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

StatsSeattleSan Francisco Density (people/acre)1227 Population (2015)662,400852,469 Jobs (2013)502,000610,000 Median HH income (2013)$67,100$77,500 Median Asking Rent (9/2015)$1,650/mo.$3,530/mo. Severely cost-burdened HHs %31%

HousingSeattleSan Francisco Total Housing units328,000380,000 Percent Owner Occupied48%37% Income-restricted Units24,00023,000 Rent Control Units0170,000 Percent Single-family Units48%32% Land Area Zoned Single-family65%25%

GrowthSeattleSan Francisco New Residents ( )53,74047,469 New jobs ( )39,00070,000 Rent Increase ( )6%15% Projected HH Growth (2035))70,000101,000 Projected Job Growth (2035)115,000191,000

ProductionSeattleSan Francisco New Units (last 10 years)46,01121,817 New Units (last 5 years)19,4847,500 Constructed Units (2014)7,5483,500 Units in Pipeline (as of 2014))46,75530,000

SeattleSan Francisco Historic Annual Affordable Housing Unit Production Mayor MurrayMayor Lee 50,000 units by ,000 affordable 30,000 market 30,000 units by /3 permanently affordable 1/2 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

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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 housing 3.more support for communities 4.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

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