Mountain Housing Council Releases Recommendations on Development Fees

The Mountain Housing Council of Tahoe Truckee (MHC) has released an in-depth analysis of the fees developers pay when building new housing projects in the North Tahoe-Truckee region. The council has proposed fee restructuring recommendations in order to incentivize more achievable local housing projects in the region.

Lowering Barriers to Private Investment: How Fee Incentives Can Help Achievable Local Housing Projects was published by the council in November 2018. The council is a coalition of 29 regional stakeholders with the mission of accelerating housing solutions in North Tahoe-Truckee. The 15-page document examines the current fee landscape, compares local fees with those of other regions, and proposes that fee deferrals and new fee structures could potentially lower barriers for the development of achievable local housing.

North Tahoe-Truckee has 18 fee-charging agencies that use different methodologies to calculate fees, making for a complex environment for developers.

“Fees can be a make-or-break factor in achievable local housing projects where margins are razor-thin and many of the other costs, like land prices and construction budgets, are fixed,” said Stacy Caldwell, CEO of the Tahoe Truckee Community Foundation, which facilitates the Mountain Housing Council.“We’ve recommended common-sense policies that can preserve agencies’ budgets while also delivering valuable incentives to developers interested in building new achievable local housing.” 

The Mountain Housing Council recommends three main actions: 

• Make Fees Scalable: Scalable fees can be calculated per square foot, bedroom, or fixture rather than flat per-unit fees. This brings down fees for smaller housing units, which are more affordable simply by their design. 

• Offer Fee Deferrals: Deferring fees until after a home or apartment is occupied will reduce developers’ financing costs for projects that meet the definition of achievable local housing (affordable for residents making up to 195% annual median income).Deferrals could save a developer between $171,325 – $287,133 in financing costs on a 77-unit, multi-family housing project. 

• Revise ADU Policy: Complying with state guidelines that make it easier to build ADUs (accessory dwelling units/secondary housing units/“granny flats”) will encourage more homeowners to build ADUs — a promising source of new achievable local housing. 

The MHC has sent the report to all 18 regional fee-charging agencies with a request that they discuss the recommendations at an upcoming board meeting within the next six months. 

The full fee document can be found at: https://mountainhousingcouncil.org/fees/ 

The Mountain Housing Council of Tahoe Truckee is comprised of 29 committed stakeholders committed to their mission of accelerating achievable local housing solutions. Learn more at mountainhousingcouncil.org

Placer County Moves Forward on Dollar Hill Achievable Housing Project

TAHOE CITY, Calif. – A proposed achievable housing development at Dollar Hill took a step forward with the Placer County Board of Supervisors voting on Dec. 4 to negotiate with Related-Pacific Companies to build the project.

“The approval shows our county’s commitment to moving forward in our mission to address community housing needs,” said Placer County Board of Supervisors Chairman Jim Holmes. “This project will not only provide future housing opportunities for our residents but reaffirms our goal to help our local businesses hire and retain employees.”

The vote is in line with the recommendation from a review panel including county staff and community members assembled to review project proposals and follows a detailed evaluation and interview process. Related-Pacific is a hybrid team of development companies with experience in the Lake Tahoe Basin and Tahoe Truckee region.

The current project concept includes a mix of residential uses, including single-family homes with the ability to add additional dwellings to the property in order to help offset mortgage costs. Apartment units would also be allowed to ensure the site could serve a broad range of income levels. The project concept also includes stormwater treatment, a community building and a village green that would allow for a children’s playground area, picnic and community gathering area, a dog run, vegetable gardens and a connection to an existing trail system near the project site.

In community meetings about spending priorities for local transient occupancy tax revenues and in Mountain Housing Council workshops, residents have continually expressed their concern over a lack of achievable housing in the region. This feedback led to the Placer County Board of Supervisors approval of a $3.6 million purchase and sale agreement for the Dollar Hill property in August.

In September, Placer County initiated a search for a housing developer through a request for proposals process. Respondents detailed their experience and vision for a development project consistent with community goals and area plans. The county also hosted a community workshop Aug. 1 to receive input on the features residents would like to see included in the proposed project. That feedback was included in the RFP for developers to consider in their proposals.

Dollar Hill offers an ideal site for achievable housing, with easy access to TART bus routes, schools, North Lake Tahoe’s downtown centers of Tahoe City and Kings Beach and the Dollar Creek Trail.

Comstock’s Magazine Spotlights Placer County Housing Efforts

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Comstock’s Magazine writer Laurie Lauletta-Boshart spent several months researching and articulating a topic that is on the pages of every publication these days: housing. The housing crisis is not unique to our region or state, it doesn’t exist in just cities or only in rural areas. What is unique to our region is the complexity of working across jurisdictions, counties, and incorporated vs. unincorporated communities.

“Placer County Amps Up Housing Efforts” was published in November 2018. The piece impressively captures the subtle nuances of addressing and developing housing solutions for a county as diverse and geographically expansive as Placer. Through interviews and follow up questions with those leading the charge together, Lauletta-Boshart paints a picture of the collaboration necessary to solve such a profound and systemic issue.

Stacy Caldwell, CEO of Tahoe Truckee Community Foundation, the facilitating organization of the Mountain Housing Council, spoke with Lauletta-Boshart several times. While many people are familiar with the work of the Mountain Housing Council’s 29 stakeholders and the collaborative work done to serve specifically North Tahoe-Truckee, fewer people may be aware of the cross-regional work occurring behind the scenes. For example, Caldwell and Victoria Blake, Placer Community Foundation CEO, have been in frequent communication via phone and in person.

“Placer Community Foundation CEO and Tahoe Truckee Community Foundation have both designed the best approach and program to coordinate our communities to mobilize around solutions. We are in constant conversation around our strategies, seek opportunities to advocate at the state level and both of our organizations participate in the Housing Committee of the League of California Community Foundations,” said Caldwell.

Read the entire article here.

Housing Help Available to Local Residents

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By Heidi Volkhardt Allstead

On October 30, Nevada County and USDA Rural Development teamed up to host a workshop in Grass Valley to discuss financial program opportunities available to Truckee and North Tahoe residents. The workshop introduced attendees to opportunities like single family housing direct home loans, guaranteed loans, and housing repair loans as well as grants for very-low to moderate income homebuyers and homeowners living in rural communities. This is good news for people living in Truckee, Kings Beach, or Tahoe City who meet the eligibility requirements. The workshop discussed the following loan programs:

Single Family Housing Direct Loans – This program offers affordable mortgage loans to low- and very-low-income homebuyers in eligible rural areas, generally with a population less than 35,000. There are no down payment or mortgage insurance requirements, and the maximum loan for Nevada County is $381,800. Loans are all fixed rate and can be used to purchase, build, repair or renovate an eligible home. For more information click here.

Single Family Home Loan Guarantees – This program is very similar to the direct loan program, but mortgage loans are provided by one of USDA’s approved lenders (a list is available at http://www.rd.usda.gov/ca). Guaranteed mortgage loans are available to low- and moderate-income homebuyers in eligible rural areas, generally with a population less than 35,000. There are no down payment or mortgage insurance requirements, and there is no maximum loan amount for the county. Loans are all fixed rate and can be used to purchase, build, repair or renovate an eligible home. For more information about the program click here.

Single Family Housing Repair Loans and Grants – This program helps very-low-income homeowners repair, improve, or modernize their home. Funding is available to homeowners in eligible rural areas, generally with a population less than 35,000. The maximum loan is $20,000 and has a fixed rate of one percent. Grants up to $7,500 are available only to homeowners age 62 or older who cannot afford a loan and need to remove health and safety hazards. For more information about this program click here.

~ Heidi Volkhardt Allstead is the program director for The Martis Fund. Learn more at martisfund.org

California Voters Approve Housing Propositions

Approximately $6 billion will flow into affordable housing efforts across California after voters approved two housing propositions on November 6.

Proposition 1 and 2 could result in tens of thousands of new homes being built across the state and help alleviate California’s deepening housing crisis. The California Secretary of State estimated that Proposition 1 alone would help fund 30,000 multi-family housing units and 7,500 homes for farm workers.

The funding will also be used for loan assistance, housing projects near transit, and support for veterans and people with mental illness.

Proposition 1 passed with approximately 54 percent of the vote. Proposition 2 passed with approximately 61 percent approval.

The statewide support for housing initiatives shows how housing has become a key issue for voters.

“There is a strong political constituency for the work we do,” wrote Rob Wiener, executive director for the California Coalition for Rural Housing in an email to supporters.

 

Sacramento Will Waive City Fees for Affordable Housing Projects

The Sacramento City Council took a decisive step toward encouraging and supporting more affordable housing by waiving the city’s development fees for affordable housing projects.

The Oct. 30 vote to waive the fees was a direct response to the housing crisis affecting the Sacramento area and the elimination of redevelopment agencies that had previously supported the development of affordable housing within the city.

“Funding for affordable housing has fallen dramatically since the dissolution of the state’s redevelopment agencies in 2012, and as a result, affordable housing production has dropped precipitously,” the Sacramento City Council report said.

To qualify for the fee waiver, projects must be multi-family structures restricted as affordable to residents making less than the city’s median income. The fee waiver will not increase the fees on market-rate housing projects, but will decrease revenue to the city by approximately $1 million per year.

Development fees have come into focus as one way that municipalities can attract private investors to develop new housing for residents who are unable to afford market-rate housing, which can often be out of reach for median and below median income earners. In fact, Tahoe-Truckee, market-rate housing is out of reach for those earning up to 195% of the median income (learn more here). Fees are important in an environment where construction and land costs are sky-rocketing, because they can be a deciding factor in a housing project with thin margins and a tight budget. Municipalities are examining options like fee waivers, fee deferrals, or scalable fees that are based on the size of units, number of bedrooms, or number of fixtures.

The Sacramento City Council report noted that under the fee waiver program, a 200-unit affordable housing project would save between $1.8 million and $2.7 million on fees, depending on which part of the city it was located in.

The Mountain Housing Council has finalized its own set of recommendations on development fees in Truckee-North Tahoe, suggesting ways that local government agencies can spur more achievable local housing investment by revising their development fee structure.

Learn more about Mountain Housing Council’s efforts here.

Downpayment Assistance Launched for Local Homebuyers

Downpayments can be a big roadblock for locals looking to purchase a home in Truckee and North Tahoe. Not only do they require gathering precious cash right before making perhaps the biggest investment of a lifetime, but smaller downpayments can kick in mortgage insurance premiums, making already large monthly payments even more unaffordable.

The Martis Fund is partnering with the Sierra Business Council to help some locals overcome that housing hurdle. With $500,000 in funding, the program will dole out up to $50,000 or 10 percent of the home purchase price to qualifying local homebuyers at a three percent interest rate. The loan repayment can be deferred until the re-sale of the home under the program.

The downpayment assistance program is available to workers in Truckee and Eastern Placer County who make up to 180 percent of the median income in the region — roughly $144,180 for a family of four.

Loans will be made on a first-come-first-served basis. For more information on the program contact Gina Jones, Program Administrator, at gkjones@sierrabusiness.org. More information on the program is available here.

Local Housing Through the Eyes of the Developer

Oftentimes we think of housing from the perspective of homeowners, renters, employers, policymakers, and advocates. The Mountain Housing Council set out to share the perspective of the developer, a view often overlooked.

Developers are the ones who put money at risk, wade through the permitting and approval process, and deal with the challenges of construction. They are one of the keys to unlocking more achievable local housing. Policymakers can streamline the process, advocates can marshal support, and residents can make their voices heard — but in the end a developer is the one who puts a shovel in the ground to actually build housing.

To understand what developers encounter while developing a local housing project, we sat down to speak with Mike Foster of Triumph Development. Foster has a unique perspective on the process. He is currently building a project in Coburn Crossing near downtown Truckee with market-rate units and units that will be deed-restricted to local residents. Foster also has extensive experience building projects in another mountain town — Vail, Colorado.

Watch the video to get a unique behind-the-scenes perspective on the development process through the eyes of a developer currently building a Truckee project for local residents.

 

Annual Membership Luncheon Will Address Achievable Housing Solutions in North Lake Tahoe

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Headlining the event is George Ruther, Housing Director for the Town of Vail, CO; keynote will focus on long-range planning initiatives and the significance of a united community to implement change

Tickets to the Annual Membership Luncheon hosted by the North Lake Tahoe Resort Association | Chamber | CVB are on sale now; headlining the event is George Ruther, Housing Director for the Town of Vail, CO.

With more than 24 years of mountain resort community experience, Ruther is an expert in the creation and successful implementation of master plans and long-range planning initiatives focused on addressing resort community’s most challenging issues. Understanding that year-round residents are critical to maintaining and sustaining community, the Town of Vail views housing as infrastructure – a community support system – not unlike roads, bridges, water and sewer and similar services delivered by municipal government.

As local stakeholders in the North Lake Tahoe-Truckee region begin to identify viable housing solutions, the Luncheon will give perspective on innovative for-sale and for-rent developments along with leadership models that are both inspirational and unified. Ruther offers a unique glimpse into a community that has successfully established policies and funding sources.

The Membership Luncheon will take a solution-focused approach and demonstrate the importance of leveraging support from government and private sectors.

“The staggering reality of our housing crisis is that it is changing the fabric and nature of our community. The Town of Vail faced the same issue and has developed a community vision and come together to successfully address solutions,” explained Cindy Gustafson, CEO of the North Lake Tahoe Resort Association | Chamber | CVB and founding partner of the Mountain Housing Council. “This a topic that affects our entire business community.”

The Annual Membership Luncheon will be held on Wed., Oct. 17 from 11 a.m. – 2 p.m. at the North Tahoe Event Center in Kings Beach. Tickets are available for purchase via Eventbrite, cost for Chamber Members is $35 and cost for Non-Members is $45. Additional speakers include Cindy Gustafson, CEO of the North Lake Tahoe Resort Association I Chamber I CVB, Stacy Caldwell, CEO of the Tahoe Truckee Community Foundation, and Mayumi Elegado, Publisher and Editor-in-Chief of Moonshine Ink.

“Housing is everything,” stated Caldwell. “It is community. It is education. It is fire department response times and after-school programs. It is seeing a familiar face at a local concert and a friendly server at your favorite restaurant. Without housing our community crumbles.”

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About North Lake Tahoe Resort Association: The North Lake Tahoe Chamber | Resort Association | CVB is celebrating 64 years of supporting small businesses and major resorts, ultimately enhancing the strong and vibrant North Tahoe community. The Resort Association combines Chamber of Commerce and Destination Marketing services to assist local businesses and connect community leaders. Supported by a contract with Placer County and Membership dues, the team is focused on midweek and shoulder season visitation, transportation and housing solutions, and visitor services. The North Tahoe Chamber ultimately provides a collective voice for the local community.

About Vail, CO Housing Department: Directly responsible for policy development; housing regulation implementation, compliance and oversight; lottery administration; program administration; and developments and initiatives which increase the overall supply and availability of housing opportunities within the community and throughout the region. The availability and affordability of housing remains the #1 most critical issue facing the Vail community.

Press Contact:

Liz Bowling
D: (530) 581-8778
C: (303) 726-7104
Liz@GoTahoeNorth.com

California’s Huge Housing Costs Examined in New Study

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A new national study looks at what drives affordable housing project costs in California and other states.

A new study by the Government Accountability Office sheds light on the huge disparity between the cost of building in California and the rest of the nation.

The study was commissioned to look at projects that take advantage of the low-income housing credit — an incentive that has helped tens of thousands of affordable housing units go up across the country.

California tops the list of per-unit project costs in the study — beating even New York City and Chicago by a wide margin. And the price to build in some places in the nation is literally a fraction of California’s totals. For comparison, a project in Georgia built affordable housing for $104,000 per unit while a California project cost $606,000 per unit — a staggering difference of more than a half a million dollars per unit.

The study is also a unique glimpse into the components that make up the full price tag costs of low-income housing projects in California. California’s land prices were more than double the national average, according to the study. California’s softs costs — items like permit fees and construction loan interest — also topped the list. Interestingly, California’s construction hard costs were not the highest noted in the study. Chicago’s construction costs were significantly higher.

The study did examine some ways to bring housing project costs down, including showing that larger projects resulted in lower per-unit costs.

The Mountain Housing Council is examining many of these same issues in our local region, including the hard costs and soft costs that are barriers to achievable local housing.

To read more about the study, check out CityLab’s article Why Affordable Housing Isn’t More Affordable or read the actual study here.