The workforce housing crisis is hitting communities across Oregon hard, with middle-income workers increasingly priced out of housing near their jobs. Our recent webinar highlighted innovative efforts in Newberg to tackle this challenge through employer-led partnerships and creative solutions.
The Newberg Workforce Housing Consortium (NWHC), convened by SEDCOR (Strategic Economic Development Corporation), brings together major employers Providence Healthcare, George Fox University, A-dec, Newberg-Dundee Public Schools, and Friendsview to address their shared employee recruitment and retention struggles due to housing shortages and cost.
Key lessons and strategies have emerged:
1. Sustained employer engagement is crucial. The Newberg consortium has met regularly since 2019, maintaining momentum even through the pandemic. This long-term commitment enabled them to secure $3 million in state funding and drive real progress.
2. Local conveners play a vital role. Organizations like SEDCOR consistently bring employers and stakeholders together. Technical assistance providers like MMHF rely on local expertise to bring best practices and innovators to places that need housing. As Elise Yarnell Hollamon of Providence says, “SEDCOR is the critical partner that brought us all together, and then brought MMHF to the table. Without them, this process would have never launched.”
3. Think creatively about employer contributions. Employers can provide land, capital, and political influence, and they can also contribute lease commitments, event sponsorships, and talent to make projects viable. For example, Providence Healthcare is exploring using its property for a mixed-income housing development to serve employees and patients.
4. Leverage public sector partners. The City of Newberg adjusted system development charges to incentivize smaller, more affordable units. Mayor Bill Rosacker became a champion for workforce housing efforts and a key partner after initial skepticism.
5. Bring in outside expertise and innovation. The Missing Middle Housing Fund connected Newberg with housing innovators statewide. The MMHF also provided technical assistance, organized a workforce housing innovation summit to build consensus and the roster of project participants, and helped run an RFP process to solicit creative project proposals.
6. Create financial incentives. Grant funding and specialized loan products can help make workforce housing projects pencil out financially when traditional financing falls short.
7. Address multiple barriers simultaneously. Regulatory hurdles, financing gaps, workforce shortages in construction, and outdated building methods all contribute to the housing shortage. Comprehensive solutions are needed.
8. Be prepared to pivot. Not every innovative idea will succeed, so maintaining flexibility and backup plans is important.
9. Build a "coalition of the enthusiastic". Focus efforts where there's genuine local excitement and commitment to trying new approaches.
The webinar also detailed some of the specific initiatives underway in Newberg that have emerged over the last year, including but not limited to:
A zoning project - spearheaded by Newberg but including multiple municipalities - working with UrbanForm to digitize zoning codes and make it easier for the cities, developers, and do-it-yourselfers to get zoning permits
A revolving predevelopment loan fund for workforce housing projects and supporting housing innovation in Newberg
Working with local employers to build housing on their land
Reforming the SDC structure in Newberg to incentivize the creation of workforce housing
By bringing together employers, local government, developers, and innovators, places like Newberg are pioneering strategies to expand housing options for middle-income workers. These efforts are critical not just for individual employers, but for overall community and economic vitality.
As Councilwoman Elise Yarnell Hollamon put it, "We really want to do everything we can for our Newberg residents to live here, work here, spend their money here, not need to travel to Sherwood or Tigard to work and spend their money there, but rather work in Newberg, live in Newberg, and spend their dollars in our local economy."
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