What does Manistee County really need in the way of housing?
MANISTEE  A housing analysis put an estimated number on a long-known housing problem in Manistee Countyand showed the city of Manistee in particular needs 302 rental units and 94 home owner units to meet the demand. Something that has been known in many circles anecdotally was reinforced at a presentation to Manistee City Council where solution ideas were presented alongside reports of housing challenges. Yarrow Brown, executive director of Housing North, presented findings from a housing analysis and also some posed solutions to Manistee City Council on May 18. In 2019, Housing North partnered with Networks Northwest to get a target market analysis to figure out what we really need in our community for housing and this is shown graphically, Brown said while sharing a series of graphics that depict Manistee County in comparison to surrounding counties in the region and how they each fared. The graphic showed the number of housing units for rentals and houses owned that are in Manistee. Combining the rentals and houses owned, Manistee County totaled under 1,000. A lot of the need in the region, of course, is in Grand Traverse County, but there is a need in (each) one of our 10 counties for increased housing, Brown said at the meeting. Brown noted that Housing North was created about 2.5 years ago, it covers 10 counties and it addresses housing barriers in the region. Housing North focuses on advocacy, awareness and resources with housing. The Northwest Michigan Target Analysis showed the following highlights for Manistee County:  The city of Manistee needs 302 rental units and 94 owner units;  Kaleva needs 11 rental units and six owner units;  Eastlake needs five rental units and seven owner units; and  Onekama needs 14 rental units and seven owner units. See More Collapse  According to the Northwest Michigan Target Analysis report published on Housing Norths website, 76% of the potential demand in Manistee County was for household incomes up to $26,000 as well as affordable rents that fall into the $650 per month or less category. This breaks it down by the need in the county and you can see that in Manistee in the city, a lot of that need is for rentals and home ownership. So, its the majority of the need in the county, Brown said. Also if you look at the breakdown between what is affordable or where the dollars come in in general, we like to say that we need homes in our region that are less than $200,000 and rents that are less than $1,000 to cover the biggest gap in the need.  The next highest category was the $28,000 to $40,000 income range and rents that ranged from $700 to $1,000 per month and that accounted for 26% of the potential demand. She said there is a housing need from all incomes and price ranges. The analysis looked at the need for houses and rentals that were needed year-round, not seasonally or short term. Councilmember Lynda Beaton asked Brown how the numbers of units needed were created. Brown said Housing North relied on a Land Use USA consultant who used estimates and projections. It reflects people who live here currently and (people) who would move here if there was housing, Brown explained. One question the analysis aims to answer is why the demand for housing is so high in Manistee County. Because our population has changed so much over the years, we dont have the type of housing that many people are looking for, like small homes, apartments and other rental options, reads part of the document. These units are needed by empty nesters, retirees and young people just starting out  all of whom have smaller households.  The analysis states that many of the homes that are currently available were made for large families and those are often too expensive and too large for home buyers and renters today. Another aspect covered is what Housing North calls a housing wage which is the amount of money a person needs to earn in order to afford typical rent. Manistee Countys housing wage is listed as $13.46 with a minimum wage of $9.45 making the affordable rent in the county shown as $700 per month and the affordable rent for a minimum wage worker $491 per month. Brown listed the barriers as construction costs, infrastructure, labor shortage, taxes, restrictive zoning, public opposition and grant requirements that are designed for urban requirements. SOLUTIONS POSED  For solutions, Brown listed actions such as grants, low interest loans and financial partnerships, land donations, tax incentives, zoning changes for more diverse housing options, building public support and understanding, and legislative or policy changes to make more tools and revenue. Brown noted that there are many barriers to housing in the region, but also said there are solutions as well. One three-year program highlighted at the meeting was the Housing Ready Program that was implemented in Charlevoix County, but might be possible for Manistee County as well. We are looking to expand this program and have been talking about it in Manistee County, Brown said. Its hosted by Housing North. The position would work for you and your community in addressing your housing needs. Its really guided by the communitys goals for housing.  Mayor pro-tem Mick Szymanski asked how Housing North differentiates the needs of the different municipalities and counties in its coverage area. She said the first step is having a person in each community through the recommended person with Housing Norths Housing Ready program where a person is skilled in knowing the particular needs of each area. She also pointed out that Housing North uses housing opportunity mapping. (In that its) trying to encourage development to happen where theres existing utilities first and existing infrastructure, Brown said. Some communities for instance in Missaukee County, theres more of a need for senior housing and transitional housing. So really its (about) diving in and getting to know each community and finding out what their needs are and how to help.  Housing North is also working on building capacity for housing and bringing new housing tools to the region, Brown said. Were talking about it as a housing conservancy concept where we would be able to support (hopefully) funding some day for pre-development and land acquisition costs, but also piloting some programs: a deed restriction program to ensure year-round residency and looking to expand community land trusts, she said adding that Housing North has such a program in Emmet and Charlevoix counties and that is one of the ways to lock in affordability.  She also said there were projects ongoing that mean tax-increment financing can be used to fill the gap in housing in conjunction with the Brownfield Redevelopment Act and the State Land Bank Authority. One solution shown in the analysis centers around the missing middle.  Missing middle housing types like duplexes, fourplexes and small apartments can be more affordable and more in line with what the regions households are looking for, reads part of the solution section. Yet, funding and sometimes local politics limit options to build these housing types.  Brown said Housing North has also partnered with the Homebuilders Association of Michigan, Michigan Municipal League, Grand Rapids Area Chamber of Commerce and other organizations to participate in an executive team known as the Housing Michigan Coalition to push some of our legislative initiatives at the state level.  One bill she mentioned being introduced was one that would have an employer supported tax credit and another mentioned would allow payment in lieu of taxes to be approved when there is no state or federal subsidies available and would use alternative support for housing.