Clark County is located in the southwestern part of the State of Washington at the head of the Columbia River, approximately 70 miles from the Pacific Ocean. The Columbia River forms the western and southern boundaries of the county, providing over 41 miles of river frontage. Clark County is greatly influenced by its regional and geographic location. It is the major urban area of Southwest Washington and has the largest concentration of population and services of the southwest counties, which include Cowlitz, Wahkiakum, and Skamania. In addition, it is considered part of the housing, employment, and retail market for Portland, Oregon.
The 1995 Clark County Consolidated Housing and Community Development Plan (H&CD Plan) was prepared on behalf of the Clark County/City of Vancouver Consortium which represents Clark County, the incorporated cities of Battle Ground, Camas, La Center, Ridgefield, Vancouver, Washougal, Woodland, and Yacolt, and the unincorporated areas of Clark County.
Affordable housing is critical to maintaining the vitality of Clark County. Many working families and individuals cannot afford adequate housing, while many more are living in emergency shelters or struggling to make the transition into permanent housing. A growing number of disabled people are without adequate housing options or the necessary supportive services. Infrastructure and community-based programs and facilities are needed to fulfill these housing goals and to create and sustain viable communities and a high quality of life.
To help meet these needs, Clark County will allocate nearly $3,000,000 in 1995 to housing and community development programs through its HUD entitlement programs. These funds will be matched and leveraged with state and local resources. Additionally, Clark County will examine ways to better coordinate existing and future resources to streamline application processes, link needs assessments with funding decisions, and position itself to respond to an emerging emphasis on local decision-making processes and a performance- based approach to the allocation of funds.
A variety of opportunities were available for citizens to participate and comment on the development of the H&CD Plan. Public meetings were held with citizens, service providers, public and private housing developers, and public housing residents throughout the County to gather public ideas and input on the draft H&CD Plan. Outreach efforts included information to public housing residents, minority groups, neighborhood associations, and seniors. Newspaper advertisements, cable television announcements, flyers, and articles in neighborhood, human service, and public housing newsletters were placed to notify citizens about the public meetings and the availability of the draft for the 30-day comment period.
The County held formal public hearings on its proposed one year use of CDBG
and HOME funds. A summary of the final H&CD Plan and the proposed use of
CDBG and HOME funds were published in local newspapers. Copies of the H&CD
Plan were available for public review at local libraries. All public meetings
and hearings are held in facilities that are accessible to persons with
disabilities. Public notices include a TDD phone number and a phone number to
request other auxiliary aids.
Clark County is one of six counties included in the Portland-Vancouver, OR-WA Metropolitan Area (MSA). Clark County is one of the most rapidly growing of Washington's counties and has gained attention as one of the faster growing areas at the national level. In 1980, its 192,227 residents accounted for 4.7 percent of the state's population. As of April 1993, the county's population had grown to 269,500, representing 5.1 percent of the state-wide total. In 1992, the Portland-Vancouver MSA population was 1,566,200. Clark County represents 16.4 percent of the total metropolitan population.
Clark County's rapid population growth is expected to continue. The State of Washington's Office of Financial Management predicts that between 1990 and 2010, Clark County is expected to gain approximately 108,456 residents, an increase of 46 percent. Nearly 78 percent of the county's residents live in urban areas, and the other 22 percent in rural areas. However, only about one-fourth of the total population, or 26 percent, lives in one of the seven incorporated cities (Battle Ground, Camas, La Center Ridgefield, Vancouver, Yacolt, and the portion of Woodland which is located in Clark County).
Much of the growth in Clark County is the result of the planning, economic, and tax policies of the State of Washington. Many people considering the Portland, Oregon area choose to live in Washington because Washington has no income tax, and its property tax rates are lower than in Oregon. Washington has a sales tax and Oregon does not, but Washington residents accommodate this fact by often making major purchases in Oregon, where there is no sales tax.
Planning policies in Oregon make it very difficult to develop residential
land outside of the urban growth boundary. People looking for a rural/suburban
lifestyle find it easier to develop land in Washington than in Oregon. However,
differences in each state's land use policies are becoming less contrasting as
Clark County, with the rest of the state, implements the 1990 Growth Management
Act and restricts the amount and type of growth which may occur beyond
designated urban growth areas. The amount and location of affordable housing
will certainly be affected by such policies.
Definitions which describe standard conditions of housing vary widely and can often be subjective. Thus, an accurate and comprehensive assessment of the condition of the Consortium's housing stock is difficult to obtain. A 1,200-person telephone survey of Clark County residents conducted for the Clark County Housing Study in March, 1990, included questions as to whether or not the respondent's home needed repairs. Approximately 14 percent of the respondents indicated that their home needed roof or gutter repairs. Six percent indicated a need for electrical repairs, 7 percent for plumbing repairs, and 3 percent for foundation repairs.
The U.S. Census collected limited information about particular aspects of housing units which may, when considered together, be used to draw general conclusions about a unit's overall condition. For this analysis, the assumption is made that units that are known to be overcrowded and which lack complete plumbing facilities may be more likely to be in a substandard condition. Based on this assumption, information from the U.S. Census indicates that there existed in Clark County in 1990: 1,306 substandard owner-occupied units; and 1,809 substandard renter-occupied units.
Using this information, and applying a standard "rule of thumb" estimate that 88% of units which are substandard are suitable for rehabilitation, it can be concluded that 1,149 substandard owner-occupied units are suitable for rehabilitation; and 1,592 substandard renter-occupied units are suitable for rehabilitation.
Assuming that substandard housing is occupied by lower-income households in direct proportion to the proportion of all households that are lower-income, it is estimated that 1,194 substandard rental units, or 66 percent of all substandard rental units are occupied by households earning less than 95 percent of median family income. Of these: 600 are occupied by very-low income households (50.3%); 425 are occupied by low-income households (35.6%); and 169 are occupied by moderate-income households (14.2%).
Approximately 470 substandard owner-occupied units or 36 percent of all substandard owner-owned units are occupied by households earning less than 95 percent of median family income. Of these: 162 are occupied by very-low income households (34.5%); 198 are occupied by low-income households (42.1%); and 110 are occupied by moderate- income households (23.4%).
It can be assumed that the number of elderly living in substandard housing and having a household income less than 95 percent of the median is comparable to the number of elderly in the county as a whole making less than 95% of the median income. Using this method, it is assumed 43 percent (202) of the owner-occupied substandard housing was occupied by a lower-income elderly household, while 18 percent (215) of the substandard rental housing was occupied by a lower-income elderly or single person household.
The Housing Element of the Clark County 20-Year Comprehensive Growth Management Plan analyzed the potential magnitude of future housing needs, population and household projections, income groups, and housing prices to provide a view of the number of units in each price range that may be needed, by community, in the year 2010. This estimate indicates that approximately 32,000 units will be needed for households with incomes less than $15,000. Nearly half of these units will be needed in the future unincorporated areas of Clark County.
Over 22,000 households in the County need housing assistance. This represents approximately 25 percent of all households. Renters have a greater need for assistance than do homeowners. Elderly and 1-2 member households, as well as large related households, have the greatest needs for housing assistance. It is important to note that these figures do not include homeless persons, which, if included, would substantially increase the number of households in need.
Approximately 18 percent, or 15,968 households, in Clark County are considered moderate- income (earning between 51-80 percent of median income). Forty-five percent are renters and 55 percent are owners. Twenty-six percent are elderly or 1-2 member households. Severe cost burden appears to be less of a problem among moderate-income renters than it is for low-income renters. Thirty-four percent of low-income households pay more than 30 percent of its income for housing, and 4 percent pay more than 50 percent.
There are slightly more owner-occupied moderate-income households than moderate-income renter-occupied households, which may indicate that homeownership is attainable to a portion of this population.
The total number of housing units in Clark County in 1990 was 92,849, with single family homes comprising 69 percent (63,681 units) of the stock and multi-family homes 23 percent (21,033 units). Manufactured homes accounted for 8 percent (7,520 units) of the housing stock of Clark County.
The total number of housing units in Clark County has risen by 22 percent since 1980 and 54 percent since 1970. The number of single family units has risen 14 percent since 1980 and 46 percent since 1970. Multi-family units have increased in number by 35 percent since 1980 and 68 percent since 1970. Manufactured housing has shown the most dramatic increase of 47 percent over 1980 figures and 79 percent since 1970.
The increasing demand for housing is reflected in the increased levels of new housing construction during the past five years, especially for single-family units. In 1993, Clark County led the market for the Portland Metropolitan Statistical Area (MSA) in construction of multi-family units, and was second only to Washington County, Oregon in single-family units. By comparison, between 1990 and 1994 building permit activity in other counties in the Portland MSA grew at a much slower pace, and, in some cases, declined.
Low- and moderate-income persons earning 80% or less of the area's median income in Clark County find it increasingly difficult to find affordable housing. Rapid growth and a strong housing market, while beneficial in many ways, has resulted in housing and rental prices which are unattainable for many. For example, a low-income family of four earning approximately $22,000, or 50% of the median income, could afford a house priced no higher than $52,875. Less than 5% of the homes sold in Clark County in 1994 fell into this price range.
As the population in Clark County grows, so does its homeless population. Between 1992 and 1993, there was a 4.2% increase in the general population, yet an 8.0% increase in the number of persons seeking shelter. An increasing number of families who are homeless have at least one wage-earner, but are still not able to find or remain in permanent housing, due to the cost of housing, food, utilities, health care, and transportation.
Extremely-Low Income Households: Overall, 11,038 very low-income households in Clark County are in need of rent assistance; 3,679 of these households are now living in an assisted unit. Approximately 33 percent of the rent assistance needs of extremely low income households are being met.
Low-Income Elderly Households: Overall, 2,195 very low-income elderly households in Clark County are in need of rent assistance; 1,508 of these households are now living in an assisted unit. Approximately 69 percent of the rent assistance needs of this group are being met.
Low-Income Small (2-4 members) Related Households: Overall, 4,430 very low-income small related households in Clark County are in need of rent assistance; 1,803 of these households are now living in an assisted unit. Approximately 41 percent of the rent assistance needs of this group are being met.
Low-Income Large (more than 5 members) Related Households: Overall, 1,150 very low- income large related households in Clark County are in need of rent assistance; 368 of these households are now living in an assisted unit. Approximately 32 percent of the rent assistance needs of this group are being met.
Persons in low- and moderate-income households include a diverse group, many of whom have full-time employment, family-wage incomes, and more than one wage-earner in the family. Yet for even these households, finding housing that is affordable is becoming a real challenge in Clark County. Real estate analysts predict that in the coming years the more "affordable" housing may be in other, more northern counties such as Cowlitz County.
Although income and housing costs are two primary factors in assessing housing affordability, the availability of affordable housing is also a key component. In Clark County, affordable rental units and homeownership opportunities are shrinking for many low- and moderate-income households. Only 4.5 percent of homes sold in 1994 were affordable to households earning less than 50 percent of the median income. Although persons earning less than 80 percent of the median comprise 37 percent of the county, only 17 percent of houses sold were affordable to them. Realtors indicate that many of the houses in affordable price ranges to low- and moderate-income groups are in a substandard condition that would not qualify for financing. Combined with the lack of savings or resources for downpayment and closing costs, low- and moderate-income households stand little chance of becoming homeowners.
The rental market is just as bleak for many households. Although smaller apartments or other rental units may be affordable to low- and moderate-income households, families needing units with more than two bedrooms will find it difficult to find affordable units. Older rental units, which are often more affordable than newer units, are more difficult to find in Clark County. The Clark County the vacancy rate for a two-bedroom apartment ranges from 3.25 percent to 4.25 percent, compared with a vacancy rate of almost 6 percent for newer units. The private market is clearly not providing affordable units to low- income households.
Clark County has an approved fair housing policy which is in compliance with state and federal regulations. The County participates in educational activities related to fair housing, as well as in outreach activities and systemic testing of fair housing laws. Clark County is also working with neighboring counties to obtain a Fair Housing Initiatives Program grant for education and outreach activities. In 1995, Clark County will develop a fair housing strategy which addresses a fair share allocation of affordable housing, reasonable accommodations for persons with disabilities, fairness in real estate practices, and landlord tenant issues.
To evaluate and reduce lead-based paint hazards during 1995, Clark County will coordinate with public and private efforts to reduce lead-based paint hazards in residential units, participate in inter-agency efforts by county health organizations and agencies to develop a survey of lead hazards in Clark County housing units, integrate lead hazard evaluation and reduction activities into existing housing programs, and support and promote comprehensive public health programs aimed at education and testing.
With the passage of the 1990 Washington State Growth Management Act, Clark County and the incorporated cities within its boundaries underwent an extensive planning process to help guide the area's growth. As a result, the County and the cities identified priority community development needs for infrastructure and facilities, including road improvements, sewers, parks, water systems, and recreational facilities.
Clark County will enhance coordination public, private, and nonprofit housing providers, human service agencies, and social service providers through the following actions:
Early in 1993, Clark County joined with health and social service agencies within the county to lead a special community planning project called Community Choices 2010 Strategic Plan. Its goal was to create a preferred future for the county and strategies for achieving this future.
The Community Choices project sought ideas from many citizens in Clark County representing diverse social, cultural, and economic groups. Eight core values emerged from this effort which laid the groundwork for the development of the Clark County vision. These are: community is worth struggling to achieve; every individual has value; community builds on individual responsibility; no one is an island; everyone has a right to feel safe; an ounce of prevention is worth a pound of cure; effectively coping with change will make the community stronger; and diversity leads to opportunity and strength.
Based on these values, a "vision of life" in Clark County in the next twenty years was developed to guide Clark County's growth and to maintain its quality of life for its citizens. Its focus is especially applicable to the planning process for the H&CD Plan, since it reflects federal and local goals for decent housing, a suitable living environment, and expanded economic opportunities.
One of the county's objectives is to increase the supply of housing affordable to renter households earning 50 percent or less of the area median family income, and promote homeownership for low- and moderate-income households earning less than 80 percent of the area median family income, through an integrated approach that involves increasing housing supply, increasing financial options for both housing providers and purchasers, increasing individual capacity to purchase, and allowing for increased density.
The country also wishes to create additional housing options and increased opportunities for self-sufficiency for low-income elderly persons, persons with disabilities and or special needs, and public housing residents, and preserve, whenever cost-effective, existing affordable housing units threatened with loss due to condition, location, land use regulations, or other situations.
A stable source of housing development funds at the state and local level needs to be secured to accomplish these objectives. Coordination and responsiveness between providers of housing and other sectors of the community is needed to improve the quality and quantity of housing.
In order to evaluate the progress of these objectives, the county will conduct periodic needs assessments within the Consortium to identify housing needs and related services for low- and moderate-income persons, homeless persons, and persons with special needs.
In order to demonstrate a commitment to long-term economic growth and family wage jobs, and to provide opportunity for all citizens, especially unemployed and disadvantaged persons, a county-wide strategy will be developed to implement the Consortium's housing, community development, and economic development objectives and to link the strategy with the allocation process for federal funds.
Non-federal funding for programs and facilities that promote viable communities and address both the community development and human service needs of urban and rural areas also needs to be accessed.
Better coordination with cities and service providers is needed to establish future priority areas for public funding of capital facilities, services and infrastructure.
Clark County can influence only some of the causes of poverty. As a region, it can do this by encouraging employers which pay livable wages, ensuring that the area has housing and human service providers able to offer the continuum of services necessary for self- sufficiency, and developing or continuing programs aimed at reducing the number of households in poverty.
Clark County's anti-poverty strategies focus on the goal of increasing self-sufficiency of low-income individuals and families. In achieving this goal, the County will participate in the following programs:
There are a variety of federal, state, and local resources in Clark County available to public and private housing developers, nonprofit organizations, and local jurisdictions. The resources are generally allocated based on the scope of a project, the targeted population, and other resources which the project can leverage.
Clark County acts in a number of ways to advertise the availability of the funds, and to assist potential applicants in accessing them. This includes distributing Notices of Funds Availability, providing technical assistance and data for preparations of applications, and writing letters verifying that proposed projects applying for state and federal dollars are consistent with the Clark County H&CD Plan.
The H&CD plan has identified 22 federal housing and homeless assistance resources, and 11 state and local housing resources which are currently available or anticipated to be available.
As part of its 20-Year Comprehensive Growth Management Plan, Clark County
adopted county-wide planning policies to guide its future growth. The housing,
homeless continuum of care, and community development objectives presented in
this summary are intended to build upon these policies and incorporate them into
implementation strategies.
The Clark County One-Year Action Plan outlines the proposed use of approximately $3,000,000 in Community Development Block Grant and HOME funds, in addition to program income.
The County will receive no ESG funds in 1995. However, the County and all other eligible applicants, including nonprofit organizations and the housing authority, may apply to the State of Washington for ESG funds. Only one application may be submitted from each entitlement area, and funds are awarded on a competitive basis. No entitlement area may receive more than $75,000 in any one funding year.
Camas Benton Street Improvements - $250,000 in CDBG funds in a five and one-half block area which includes storm drainage placement, some waterline replacement, curbs, gutters, sidewalks, grates, and paving.
Yacolt Railroad Avenue Sidewalk, Curb, and Drainage - $146,000 in CDBG funds for the construction of 1,500 feet of a five-foot wide concrete sidewalk and curb at Railroad Avenue in Yacolt, Washington.
Woodland and La Center Handicapped Accessibility - $120,000 and $59,332 in CDBG funds respectively for accessibility improvements at 1000 E. 4th Street, LaCenter, Washington.
YWCA Handicapped Accessibility - $101324 in CDBG funds for accessibility improvements to the YWCA building at 3609 Main Street, Vancouver, Washington.
Battle Ground Challenger Field Park - $250,000 in acquisition and construction of a "Challenger Division" Little League field for handicapped children. Field will have wider baselines, level pitching area, handicapped restrooms, parking, and play area.
Homeowner Housing Rehabilitation Loan Program - $268,674 in CDBG funds and $205,000 in HOME funds to provide low interest loans to low to moderate income homeowners. Program is offered county-wide.
Columbia River Mental Health Services - $300,000 in HOME funds to Columbia River Mental Health Services for the construction of a residential facility for children and adolescents who have severe emotional and/or behavioral problems. The project is located at 2920 Falk Road, Vancouver, Washington.
Evergreen Habitat for Humanity - $175,000 in HOME funds for the construction of six single-family units for homeownership in the East Vancouver area.
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 in addition: a table provides information about the project(s).
MAP 6 depicts neighborhood streets and proposed HUD funded projects, as described in the table under MAP 5.
