Stanley Workforce Housing Details
We appreciate the community’s patience, engagement, and continued input throughout this long process. Addressing workforce housing is complex, but with thoughtful planning and collaboration, we are taking an important step forward in supporting the local workforce and community.
Overview
We appreciate the community’s patience, engagement, and continued input throughout this long process. Addressing workforce housing is complex, but with thoughtful planning and collaboration, we are taking an important step forward in supporting the local workforce and community.
Jump to section below by clicking on the link.
Update following community input:
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After receiving more input from the community at a January 7th Town Hall, the City worked with Northwest to come up with ways to further reduce rent costs.
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Key Changes to the Design:
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Kitchen islands removed
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Master bathroom in 3 bedroom units removed
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More variations between units was added (offering units with and without garages)
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2 more 1-bedroom units were added
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Overall living space of units will be reduced somewhere between 150-300 sq ft
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​Updated Projected Rents
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​1 bedroom, no garage - $1,100 (total of 4 units)
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1 bedroom, with garage - $1,400 (total of 4 units)
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2 bedroom, no garage - $1,600 (total of 4 units)
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2 bedroom, with garage - $2,000 (total of 4 units)
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3 bedroom, no garage $2,100 (total of 2 units)
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3 bedroom, with garage $2,400 (total of 2 units)​
Summary of Key Points
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4 acres on Museum Drive was given to the City from the Forest Service by an act of Congress to develop workforce housing.
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The City selected a developer, Northwest, to construct and manage housing.
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The City will have oversight on what housing is built and how it is managed and who it is rented to.
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The developer will lease the land from the City and own, manage, and be responsible for the buildings until the end of the land lease.
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The City received a $4 million HUD grant to help fund the project.
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The City plans to use the HUD grant and City savings along with loans acquired by Northwest to build 18 townhomes.
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This housing is for the local workforce with a priority on permanent essential workers. If permanent essential workers do not fill all 18 units, as predicted, the other units will be open to all local workers.
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Workers must work in Stanley and the nearby surrounding area to be able to live in the housing.
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Read the letter from the Mayor for a good summary and update on the workforce housing:
Key Aspects of Development & Management
Workforce housing for moderate income households is one of the biggest issues facing communities across the nation. This type of housing is difficult to fund because state and federal funding support generally comes with income restrictions. Most moderate income households do not qualify with the income restrictions. The rents that are appropriate to be charged moderate income households often aren't high enough to support typical developments. Many housing developments now, especially in touristy areas or “resort cities” are only affordable for high income households or become vacation rentals.
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There is a vast amount of information on this page as this is a large project with many aspects to consider. The Stanley Workforce Housing Project is intended to meet the needs and desires of the community in providing stable, year-round, affordable housing to the community’s workforce.
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The City is navigating three main aspects of the finances and management of the workforce housing project. There are many pieces of the project beyond the three simple questions. All the pieces must work together, for example we can’t build something now that won’t be sustainable because the rents charged won’t cover the cost of management etc. In making decisions the community’s goals and priorities must also be met.
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1. How can the City use and/or leverage the available resources to build housing?
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The City has 4 acres of land intended to be developed for workforce housing, local option tax savings allocated for workforce housing, and a $4 million HUD grant. It is very unlikely in the future that the City could obtain another large grant to fund further housing. The community wants workforce housing and to prioritize essential workers.
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The City can build with just what it has or leverage those resources and funds and work with a developer to increase the amount of impact the resources have.
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Economies of scale: The infrastructure (ex. sewer, well, water lines, electric) is a relatively fixed cost regardless of how many units are built. If that cost of infrastructure is split between more units, it will decrease as a percentage per unit.
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If the City just uses the $4 million, approximately 4-5 units could be built that would provide housing for local workers and their families.
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This does not go far in meeting the need of 100+ employees in the area that are housing deficient and will likely not meet the need of housing for essential workers.
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There is the potential that more, smaller, and lower quality units could be built with $4 million, however, this doesn’t meet the community’s wishes of building comfortable, quality housing for workers and their families.
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If the City wants to contribute Local Option Tax savings, a lump sum would be required which would mean a smaller amount overall could be contributed in a financially sound manner.
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The City has chosen to leverage their funds and work with a developer, Northwest, who can obtain further funding through loans. This will provide funding for 18 units to be built in a mix of 1-, 2-, and 3-bedroom units.
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To keep the project economically viable the City has worked with Northwest to come up with the best financial plan where the City can contribute Local Option Tax savings over time rather than in one lump sum. The City staff and attorney have reviewed these finances and plan.
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This will likely exceed the current need for housing for essential workers and their families, which will provide housing for other local workers.
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2. How is the housing managed financially?
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Rents must cover the costs of management and if loans are obtained, rent must also cover the cost of the loans. Rents must also be affordable for the prioritized essential workers, as well as other workers.
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If the City manages a few units will the rent revenue cover the cost and provide revenue to build housing in the future?
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Initial evaluations show revenue will not support future development, If the rent starts at approximately $1400 for 4-5 units the City may be able to balance revenue with management costs. The City would need to further evaluate the revenue to expense ratio of the project depending on number of units and other factors like included utilities and amenities.
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It is very unlikely enough revenue from rents will be generated to build future housing. If building affordable workforce housing was a profitable scenario it is highly likely a private company would have already pursued this.
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The City has chosen to work with Northwest. Northwest is responsible for evaluating the finances to ensure the rent covers the cost of management and repaying the loans obtained.
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The City has worked with Northwest to evaluate the financial plan to meet target rents that are affordable to the majority of prioritized workers. The City and City’s attorney have reviewed the financial plan and the City’s contributions and see no issues.
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3. What is the City’s capacity to manage a large project now, and oversee for the future?
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Does the City have the capacity to handle a project of this size during development? Also does the City have the capacity to manage a housing development over the next 10, 20, 50, 75, etc. years?
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What will the staffing look like to manage a project now, and in the future?
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The City has 2 full-time and 1 part-time staff. These staff are fully occupied managing day to day city business and other smaller grants and projects. At the current staffing levels the City does not have the capacity to manage a housing development during construction or taking on the responsibilities of being a landlord.
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If the City was to manage the construction of the housing development, they would likely need to hire a project manager. Hiring in Stanley is currently very difficult due to the lack of housing.
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Long term the City would need to hire someone full-time, or part-time to manage the tenants and housing units. This person would require housing as well.
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The City would like to be able to provide its staff along with other essential workers housing. This goal will not be met if only 4-5 units are developed as there would be 3-4 City staff that could potentially require housing.
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The City has selected Northwest as the developer to act oversee the project during construction and managing the units after they are constructed. The lease and management agreement will be approved by the City and determine how Northwest manages the units. This will ensure that the housing units have professional oversight while being developed and while being managed in the long term. Northwest has a much bigger staffing pool to be able to provide oversight.
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Timeline of the Year's Progress
Pre 2025
The City of Stanley has held numerous community meetings over the years to get to where we are. The Community has also participated in various surveys.
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Summary of Surveys
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2024 Chamber Survey – 86% of respondents said housing availability was limiting hiring and that 120 employees needed housing. In general, people reported that essential workers should be prioritized.
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A 2020-2021 survey by RBDC reported that 122 high season employees struggled to find housing, and most of the current housing was less than ideal for employees. Some businesses reported they were willing to subsidize housing costs in the future. Local business owners also reported that they lack of housing is limiting business’s ability to hire or recruit good candidates and some positions are going unfilled.
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Surveys from 2004, 2016, 2019, and 2024 all reported that over 100 people needed housing.
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2025
Selecting a Developer
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At the March 14th meeting the City Council unanimously selected Northwest Real Estate Capital Corp (Northwest) as the developer for the workforce housing project as it ranked the highest through the process that came from the Eastern Idaho Economic Development. The City sent out a Request for Qualifications (RFQ) and received three applicants by the due date of February 28th. The same process was followed to select an engineer for the infrastructure part of the project.
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April 2 the City hosted a Town Hall where the Mayor presented the steps accomplished so far and the plan for what was to be completed during the summer. No questions were asked after the presentation.
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Spring and Summer
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S&A Engineers was selected to be the engineer for the workforce housing project.
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Northwest contracted to complete the Market Study which was required by HUD. The Market Study is an analysis of rents and housing in the area.
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A contractor was selected to complete the environmental site analysis, wetland survey, and cultural survey, as required by HUD. SWCA completed the majority of this work during the summer.
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The City is still working to complete the cultural analysis as the State Historic Preservation Office (SHPO) has asked for further analysis of the view shed. This cannot be completed until we solidify a financial plan and get further drawings and renderings from the architects.
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The City had numerous conversations with geothermal engineers. Developing geothermal infrastructure for the housing projects will be very expensive and will depend on the City obtaining a grant to cover the cost of the infrastructure. With the current administration there are very few grant opportunities or funding sources.
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Priorities and Community Input on Design
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At the June 12 Regular Council Meeting the Council and Mayor discussed if the essential workers, who are prioritized with this housing, will meet the income restrictions. The thought was that they probably wouldn't but the City will further research this aspect.
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June 25th the City held a Town Hall where Northwest provided the first Visual Preference Survey. This was a chance for the community to give input and provide preferences for the building materials, roof/building style, and community space area of the housing that would be developed.
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Another Town Hall was held August 15th for the Second Visual Preference Survey where Northwest provided basic renderings developed from the previous decisions by the community. The community could again vote on their preferences for roof lines, colors, and layout of the site. At both visual preference meetings John Vance, the Director of Development for Northwest, was present to answer questions.
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Determining Priorities and Feasibility of Low-Income Housing
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At the July 15th Special Council Meeting the council discussed the fact that low-income housing would not meet the community’s needs and would like Northwest to investigate other funding mechanisms. See below and the Low Income Housing section for more information. Some council members also suggested not working with the Developer selected and that the City could just use the 4 million dollars to build fewer units (approximately 10 or less) and have management done by the City or hire a local company to manage the project after it was built. There were numerous questions after this meeting that were investigated.
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Why would Low Income Housing not meet the communities needs?
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If low-income housing tax credits are used, residents of the housing have to meet income restrictions. Residents of the housing would have had to have averaged a household income of $32,560 for a single person household and $37,180 for a 2-person household. Most essential workers would not have qualified for the housing due to their income. Household income averaged $70,200 for the essential workers who reported estimates of their household income. The median household income was $67,000. Most households were one or two person households.
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17 workers who reported were in one of the following positions reported their household size and income. Positions: Teacher, Nurse/EMT, City Employee, Fire Chief, Sewer Association, Skilled Labor (mechanic, plumber, electrician, equipment operator, builder etc.) Law Enforcement, Library Staff, Forest Service Employee, Local Business Manager Position, Post Office worker. (Data was not collected from all these positions).
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While the data set of incomes of essential workers is relatively small it shows that overall households with workers in professional positions would not qualify for low-income housing. It is these professional, essential workers that the community and council have prioritized for housing.
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In a July 31 Special Council Meeting the Council reviewed estimates of construction and the feasibility of the City building units with just the HUD grant (see summary below). Some Council members were hoping that revenue from the rent could be saved to build future housing. The Council also defined the priorities for housing as listed below.
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A Stanley builder previously provided the City with estimates of the cost per square foot of construction ($500/sq ft). Those numbers were used to estimate how many units could be built. Estimated rents were used to calculate the difference between revenue and expenditure in the management and operations of the housing. This information was used to determine how long it would take before there was enough savings to build more units. The cost of infrastructure was NOT included in these estimates. All numbers in this scenario were estimates but provide basic information on the feasibility of various scenarios.
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If the City has outside funding to cover the complete cost of infrastructure, two 1-bedroom (1000 sq ft) and four 2-bedroom (1200 sq ft) units could be built. With rental rates at $1000 for 1 bedroom and $2,000, it would take approximately 100 years of saved revenue from the project to be able to build 14 more units.
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If the City has outside funding to cover the complete cost of infrastructure AND another 1.7 million in funding, three 1-bedroom (1000 sq ft) and seven 2-bedroom (1200 sq ft) units could be built. With rental rates at $1000 for 1 bedroom and $2,000 it would take approximately 26 years of saved revenue from the project to be able to build 10 more units.
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Priorities for the project:
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#1 Housing for essential workers (This does not preclude other local workers from living in the housing).
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#2 Rent Price – keeping it low/affordable
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#3 Livability, appealing, quality, aesthetically appealing
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#4-6 Availability of family units, balance cost with infrastructure, storage & pets
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Bringing the Property into City Jurisdiction and Evaluating Finances
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After a public hearing on September 11th the Municipal District Zone was updated to include workforce housing as a permitted use.
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At the September 11th Regular Council meeting the Mayor provided an update on where various aspects of the workforce housing project stood with a focus on the completion of HUD requirements for environmental and cultural surveys as well as the restrictions that the CBDG grant would place on the project.
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After a public hearing on October 30th the 4 acres workforce housing property, and some surrounding Forest Service land was annexed into the City Limits. Annexation does not change ownership of the land; it just changes jurisdiction. All City Code (Ordinances) now apply to the City’s workforce housing project.
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John Vance, from Northwest, joined the November 13th Council Meeting to provide basic information on the finances of the project. Northwest had provided a few options for how the City could contribute to the project. The City can contribute saved option tax over a period of time to be able to continue receiving interest on the account. In this meeting, the breakdown of the room units was modified by council request to six 1-befroom units, eight 2-bedroom, and four 3-bedroom units.
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The City staff worked with Northwest and the City Attorney to refine the financial plan and answer outstanding questions from the Council.
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December 1st the council held a workshop to review the financial plan. There was a discussion between council members about the difference between low income and affordable housing for professional essential employees. Some council members expressed concern about the workforce housing affecting the local rental market. There was concern expressed by some council members for having a long term lease with the developer and the City being burdened with management of the project for the long term.
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The council continued to discuss the feasibility of the City taking on the project with out the support of a developer.
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A more detailed evaluation of what the City could build and manage just using the HUD grant was provided to the council after the meeting.
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Initial evaluations show that if the City used the HUD grant to cover the cost of infrastructure and construction at $400/sq ft (lower than quoted by a local builder) the City could construct two 1-bedroom units and two 2-bedroom units (4 units total). If $1,400 was charged for the 1-bedroom units and $1,800 was charged for the 2-bedroom units the City would just cover the estimated management cost.
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The City held a Special Council Meeting December 18th to review the financial plan, the Option to Lease (a precursor to the lease agreement), and to vote on suggested names for the workforce housing project. Northwest cannot move forward with the project to get funding, engage architects, and contractors without an Option to Lease and approved financial plan. Two council members did not show up and so there was not a quorum, and the meeting could not be held.
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Plans for 2025
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The Option to Lease agreement must be signed in early January to keep the housing project on track to be able to have full architectural drawings completed, approved, and contracts lined up to break ground in the Spring of 2026. Stanley has a short building season and if the project does not commence in spring of 2026 to be dried in by the fall, the project will face a significant cost increase from dealing with cold weather and snow. These delays would delay occupancy beyond 2027.
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This is also required to continue moving forward in required evaluations by the Army Corps of Engineers and SHPO.
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Low Income vs. Affordable Housing
What is Low Income Housing?
Tenants must be making less than 80% Area Median Income (AMI) and may be eligible for federal programs to assist with rent or housing projects.
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Low-income housing is a broad term referring to any housing where rent is affordable to households earning less than 80% of the area median income (AMI) in their region. This includes public housing programs like Section 8. Under these programs, the government pays a portion of the rent, allowing families, seniors, people with disabilities, and individuals with low incomes to stabilize their livelihoods. (Apartmentlist)
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AMI is calculated by county. If Stanley’s housing is low income, it will follow the numbers for Custer County. For Stanley’s housing project to be eligible with the low-income housing tax credit funding (LIHTC), tenants must average 55% AMI.
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Custer County Area Median Income (AMI) for a family of 4 is $78,800.
In general, any low-income housing project will have rents set based on the standards of the agency providing the funding. The following low income, housing rents are as set by HUD for Custer County.
What is Affordable Housing?
Tenants pay less than 30% of household income on housing.
The U.S. Department of Housing and Urban Development defines “affordable housing” as housing on which the occupant is paying no more than 30 percent of gross income for housing costs, including utilities. Keeping housing costs below 30 percent of income is intended to ensure that households have enough money to pay for other nondiscretionary costs; therefore, policymakers consider households who spend more than 30 percent of income on housing costs to be housing cost burdened. In reality, the definition of affordable housing is nebulous, with different programs and stakeholders often adopting their own slightly different definitions of what is considered “affordable housing.” (National League of Cities)
​​​*Household rates includes total income for all members of the household. (Add two working people’s salary or wage together).
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What is Workforce Housing?
Workforce housing is housing set aside for workers in the community.
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Workforce housing may be low income but does not necessarily have to have income restrictions. Ideally all housing is considered affordable, especially workforce housing.
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The housing that occurs on the 4 acres given to the City by Simpson’s bill PL 114-46 is “to provide workforce housing for persons employed in the City or its environs.”
What are the Guidelines and Requirements for this Project?
Land Restrictions
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The 4-acres property on Museum Drive located near the Museum was given to the City by Public Law 114-46. The property was officially transferred from the Sawtooth National Forest to the City of Stanley in 2019. This law requires that the property be used for workforce housing for Stanley and its environs. This means the only use this piece of land can have is for workforce housing.
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The law states that the City can develop the property, or the City may work with a developer to build housing. If the City does not use the property for workforce housing, the land will revert back to the Forest Service although there are no specifications on how or when that would happen.
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Financial Restrictions
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The City of Stanley obtained a grant from Housing and Urban Development (HUD) for 4 million dollars in 2024. This funding is to be used to build workforce housing. There are no restrictions on income levels for housing built with this funding, but the City is required to follow federal requirements as we are using federal funding.
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The City was hoping to apply for a Community Development Block Grant (CBDG) and had contracted with Altura to help the City secure this low-income loan to help cover the cost of the infrastructure of this project. Using CBDG funding came with federal requirements including the Buy America Build America (BABA) requirements and income restrictions. The City decided not to pursue CBDG funding as we didn't want income restrictions on the housing and the BABA requirements would have also increased costs of the project.
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A certain amount of infrastructure is required regardless of how many units are built (roads, sewer, wells, electric etc.). The more units that are built, the more this cost can be shared between units; there are economies of scale. Since the City is not obtaining low-income loans or the CBDG, further funding is needed to develop this project to a scale that will meet the community's needs of housing.
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Municipalities, like the City, cannot obtain loans without passing a bond that must go to a general election and be passed by a super majority, a two-thirds (66.67%) vote.
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The developer, Northwest, can obtain loans to fund the project. John Vance, with Northwest, has been working with banks to find loans with low interest rates, and ones like a standard mortgage.
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The City has funding from the Local Option Tax that has been put aside to support the workforce housing project. The City may only allocate already saved funds to this project; no future funding or income may be committed.
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Governmental Restrictions
Federal
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The project must follow all federal guidelines required by HUD as part of the grant. This includes environmental analyses, cultural surveys, wetland surveys, market studies, and other reporting.
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City
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The workforce housing project is located within City Limits so all City Codes, including building regulations will apply to the project.
Who is the Developer?
Northwest Real Estate Capital Corp
Northwest is a 501(c)(3) Idaho corporation specializing in the property management, development, and rehabilitation of HUD/Section 8, Rural Development, and Tax Credit Housing. The City Council selected them to help develop workforce housing for Stanley as they received the highest score in the RFQ bid process.
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Northwest is based out of Boise and the City of Stanley has been working closely with Northwest's Director of Development, John Vance. Northwest is experienced in developing affordable housing, managing the entirety of complex projects, and working with complex financing systems to fund affordable housing. They have worked with Stanley to learn the community's needs and goals for the workforce housing and have developed building, site, and financial plans.
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As a non-profit, Northwest is not trying to maximize profits like most developers or for-profit corporations would do. In the current financial plan, the only predicted revenue is estimated at $40,000 annually which is required for by the banks for the loans that Northwest will obtain. The City will receive half of the actual revenue to reinvest in workforce housing.
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Living in Workforce Housing
Design
The site plan has three buildings each composed of six townhome units on the east side of the 4-acre property. The buildings will be stick-built with good insulation. The developer’s plan is to have framing done off site so that they can make the most of the short building season.
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Each townhome unit will have its own entrance and garage with parking space outside as well. Residents will have next door neighbors, but no units will be stacked on top of each other (no upstairs/downstairs neighbors).
The City, Northwest, and the Engineers are working with the Fire Chief to ensure the buildings have adequate capacity for fire protection.
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Building Type 1
There will be two buildings with the same layout, and they will both be located against the hillside. They will have 2- and 3-bedroom units. They will have a daylight basement that will contain a 2-car garage with two floors of living space above. Preliminary plans are linked here.
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Building Type 2
There will be one building located between the hillside and the road and it will contain six 1-bedroom units. Some will have a 1-car garage, and some will have a 2-car garage. Preliminary plans are linked here​
Preliminary Site Plan
Unit Breakdown & Rent
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The projected rents listed are based on reported incomes for essential workers. The listed rent rates include the following utilities: water, trash, sewer. The rental rates do not include electric. The current plan is to have a geothermal heat pump system and if that is the heat source provided, a small addition to the rent will be charged to cover the cost of management and replacement of the system.
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Projected rent/month by type of unit.​ There are a total of 18 units planned, the breakdown is listed in # of units.
Essential employee's were surveyed for their household size and household income. The rents are based off of what was reported and what was financially feasible.
Who Can Rent a Unit and How Can You Sign Up to Rent One?
The City will work with Northwest and the community to establish a system to prioritize essential employees and their families in obtaining townhome units. If units are not occupied by essential employees any other members of the local workforce may rent a unit. Subletting will not be allowed, but tenants may have roommates.
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Remaining vacant units will be available for the local workforce. The council, with the input from the community and advice from Northwest, will further develop the next set of preferences to determine how remaining units are offered to workers. Factors like being a permanent employee, time living or working in the community, or type of position could be taken into consideration. The specific rules and management strategies must be decided prior to occupancy in the Management Agreement.
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To add your name to the interest list please follow the link below. Adding your name to this list does not commit you to signing you a lease or guarantee you a townhome unit.​​
​Who are essential workers?
So far essential workers have been broadly defined as people in the positions listed below. In the future the Council and community will create a definition to add to the Management Agreement with Northwest. This will ensure Northwest provides priority to Stanley's essential workers and their families.
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Teacher
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Nurse/EMT
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Government Employee (Postal, Local, State, Federal)
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Fire Chief
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Sewer Association
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Skilled Labor (mechanic, plumber, electrician, equipment operator, builder etc.)
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Law Enforcement
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Library Staff
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Manager at local business​
FAQs
What will the rents be?
See Unit Breakdown and Rent section.
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Why are the rents not lower?
The projected rental rates must be adequate to ensure the financing, operations, and maintenance of the project are economically viable. If more units were built, due to economies of scale, rents may be lowered, but the council expressed they did not want more than 20 units built. The the projected rents are within 30% of the income of the majority of surveyed permanent essential workers. Read more here.
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Also, some businesses are subsidizing or providing below-market-rate rental rates for their employees. Some have indicated that they might be interested in subsidizing rents for their employees in the workforce housing.
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Why is the City not building low-income housing?
If low-income housing tax credits are used, residents of the housing have to meet income restrictions. Residents of the housing would have had to have averaged a household income of $32,560 for a single person household and $37,180 for a 2-person household. Most essential workers would not have qualified for the housing due to their income. Household income averaged $70,200 for the essential workers who reported estimates of their household income. The median household income was $67,000. Most households were one or two person households. Read more here.
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Why is the City working with a developer?
The City has chosen to leverage their funds and work with a developer, Northwest, who can obtain further funding through loans. This will provide funding for 18 units to be built in a mix of 1-, 2-, and 3-bedroom units.
Read more here... ...and here.
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Can the City use the 4 million and do it on their own?
Yes, that is an option. Initial evaluations show that if the City used the HUD grant to cover the cost of infrastructure and construction at $400/sq ft (lower than quoted by a local builder) the City could construct two 1-bedroom units and two 2-bedroom units (4 units total). If $1,400 was charged for the 1-bedroom units and $1,800 was charged for the 2-bedroom units the City would just cover the estimated management cost. To ensure proper management the City would likely need to offer housing to at least 3 employees. Read more here.
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Who is profiting from this project?
No one is gaining a financial profit. The community will benefit by being able to provide essential employees and other workers stable, year round, quality housing. This will enable more options in hiring and better retention for employees. If building affordable workforce housing was a highly profitable scheme, it is highly likely a private corporation would have already done this. The developer is a non-profit. Read more here.
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Will the City loose control of the workforce housing if a developer constructs and manages the housing?
No. The City will always own the land, and the housing development will become property of the City at the end of the lease. The ground lease states that the City must approve anything that is built on the property. Although the City plans to sign a housing management agreement with the Developer, neither the lease nor the management agreement turns complete control of the housing over to the Developer. The City will ensure that its ordinances are enforced, that the housing remains dedicated only for workers in Stanley and nearby areas (per Congressional law), and that the housing remains attractive and comfortable, serving the priorities and needs of the Stanley community.
If you have further questions, please contact us!
T: 208.774.2286
E: cityclerk@cityofstanleyid.gov
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PO Box 53
510 Eva Falls Ave.
Stanley, ID 83278​