Employment data show that while overall employment figures in Clackamas County are going up, the unemployment rate is likewise increasing. As in many areas of the country, new jobs being created are largely in the service sector and replace higher wage industrial sector jobs that are diminishing. If housing costs continue to increase and income levels continue to decrease, then rent burdens will rise for increasing numbers of households.
Ninety-six percent of Clackamas County residents are white,
non-Hispanic. Only three census tracts in the County,
adjacent to Marion County in the Canby area, have
substantial minority populations. As the population of the
county increased, the relative number of very low-income
households declined from 1980 to 1990, although the
percent of those below the poverty line increased slightly.
This suggests a general improvement in the overall income
level, but a widening gap between those with the lowest
incomes and others in the County. The poverty level for a
four-person household is estimated at $14,352 annually and
80 percent of median income for a four-person household is
$32,550 annually.
Housing conditions, according to the American Housing Survey, for approximately 98 percent of all units are average or better, and only 2 percent had severe or moderate problems. These percentages were used to determine that 3,120 units were substandard county-wide and 2,641 units were suitable for rehabilitation.
Within the overall County marketplace, in addition to more people migrating to the area with more disposable income for housing, declining vacancy rates, and increasing construction costs, there are other conditions which may contribute to rising housing costs due to impacts on supply such as the following:
However, the overall affordability problem appears to be increasing rents and rising rent burdens. Demographic information also suggests a widening gap between the poor and those above the poverty level. Finally, housing conditions and supply vary dramatically between jurisdictions and within parts of the County. Despite the concentration, conditions in these areas do not warrant a geographically concentrated program at this time.
Oregon Housing Now, a nonprofit organization, is working to keep assisted housing units in the inventory of affordable housing units. They are working with owners of four housing projects and seeking to find nonprofit sponsors to buy these developments when existing owners indicate a desire to sell the units.
Northwest Housing Alternatives, Inc., the only Community Housing Development Organization (CHDO) operating in Clackamas County has proposed development of 130 units of new affordable housing using HOME funds and Low Income Housing Tax credits. This multi-purpose project would also house a Head Start early learning center and services-enriched housing for domestic violence victims and a limited number of homeless families.
The Annie Ross Shelter is the primary source of shelter for the homeless in the County. It has four units and Northwest Housing Alternatives, Inc. is adding three units to this facility. There are also 22 beds for domestic abuse victims provided by Clackamas Women's Services. There are nine units of transitional housing. There are an estimated 119 beds available to the severely mentally ill in the County. No services are available for homeless single adults and most of the youth are currently referred to services outside the County, especially to Multnomah County, and some are referred to local motels on an emergency basis.
Supportive housing is provided to 143 persons with mental retardation/development disability problems in small group homes. About 80 percent of these facilities are located in Milwaukie or Oregon City. The largest of these facilities provides housing to 17 persons.
Based upon information provided by the Oregon State Health Division in 1991, there are about 469 HIV-infected persons in Clackamas County. As of April 1993, there were 109 cases reported in the County, almost double those reported in 1991. There are no residential care or hospice facilities in the County for those with AIDS or related Diseases, and at least ten to twenty units of foster, residential care facility or hospice beds/units that will be needed within the next five years.
Some jurisdictions offer bonuses for elderly units and there has been some market response to these incentives though these units are generally unaffordable by low-income households. Finally, some but not all jurisdictions have adopted regulations allowing for the outright siting of group homes which meet zoning definitions of households with unrelated individuals. However, there continue to be concerns surrounding siting of these group homes and larger facilities are subject to special use or conditional use approvals. Furthermore, only a few jurisdictions have taken positive steps such as waiver of permit fees to make housing more affordable
Although housing assistance is an eligible tax increment financing (TIF) activity, it has not been utilized for this purpose and discussions about the use of TIF to assist with housing is now ongoing. Concern has been expressed that affordable housing is in fact being lost through demolition in the tax-increment redevelopment areas. With a limited supply of affordable units and an increasing demand for housing, preservation of as many units as possible is an important strategy.
The County's ability to coordinate its housing and community development programs has been improved by the merger of the Community Development and Housing Rehabilitation programs with the Housing Authority. At the same time institutional structure needs strengthening during the next five years to develop a coordinated approach between the planning agencies, Development Agency, Housing Authority, the Community Development Division, nonprofit housing providers, and social service providers.
At present, though each agency is carrying out its assigned responsibilities, there is limited evidence of agreement on an overall strategy for use of resources, coordination and linkages between programs. Targeting assistance to very low income households, the homeless, and those with special needs requires the establishment of much closer working relationships. For example, though land use plans must address affordability, commonly this results in increased densities, new ideas such as neo-traditional neighborhood designs, mixed use developments, jobs-housing balance, less auto-dependence and more transit and pedestrian dependent development.
Due to the fact that Federal regulations require that 15% of
available HOME funds be set aside for use by community
housing development organizations (CHDOs) the County is
somewhat dependent on the successful operation of CHDOs
to fully realize benefits of the HOME program. Northwest
Housing Alternatives is the only CHDO in the County. That
organization's activities extend beyond the County and it has
limited capacity to absorb a large project load. Federal
policy is increasingly directing funds through such
organizations and the County's ability to access its fair
share of Federal Housing funds may be jeopardized by a
lack of additional nonprofit capacity in the County.
As the available supply is less and less adequate to meet renter needs, there will be pressure also on existing low income homeowners and efforts should be made to assist them to stay in their homes and remain independent. Of particular concern is the need for assistance to the elderly, potentially to displaced wood products workers, those faced with displacement due to private actions. In addition to helping existing homeowners, the Country will explore the feasibility and demand for a program to help first time home buyers. A wide range of potential approaches exists, including public- private joint ventures and development of manufactured housing.
The County's efforts to prevent low-income families from becoming homeless are centered at the Social Services Division. This office assists persons with assistance with payments, landlord-tenant disputes, fair housing issues, and referral to assisted and affordable housing units. Some assistance in obtaining affordable hosing is also available at the Housing Authority.
Support services will include case management medical and psychological counseling and supervision, child care, transportation, job training, and operating costs of shelters. Client groups targeted for assistance will include families, youth, victims of domestic violence, chronically mentally ill and mentally emotionally disabled and farm worker populations.
Planned emergency shelter improvements include rehabilitation and expansion of at least one of the existing shelters. Other emergency shelter needs may be met by improvements to existing or development of new facilities.
During the five-year period of this Plan the County intends to increase efforts to develop affordable housing as part of the long-term solution to homelessness. This approach will include continuing efforts to maintain and improve the existing housing supply through rehabilitation and acquisition/rehabilitation efforts where appropriate. Over time the supply of appropriately sized affordable housing units is likely to diminish as the County continues to experience strong growth pressures. Anticipating this trend, the County intends to begin a more aggressive effort to identify and package funds to construct new rental and homeless special needs housing.
| Location | Improvement | Estimated Cost |
|---|---|---|
| Canby | Handicapped Accessibility Improvements to public facilities in the Downtown area | $50,000 |
| Canby | North Cedar and South Fir Street Improvement | $180,000 |
| Estacada | Sewer System rehabilitation | $250,000 |
| Estacada | Broadway Street improvements | $190,000 |
| Gladstone | Curb and sidewalk reconstruction | $25,000 |
| Gladstone | Curb improvements on Barton, Beatrice, and Bellview Street | $108,000 |
| Gladstone | Glen Echo Avenue pedestrian way | $42,000 |
| Milwaukie | Annie Ross House homeless shelter improvements | $100,000 |
| Milwaukie | Ledding Library improvements | $156,000 |
| Molalla | Sweigle Avenue improvements | $90,000 |
| Molalla | Shirley Street sidewalks | |
| Oregon City | Park Place Water Facility improvements | $150,000 |
| Oregon City | Oregon City Mental Health Clinic improvements | $365,000 |
| Oregon City | Park Place Street and Drainage improvements | $225,000 |
| Oregon City | Clackamas Heights Water System improvements | $105,000 |
| Sandy | City Hall Accessibility improvements | $25,000 |
| Sandy | Sidewalk improvements | $128,000 |
| Sandy | Meeker Street Storm Drain improvements | $68,000 |
| Sandy | Meeker Street Sanitary Sewer | $152,000 |
| Sandy | Mark Prairie School House Historic Preservation | $145,000 |
| Clackamas | S.E. 98th & Christenson Avenue Drainage improvements | $85,000 |
| Clackamas | Boardman Slough Park Plan & improvements | $190,000 |
| Jennings Lodge | Parrott Creek Ranch dining Hall expansion | $90,000 |
| Carus | Sandy Ridge Head Start Restoration Plan | $292,000 |
| Sandy | Newell/Abernethy Creek Restoration Plan | $24,000 |
| Oregon City | Fair Housing Information and Referral | $110,000 |
| County Wide | Payment of Capital Improvement Assessments Financed by Local Improvement Districts | $175,000 |
| County Wide | Low/Moderate Income Housing and Policy Analysis | $30,000 |
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
