Bulletin #5
June 16, 2005
Sixty
residents of
Lisa
Byers, Executive Director of the
Peter
Fisher, one of the founders of OPAL, as well as the Land Bank and other
conservation projects that protect our islands, described the history of
similar projects in
Sarah
Lewontin, Executive Director of the Seattle Housing
Resource Group and expert on the issues relating to providing housing for
working families described their success in providing over 2,200 units in the
greater
Paul Losleben rounded out the list of speakers by presenting the findings of the Orcas Research group. This presentation stressed the goals of assuring that our working families can continue to reside in our community, that we adopt approaches that assure perpetual affordability and that solutions meet our values and culture. He went on to provide detail on ten recommendations for a combination of public and private financing of housing that extends across the spectrum of need including moderate and middle income families who presently are priced out of the housing market. The presentation including the text of his talk and the ten recommendations is available at http://orcasresearch.org/.
The objective of the Housing Summit was to stimulate public awareness and discussion of potential solutions for the housing crisis that now faces our working families. Craig and Cathie Wier led an open discussion stressing solutions. To that end, the questions and observations of the participants are summarized here. While it is impossible to communicate the energy and enthusiasm of the audience here, the overall response was constructive and will help to shape the future direction of the project. We have grouped the responses by topic below:
There
was strong interest expressed by several participants in flexibility for
homeowner financing where conventional financing is often difficult to
obtain. Owner/builder construction (an island tradition) and various
approaches to sweat equity were cited as examples. One participant
stressed that some mechanism, some central agency, is needed to pull the
various approaches to financing together. Mr. Losleben’s
talk proposed the Housing Bank as that organization. It was also proposed
that an approach be developed to reward homeowners for owning property for a
longer time to deter speculation. Consistent with the recommendation to
reduce the delay and associated costs of financing the initial phases of
construction, it was suggested that the county provide a fast track for
permitting of affordable housing. Finally, a spirited discussion
developed around the cost of construction in
One participant suggested that the county should reconsider tax assessment methodology. The classification approach presently used was claimed to not consider the shift in value to high end homes and that tax income was therefore no longer balanced. He asked, “Are we getting enough from the high end?” Another argued that support for affordable housing should be shared by everyone since everyone benefited. Yet another suggested a reduction in tax based on duration of residence to discourage speculation. On the issue of a transfer fee charged to the purchaser of property, it was asked if this could be graduated to reduce fees charged to the purchasers of affordable homes. This question has been researched and a graduated fee is permissible under the existing ordinance.
Considerable
interest was expressed in various approaches to cluster housing including
cottage communities. Farm clusters have a special appeal here as interest
grows in healthy locally grown food. Interest was also expressed in
pocket communities as an alternative to putting all density in one or two towns
or villages. It was stressed that cluster housing offers cost savings for
shared facilities and utilities. Co-housing such as that used in
It was pointed out that the Comprehensive Plan is being reviewed this year and that we should participate in that process. In particular, what has actually occurred over the past 5 years? How were high density lots actually used? What goals should we set for the next 5 years?
Several participants stressed the need for increased public participation in the planning process including the need for a forum to talk to each other. It was claimed that some organizations are presently working at cross purposes due to a lack of communication and coordination.
Specific planning suggestions included a proposal for a time cap on land subdivisions, perhaps to only subdivide every 7 years and then only allow subdivision twice. It was stressed that we should not plan communities that stratify our communities economically and that we should strive to build economically diverse communities. Protection of our environment was stressed, particularly in our use of water, a fragile and limited resource.
Building on the theme of economic diversity, several participants stressed the need to address the full spectrum of incomes to avoid the discontinuities that presently exist in affordability. To this end, it was recommended that housing be built in lots of different neighborhoods and that building design be appealing and consistent with neighborhoods. Attention to historical perspective was stressed. At the same time, ensuring low impact development to preserve our ecology was also stressed.
The theme of one of the recommendations put forward by the Orcas Research Group was mirrored in the discussion with the advise that we cultivate the help of the contractor/construction industry to investigate methods to deliver quality homes at an affordable price. Another suggestion was that we consider the local climate in how homes are designed and built.
A number of suggestions focused on how we might organize to bring solutions to the problem. A holistic approach was urged where an umbrella organization or central clearing house would bring government agencies, non profits and the private sector together. A blend of approaches was urged. The need for a long term commitment was stressed. Another attendee suggested the need for a knowledge bank of construction methodology, financing and other useful information that could be shared. The extra challenge of our separate island cultures was acknowledged as a barrier to communication and cooperation.
An innovative and practical suggestion was advanced for the use of beta sites to demonstrate how well ideas for solutions work.
Several participants expressed concern that we not forget why many of us live here in the first place—the work ethic, the sense of community, the belief that living here is important enough to make sacrifices. One attendee encouraged us to identify what has changed since the time when the housing crisis did not exist. Is it possible to move back to that time? Are old island ways being lost because it is harder to get access to land and build your own home? Are there deeper causes? It was stressed that in whatever we do, that it be done in a way that retains individual self esteem.
If we build affordable housing, will it fill with people from the mainland who will take jobs away from islanders. How will we prevent that? Will residents be driven away by higher taxes? Is the problem caused, at least in part, because island businesses do not pay a living wage? When is enough development enough? At what point do we cap growth?
How
many houses do we really need? The infrastructure employer survey
recently performed on Orcas,
A final passionate appeal was made by one participant to move quickly to action. The problem has been addressed at length and we should not let the opportunity to make corrections while there is still time.
The meeting ended with a call to action by Steve Garrison in which the audience advanced 15 specific actions that the group should take focusing on individuals and groups that should be involved, specific topics that needed to be better developed, and approaches that could be used to raise public awareness and obtain public support.
The feedback and action items are presently being formed into an organization and plan for the next several months.
Signed,
Lee
Sturdivant,
Paul
Losleben and Steve Garrison,
Sandy
Bishop,
As always, our most recent publications are posted at our website http://orcasresearch.org/ and you can contact us at any time at Losleben@rockisland.com or Garrison@rockisland.com
Tax deductable donations to help support the Housing Project and to help pay for materials and supplies are gratefully accepted through Navigating Our Future, Housing Project, PO Box 298, Deer Harbor, WA 28243. This is a totally volunteer effort, so your help is appreciated.