St. Croix County Economic Development Corporation Workforce Housing Panel August 25, 2020
INTRODU DUCTI TION
Who we are…. • WCWRPC is a multi-county planning agency (Barron, Chippewa, Clark, Dunn, Eau Claire, Polk and St. Croix Counties) • Help communities plan and develop. Operate for the benefit of local governments and their citizens. • Coordinate, partner, advocate and serve. • Services: economic development, transportation, community development (land use, housing, outdoor recreation, etc.), and conservation & mapping.
The importance of housing… • Basic need for shelter – “housing for all” approach • Nationwide, housing costs are outpacing household incomes • Supply & demand has an impact on housing costs • Population & household growth over the next 20 years - aging population!
WHAT I IS A HOUS USING S STUD UDY? Y?
Why conduct a Housing Study? • Provide a better understanding of the area’s current housing situation and trends as well as housing demand and needs. • Utilize the study to market and attract developers as well as advocate for regional funding, programs, and policy change(s). • To educate and help foster a community discussion and potential partnerships regarding local housing (and land use) needs, concerns, and strategies.
4 Primary Components of a Community Housing Study i. Community Profile – background demographics, economic characteristics, housing supply and costs, existing housing programs ii. Housing Demand Projections – Based on population growth and household trends, how many units will be needed? iii. Needs Analysis – What are the housing needs/gaps in the community? What are the preferences? At what price points? iv. Goals, Strategies & Tools – What strategies, tools, and partnerships can assist the community to address the needs?
BARRON & & POLK LK C COUN UNTY HOUSI USING S STUDI UDIES OV OVERALL APPR PPROACH
Study Process • Study Scoping & Initial Stakeholder Meetings • Obtain Funding • A portion of the project costs were paid for by a Community Development Block Grant (CDBG) application prepared by the Regional Planning Commission. • Kickoff Meeting • Data Collection (census, interviews, survey) • Community Forums
Community & HR Interviews • Realtors • Lenders Purpose of Interviews: 1. Speak with the local • Building/Zoning Officials experts – what do they • Landlords see happening in the • Builders / Contractors local housing market? • Developers 2. Vet the data – is the • HR officials Census data • Residents representative of the local housing issues? • Housing Authorities & (vacancy rates, etc.) other non-profit housing organizations
Housing Forums WCWRPC’s Goals for the Forums: 1. Gather feedback on findings and initial recommendations. 2. Identify/discuss ideas on potential strategies or tools that should be explored. 3. Help foster a community discussion and potential partnerships regarding local housing needs, concerns, and strategies.
• Community Profile – demographics & economics • Housing Supply • Housing Needs & Analysis • Housing Priorities • Recommended Housing Goals
4 Key Project Deliverables: • County Housing Data Report • County Housing Toolbox • Housing Study Reports (7) • Housing Snapshots for County + Cities & Villages
HO HOUSI SING STU STUDY Y OPT PTIONS
• Consider engaging communities in the County to partner in a study. *housing market doesn’t stop at municipal boundaries* • Don’t want a full-blown study – perhaps consider a scaled-back housing assessment to look at supply & demand. • Data collection that helps inform action steps (inventory of rental units at or below 30% of County Median Income, interviews of key housing contacts, etc.)
Questions? Susan Badtke, Associate Planner (715) 836-2918 wcwrpc@wcwrpc.org
Affordable Housing Development Robyn Thibado 8.25.2020
West Central Wisconsin Community Action Agency, Inc. M I T o take action against poverty by S S developing the social and economic I assets of low-income families and their O N communities and by working to create a more just and sustainable society .
What services are provided? Housing ◦ Affordable Housing Development ◦ Property Management ◦ Weatherization ◦ Homelessness Intervention ◦ Energy Assistance Food Access Transportation Adult Education Other
Need for Affordable Housing Minneapolis Metro Area: Wage needed for 2 bdr - $23.35/hr 2 bdr FMR - $1,214 Dunn County: Wage needed for 2 bdr - $15.17 2 bdr FMR - $789 Out of Reach 2020 Report
$17.27 In Wisconsin , the Fair Market Rent (FMR) for a two-bedroom apartment is PER HOUR STATE HOUSING $898 . In order to afford this level of rent WAGE and utilities — without paying more than 30% of income on housing — a household must earn $2,993 monthly or $35,913 annually. Assuming a 40-hour work week, 52 weeks per year, this level of income translates into an hourly Housing Wage of:
Project Development Partnerships ◦ Developer ◦ Investors ◦ CHDO ◦ City Determine Housing Needs ◦ Good job base ◦ Labor rate ◦ Amenities – Grocery stores, Health care, Education ◦ Public transportation
Financing Options Low Income Housing Tax Credits Community Development Block Grant City land grant TIF (Tax Increment Financing) Other City resources (utility extensions, sidewalks, etc) AHP (Federal Home Loan Bank) HOME (DOA) Focus on Energy Local banks
Case study: Abbey Grove, North Hudson
Abbey Grove by the Numbers - 35 Units - T otal cost, $7,009,320 - Unit cost, $200,266 - ($1400/mo. PITI) - 7 units for 30% CMI - 14 units at 50% CMI - 8 units at 60% CMI - 6 market rate units
Other Considerations Low-income subsidized housing units Section 8 Housing Choice Vouchers Homelessness T enant Selection Criteria Supportive Services
Home Ownership and Community
BEST FOR You 2 O R G A N I C S C O M P A N Y
BEST FOR You O R G A N I C S C O M P A N Y
Homeownership – or homesteading - as a talent and retention program BEST FOR You O R G A N I C S C O M P A N Y
BEST FOR You O R G A N I C S C O M P A N Y
Home Sweet Menomonie Program Details » $10,000 down payment assistance 0% loan, final year forgiven for improvements » $260,000 in lending to date, $410,000 in donations! » Employers make a non-profit donation to the Community Foundation fund pool BEST FOR You O R G A N I C S C O M P A N Y
BEST FOR You O R G A N I C S C O M P A N Y
Economic Development is attracting and retaining a competitive workforce Workforce retention and placemaking are interconnected Employers and municipalities have a stake in how and where employees live BEST FOR You O R G A N I C S C O M P A N Y
BEST FOR You O R G A N I C S C O M P A N Y
Home Sweet Menomonie’s Two Biggest Winners The Employer The Employee • Retention + Psychological Wellness • Satisfaction at work and at home • Loyalty and feeling rooted • Attracting talent and putting home ownership within reach BEST FOR You O R G A N I C S C O M P A N Y
What Makes People Happy? “Great schools, affordable health care and safe streets all help create strong communities. But is there something deeper that draws people to a city – that makes them want to put down roots and build a life?” BEST FOR You 11 O R G A N I C S C O M P A N Y
Does it Work? Do programs like Home Sweet Menomonie actually help attract and retain employees? BEST FOR You 12 O R G A N I C S C O M P A N Y
The Soul of the Community » Commissioned by the Knight Foundation » Set out to determine the factors that attach residents to their communities and the role of community attachment in an area’s economic growth and well - being. » The findings showed a significant correlation between community attachment and economic growth. BEST FOR You 13 O R G A N I C S C O M P A N Y
‘Community Attachment Drivers’ (survey of 40,000 people- 2010) – Welcoming/Openness – Social Offerings – Aesthetics Credit: BEST FOR You Knight Foundation O R G A N I C S C O M P A N Y
BEST FOR You O R G A N I C S C O M P A N Y
BEST FOR You O R G A N I C S C O M P A N Y
HOMEOWNERSHIP IS AND ALWAYS WILL BE AN IMPORTANT COMPONENT OF HEALTHY, THRIVING COMMUNITIES BEST FOR You O R G A N I C S C O M P A N Y
Thank You Georgina Tegart 715-2323-8019 gtegart@cfdunncounty.org www.cfdunncounty.org
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