Issues and News

Increasing Affordable Housing

Question from Brent Phillips, college student: “What methods of increasing affordable or low income housing supply do you support or propose for Nevada County? I would imagine it’s very complicated, considering space currently rendered off-limits due to historic landmark status, reserved for forest or park space, rendered unsafe by past mining, or just already occupied by high-priced housing and businesses.”

My answer:

Housing is complicated but the restrictions you point out are actually less of a prohibiting factor than some might think. Relatively, there isn’t much land that is zoned for housing that is “rendered off-limits” due to historic landmark status, reserved for forest or park space, or rendered unsafe by past mining.

Nevada County is having trouble enticing builders and buyers due to cost-prohibitive regulations that make building new home structures or residential communities not competitive.  Current permits and regulations dictate small, single family homes at a starting selling price of nearly $400,000, even in Nevada County where property is still relatively affordable in the California market.

The rising cost of building new housing is complicated by state regulations and current property codes. The legacy of Prop 13 has made it difficult for communities to make ends meet and this phenomenon disproportionately effects rural communities.  While some communities might be able to wiggle incentives into a budget for builders to provide affordable housing, communities like western Nevada County do not have excess spending to provide any offset.

In her column published on April 9th 2017 in The Union, local Financial Adviser Mary Owens summarized Prop 13 by saying, “The basic premise of Prop. 13 was relatively simple. The maximum tax rate that could be assessed was limited to 1 percent of the value of the property. The real property values were set to the 1975/76 levels as the starting point. Thereafter, the only increases that would be allowed without substantial improvements or resale were further limited to a 2 percent maximum annual increase, and any special taxes needed to be approved by two thirds of the voters.”

Since Prop 13 passed, many communities have realized that the tax break benefits big businesses in a way that affordable housing for single family homes cannot compete with.  Sadly, overturning Prop 13 would require navigating an incredibly complicated initiative process. Any attempts to create community balance through incentives or public-private partnerships are non-starters because there isn’t enough money to get projects off the ground. Recently, the OC Register, noted that if the Disney company were assessed a fair and current tax rate, the company would be paying Orange County $4.6 billion more annually.  Underfunded coffers from legacy tax legislation like Prop 13 perpetuate the housing shortage and communities are going to have to get creative.

But there are other setbacks. Local tax codes also make it difficult for cities to find incentive to build new housing because often the services needed to support more housing (police, fire, etc.) are not supported by property taxes within the city limits. Property taxes largely go to county coffers and so enticing Grass Valley, for example, to build more housing would require investment and collaboration from county government which this community hasn’t seen in any promising way in recent years. I’d like to change that.

I would like to see smart growth in Nevada County paired with walkable neighborhoods and desirable market places that support the talent already in Nevada County.  Retail spaces for big box stores and large retail companies are quickly becoming vacant across our country. This is disproportionately impacting rural communities and we will soon enough see a direct impact of the “retail apocalypse” in Nevada County.

Rather than compromising our rural charm and submitting to suburban sprawl, compacted apartment buildings, and strip malls, we could collaborate with local small business owners to create affordable retail space for local people and build up, not out, to include an affordable housing component with each new business or shopping development where zoning will allow.  Where zoning won’t allow, we may need to rethink current zoning laws and building codes in order to come up with innovative solutions.

Further, we should be holding all landlords in Nevada County accountable to lawful building codes and mandated upkeep, bringing all rentals into compliance with state regulations for rental properties. If incentives are needed, I believe this would be a worthy investment for our community, an investment that would have rippling impacts.

Bringing rentals up to code won’t just improve the living situation for the average renter in Nevada County but could also help expand the Housing Choice Voucher market (also known as Section 8) so that those qualifying for subsidized housing have a larger pool to choose from.  Supporting low-income residents with housing helps to reduce rates of homelessness and homeless-related crime. 

Currently, Housing Choice Voucher regulations require inspections for building owners who need to be up to current code. While all building owners are required to be up to code, in very few instances are the owners ever subject to inspection.  Since so many property owners are not up to code, owners bow out of the Housing Choice Voucher program and Section 8 housing in Nevada County falls far short of supply. This supply shortage puts an unnecessary pressure on certain communities, specifically Grass Valley, to build housing that is designated for Section 8 voucher recipients.

Our approach to housing solutions must include workforce housing, introductory housing for young people and families, housing for retired couples and individuals, housing for seniors and the disabled, as well as housing for middle and upper income people. Nevada County can supply affordable housing. We need to approach the project with the entire community in mind. We must work together as a community to provide diverse and affordable housing with sustainable communities in mind. We can provide solutions without sacrificing our rural values and we can provide solutions with the whole community in mind.

Campaign Kickoff Bolstered By Capacity Crowd

On Wednesday, August 30th, Hilary Hodge held her campaign kickoff event at Summerthymes Bakery and Deli on Colfax Ave in Grass Valley, with a packed house in attendance despite the record heatwave.  More than 150 people turned out for the event, with folks spilling out into the parking lot to enjoy Lazy Dog Ice Cream Bars.

Constituent enjoying a summer treat.

Hilary started her event with the Star Spangled Banner and a moment of silence for our first responders and neighbors affected by Hurricane Harvey and the many fires burning throughout our country.  As the event began, Hilary got word about local Pleasant fire and thanked our brave local men and women in uniform for their heroism.

The event was attended by a large cross-section of our community; both supporters and the curious came to hear what Hilary is about and what her campaign has to offer.  Many left handing Hilary their donations at the door.

“It was wonderful to see so many people supporting our campaign out the gate,” said Hilary Hodge. “We have had so much initial support. I feel great about our momentum.”

Hilary Hodge is running for Nevada County District 3 Supervisor which consists primarily of Grass Valley city proper and some outlying unincorporated areas.  Residents of Nevada County’s District 3 can vote for Hilary on June 5th, 2018.  All people interested in helping Hilary can donate or sign up to volunteer.

Crime

Neighborhood safety is about community involvement.  When we work together as a community to get to know our neighbors and help our law enforcement officials, the whole community benefits.  Neighborhoods are safe when neighborhoods get involved.

Current crime rates in Grass Valley have been stable. Crime rates have not gone up in recent years.  But perceived rates of crime have changed recently.

There seem to be more people living on the streets, more people visibly suffering from addiction. It seems that we have more apparent transient individuals, especially in our town centers. Local business owners have been more vocal about vandalism and break-ins.  We are experiencing a new concentration of those in need.

There are effective ways to combat crime in communities.

Working with community partners and providing those community partners with the resources they need to succeed is a start.  We have extraordinary community organizations doing amazing work.

We have housing advocates. We have charities that provide food. We have domestic violence organizations which are helping to provide education and services to families. We have neighborhood watch organizations.  We have child advocate programs.  We have drug abuse and rehabilitation facilities.

We need to make sure our community is supported in efforts to combat crime at symptomatic and humanitarian levels, while our law enforcement officials continue to be supported on the front lines when laws are broken.

Housing

Rising living costs are outpacing wage increases. According to a study prepared for California’s 2017 Economic Summit, “Housing, electricity, and fuel costs are making it hard for California families to make ends meet. Rising rents and home prices aren’t limited to coastal areas.”  The study further explains that, “low-income families are cost-burdened by housing in nearly every county and that “Nearly half of California households struggle to buy or rent a home in their community.”

My spouse and I recently decided to invite my mother to move in with us, combining our finances in order to bring down the cost of living for our entire family.  As housing costs have continued to go up, many local people have looked to combining households in order to economise. Others have been forced to downsize or move.

For one married couple, both young professionals living in Nevada County, a severe spike in rent forced relocation.  Liam and Vanessa moved from Nevada City to Grass Valley after their landlord informed them about a large rent increase following a request for plumbing repairs and resulting floor damage. Because Liam is disabled, proximity to public transportation was a must, further limiting their housing choices. After several applications and passes, the couple used their networks to find a unit that would become vacant in six months. They waited for more than half a year for their new apartment.

As home prices and rents rise, housing supply-shortages are quickly becoming one of the most pressing problems in all communities throughout California.

Nearby cities such as San Francisco, Santa Clara, and Sacramento face record and increasing housing costs.  More and more people are literally heading for the hills to seek economic refuge and affordable housing.  Other rural counties in California, such as Merced and Kern, are seeing exponential population growth as the housing in coastal cities becomes more and more unaffordable. Nevada County is likely to see further population growth from current trends in urban migration.

Meanwhile, Nevada County is already facing its own housing shortages and rapidly increasing rent.

Our housing plans for Nevada County need to be well thought out and consider long-term impacts.  We cannot sacrifice the future for short-term gain by appealing to singular demographics.  Community housing plans should be inclusive of people from different age groups, cultures, socio-economic backgrounds and current means.  We need workforce housing as well as appropriate housing for the aging.  We need entry-level housing and thoughtful growth that creates sustainable communities.

 

The Economy

The consumer economy is changing.  As millennials grow professionally, we are seeing their spending habits differ greatly from Boomers and Gen Xers.  Some economists are betting that millennials will assume the spending habits of the Baby Boomers once they have the means.  Economic trends disagree.

Online consumer spending is increasing and people are turning to the internet more and more for their shopping needs. Services that deliver food to your doorstep are changing the way families share meals. What does that mean for Nevada County? Our small businesses must adapt in order to attract customers.

If we are going to stay economically competitive in Nevada County, we must move from a consumption economy to an experience economy.  It is not enough to have a restaurant with decent food or a shop with interesting items. Consumers are looking for an experience.

The good news is that Nevada County is already perfectly poised to move into the next era of consumer spending.

Organizations like Grass Valley’s Downtown Association, the Greater Grass Valley Chamber of Commerce, the Center for the Arts, and so many more, are providing Nevada County’s residents and visitors with more than just retail and dining.  With events like the Wild and Scenic Film Festival and Music in the Mountains’ annual Brewfest, Nevada County is already on the map.

The hard work of the Nevada County Arts Council partnering with the cities of Nevada City and Grass Valley to have Western Nevada County granted State Cultural District designations is a great example of how governments and community organizations can partner in order to raise our community’s visibility as both a great destination and a great place to live.