Seattle, Washington is the largest employment and population center in the Puget Sound region.
Seattle anticipates using over $20 million in Community Development Block Grant (CDBG) program, HOME Investment Partnership (HOME) program, Emergency Shelter Grant (ESG) program, and Housing Opportunities for Persons with AIDS (HOPWA) program funds for housing and community development activities in the upcoming year. Some of the projects planned include providing predevelopment assistance to nonprofit housing sponsors that serve people with special needs; facilitating development of small-family rental housing communities; providing temporary emergency shelter for single women and children; and supporting a resident self-managed transitional housing facility.
Vigorous citizen participation has been the hallmark of Seattle's housing and community development process throughout the years. During 1994 various levels of public participation were incorporated into the planning process. Since January the city Interdepartmental Team has met monthly to assist the development of strategies, policies, and the public review processes.
On May 25, 1994, nearly 100 community members gathered to present comments on the strategies proposed in the draft plan. Public notices regarding the draft Consolidated Plan were published in local newspapers in mid-June and review copies were distributed to public libraries, the Mayor's Office for Senior Citizens, the Mayor's Citizen Service Bureau, and the Department of Housing and Human Services. The city council sponsored a public hearing on the draft plan in July 1994. The city received written comments from citizens throughout the Consolidated Plan process.
In 1990 Seattle had a population of 516,259. About 15 percent of the city's residents are over 65 years old, while people over 75 are the fastest growing segment. Most of the residents (75 percent) are white; minority groups grew at a rate four times faster than the white population. During the 1980s the number of Asian Americans increased by 63 percent; Hispanics increased by 44 percent; African Americans increased by 42 percent; and Native-Americans increased by 15 percent.
Non-family households are more likely to have lower incomes than family households. In 1990 Seattle's overall median family income (MFI) was $38,895. The MFI for family households was almost double that of non-family households -- $49,572 for family households, versus $28,005 for non-family households.
Among the 236,908 households in Seattle, 65,427 (28 percent) are low-income, earning 0-51 percent of MFI. Another 44,471 households (19 percent) are moderate-income, earning 51-80 percent of MFI. Only 21,818 households (9 percent) are middle-income, earning 81-95 percent of MFI.
The Puget Sound region suffered two periods of relative economic decline: the Boeing Bust in the early-1970s and the recession of the early-1980s. During these two periods, more people left the region than entered. In the second half of the 1970s and 1980s, the area's economy improved, resulting in a net in-migration of people into the area and real estate prices increased significantly.
In 1990 growth in the metropolitan area slowed. Growth in the labor force, which had been at a 7 percent annual rate in early-1990, dropped to nearly zero by the end of the year. In 1991 large firms laid off employees, unemployment benefits increased, and overall consumer confidence diminished.
Despite cycles of expansion and slowdown, the overall economic health of the region since 1980 is characterized by net increases in employment, population, and households. Between 1980 and 1990, Seattle's total employment increased by 26 percent, rising from 386,684 jobs to 487,698 jobs. In that same period, King County's overall employment, excluding Seattle, increased by 39 percent.
According to Puget Sound Regional Council projections, Seattle is expected to gain an additional 19,250 households and nearly 72,300 additional jobs by the year 2000. If current trends continue through the end of the 1990s, the number of higher paying manufacturing jobs will drop, while positions in the retail trade and service sectors, which often have lower pay and fewer benefits, will grow. Furthermore, if this trend continues as expected, housing costs may become a growing problem for many households.
By far, the majority of low-income households needing housing assistance are renters. About 45,486 renter households have incomes below 80 percent of the city's MFI and are cost burdened, paying more than 30 percent of their income for housing. Households who need assistance because of cost burdens, substandard housing, or overcrowding include: 9,420 elderly households, 9,621 small families, 1,725 large families, and 24,720 single/non-elderly households. About 25 percent of all African-American households qualify for renter assistance, versus approximately 13 percent of white households.
In 1990 the city estimated that 12,452 low-income homeowners needed assistance because of excess cost burdens, substandard housing, or overcrowding. One-third of them were elderly persons, while two-thirds were non-elderly.
The housing market has reflected the changing local economy, with rent levels and sales prices leveling during the 1990's. Although real estate activity dropped and vacancy rates increased, real estate activity rose again in 1992. The average sales price increased from $168,713 in 1992 to $170,502 in the fall of 1993. High prices and downpayment requirements prevent many potential first-time homebuyers from entering the homeownership market.
In Seattle's rental market, average monthly rental rates increased from $521 in 1992 to $557 in 1993. In 1994 the average monthly rent increased by 7 percent to $573.
Between 1980 and 1990, the number of housing units increased by more than 8 percent. More units were added between 1986 and 1989 than in any other recent period. Multifamily housing has accounted for most of the increased housing production. High land values, scarce undeveloped land, and a strong market for rental housing have encouraged multifamily development rather than single-family, owner-occupied units. Despite the addition of more than 18,000 new multifamily units in the 1980s, absorption rates remained high and vacancy rates stayed under 5 percent. Currently, median rents for new units range from nearly $600 to more than $1,000.
During the past 20 years, the cost of housing has become increasingly burdensome for many renter and homeowner households. Generally, housing costs have increased at a faster rate than incomes. The cost of rental housing in Seattle continues to be a major problem for low-income households. Although construction of new multifamily rental units has been at an all-time high, low-income renter households still do not have greater housing choices because they cannot afford these new units without subsidies.
Because of high prices and downpayment requirements in the homeownership market, moderate- and middle-income households are remaining in the rental market for longer periods of time, lowering vacancy rates, while increasing rent levels. If housing prices continue to increase faster than incomes, the affordability gap will also increase, deterring the moderate-income groups from homeownership, while excluding low-income groups.
A family of four receiving assistance from the Aid to Families With Dependent Children program would need to spend 100 percent of their monthly income on housing. In 1990 families living at the poverty level needed an annual rent supplement of $4,300 to afford current average market rate rents for a two-bedroom apartment.
Furthermore, the gap between public assistance income and housing costs is increasing. Rental housing costs increased by 82 percent between 1980 and 1990. The Seattle Housing Authority (SHA) and other nonprofit housing providers cannot meet the demand for affordable housing. More than 13,800 households are on SHA's waiting list for subsidized housing, and few households can access existing SHA housing in less than 3 months. Large families of five or more often wait several years for housing.
Homelessness continues to be one of the most persistent problems facing Seattle. Conservative estimates project that there are between 14,000 and 17,000 homeless persons annually. On any given night, between 3,900 and 4,300 individuals are without a home, and this number is growing. Furthermore, emergency service providers report that more people are being turned away from shelters.
Members of ethnic minority groups are disproportionately represented in shelters and transitional housing programs. Almost 25 percent of shelter clients are children, and at least 50 percent of these children are under 6 years old.
To meet the needs of the homeless, Seattle has 43 shelter providers, offering more than 2,300 emergency shelter beds. Of these shelter providers, more than half are city funded. In 1993 the city allocated more than $17 million in Federal, State, county, and city funds to more than 74 programs that provide emergency shelter, meals, and support services. Nevertheless, shelters and transitional housing providers report that finding affordable housing for their clients is becoming more difficult. Barriers to securing permanent housing include insufficient income, availability of low-cost or subsidized housing, and inadequate access to needed support systems.
In 1994 3,525 households were assisted through the Section 8 certificate and voucher rental assistance programs. Excluding certificates and vouchers, SHA owns or manages 8,155 assisted housing units for families, elderly people, and persons with disabilities. Sixty-three percent of all SHA units are studio and one-bedroom units that serve residents who are elderly and/or disabled. About 25 percent are two-bedroom units occupied by small families, including elderly people and persons with disabilities. Only 15 percent are three- or more bedroom units suitable for large families. Between 1993 and 1994, the number of households on SHA waiting lists seeking assistance increased by 35 percent, rising to 16,988. Two-thirds were families needing larger units, while one-third were elderly or handicapped persons needing smaller units.
The majority of multifamily units (86 percent) assisted through Seattle housing programs are for low-income households (0-50 percent of MFI). Over 50 percent of all units assisted through city programs are located downtown, while 40 percent are located in surrounding neighborhoods.
Seattle promotes housing that is available and accessible to all persons. Recipients of funds will be required to comply with the city's Open Housing and Public Accommodations Ordinance.
Estimates suggest that Seattle has about 173,000 residential units whichpotentially contain lead-based paint. This figure includes approximately 89,000 rental units and 84,000 owner units. The Seattle-King County Department of Public Health conducted a three-county epidemiological study of the blood-lead levels in children and found that only 4 percent of the children tested had levels above the minimum threshold.
On the basis of those results, additional screening or medical intervention is not planned. A hazards hotline has been established to answer questions about lead-based paint poisoning. Although homes may be tested for lead-based paint in limited circumstances, testing is not a regular practice. Generally, owners are referred to private firms that test for lead-based paint.
Meeting the housing needs of persons with HIV/AIDS is a critical issue as the number of persons with HIV/AIDS continues to increase. The reported cases of AIDS in the city and county exceeded 3,700 in May 1994. About half of all persons with AIDS are expected to need housing assistance.
The need for appropriate housing and services for persons with alcohol and other drug addictions is also critical, as shown by their disproportionate representation among the homeless. Substance abusers are among the most visible and vulnerable people on the streets. More than 714 clients who were admitted to the King County Detoxification Center had no permanent address.
There are about 60,000 people in Seattle with mobility or self-care limitations. Although housing units have been developed to respond to the special needs of persons with physical disabilities, a substantial need for accessible, affordable housing still exists. Furthermore, there is little subsidized housing for individuals with physical disabilities.
Persons with developmental disabilities also need accessible, affordable housing. While many reside in community-based housing units throughout the city, hundreds more are inappropriately housed in institutions or waiting for housing placement.
Mentally ill persons live in various types of housing. Some live in supervised settings, while others live independently with a periodic need for support. Deinstitutionalization has dramatically lowered the State's hospital populations, released large numbers of people with mental illness into the community, and changed the statutory structure for both institutional and community care. Although numerous housing options have been developed for the mentally ill, housing for this population is limited and does not meet the current need.
The needs of elderly residents are addressed through various services administered by the Department of Housing and Human Services Division on Aging. In 1993 an interdepartmental team developed a 5-Year Plan for Seattle's Older People. Two of the overall strategies are 1) to prevent elderly people who are at risk from becoming less self-sufficient, and 2) to provide adequate support for those elderly who need daily living assistance. Senior-oriented programs that received funding in 1994 include: a nutrition program; special efforts to connect older adults with needed services; senior centers; adult day services that help disabled older persons to remain in the community; and outreach advocacy to inform, sponsor, and encourage older persons.
In 1994 the city's Community Development/Human Services Program awarded more than $3.2 million to youth projects. Programs included: emergency and transitional housing and services for homeless, runaway, and street youth; support and school readiness services for low-income youth; and counseling and case management services for low-income youth.
Economic development activities administered by the Office of Economic Development and the Department of Neighborhoods focus on three strategies: 1) to enhance the development of connections between employment opportunities and low-income populations, 2) to expand development loan activity targeted at female- and minority-owned businesses in conjunction with the new State Department of Community, Trade and Economic Development lending program, and 3) to provide support for new Seattle Central Area organizations and to establish a capital fund for community development.
Seattle is working to develop an overall policy that will integrate and guide city efforts to address human and community needs, using an array of funding sources. Seattle hopes to create:
Seattle has two primary housing development goals. One goal is to preserve and maintain a variety of affordable housing options in existing units. The city will collaborate with nonprofit community organizations, using approaches that are consistent with growth management and residential diversity goals. Another goal is to create numerous housing programs appropriate for low- and moderate-income households, using financing, technical assistance, and resource-leveraging strategies.
Housing development strategies include the following priorities:
Seattle has a number of goals to meet the future community development needs of its citizens. Some of these include:
The State of Washington has substantially increased its funding participation in housing programs during the past 5 years. The State legislature created the Washington State Housing Finance Commission, funded the Housing Assistance Program, and improved the legal framework to encourage affordable housing.
The city and other housing organizations have assumed major policy, program, and funding roles to promote assisted housing throughout the region. The leadership and citizens of Seattle have been willing to assist with affordable housing, even when Federal and State assistance was minimal.
Private resources -- such as debt financing, equity, expertise, materials, donations, land, and buildings -- are essential to the city's overall resources for affordable housing. In 1993 $15 million in private resources was used in conjunction with public programs to create affordable rental housing for very low-income groups. Major sources of private investment include: the United Way; the Local Initiatives Support Corporation; many local foundations that provide operating and capital grants for housing development and operation; local banks; and the thousands of hours, which citizens have spent planning, revising, and creating Seattle's ongoing housing agenda.
To implement the Consolidated Plan, the Department of Housing and Human Services will coordinate with the city's Divisions on Aging, Family and Youth Services, and Housing and Community Services along with the Office for Economic Development, Seattle Health Division, and Department of Neighborhoods. It will work with the Seattle Housing Authority and other applicable State programs and agencies. It will also coordinate efforts with a growing network of community-based nonprofit organizations that provide numerous high-quality housing and human service opportunities for needy residents throughout the area.
The city anticipates having $22.8 million in Federal funds for housing and economic development and $6.8 million in Federal funds for homeless programs and social services. An additional $58 million of local funding supports the housing and social service goals of the 1995 Consolidated Plan.
Some of the projects planned for the upcoming year include:
In 1992 Seattle merged the functions of housing preservation and development with human services planning, funding, and delivery in order to create the new Department of Housing and Human Services. This department now administers nearly $100 million in Federal, State, and local resources for housing and human service programs that serve of residents of Seattle and King County. Seattle DHHS coordinates with the Seattle Housing Authority which administers an additional $90 million in federal, state and local funds.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within one of the four neighborhoods indicated in MAP 6
MAP 8 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within another of the four neighborhoods indicated in MAP 6.
MAP 9 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).
