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Home My WebLink AboutCAP 2016-08-22 Item 2A - Handout Distributed at Meeting - South King County Housing and Homelessness PartnershipSouth King County Housing & Homelessness Goals The South King Housing & Homelessness Partnership (SKHHP) is a network of municipal land use and human services staff, non-profit housing and homelessness organizations and others working to address affordable housing and homelessness needs in South King County (SKC). The Partnership has identified these priorities* for 2016 through participation in the Joint South King County Planners/Developers meetings: MAINTAIN & IMPROVE HEALTHY AFFORDABLE HOUSING Everyone deserves the opportunity to live in a safe, healthy, affordable home. Unfortunately, many families in South King County, in order to find an affordable home, live in poor or substandard housing conditions. Often, this occurs because building owners may not have the incentive or resources necessary to spur improvements. In order to maintain and improve SKC's market -rate affordable housing stock, we need policies and programs that help ensure housing in the private market remains affordable long-term while requiring healthy housing conditions. Cities in South King County can preserve the robust stock of affordable housing already in their communities through: ❖ Rental Inspection Programs ❖ Acquisition & Code-Compliance Loans ❖ Supporting State Authority for a Preservation Property Tax Exemption ❖ Relocation Assistance Requirements INCREASE FUNDING FOR AFFORDABLE HOUSING (FEDERAL, STATE, AND LOCAL) The development of affordable housing can be a strong economic catalyst in SKC and can result in reduced spending on public safety and emergency services. Yet, limited local funding in South King County restricts the ability of the region to attract investment from other public and private funders. Cities can work together in SKC to increase local and regional funding in order to help meet local needs, stimulate economic development, and leverage dollars from external sources by: ❖ Supporting State Authority for an affordable housing REET ❖ Exploring opportunities to attract private and foundation dollars to SKC ❖ Exploring various financing mechanisms and frameworks for polling regional funds ADDRESS BARRIERS TO HOUSING DEVELOPMENT Barriers to housing development can drive up the cost of housing and limit housing providers' ability to address local housing needs. Many factors influence developers' decision to build housing, but cities can make development more attractive to build in SKC through: ❖ Public investments in infrastructure in residential neighborhoods ❖ Identifying and discounting public surplus property for affordable housing ❖ Increasing and diversifying zoning to help accommodate growth PROVIDE EMERGENCY HOMELESS SERVICES Everyone should have a warm, safe place to sleep at night. Unfortunately, rapidly rising rents and economic insecurity are accelerating the number of individuals and families experiencing homelessness in South King County. Over 600 individuals were found sleeping outside in South King County during the latest One Night Count. SKC cities can address these growing needs by supporting and coordinating emergency homelessness services, in the following ways: ❖ Hygiene centers ❖ Safe parking ❖ Severe weather shelters -.*- Mapping available emergency services throughout the region BUILD PUBLIC AWARENESS TO ADDRESS HOUSING AND HOMELESS NEEDS Affordable housing and homelessness needs look different in South King County than in Seattle, East King County or the rest of the state, but they are just as critical to address. In order to identify and implement appropriate local and regional solutions, regional stakeholders need to raise the profile of these needs and make them part of the regional policy agenda. SKC stakeholders can support this process at the local, regional, and state level through: Council & Commission Briefings Community Outreach ❖ State Legislative Advocacy ❖ Inter -City Support IMPROVE AWARENESS AND CONNECTIONS BETWEEN HOUSING AND OTHER KEY ISSUES Hard-working people should be able to afford housing and still have enough left over for other basics like gas, groceries, and child care. Unfortunately, high housing, transportation, and healthcare costs are stretching families' budgets too far, leaving them vulnerable to homelessness. The national trend toward suburban poverty, increasing rents, population growth, and growing income inequality have made if exponentially harder to address local housing needs. By building connections between housing needs and intersections with other sectors (such as physical and mental health care, education, public safety, and transportation), SKC can break down silos and increase cross - system opportunities for family success. SKC cities can leverage these intersections by supporting: ❖ Funding for Mental Health Services ❖ Housing Wage Jobs ❖ Criminal Justice Reintegration Supports ❖ Regional Discussions on Poverty * This is not a comprehensive list of all strategies South King County may implement to address affordable housing & homelessness needs. Updated: January 29, 2016 For more information, contact: Joy Scoff, South King County Housing Planner for the South King Housing & Homelessness Partnership I joy@housingconsortium.orq 1 425.430.6651 Tukwila "A tii�alf r l�� ,W.. '✓` a. /r<l, �:� r r r�, /h .� fdi /fir �l � r( ,�.. 7✓'�i rVNas cif �, l�vA IW ,tr ar /,,.,(f n � r 6 H.9. ��% r r d / f XS:vu,.; , J7r /w.:,/ ( �.. ,..u,.., v + r 9 W:P �! ✓�`, ! t r„ ./,p Wi1�..,. r/ 14. it /r f;',,a ' >r t j } f(,. (/ rt /rr r of r., r,. . l r;; /Ij' t 1 ,f kl / , t t �, t /',o" f /i : : G,j l / ..1 ✓ 3a Irk/` r / 9 /; Income Level <30 %AMI 30 % -50 %AMI 50 % -80 %AMI Population: 19,920 Yr 2014) Percent of units 22.1% 44.5 Available Region: South King County County Need 12% 12% 16% Percentage Point Gap (9.2) pts 10.1 pts 28.5 pts Demographic Info da 1. 7l ! Y 1, ,.,�7, r< W r u ,N J.W N// r/ uW(c51ii1 1 ;� f (r a& ,r ( /. ./ r r s -•'r f ;JP W a.,,s , 0 1., r, F,! � ,/ a7 A, /r4,�5`, r I f . Y / / / r ✓ ' , Y.Y ✓ ;% / I 9 aib�5 J A.: / a /N l �: , ✓r ,r,rrfd r Y / / /,:, (r f ( % ,X ' :" { l AJ Y / IS'. // % /f <:( �//'�n a.., if lr, dl i, !)YO rJ Jr rrr,, f'r: �Jr,,D G,, f, r.':,, dNlo% a ..a „,,,�r�ll��,.v. /ri;+,C /,(JV, bSk..r "n, �,lr�!';✓ir „/ r(o.:9',,(,Y .,Il ,/1 �� (/r /x rd «r:, Caucasian: 45.66% Includes a policy to work with residents and property owners to address ng e affordable housing needs African American: 20.16% Adds new commitments to support very low -, low- and moderate - income housing and assist Hispanic: 15.46% underserved persons Asian: 17.42% Adds four commitments to ensure safe, healthy and affordable housing Total Housing Units: 7,579 (Rental: 4,695/ Owner: 2,884) Includes four policies to increase long -term residency Vacant Housing units: 6.84% f t �,l /., d.Yr,. ,,ra r9. sh 4 7 Y 1 �✓ u Y r 70, � %. 4 5 d. 4.. J : r r ll„ {. r,t,. I.. ! a /a, f ✓ fi tt, G xY 5 f • m m,�xrY x%..n Y ✓, 9! , ?r.. ,. ,.,. l Jq r'. a,.a✓- / a r / 1. ,�, J' 1 1 W- r 1 / : 5 f ,l ✓.. rY A.i. mOAr.,ro r1✓ /,?,,./,......rr,.,f... �.. r yf'' r ,,, .,r „� : ..,,,,,r Fund Source Zoning and Land Special Population Incentives and Partnerships and Housing Stock tl Use and Inclusive Housing Exemptions Collaboration �'� • Support equitable • Revise zoning map • Adapt housing design • None • Emphasize the equitable • Provide zoning for various types �i,�; ' distribution of and development standards to address the distribution of regional of housing regional funds codes needs of all populations funding • Develop preservation programs /, • Provide zoning for all • Provide residents human • Utilize regional efforts and • Implement Residential Rental �r� types of housing services, economic regional housing Licensing and Inspection development and development program u / transportation needed to • Cooperate with new and • Support the maintenance, increase access to housing existing permanent housing weatherization, rehabilitation 1 Wr options managers and long -term preservation of , • Develop relationships with • Work as a facilitator existing housing resources 5 7� populations that have between property owners • Work as a facilitator between f been historical) Y and affordable housing property owner and affordable ' underserved groups housing groups WE /f r u fit' • None • Manages Housing • Provide areas for family • Impact fee • King County Consortium • Manages Residential rental Options Program and group residential uses exemptions business and inspection Program rx'�Y r'6 • High density • Multi- family tax • Minor home repair program ly ��Y ✓� residential district exemption (MFTE) • Accessory dwelling units yICY f • Transit- oriented with affordability • Manufactured /mobile home development considerations p arks • Planned residential • Offers height • Short subdivisions development bonuses * Bold items means those commitments have not been implemented yet. Just Cause Eviction Description A Just Cause Eviction Ordinance (JCEO) protects tenants from being forced to leave their rental home without reasonable justification. Washington state law prohibits unfair, retaliatory evictions, a critical tenant protection (RCW 59.18.240; RCW 59.18.250). However, locally enforced JCEOs clearly enumerate the grounds on which landl tenancy. Any evictions or terminations of month to month te,' ordinance are considered illegal once the JCEO is in effect.v ✓ Provides stability and protection for renters of all incomes ✓ Promotes healthy housing ✓ Target Population: All end a tenant's month to month side those specified by the This policy also lays the groundwork for recourse et rants experie nfair termination of their tenancy. Depending on the terms of the local law generally have a to compensation, in addition to reimbursement for costs associated wnfair eviction, includ : Iggal fees. Considerations for Implementation In many instances, the existence of a JCEO can result in an unfair termination of tenancy being resolved by the tenant informing the landlord of their responsibilities under the law, usually in a written notification. However, enacting a JCEO can include enforcement costs related to responding to new instances of unjust evictions. Although this could demand additional resources up front, enforcement costs could level out over time as responding to housing - related issues becomes more proactive in nature (as opposed to bringing property owners into compliance with the law in the most dire cases). One of the limitations of JCEOs, however, is that tenants may not be aware of their rights if they are threatened with eviction or termination of their month to month tenancy. As such, this type of policy may be best paired with community outreach and education to all involved parties. Partnerships with existing programs and agencies that specialize in tenant rights outreach and education could be a cost - effective model to ensure that local tenants understand their rights under city and state law. JCEO will likely face opposition from landlords, both in your local community and from across the state who worry about precedent being set. Cities should ensure they haute strong allies in the community and within their elected leadership ready to support this policy. 5 Application Seattle: The city has a strong JCEO outlining the 1801t tenancy is justified. Additionally, the law also outlin of an illegal eviction. Just causes for eviction include r in which ter n of month to month ctly what ,avmen, terms, chronically late rent payments, ' he intention o!"4q- Outside rent the unit to an immediate family m :z.e e notice of city limits, there is no just cause o e � for tena a term lease to vacate with only 20 days writ not c. out surfaced since the JCEO WA fftftd in 2005, .., the cit, �.'. • Seattle ��' " "', tment of PI 2008. • Tenants Union,,, of, I ashir tenants are �KI led to in the event gent, noncom ,. � ce with lease 1 ord to occupy the W It themselves or for each just cause reason varies. M d landlords can ask tenants not on it, M,e, es of unfair eviction have o these cases. TP bd just' ev iction protections for tenants. ss clear grounds forjust evictions and provides ion gg of the law have changed due to legal drew Wong. "Improving Health and Housing in South .67-71. and Development. "Landlord- Tenant Laws." Updated Sept. State. "Just Cause Eviction Protections." Accessed Sept. 15, 2015. Description In Washington, landlords are required to pay relocation and rental assistance to tenants forced to relocate when substandard property becomes condemned (RCW 59.18.085). Landlords must pay $2,000 or three times the monthly rent (whichever is greater) to families forced to move under these circumstances. If the landlord does not pay, the local jurisdiction can collect the money from the landlord with interest and penalties. Additionally, jurisdictions are able to implement an additional local option to protect tenants forced to move because of demolition or substantial rehabilitation. ✓ Promotes stability of low - income renters ✓ Prevents homelessness ✓ Mitigates conflict between code enforcement and displacement ✓ Target Population: 50% AMI & Below According to RCW 59.18.440, any jurisdiction that is required to form a comprehensive plan (see RCW 36.70A040 for more details on which jurisdictions this applies to), is allowed to require property owners to provide reasonable tenant relocation assistance to low- income tenants "upon the demolition, substantial rehabilitation whether due to code enforcement or any other reason, or change of use of residential property, or upon the removal of use restrictions in an assisted- housing development." Low - income residents include people living at 50% AMI or below. The amount of relocation assistance takes into account moving costs, advance payment costs for new housing, utility connection fees and deposits, and anticipated additional rent and utility costs in new residence for one year after relocation. State law allows for up to $2,000 or three times the rent (whatever is greater) in relocation assistance per dwelling unit, up to half of which is paid for by the property owner and the rest is covered by the jurisdiction. This amount can be increased by the jurisdiction in accordance with inflation. Legislation has been introduced at the state level that would give local jurisdictions the authority to extend relocation assistance to tenants at or below 80% AMI and would allow tenants to retroactively receive relocation assistance in a property owner violated permit protocol for a change in use of property. The bill also calls for a notice time of 90 days for any landlord increasing rent beyond 10% of a tenant's current rent. Benefits Moving can be costly and cause financial instability for anyone living on a low or modest income. Tenant relocation assistance provides much needed support to low- income residents who are uprooted and face the financial barriers of moving to a new home. Additionally, mandating relocation assistance when housing becomes condemned reduces the conflict cities face when they are trying to balance the interests of maintaining healthy and safe housing with the interests of tenants who may be displaced because of code violations. Considerations for Implementation Local jurisdictions wishing to enact relocation assistance under RCS59.18.440 need to determine the relocation assistance amount, create a body for issuing a tenant relocation license, and identify funds for the jurisdictions' contribution to relocation assistance. Money from a Housing Trust Fund may be a source of these contributions. Application Seattle: Seattle's Tenant Relocation Assistance Ordinance passed inl990 follows state guidelines (see above) on providing tenant relocation assistance 10 low income residents. In addition, property owners must obtain permits before demolition, rehabilitation or change of property use, apply for a tenant relocation license, and give tenants 90-days, notice before the vacate date. Tenants may receive upto$3,400 for relocation assistance, half ofwhich is paid for bythe landlord and half bythe City ofSeattle. Resources • SAS577(2OO5'2OO6). Making available relocation assistance payments to tenants. • Michele Thomas, " 142 July/August 3005. • Department of Planning and Development. " " Updated Aug. 1, 2015. 0 Tenants Union of Washington. "Relocation Assistance." Accessed Sept. 8, 2015. Source of Income Discrimination Protection (SOID) Description lna competitive housing market, Section 8voucher holders and people whose primary income comes from public assistance often face discrimination iu the private market, making it difficult for them tn access housing. Source o[ Income Discrimination [3OlD) disproportionately affects African Americans, who make up the majority of Section 8 voucher recipients iu Washington State, as well as people with disabilities, veterans, and elderly people. Under the Fair Housing Act and the Washington Law Against Discrimination it is already illegal for landlords to discriminate based on gender, race, ethnicity, religion, familial status and other characteristics. Local and state legislation tn prevent discrimination based ou source o[ income can decrease barriers tn accessing housing. Expands anti-discrrnination «/ Increases access tu housing for vulnerable and very low income residents °/ Increases success ofpublic benefit programs / Target : 50% AM/& Below HDC Recommended Tool Benefits This policy ensures that people already facing high barriers io housing are not discriminated against and have access to available housing that they can afford. A 2001 study showed that Section 8 voucher holders experiences higher success rates in areas with 80lD Protection legislation iu place.1 Without SOID protection, many public benefit programs cannot achieve their goals of stabilizing individuals and preventing homelessness. Agencies that work with Section 8 voucher holders in South King County report an increase in difficulty for their clients finding housing iu the tight rental market n[2O16. Renton Housing Authority reported one instance of a family who lived in an apartment for several years receiving a letter from the owner stating that they will no longer accept vouchers from any tenants, and the family would need to move out. The difficulty of locating permanent housing for individuals and families who have both a voucher and money available for move in expenses can put a strain on local shelter systems that are already aicapacitvz. Considembonzfor Implementation This policy is relatively easy to enact from a technical perspective. However, the policy will likely face political opposition from the property owner and management community. When implementing, it is important to consider how that ordinance will be enforced and what consequences landlords may face if they violate the ordinance. Advocates in Washington State have been working for many years tn pass 3OlD legislation at the state level. 1 Meryl Finkel and Larry aumn, "Study on Section 8 Voucher Success Rates: Volume | Quantitative Study of Success Rates m Metropolitan Areas," Abt Asosications, Cambridge, MA, 2001, http://www.huduser.gov/pubiications/""`pdf/`sec8success.pd . 2