By March Twisdale
Over the past few weeks, Islanders have heard about a new residential development planned for the open acreage behind the IGA. Reaction was mixed, with some red flags flapping wildly in the social media wind.
Of the reactions put forth by Islanders, on Facebook, the following sentiments should concern us all.
– I’m desperate and will take anything that’s offered.
– We have to say yes! There’s no time to discuss other options!
– It’s this or nothing.
– Don’t you care about Islanders who are suffering?
What we have here is (1) desperation, (2) a false sense of being strapped for time, (3) a misleading presupposition designed to increase desperation, and (4) a guilt trip. What we need is something different.
Development is coming. It is the inevitable consequence of living somewhere amazing, wonderful, and of great value. A dwindling ghost town we are not. Development is also a deadly serious endeavor. One wrong move and you can end up with no affordable housing for the people who make it all work! Oh, wait … yeah.
Like most Americans, Islanders can make the mistake of expecting (rather than appreciating) the comforts of civilization. We think the basics are our due, causing a lot of us to look upon community engagement as an option, rather than a civic duty. We act as if we are playing a game.
Development is not a game, except when it is.
Game Rant has a nifty article listing the top 14 “city-building” games, which includes SimCity 4, Cities: Skylines, Anno 1800, Surviving Mars, Banished, Manor Lords, and more. All of these games are extremely successful, demonstrating our inherent human fascination with “development.” But, what happens to our real world towns, neighborhoods, and communities, while we’re spending billions of dollars/hours on these fantasy games?
It’s not surprising to learn that “city-building” games enjoy a marketshare of roughly $3-$4 billion each year, and as a person who’s spent far too many hours playing Minecraft, I understand why. They allow us to “scratch that itch,” but our achievements are illusory. And, while we’re clicking away on our keyboard, other people are going about the business of collaborating in the real world.
As a result, two things happen. The movers, shakers, and dreamers advance their ideas, collaborate, and eventually come to the public sphere and say, “Hey! Look what I’m thinking of doing!” Then we, the folks who haven’t been paying attention, typically have a startled reaction which often waxes extreme. This does not make for good community development. The best projects result from a core group willing to engage for the long haul, the tacit support of a wider, less-involved segment of society, plus input from minority voices.
Now let’s talk about the development project being proposed for the land behind IGA.
Let’s begin by reviewing a few points from the FAQ provided by Morgan Brown to the V-MCC’s Affordable Housing Committee, in preparation for their November 14th Committee Meeting.
(1) “The townhomes will likely sell for a similar $/sf to quality construction of new homes anywhere on the island at the time.”
According to Section F of King County’s “Vashon Rural Town Affordable Housing Special District Overlay Final Evaluation,” 16% of Islanders can barely afford housing at 30% of the Adjusted Median Income (AMI), suggesting an even larger percentage would need housing at 40%, 50%, or 60% below AMI, and so on. How, then, does this development project plan to meet our Island’s “low-income housing” need?
(2) “…the target market is Islanders who want to trade in their acreage for a walkable townhome in town with main street’s amenities a stroll away.”
Enabling landowners to downsize and remain on the Island is a noble goal, but how does it meet the Island’s goal of increasing “truly low-income” housing?
(3) “Question: If the developer does not participate in the DPO [Editors’s note: DPO stands for “Development Plan Overlay”] do they have any requirements to build affordable housing with the project’s existing zoning?” Answer: “No.”
(4) “Question: If the DPO is delayed or not passed by the King County Council? Answer: Without the DPO, the risk of proceeding with the mixed-use buildings – and the affordable workforce housing rental apartments – is too high. Without the DPO, the developer will have to proceed with only the market-rate townhomes and scaled-back community and environmental benefits.”
Regarding items 3 and 4: The developer is being very honest here, and we need to hear him. The goal of even 10-20% of the homes being offered at 80% AMI (which does not realistically impact the lives of lower income Islanders) is in and of itself at high risk of not being realized.
In short, this project aims high, and it may fall short. This is not a criticism. This is always the case with “big dreams.” Consider Elon Musk and Space X. They have operated on the sharp edge of failure again and again, pushing the envelope on technological innovation to feats previously considered impossible. How have they succeeded? By gathering diverse minds, encouraging trust and teamwork, and maximizing creative thinking.
It’s always hard to put out an idea, when so many people have the bad habit of jumping to conclusions and being hyper critical. So, I’ll do it first. After talking to a lot of people, for this article, I have two ideas:
(1) Vashon HouseHold has a goal for 2025 to “acquire land for our next project to build well-designed, affordable homes for working people.” Morgan Brown is sitting on a bunch of well-placed acreage. What if they collaborated?
(2) Clallum County offers great support for ADU’s with one primary limitation: ADUs must be for long-time rentals, not vacationers. This ensures local people are incentivized to create rental housing, the units will naturally be diverse, people are empowered to remain in their homes, and each ADUs built serves local residents, deepening community cohesion.
Don’t like my ideas? That’s fine. They’re out there for people to consider. Now, how about your idea? I, for one, would like to hear it!
Development is not a game. There is no “reset” button. We cannot hit “back” and try it again. The lives of Islanders today, and for decades to come, will be directly impacted by projects proposed by Morgan Brown, Vashon HouseHold, and others. So, maybe 2025 is the year to get involved more directly?
Personally, I am impressed by the plans presented by Vashon HouseHold in their recent mass mailing. In addition to building new, truly affordable homes, they also offer a “HomeShare” program, “matching people who have extra space in their homes with those who need housing.” I’d love to see THAT program gain some momentum!
