costs; adopt design and development standards to improve the quality of the housing product and neighborhood - to name a few. In addition, the city and county have also amended codes to allow accessory dwelling units, cottage or small lot houses, duplex and townhouses, mobile and manufactured housing products that increase choice and provide a wider variety of purchase and rental options. In addition to the measures listed above, the city, county, non-profit, and for profit housing market participants could also adopt some of the following measures to manage cost, increase choice, and provide housing. Each one of these program approaches will involve costs to the public in some manner, some approaches costing more than others, and some programs having more impacts than others. Based on what you have reviewed at this open house, how would you prioritize the following possible program approaches? C-l3 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I Economic develo ment 50 Stimulate economic development activities - that increase jobs, wages, and salaries so that county households can afford to a risin housin costs? Ed d lowest / highest 1 234 5 3% 7% 21 % 25% 40% 3.95 ucatlon an mentormg owest IC/, est 51 Conduct housing finance classes - that provide 13% 21% 27% 28% 8% 2.97 education and mentoring assistance on how to budget household purchases, maintenance, insurance, utilities, and other expenses? 52 Conduct housing purchase classes - that provide 11 % 1 9% 32% 27% 8% 3.02 instruction and assistance for qualifying for and obtaining mortgage, remodeling, and other housing loans? 53 Conduct housing maintenance classes - that provide 9%19%25%32%13% 3.21 education and assistance on how to maintain and repair plumbing, electrical, paint, roof, and other common house equipment and furnishings? 54 Conduct housing construction classes - that provide 14% 20% 26% 25% 13% 3.02 instruction and assistance to remodel, expand, and build your own house? annmg measures owest iC/1 est 55 Define minimum density requirements - for proposed 10% 9% 26% 34% 16% 3.39 moderate to high density residential districts so that significant developable sites are not used up for high priced sinqle family homes? 56 Establish performance based design standards - that 4% 7% 27% 37% 22% 3.69 provide quality but flexible requirements for road widths, sidewalk locations, landscaping, and other amenities within cost efficient designs? 57 Establish low impact site development standards - 4% 9% 23% 39% 20% 3.66 that use natural storm drainage and treatment systems rather than impoundment methods to reduce site development costs? 58 Define standards for fee-in-lieu dedications - that 7% 10% 14% 36% 30% 3.75 require residential and commercial developers to set aside lands or funds necessary to provide for parks, schools, and other public facilities as well as affordable housing in order to guarantee services and reduce future cost requirements? 59 Establish progressive impact fees - based on the 13% 12% 24% 30% 1 3% 3.19 number of people who will reside in each type of housing product providing reductions or waivers when housing is provided for affordable housinq? 60 Establish cottage/small lots using transfer 10% 13% 24% 29% 17% 3.32 development rights (TOR) - that allow developers to transfer dwelling units from rural lands into village center properties using smaller lots and cottage sized housing products when the resulting project will provide public benefits? 61 Adopt manufactured/modular design standards - 14% 13% 23% 27% 20% 3.26 that require front porches, gable roofs, garages, and other building solutions so that manufactured housing products fit into traditionally built housing neiq h borhoods? 62 Adopt performance based building codes - that allow 2% 3% 16% 46% 29% 4.00 builders to use new, innovative materials and methods that can reduce construction and operatinq costs? / h' h PI / h h C-l4 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I lowest 1 2 / highest 345 63 Adopt green energy efficient building codes - that 7% 8% 21% 28% 34% 3.76 require builders to make use of solar energy, passive heating, increased insulation, energy efficient appliances, and other features that may increase initial construction costs but reduce long term operating and utility costs? 64 Create a catalogue of pre-approved building plans - 10% 11% 22% 30% 25% 3.48 which builders and private property owners may use instead of submitting custom-designed plans that require more extensive review and higher permitting fees? 65 Establish progressive building and permit fees - 5% 7% 19% 35% 32% 3.84 based on the actual hours required for each building submission to reduce charges where builders or private property owners use pre-approved or simplified building methods? Affordable housing policies - bonus and quotas lowest / highest 66 Establish incentive density bonus - that allow 12% 17% 22% 26% 19% 3.25 developers to increase the number of authorized housing units when the project will provide a minimum number of affordable housinq units? 67 Require mandatory affordable housing set aside 12% 12% 24% 22% 28% 3.42 quotas - that require developers to provide a minimum number of affordable housing units on larger, higher density projects? Infrastructure development lowest / highest 68 Design and authorize community septic drain fields - 10% 4% 16% 44% 23% 3.70 where developers can build clustered village housing projects using shared community septic drain fields within common open spaces? 69 Design and authorize package treatment plants - 9% 11 % 28% 33% 11 % 3.28 where developers can build urban housing projects in phases using package sewer treatment plants until public sewers can be built to the properties? 70 Develop public sewer systems - fund and build public 4% 5% 19% 38% 28% 3.83 sewer treatment facilities to fix septic failures and support development of more urban housing projects in the proposed Tri-Area urban qrowth area? 71 Adopt progressive sewer connection fees - based on 8% 15% 22% 32% 17% 3.37 the number of people who will reside in each type of housing product providing reductions or waivers when affordable housing is provided? 72 Prioritize sewer line extensions - that favors sites that 7% 1 1 % 27% 3 1 % 20% 3.48 will provide higher density, more affordable housing prod ucts? 73 Allocate limited available sewer capacity - to sites 8% 1 8% 31 % 1 9% 1 4% 3.15 that will provide higher density, more affordable housinq products? 74 Pre-develop public facilities - including parks, schools, 8% 17% 27% 24% 17% 3.26 fire stations, and other services on sites that will provide higher density, more affordable housing products? Financial incentives and im lementation 75 Establish differential taxing rates - that provide incentives for land trusts, common areas, and other ublic benefits that reduce housin costs? lowest / hi hest 10% 10% 24% 27% 22% C-l5 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan 3.44 I I I I I I I I I I I I I I I I I I I lowest 1 2 / highest 345 76 Recruit cooperative and co-housing lenders - who 10% 11% 32% 27% 14% 3.26 specialize in providing mortgages to households who buy into cooperative and co-housinq proiects? 77 Recruit limited equity lenders - including community 22% 17% 20% 22% 9% 2.78 land trusts that sell the house structure but lease the land to limit the overall sales price and the amount of equity that is required to own a house? The owner can eventually sell and realize appreciated value on the house while the land remains under lease thereby keeping the future overall sales price within affordable limits. 78 Recruit shared land equity lenders - including non- 1 5% 1 0% 29% 22% 1 6% 3.16 profit organizations that provide loans for the purchase or rehabilitation of a house that does not have to be repaid until the house is resold - at which time a shared proportion of the future sale proceeds are used to pay off the loan? eve opment programs owest Iq, est 79 Identify and package or acquire prototype sites 13% 15% 29% 26% 11% 3.07 including public lands - with which to develop high quality, innovative, cost efficient, mixed income housing products at priority locations throughout the city and county? 80 Pre-design and pre-approve development plans - for 7% 10% 30% 35% 14% 3.40 the prototype sites that resolve environmental mitigation, provide public infrastructure, and integrate the site with local community objectives and interests? 81 Establish performance and participation criteria - for 7% 12% 35% 29% 13% 3.30 each prototype site that specifies the level of quality, mixed income objectives, mortgage and home buying assistance, and other public benefits to be realized from the proiect? 82 Conduct request-for-proposal (RFP) design/develop 1 0% 1 3% 35% 22% 1 3% 3.18 competitions - where private and non-profit builders and developers compete for the right to develop the prototype projects based on the design quality, mixed income housing products, and mortgage and other public benefit criteria established for the proiect? 83 Establish a management program for common 1 0% 11 % 25% 33% 1 5% 3.32 improvements and equity participations - to ensure the housing projects remain high quality and desirable and the housing products remain affordable as they are sold and resold in the market place? 84 Build/buy eligible housing with sweat equity - 3% 6% 13% 37% 36% 4.02 allowing the home buyer to perform the construction labor involved in the construction rather than a cash down payment? D I Rehabilitation ro rams 85 Establish a home rehabilitation and shared equity program - where the eligible house is refurbished and the cost or loan is deferred for payment to when the house is sold to allow the current occupant to continue to reside in the house with current home payments? The loan is paid with a proportionate share of the sale proceeds when the house is eventually sold by the current occu ant. / h. h lowest / hi hest 8% 10% 27% 30% 20% C-l6 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan 3.45 I I I I I I I I I I I I I I I I I I I lowest 1 2 / highest 345 86 Establish a home rehabilitation program and limited 1 7% 1 9% 3 1 % 1 6% 1 0% 2.82 equity program - where renovated homes are resold with land leases and the land equity is deferred or used to reduce down payment requirements for new buyers on a continual basis? 87 Renovate eligible housing - working with Habitat for 7% 3% 10% 37% 37% 3.98 Humanity, Americorp, other volunteer programs, and private market contractors to reduce improvement and construction costs? 88 Renovate eligible housing with sweat equity- 6% 2 % 20% 3 1 % 37% 3.94 allowing the home buyer to perform the construction labor involved in the renovation rather than a cash down payment? Accountability and follow-up lowest / highest 89 Issue annual reports and update this housing action 8% 8% 25% 31% 24% 3.56 plan on a frequent basis - to ensure the above measures continue to provide quality and affordable housing for all income groups, household types, and residents of the city and county? Action "Ian oraanization and funding lowest / hiqhest 90 Establish a permanent housing action plan 1 2% 1 3% 1 9% 28% 23% 3.39 committee - to coordinate, oversee, and implement the projects and programs described in the action items above? 91 Create a housing action revolving fund - submitting 26% 15% 28% 19% 7% 2.66 and obtaining voter approval of a property tax levy with which to create a revolving capital fund necessary for implementing the pro-active housing projects and proqrams described in the action items above? 92 Assuming some public monies would be required to $0 $5 $10 $15 create the housing action revolving fund - how much 32% 19% 16% 3% would your household be willing to pay Der month to $20 $25 $50 sponsor such an effort? 7% 4% 4% $75 $100+ 1% 1% Housing action plan responsibilities Who do you think should be primarily responsible for providing conditions that reduce housing costs as outlined in the action items listed above? S onsor 93 Private market - develo ers, realtors, and lenders? 94 Nonprofit organizations - including churches, community land trusts, and affordable housing interest rou s? 95 Public entities - Jefferson County Housing Authority, Jefferson County, Port Townsend, and Washington State? 96 Joint ventures - involving the private market, non rofit, and ublic entities? disagree / agree 1 234 5 13% 14% 26% 16% 25% 1 3% 10% 34% 24% 12% 3.28 3.12 1 9% 7% 28% 25% 1 3% 3.08 9% 7% 17% 29% 34% 3.76 C-l7 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I Pro tot e ro "ects As described above, a housing action entity could assume a proactive role in Port Townsend and Jefferson County by packaging properties or acquiring land, creating housing plans, mitigating environmental and community impacts, and then conducting competitions whereby the nonprofit and private market builds and delivers housing of most need and interest to county residents. How would you rate the following prototype projects as a method of meeting housing needs in each community example? Rural Villa e Centers - see a e 10 97 Rural Village Centers - developing family housing products in Brinnon, Quilcene, and other rural centers using cluster developments with community septic drain fields and USDA self-help programs to reduce urchase costs? 98 Would a member of your household be interested in Iivin in such a develo ment? Port Hadlock Urban Growth Area - see a e 11 99 Neo-traditional- developing duplex and townhouse single family housing products with back alley parking, front porches, courtyards, common open spaces, and convenient day and after-hour access to local public facilities and services possibly using a land trust with a shared equity approach to reduce urchase costs? 100 Would a member of your household be interested in livin in such a develo ment? Urban in 111- see a e 12 101 Infill- developing single family duplex and accessory dwelling units over parking garages to provide additional housing within the undeveloped portions of the block to preserve existing historic housing stock possibly using a transfer development rights or land trust a roach to reduce urchase costs? 102 Would a member of your household be interested in Iivin in such a develo ment? Urban in III - see a e 13 103 Mixed use - developing mixed use structures with ground floor retail and upper story housing units centered about courtyards and light wells to provide additional housing within the undeveloped portions of downtown Port Townsend possibly using a land trust and/or investment tax credit approach with a limited e uit a roach to reduce urchase costs? 104 Would a member of your household be interested in Iivin in such a develo ment? , , 105 How long have you lived in Jefferson Count? 106 Do you own or rent your residence? lowest / highest 1 234 5 9%11%25%38%15% 3.39 yes no maybe 5% 69% 24% lowest / hi hest 9% 7% 30% 39% 12% 3.40 yes no maybe 9% 60% 28% lowest / hi hest 1 1 % 1 1 % 29% 28% 1 6% 3.27 yes no maybe 7% 56% 33% lowest / hi hest 9% 8% 24% 39% 15% 3.45 0-1 2-5 6-10 11-15 16-2020+ 3% 16% 26% 14% 9% 31% own rent 97% 3% 90% single family 4% duplex or town 2% multifamily 4% mobile home 107 What type of house do you live in? C-l8 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I 108 What age group are you in? 1% 19-24 1% 24-34 5% 35-44 22% 45-54 34% 55-64 37% 65+ years 109 What is your household status? 21% live alone 0% live in an unrelated hshld 78% live in a family 110 Number kids under 18 in your household? 0 1 2 3 4 5+ kids 86% 7% 4% 1% 1% 1% 111 Number workers in your household 0 1 2 3 4 5+ work 44% 26% 28% 1% 1% 1% 112 Where does the primary breadwinner in 46% retired your household work? 31 % Port Townsend 3% Tri-Area 5% Other Jefferson Co 2% Clal/am County 5% Kitsap County 7% other 113 What industry does the primary 11 % industrial breadwinner in your household work? 1 0% retail 25% service 14% government 41% other 114 What income group is your household in? 6% under $20,000 7% $20-29,999 22% $30-39,999 8% $40-49,999 25% $50-74,999 16% $75-100,000 4% $100,000+ Comments Do you have any specific comments or recommendations to make about the housing action plan or this survey? · This survey is worded to promote an agenda. We do not need more bureaucracy. Let the market decide what is needed. The low income housing clusters promote crime. · Jefferson County should not subsidize any form of housing or development increasing population has resulted in corresponding increases taxes and decrease quality of life. · I think the objective is affordable housing for young families. I think a priority should be to expand and improve sewage treatment facilities, replace septic systems, expand roads infrastructure. · I felt like needed more information. Thought difficult to prioritize because did not know definition. · Make building codes more flexible to allow for environmental efficiency, and environmental beneficial interventions, such as straw bale construction, composting toilets, use of solar and wind power. Preserve existing open spaces for aesthetic, recreational, and especially for food production such as community gardens. C-l9 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I · Encourage low income condos or cottages. Utilize modular housing unit with Homeowner's Association to provide landscape and maintenance. Low income families and elderly largest problem in this area. · On Questions 93 to 96 just the fact that building materials are going up, that doesn't mean housing costs will not decrease. The county needs to provide higher paying jobs. I find it very strange that the largest county with the least population in the whole state wants to put high density housing for residents. I live in Port Ludlow and I have to drive 20 minutes to the nearest grocery store. Has Jefferson County ever considered a shopping complex on 104 and Highway 19 intersection? · Low income housing should be throughout the area not just in one area. · A sewer system in the Tri Area is desperately needed in order to develop a housing action plan. · Building your own house involves a very good program. · Basically opposed government in housing market. Should determine who lives wherentax subsidies do not work in the long run · Education. · Long-term view sustainable energy especially USDA housing program currently use does not utilize smaller. Require smaller housing in rural areas be flexible, street lights, pavement, sidewalks, and road width. · Do infill hope cluster common wall project will take hold · You it did not adequately address for homelessness. This result for rising cost and lack for affordable housing. · It was eye opening, learned a lot there, it was educational. · It is good idea to plan for development. · As long as current politicians are opposed to business growth and development. Prevails the lack of economic slice. Employment opportunity will only serve to exacerbate housing costs. Slice availability problem government finance low cost housing project are not the solution. · This questionnaire asks a questionnissues that are complex and to which I have limited information many of my answers are informed to do not reinvent make sure any plan being. · Seriously considernhas successful track record in other communities. · Structure of some of the questionnaires had multiple variables, so they were impossible to answer. It seemed as though some questions were skewed against people who were more recent arrivals to community. I am sympathetic for low-cost housing. I am not confident that you are going to get the kind of answers to this questionnaire that you will need justify low-income housing program. · I do not feel like well enough to participate in this survey. · Public view depleted. C-20 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I · I like to keep town more like it is. Do not want to look like every town in America. · Not sure of the impact of some of the development codes. · Page 4 possible housing program approaches references, reviewed at open house--nothing has been reviewed. Question 97 Rural Village centers does not mention access to public facilities and services and the lack of this could affect people's response to the question. Nothing addresses public transportation ability and this is a very important part of the problem as well as the solution. Question 31 does not include repairs or preventive maintenance of transportation which can be a large part of a monthly cost and or be budgeted for. Question 20, mortgages could be variable payment time, 15 versus 20 years, and this will impact the current payment. · Yes county tax base is being spent in Silverdale and Poulsbo. We need income, and we need something besides property tax to support this county. We need jobs. Rural area is okay, but there no is no police. Closest police station is in Hadlock. Fire department is volunteer. Medical is limited. Traffic on two-lane road is ridiculous. Pollution is on the increase and shopping a minimum of 25 miles away. The county needs sewer systems, parks and this all takes tax dollars. Housing is quite simple--no job, no income, no house. · If they do any building, train local people in the area in the building area and provide some incentive for builders to do this so we can provide local jobs. · Too technical 50 though 96. Never attended open house, referred to on Page 4- -possible housing program approaches. · Good ideas but I fear most of these good ideas will be utilized by Port Townsend not South County. I feel that priority needs to be South County first then Hadlock, and last Port Townsend. Need to increase jobs in South County and Port Hadlock. If we do that in Port Townsend, I feel that it will have the opposite affect we are trying for by enabling more people to move there thus driving up the cost of housing. There needs to be an emphasis on creating infrastructure in South County. Specifically sewers, city water and increased police. Housing developments to be mixed income, otherwise they become bad housing projects like Garden court and Port Hadlock. Certain income guide lines to get the priority housing. · It is clear that we need some type of affordable housing and respectable basic housing and I understand to achieve that it will take time, money and community cooperation. · I think it is a ridiculous idea to think of building low-cost, high-density housing in Brinnon and Quilcene. Where are these people going to work? There are no jobs there and with the price of gas, they can't commute. Our local government should not be controlling the housing market. They should be bringing in some job opportunities so people can afford housing here. · Only that government does not have too much control. · I think they should let people do more with their property then current regulations allow. Right now there is way too much red tape to do anything. · We need more multifamily housing in Pt. Townsend. We need housing for older people, easy maintenance, multifamily needs well insulated walls, and not near C-2l Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I busy streets. Older people do not want playground because it is too noisy we need more duplex condominiums townhouses and multistory buildings. · Let the market set the prices. I think that the zoning is week. It needs strong design standards and codes. I think the infrastructure needs are very high. The housing action plan should be setup so that only 10 percent of allocated units are set aside for reduced income waivers. · This is way too long--it looses power, interest and becomes confused and therefore it probably its validity. · I am suspicious of the bureaucracy that will grow with this housing plan--too much power in the hands of few will lead to agree corruption. · I do not think county and city is responsible for the cost of housing and that over involvement will be waste of time especially financial responsibility although resource person could be very valuable and the best thing they could do is promote business and education. · I was glad to see the survey, and we recently rented two rental places: one at $400 a month and the other is $925 a month. We got maybe 35 calls on the first one and 3 on the second. You might be interested in our house. It's six years old, 780 square feet, and mortgage is $400 a month. Altogether it costs $60,000 to bring it about. Come see it. · I thought that there was too many good ideas competing. I felt that you either need to do a follow up after you eliminate some of these, or have some focus groups or something like that to get this down because it just covers too much. · The time is upon us. It is already becoming unaffordable. It is incumbent upon us to do something so that our kids can buy houses. · On Q.37, housing is cheaper because there are no jobs. On Q.41 not true in this area because I don't see that happening here in the Brinnon area. On Q.50, I think one of the best and proven ways for this statement to be true would be to lower taxes. That stimulates the economy. On Q.51 through Q.54, they are not cost effective. On Q.75 this question makes no sense. On Q.68 if they are built inexpensively. Q.70 I don't think it's applicable to the Brinnon area. Q.71 also not applicable and too expensive. Q.82 basically bottom line is--it costs money. Q.89 basically bottom line is--it costs money. Q.95 they can reduce housing costs if they can reduce tax. · It is a formidable oversized committee funded to require compliance. · Did not understand concept. I found neo-traditional project is too large--four to six row houses--rows work well on contiguous lot in town · Do not like clustering large population addition. Density is a problem--too close proximity of people psychological and sociological problems--too many people in a small space is a problem. · Some is good, most is bad and it will increase property tax to pay for it. Should be the property owner be able to sell property or build houses. What you want without city saying is what you can do with property · We do not need housing bureaucracy because of inflation in the housing market. C-22 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I · There are many reasons for the high cost of housing, in this area. Number one market forces, desirable community. #2 development costs-fees-permits and hoops to jump through. #3 material costs and labor, labor being reflective of the initial cost of living in the area, full circle space in Port Townsend (housing) is a very limited commodity and therefore priced accordingly. Growth has its natural boundaries, limits, ideas of affordable housing (is still affordable for the rich or wealthy) "healthy growth oxymoronic." · Frankly too many questions that involve what I do not know about and would require too much paper work than you have the staff to handle. · No discussion of the mixed commercial and residential developments against putting that kind of thing in residential areas. · Building in Port Ludlow should be limited high dollar demand on infrastructure without contributing to county for the most part. · Wish I knew more about all of it. Do not know enough about the housing situation in Jefferson County. Know that the housing is a problem, need more families, more jobs, more businesses. · Prefer to mail back. · Realtors overpricing everything and that overprices the market. Average or better, high end. · Billing code should be collective verses reactive moratorium on building is OK in order to maintain quality of life here in the first place should be a priority. · As befalls such surveys the topic of each question is a very complex issue. My answer to most questions is a 3; to me a 3 answer means that I have questions about the consequences that are not really clear. · I am not sure if I understood purpose of all questions. I believe city and county need to limit restriction and cost of building and developing home basically permit cost are making housing unaffordable. · Questions regarding survey sample. · Manufactured homesnnot all states have overseeing additions or changes to manufacture homes. Most states have building department overseeing those changes. · Build a shopping center close by somewhere. · Too much emphasis on government and too little on individual being responsible. Too much emphasis on socialistic and too little on letting free enterprise system decide what is best. · Urban squalor is pathetic, needs to be cleaned up. Permit costs are high which makes it hard to build and we can not build yet because of the costs. Q. 99 not sure of what they are talking about. Q. 62 with proper training and standards to fit our location. Q. 32 because of the fuel and location, constructions costs are too high which makes it difficult for people. · Only reason I am in the house I own is I inherited this, and would not be able to buy this on her own. Road work shouldn't be her responsibility, county should C-23 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I do this and taken care of. Sewer lids open not always covered, should be taken care of; could be a danger to children. Whole land trust is a pretty good idea. · The gross management act defined lot size in the county must be adhered with. This is a free market economy and real estate is not only a home but also an investment. Just because some one wants to live here doesn't mean they can. Pave county roads. · Reduce time for Section 5 housing. Mentally ill have trouble getting into Section 8. Make it easier to get into Section 8. If person on payee basis, other person responsible and should be allowed in Section 8. Should allow the big markets outside Port Townsend to provide local jobs and need the places to shop. Question 92 not clear, public money out of taxes or personal volunteer money. Out of taxes $100 plus, personal $5.00. Call Judy Surber at Port Townsend at 379-5084 or Brent Butler at Jefferson County at 379-4464 for additional information about the housing action plan or this survey. For more information, go to: www.co.iefferson.wa.us/commdeveloDment/housin@.htm C-24 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I II I I I I I I I I CQtYlm~mJtr d'u/rlf/~/d Rural Vii/age project lSIO,J84 $qWD" foot/Il.l aut slU Dtnsiry QS comm4lnity df'Qi"fitld allows 25 Site conditions Designated rural village density housing sites are located within the rural village center districts next to schools, shopping, and major roadways. Septic limitations have delayed development of these sites. Prototvoe The prototypical approach creates a clustered development of duplex units organized in a courtyard focused on a common green serving as a community drain field. The concept can be expanded to provide additional clusters focused on common or parkway courtyards as sewer treatment solutions allow. The backyards and end of the common spaces collect and process storm water run-off The central portion of the common area would be developed with visitor parking and play equipment for resident children. Strateaies The prototype could be developed under one or more of the following alternative approaches: · Private market develooment - where a specified number of units would be reserved for rent or purchase as affordable housing units. · Scattered site acauisition - where a public or non-profit agency acquires scattered units in the complex for affordable housing using a variety of public housing programs. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortgages. The residents may sell their units receiving some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. USDA Rural Develooment - where the USDA helps provide sewer and water infrastructure, technical assistance and construction oversight to groups of families who would provide 65% of the labor required to construct to each others homes, and subsidized mortgage financing for each household. C-25 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I Cedar Avenue I I I I I .. ~ .::; "' " ~ I ~! .!; ~ .. I I I ~ B~! E~ ~ ~ ~ t:t P Neo-traditional project 744,372 square foot/17. 1 acre site 128 duplex, 35 duplex with 18 ADU, and 40 townhouses = 222 l!nits or 13..0 units per acre -€) Hi ISOfeet I Hunr Road I I I I I I I Site conditions Designated high density housing sites are located within the more urban areas of Port Hadlock next to schools, shopping, and major roadways. Limited sewer capacity has delayed development of these sites. Prototvoe The prototypical approach creates a clustered development of duplex, row, and carriage single family units organized in a neo-traditional design concept focused on central courtyards and a common green. The ends of the common space collect and process storm water run-off The central portion of the common area would be developed with playfields and pathways to the adjacent school. The smaller courtyards would provide visitor parking and play equipment for resident children. The project could be phased, pending completion of sewer systems, using the commons area and one end of the site for a community drainfield or a large aerobic digester with surface infiltration (a package plant). Strateaies The prototype could be developed under one or more of the following alternative approaches: · Private market develooment - where a specified number of units would be reserved for rent or purchase as affordable housing units. · Scattered site acauisition - where a public or non-profit agency acquires scattered units in the complex for affordable housing using a variety of public housing programs. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortgages. The residents may sell their units receiving some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. C-26 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I fxl$llnq condlrlon 00 Propo.~d Infii/ Uptown infill project 51,150 J'1114rc foof/I.] acre block. Allowable 8 dll/d,re. 10 dlr6 u;Jling." du infiIJ CD I J 11101<<, 27 Market suoolv/caoabilitv · Underdeveloped blocks with large, historical buildings some retrofit for bed-and-breakfast, or high income households. · Modest adjacent housing (some historical). · Vacant lots, back alleys, and other undeveloped or underutilized properties. Prototvoe The prototype approach would site duplexes along the street front of a size and location that compliments the existing single family structures. The approach would also add a back alley through the block to provide off-street parking with garage and carriage house units over. Strateaies The prototype could be developed under one or more of the following alternative approaches: · Private market develooment - where a specified number of units would be reserved for rent or purchase as affordable housing units. · Scattered site acauisition - where a public or non-profit agency acquires scattered units in the complex for affordable housing using a variety of public housing programs. · Green Communities - where the development rights are acquired and financed for rental as affordable housing using funds provided by tax credit investment. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortgages. The residents may sell their units receiving some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. C-27 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I ~ ~ .:; , I i I I I I I I I I I I ~ .::. ~ I I I I Waterside infill project 6.325 square {oot/O.I S acre lot 4,510 square fur 'trail, 21 dwelling units bisting bwiJdmg RetD11 (Jufltt(sJ Ground {loor c 1 Second floor c Inurlor access COTr'do, <J u Third/Fourth floors '€JIll 'I 1110fU! Section ~ Stairs C Market suoolv/caoabilitv · Properties remain vacant or underdeveloped. · Properties are developed for high income, part-time (seasonally) occupying households who do not support service businesses or programs on a year-round basis. Site conditions Most vacant or undeveloped properties in the downtown district are located next to an existing building - sometimes multistory historic buildings, sometimes single story contemporary buildings. New structures will have to abut an exterior wall of an existing building on one property line. Prototvoe The prototypical approach utilizes a single loaded indoor hallway or outdoor access corridor that frames an upper floor interior courtyard abutting the shared common property wall. The courtyard provides light and air for the interior walls of the upper floor dwelling units as well as a common activity area for all of the residential tenants. The ground floor should be devoted to retail uses that compliment the commercial character of the downtown district and help subsidize the development costs involved with upper floor residential opportunities. Strategies The prototype could be developed under one or more of the following alternative approaches: · Private market develooment - where a specified number of units would be reserved for rent or purchase as affordable housing units. · Scattered site acauisition - where a public or non-profit agency acquires scattered units in the complex for affordable housing using a variety of public housing programs. · Green Communities - where the development rights are acquired and financed for rental as affordable housing using funds provided by tax credit investment. · Community Land Trust - where a trust owns the land or development rights and leases the land selling the units sometimes with discounted mortgages. The residents may sell their units receiving some return on their investments. A formula provides a resident seller equity appreciation while maintaining the units within a purchase range that remains affordable over the future. C-28 Appendix C-2: Mail-out/Phone-back Survey Jefferson County/Port Townsend Housing Action Plan I I I I I I I I I I I I I I I I I I I 29