There has been much controversy about zoning recommendations under the recent King County Community Service Area Plan process. I hope to alleviate some fears and correct some misconceptions in this brief space concerning a complex issue.
Vashon HouseHold is the main affordable housing provider on the island and currently houses approximately 156 people in 76 rental units and 24 home ownership projects. It has taken Vashon HouseHold over 20 years to create these 100 units of housing. It takes years to create financing packages with state and county funders, a year minimum for feasibility studies and then a minimum of two years to actually build out a project. The reality is that our organization created five units of affordable housing per year over the past 20 years. In the affordable housing world, this is an excellent record for a community our size, but it does not come close to meeting the island’s needs.
The Beachcomber reported last week that island employers are in significant need of housing for our island workforce. Combine this fact with the current 60- person waitlist at Vashon HouseHold just for our senior and disabled people; there can be no question there is a wide need and demand for affordable housing.
This brings us to zoning. First, there is no upzone recommendation from the committee. What is being promoted is a special district overlay. This overlay would allow for an increased number of units if 100 percent of those units are for affordable housing. Currently, our zoning code on Vashon already allows for increased zoning for affordable housing, but not at a level that would allow Vashon HouseHold or other organizations to make a project financially feasible. The proposed overlay increases the “bonus” for 100 percent affordable housing to a maximum of 18 units per acre; nothing else changes. You can look at a zoning map in the future, and a parcel will still have its current zoning. If someone buys the parcel it still retains the same zoning. The only time a parcel can change is if an affordable housing provider like Vashon HouseHold builds 100 percent affordable housing on that property.
How is affordable housing defined? The maximum rent that could be charged would be $1,213 for a studio,$1,300 for a one-bedroom, $1,500 for a two-bedroom and $1,800 for a three-bedroom. These units would be for a single person making a maximum of $48,550 per year, $55,450 for a couple and $69,300 for a family of four. Translation: A couple with two children making $15 per hour and working full time earn only $62,400. Our island businesses have reported wages often just above the state minimum wage of $11 per hour. The reality in all Vashon HouseHold projects is that people pay far less than the maximum. This is the mission of an affordable housing provider.
The reason I bring up the maximum rent amounts is that there are those in the community who believe that private developers would come in and build many apartment buildings. I have told them, and I am telling the community now that there is no money to be made for a private developer with the inability to raise rents above the maximum. I have challenged those in the community who say otherwise to show me an example. I have offered to provide them with spreadsheets used for development and now offer the same to any reader.
It is not feasible for a private entity to come to Vashon and build apartment buildings. There is also limited water availability for building large numbers of apartments. There is just no money to be made. So when you hear this misinformation, please direct that person to Vashon HouseHold; I will personally show them actual projects funded. Only a nonprofit like ourselves utilizing government funding can build affordable housing that must stay 100 percent affordable housing under the proposed special district overlay. If someone can show me otherwise, I would honestly consider it a honor to learn something new to help our affordable housing crisis.
Finally, and most importantly, the question for Vashon is what type of community do you want to live in? We all have difficulty with change, but change will always occur; ask some of the old timers that were born and raised here. Do we only want to be a wealthy suburb of Seattle? The opportunity to affect this change is available to us with special district overlay. This change will allow for the possibility to more easily create 100 percent affordable housing.
— Chris Szala is the Executive Director of Vashon HouseHold. He was also a member of the Housing, Land Use and Heath Subcommittee working on the CSA Plan.
