V. HOUSING ELEMENT
Decent, safe and affordable housing is a basic human need which has become increasingly unavailable to many Americans. Port Townsend shares in this nation-wide trend. Demographic data indicate that the Port Townsend housing market will continue its trend towards more expensive units due to the attractiveness of Port Townsend as a special place to live. In addition, as land values rise, the supply of more desirable and easily to develop land within the City decreases over time.
This housing element has been developed to address the housing needs of the City of Port Townsend. It represents the community's housing policy plan for the next 20 years. The purpose of this housing element is to present solutions to existing problems and provide direction for a long term housing strategy.
Growth Management Act Requirements
Among the 13 planning goals contained within the GMA, one pertains specifically to the housing element: "Encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock:" (RCW 36.70A.020(4)).
The GMA requires that the housing element recognize the vitality of established residential neighborhoods and identifies four features that must be included within the housing element:
|
o |
An inventory and analysis of existing and projected housing needs1; |
|
o |
|
o |
Identification of sufficient land for housing, including, but not limited to, government-assisted housing, housing for low income families manufactured housing, multi-family housing, and group homes and foster care facilities; and |
|
o |
Adequate provisions for existing and projected housing needs of all economic segments of the community. (RCW 36.70A.070(2)). |
Other sections of the GMA recommend the use of innovative planning techniques that are directly related to housing, including: density bonuses, cluster housing, planned unit developments (PUDs), and the transfer of development rights (RCW 36.70A.090). These and other nontraditional techniques are reflected in the goals, policies and implementation strategies of this element.
This housing element must also be consistent with the County-Wide Planning Policy for Jefferson County, specifically. Policy #6, "Housing." (RCW 36.70A.210). The pertinent sections of that policy are summarized below:
|
o |
"Affordable housing" is defined as: Housing units available for purchase or rent to individuals or families with a gross income between the federally recognized poverty level and the median income for working families in Jefferson County which, including utilities, would not exceed 30% of gross income. (At present, the County-Wide Planning Policy indicates that affordable housing is that which does not exceed 36% of gross income. This policy should be amended to conform with the federal definition found within §8 of the HUD Act (i.e., 30%)). |
|
o |
Affordable housing is acknowledged as a general public need and will be addressed through private sector programs and projects; local government should not assume a direct role in the ownership or administration of public assisted housing; rather, this should be left to private, nonprofit or quasi-public entities. |
|
o |
The housing or land use elements of the Plan will include an assessment of land available and the process for siting of special purpose housing. |
|
o |
A sufficient quantity of land will be appropriately zoned to accommodate a wide range of housing |
|
o |
|
o |
The housing element will include an affordable housing strategy which examines existing policies and regulations to identify opportunities to encourage the provision of affordable housing (e.g., mechanisms such as accessory dwelling units (ADUs), density bonuses, mitigation fee waivers, and priority permit processing). |
|
o |
The Port Townsend Urban Growth Area (UGA) will accommodate its fair share of housing affordable to low and moderate income households according to its percentage share of the County population and by promoting a balanced mix of diverse housing types. |
|
o |
Undeveloped land owned by public entities will be inventoried and those that are appropriately located should be considered for development of low income housing. Consideration of assembling these parcels for development by nonprofit housing organizations or private developers should be encouraged.2 |
|
o |
The housing element will include criteria for locating higher density residential areas near public facilities and services, commercial services, arterials, or within walking distance of jobs or transit. |
The following goals, policies, and implementation strategy have their foundation in the housing goal of the GMA, the Community Direction Statement contained in Chapter III of this Plan. The Community Direction Statement declares:
"A wide choice of housing types and prices is available/or a diversity of lifestyles and incomes. Residential development is centered in distinct neighborhoods that are safe, secure, and have identities and characters of their own. Opportunities for socializing, recreation, quiet and solitude are all close 'at hand, as are facilities and events that enrich the body, mind and spirit."
In addition to the guidance provided by the Community Direction Statement, this element was developed on the basis of data and analysis contained in the Existing Conditions and Future Needs sections of the Draft Housing Element of the Draft Port Townsend Comprehensive Plan and Draft Environmental Impact Statement issued on January 10, 1996, and many hours of citizen workgroup discussion and deliberation.
The Future Needs Assessment of the Draft Housing Element concluded with eight key findings:
1. Approximately 460 acres of currently undeveloped land will be needed to accommodate the projected housing unit growth during the next 20 years;
2. There exists a shortage of land appropriately zoned for multi-family development;
3. Few affordable housing opportunities exist for first time home buyers and potential homeowners in both low and middle income ranges;
4. At current rents, housing affordability is an issue for a majority of Port Townsend households with incomes below the median income;
5. Protection of existing affordable housing stock is needed;
6. Existing housing stock may fall into disrepair as higher proportions of income arc expended for basic housing costs;
7. A need exists for a significant number of emergency, transitional and permanent housing units to serve the City's special needs populations; and
8. Local employment growth has not kept pace with population growth, leading to a chronic labor surplus, depressed wages, and contributing to the affordable housing problem.
The goals, policies, and implementation strategy of this element seek to address the housing issues identified by these key findings, and guide future housing development in Port Townsend.
Goal 1: To provide an adequate supply of housing for residents of all income groups, including sufficient housing affordable to low and moderate income groups.
Policy 1.1: Provide sufficient, suitably-zoned vacant land for development of all housing types to accommodate the future needs for each type of housing, including single-family, multi-family and manufactured homes.
Policy 1.2: Designate at least 105 acres of additional undeveloped land for multi-family use on the Comprehensive Plan Land Use Map and subsequent zoning map to ensure an adequate supply of land for higher density residential use. Encourage the integration of multi-family housing developments in locations which arc compatible with existing neighborhoods.
Policy 1.3: Rezone areas near public facilities and services, commercial services, arterials and jobs for higher density residential use.
Goal 2: To promote the provision of affordable housing throughout all geographic and economic segments of the community.
Policy 2.1: Encourage the provision of affordable housing by designating more land area for higher density housing.
Policy 2.2: Evaluate existing land use regulations and identify measures to increase the variety of affordable housing types throughout Port Townsend. Examples of potential code revisions include: smaller single-family lot sizes; more liberal allowance of single-family attached dwellings (i.e., duplexes, triplexes and fourplexes); and accessory dwelling units (ADUs).
2.2.1 Offer incentives to developers and home builders who provide housing for low and moderate income households, such as: density bonuses; waivers for impact fees and system development charges (SDCs); and priority permit processing procedures.
2.2.2 In order to provide lower cost housing, consider permitting affordable housing "demonstration projects" in which development standards may be negotiated without sacrificing public health and safety.
Policy 2.3: Consider all available local, County, State, and Federal funding opportunities and private resources in the development of affordable housing and participate in County-wide coordination of affordable housing related plans and programs.
Policy 2.4: Develop and maintain an inventory of surplus public lands that may be suitable to nonprofit housing providers for affordable housing. Consider affordable housing needs and opportunities associated with inventoried surplus public lands before disposing of them.
Policy 2.5: Provide utility rate assistance to low income populations.
Policy 2.6: Monitor and assess the effectiveness of the goals, policies and implementation steps of this element through the Planning Commission.
Goal 3: To conserve and improve the City's existing housing stock.
Policy 3.1: Assist in the reduction of utility costs by increasing access to weatherization services.
3.1.1 Facilitate the expansion of existing weatherization activities.
3.1.2 Assist the Jefferson County Housing Authority and the Community Action Council in the development of a minor home repair program, funded through State administered block grant funds, or the State Housing Assistance Program.
Policy 3.2: Assist homeowners with housing in poor or fair condition in gaining access to resources for repair or renovation of their homes.
3.2.1 Support efforts of the Jefferson County Housing Authority and the Community Action Council to obtain Housing Preservation Grant Program funding for the repair and rehabilitation of dwellings for low income renters and owners.
3.2.2 Identify neighborhoods and areas of the City most in need of rehabilitation assistance and infrastructure improvements. To the extent possible, coordinate public investments in capital infrastructure with rehabilitation efforts.
Goal 4: To promote a variety of housing choices to meet the needs of Port Townsend residents and to preserve and encourage socio-economic diversity.
Policy 4.1: Encourage the integration of a mix of housing types, densities and costs suitable for a population diverse in age, income, household composition and individual needs.
4.1.1 Allow attached single-family dwelling units (i.e., duplexes, triplexes and fourplexes) in all single-family residential zones, provided that the base density requirements for the zone are not exceeded.
4.1.2 Amend the zoning code to allow manufactured homes (which meet the HUD Code) on single-family lots in all residential zones, and further provided that they comply with the requirements of the Washington State Energy Code for single-family homes, or its equivalent, provided that the manufactured homes meet applicable age and design standards established in the zoning code. It is not the intent of this plan to promote the development of traditional mobile home parks. Instead, the intent is to recognize manufactured housing as a legitimate housing choice, which should be made available to Port Townsend residents.
4.1.3 Permit accessory dwelling units (ADUs) in all residential zones, providing zoning code requirements are satisfied.
Policy 4.2: Encourage innovation and variety in housing design and site development and support unique and sustainable community housing projects such as: co-housing; planned unit developments (PUDs); "grow" home and cottage home developments; and cluster developments which offer an alternative to the City's prevailing grid pattern.
4.2.1 Encourage clustering and small lot PUDs in order to retain open space and promote the construction of affordably priced attached single-family houses.
4.2.2 Offer density bonuses to builders who provide low-income housing in market rate developments. Link the amount of bonuses to the level of affordability (i.e., the lower the cost or rental rate per unit, the greater the bonus). Grant density bonuses only in instances where all of the following conditions are satisfied:
a. The developer agrees to sell or rent the units to qualifying residents (i.e., low income and very low income households);
b. The developer ensures the continued affordability of the units for a minimum of 40 years; and
c. The units are of an innovative design and compatible with existing neighborhood character.
4.2.3 Develop and implement standards which encourage innovative housing design while ensuring compatibility with existing neighborhoods (e.g., standards for zero lot line development; and design standards for multi-family and attached single-family developments).
Policy 4.3: Encourage multi-family development in mixed use areas which accommodate both residential and commercial uses, and in areas adjacent to commercial and manufacturing zones.
4.3.1 Include within the comprehensive land use plan and zoning code mixed use zones to encourage a co-mingling of residential and commercial uses in certain, select areas.
4.3.2 Encourage adaptive reuse of the upper floors of historic buildings in the downtown for permanent housing and artist studios live/work situations.
Policy 4.4: Allow group homes in all residential zones in the community. Set zoning standards which ensure that the size of a group home (i.e., number of residents and staff) is compatible with zoned densities and available transportation and services.
Policy 4.5: Promote home ownership by encouraging alternatives to conventional detached single-family housing, such as: condominiums; attached single-family units; townhouses; and "grow" and cottage homes. [Ord. No. 2898, § 5, (July 5, 2005)].
Low Income & Special Needs Populations
Goal 5: To identify locations for and facilitate the development of housing opportunities for low income and special needs populations.
Policy 5.1: Coordinate with Community Action Council, the Jefferson County Housing Authority, nonprofit housing providers, and other public and private housing interests to increase the supply of housing for low income and special needs populations within Port Townsend.
5.1.1 Coordinate with Jefferson County to develop a "fair share" distribution of low income and special needs housing and to encourage the future distribution of such housing throughout appropriate areas of the County.
5.1.2 Assist social service organizations in their efforts to seek funds for training, and construction and operation of emergency, transitional and permanent housing.
5.1.3 Adopt a memorandum of understanding establishing a formal relationship and supporting the mission of the Jefferson County Housing Authority.
5.1.4 Cooperate with other jurisdictions in the region to co-apply for special needs housing funds.
Policy 5.2: Encourage the development of new, innovative and high quality, rent-assisted housing by aggressively pursuing grant funds. State funds, donations from private individuals and organizations, public revenue sources and other available financing.
Policy 5.3: Integrate special needs and low income housing developments throughout the community.
Policy 5.4: Consistent with state and federal law, regulate residential structures occupied by persons with handicaps the same as residential structures occupied by a family or other unrelated persons.
Policy 5.5: Consistent with state and federal law, regulate residential structures occupied by group care for children the same as similar residential structures occupied by families or other unrelated persons. [Ord. No. 2879, § 2.1, 2.2, (February 7, 2005)].
Goal 6: To promote a greater balance between housing and employment opportunities.
Policy 6.1: Recognize that an adequate supply of affordable housing is directly linked to economic development.
Policy 6.2: In response to demand and need, change certain land use designations from residential to mixed use, commercial or manufacturing to expand Port Townsend's tax and employment base.
Policy 6.3: Implement the Economic Development Element of this Plan in order to provide "family wage" jobs in Port Townsend.
Policy 6.4: Coordinate with Jefferson County to provide a regional economic development strategy which integrates "fair share" housing supply policies with economic growth.
Goal 7: To encourage higher density residential development within the City limits with gradual phasing outward from the urban core.
Policy 7.1: Attempt to locate higher density residential designations in areas of the City that have the infrastructure and services to support high density housing. In areas designated for higher density residential development that are not presently served with public facilities and utilities, phase the provision of infrastructure in a manner consistent with policy 2.5 of the Capital Facilities & Utilities Element of this Comprehensive Plan.
Policy 7.2: Reference the Transportation Element of this Plan and consider transportation impacts when making decisions affecting the location and density of housing.
Policy 7.3: Reference the Capital Facilities and Utilities Element of this Plan and consider the impact of housing decisions on capital improvements planning.
Permit Processing/Regulatory Reform
Goal 8: To facilitate predictable and timely permit processing.
Policy 8.1: Investigate relaxed Uniform Building Code (UBC) requirements for renovating or otherwise preparing older buildings for occupancy. Ensure that minimum health and safety standards are met without requiring full UBC compliance.
Policy 8.2: Revise and consolidate regulations and permitting processes to foster predictability and remove uncertainty for builders and lenders.
Policy 8.3: When revising the Port Townsend Municipal Code (PTMC) to implement this Plan, identify and eliminate unnecessarily expensive or difficult development standards (e.g., review, and consider revisions to residential street, stormwater, and utility requirements).
Policy 8.4: In reviewing and revising the Port Townsend Municipal Code to implement this Plan, balance the need to promote housing affordability with the need to require development-related improvements that adequately protect public health and safety while reducing long-term operations and maintenance costs to the City.
Policy 8.5.: Encourage lenders to make financing available for innovative housing (e.g., housing in upper stories of historic buildings, co-housing projects, accessory dwelling units (ADUs), and "grow" and cottage homes).
AN AFFORDABLE HOUSING STRATEGY FOR PORT TOWNSEND
The City's housing goals and policies are implemented through programs. Housing programs define the specific actions that the City will take to achieve the goals and policies.
The Existing Conditions and Future Needs sections of this element clearly reveal that affordability is the chief housing problem confronting Port Townsend. Accordingly, the strategy outlined below includes several programs which will facilitate the development of affordable housing m the community.
In the past, City government has played a limited role in encouraging the provision of affordable housing. For the, most part, affordable housing has been provided by builders and developers seeking to capitalize on local market conditions. The City's past involvement in fostering the availability of affordable housing was confined to zoning very limited areas of town for higher density multi-family development.
Like this earlier approach, the strategy advanced by this element also addresses the supply of multi-family zoned land. Additionally, the City's approach seeks to clearly articulate a course of action which will provide real incentives for developers and builders to produce the type of housing needed in the community. The key ingredients of the strategy arc discussed in more detail below.
Port Townsend is committed to addressing existing housing needs and the expected demand for new lower-cost housing. The County-Wide Planning Policies provide a framework for housing policies and set specific goals. The City is responsible for implementing housing policies through the local housing market in a way which meets community needs.
The City should undertake the following actions to implement the Housing Element goals and policies:
1. Provide sufficient land supply with adequate infrastructure for affordable housing development. Adequate capacity for housing development, including available infrastructure, is essential to allow the market to function and to prevent rapid price escalation- Appropriately zoned land is needed especially for affordable housing types, such as small-lot single-family, townhouse, multi-family and manufactured housing. At least 105 acres of currently undeveloped land should be upzoned for moderate and high density multi-family uses.
2. Commit to expanding financial support for low and moderate-income housing. Identify specific housing needs, such as preventing displacement of mobile homes or housing the local service industry workforce (e.g., artists, retail, marine trades). Identify potential opportunities and resources, such as surplus public property. Emphasize coordination with the County and opportunities for public/private partnerships.
3. Seek ongoing funding for affordable housing projects and educational programs. Invite local experts in the housing industry and social services (e.g.. Community Action Council, Jefferson County Housing Authority) to help set priorities, recommend actions and obtain grant funds. Build understanding and support for affordable housing in the community by publicizing successful housing projects and programs.
4. Promote incentives for low and moderate income housing development. Offer density bonuses and impact fee exemptions to reduce costs for units guaranteed to remain affordable. Consider reduced parking requirements for housing restricted to low-income seniors and special needs residents, and expedited permit processing for publicly funded low-income housing.
5. Make duplexes, triplexes and fourplexes, as well as townhouse developments easy to build. Port Townsend needs to revise its development standards - such as building setbacks and parking - to promote more compact, efficient and affordable homes. Revised codes should allow attached single- family homes which reduce costs for both the builder and the home buyer.
6. Allow accessory housing and special needs housing in single-family neighborhoods. Make use of existing housing by permitting a rental unit within a house or in a separate structure. Reduce zoning code barriers for transitional housing and other special needs housing types.
7. Maintain reasonable impact and utility fees. Evaluate the cumulative impact of fees and off-site mitigations in relation to the final price of the housing. Recommend reducing or exempting fees for low-income housing guaranteed to remain affordable for the long term.
8. Facilitate predictable and timely permit processing. Look for ways to revise permit requirements to reduce development costs without compromising environmental quality or adequate public review. Improvements should include consolidated applications, administrative decision-making authority, automated permit tracking, and timelines for permit review,
The inventory and analysis of existing and projected housing needs is contained in the Draft Port Townsend Comprehensive Plan and Draft Environmental Impact Statement issued on January 10. 1996. This inventory and analysis served as the foundation for the goals, policies, and implementation steps contained within this Housing Element.
This inventory of public land was included within the Draft Port Townsend Comprehensive Plan and Draft Environmental Impact Statement issued on January 10. 1996. A map inventory of publicly owned lands can be found on page VI-21 of that document.