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Rural Housing Solutions: Lessons from the PalouseIdaho Conference on Housing & Economic Development, March 2nd, 2020
Gina Taruscio, Executive Director of the Partnership for Economic Prosperity
Brian Points, President of Points Consulting
Introduction
The mission of The Partnership for Economic Prosperity (The Partnership) is to bring business, government, education and community leadership together for the purpose of strengthening the Latah County economy through the retention and expansion of existing business and industry, the attraction and recruitment of new businesses, and the continuing diversification of our economic base.
Start-up businesses too!
About the Partnership for Economic Prosperity
About Points ConsultingWe believe in the power of peoples’ interests, passions, and behaviors to shape the world around us. Workforce is the primary factor in the success of businesses, organizations and communities. Our work is focused on how to align that potentialto create more successful outcomes for all.
Recent & Ongoing Projects: • Palouse Regional Housing Study• Okanogan County (WA) Housing Needs Study• Clearwater County Opportunity Zone Technical
Assistance• Feasibility & Impact Studies for three Athletic
Centers in Indiana• Economic Impact of Broadband Expansion in
Oklahoma
Project Background
Pre-work• Determine Willingness
• Find Partners/Funders
Work
• Collect Information
• Find Assets
• Identify Barriers
• Seek out Alternatives
• Best Practices Analysis
Implementation• Assign Ownership
• Get Funding (if necessary)
Steps for Conducting A Regional Housing Assessment
Why a Housing Assessment?Analysis
Dubois County Housing Strategy (TPMA, 2015)
Jackson County, Iowa Housing Needs Assessment (EICA, 2015)
Market Study for Affordable Housing on Orcas Island (OPAL Community Land Trust, 2015)
Replacement Needs of Manufactured Homes in Central Appalachia (Virginia Tech, 2016)
Results200+ affordable units constructed, and 686 units in progress
Pocket neighborhood with 10 SFH’s for roughly $150k
$6M in grants to fund a 45-unit complex
Formation of Recycling our Outdated Trailer Sites (ROOTS) Initiative, 8 new homes and counting
Palouse Regional Housing Assessment
Research
Data Analysis
Best Practices
Builders
Employers
Local Gov’t
Recommend-dations
Stakeholder Engagement
Defining the Palouse’s IssuesBuilding Economic Community Regulatory
Two states and two cities: different processes
Mix of recency in local strategies/regulations
Need for more ‘by-right’ development options
Battling a reputation as “hard place to do business”
Productive agricultural use predominates land usage
Highly engaged and skilled population interested in helping out
Short list of high performing clusters
Regional developers focused on larger cities
No Metro Areas (MSAs)
Need more cost-diversity in housing
Insulation from winds of economic change
Nationally, high building costs
Palouse's unique environmental challenges
Blending of student housing, w/in non-student multi-family and single-family areas
• 38% of the region’s population is ‘cost burdened’
• Not just students:◦ 23% of those living in
Whitman County (outside of Pullman)
◦ 16% of those earning $50k to $75k
0 1 2 3 4 5 6 7 8
<$20,000
$20,000-$34,999
$35,000-$49,999
$50,000-$74,999
$75,000+
<$20,000
$20,000-$34,999
$35,000-$49,999
$50,000-$74,999
$75,000+
Ow
ner
s' A
nn
ual
Inco
me
Ren
ters
' An
nu
alIn
com
e
Number of Households (Thousands)
<20% 20-29% 30%+
Housing Affordability
• For adult householders since 2007: ◦ Home renters: +46%
◦ Homeowners: +7%
• 7-fold difference in growth between renters and owners
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
2007 2008 2009 2010 2011 2012 2013 2014 2015
Householder 15 to 24 years: Owner occupied:
Householder 15 to 24 years: Renter occupied:
Householder 25 and over: Owner occupied:
Householder 25 and over: Renter occupied:
More & More Renters
Over next ten years: ◦ 3,273 total units needed, including
◦ 2,684 single family homes
◦ Average of 270 per year
◦ No split out between Pullman and Moscow
Nearly double the SFH production over past ten years
Decreased production of two-family, and multi-family would be ideal
Current & Forecasted Housing Gap
Summary of Recommendations• Develop the Palouse Regional Housing
Leadership Team• Priority Land Set-Asides• Attainable Housing Program• Student Housing Districts• Rural Housing Transition Zones• Grants, Sponsorship & Incentive Programs • Clarity in Development Standards• Increased use of the Land Trust Model• Development of Skilled Labor (Longer-
term)
Early Outcomes for the Palouse• Forthcoming Formation of Palouse
Regional Housing Leadership Team (March 2020)
• RV & Tiny Home Ordinance in the City of Moscow (Jan. 2020)
• Removal of minimum lot size requirements for ADUs (Dec. 2019)
• Discussions of large scale housing development in Pullman (ongoing)
Moscow Farmer’s Market
Moscow Farmer’s Market, Facebook Page, https://www.facebook.com/MoscowFarmersMarket/photos/a.289829104397519/2670637932983279/?type=3&theater
Methow Valley, Washington
• Methow Housing Trust uses the land trust model
• In 2019: 17 people housed and 9 homes built
• Intend to develop 21 homes by 2021
• Canyon Street Neighborhood: 900 to 1,100 SF, $140k!
Best Practices in the PNW
Methow Housing Trust, https://methowhousingtrust.org/
City of Meridian
• FAQ and 24/7 access rules and regulations
• Online applications
• Online appointment scheduling
• Simplified regulations and rules
Best Practices in Idaho
City of Meridian, Planning, https://meridiancity.org/planning/
Mesa, Washington
• Ringold Seasonal Farmworker Housing
• Six duplexes with 12 self-contained units, max of 96 residents
• Lodging for $12/night
• WAFLA also assists employers with H-2A & H-2B guestworkercompliance
Best Practices in the PNW
Wafla/Seasonal & Ag Employers Premier HR Association, https://www.wafla.org/
City of Moscow
• Fair and Affordable Housing Commission
• Moscow Affordable Housing Trust
• City Code review 2019-2020: simplify and streamline
• Palouse Regional Housing Needs Assessment
• ADU’s, tiny homes and RV parking
• Adjusted lot sizes and setbacks
Best Practices in Idaho
Boise Housing First program
Best Practices in Idaho
City of Boise, Housing First, https://www.cityofboise.org/programs/livability-ambassadors/housing-first/
Questions?