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Presentation to 
                       SCT Steering 
                        Committee
                       January 2009
Snohomish County Tomorrow                1
CTED grant to study feasibility of 
  •Context:
               inter‐jurisdictional collaboration

               Affordable housing background 
   •Today:
               info, requested at November 
               Steering Committee
               February Steering Committee 
   •Next:
               discuss findings of our feasibility 
               study
Introduction                                          2
• What is affordable housing?
• Who needs it?
• Where is it and what’s it really like?
• How is affordable housing created?




Introduction                               3
Affordable Housing 101




    Snohomish County Tomorrow   4
Housing is affordable if a household 
                                •
                                    can live in it without sacrificing 
                                    food, health care, and other 
                                    essentials.

                                    “Housing cost‐burdened” –
                                •
                                    household earning less than the 
                                    median county income and paying 
                                    more than 30% of their income on 
                                    housing (SCT and national 
                                    standard)

What is “affordable housing?”                                         5
Affordable Housing 101




    Snohomish County Tomorrow   6
Sandra has three 
                                •
                                    kids and earns 
                                    $41,000 per year as 
                                    a teacher.
                                    Average rent, 3‐br 
                                •
                                    apartment where 
                                    she teaches = 
                                    $1,395.
                                    To afford that rent, 
                                •
                                    she’d need to 
                                    make at least 
                                    $53,240.
Who needs affordable housing?                          7
Average Pay:                                            More than $50,000 but 
More than $20,000 but           More Than $35,000 but   Less Than $65,000 
Less Than $35,000               Less Than $50,000       (Median Income)
School Bus Drivers              Most Teachers           Fire Fighters
Retail Sales People             Construction Laborers   Patrol Officers
Child Care Workers              Bus Drivers (Transit)
Waiters, Waitresses             Dental Assistants
Home Health Aides               Licensed Nurses
23,800 households (74%)  17,100 households (51%) in  15,800 households (44%) 
in this income bracket are  this income bracket are  in this income bracket are 
cost‐burdened.              cost‐burdened.           cost‐burdened.




Who needs affordable housing?                                                    8
First‐time homebuyers.
Seniors.
People with disabilities.
Veterans.
Homeless individuals and families.




Who needs affordable housing?        9
Who needs affordable housing?   10
Unmet Housing Need: 55,400 Cost‐Burdened Households in 2000
          Arlington              1,217       Marysville            2,481
          Bothell                 896        Mill Creek             949
          Brier                   365        Monroe                1,099
          Darrington              144        Mountlake Terrace     2,227
          Edmonds                3,951       Mukilteo              1,256
          Everett               12,239       Snohomish              831
          Gold Bar                199        Stanwood               412
          Granite Falls           249        Sultan                 360
          Index                     9        Woodway                    40
          Lake Stevens           1,933       Unincorp. Urban     14,969
          Lynnwood              3,836        Unincorp. Rural       6,791

Who needs affordable housing?                                                11
People with decent, stable, 
    affordable shelter are better able 
    to manage their lives.
    Positive effects carry over to:
    TEACHERS & STUDENTS
    EMPLOYERS
    HEALTH CARE SYSTEM
    CRIMINAL JUSTICE SYSTEM


Who needs affordable housing?             12
Affordable Housing 101




     Snohomish County Tomorrow   13
Both rental and ownership housing.
    Variety of building styles & types.
    Publicly or privately owned.
    Private market housing can be affordable.

Where is the affordable housing in Snohomish Co., and what’s it like?   14
Public/nonprofit‐owned units, or vouchers (January 2008)
           Arlington                              625                   Marysville          1,324
           Bothell                                  17                  Mill Creek           457
           Brier                                      1                 Monroe               236
           Darrington                               29                  Mountlake Terrace    236
           Edmonds                                337                   Mukilteo              121
           Everett                              4,291                   Snohomish            334
           Gold Bar                                   5                 Stanwood             268
           Granite Falls                            61                  Sultan                69
           Index                                      2                 Woodway                 1
           Lake Stevens                           267                   Unincorp. Urban     2,718
           Lynnwood                             1,822                   Unincorp. Rural      287

Where is the affordable housing in Snohomish Co., and what’s it like?                               15
Affordable Housing 101




    Snohomish County Tomorrow   16
How is affordable housing created in Snohomish Co.?   17
RENTAL MARKET (2007)                                  SALE MARKET (2005‐2006)
    2‐BR apartments                                    New homes:
    built 2000 or later,                                 200 (2%) were affordable
    avg. rent = $1,200                                   at income of $63,000 
                                                         (median)
    2‐BRs built before 2000
                                                         Price = $195,000
    avg. rent < $900
    50% of median income
    = $32,000
    Can afford $800 rent.


How is affordable housing created in Snohomish Co.?                                 18
Combination of public and private financing.
    Dedicated for people with incomes below the 
    median (or lower).




How is affordable housing created in Snohomish Co.?   19
ACTUAL PROPOSED PROJECT          GRANTS & TAKE‐OUT LOANS
                                   Tax‐exempt bond financing: 
    New apartment building
                                   $2.3 million
    2‐br and 3‐br homes
                                   Low‐Income Housing Tax 
    Family of 4 earning $40,000    Credits: $1.95 million
    in 2007 could live there       Low interest loan from WA 
    paying $1,000 (market          State Housing Trust Fund: $1.2 
                                   million
    average $1,215).
                                   Snohomish County housing 
    Bridge loans & construction 
                                   funding: $860,000
    loans also required
                                   Private philanthropy and 
                                   contributions: $1.3 million


How is affordable housing created in Snohomish Co.?             20
Added 2,019 affordable housing units since 2002.
           Private market builders produced 2,023 apartments in same 
           period at all different rent levels; some have been converted 
           to condos.
    Served 14,000 households in 2008.
           3,104 units for seniors.
           4,921 units for other families.
           844 units for other individuals.
           5,131 housing vouchers (any household type).




How is affordable housing created in Snohomish Co.?                         21
Create (or buy) and manage affordable housing 
     units.
     Also federal housing (Section 8) vouchers for 
     families to rent private market housing.




How is affordable housing created in Snohomish Co.?   22
City officials and other citizens participate 
                                 on both advisory boards
How is affordable housing created in Snohomish Co.?                     23
Administers 11 federal, state & local funding 
      sources and maintains compliance with 
      regulations of each.
      Allocates over $11 million per year for:
          Capital projects (housing construction)
          Operating
          Supportive services
          Homeless and shelter facilities
          Public facilities & infrastructure
          etc.

How is affordable housing created in Snohomish Co.?    24
Supply: controlling housing 
                                                      types and lot sizes, and where 
                                                      they can go.
                                                      Development costs:
                                                      infrastructure & approval 
                                                      times.
                                                      Construction costs: choices of 
                                                      building materials.
                                                      Transportation costs: access 
                                                      from home to work, and other 
                                                      necessities.


How is affordable housing created in Snohomish Co.?                                25
Zoning 
     Accessory Dwelling Units (ADUs)
     Expedited permitting
     Fee Waivers
     Density bonus




How is affordable housing created in Snohomish Co.?   26
Affordable Housing 101




                         27

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Affordable Housing 101

  • 1. Presentation to  SCT Steering  Committee January 2009 Snohomish County Tomorrow 1
  • 2. CTED grant to study feasibility of  •Context: inter‐jurisdictional collaboration Affordable housing background  •Today: info, requested at November  Steering Committee February Steering Committee  •Next: discuss findings of our feasibility  study Introduction 2
  • 3. • What is affordable housing? • Who needs it? • Where is it and what’s it really like? • How is affordable housing created? Introduction 3
  • 4. Affordable Housing 101 Snohomish County Tomorrow 4
  • 5. Housing is affordable if a household  • can live in it without sacrificing  food, health care, and other  essentials. “Housing cost‐burdened” – • household earning less than the  median county income and paying  more than 30% of their income on  housing (SCT and national  standard) What is “affordable housing?” 5
  • 6. Affordable Housing 101 Snohomish County Tomorrow 6
  • 7. Sandra has three  • kids and earns  $41,000 per year as  a teacher. Average rent, 3‐br  • apartment where  she teaches =  $1,395. To afford that rent,  • she’d need to  make at least  $53,240. Who needs affordable housing? 7
  • 8. Average Pay: More than $50,000 but  More than $20,000 but  More Than $35,000 but Less Than $65,000  Less Than $35,000 Less Than $50,000 (Median Income) School Bus Drivers Most Teachers Fire Fighters Retail Sales People Construction Laborers Patrol Officers Child Care Workers Bus Drivers (Transit) Waiters, Waitresses Dental Assistants Home Health Aides Licensed Nurses 23,800 households (74%)  17,100 households (51%) in  15,800 households (44%)  in this income bracket are  this income bracket are  in this income bracket are  cost‐burdened. cost‐burdened. cost‐burdened. Who needs affordable housing? 8
  • 11. Unmet Housing Need: 55,400 Cost‐Burdened Households in 2000 Arlington 1,217 Marysville 2,481 Bothell 896 Mill Creek 949 Brier 365 Monroe 1,099 Darrington 144 Mountlake Terrace 2,227 Edmonds 3,951 Mukilteo 1,256 Everett 12,239 Snohomish 831 Gold Bar 199 Stanwood 412 Granite Falls 249 Sultan 360 Index 9 Woodway 40 Lake Stevens 1,933 Unincorp. Urban 14,969 Lynnwood 3,836 Unincorp. Rural 6,791 Who needs affordable housing? 11
  • 12. People with decent, stable,  affordable shelter are better able  to manage their lives. Positive effects carry over to: TEACHERS & STUDENTS EMPLOYERS HEALTH CARE SYSTEM CRIMINAL JUSTICE SYSTEM Who needs affordable housing? 12
  • 13. Affordable Housing 101 Snohomish County Tomorrow 13
  • 14. Both rental and ownership housing. Variety of building styles & types. Publicly or privately owned. Private market housing can be affordable. Where is the affordable housing in Snohomish Co., and what’s it like? 14
  • 15. Public/nonprofit‐owned units, or vouchers (January 2008) Arlington 625 Marysville 1,324 Bothell 17 Mill Creek 457 Brier 1 Monroe 236 Darrington 29 Mountlake Terrace 236 Edmonds 337 Mukilteo 121 Everett 4,291 Snohomish 334 Gold Bar 5 Stanwood 268 Granite Falls 61 Sultan 69 Index 2 Woodway 1 Lake Stevens 267 Unincorp. Urban 2,718 Lynnwood 1,822 Unincorp. Rural 287 Where is the affordable housing in Snohomish Co., and what’s it like? 15
  • 16. Affordable Housing 101 Snohomish County Tomorrow 16
  • 18. RENTAL MARKET (2007) SALE MARKET (2005‐2006) 2‐BR apartments New homes: built 2000 or later, 200 (2%) were affordable avg. rent = $1,200 at income of $63,000  (median) 2‐BRs built before 2000 Price = $195,000 avg. rent < $900 50% of median income = $32,000 Can afford $800 rent. How is affordable housing created in Snohomish Co.? 18
  • 19. Combination of public and private financing. Dedicated for people with incomes below the  median (or lower). How is affordable housing created in Snohomish Co.? 19
  • 20. ACTUAL PROPOSED PROJECT GRANTS & TAKE‐OUT LOANS Tax‐exempt bond financing:  New apartment building $2.3 million 2‐br and 3‐br homes Low‐Income Housing Tax  Family of 4 earning $40,000  Credits: $1.95 million in 2007 could live there  Low interest loan from WA  paying $1,000 (market  State Housing Trust Fund: $1.2  million average $1,215). Snohomish County housing  Bridge loans & construction  funding: $860,000 loans also required Private philanthropy and  contributions: $1.3 million How is affordable housing created in Snohomish Co.? 20
  • 21. Added 2,019 affordable housing units since 2002. Private market builders produced 2,023 apartments in same  period at all different rent levels; some have been converted  to condos. Served 14,000 households in 2008. 3,104 units for seniors. 4,921 units for other families. 844 units for other individuals. 5,131 housing vouchers (any household type). How is affordable housing created in Snohomish Co.? 21
  • 22. Create (or buy) and manage affordable housing  units. Also federal housing (Section 8) vouchers for  families to rent private market housing. How is affordable housing created in Snohomish Co.? 22
  • 23. City officials and other citizens participate  on both advisory boards How is affordable housing created in Snohomish Co.? 23
  • 24. Administers 11 federal, state & local funding  sources and maintains compliance with  regulations of each. Allocates over $11 million per year for: Capital projects (housing construction) Operating Supportive services Homeless and shelter facilities Public facilities & infrastructure etc. How is affordable housing created in Snohomish Co.? 24
  • 25. Supply: controlling housing  types and lot sizes, and where  they can go. Development costs: infrastructure & approval  times. Construction costs: choices of  building materials. Transportation costs: access  from home to work, and other  necessities. How is affordable housing created in Snohomish Co.? 25
  • 26. Zoning  Accessory Dwelling Units (ADUs) Expedited permitting Fee Waivers Density bonus How is affordable housing created in Snohomish Co.? 26