HomeMy WebLinkAboutord2005-021If'HATCOM COUNTY COUNCIL AGENDA BILL � NO. AB2004 -353
CLEARANCES
Initial
Date
Date Received in Council OJEce
Agenda Date
assigal
Originator Elizabeth K. Olsen
9124104
7 0 5 2604
10112104
Introduction
Division Dead Sylvia eoaewm
O'1
11/9/04
Planning & Development /Council
Dept Head: Hal Harr
F
12/7/04
Public Hearin
Prosecutor. Karen £rakes
_
Purchning /Budgen
l
Executive: Pete Kremen
QtJ
7
SUBJECT:
Proposed amendments to Chapter 3 — Housing, of the Whatcom County Comprehensive Plan.
ATTACHMENTS:
(1) Proposed amendments
(2) Planning Commission Findings of Fact, Reasons for Action, and Recommendations
(3) Planning Commission minutes
SEPA review required? ( x ) Yes ( ) No
Should Clerk schedule a hearing? ( ) Yes ( x' ) No
SEPA review completed? ( x ) Yes ( J No
Requested Date:
I A bearing roust be held if the Council changes the Planning Commission
recommendation HVCC20.10.110.
SUMMARYSTATEMENT:
Distribution Request
Pursuant to RCW 36.70A -I30, Whateom County is required to review and
revise its comprehensive plan, as needed, by December 1, 2004.
The proposed amendments update sections of Whatcom County
Indicate those who should receive a copy out Council action .
List specie names to the right.
ADS Facilities Management
Comprehensive Plat, Chapter 3— Housing, in accordance with GMA planning
ADSFinance
goal RCW 36.70A.070(2)(d) to provide "Adequate provisions for existing and
ADSHumao Resources
projected housing needs jor all economic segments of the community ".
These amendments are consistent with the GMA, County -wide Planning
ADStn>o Services
Assessor
Keith Willnauer
Policies and the Whatcom County Comprehensive Plan.
Auditor
Note: The subject proposal is one of a number of comprehensive plan amendments
Caopermive£xrensmn
initiated this year. These amendments must be considered concurrently by the
District court
Comity Council so that the cumulative effect of the various proposals can be
Executive
evaluated (RCW 36.70A. 130). Additionally, pursuant to the review schedule
Health
established in WCC 20.10.120, final Council action on these amendments should
Hearing Examiner
occur on or about November 30.
Jail
COUNCIL ACTION TAKEN:
Juvenile
Parka
10/12/2004: Introduced.
Planning
Hal Hart
11/9/2004: Discussed in Planning and Development Committee, Hearing to
be scheduled
12/7/2004: Amended and forwarded to concurrency
1/25/2005: Adopted 5 -2, Nelson, Crawford opposed,
Prosecutor
Public Works
Sher
Superior coal
305 021
Treasurer
i Related County Contract #:
inner
Ordinance or Resolution Number
Related File Numbers: CMP2004 -00014
(this item): Ord. #2005 -021
12 Planning Divinor -romp Plan AmmdmentsVCMP2004 -W014 (Chapter 3 - Iiousng) - ABAtic
SPONSORED BY: PDS
PROPOSED BY: PDS
INTRODUCTION DATE:10 /12/04
ORDINANCE NO. 2005 -021
REVISING AND AMENDING THE OFFICIAL WHATCOM COUNTY COMPREHENSIVE PLAN,
CHAPTER 3 - HOUSING
WHEREAS, the Growth Management Act requires counties and cities to review and, if
needed, revise comprehensive plans to ensure continued compliance with the GMA (RCW
36.70A.130); and
WHEREAS, it is also appropriate to review the comprehensive plan in light of new
information and changed County priorities; and
WHEREAS, pursuant to RCW 36.70.390, legal notice was published in the Bellingham
Herald on Thursday, June 10, 2004; and
WHEREAS, the Planning Commission held public hearings on the proposed amendments
on June 24, 2004, and July 8, 2004; and
WHEREAS, the Planning Commission has evaluated the proposed amendments; and
WHEREAS, the County Council has considered the Planning Commission's Findings of Fact
& Reasons for Action, and Recommendations; and
WHEREAS, the Whatcom County Council finds the amendments to be within the interest of
the public health, safety and welfare; and
WHEREAS, the County Council has adopted the following Findings and Conclusions:
FINDINGS AND CONCLUSIONS
1. Notice ofthe Planning Commission public hearing forthe subject amendments was published in
the Bellingham Herald on June 10, 2004.
2. The Whatcom County Planning Commission held public hearings on June 24, 2004 and July 8,
2004,
3. A Determination underthe State Environmental Policy Act(SEPA) was issued on September 24,
2004.
4. State law requires that Whatcom County review its Comprehensive Plan by December 1, 2004
to ensure continued compliance with the Growth Management Act (RCW 36.70A.130).
5. Pursuant to RCW 36.70A. 040, Whatcom County adopted the Whatcom County Comprehensive
Plan on May 20, 1997.
6. The Growth Management Act (GMA) planning goal RCW 36.70A.070(2)(d) directs the Countyto
provide "Adequate provisions for existing and projected housing needs of all economic
Page 1
segments of the community".
7. The proposed amendment includes updated information to support the development of
affordable housing for all the citizens of Whatcom County.
8. The proposed amendments are consistent with the Growth Management Act, County Wide
Planning Policies, and the Whatcom County Comprehensive Plan.
NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that:
Section 1. The Official Whatcom County Comprehensive Plan be amended as shown in Exhibit A.
Section 2. Adjudication of invalidity of any of the sections, clauses, or provisions of the
Comprehensive Plan shall not affect or impair the validity of the plan as a whole or any part thereof
other than the part so declared to be invalid.
APPROVED as to form
Karen Frakes, eputy Prosecutor
�r^
WHATCOM COUNTY COUNCIL
WHATCOM COUNTY, WASHINGTON
Z (, .',Sa -u �-'
Laurie Caskey- Schreiber, Council Chair
( pproved O Denied
Petei(remen, Executive
Date: / 0Z ° -0 5
Page 2
!: ayi0 —?4RP December 7 2004 Chapter Three - Housing
ATTACHMENT "A"
INTRODUCTION
Chapter Three
HOUSING
Purpose
The purpose of this housing element is to consider future needs for housing in Whatcom
County by examining existing housing patterns, projected population growth, and most -
likely growth scenarios, and to suggest realistic ways to provide for those housing needs
within the wishes of county citizens, sound public policy, and within the mandates of the
Washington State Growth Management Act (GMA). Many points of view must be
considered First, the number, type, and condition of housing units in place today must
be compared with current housing needs. Second, future housing needs must be
proposed based on expected needs of identifiable social and economic groups. Third,
future housing needs must be addressed through a package of incentives, local
requirements, and regulations that encourage development of that housing. housing that
matches the incomes of citizens throughout the county.
Process
chapter was This plan was produced through the efforts of the Residents' Housing
Advisory Committee (RHAC). The committee was formed and appointed by, the
Whatcom County Executive, in September 1993. Members included representatives of
the building industry, of special needs groups, of Christian, AIDS and other advocate
groups, and an attorney. The RHAC met every month, and frequently more than once
per month. The €Fst -two meetings moluded
. . , 1
t �[ _ and de s;c'nn making ;FGtO.. with subsequent
meetings - focusinged on
identification of key issues, development of goals and policies, and careful framing of
action plans. Two members were delegated by the committee to sit on the GMA
Coordinating Committee to review all comprehensive plan chapters for consistency.
When the RHAC completed its tasks in June 1994, those two members continued making
valuable contributions to the work of the Coordinating Committee. The RHAC was sent
Whatcom County Comprehensive Plan
3 -1
May - ��-2 :w ° "' December 7 2004
Chapter Three - Housing
the final version of this the chapter in to Planning Commission
review.
GMA Goals, County-Wide Planning Policies, and Visioning Community Value
Statements
Realization of all the thirteen Growth Management Act goals is fostered by the goals,
policies, and action plans in this chapter-, tThose directly relating to housing will be met
with successful adoption of this comprehensive plan chapter. This chapter has been
written to satisfy those goals while also meeting the intent of the County -Wide Planning
Policies (CWPP) and general guidelines of Visioning Community Value Statements.
CWPPs direct the county and its cities to ensure a balance of housing and economic
growth consistent with diverse income levels and allowing for a range of housing types
and costs. Further, the county and cities will can employ innovative techniques providing
for a variety of housing types: single - family- detached multifamily buildings for both
ownership and rental accessory dwelling units fADUs) manufactured, neblle and
modular homes, manufactured and mobile home parks, along with mixed use and
increased densities as affordable housing alternatives. Visioning Community Value
Statements identify the importance of affordable housing and encourage even distribution
of housing affordability and a mix of housing types throughout the county. Growth
Management goals, Visioning Community Value Statements, and County-Wide Planning
Policies will be served by adoption and implementation of this chapter.
GMA Requirements
The Growth Management Act mandates that counties required to plan under the act
adopt comprehensive plans
segmeRts of the " that "encourage the availability of affordable housing to all
segments of the population of this state, promote a variety of residential densities and
housing types, and encourage preservation of existing housing stock." (RCW
36.70.020(4))
BACKGROUND SUMMARY
Whatcom County Comprehensive Plan
3 -2
May2O -, 89 � December 7, 2004 Chapter Three - Housing
Demographic Overview
Whatcom County's population is growing steadily.Ib Between 1990 and 44" 2000 it rose
4-2 30.5 %. Winh An estimated 75% of that increase is attributable to in- migration as
opposed to birth rate. In addition to increasing the number of people living in the county,
in- migration is resulting in changes to its demographic makeup. Increased minority,
retirement -age, and single - parent household populations characterize demographic
changes resulting from in- migration.
Single- parent households are proportionally more sensitive than two- parent households
to factors contributing to poverty and sub - standard living conditions such as health Rare
housing costs, health care costs, and other
increases in the cost of living. The number of such households is increasing at a faster
rate than households with two parents: Migrant •• aFkeFc need housing for hemselves
and for their spouses, oh Wen, and relmtyps. These aFe just two examples of ho
^°°d for hn '+g Shifts in proportions of various groups comprising county population
also shift the need for various types and sizes of housing. Some cultures families require
larger homes to accommodate larger extended families. Some groups, such as single -
parent households, require smaller and more efficient housing.
r.�nr�r IT ..+a.�- .r- �rm:rsrsr'nr_ir. _ ..... _ .. . . . ... . . . . .
�__
LW
Whatcom County Comprehensive Plan
3 -3
Ma "'r- ^,- " December 7, 2004 Chapter Three - Housing
Whatcom County Comprehensive Plan
3-4
_
_ __.
ME
MI
Whatcom County Comprehensive Plan
3-4
Comprehensive Plan
3 -5
rM
ww
MIN
i
Comprehensive Plan
3 -5
May4G, -41 17 December 7, 2004 Chapter Three - Housing
Figure 1
Population Change 1980 - 2000
Bellingham Balance of Whatcom Whatcom County Washington
County
Income Distribution
attributed to high student and elderly populations, grew from 21% in 1989.
'Community Counts: Whatcom County Health Indicator Report 2002
Whatcom County Comprehensive Plan
3 -6
May-20-,4997- December 7, 2004 Chapter Three - Housing
Individuals 18 Plus
211%
1 14.1%
1 9.6%
Individuals 65 plus
9.0%
8.3%
7.5%
Families living in poverty
9.4%
7.8%
7.3%
Females with related
children under 18
36.8%
31.2%
30.8%
Females with related
children under
61.9%
50.0%
45.6%
Statistics have shown that as housing prices increased at a faster rate than household
incomes, so decreased the ability of Low- to Moderate - Income (LMI) populations to obtain
decent housing in Whatcom County.
S ECONorthwest Whatcom County Population and Economic Forecasts, May 2002
Whatcom County Comprehensive Plan
3 -7
May-20,-4Q97 December 7 2004
Chapter Three - Housing
• Between 1989 and 1999 the median household income grew 41% while
housing costs grew 108% over the same period 7
• In each year 1998 -2000 the average wage in Whatcom County was not enough
to afford a two- bedroom rental unit.°
• There are more than 7,500 very low- income households in Bellingham 70% of
which report having housing problems.'
Employment and Wage Trends
4 may in fact be understated.
1999 Whatcom County Income Data Used in Forecastina Income Trends
' Community Counts: Whatcom County Health Indicator Report 2002
' Community Counts: Whatcom County Health Indicator Report 2002
' Bellingham Consolidated Plan
Whatcom County Comprehensive Plan
3 -8
Table 3
Whatcom
County Income by Employment
Secto
Data
Wage
1999
1999
Median
Retail
13 914
34.8%
Ve Low
30 — 50,
Services
$20,769
51.9%
Low
50-80
Government
$26.888
67.2%
Low
50-80
Wholesale Trade
$29,657
74.1%
Low
50 -80
Finance
JK 445
76.1%
Low
50 -80
Trans ortation
30840
77.1%
Low
50 -80
Construction
32480
81.2%
Moderate
80 -95
Man6GFutma
$34,765
86.9%
Moderate
80 -95
Source: ECONoithwest Whatcom County
Population and Economic Forecasts.
2002
1999 Whatcom County Income Data Used in Forecastina Income Trends
' Community Counts: Whatcom County Health Indicator Report 2002
' Community Counts: Whatcom County Health Indicator Report 2002
' Bellingham Consolidated Plan
Whatcom County Comprehensive Plan
3 -8
May- 29,997 December 7 2004 Chapter Three - Housing
Jurisdiction
Bellin ham
2007 Pro
Percent
30.7%
acted Income
$38,532
Percent
44.7%
Ranae
S33071
$39292
Percent
2012 Pro
r
Percent
acted Income
r
Percent
Rang
Percent
30.2 % 46.4%
Bellingham UGA
3.7%
27.3%
3.8%
29.0%
67.2%
Birch Bay UGA
20.3%
71.8%
19.6%
73.2%
7.4%
Blaine
19.6%
46.0%
19.3%
48.0%
32.7%
Blaine UGA
72.9%
Columbia Valle UGA
59.2%
36.9%
59.8 °h
37.0 ° /
3.1 °/
Everson
13.8%
5.9%
13.9%
6.2°/
79.7%
Everson UGA
90.5%
Ferndale
32.1°/
32.5%
31.9%
34.1%
34.0%
Ferndale UGA
4.7%
15.3%
80.0°h
4.8%
16.5%
78.8%
L nden
373%
41.6%
25.0%
32.8 ° /
43.3 ° /
23.8
L nden UGA
88.7%
87.7°/
Nooksack
63.1%
63.5%
Point Roberts
55.3%
25.2%
19.5%
55.1%
26.6%
18.7%
Sumas
11.0%
9.1%
79.6%
11.4%
10.0%
78.9%
Other Uninc. Areas
9.4%
17.3 ° /
73.3%
9.60/
18.5%
71.9°
Total
25.3%
38.0%
36.7%
25.0%
39.8%
35.2%
Source: ECONorthwest Whatcom County Population
and Economic Forecasts
messed data
Whatcom County Comprehensive Plan
3 -9
May49r 4997 December 7 2004 Chapter Three - Housing
Jurisdiction
Be ham
Percent
Retail
Percent
Commercial
Percent
Industrial
Percent
Retail
Percent
Commercial
Percent
Industrial
29.7 % 479% 22.4% 29..4/ 49.2%
21.4/
Bellin
UGA
3.8 %
3.%
8 %
32.1%
64.15
Birch Bav UGA
19.0%
1 74.2%
6.8%
18.4% 1
75.0%
6.5%
Blaine
19.1%
49.6%
31.3%
18.9%
51.1%
30.0%
Blaine UGA
73.6%
72.9%
Columbia Valley UGA
60.3%
37.1%
2.6%
60.1°/
37.1%
2.8%
Everson
14.3%
6.7%
79.1%
14.6%
7.0%
78.2%
Everson UGA
91.5%
90.1%
Ferndale
31.7%
35.5%
32.7%
31.6%
36.8%
31.6%
Ferndale UGA
4.8%
17.4%
77.8%
4.8%
18.3%
76.6%
L nden
32.4%
44.8%
22.8%
32.1%
46.1%
21.9%
L nden UGA
86.9%
86.6%
Nooksack
63.5%
63.5%
Point Roberts
54.4%
27.6%
17.9%
.54.3/
28.5%
17.3%
Sumas
11.4 ° /
10.6%
78.0 ° /
11.8% 1
11.4% 1
77.1%
Other Uninc. Areas
9.7%
19.6%
70.7%
9.8% 1
20.7%
69.5%
Total
24.8%
41.4%
33.8%
24.7%
42.8%
32.6%
Source: ECONorthwest Whatcom County Population
and Economic Forecasts 2000
"ndicate su2pressed
data
Projected Employment Allocations and Associated Projected Incomes
Data ore suppressed w en less than 2 employem cwoose all emplavem summed or w en one employer accounts
for 80% or more of the summed employment as verWashington State Employment Secunt fidenfialdy lam
NEEDS
Whatcom County Comprehensive Plan
3 -10
Ma ',.�a�", December 7, 2004 Chapter Three - Housing
jurisdictions that do not meet all of the necessary criteria or cannot Produce the required
matching funds to participate in certain programs
Unaffordable Housing
Households with incomes at less than 30% of the area median income are the hardest
Bellingham Comprehensive Plan Housing Element part IV
s Bellingham Consolidated Plan
Whatcom County Comprehensive Plan
3 -11
May24. 4, '4n' December 7, 2004
Chapter Three - Housing
e0%
70%
60%
50%
40%
30%
20%
m%
0%
Figure 2
Housing Cast Burden by Income Category In Wbatcom County, 2000
Less than 30% 30% to 50% 50% to 00% More than 80%
% Median Income
Housing Mismatch
Part of the problem is the disparity that exists between the number of lower- income
households in the county and the number of housing units that are affordable to these
households. HUD calls this the "housing mismatch" and derives a functional data set of
this mismatched data from each U.S. Census.
As shown in Figure 3, the number of housing units affordable to each income group does
not properly match the number of households. There are more housing units available in
the 50% to 80% income category than there are households, implying that households in
disparity is illustrated with the 72.4% or 5657 households in the less than 30% of area
Whatcom County Comprehensive Plan
3 -12
May4g, -4997 December 7, 2004 Chapter Three - Housing
Figure 3
Whatcom County Housing Mismatch
60000 —
®ARordable housing units available in 2000
50000 Ill Households 2000
■ Projected 2022 Total Households
40000
30000
21654
20000 16279
11004 10641
10000 7614 6650 ]556 11580
2925
59]24
Less than 30%
30% to
50%
50% to 80%
More than
80%
25.7%
Selected renter costs
30% of income olus
53.0%
47.0%
%
of Median Income
$156,100
$156,700
Cost by Type
Selected owner costs
Table 6
Housing Costs 2000
Bellingham Whatcorn County
Bellingham
30% of income plus
23.2%
26.0%
25.7%
Selected renter costs
30% of income olus
53.0%
47.0%
39.1%
Median value owner-
$156,100
$156,700
$168,300
occu ied
Median owner costs
With mortgage
1133
1165
$1,268
Not mortgaged
323
327
338
Median gross rent
613
k622
663
Source: Bellingham 2003 - 2007 Consolidated Plan
Note: numbers based on 2000 US Census
The median value of an owner occupied house in Bellingham increased 75% between
1989 and 2000.
s U.S. Census
Whatcom County Comprehensive Plan
3 -13
May24,4497 December? 2004 Chapter Three - Housing
Year
1980
Median
Median Price
Price
$49,700
Table 7
of Houses Sold in
1980-2002
Year Median
1990
Whatcom
Price
86.350
County
Year
2000
Median Price
$144.500
1981
n.a.
1991
98
250
2001
$151.050
1982
$56,000
1992
$112.000
2002
$159,900
1983
$54,000
1993
$120,000
2003
1984
$54,441
1994
$125,800
2004
1985
$52,600
1995
$127,000
2005
1986
$54,000
1996
$127,500
2006
1987
$55,500
1997
$132,000
1988
$59,500
1998
$136,500
1989
67 450
1999
140
000
Source: Whatcom County
Real Estate
Research Reuort
Currently Available Low - Income Affordable Housing
Various subsidized housinq exists in all of the cities in the County. Small -scale affordable
housing projects are located in each city.
housing to low- income populations.
Whatcom County Comprehensive Plan _
3 -14
4W December 7 2004
Chapter Three - Housing
Other Subsidized Housing
Principal residences.
other HUD programs.
ISSUES, GOALS, AND POLICIES
near where they work in the community.
Adopting an Ambitious but Achievable Affordable Housing Goal
Whatcom County and its cities might consider adopting a HOUSING GOAL that sets the
bar at a high but achievable level:
community.
To achieve this overarching goal the following goals policies and actions are scooted,
Permitting Process Efficiency
Building codes and zoning ordinances, in part, influence costs of development and
construction of housing. The permitting processes require time (raising finance costs),
fees, and the personal time investment of parties involved. Building plan reviews
increase cost and time. Local plans checking of non - commercial development by county
Whatcom County Comprehensive Plan
3 -15
^L'...� ", ^° °e'. December? 2004
Chapter Three - Housing
officials could save time and money. A budget that allows adequate staff is necessary to
minimize processing time. Also, to the extent possible, regulatory predictability and
certainty in the processes required of the private sector will contribute to its willingness to
contribute to housing affordability.
GOAL 3A: Minimize the time required for processing housing - related
development and construction permits in the interest of overall
cost reduction.
Policy 3A -1: Streamline and simplify existing and proposed permitting processes.
Policy 3A -2: Educate interested parties in the permitting process using easy to
understand publications such as brochures or handouts readily
available to the public.
Policy 3A -3: Consistently apply the Nnifeun International Building Codes and do
not increase requirements.
Mixed Land Uses with Appropriate Buffering and Siting Criteria
Where feasible, mixed land uses should be encouraged. The concept of encouraging
housing near employment and siting employment near the work force is well- accepted
and logical. Housing, transportation, and employment -base needs are well -served by this
proximity; it is desirable from public, employer, employee, and public service
perspectives. Incompatible uses such as heavy, noisy, or noxious industrial facilities
adjacent to residential uses should continue to be discouraged. Some non - polluting, low -
impact types of light industrial uses such as textile manufacturing, which could be large -
scale but not environmentally or aesthetically offensive, could, with some buffering, be
perfectly acceptable and probably desirable near residential development. Design
standards and funding sources will be needed to fully explore the potential for mixed use
since, in some instances, lenders are reluctant participants in mixed -use projects.
County-Wide Planning Policies, Visioning Community Value Statements and preferred
alternatives (from the Visioning Process), preservation of agricultural lands and
environmentally sensitive areas, and zoning regulations generally prescribe preferred
locations for housing a growing population of county residents. Various levels of
affordability and types of housing are needed and must be somehow blended into
locational constraints.
Subsidized housing, homeless housing, transient, emergency, and special needs housing
are all part of the affordability riddle, and in some instances a major part. Citizens
currently possessing safe and decent housing may not fully understand the scope of the
housing problem and they may tend not to want housing for less advantaged households
near them. In that regard, the location of affordable housing can be as difficult an issue as
funding.
Whatcom County Comprehensive Plan
3 -16
May-29,-41W December 7, 2004 Chapter Three - Housing
GOAL 3B: Support residential housing near employment opportunities and
transit.
Policy 3B -1:
Enable and support housing development opportunities integral with,
and near, compatible industrial and commercial activities and transit.
Policy 3B -2:
Establish commercial zoning regulations that accommodate
residential uses at a density higher than surrounding residential or
rural zoning, provided adequate transportation access and services
are available.
Policy 313-3:
Establish industrial zoning regulations that accommodate temporary
residential uses at a density higher than surrounding residential or
rural zoning, provided adequate transportation access is available.
Policy 3B-4:
Residential development adjacent to major transportation routes may
require buffering.
GOAL 3C:
Create opportunity for a broad range of housing types and
encourage mixed affordability.
Policy 3C -1:
Support lot clustering, varied lot sizes, small -scale multi - family
dwellings, accessory housing and reductions in infrastructure
requirements for subdivisions as incentives for development of
housing obtainable by purchasers with the greatest possible mix of
household incomes.
Policy 3C -2:
Support programs in which citizens participate in the construction of
their own home.
Policy 3C -3:
Support development of manufactured and mobile home parks and
establish design criteria which that will enable them to fit into the
surrounding community.
Policy 3C-4:
Develop zoning criteria in order to appropriately site group homes
and accessory dwelling units within county residential urban growth
areas.
Access to Housing
Changing demographics demand flexibility in siting, regulating, and designing future
housing stocks. Family size, household size, proximity to employment and services,
living space requirements due to cultural preferences, immigration patterns, and other
factors contribute to changes in the type, number, and location of housing opportunities
required for the future. The demographic makeup of Whatcom County's population can
logically be expected to change over time through the 20 -year Growth Management Act
planning period.
Whatcom County Comprehensive Plan
3 -17
Mayes :9°? December 7 2004 Chapter Three - Housing
Availability of housing for seniors, young adults, single parents, and groups is frequently
overlooked by both the private development sector and the public sector. In addition,
many migrant farm workers entering the county each season face substandard housing
and homelessness.
While the upper ends of the housing scale are normally well -served by the developers of
housing projects, other housing needs are frequently overlooked or neglected. Making
housing affordable and accessible in all residential areas will help integrate these groups
of people into the larger community.
Housing appropriate for those with temporary, transitional, emergency, and special needs
is available only on an exceptional basis. Population growth will directly affect the
number of people seeking such shelter.
A portion of the agricultural workers have difficulty in obtaining adequate housing. Prior to
adoption of this the comprehensive plan, Whatcom County considered ordinance
amendments allowing for easier and better provision of migrant worker housing. Difficult
issues associated with the amendments such as water, sewer, and other health concerns
caused them to be tabled while an accessory housing ordinance allowing development of
detached second dwelling units was adopted. Nevertheless, those farm worker housing
amendments must proceed to provide some relief for this important housing need.
GOAL 3D: Encourage provision of housing at every income level.
Policy 3D -1: Participate with other agencies to provide housing options for all
income levels by donating land, providing expertise, expediting
permits, and other appropriate mechanisms.
Policy 3D -2: Enable the ability of the farmer to provide housing for all agricultural
workers.
Policy 3D -3: Support programs that assist agricultural workers seeking affordable
housing opportunities.
GOAL 3E: Provide for future housing needs by responding to changing
household demographics.
Policy 3E -1: Review and revise existing regulations to identify inhibitions to
housing for the varying preferences of those needing housing. Focus
on population segments with particular needs such as temporary,
transitional, or emergency housing.
Policy 3E -2: Evaluate all new regulations or codes developed at the county level
to ensure they accommodate housing preferences and needs
existing at that time.
Policy 3E -3: Encourage financial institutions to participate in creative housing
solutions that respond to changing demographics and needs.
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a•'...�0, 109 7 June 17, 2004 July 26, 2004 Chapter Three - Housing
Policy 3E-4: Support the development of housing specifically for young adults, seniors,
groups, and single parents.
Incentives for Affordability
Profit generally drives the production of most housing. Some types of housing,
particularly some of the more affordable types, are less profitable to build. Multiple
economics— If the private sector is expected to play a part in the provision of affordable,
obtainable housing, there must be incentives encouraging them to do so.
GOAL 3F: Provide incentives to create affordable housing. across -a wide
range of affordability.
Policy 3F -1: Include density or inclusionary bonus provisions in land use
regulations, where appropriate, to offset the reduced profit inherent in
more affordable types of housing. These bonuses may be
transferred to other locations.
Policy 3F -2: Review accessory housing ordinances for effectiveness and
appropriateness and revise when necessary.
Policy 3F -3: Support innovative housing ideas including co- housing (essentially a
micro - community with some centralized facilities), elder cottages
(temporary housing units for healthy but aging family members), and
shared living residences or group quarters.
Regulatory Controls
Many forces act to inhibit the availability of affordable housing. Among these are
regulatory controls, including zoning, subdivision regulations, development standards,
and critical areas requirements. In addition, growth management itself implies some
restrictions to affordable housing, by excluding land from development by focusing growth
in urban areas, avoiding environmentally sensitive areas, and other ways. Mechanisms
are needed to balance these inhibitions to affordability, such as design variety promoted
through covenants, conditions, and restrictions, relaxed infrastructure requirements, and
zoning.
GOAL 3G: Identify and remove impediments to affordable housing.
Policy 3G -1: Create opportunities to provide more affordability by relaxing or
eliminating some infrastructure requirements or impact fees (®H -site
y
where it is clearly demonstrated that such action does not create a
safety hazard and is not contrary to the interests of the health and
well -being of county residents. Or impact fees where it is clearly
Whatcom County Comprehensive Plan
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May 20, -1997 June 17, 2004 July 26, 2004 Chapter Three - Housing
demonstrated that such action does not create a safety hazard and is
not contrary to the interests of the health and well -being of county
residents.
Policy 3G -2:
Review and revise existing and proposed regulations for consistency
with other housing goals.
Policy 3G -3:
Educate the public on equal opportunity laws specifically related to
housing and housing conditions including options available to anyone
discriminated against.
Policy 3G-4:
Allow development of smaller lots and creative options.
Preservation of Existing Housing Stocks
Destruction
of existing housing units due to redevelopment may be counterproductive for
housing affordability. Instead, redevelopment should be taken as an opportunity to
increase affordable housing.
GOAL 3H:
Facilitate maintenance and rehabilitation of existing housing.
Policy 31-1-1:
Wherever there is potential for destruction of existing structures,
provide for preserving existing housing or creating new housing,
whether by incorporation into the new project, moving, or recycling.
Policy 3H -2:
Support creation of one or more additional housing units, within
permitted density, when existing housing is remodeled or commercial
or light industrial facilities are redeveloped.
Policy 3H -3:
Identify and implement incentives to preserve and sensitively
rehabilitate historic properties.
HOUSING -ACTION
PLAN
Zoning
1. Amend regulations and establish criteria for appropriate development standards to
allow an appropriate mix of manufactured and mobile home parks in certain Urban
Residential (UR) zones.
2. Amend zoning regulations to more broadly allow child and senior day care facilities
with traffic and buffers adequately addressed.
3. Allow innovative housing ideas including co- housing, elder cottages, and shared
living residences or group quarters.
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May 20, 4997 J Re ^a.,�,T7, 2004 July 26, 2004 Chapter Three - Housing
Permitting
4. Allow conditional occupancy by the owner of a residence under construction, yet
not ready for permanent occupancy, where health, liability, and legal concerns
have been addressed. Such occupancy would be conditioned on identified criteria.
Regulatory Review and Reform
5. Review any changes to county regulations affecting the provision of housing for
negative influence on direct costs and on the indirect costs of permit processing
time.
6. Review any new changes to regulations affecting the provision of housing for
population and housing preferences and needs prevailing at that time.
7. Establish a regular periodic review schedule of policies and procedures, including
accessory housing ordinance, by Planning Commission, panel, task force,
executive review, or other methods.
8. Adopt land use regulations and development standards which allow lot clustering,
varied lot sizes, small scale multi - family dwellings and reductions to infrastructure
requirements for subdivisions to encourage development of housing obtainable by
purchasers with the greatest mix of household incomes.
9. Adopt land use regulations and development standards which allow innovative
housing ideas including co- housing, elder cottages, and shared living residences
or group quarters.
Review Committees
10. Form a special task force consisting of farmers, workers, lenders, public housing
providers, and elected officials to initiate regulations designed to encourage and
enable farmers to provide housing for farm workers.
11. Establish a broad -based citizen committee consisting of interested and affected
parties,
to:
1. Review existing regulations for consistency with the goals contained
in this plan and review proposed regulations for their affect on
housing affordability and availability.
2. Evaluate local legislative actions for opportunities to enhance
availability of affordable housing to all residents of the county and
enforcement of laws pertaining to tenant rights.
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May 20, June 17, 2004 July 26, 2004 Chapter Three - Housing
Staffing
12. In general budget review, allow for adequate staff to provide timely review of land
use proposals.
Building Standards
13. Encourage private groups to inventory sets of pre- approved residential building
plans that can be offered to the public free of charge.
14. Investigate and enable creative options to reduce or eliminate infrastructure
requirements such as road width, sidewalks, curbs and gutters where it is clearly
demonstrated that such action does not create a safety hazard and is not contrary
to the interests of the health and well -being of county residents.
Lot Size /Shape
15. Adopt land use regulations and development standards which that allow innovative
lot designs (Z lots, zero lot lines, small lot districts) in the interest of reducing the
serviced -lot portion of overall housing development costs.
16. Eliminate lot consolidation criteria when it is in the interest of serving housing
affordability.
17. Where appropriate, and through density adjustments, decrease minimum lot sizes.
Mixed Use
18. Adopt development regulations which that provide for adequate buffering
requirements (trees, other vegetation, and fences) and sound insulation between
uses to minimize drawbacks of mixed use such as noise, odors, and cluttered
views.
19. Review and revise land use regulations and adopt "adaptive re -use" to allow the
conversion of single - family dwellings, commercial /light industrial facilities and other
non - residential structures to a variety of housing types where water and sewage
treatment can be provided.
Developer Incentives
20. Review potential for offering density bonuses, reduced lot size, and other
incentives for including specified proportions of housing targeted for low- and
moderate- income households.
21. Through adoption of a set of incentives, use some form of inclusionary zoning that
encourages provision of housing targeted for low- and moderate - income
households.
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Me), 20, 1997 June 17,, -209". July 26, 2004
Chapter Three - Housing
22. Make a series or menu of incentives, including but not limited to density bonuses,
transfer of development rights, and /or infrastructure concessions available to
project developers wherever special needs populations are specifically served.
23. Require impact and mitigation fees, if any, to be paid at the time e€eseupansy, the
occupancy permit is issued by Whatcom County.
24. Provide additional bonus housing density for inclusion of affordable housing in a
Planned Unit Development.
Buyer Assistance
25. Establish a housing development fund, accessible to individuals qualified for
affordable housing assistance who are legal residents of the county, administered
by an agency such as Bellingham - Whatcom County Housing Authority or the
Whatcom County Opportunity Council, and funded by contributions from
developers wishing to utilize affordable housing incentives and bonuses, but not
wishing to include affordable housing in their own projects.
26. Support existing agencies which provide for, or provide assistance in obtaining,
low- or no- interest loans for first -time home buyers and others needing assistance
to purchase homes.
Education
27. Prepare an easily- understood guide or set of guides, readily available to the public,
describing in a step -by -step fashion the processes required for land use actions.
28. Educate the public about permitting processes, and the availability of existing
house plans by providing easy access to information through media such as
videotapes, workshops, the Internet and others.
29. Educate the public about innovative housing ideas including co- housing, elder
cottages, and shared living residences or group quarters.
30. Coordinate with local, state, and federal housing agencies, organizations and
jurisdictions to further Whatcom County's goals and polices relating to housing.
31. Work with local, state and federal agencies to coordinate programs and secure
grants or other funds available for housing programs.
Housing Affordability Distribution and Targeting
32 Allocate to each UGA and city a "fair share allocation' that specifies the number of
affordable housing units that are needed to accommodate each economic segment of
the Population in each area.
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May 20, 1997 June ^, 2004 July 26, 2004 Chapter Three - Housing
Policy
Priority
in
Favor of Permanent Community Benefit
33.
Seek
perpetual
affordability achievable throuqh nonprofit -owned rental housino an
certain forms of homeownership including community land trusts limited equity
condominiums, and deed restricted homeownership.
Inclusionary Zoning
34. Develop inclusionary zoning incentives and requirements that integrate affordable
housing into new market -rate developments.
35. Develop a system for inclusionary zoning payments made in lieu of providing
inclusionary units in some developments.
Financial Incentives to Encourage Affordability
37. Explore other financial incentives such as tax credits for low- income households who
opt into a nonspeculative housing market.
38. Encourage "employer- assisted housing" as a recruitment/retention strategy using
downpayment assistance, interest rate buy- downs, second mortgages, etc.
Funding Strategies
40. Create a "housing trust fund" to provide dedicated funding for housing Priorities set by
the jurisdictions involved.
41. Consider using the "Housing and Conservation Trust" used in Vermont to fund
affordable housing inside urban areas that takes Pressure off farmland, open space
and rural lands.
42. Consider a ballot measure for a "housing levy" that funds affordable housing
development.
43 Consider a housing levy that adapts the Vermont model by proposing a combination of
open space /farmland /salmon Protection along with support for permanently affordable
housing at the right location.
Whatcom County Comprehensive Plan
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