At a Land Use and Environment Committee meeting on Thursday, city staff presented a proposal for an emergency declaration related to affordable housing, which aims to implement a series of strategies to increase the supply of affordable and middle housing units.
Jacinda Steltjes, the Affordable Housing Program manager, discussed the challenges in developing affordable housing in Olympia.
Developing affordable housing is expensive. Steltjest said the developers noted that the required significant infrastructure improvements for many affordable and middle housing projects are driving up expenses.
In addition, navigating the city's permitting process can take time and effort, even for experienced developers. Steltjes said the longer the permitting takes, the greater the overall costs of bringing the units online.
Olympia's partner organizations, developers, and city departments have expressed the need for more tools and flexibility to encourage and support the development of affordable and "missing middle" housing.
Steltjes emphasized that the need for affordable housing far outpaces the current supply, with development costs being a major barrier.
The proposed solution is adopting an emergency declaration to affordable housing that includes strategies that lower development costs, guiding to navigate the city's permitting system,
She presented seven strategies for the city to consider, split between short-term and longer-term approaches.
Steltjes recognized that this may require additional training or education for existing staff taking on the role. However, the benefit would be that developers have a clear point of contact who can help navigate the process, potentially getting units online faster.
Steltjes recognized that this may require additional training or education for existing staff taking on the role. However, the benefit would be that developers have a clear point of contact who can help navigate the process, potentially getting units online faster.
Steltjes said that instead of the property going to the open market where it could potentially convert to market-rate units, the city would facilitate a sale to an affordable housing provider. This would allow the existing affordable units to remain affordable.
Steltjes noted that this type of transaction has been reviewed by the city's legal team, and they are comfortable with the city participating in this process.
Steltjes acknowledged that this would require defined guidelines to provide staff with clarity on when and how this flexibility could be applied. The city code would need to be revised to permit flexibility. The intent is to use this authority to help move affordable and middle housing projects forward that are facing issues in the permitting process.
Long-term strategies
The goal is to increase the variety and supply of these housing types by potentially relaxing certain standards, while still ensuring appropriate safeguards. Steltjes noted this would require careful analysis to avoid unintended consequences when modifying individual standards or stacking multiple changes.
Steltjes explained that many affordable and middle housing developments need to be more stable or able to move forward due to the high costs associated with required infrastructure improvements, such as water and sewer lines, sidewalks, and other site work.
The grant program would help cover these infrastructure costs for housing projects.
Steltjes noted that the city has had success with the CHIP. "However, it's also very limited in terms of the amount of funding at the state level that is made available. So, the staff thought this program would be structured after CHIP to achieve the same goals, but something that we would administer ourselves."
The potential funding source discussed for this local grant program was a 1% increase in utility rates, which Steltjes said could generate around $295,000 per year.
Steltjest said that more analysis is needed to determine if this would provide enough funding to support the infrastructure needs of affordable and middle housing projects. She added that this grant program would likely be structured as a "first come, first served" model, since the city may not have enough funding to assist every project.
She explained that these fees can add up significantly and contribute to the overall high costs of developing affordable housing. She noted that these soft costs ultimately get passed on to residents through higher rents.
Steltjes acknowledged that the city must carefully consider the appropriate level of fee waivers or exemptions. A full exemption would provide the most financial relief for developers but also impact the revenue used to fund city staff and services.
Steltjes cited the Family Support Center's The Landing project, which has 62 affordable units. The project received an 80% exemption on fees, but even with this exemption, it still incurred over $500,000 in fees.
In the slide Steltjes provided, the Landing project took eight financing sources—local, state, federal, private, developer's funds, and housing vouchers—to develop and six years to complete.
"This is a project that came to our Regional Housing Council and got regional funding at least twice, plus a CHIP grant because costs were so expensive," Steltjes said.
The committee expressed support for the proposed strategies and the concept of an emergency declaration related to affordable housing.
They also agreed that the staff should bring the proposed strategies and emergency declaration directly to the full city council for consideration and discussion.
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Tom_Hyde
So, so many questions raised here. What a great opportunity to dig in and begin to understand the challenges and expenses faced by developers in creating affordable and middle housing projects in Olympia. It is a crisis, both in Olympia and across the country. But why? That’s the kind of journalism I want to read - full of facts and bursting the bubbles of preconception. Meeting coverage can be important but it’s just the bare minimum.
Wednesday, September 25 Report this
Southsoundguy
Abolish zoning and building codes. Adopt policies rooted in generative patterns. Let people work it out on the ground. More top down communism isn’t going to help.
Also, should talk about what really causes the ridiculous housing prices—treating real estate like a savings account, and getting cheap leverage to finance it. It’s perverse and is wildly distorting the market. I’d even say there is no housing supply problem, it’s a money supply problem. It would be nice if someone in government acknowledged this, rather than go along with the same programs and narrative that have led us here.
Wednesday, September 25 Report this
Yeti1981
An emergency declaration should include all housing at every level. The pipeline is entirely screwed up, and the Department of Commerce has verified that we need as much housing at the high end of the economic spectrum as the low end to repair it.
Wednesday, September 25 Report this
HappyOlympian
Southsoundguy addressing some key issues - affordability problems caused by bigger problems than the city can hope to solve. Housing prices massively impacted by the money supply, and as long as areas north of here as expensive as they are, prices here will be remain lofty. Part of this problem is bureaucrats looking for something to do and thus justify their jobs; getting rid of them is a nice start to cutting city expenses.
Wednesday, September 25 Report this
1Timothy212
"Abolish zoning and building codes. Adopt policies rooted in generative patterns. Let people work it out on the ground. More top down communism isn’t going to help."
I agree completely and look forward to the opportunity to open a combination landfill/halfway house for criminally insane offenders/concert venue next to Southsoundguy's home. We can work it out on the ground without all the commies getting involved!
Thursday, September 26 Report this
Southsoundguy
@1Timothy I’ll sue you for nuisance, which is how the common law actually works. No zoning needed. Educate yourself.
Thursday, September 26 Report this
1Timothy212
That may or may not very successful. A lib judge may rule against you and I might have big money investors or a corporation with plenty of money for lawyers. Besides, who are you to tell someone what they can do with their land?
If only there were some simple way to prevent such a thing from happening in the first place...
I have also visited current and former communist countries. They weren't at all interested in zoning, surprisingly. They were more into controlling the means of production. You obviously have had different experiences. I'd like to know more.
Thursday, September 26 Report this
Southsoundguy
Your example is the typical one. I suggest looking up nuisance case law here, a judge would not rule that way as you would be acting contrary to the nature of the surrounding. If you were serious and had big money, you’d likely just buy all the surrounding land. But more likely, you’d just build your landfill or whatever in a place that makes sense. It’s not about telling people what to do with their land, it’s preventing people from doing things that don’t make sense given the circumstances, or forcing people to change the circumstances through fair trade.
My experience is here, and our system is land communism which leads to ugly growth and **** of the land.
Thursday, September 26 Report this
1Timothy212
No system is perfect, zoning included. But having seen places where there was no zoning, it can be ugly. You're very idealistic. Good for you. You might discover that in America you sometimes get as much justice as you can afford. Our case in my example could be tied up in courts for years if not decades. All that expense and aggravation is avoidable, or at least minimized with zoning. Us Americans would be best served by fixing the systems we have in place rather than always trying to burn down what we disagree with.
Thursday, September 26 Report this
Southsoundguy
Timothy, you are just as idealistic. Your ideals are just controlling land through democratic institutions rather than actual property ownership, like we had in this country, up until Ambler v. Euclid. Places without zoning grow weird for other reasons, but all that can be guided through different policies and deed covenants. Fixing the system means getting back to how things actually were before un-Constitutional takings became the norm.
Friday, September 27 Report this