Housing affordability is impacted by many things: some include

• Growth - places demand on housing and drives up the prices
• Loss of business and the associated higher wage jobs - impacts affordability
• Not enough livable wage jobs - results in inability to afford rent and housing
• Lack of recruitment and retention of light industry, high tech and business to provide incomes
• Increased cost of healthcare, childcare, basic food - impact affordability

This is a two-fold (at least) problem. Affordability starts with the "ability to afford". All the challenges of medical expenses, low paying jobs that are often on off hours requiring the burden of extended child care expenses set a dim prospect for low and lower average income housing choices.

Housing costs in Bellingham have risen sharply even in the wake of a national declining market. We are not apt to see our property values go down due to our popularity.

We, as City Council, must advocate for land use decisions that award some zoning incentives to developers that include affordable units in their projects.

The environment is impacted by every home and if we choose to build green and efficient homes there is an increased cost. Yes, it can become an environmental issue - depending on:

• Location - cost of land and environmental impact
• Design - efficiency
• Government requirements
• Infrastructure costs - cheaper land often has higher costs associated with it
• Our desire to be a green community

Yes. All economic activity has an effect on the environment. As a rule, affordable units house residents that would be more likely to use public transportation or walk or ride bicycles.

In addition, it can also spark a general shift of thinking in the development community that can lead to affordable projects that have an emphasis on conservation.

The Housing Authority has done an average job with the limited resources available, creating affordable subsidized housing. Private companies have used tax credits well, but this lags behind what is needed and we have too few shelters (specifically for families), transitional housing options are limited and under-funded. Short term rental assistance is also difficult to come by.

Homelessness is also a product of low paying jobs, difficult family circumstances and substance abuse. Supporting the effort to recruit livable wage jobs, provide emergency and short term support and services for addictions will help. We could do more.

I think it is starting to be aggressively addressed.

The Whatcom County Homeless Services Center Project is a great program and is something I support. Operating on the concept of transformation of individuals and families to restore dignity and provide permanent housing solutions is the right approach.

We should contribute resources from the City of Bellingham to help this effort as well as work on solutions for affordable housing.

Partnerships with municipal and county governments, and our local human services organizations is the only way to create something with the effectiveness to achieve the goal of ending homelessness.

Housing, treatment, support, and education are priorities for me. A stable secure living environment can help resolve a number of long-term social difficulties that create additional subsidy challenges. The budget is limited and our dollars must be allocated where they can do the best good for the community. Housing is a priority and a humane response for those in need in our community. Affordable housing is driven by many factors and the use of discretionary dollars is not necessarily enough to respond to the need. Additional dollars may be needed to respond accordingly.

Always a tough question as this is where the rubber meets the road. Affordable housing is a major component on the road to eliminate homelessness. The State of Washington has a 10 year goal to end homelessness.

I would like to be creative and propose a 3-way funding program that combines City/County, State and private funding (through the land use incentive I described above). It will take a comprehensive community effort to deal with this issue.

Yes, this is an excellent example of using our funds wisely.

Yes, we need a locally controlled and funded trust fund to begin a longer range approach.

In the limited studies I have reviewed, I see limited success with mandatory inclusionary zoning. Yet, in talking with Greg Winter he has asked me to look at additional information, and I will. At this point, I believe that voluntary inclusionary zoning requirements with incentives is a better option.

Yes, we need every tool in the box to tackle the affordable housing issue.

Yes, but our entire permitting process is abysmal and should be re-done. Focusing on specific levels of affordability is not the only answer but, working for a thorough, efficient and consistent permitting process is where must go. Affordability is also in the process and the process is way too slow.

Yes, I support an expedited permitting process for affordable housing projects and environmentally efficient designed projects (LEEDS).

No, supply is not the problem, it is the affordability issue. This means livable wage jobs, reasonable health care, fair taxes, lower cost basic needs, (etc.), each of us needs. We are driven by the ever increasing cost needed to live and our wages are not keeping up so that housing remains affordable.

Supply will take care of itself - but we must have the stable incomes to afford housing. It is on this economic stability that we must focus, and he housing market will come into balance.

NO - I think this is a dangerous assumption that our housing market will change to move the median price to an affordable level for our employment market. We will continue to see people (retirees or those independent from our local labor force and economy) from out of the region purchasing properties.

Again, this is only part of the scenario. Yes we must have higher wage, stable jobs...which in return will increase our growth, driving up the prices. There must be a balance in how we manage the cost of affordable housing.

"Many local jurisdictions are adopting codes that promote affordable housing. In many cases, cities and counties are offering bonus densities, fee waivers, streamlined review processes or other incentives to encourage affordable housing provision. ...local jurisdictions are experimenting with alternative and affordable housing types such as cottage housing, accessory dwelling units, small lot development or attached housing. Often, these codes include exemptions or provide for flexibility in applying regulations to help hold down the costs..." creating affordable housing options.

I think it is an extremely viable component to shift the balance. As I describe above, our property values have been inflated by outside economic interests A higher median wage would start to stabilize the local economic component of our community. This would begin to offer affordable housing from the market perspective.