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