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HomeMy WebLinkAboutWorkgroup Homework Port Townsend Page 1/10 V.HOUSING ELEMENT 1 Please use the right hand margin to indicate: 2 "O"- The goal/policy/text is outdated(e.g.,project complete, 3 superceded)If possible,please direct us to updated 4 information or provide a brief explanation. 5 `B"- The goal/policy creates a barrier to achieving the 4 6 fundamental goals of the Comprehensive Plan. 7 8 V.HOUSING ELEMENT 9 INTRODUCTION 10 Decent, safe and affordable housing is a basic human need which has become 11 increasingly unavailable to many Americans.Port Townsend shares in this 12 nation-wide trend.Demographic data indicate that the Port Townsend housing 13 market will continue its trend towards more expensive units due to the 14 attractiveness of Port Townsend as a special place to live. In addition,as land 15 values rise,the supply of more desirable and easily to develop land within the 16 City decreases over time. 17 This housing element has been developed to address the housing needs of the 18 City of Port Townsend.It represents the community's housing policy plan for 19 the next 20 years.The purpose of this housing element is to present solutions to 20 existing problems and provide direction for a long term housing strategy. 21 Growth Management Act Requirements 22 Among the 13 planning goals contained within the GMA,one pertains 23 specifically to the housing element: "Encourage the availability of affordable 24 housing to all economic segments of the population of this state,promote a 25 variety of residential densities and housing types, and encourage preservation of 26 existing housing stock.`(RCW 36.70A.020(4)). 27 The GMA requires that the housing element recognize the vitality of established 28 residential neighborhoods and identifies four features that must be included 29 within the housing element: 30 An inventory and analysis of existing and projected housing needs'; 31 A statement of the goals,policies and objectives for the preservation, 32 improvement and development of housing; 33 Identification of sufficient land for housing,including,but not limited to, 34 government-assisted housing,housing for low income families manufactured 35 housing,multi-family housing,and group homes and foster care facilities;and 36 Adequate provisions for existing and projected housing needs of all 37 economic segments of the community. (RCW 36.70A.070(2)). 38 Other sections of the GMA recommend the use of innovative planning 39 techniques that are directly related to housing,including:density bonuses, 40 cluster housing,planned unit developments(PUDs),and the transfer of Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 2/10 V.HOUSING ELEMENT 1 development rights(RCW 36.70A.090).These and other nontraditional 2 techniques are reflected in the goals,policies and implementation strategies of 3 this element. 4 This housing element must also be consistent with the County-Wide Planning 5 Policy for Jefferson County, specifically.Policy#6, "Housing."(RCW 6 3 6.70A.2 10).The pertinent sections of that policy are summarized below: 7 "Affordable housing"is defined as:Housing units available for purchase or 8 rent to individuals or families with a gross income between the federally 9 recognized poverty level and the median income for working families in 10 Jefferson County which,including utilities,would not exceed 30%of gross 11 income. (At present,the County-Wide Planning Policy indicates that affordable 12 housing is that which does not exceed 36%of gross income.This policy should 13 be amended to conform with the federal definition found within§8 of the HUD 14 Act(i.e.,30%)). 15 Affordable housing is acknowledged as a general public need and will be 16 addressed through private sector programs and projects;local government 17 should not assume a direct role in the ownership or administration of public 18 assisted housing;rather,this should be left to private,nonprofit or quasi-public 19 entities. 20 The housing or land use elements of the Plan will include an assessment of 21 land available and the process for siting of special purpose housing. 22 A sufficient quantity of land will be appropriately zoned to accommodate a 23 wide range of housing 24 types,densities and mixtures. 25 The housing element will include an affordable housing strategy which 26 examines existing policies and regulations to identify opportunities to encourage 27 the provision of affordable housing(e.g.,mechanisms such as accessory 28 dwelling units(ADUs),density bonuses,mitigation fee waivers,and priority 29 permit processing). 30 The Port Townsend Urban Growth Area(UGA)will accommodate its fair 31 share of housing affordable to low and moderate income households according 32 to its percentage share of the County population and by promoting a balanced 33 mix of diverse housing types. 34 Undeveloped land owned by public entities will be inventoried and those 35 that are appropriately located should be considered for development of low 36 income housing. Consideration of assembling these parcels for development by 37 nonprofit housing organizations or private developers should be encouraged 2 38 The housing element will include criteria for locating higher density 39 residential areas near public facilities and services,commercial services, 40 arterials,or within walking distance of jobs or transit. 41 GOALS&POLICIES 42 Introduction 43 The following goals,policies,and implementation strategy have their foundation 44 in the housing goal of the GMA,the Community Direction Statement contained 45 in Chapter III of this Plan.The Community Direction Statement declares: Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 3/10 V.HOUSING ELEMENT 1 'A wide choice of housing types and prices is available for a diversity of 2 lifestyles and incomes.Residential development is centered in distinct 3 neighborhoods that are safe,secure, and have identities and characters of their 4 own. Opportunities for socializing, recreation, quiet and solitude are all close at 5 hand, as are facilities and events that enrich the body, mind and spirit." 6 In addition to the guidance provided by the Community Direction Statement, 7 this element was developed on the basis of data and analysis contained in the 8 Existing Conditions and Future Needs sections of the Draft Housing Element of 9 the Draft Port Townsend Comprehensive Plan and Draft Environmental Impact 10 Statement issued on January 10, 1996,and many hours of citizen workgroup 11 discussion and deliberation.In 2007,the City and County jointly adopted the 12 Port Townsend/Jefferson County Housing Action Plan.The purpose of this 13 report is two-fold,first to document housing needs in East Jefferson County, 14 including the communities of Port Townsend,Quilcene,Brinnon,Port Ludlow, 15 and the Tri-Area(Port Hadlock,Chimacum,Irondale),and second to identify 16 strategies for tackling housing needs.This report represents a strategic planning 17 effort. 18 Similar to the 1996 Needs Assessment,the 2007 Housing Action Plan concluded 19 that: 20 1. Few affordable housing opportunities exist for first time home buyers and 21 potential homeowners in both low and middle income ranges; 22 2. At current rents,housing affordability is an issue for a majority of Port 23 Townsend households with incomes below the median income; 24 3. Protection of existing affordable housing stock is needed; 25 4. Existing housing stock may fall into disrepair as higher proportions of 26 income are expended for basic housing costs; 27 5. A need exists for emergency,transitional and permanent housing units to 28 serve the City's special needs populations;and 29 6. Local employment growth has not kept pace with population growth, 30 leading to a chronic labor surplus,depressed wages,and contributing to the 31 affordable housing problem. 32 The goals,policies,and implementation strategy of this element seek to address 33 the housing issues identified by these key findings,and guide future housing 34 development in Port Townsend. [Ord.No. 3075, §3.3,(June 18,2012)]. 35 Housing Supply 36 Goal 1:To provide an adequate supply of housing for residents of all income 37 groups,including sufficient housing affordable to low and moderate income 38 groups. 39 Policy 1.1: Provide sufficient,suitably-zoned vacant land for development of 40 all housing types to accommodate the future needs for each type of housing, 41 including single-family,multi-family and manufactured homes. 42 Policy 1.2: Designate at least 105 acres of additional undeveloped land for 43 multi-family use on the Comprehensive Plan Land Use Map and subsequent 44 zoning map to ensure an adequate supply of land for higher density residential Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 4/10 V.HOUSING ELEMENT 1 use. Encourage the integration of multi-family housing developments in 2 locations which arc compatible with existing neighborhoods. 3 Policy 1.3: Rezone areas near public facilities and services,commercial 4 services,arterials and jobs for higher density residential use. 5 Housing Affordability 6 Goal 2:To promote the provision of affordable housing throughout all 7 geographic and economic segments of the community. 8 Policy 2.1: Encourage the provision of affordable housing by designating 9 more land area for higher density housing. 10 Policy 2.2: Evaluate existing land use regulations and identify measures to 11 increase the variety of affordable housing types throughout Port Townsend. 12 Examples of potential code revisions include: smaller single-family lot sizes; 13 more liberal allowance of single-family attached dwellings(i.e.,duplexes, 14 triplexes and fourplexes);and accessory dwelling units(ADUs). 15 2.2.1 Offer incentives to developers and home builders who provide housing 16 for low and moderate income households,such as: density bonuses;waivers for 17 impact fees and system development charges(SDCs);and priority permit 18 processing procedures. 19 2.2.2 In order to provide lower cost housing,consider permitting affordable 20 housing"demonstration projects"in which development standards may be 21 negotiated without sacrificing public health and safety. 22 Policy 2.3: Work in partnership among various levels of government and 23 with other public and private agencies to address housing needs that transcend 24 jurisdictional boundaries. Consider all available local,County, State,and 25 Federal funding opportunities and private resources in the development of 26 affordable housing and participate in region-wide coordination of affordable 27 housing related plans and programs. 28 Policy 2.4: Develop and maintain an inventory of surplus public lands that 29 may be suitable to nonprofit housing providers for affordable housing.Consider 30 affordable housing needs and opportunities associated with inventoried surplus 31 public lands before disposing of them. 32 Policy 2.5: Provide utility rate assistance to low income populations. 33 Policy 2.6: Consider,in cooperation with housing partners,alternative 34 organizational structures that may improve our ability to meet affordable 35 housing goals;for example,creation of a housing consortium,public 36 development authority(PDA)or a regional housing trust. 37 Policy 2.7: Monitor and assess the effectiveness of the goals,policies and 38 implementation steps of this element through the Planning Commission. [Ord. 39 No. 3075, §3.4,(June 18,2012)]. 40 Housing Condition 41 Goal 3:To conserve and improve the City's existing housing stock. 42 Policy 3.1: Assist in the reduction of utility costs by increasing access to 43 weatherization services. 44 3.1.1 Facilitate the expansion of existing weatherization activities. Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 5/10 V.HOUSING ELEMENT 1 3.1.2 Assist the Jefferson County Housing Authority and the Community 2 Action Council in the development of a minor home repair program,funded 3 through State administered block grant funds,or the State Housing Assistance 4 Program. 5 Policy 3.2: Assist homeowners with housing in poor or fair condition in 6 gaining access to resources for repair or renovation of their homes. 7 3.2.1 Support efforts of the Jefferson County Housing Authority and the 8 Community Action Council to obtain Housing Preservation Grant Program 9 funding for the repair and rehabilitation of dwellings for low income renters and 10 owners. 11 3.2.2 Identify neighborhoods and areas of the City most in need of 12 rehabilitation assistance and infrastructure improvements.To the extent 13 possible,coordinate public investments in capital infrastructure with 14 rehabilitation efforts. 15 Housing Types 16 Goal 4:To promote a variety of housing choices to meet the needs of Port 17 Townsend residents and to preserve and encourage socio-economic diversity. 18 Policy 4.1: Encourage the integration of a mix of housing types,densities 19 and costs suitable for a population diverse in age,income,household 20 composition and individual needs. 21 4.1.1 Allow attached single-family dwelling units(i.e.,duplexes,triplexes 22 and fourplexes)in all single-family residential zones,provided that the base 23 density requirements for the zone are not exceeded. 24 4.1.2 Amend the zoning code to allow manufactured homes(which meet the 25 HUD Code)on single-family lots in all residential zones,and further provided 26 that they comply with the requirements of the Washington State Energy Code 27 for single-family homes,or its equivalent,provided that the manufactured 28 homes meet applicable age and design standards established in the zoning code. 29 It is not the intent of this plan to promote the development of traditional mobile 30 home parks.Instead,the intent is to recognize manufactured housing as a 31 legitimate housing choice,which should be made available to Port Townsend 32 residents. 33 4.1.3 Permit accessory dwelling units(ADUs)in all residential zones, 34 providing zoning code requirements are satisfied. 35 Policy 4.2: Encourage innovation and variety in housing design and site 36 development and support unique and sustainable community housing projects 37 such as:co-housing;planned unit developments(PUDs); "grow"home and 38 cottage home developments;and cluster developments which offer an 39 alternative to the City's prevailing grid pattern. 40 4.2.1 Encourage clustering and small lot PUDs in order to retain open space 41 and promote the construction of affordably priced attached single-family houses. 42 4.2.2 Offer density bonuses to builders who provide low-income housing in 43 market rate developments.Link the amount of bonuses to the level of 44 affordability(i.e.,the lower the cost or rental rate per unit,the greater the 45 bonus).Grant density bonuses only in instances where all of the following 46 conditions are satisfied: Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 6/10 V.HOUSING ELEMENT 1 a. The developer agrees to sell or rent the units to qualifying residents(i.e., 2 low income and very low income households); 3 b. The developer ensures the continued affordability of the units for a 4 minimum of 40 years;and 5 c. The units are of an innovative design and compatible with existing 6 neighborhood character. 7 4.2.3 Develop and implement standards which encourage innovative housing 8 design while ensuring compatibility with existing neighborhoods(e.g.,standards 9 for zero lot line development;and design standards for multi-family and 10 attached single-family developments). 11 Policy 4.3: Encourage multi-family development in mixed use areas which 12 accommodate both residential and commercial uses,and in areas adjacent to 13 commercial and manufacturing zones. 14 4.3.1 Include within the comprehensive land use plan and zoning code mixed 15 use zones to encourage a co-mingling of residential and commercial uses in 16 certain,select areas. 17 4.3.2 Encourage adaptive reuse of the upper floors of historic buildings in the 18 downtown for permanent housing and artist studios live/work situations. 19 Policy 4.4: Allow group homes in all residential zones in the community. Set 20 zoning standards which ensure that the size of a group home(i.e.,number of 21 residents and staff)is compatible with zoned densities and available 22 transportation and services. 23 Policy 4.5: Promote home ownership by encouraging alternatives to 24 conventional detached single-family housing,such as: condominiums;attached 25 single-family units;townhouses;and"grow"and cottage homes. [Ord.No. 26 2898, §5,(July 5,2005)]. 27 Low Income&Special Needs Populations 28 Goal 5:To identify locations for and facilitate the development of housing 29 opportunities for low income and special needs populations. 30 Policy 5.1: Coordinate with Community Action Council,the Jefferson 31 County Housing Authority,nonprofit housing providers,and other public and 32 private housing interests to increase the supply of housing for low income and 33 special needs populations within Port Townsend. 34 5.1.1 Coordinate with Jefferson County to develop a"fair share"distribution 35 of low income and special needs housing and to encourage the future 36 distribution of such housing throughout appropriate areas of the County. 37 5.1.2 Assist social service organizations in their efforts to seek funds for 38 training,and construction and operation of emergency,transitional and 39 permanent housing. 40 5.1.3 Adopt a memorandum of understanding establishing a formal 41 relationship and supporting the mission of the Jefferson County Housing 42 Authority. 43 5.1.4 Cooperate with other jurisdictions in the region to co-apply for special 44 needs housing funds. Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 7/10 V.HOUSING ELEMENT 1 Policy 5.2: Encourage the development of new,innovative and high quality, 2 rent-assisted housing by aggressively pursuing grant funds. State funds, 3 donations from private individuals and organizations,public revenue sources 4 and other available financing. 5 Policy 5.3: Integrate special needs and low income housing developments 6 throughout the community. 7 Policy 5.4: Consistent with state and federal law,regulate residential 8 structures occupied by persons with handicaps the same as residential structures 9 occupied by a family or other unrelated persons. 10 Policy 5.5: Consistent with state and federal law,regulate residential 11 structures occupied by group care for children the same as similar residential 12 structures occupied by families or other unrelated persons. [Ord.No.2879, § 13 2.1,2.2,(February 7,2005)]. 14 Jobs/Housing Balance 15 Goal 6:To promote a greater balance between housing and employment 16 opportunities. 17 Policy 6.1: Recognize that an adequate supply of affordable housing is 18 directly linked to economic development. 19 Policy 6.2: In response to demand and need,change certain land use 20 designations from residential to mixed use,commercial or manufacturing to 21 expand Port Townsend's tax and employment base. 22 Policy 6.3: Implement the Economic Development Element of this Plan in 23 order to provide "family wage"jobs in Port Townsend. 24 Policy 6.4: Coordinate with Jefferson County to provide a regional economic 25 development strategy which integrates "fair share"housing supply policies with 26 economic growth. 27 Phasing of Housing Growth 28 Goal 7:To encourage higher density residential development within the City 29 limits with gradual phasing outward from the urban core. 30 Policy 7.1: Attempt to locate higher density residential designations in areas 31 of the City that have the infrastructure and services to support high density 32 housing. In areas designated for higher density residential development that are 33 not presently served with public facilities and utilities,phase the provision of 34 infrastructure in a manner consistent with policy 2.5 of the Capital Facilities& 35 Utilities Element of this Comprehensive Plan. 36 Policy 7.2: Reference the Transportation Element of this Plan and consider 37 transportation impacts when making decisions affecting the location and density 38 of housing. 39 Policy 7.3: Reference the Capital Facilities and Utilities Element of this Plan 40 and consider the impact of housing decisions on capital improvements planning. 41 Permit Processing/Regulatory Reform 42 Goal 8:To facilitate predictable and timely permit processing. 43 Policy 8.1: Investigate relaxed Uniform Building Code(UBC)requirements 44 for renovating or otherwise preparing older buildings for occupancy. Ensure that Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 8/10 V.HOUSING ELEMENT 1 minimum health and safety standards are met without requiring full UBC 2 compliance. 3 Policy 8.2: Revise and consolidate regulations and permitting processes to 4 foster predictability and remove uncertainty for builders and lenders. 5 Policy 8.3: When revising the Port Townsend Municipal Code(PTMC)to 6 implement this Plan,identify and eliminate unnecessarily expensive or difficult 7 development standards(e.g.,review,and consider revisions to residential street, 8 stormwater,and utility requirements). 9 Policy 8.4: In reviewing and revising the Port Townsend Municipal Code to 10 implement this Plan,balance the need to promote housing affordability with the 11 need to require development-related improvements that adequately protect 12 public health and safety while reducing long-term operations and maintenance 13 costs to the City. 14 Policy 8.5.: Encourage lenders to make financing available for innovative 15 housing(e.g.,housing in upper stories of historic buildings,co-housing projects, 16 accessory dwelling units(ADUs),and"grow"and cottage homes). 17 AN AFFORDABLE HOUSING STRATEGY FOR PORT TOWNSEND 18 Introduction 19 The 2007 Port Townsend/Jefferson County Housing Action Plan and 2010 20 Census clearly reveal that affordability continues to be the chief housing 21 problem confronting Port Townsend.As the cost of living increases,many on 22 limited income struggle to make ends meet.Employers are losing staff to more 23 affordable communities.Artists,boat builders,firefighters,musicians, 24 educators,seniors,single parents,and the corner barista are among the people 25 who are struggling to find affordable places to live. These are the very people 26 who make our community vibrant and diverse. Our culture and economic core is 27 being threatened.An affordable housing strategy is needed to preserve the 28 character of our community. 29 In the past,City government has played a limited role in encouraging the 30 provision of affordable housing.For the most part,affordable housing has been 31 provided by builders and developers seeking to capitalize on local market 32 conditions.The City's past involvement in fostering the availability of affordable 33 housing was confined to zoning very limited areas of town for higher density 34 multi-family development. 35 Like this earlier approach,the original 1996 strategy,detailed below,addressed 36 the supply of multi-family zoned land.Additionally,the City's approach sought 37 to clearly articulate a course of action which would provide real incentives for 38 developers and builders to produce the type of housing needed in the 39 community. Though a number of these policies have been implemented,given 40 the existing high price housing market,it is clear that market intervention will be 41 necessary to ensure that affordable housing units are provided. 42 The 2007 Port Townsend/Jefferson County Housing Action Plan includes 43 forty-two housing strategies.These strategies range from creation of an 44 oversight network to economic development,infrastructure development and 45 financial incentives. Innovative development projects(Community Land Trust 46 and Tierra Contenta models)and rehabilitation of existing housing stock are key 47 strategies,given that,ultimately,our success will be measured by the actual 48 number of affordable housing units on the ground. [Ord.No.3075, §3.3,(June 49 18,2012)]. Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 9/10 V.HOUSING ELEMENT 1 The Strategy 2 Port Townsend is committed to addressing existing housing needs and the 3 expected demand for new lower-cost housing.Accordingly,a menu of specific 4 action items has been identified; selecting a successful blend will require 5 coordination with our partners and stakeholders.As economic conditions 6 vacillate,housing needs vary significantly and,thus,the strategies needed to 7 meet these needs will also vary. 8 The County-Wide Planning Policies provide a framework for housing policies 9 and set specific goals.The City is responsible for implementing housing policies 10 through the local housing market in a way which meets community needs. 11 The City should undertake the following actions to implement the Housing 12 Element goals and policies: 13 Continue to Implement the Original 1996 Strategies: 14 1. Provide sufficient land supply with adequate infrastructure for 15 affordable housing development.Adequate capacity for housing development, 16 including available infrastructure,is essential to allow the market to function 17 and to prevent rapid price escalation.Appropriately zoned land is needed 18 especially for affordable housing types, such as small-lot single-family, 19 townhouse,multi-family and manufactured housing.Consider additional 20 upzones of undeveloped/underutilized land for moderate and high density 21 multi-family uses. 22 2. Commit to expanding financial support for low and moderate income 23 housing.Identify specific housing needs, such as preventing displacement of 24 mobile homes or housing the local service industry workforce(e.g.,artists, 25 retail,marine trades). Identify potential opportunities and resources, such as 26 surplus public property. Emphasize coordination with the County and 27 opportunities for public/private partnerships. 28 3. Seek ongoing funding for affordable housing projects and educational 29 programs.Invite local experts in the housing industry and social services(e.g., 30 Community Action Council,Jefferson County Housing Authority)to help set 31 priorities,recommend actions and obtain grant funds.Build understanding and 32 support for affordable housing in the community by publicizing successful 33 housing projects and programs. 34 4. Promote incentives for low and moderate income housing 35 development.Offer density bonuses and impact fee exemptions to reduce costs 36 for units guaranteed to remain affordable.Consider reduced parking 37 requirements for housing restricted to low income seniors and special needs 38 residents,and expedited permit processing for publicly funded low income 39 housing. 40 5. Make duplexes,triplexes and fourplexes,as well as townhouse 41 developments,easy to build.Port Townsend needs to revise its development 42 standards—such as building setbacks and parking—to promote more compact, 43 efficient and affordable homes.Revised codes should allow attached 44 single-family homes which reduce costs for both the builder and the home 45 buyer. 46 6. Allow accessory housing and special needs housing in single-family 47 neighborhoods.Make use of existing housing by permitting a rental unit within Current through Ordinance 3119,passed December 8,2014. Port Townsend Page 10/10 V.HOUSING ELEMENT 1 a house or in a separate structure.Reduce zoning code barriers for transitional 2 housing and other special needs housing types. 3 7. Maintain reasonable impact and utility fees.Evaluate the cumulative 4 impact of fees and off-site mitigations in relation to the final price of the 5 housing.Recommend reducing or exempting fees for low income housing 6 guaranteed to remain affordable for the long term. 7 8. Facilitate predictable and timely permit processing.Look for ways to 8 revise permit requirements to reduce development costs without compromising 9 environmental quality or adequate public review. Improvements should include 10 consolidated applications,administrative decision-making authority,automated 11 permit tracking,and timelines for permit review. 12 Continue to Develop and Refine Action Items in the 2007 Port 13 Townsend/Jefferson County Housing Action Plan: Strategies will need to be 14 prioritized and those requiring regulatory changes vetted through the public 15 process. [Ord.No. 3075, §3.3,(June 18,2012)]. 16 17 1 The inventory and analysis of existing and projected housing needs is contained in 18 the Draft Port Townsend Comprehensive Plan and Draft Environmental Impact Statement 19 issued on January 10. 1996.This inventory and analysis served as the foundation for the 20 goals,policies,and implementation steps contained within this Housing Element. 21 22 2 This inventory of public land was included within the Draft Port Townsend 23 Comprehensive Plan and Draft Environmental Impact Statement issued on January 10, 24 1996.A map inventory of publicly owned lands can be found on page VI-21 of that 25 document. 26 27 Current through Ordinance 3119,passed December 8,2014.