To make more affordable and workforce housing available in Clatsop County, cities will need to expand their toolkits. That could come through zoning changes, identifying new land for residential use, and public-private partnerships designed to meet funding goals.

Kevin Leahy, executive director of Clatsop Economic Development Resources, provided insights into the upcoming Comprehensive Housing Study, to be delivered at two open house presentations in November.

“Every city has a unique situation,” Leahy said at Monday’s City Council meeting. “There’s not ‘one solution fits all’ for the county and each of the cities.”

Seaside’s median home price is $293,000, Leahy said, compared to Astoria’s $274,000. Gearhart homes average $425,000. Cannon Beach homes median home average is $550,000 and Warrenton calculated at $307,000.

“We talk about housing affordability,” Leahy said. “It’s a huge issue. Eight-six percent of housing sold in the last few years was $300,000 and up. Only 14 percent of housing sold was in the $200,000 to $299,000 range.”

Portland consulting firm Johnson Economics leads the study, with assistance from a 20-member advisory panel that includes representatives from Clatsop County and the cities, Clatsop Economic Development Resources, Northwest Oregon Housing Authority, Clatsop Community Action and the local construction industry.

The goal of the study is to help policy-makers and officials understand the type, size, location and price of housing needed now and in the future, and market forces, regulations and local barriers that impact housing development.

Leahy serves as the business representative for the county’s Housing Technical Advisory Committee.

Using the benchmark that housing costs should not exceed 30 percent of a family’s income, he said.

“If someone makes $36,000 a year and their annual salary is $3,000 a month, they can afford $900 a month for their rent or for their mortgage,” Leahy said.

Families with an income of $48,000 annually can afford $1,200 a month, he said. If they make $60,000, affordability is considered $1,500 a month.

According to the study, Seaside shows a projected need for more than 500 households in the next 30 years, second only to Warrenton in the county, which shows a housing need of almost 900. Astoria will require 303 homes to meet forecasts.

Seaside shows a capacity of 235 vacant residential land parcels, considered “very, very low” compared to other cities, Leahy said.

Strategies for meeting housing needs include fee waivers or deferments for developers; public-private partnerships, a regional housing bond and a construction excise tax, among others, he said.

Employer-assisted housing could meet the needs of local businesses directly. “You have to address everything,” Leahy said.

A final report will not be delivered until after a public comment period, he said.

Consultants will discuss preliminary findings, recommendations and priorities for each community at an open house presentation on the Clatsop County Comprehensive Housing Study, Thursday, Nov. 1, in Astoria, at Judge Boyington Building, 857 Commercial St.; and on Tuesday, Nov. 13, at City Hall in Seaside.

“You can go off in 10 different directions,” Mayor Jay Barber said. “A coordinated, planned effort is what is required. This will result in progress and resolution.”

At Monday’s City Council meeting, Leahy asked the city of Seaside for a continuation of city funding for the Clatsop Economic Development Resources program, which supports and provides training for small businesses in the county, a program supported by the city of Seaside as well as county communities Gearhart, Cannon Beach, Warrenton and Astoria.

Councilors unanimously approved a contribution of $10,000 for the program, which provides support and training for small businesses in the county.

He followed the funding request with an update on the county’s housing study.