CLATSOP COUNTYCOMPREHENSIVE HOUSING STUDY

TAC MEETING #3

HOUSING SUPPLY VS. NEED

2

• Since 2000: 1,700 households / 3,000 units

• 1.4 housing units for each household

• Ample 20-Year land supply (countywide)

10,000

12,500

15,000

17,500

20,000

22,500

25,000Housing Supply vs. Resident Households

Households

Housing Units

WHAT IS HOUSING USED FOR?

3

14%

63%57%

34%

8% 7%

0%

20%

40%

60%

80%

100%

Astoria CannonBeach

Gearhart Seaside Warrenton Unincorp.Co.

Vacancy Rate

210

43

308 280

1209

54119

496

33

702

0

200

400

600

800

1,000

1,200

1,400

Astoria Cannon Beach Seaside/ Gearhart Warrenton County Total

New Supply vs. New Vac. Rental Listings (since 2010)

Total New Supply

Short-Term Rentals(Whole Home)

HOUSING AFFORDABILITY

4

0% 0%

14%

32%

20%

12%10%

12%

0%

10%

20%

30%

40%Home Sale Prices (12 mo.)

Sale Price New Units (2008+)

$274

,200

$500

,500

$425

,000

$293

,025

$307

,000

$269

,000

$310

,500

$0

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

Astoria CannonBeach

Gearhart Seaside Warrenton East Clatsop COUNTYWIDE

Median Home Sale Price

HOUSING AFFORDABILITY

5

32%

29%

26%

28%

18%

20%

27%

34%

39%

17%

0% 10% 20% 30% 40% 50%

Astoria

Cannon Beach

Gearhart

Seaside

Warrenton

Unincorp. Co.

Clatsop County

Tillamook Co

Lincoln Co

Willamette Valley Avg

All-Cash Sales

PROJECTED GROWTH

6

0

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

Population Growth (Historical and Projected)

Astoria Cannon Beach Gearhart

Seaside Warrenton Unincorporated

1,480

1,705

5,285

6,620

9,735

13,995

Gearhart

Cannon Beach

Warrenton

Seaside

Astoria

Unincorporated

Estimated Population (2017)

-0.8%

0.3%

0.8%

1.8%

0.5%

0.7%

New Households (2038)

Astoria 303

Cannon Beach 80

Gearhart 94

Seaside 503

Warrenton 893

HOUSEHOLD AFFORDABILITY

7

Income MeasureEstimated Affordable

Rent

Estimated Affordable Home Price

% of Sales at This Level

% of Newer Units at this

Level

Average Household Income: $69,000 $1,400 $240,000 21% 4%

Median Household Income: $52,000 $1,100 $190,000 11% 0%

Average Wage (Per Capita): $37,000 $900 $150,000 5% 0%

57%50%

61% 60%

42%54%

75%67% 72%

82%

65%74%

57%

84%

69%81%

69% 74%

0%

20%

40%

60%

80%

100%

Astoria Cannon Beach Gearhart Seaside Warrenton Clatsop County

% of Current Households Who Cannot Afford:

Median Rent Average Rent Median Home Price

HOUSING CONSIDERATIONS

8

• Sufficient supply, and buildable land, but how is it being used?

• Add the right type of supply

• Control non-residential uses

• Use available land efficiently

• Focus on the workforce, supply will filter

RESIDENTIAL LANDS ANALYSIS – DRAFT 2

9

Revisions to Draft 1

• Most recent FEMA floodplain maps

• Only excluded Locally Significant Wetlands (not all local wetlands)

• Only excluded Active Dunes (not all Beach Dune Overlay)

• Incorporate BLIs from Seaside and Astoria

• Calculate housing unit capacity

RESIDENTIAL LANDS ANALYSIS – DRAFT 2

10

Parcel StatusTotal

ParcelsTotal Acres

Constrained Acres

Potentially Buildable

Acres

Housing Unit

Capacity

Constrained 2,384 1,324 1,230 -- --

Developed 14,161 8,952 2,061 -- --

Total Not Buildable 16,545 10,277 3,291 -- --

Partially Vacant 1,952 4,561 398 3,817 6,028

Vacant 4,048 7,273 1,715 5,257 13,573

Total Potentially Buildable 6,000 11,833 2,113 9,075 19,601

Potentially Buildable Lands and Housing Unit Capacity, Residential Zones

RESIDENTIAL LANDS ANALYSIS – DRAFT 2

11

223

136

927

2309

532

1901

330

469

649

1831

4624

5670

Cannon Beach

Seaside

Gearhart

Clatsop County

Astoria

Warrenton

Partially Vacant Vacant

Housing Unit Capacity by Jurisdiction, Residential Zones

RESIDENTIAL LANDS ANALYSIS – DRAFT 2

12

Zone

Potentially Buildable Acres Maximum Density

(units/acre)

Housing Unit Capacity

Partially Vacant

Vacant Partially Vacant Vacant

Astoria – R2 2 128 15.4 26 1,147

Astoria – R3 20 148 25.7 502 3,266

Cannon Beach - RL 36 39 4.4 135 134

Clatsop County – RCR 145 78 5.8 776 427

Clatsop County – RSA-SFR 35 46 5.8 154 234

Gearhart – R1 201 118 4.4 685 390

Seaside – R2 7 27 10.0 61 235

Warrenton - RGM 106 8.7 906

Warrenton - RH 35 134 27.3 927 3,611

Warrenton - RM 34 46 17.4 560 777

Housing Unit Capacity, Key Zones

RESIDENTIAL LANDS ANALYSIS – DRAFT 2

13

Key findings

• Residential land supply concentrated in north County (Warrenton and Astoria)

• Need to understand infrastructure issues in County unincorporated areas

• Important to preserve land in high density zones for high density development

• Infill in single-family zones will be particularly important in Cannon Beach, Seaside, Gearhart

• Technically sufficient for 20-year need (Ex. Seaside)

PRELIMINARY HOUSING STRATEGIES

14

Categories

• Regulatory/ Zoning Changes

• Market-Based Tools

• Capacity-Building Tools

REGULATORY/ZONING CHANGES

15

1) Update Comprehensive Plan Policies

• Affirm Fair Housing

• Reference ADUs, other non-traditional forms

• Support flexible zoning

• Address land supply conditions

Potential Impact: Indirect impact; supports future initiatives and policy decisions

REGULATORY/ZONING CHANGES

16

2) Consider changes to allowed uses in medium, high density zones

Potential Impact: Preserve land supply for future medium, higher density housing

3) Consider changes to minimum lot sizes, densities, building heights

Potential Impact: Increase efficiency of land use; reduce land costs for development

REGULATORY/ZONING CHANGES

17

4) Update or add ADU requirements

• Minimum size

• Owner occupancy requirements

• Short-term vs. long-term rental

• Design standards

Potential Impact: Increase potential for use as a more affordable option for long-term rentals

REGULATORY/ZONING CHANGES

18

5) Implement cottage cluster standards

Potential Impact: Expand range of allowed housing types

6) Consider reductions in off-street parking requirements

Potential Impact: Reduce development costs, allow for increased density on sites

REGULATORY/ZONING CHANGES

19

7) Short Term Rental Rules

• License and taxation

• Use and occupancy standards

• Limits on number and geography

Potential Impact: Increase the supply of housing units for permanent residents. Minimize neighborhood impacts.

MARKET BASED TOOLS

20

8) Incentives for desired housing types

• Streamlined process

• SDC or fee waivers, deferments

• Tax exemptions/abatements

• Density bonus

• Shared costs of off-site improvements

Potential Impact: Helps to lower costs of development, improve feasibility

MARKET BASED TOOLS

21

9) Identify key sites for new housing

• Surplus public lands

• Catalytic sites

• Sites at risk of under-utilization

• Identify infrastructure/service needs

Potential Impact: Identify sites to prioritize and prepare. Publicly-owned sites can be leveraged as incentive.

MARKET BASED TOOLS

22

10) Employer Assisted Housing

• Permanent rental of local units

• Direct ownership of housing

• Often temporary

Potential Impact: Addresses needs of local employers, workforce directly. Takes some housing off general market. Not core competency of most employers.

CAPACITY BUILDING TOOLS

23

11) Potential Funding Sources

• Transient Lodging Tax

• Construction Excise Tax

• Tax Increment Financing

• Regional Housing Bond

• Tax Credits, Affordable Programs

CAPACITY BUILDING TOOLS

24

12) Potential Funding Strategies

• Revolving housing fund

• Housing acquisition fund (NOAH)

• Key site acquisition, land banking

• Public Private Partnerships

13) County or Regional Housing Coordinator

• Central point of contact

CLATSOP COUNTYCOMPREHENSIVE HOUSING STUDY

TAC MEETING #3