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Increasing
the Harvest for Farmworker Housing (Abstract)
by
Lena Robinson, Community Affairs Specialist, Federal Reserve Bank of
San Francisco
Introduction
The McMullen Valley, which lies between two mountain ranges in southwest
Arizona, is a fertile valley noted for agriculture where labor-intensive
crops such as cantaloupe, honeydew, and watermelon are grown. Cotton,
wheat, carrots, and onions fill out the harvest that makes the success
of agriculture in the valley highly dependent on the availability of
seasonal and full-time workers. An already existing severe housing
shortage for these workers was worsened in October 2000 when twin devastating
floods struck (read the full story of Wenden-Salome).
 At the time of the flood, numerous farm workers were sleeping under
bridges and trees along a tributary of the Colorado River. Many were
crowded into trailers with inadequate plumbing, which created sanitation
problems. According to George Saiter, executive director of the Wenden-Salome
Flood Recovery Commission, the shortage of housing is evidenced by the
amount of garbage and human feces in and around Wenden and Salome each
harvest season. Everything remotely resembling a dwelling is occupied
or overloaded, resulting in a slum housing environment with unsanitary
living conditions and safety hazards.
McMullen Valley’s conditions are common to farm communities everywhere
and especially those that rely on a large temporary workforce. Such conditions
as overcrowded and dilapidated housing for the lucky few who actually
find shelter are contrasted with homelessness for those that cannot.
The good news is that efforts are underway to provide shelter for this
vital human resource—farm workers.
The full-length version of this article, Increasing
the Harvest for Farmworker Housing, highlights
a few of the initiatives taking place in California, Oregon and Washington
to increase the availability of decent and affordable housing for farm
workers.
The Crisis
Agriculture is a significant economic
engine for the West, representing a total of almost $40 billion dollars
in
gross state product for the
nine states that comprise the Federal Reserve Bank of San Francisco’s
12th District (see graph 1). The seasonal nature of farming causes the
population of farm workers to balloon for a brief period, resulting in
a short-term housing crisis for often unprepared communities. A three-year
survey of housing availability and conditions for migrant and seasonal
farm workers conducted by the Housing Assistance Council found that 52
percent of the housing intended for single-family occupancy was overcrowded.
Aside from the challenge of providing housing
for this transient population, the limited housing available for permanent
farm workers in predominately
agricultural communities is often overpriced or substandard. This same
survey found that 32 percent of farmworker housing units in the four
western states surveyed (CA, ID, OR, WA) could be considered either “moderately” or “severely
substandard” with such conditions as sagging roofs, broken windows
and rodent infestation. The majority of these units had children present.
| The
solution that any location decides on will depend on factors and
resources unique to that community |
Barriers and Solutions
In addition to financing, there are three common barriers to developing
affordable housing in farming communities: unincorporation, zoning
and limited space. Unincorporated rural areas frequently lack the infrastructure
to support any type of housing development. The additional cost of
installing basic water, sewage and energy infrastructure makes the
price for even the most modest housing project prohibitive, particularly
if the units are targeted at a seasonal population. In many states,
special permission must be obtained to build housing on land zoned
for agricultural use. In other states, the proximity of agriculture
to cities or strict restrictions on growth limits the land available
for new housing. How different states and jurisdictions cope with
addressing these barriers not only determines whether housing is available,
but
can serve as an example for others to follow.
Whether trailers, tents, dormitories, sweat equity homes or apartment
units, the efforts to overcome multiple barriers to produce affordable
housing for farm workers are as varied as the crops grown. Where possible,
the approach that seems to show the most promise is rehabilitation of
existing housing. Rehabilitation reduces pre-development costs associated
with new construction and delays that can come from permitting and zoning,
in addition to eliminating blight. But, rehabilitation is not a universal
solution. As illustrated by the examples discussed, the solution that
any location decides on will depend on factors and resources unique to
that community.
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Casa Del Sol (Woodland, California)
One such example is Casa Del Sol in Woodland, California. The Rural Community
Assistance Corporation-sponsored project exemplifies the ways that
diverse organizations can collaborate to meet the health and housing
needs of agricultural workers. Community Housing Opportunities Corporation
(CHOC) joined together with the Yolo County Health Department and California
Human Development Corporation on a project that will benefit agricultural
workers and other low-income families. CHOC will substantially rehabilitate
two adjacent mobile home parks to achieve a finished complex that will
provide 127 homeownership mobile home pads, 29 rental units and one
manager’s unit. Purchase and rehabilitation of the parks will
eliminate blight, preserve low-income housing and improve the quality
of both housing and health for agricultural worker families in the
community.
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CHOC is in the final phase of completing a
complex financing package for this project. Speaking about the project’s
funding sources,
Paul Ainger, CHOC director
of development said, “I think one unique
part of the project is the partnerships that we have created with all
interested parties.” The City of Woodland has provided solid support
through a CDBG Section 108 loan; the California Department of Housing
and Community Development provided assistance with a $1.5 million farmworker
grant and
a $1.5 million loan from the Mobilehome Park Resident Ownership Program
(MPROP). RCAC
is contributing $1.2 million from its Agricultural Worker Health and
Housing Program (AWHHP). The
private sector has also demonstrated support for the project. Red Capital
Mortgage is providing
a construction loan and a 40-year first mortgage on the property. Bank
of America has provided a leadership role in helping CHOC secure these
private financing commitments and is providing construction financing.
The Federal Home Loan Bank of San Francisco delivered a $660,000 AHP
grant and HUD provided an FHA 207(m) credit enhancement that
enabled the 40-year mortgage on the project
Heritage Glen (East Wenatchee, Washington)
In Washington State, the Office of Rural and Farmworker Housing has found
a way to sustainably provide housing for seasonal workers. Heritage
Glen consists of 35 housing units for farm workers and their families,
with a maximum occupancy of 210 persons. Eighteen of the housing units
are set aside seasonally for workers whose primary residence is elsewhere.
These units are designed to accommodate either groups of unaccompanied
workers or small families. The other 17 units are operated year-round
for local agricultural employees.
The development includes a laundry facility,
play areas and a maintenance shop. Heritage Glen islocated in a residential
area of East Wenatchee.
By combining both seasonal-occupancy and year-round units, the cashflow
is more balanced and the site is not vacant during the winter off-season.
Year-round residents continue to be excellent ‘eyes and ears’ on-site.
 Heritage Glen is owned and operated by the Housing Authority of Chelan
County/City of Wenatchee, which also operates 124 additional farm worker
housing units on nine other sites. Heritage Glen opened in 2002, and
was developed with capital financing from the USDA Rural Housing Service
and the Washington State Housing Trust Fund. USDA also provides full
rental assistance, allowing residents to pay 30 percent of the average
monthly income for rent and utilities.
See table of Agricultural Data for Federal Reserve
Bank of San Francisco's District
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