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4 <br /> housing costs (including mortgage or rent, and utilities). The fair share methodology addresses those <br /> households in Snohomish County that earn less than 95% of the 2000 annual county median income <br /> of$53,060, or roughly $50,000 annually. Housing need exists when these households pay more than <br /> 30% of their gross income for housing costs. Based on the 2000 U.S. Census of Population and <br /> Housing,we estimate there are 55,361 households countywide that meet this criterion. <br /> Each jurisdiction's fair share housing allocation is determined by means of a formula that calculates <br /> both existing and projected housing need.Factored into the formula is the proportion of lower-income <br /> jobs within or adjacent to the jurisdiction and the proportion of lower-cost housing units in the <br /> jurisdiction's total housing stock compared to the countywide average.These proportions are used in <br /> order to encourage the development or preservation of lower-cost housing in areas adjacent to lower <br /> paying jobs.The housing factor is used in order to increase the housing allocation for cities with a <br /> small proportion of lower-cost housing in comparison to other jurisdictions and decrease the housing <br /> allocation for cities with more lower-cost housing compared with other jurisdictions. <br /> Using the state Office of Financial Management's (OFM)population projections for Snohomish <br /> County,and assuming the same proportion of housing needs as we have in the 2000 population,the <br /> projected number of households with housing needs is calculated. By the year 2025, an estimated <br /> 28,557 additional households with housing needs will live in Snohomish County.This projected <br /> number of households with housing needs in each jurisdiction is then multiplied by a lower-income <br /> jobs adjustment factor to arrive at the projected housing allocation. <br /> Each jurisdiction's fair share housing allocation represents the number of existing and projected <br /> households with housing needs for which the jurisdictions should plan.The fair share allocation does <br /> not mean that all the units must be new construction;rather that the jurisdiction should plan for that <br /> number of low and low-moderate cost housing units.There are a number of ways that a jurisdiction <br /> can meet the fair share housing allocation. <br /> The fair share methodology document also includes housing allocation guidelines which address: <br /> 1) the cost mix of affordable housing each jurisdiction should plan for; <br /> 2) special needs populations; <br /> 3) criteria to use in identifying sufficient appropriately-zoned land; and <br /> 4) provisions for transferring a jurisdiction's fair share housing allocation to another jurisdiction. <br /> Affordable Housing Strategies Document <br /> Along with the fair share Methodology and Guidelines, a companion document,Strategies to Achieve <br /> Affordable Housing Objectives, compiles various strategies to aid jurisdictions in achieving their <br /> affordable and fair share housing objectives. Some examples listed in the document include: <br /> (1) land use strategies such as upzoning,minimum densities,cluster subdivisions, and inclusionary <br /> zoning; <br /> (2) development standards such as zero lot line; alleys, and street design and construction; and <br /> (3) low-cost housing types such as shared housing, accessory dwellings or mixed-use development. <br /> 2 10 <br />