Bellingham Community Development Advisory Board (CDAB)

The Bellingham Community Development Advisory Board held its May meeting with several new members joining for the first time, creating the fullest table since before COVID-19. The meeting featured two substantial presentations: DVSAS's Safe Start program for domestic violence survivors and their children, and an extensive overview of the city's new HomeShare Bellingham pilot program launching this summer. The HomeShare initiative represents a significant new approach to addressing Bellingham's housing shortage by connecting homeowners who have extra bedrooms with individuals seeking affordable housing. Developed through collaboration between the city and Aging Well Whatcom, the program utilizes a third-party platform called Nesterly and has been allocated up to $55,000 annually for two years. The program could potentially add up to 1,700 rooms to the local housing market by targeting property tax exemption recipients alone. Staff provided a comprehensive overview of funding sources following the recent passage of the action plan by City Council, emphasizing how the locally-approved housing levy and affordable housing sales tax comprise the vast majority of the community's housing investment capacity. These local funding sources generate approximately $7.5-8 million annually, far exceeding federal contributions of around $1.3 million from HOME and CDBG programs. The meeting concluded with the board taking a two-month summer break, with the next meeting scheduled for August 14th to review the draft CAPER (Consolidated Annual Performance and Evaluation Report) before its public comment period begins.

- **Minutes Approval:** Motion by Andrew Culkins, seconded by Catherine Freiland, to approve April meeting minutes with staff's suggested rewording regarding the HUD action plan recommendation. Approved with Jasmine Fast abstaining due to absence from prior meeting. - **HomeShare Bellingham Contract:** Staff confirmed the city has officially contracted with Nesterly for up to $55,000 annually over two years to operate the online platform and provide case management support for the home sharing pilot program. No formal votes were taken on other agenda items as the meeting was primarily informational presentations and discussion.

**Elizabeth Hart, on childhood trauma intervention:** "We know that trauma can cause lots of issues...and you know, adverse childhood experiences, or what's called in the field ACEs, can really lead to long term health consequences as children grow into adults." **Laura Welker, on housing solutions:** "I wouldn't necessarily say it's the solution. I would say it's a solution. And with our housing situation as it is, we just need as many different angles as possible." **Samuel Lewis, on program uncertainties:** "There's so much that we don't know. That's why we're piloting, I guess." **Kathleen Morton, on cost-effectiveness:** "If I may say $55,000 a year for a housing solution is very affordable" compared to $500,000 per new construction unit. **Samuel Lewis, on housing inventory:** "We don't have a housing problem if you're just looking at bedrooms, we have enough bedrooms in our community to house everyone...That's a very blunt way of looking at things. But like, is there a way to free up some of those bedrooms and utilize them?" **Elizabeth Hart, on community support:** "We don't have all the answers, but we have lots of like brainstorming tactics. And we love to talk about like how we could potentially support a situation and staying safer."

## Meeting Overview The Bellingham Community Development Advisory Board (CDAB) convened on May 8th, 2025, with an unusually full table of members — something Chair Shannon Laws noted hadn't been seen consistently since COVID. The meeting brought together returning members alongside several newcomers, including Nina Rammelman, Lillette Homson, and Matt, all attending their first meeting. With representatives from various neighborhoods across Bellingham and key staff from the Housing Authority, the board was well-positioned for its evening agenda focused on housing solutions and community services. The meeting featured two major presentations that highlighted innovative approaches to addressing Bellingham's housing challenges: an overview of domestic violence services for families, and the unveiling of a new pilot program designed to match homeowners with available rooms to renters seeking affordable housing. With the board having just completed its annual action plan process and facing a two-month summer break, this session served as both an educational opportunity and a bridge to future initiatives. ## Safe Start Programs: Supporting Children and Families Affected by Violence Elizabeth Hart from Domestic Violence and Sexual Assault Services (DVSAS) opened the presentations with an overview of their Safe Start program, which the city helps support. Hart began by asking how many board members knew about DVSAS, revealing that awareness wasn't universal — making her presentation all the more valuable. "DVSAS stands for domestic violence and sexual assault services. We really called ourselves what we are. No, not not a lot of creativity there," Hart explained with characteristic directness. The organization serves anyone affected by domestic or sexual violence, with Safe Start specifically addressing the unique challenges faced by parents and children navigating these traumatic experiences. The program's scope is substantial. During fiscal year 2024 (July 2023 to June 2024), Safe Start served 34 parents through their "parenting after violence" support groups, supported three families in navigating child protective services, provided onsite advocacy to 76 family members in shelter, and delivered supportive advocacy services to 82 children under age 18. Hart addressed a historical blind spot in domestic violence advocacy: "For a long time particularly within the DV movement, like, you know, 30 years ago, it was kind of intentionally ignored that for a reason, and all all of which I'll try to expound on that, like witnessing domestic violence was a trauma in and of itself. We didn't talk about it." The reason for this silence, she explained, was fear that children might be removed from the safe parent, potentially causing more harm than the witnessed trauma itself. The centerpiece of Safe Start is the 12-week "parenting after violence" support group. Hart described a common scenario that surprised her: "How often we see see a survivor who has worked really hard to protect their kids. You know, they've they've done a lot of things, and to to try to protect their children... But they haven't talked to their kid about what happened." These support groups address the complex aftermath of domestic violence in families. "In a home with domestic violence. The the safe parent there. Maybe like authority with their children has been undermined. So how to like, reestablish that, how to have healthy discipline techniques," Hart explained. The groups provide not just education but crucial peer support, allowing parents to "connect with other parents who have had similar experiences." Board member Ben Spicer asked about timing and accessibility: "With it being a 12 week program, do you generally want when people come into it, but they start at week one. They're not coming in like week, 4 or 5 or something." "That is, that is the hope. And we certainly have made exceptions," Hart responded, noting they're considering shortening the program to eight weeks to improve accessibility. "We've done that with our adult non, our different just adult support groups unrelated to parenting. And it seems like it's been easier for people to make that commitment." The program typically runs two to four iterations per year, depending on demand. Entry is through DVSAS's 24-hour helpline, and Hart emphasized that the organization serves not just direct survivors but anyone affected by domestic and sexual violence. "The ripple effects are huge. So if you know you're concerned about a neighbor. You're concerned about a family member or a friend, or you know you come across the situation, and you're not sure what to do. Like feel free to call." Hart concluded by highlighting DVSAS's prevention work through their Empowerment Project in middle and high schools, noting "you could argue that the prevention work we do is the most important thing." She also announced a 40-hour volunteer training starting the following Monday, emphasizing the organization's reliance on community volunteers to operate their 24-hour helpline and provide services. ## Home Share Bellingham: A New Pilot Program for Housing Solutions The evening's second major presentation introduced Home Share Bellingham, a pilot program born from extensive research and community advocacy led by Aging Well Whatcom and now being implemented by the City of Bellingham. Laura Welker from the Chuckanut Health Foundation presented the research foundation, while city staff member Kathleen Morton detailed the pilot program structure. Welker explained that home sharing emerged as a priority strategy within the Aging Well Whatcom blueprint. "One of the 6 focus areas is on housing and one of the priority strategies within that section is shared housing. And the variety of ways that we could... share more of the existing housing for a whole variety of reasons." The research phase involved multiple components: a local interest survey conducted at four senior centers, interviews with five or six other home sharing programs across the country, and analysis of best practices from the National Shared Housing Resource Center. Rather than traditional paper surveys, they used an interactive "game board poster board" approach that allowed for more nuanced conversations. "Most people with an extra room would at least consider renting it out," Welker reported from their survey results. "So not for sure. And they were signing on any dotted line at that moment, but they they either said yes, or maybe to Yeah, I I would consider it, and it varied by location. It was much higher in Bellingham." The research revealed several key insights about successful home sharing programs: - They work best where housing demand is high and expensive (Bellingham fits this profile) - People typically use home sharing for financial reasons, often during life transitions - Programs should expect a 2-3 year startup phase focused on partnership development and outreach - It's harder to recruit homeowners than home seekers - Even programs without age requirements tend to skew older in participants - Programs typically make 10-30 matches per year, with newer programs on the lower end - Home sharing isn't suited for emergency housing needs - In-person support for the matching process is valuable - Data collection on the participant funnel is important When board member Matt Unger asked about the motivation for pursuing this particular solution given its relatively small impact, Welker responded: "I wouldn't necessarily say it's the solution. I would say it's a solution. And with our housing situation. As it is, we just need as many different angles. As possible... as many different options as possible." After a year and a half of trying to find local nonprofit partners to implement the program without success, the city decided to move forward directly. "I think it was maybe bad timing as well. I mean, nonprofits have just been really struggling with capacity over the past few years," Samuel noted. ## The City's Implementation Strategy Kathleen Morton took over to detail the city's pilot program structure. The potential impact is significant: analyzing households that currently use the senior/disabled property tax exemption, the city identified approximately 1,700 available rooms in 962 properties that could theoretically be added to the housing market. "Keep in mind not all the rooms may be vacant, and not all households would be interested in participating in a home share agreement," Morton cautioned. "However, there is a potential to add about 1,700 units in our community. So that's pretty significant." The city approached the implementation through a Request for Proposals (RFP) process, seeking a platform that could vet matches through background checks, provide easy-to-use technology with technical assistance, help generate leases and collect rent, and offer case management support including conflict resolution. They selected Nesterly, a third-party home sharing service that operates in multiple cities. Morton encouraged board members to explore Nesterly's website, showing how it functions similarly to housing search platforms but with crucial differences: "With Zillow is pretty common that you'll see a post for an apartment for lease. It may not actually be for lease... whereas this particular platform directly connects you with the person that has the available room." The city's contract with Nesterly is for up to $55,000 annually over two years. New board member Jasmine Fast asked about the cost structure, leading to an explanation that this represents the baseline cost to bring Nesterly to the community, regardless of how many matches they make. Nesterly also collects fees from successful matches. Board member Nina Rammelman raised jurisdictional questions about the program being open countywide: "Are y'all facing any major jurisdictional, or like zoning law challenges for all these jurisdictions?" "We're just ignoring everything outside the city limits. Frankly," Samuel responded practically. "There's nothing restricting Facebook home sharing. Right? I mean, there's a lot of platforms out there where people can put up a room for rent right? And so there's ways that jurisdictions can monitor that if they want, and if it's a problem, then they can restrict that within their jurisdiction." ## Implementation Timeline and Community Outreach The program is currently in its preparation phase, with marketing materials being developed and community outreach planned for July launch. Kate Bartholomew, familiar to long-time CDAB members, has been contracted as the project consultant to help with community engagement. Morton emphasized that while the city is funding the program and focusing outreach in Bellingham, it will be available to Whatcom County residents. However, "staff will not be providing support for folks outside the city limits, but perhaps other agencies out there who learn about this and get a better understanding of it. Can help their own clients navigate it." The board raised several practical questions about the program's accessibility and effectiveness. Board member Andrew Culkins, representing the housing authorities, asked about Section 8 voucher compatibility: "Has it come up like? Would someone with like a section 8 voucher be able to take advantage of this as well. Using that rental subsidy." "The shared housing is technically allowed under the voucher program. It's just very hard to make it work," Samuel responded, noting administrative challenges around lease requirements and inspections. When asked about emergency housing suitability, Morton explained: "I think that it really depends on the person's situation. What type of support they have is going to be key as someone who used to provide direct services to chronically homeless families. It can be really hard placing someone into a shared living environment without the proper supports." Laura Welker added timing considerations: "Many home sharing programs don't use the platform like this, and they go through a much more involved matching process, and it just takes time so it can sometimes take, you know, numerous months to to for those organizations who are kind of quote unquote hand matching to make a match." ## Concerns About Affordability and Equity Several board members pressed on whether the program would actually provide affordable housing. Board member Catherine Freiland asked directly: "Do. Homeowners set their own rent in an unrestricted way, just based on what they feel? They need." "I believe. So. Yeah," Morton confirmed, though she noted that other programs often incorporate arrangements where renters provide services like pet walking or gardening in exchange for reduced rent. Samuel expressed some skepticism: "I'm a little bit skeptical of that question... Not of your question, but of the answer to that. It's, you know. I see some of the rents charged in other places. I'm like this is not an affordable option. Right? So, we we don't. We just don't know. There's so much that we don't know. Why, we're piloting, I guess." The income eligibility question also arose, with clarification that there are no income restrictions for participants on either side of matches. The legal department determined that as a pilot using flexible administrative funding from the affordable housing sales tax, they could proceed without demographic restrictions while gathering data on actual usage patterns. "The evidence we get from other communities is that they do tend to be low income. And so that's the kind of information we'll gather is who actually utilizes this. And do they tend to be low income. But it's not a requirement," Samuel explained. Board members also noted potential unintended consequences for participants on fixed incomes, where rental income could affect eligibility for programs like property tax exemptions or SNAP benefits. "That has to be a factor in deciding. Yeah? And when we begin our outreach into the community, we know that that's going to be a question more on fixed incomes. And we intend to have a response ready to address that," Morton acknowledged. ## Funding Sources Overview: Understanding the Financial Foundation With several new board members present, Samuel provided a comprehensive overview of the funding sources that support Bellingham's housing and community development work. This overview helped contextualize not only the home sharing pilot but the broader scope of the city's affordable housing efforts. "These are the the basic programs that the funding allows us to to support," Samuel explained, noting that everything theoretically supports low-income folks at 80% of area median income or below. The city attempts to maintain balance across the entire housing continuum, "from folks experiencing homelessness all the way up through home ownership." The funding breakdown for the current action plan shows the dominance of local sources: - Housing Levy: The largest single source, bringing in over $4 million annually - Affordable Housing Sales Tax: Contributing approximately $3.5-3.9 million annually - Federal sources (HOME and CDBG): Much smaller at $500,000 and $800,000 respectively - General Fund: About $890,000, though half earmarked for specific programs - Other smaller sources including justice sales tax and real estate excise tax "Without those [local sources] we'd be very different community. And many of the communities that sort of I have colleagues in across the region do not have those sources of funds. And so their pie is just a lot smaller," Samuel emphasized. The federal HOME Investment Partnership Program, while providing important funding, comes with extensive rules and regulations. "The home investment partnership program is just remarkable with the degree of sort of rules and expectations that come along with it. But it is just how it's all about housing, right? So it's it's great for us to have." The Community Development Block Grant (CDBG) program offers more flexibility, supporting everything from housing to infrastructure to community facilities. However, its public services component is capped at just 15% of the annual allocation, limiting how much can go toward direct services like those provided by DVSAS or other community organizations. The local funding sources have transformed Bellingham's capacity. The housing levy, originally passed in 2012 and renewed in 2018 as a 10-year levy, "has supported about 130 new units every year since 2013." The affordable housing sales tax, which began collection in mid-2021, is restricted to households at 60% AMI and below and must support special needs populations. ## Looking Forward: Summer Break and Fall Priorities As the meeting concluded, board members learned they would have a two-month summer break, with the next meeting scheduled for August 14th. When they return, their first major task will be reviewing the draft CAPER (Consolidated Annual Performance and Evaluation Report), which reports on all activities funded during the program year ending June 30th. "The paper is a report out of all the activities that were funded during that time. So we'll get a copy of it, read it, and then comment on it, prior the public. There'll be a public hearing. September is when they'll have the opportunity to vote," Morton explained. The board will also continue bringing in guest speakers to discuss their programs and may revisit the administrative and financial plan, though Samuel noted that "since major changes happened last year. It may be that this year there's no need for any changes." ## Staff Updates and Community Connections In closing updates, Samuel reminded the board about volunteer opportunities with Homes Now, which is "furiously working at the site on Northwest Avenue to get the New Northwood tiny home village set up." He encouraged anyone knowing folks seeking volunteer opportunities to point them toward helping with the relocation happening over the next couple of months. The meeting's tone throughout remained collaborative and inquisitive, with new and returning members asking thoughtful questions that revealed both the complexity of housing policy and the genuine commitment to finding solutions. Elizabeth Hart's invitation for community members to attend DVSAS's volunteer training, and the board's engagement with both the immediate practical details and broader policy implications of the home sharing program, demonstrated the kind of civic participation that makes local government work. ## Closing & What's Ahead Chair Shannon Laws adjourned the meeting with congratulations to all on completing the action plan process and wishes for a good two-month break. The final moment captured a detail that reflected the board's collegial nature: ensuring that Karen's thank-you card for her year of service made it around the table for everyone to sign. As board members prepared to leave, there was a sense of anticipation for both the summer break and the work ahead. The home sharing pilot represents exactly the kind of innovative, collaborative approach to housing challenges that requires sustained attention and community input. When the board reconvenes in August, they'll be watching for early results from the program's launch and continuing their essential work of advising on how Bellingham can best use its resources to address housing needs across the community. The evening demonstrated how local government at its best operates: bringing research-based solutions to real problems, engaging community expertise, maintaining transparency about both possibilities and limitations, and always keeping the focus on serving residents who need support. Whether supporting families recovering from domestic violence or creating new pathways to affordable housing, the work continues with the recognition that every small step forward matters in addressing the complex challenges facing communities across the region.

## MODULE S1: STUDY GUIDE **Meeting ID:** BEL-CDA-2025-05-08 ### Meeting Overview The Bellingham Community Development Advisory Board (CDAB) met on May 8, 2025, with many new members joining. The meeting featured two major presentations: DVSAS's Safe Start program for domestic violence survivors and their children, and the city's new Home Share Bellingham pilot program designed to match homeowners with extra rooms to people seeking affordable housing. ### Key Terms and Concepts **DVSAS:** Domestic Violence and Sexual Assault Services - a local organization providing support and services to survivors of domestic and sexual violence, including specialized programs for families with children. **Home Sharing:** A housing model where homeowners with extra bedrooms rent rooms to tenants, creating more affordable housing options while providing companionship and additional income for homeowners. **Nesterly:** The third-party platform contracted by the city to facilitate the Home Share Bellingham program, providing background checks, matching services, and ongoing case management support. **CDAB (Community Development Advisory Board):** The city advisory body that reviews and makes recommendations on housing and community development funding allocations and programs. **Area Median Income (AMI):** A measure used to determine housing program eligibility - different programs serve households at different percentages of AMI (50%, 60%, 80%). **HUD:** U.S. Department of Housing and Urban Development, which provides federal funding streams like HOME and CDBG that support local housing programs. **Housing Levy:** A voter-approved property tax that generates about $4 million annually for Bellingham's affordable housing programs, currently in the middle of a 10-year term. **Parenting After Violence:** DVSAS's 12-week support group program helping parents who have experienced domestic violence learn to support their children and rebuild healthy family relationships. ### Key People at This Meeting | Name | Role / Affiliation | |---|---| | Shannon Laws | CDAB Chair, Community Representative | | Elizabeth Hart | DVSAS Representative, Safe Start Program | | Laura Welker | Aging Well Whatcom, Chucknut Health Foundation | | Kathleen Morton | City of Bellingham Staff | | Samuel (Samuya) | City of Bellingham Staff | | Matt Unger | CDAB Member, 3rd Ward Representative | | Catherine Freiland | CDAB Member, At-Large | | Nina Rammelman | CDAB Member, King Mountain Neighborhood | | Lillette Homson | CDAB Member, Happy Valley | | Andrew Culkins | Bellingham and Whatcom County Housing Authorities | | Matt | CDAB Member, South Hill | | Jasmine Fast | CDAB Member, Cordotta Neighborhood | | Ben Spicer | City Council Member, 5th Ward | ### Background Context Bellingham faces a severe housing affordability crisis, leading the city to explore creative solutions like home sharing. The Community Development Advisory Board oversees millions in federal and local housing funds, including a $4 million annual housing levy and $3.5 million in affordable housing sales tax revenue. DVSAS provides critical services to domestic violence survivors, recognizing that children who witness domestic violence need specialized support to break cycles of trauma and abuse. The home sharing concept emerged from research conducted by Aging Well Whatcom, which found significant community interest in shared housing arrangements. After local nonprofits lacked capacity to operate such a program, the city decided to pilot it directly using a contracted platform service. ### What Happened — The Short Version DVSAS presented their Safe Start program, which served 34 parents and 82 children in fiscal year 2024 through parenting support groups, child advocacy, and trauma-informed services. The program helps families heal from domestic violence through education, support groups, and direct services, with a focus on strengthening relationships between children and their safe parent. The city then unveiled Home Share Bellingham, a pilot program launching in July 2025. Using the Nesterly platform, the program will help match homeowners who have extra bedrooms with people seeking affordable housing. The city identified potential for about 1,700 additional rooms from households currently using property tax exemptions alone. The program costs $55,000 annually for two years and includes background screening, lease assistance, and ongoing case management support. Staff also provided an overview of the various funding sources that support Bellingham's housing programs, totaling over $8 million annually from federal grants, local levy, sales tax, and general fund sources. ### What to Watch Next - Home Share Bellingham marketing and outreach beginning in July 2025 - CDAB's next meeting in August to review the annual performance report - Upcoming discussions about renewing the housing levy before it expires in several years ---

## MODULE S2: FLASH CARDS **Meeting ID:** BEL-CDA-2025-05-08 **Q:** What does DVSAS stand for? **A:** Domestic Violence and Sexual Assault Services - a local organization serving survivors of domestic and sexual violence. **Q:** How many children did DVSAS serve through their Safe Start program in fiscal year 2024? **A:** 82 children received supportive advocacy services through the Safe Start program. **Q:** What is the "Parenting After Violence" program? **A:** A 12-week support group for parents who have experienced domestic violence, helping them talk to their children about trauma and rebuild healthy relationships. **Q:** What platform is the city using for Home Share Bellingham? **A:** Nesterly - a third-party home sharing service that provides background checks, matching, and case management support. **Q:** How much does the Home Share Bellingham pilot program cost the city annually? **A:** Up to $55,000 per year for two years to bring Nesterly's platform and services to the community. **Q:** How many potential rooms could be added through home sharing from households using property tax exemptions? **A:** About 1,700 rooms from 962 properties, though not all would be vacant or available for sharing. **Q:** How much does Bellingham's housing levy generate annually? **A:** About $4 million per year, making it the largest single funding source for the city's housing programs. **Q:** What income limits apply to most housing programs discussed? **A:** Most programs serve households at 80% of Area Median Income (AMI) or below, with some limited to 60% or 50% AMI. **Q:** How often does DVSAS typically offer their parenting support groups? **A:** Usually 2-3 times per year, with each group being a closed 12-week program. **Q:** When does CDAB next meet after this May meeting? **A:** August 14, 2025 - they take a summer break and will return to review the annual performance report. **Q:** What federal programs provide funding for Bellingham's housing efforts? **A:** HOME Investment Partnership Program (about $500,000 annually) and Community Development Block Grant/CDBG (about $800,000 annually). **Q:** What is the city's affordable housing sales tax projected to generate? **A:** About $3.5-3.6 million annually, though it fluctuates based on sales tax collections. **Q:** Who can participate in the Home Share Bellingham program? **A:** Anyone countywide can participate - there are no income restrictions, though the city's outreach will focus on Bellingham. **Q:** What services does Nesterly provide beyond just listing rooms? **A:** Background screening, employment verification, lease generation, rent collection, case management, and conflict resolution support. **Q:** How many matches do home sharing programs typically make per year? **A:** 10-30 matches annually, with newer programs on the lower end due to the screening and matching process. **Q:** What is the city's home rehabilitation program loan structure? **A:** Deferred loans at 1% interest that don't need to be repaid until the home is no longer occupied by the borrower. **Q:** What percentage of CDBG funds can be used for public services? **A:** Only 15% of the annual CDBG allocation can be used for services - about $150,000 per year. **Q:** What was a key finding from Aging Well Whatcom's local interest survey? **A:** Most people with extra rooms would at least consider renting them out, with higher interest in Bellingham than other locations. ---