Trending / Impact: Lincoln City’s aggressive apartment buildup | News

We want to make the following clarification In the Lincoln County Leader’s Lincoln City’s aggressive apartment buildup story in the Jan. 17 print edition.

Parsons said that for the NE 25th Street project, Lincoln City invested $4,093,204, including $498,204 for land acquisition, $880,000 in deferred system development charges (SDCs), and $2,715,000 of pre-development and capital improvement costs.

Clarification: The $2,715,000 pre-development and capital improvement costs for the NE 25th Street project include already incurred ($197,000) pre-development costs as well as potential future capital investment costs, if needed, funded, and approved.

Lincoln City also invested $735,281 in the Wecoma Place development, including $326,071 in deferred SDCs and $409,210 of pre-development and capital improvement costs.

Clarification: The $409,210 of pre-development and capital improvement costs for Wecoma Place development are potential future investment costs, if needed, funded and approved. No pre-development costs were incurred for this project because the land was privately held prior to construction.

The Lincoln County Leader is happy to set the record straight.

Two affordable housing developments that will provide much needed homes for income qualified tenants are rising up along the stretch of Highway 101 between Grocery Outlet and Safeway, in Lincoln City.

The developments are designed to provide walkable access to groceries and other services.

Lincoln City’s population grew at an average annual growth rate (AGR) of 0.97% between 2000 and 2020, outpacing Lincoln County’s 0.63% AGR as a whole, according to a report for the city by FCS GROUP, a planning and analysis consultant firm for the public sector.

The report also said that as of 2020, more than 1 in 4 renters in Lincoln City were severely cost burdened by housing expenses alone, which means they pay more than 50% of their gross income on housing and utilities.

Studies estimated up to 1,100 individuals were confronting houselessness in Lincoln County, and that only 73 of those individuals were “sheltered.

It has taken a village to build up the affordable housing that city residents are now seeing under construction. Alison Robertson, Lincoln City’s Director of Urban Renewal & Economic Development, said that it can be difficult to value affordable housing projects due to various funding sources, income restrictions, and whether or not the housing was built on city property. But for people who qualify to rent the units, a home will be priceless.

Another value consideration is the number of units to be provided. The Lincoln City Planning Department’s latest Housing Needs Analyses found that, including demand for “middle housing,” about 1,500 housing units are needed for the 2022 to 2042 twenty-year span.

Robertson said community members can expect a new city housing update in the next few weeks. The 2023 Annual Lincoln City Housing Update was presented to City Council last April by Robertson and Anne Marie Skinner, the city’s former Director of Planning and Community Development.

Referring back to that update, there are several affordable housing projects in the planning stages. Projects include the Fernwood Villages at Cascade Head, which will be a mix of market and low-income housing; a 12-unit affordable tiny house development by Lincoln County Housing Authority; plus, Camy Tiny Houses received development review approval for 21 tiny houses on SW Bard Road.

Also in Lincoln City, Habitat For Humanity has a pair of houses nearing completion, and HALC is partnering with Lincoln County Health and Human Services to develop a 28-unit affordable housing complex for individuals with severe and persistent mental illness.

Something to keep an eye on at the next housing update will be city zoning and ordinance amendments as the state legislates changes that streamline affordable housing development.

Lincoln County Commissioner Claire Hall, who has made housing and homelessness a primary focus of her work at local, state and national levels, currently chairs the Oregon Housing Stability Council. The Governor-appointed council members work with Oregon Housing and Community Services (OHCS) to set policy, approve or disapprove program rules and standards, approve or disapprove loans and grants, and receive public comments. Part of the council’s mission is to provide leadership in the development and financing of affordable housing in Oregon. Results are becoming tangible in Lincoln City, and visible in the form of roadside construction and plywood taking shape.

“I’ve been working with others to help bring more housing to Lincoln County for several years, and those efforts are really starting to pay dividends,” Hall said. “But we have to keep it going and work even harder. Having adequate housing stock is key to a healthy economy, children’s success in school, and a host of other things that make for strong, vibrant communities.”

Lincoln City Mayor Susan Wahlke said the 25th Street Apartments project has been underway since 2018 when the city issued a request for proposals for the city-owned land.

“These projects take a long time to complete,” Wahlke said. “Many workers in Lincoln City cannot afford to live here and this will begin to help that situation.”

Lincoln City Councilor Mitch Parsons, who serves as a HALC board member, said that the benefits of having affordable housing are significant, and allow individuals making less than 60% of the area median income a safe, decent, affordable space to live.

“Some of the HALC properties are geared specifically towards seniors or individuals with disabilities, and we are seeing an increasing need for this type of housing in our community with an aging population on fixed incomes,” Parsons said. “Of the population that HALC serves, 343 individuals are elderly and 447 are disabled.”

Parsons said that for the NE 25th Street project, Lincoln City invested $4,093,204, including $498,204 for land acquisition, $880,000 in deferred system development charges (SDCs), and $2,715,000 of pre-development and capital improvement costs.

Lincoln City also invested $735,281 in the Wecoma Place development, including $326,071 in deferred SDCs and $409,210 of pre-development and capital improvement costs.

The building next To St. James

The NE 25th Street Apartments are being built on city property near Grocery Outlet and directly across from the North Lincoln Fire & Rescue station at 2525 Oregon Coast Highway. There are 107 units. All units are for people who earn 30% and 60% average median income.

People can expect to start moving in by this fall. To see about a waiting list, email the site’s developer, Innovative Housing Inc (IHI) at: lincolncity@ihipdxor.com. IHI secured $13.5 million in funding from OHCS LIFT funds, and as a low-income housing project, the property is tax exempt. Robertson estimated the value of this project to be $30 million.

Stewardship Development saw the devastation that the Echo Mountain fire caused in the community, and when given the opportunity in 2021 to develop Wecoma Place, they took it.

“We wanted to be a part of the recovery for the many people displaced by this tragedy,” said Amanda Perkins of Stewardship Properties, a partner of Stewardship Development.

Wecoma Place is a 44-apartment community at 2133 NE 29th Street that will provide 100% affordable housing. Perkins said Stewardship Development aims to open Wecoma Place by May, and that their rents are set by U.S. Department of Housing and Urban Development (HUD) on an annual basis. A ballpark estimate for upcoming Wecoma Place rents might be between $800 and $1000 per month.

“If we were coming to market today, a one-bedroom would rent for around $855, less a utility allowance, and eight of our units are reserved for project-based vouchers. Those tenants are subject to 30% AMI income restrictions,” Perkins said.

The development project was awarded 9% Low Income Housing Tax Credits and Housing Disaster Tax Credits, along with OHCS grants for fire displaced families and seniors. Perkins said Lincoln City officials has also been extremely supportive of the project.

“They have granted the project System Development Charges waivers, reducing project costs and showing their desire for this affordable housing in their community,” Perkins said.

She added that Stewardship Development is also excited to be working with HALC.

“They are very familiar with the needs of this community and we feel they will be a great team to oversee the ongoing management of this project once it is complete,” she said.

Partnerships will continue even after construction is done.

“Stewardship Development is very hands-on when it comes to all our projects,” Perkins said. She added: “We work closely with our architects, contractors, property managers, and resident services providers to make sure we are delivering a property that we can be proud of and that meets the needs of the residents in the area we are serving. We will also continue to work closely with Cornerstone Community Housing and CSC.”

Community Services Consortium (CSC) will promote client referrals to Wecoma Place, Perkins said, while providing ongoing support services to their clients who live there.

“We always want to find a property that is accessible for all our residents,” Perkins said. “This is a great central location in Lincoln City. It is a short walk to restaurants, groceries, shopping, and the beach. I do not know what percentage will have cars, but we are providing ample bike parking as well as vehicle parking, and we are right along 101 with easy access to public transportation. We are not only committed to bring much needed affordable housing to the people of this community, but also facilitate the deployment of the supportive services that will help the residents thrive,” Perkins said.

Shelter and Coastal Support Services

Regarding shelter for the unhoused, Wahlke said Lincoln County Health and Human Services has spaces available for those who need shelter this winter, and although the motel at D River, formerly The Haven, no longer provides affordable housing or shelter, Lincoln City now has the Hope Center open.

“I hope that these spaces will prevent anyone from dying from exposure in our community this winter,” Wahlke said. “I believe that shelters and affordable housing are two separate, but related issues. Hopefully people will find shelter, then be able to transition to housing. There are many in our community who are unhoused. Because most of these people are not living on the streets, some people think we do not have a housing issue in our community. Check out the school district’s figures about homeless students to help you realize how vast the situation is.”

One place people can access basic services on the path to becoming housed, like doing the laundry, is 2023-2024 Lincoln City Non-Profit grant recipient Coastal Support Services, at 1808 NE Highway 101 in Lincoln City’s Oceanlake Business District.

The windows of the blue brick building are decorated with charming oceanscapes and the words, “Volunteering Feeds Your Soul – Join Us.” Rules and information like services offered, hours, and bus schedules are also displayed.

Executive Director Amanda Cherryholmes explained they posted one of their signs, which says, “No Bicycles or Carts Allowed on This Block,” in an attempt to maintain a good relationship with next door neighbors, which include tourist attractions like Candyland and Barefoot At The Beach.

“To be perfectly honest, the work that we do is not exactly loved by any neighborhood that we are in or have previously been in, so we do our absolute best to mitigate any kind of issues that may arise,” Cherryholmes said.

But it’s complicated. Cherryholmes said that most clients accessing Coastal Support’s services don’t own a car.

“I would say it’s a solid 80% of the people that utilize our services that do not own or have access to a motor vehicle,” she said. “Part of the reason is having a suspended drivers license, another part of the reason is not having the ability to maintain a vehicle, such as insurance and keeping gas in it. The last common reason is not having the ability to park and sleep. Different cities have different rules regarding this, and Lincoln City happens to be a city that does not allow people to park and sleep in their car.”

Cherryholmes said the center is a block from a covered bus stop, and that bus tickets are provided to people who need to go to medical appointments or work and then back to the center. Most people typically have to travel less than five miles on average to get to the center. For anyone using a bicycle as transportation on that block who may be confused by the “No Bicycles” sign, riding a bicycle there is allowed.

Charley Gee, a personal injury attorney whose office is just north of Wecoma Place, said that a private entity like a local business doesn’t have any legal authority to enforce a rule like ‘No Bicycles On This Block.’

Gee clarified that since the City of Lincoln City has exclusive jurisdiction and control over sidewalks by city ordinance, businesses also cannot encroach on the right-of-way unless specifically permitted by city ordinance.

“Of course any property owner has a right to enforce their desired conduct on their own private property,” Gee added.

But for something like bike parking installation, Gee said it would probably be best to work with city permitting specialists.

Simply putting someone in a dwelling without any direction is not only cruel, Cherryholmes said, but it can set people up for failure.

“Experiencing houselessness and homelessness is a mental trauma and puts people in survival mode,” she said.

Previously known as Lincoln City Warming Shelter, Coastal Support Services has had a long partnership with the Lincoln City Police Department, Cherryholmes said. She stated that 96% of the people who utilize the services are not involved in crime of any kind.

“We have established a firm rule that if you are committing crimes in the city, you must either agree to get the help needed whether it be connection to detox and outpatient addiction services, get connected to mental health services, or agree to get connected to an available shelter program in order to continue to utilize our services,” she said. “The best part is that we have sustained that same 96% success rate over a five-year period and two different locations. Our presence literally reduced the crime in the area and we can actually prove that.”

At the heart of Coastal Support Services is helping people onto their feet. To help people transition from survival mode into housing, there are a variety of reentry services to relearn independence.

“We have an in-house Case Management program that is designed specifically to discover what hurdles someone has in their life that is hindering them from success, and then we help them fill in the gaps,” Cherryholmes said. “For example, it’s easy to say that someone needs to get a job to get themselves off the street, but where are they supposed to get another ID, their backpack was stolen. You can’t get a job without a photo ID. Say you did fill out that job application and you have an interview coming up but you don’t have the money to pay for a laundromat. What if you don’t have any decent clothes at all? Where are you supposed to shower? So our center provides a shower (on a tankless water heater), washer and dryer, clothing closet and helps our clients get a photo ID if they need one”

Housing employees, creating jobs

Lori Arce-Torres, Executive Director at Lincoln City Chamber, said the Chamber is an advocate for more housing, and they rely on the City of Lincoln City to offer incentives which will entice builders to develop in the area.

“By increasing the affordable housing opportunities in our area, it will not only give employers a larger pool of employees to choose from, but it will stimulate the overall economy by creating jobs in construction, real estate and related industries,” Arce-Torres said. “I often hear from people who want to move to Lincoln City and have found a job, however, cannot find anywhere to live. By increasing our housing options, it will help make their dreams come true.”