Upload
annabel-woods
View
214
Download
0
Tags:
Embed Size (px)
Citation preview
What’s Up with Affordable Housing in Seattle?SF Housing Action Coalition Regulatory Committee
Outline
• Seattle vs. San Francisco Stats• Seattle’s existing affordability programs• Housing Affordability and Livability Agenda• Discussion
Stats Seattle San Francisco
Density (people/acre) 12 27
Population (2015) 662,400 852,469
Jobs (2013) 502,000 610,000
Median HH income (2013) $67,100 $77,500
Median Asking Rent (9/2015) $1,650/mo. $3,530/mo.
Severely cost-burdened HHs 15 - 20% 31%
Housing Seattle San Francisco
Total Housing units 328,000 380,000
Percent Owner Occupied 48% 37%
Income-restricted Units 24,000 23,000
Rent Control Units 0 170,000
Percent Single-family Units 48% 32%
Land Area Zoned Single-family 65% 25%
Growth Seattle San Francisco
New Residents (2010 - 2015) 53,740 47,469
New jobs (2010 - 2013) 39,000 70,000
Rent Increase (2014 - 2015) 6% 15%
Projected HH Growth (2035) )70,000 101,000
Projected Job Growth (2035) 115,000 191,000
Production Seattle San Francisco
New Units (last 10 years) 46,011 21,817
New Units (last 5 years) 19,484 7,500
Constructed Units (2014) 7,548 3,500
Units in Pipeline (as of 2014) )46,755 30,000
Seattle San FranciscoHistoric Annual Affordable
Housing Unit Production 800 697
Mayor Murray Mayor Lee
50,000 units by 2025
20,000 affordable30,000 market
30,000 units by 2020
1/3 permanently affordable1/2 middle income
Housing Goals
.Seattle’s Existing Programs
Between 2000 and 2013 Seattle invested $247 million in 117
developments providing 6,140 units of affordable housing.
Housing Levy
• 7-year $145 million property tax levy• Producing about 400 units/yr• 60% AMI and below• Leverages other funds
Multifamily Tax Exemption (MFTE)
• 12-year property tax exemption• 20% of units income-restricted to 60-90% AMI• 5,000 units in 175 projects approved (1998 – 2014)• Currently producing ~600 units/year• Units are inclusionary!
Incentive Zoning
• Density bonus for provision of 80% AMI income-restricted units, or in-lieu fee
• Almost all projects chose fee ($15 – $22/sf)• Since 2001 generated $27 million resulting in
production of ~600 affordable units • 62% of projects opted not to take the bonus!
Seattle Housing Authority
• 5,300 housing units, primary 30% AMI and below• Administers 10,000 Section 8 vouchers• Since mid-1990s has undertaken four large-scale
Hope-VI mixed-income redevelopments
seattleinprogress.com
seattleinprogress.com
Seattle’s Response
• Council proposed linkage fees• Mayor launched Housing Affordability and
Livability Agenda (HALA)• 28-member stakeholder committee• 10-year goal: 30,000 market; 20,000 affordable• Committee worked for 10 months and released
the HALA Report in July
65 recommendations in four categories:
1. more resources for affordable housing
2. more housing3. more support for
communities4. more innovation
HALA Recommendations
• Strategy SF.2 - Allow for more variety of housing types, such as small lot dwellings, cottages, courtyard housing, duplexes and triplexes, in Single Family zones
“Seattle’s zoning has roots in racial and class exclusion and remains among the largest obstacles to realizing the City's goals for equity and affordability. In a city experiencing rapid growth and intense pressures on access to affordable housing, the historic level of Single Family zoning is no longer either realistic or sustainable.”
HALA “Grand Bargain”
• Mandatory developer fees on commercial• Mandatory inclusionary housing for
residential (5 – 7% of total units)• …in exchange for increased capacity• 60% AMI and below• Estimated 6,000 units in 10 years
HALA “Grand Bargain” Upzones
High-Rise Upzones
Commercial: 1 FAR
Residential:1000 sf/floor
HALA: Improve Existing Programs
• Double the Housing Levy in 2016 renewal• Multifamily Tax Exemption:• Expand target areas• Incentivize family-size units• Penalty for opt-out• Exemption for existing multifamily housing
HALA: Parking
• Off-street • Reduce multifamily requirements in more areas• Remove requirement for ADUs/DADUs• Remove requirement for single-family
HALA: Parking
• Off-street • Geographically expand multifamily reductions• Remove requirement for ADUs/DADUs• Remove requirement for single-family
• On-street • Create parking benefit districts• Improve the restricted parking zone program with
pricing and permit limits
HALA: Support for Communities
• City acquisition of existing affordable MF housing• Targeting of investments to support communities
with high risk of displacement, and to maximize access to opportunity
• Rental and operating subsidies for extremely low-income housing
• Tenant counseling, landlord education, fair access
HALA: Lots More!
• Expand urban centers/villages• Rezone single-family to multifamily in strategic locations• Modify codes to maximize economical wood frame construction• Raise thresholds for environmental review• Reform design review and historic review processes• Enact a Real Estate Excise Tax• Expand the State Housing Trust Fund• Dedicate property taxes derived from new construction to
affordable housing• Prioritize use of public property for affordable housing
via-architecture.com