HomeMy WebLinkAbout2023.08.17 Planning Commission PacketAGENDA
PLANNING COMMISSION MEETING
City Hall - Council Chambers
525 North Third Avenue
Pasco, Washington
THURSDAY, AUGUST 17, 2023
6:30 PM
This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive.
Audio equipment available for the hearing impaired; contact staff for assistance.
Please silence your cell phones. Thank you.
I. CALL TO ORDER
II. PLEDGE OF ALLEGENCE
III. ROLL CALL: Declaration of Quorum
IV. WELCOME AND ANNOUNCEMENTS
V. APPROVAL OF MINUTES
• Meeting Minutes of July 20, 2023.
VI. OLD BUSINESS
VII. PUBLIC HEARINGS
• 2024 CDBG Fund Allocations (BGAP2023-003)
• Housing Action and Implementation Plan
VIII. WORKSHOP
IX. OTHER BUSINESS
X. AJOURNMENT
PLANNING COMMISSION MEETING MINUTES
City Hall - Council Chambers
525 North Third Avenue
Pasco, Washington
THURSDAY, JULY 20, 2023
6:30 PM
Planning Commission Meeting Minutes Page 1 of 11 July 20, 2023
CALL TO ORDER
City of Pasco Planning Commission meeting was called to order at 6:30 p.m., by Chair Jerry Cochran. PLEDGE OF ALLEGIANCE Chair Cochran led the Pledge of Allegiance. ROLL CALL Commissioners Present: Abel Campos, Rosa Torres, Mitchell Moffitt, Kim Lehrman, Jay Hendler and Jerry Cochran, a quorum was declared. Commissioners Excused: Paul Mendez, Dana Crutchfield, and Rachel Teel Staff Present: Community & Economic Development Director Jacob Gonzalez, Block Grant Administrator Kristin Webb, and Administrative Assistant II Carmen Patrick.
WELCOME AND ANNOUNCEMENTS
Chair Cochran explained the Planning Commission is an advisory board made up of volunteers
appointed by City Council.
He further explained the purpose of the Planning Commission was to provide recommendations to
City Council regarding changes to the City’s Comprehensive Plan, Land Use Updates, Block Grant
Allocations and Zoning Code. The Planning Commission is tasked with considering the long-term
growth and development of the community, the impact of land use decisions on community,
livability, economic opportunity, housing affordability, public services, and the environment.
Chair Cochran reminded the audience tonight’s proceedings were being broadcast live on City of
Pasco’s Facebook page and on Charter Cable PSC Channel 191 and will be rebroadcast several times
during the next month.
He stated the meeting was also being recorded and could be watched on City of Pasco’s website,
which is Pasco-wa.gov. Click on the VIDEO ON DEMAND link and make your selection there.
Chair Cochran stated copies of the meeting agenda were available on the back table. He then asked
that everyone silence cell phones to prevent interruptions during the meeting. For those present this
evening, when you are given the opportunity to address the Commission, please come to the podium,
speak clearly into the microphone, and state your name and city of address for the record.
Chair Cochran reminded the audience and the Planning Commission that Washington State Law
requires public meetings like the one being held this evening not only be fair, but also appear to be
fair. In addition, Washington State Law prohibits Planning Commission members from participating
in discussions or decisions in which the member may have a direct interest or may be either benefited
or harmed by the Planning Commission’s decision. An objection to any Planning Commission
member hearing any matter on tonight’s agenda needs to be aired at this time or it will be waived.
Chair Cochran asked if there were any Planning Commission members who have a declaration at
this time regarding any of the items on the agenda.
Planning Commission Meeting Minutes Page 2 of 11 July 20, 2023
No declarations were made.
Chair Cochran asked if anyone in the audience objected to any Planning Commission member
hearing any of the items on the agenda.
None heard, record shows there were no declarations.
Chair Cochran stated the Planning Commission needed and valued public input explaining it helped
the Commission understand the issues more clearly and allowed for better recommendations to City
Council. Furthermore, in many cases, this could be the only forum for the public to get facts and
opinions placed into the official record and City Council will use to make the Commission’s
decision. He encouraged those present to take full advantage of this opportunity.
APPROVAL OF MINUTES
Commissioner Campos moved to approve the Planning Commission meeting minutes of June 15,
2023, Commissioner Torres seconded, and the motion carried unanimously.
OLD BUSINESS
None
PUBLIC HEARINGS
A. Block Grant 2024 CDBG Allocations (MF: BGAP2023-003)
Block Grant Administrator Kristin Webb presented her grant program requirements.
HUD Approved 5-Year 2020-2024 Consolidated Plan- Goals & Strategies for spending.
Annual Action Plan (AAP) Supplement-Basis for carrying out annual goals and objectives
each program year.
Consolidated Annual Plan Evaluation Report (CAPER) to evaluates AAP Performance.
Citizen Participation is mandatory and encouraged throughout the process.
Consolidated Plan 2020-2024 Goals
Increase and Preserve Affordable Housing Choices
Community, Neighborhood and Economic Development
Homeless Interventions and Public Services
Kristin stated the estimate of the available funds based on the entitlement total for 2023 is
CDBG Entitlement $651,474; Prior Year funds/Program income $65,000 – program income is
received from pay offs of CDBG rehab loans. Available for funding in 2024- $716,000. She
then discussed the breakdown of percentages by project type and goal summary, which line up
with the Consolidated Plan Goals. We received 21 proposals for funding totaling $2,515,250.
So, with an estimate of $716,000 we have a deficit of $1,798,776.
The path forward is:
May 26 – Application Deadline
July 20 – Planning Commission Public Hearing
August 17 – Planning Commission Action
August 17 – End Public Comment Period for AAP
August 28 – City Council Workshop
September 5 – City Council Action
Planning Commission Meeting Minutes Page 3 of 11 July 20, 2023
Then update Allocation for final submission to HUD.
Applicants:
• Fida Garica, Engineer I for the City of Pasco. Fida is asking for funds for the Lewis Street
Corridor Improvements Project.
Questions from Commissioners:
Commissioner Campos asked if this was a result of the surveys sent out to the community.
Fida Garcia answered yes, that was a lot of input from our community and what was actually
depicted on the Downtown Master Plan.
Commissioner Lehrman asked when is the estimate timeline to be done with the Lewis Street
Overpass?
Fida Garcia answered we're hoping to have design completed by the end of this year or early next
year, and hopefully, if we get funding, we can start construction next year.
Commissioner Torres asked can you talk a little bit more about how the Overpass project and
this project will kind of connect and what does that look like where the connection is going to
be?
Fida Garcia continued so the Lewis Street Overpass will run from Oregon Avenue to Second
Avenue. And at the intersection of Second Avenue to Fifth Avenue is our project, which is from
Second to Fifth. And then Peanuts Park is just adjacent just south of Lewis Street and Fourth.
• Jessica Brackin, Development Services Lead for the City of Pasco. Jessica is asking for
funds for sidewalk improvements for ADA, Americans with Disabilities Act to bring them
up to the most current set of standards.
Questions from Commissioners:
Commissioner Moffitt asked if the City is required to update all crossings to meet ADA
requirements? And if so, what is the timeline that's given?
Jessica Brackin answered the overall answer is yes, we are required to have all of our facilities
brought up to ADA. There's not a strict timeline given, but there is the need to have a plan in
place and to identify the timeline that we wish to get in compliance by and a path to get there.
It's a federal requirement, it varies so much from city to city. There's not a particular date required
because some cities have a lot more out of compliance than others. Obviously, there's lots of
cities that are huge that were built before a certain time that would have a very heavy lift. So, it's
flexible in terms, but you have to develop a plan to become under compliance.
Commissioner Moffitt continued so we're just trying to get closer to where we should be, but this
is not going to get us where we should be?
Jessica Brackin stated there's provisions in place with retrofits that could allow flexibility,
Planning Commission Meeting Minutes Page 4 of 11 July 20, 2023
sometimes it's often in very tight right of ways, or where there's maybe other structures that could
prevent you from meeting total compliance. There's some flexibility that's built into there, but
that's part of what the plan would adopt to. If we're places that we just can't make that work, or
there's drainage issues that would cause a bigger safety threat. There's definitely leeway that
maybe wouldn't the end goal wouldn't be 100% compliance, but you are meeting the intent of the
regulation.
Commissioner Moffit asked if all intersections require, for example, the blind, they have to push
the button and you can hear the beeps or something and some don't. Is there an ADA requirement,
this is a certain percentage, or what is that?
Jessica Brackin answered there's different warrants and it's very detailed on what's included and
not included. And ADA is often thought about for physical disabilities, like walking disabilities,
but you're very correct, it includes audible disabilities, vision disabilities and things. And part of
that is included with the physical structure, part of it's included with signage. There’re different
warrants for different types of intersections of what you require, for which if some do require the
beacon that actually makes audible noise that people can understand or not, it depends on a lot
of parameters of which level is required.
Commissioner Lehrman asked regarding on your application question number four, “Projects
will be ranked according to the attached allocation policy”. I don't understand how this is
earmarked for a low priority.
Jessica Brackin explained so we went through the ranking process, and a part of it is to do with
goal number two, which is “Improve community infrastructure, public facilities, and local
economies”. And part of it would be in that prioritization of the plan is that a lot of the areas that
are older fit into some of those categories and it's making sure that they're up to date and that
they're meeting facilities, so it applies to those individual groups that are listed as part of the
program.
Commissioner Campos asked for that transition plan, is there a specific area of the City that
you're focusing on or are you looking at the whole scope of the whole City?
Jessica Brankin answered it would look at the whole City as the plan because that is the
requirement. But with the previous inventory that was done, I think it was almost ten years ago,
and there's been improvements in then. So that's part of the update. But it does target certain
neighborhoods just naturally that could particularly benefit from it.
Commissioner Torres asked if you don't get this funding to update the plan, is there something
that you can keep moving forward with or does this stop progress on getting more of these done?
Jessica Brackin answered we will have to pursue funding in other locations and reallocate from
our budget because it is something that needs to move forward.
• Jessica Brackin, Development Services Lead for the City of Pasco. Jessica is asking for
funds for Neighborhood Traffic Management. This involves strategies to discourage
speeding, creating a safer environment for all users of the right-of-way.
Planning Commission Meeting Minutes Page 5 of 11 July 20, 2023
Questions from Commissioners:
Chair Cochran asked how does the street connectivity issue that we're working on interplay with
this? Because it seems like the more we create street connectivity, the more we create this
problem.
Jessica Brackin replied yes, they are interrelated, especially if it's only in certain spots and not all
throughout the City. If there's kind of uniform connectivity, you don't have as much of a problem.
But the connectivity does multiple good things, but also it can encourage speeding. And it's not
necessarily the volumes we're trying to mitigate, it's the speeding tendency. So, it's not necessarily
a capacity issue or through traffic.
Chair Cochran continued regarding this one and the one before. When you say you want to
develop a plan or program, is that typically just staff funding and staff time to do that, or is it
consultants or a little bit of both?
Jessica Brackin answered probably both.
• Melissa Ransom and Jeff Morrow are asking for funds for the Pasco YMCA at the Martin
Luther King Jr. Center.
Questions from Commissioners:
Commissioner Campos asked we saw on the application that you had said that you serve about
2,700 residents. What's the number been like in previous years? Have you seen an increase?
Jeff Morrow answered yes, I think we have. The numbers a few years back, I don't think were as
big as that, but it's getting bigger.
Commissioner Moffitt do you have any programs that allow adults to do something? Are there
any adult programs you have that you offer?
Jeff Morrow stated one of our biggest problems is we don't have a physical building like other
cities do, like Walla Walla does, Spokane, Yakima. So that's where we're kind of bouncing
around the Tri-Cities. We have facilities in Richland, in Kennewick, Pasco, and so it's more
catered to the youth right now. That's one of our goals as the years go by, that we want to get a
bigger building and be able to have more things for adults.
• Donna Tracy with The Arc of the Tri-Cities is requesting funds for the purpose of providing
scholarships for individuals and families who meet low-income status so that they may
participate in their services.
Questions from Commissioners:
Commissioner Hendler asked where are you located?
Donna Tracy answered we're located at 1455 Fowler.
• Liz Delamora with the Domestic Violence Services of Benton and Franklin Counties, Pasco
Planning Commission Meeting Minutes Page 6 of 11 July 20, 2023
Maripositas Outreach is requesting funds to hire two new bilingual advocate positions
being proposed.
Questions from Commissioners:
Commissioner Moffit asked do you provide any services to men and if so, can you just kind of
elaborate?
Liz Delamora answered we provide services to all genders. It doesn't matter men, women,
anybody that needs our services, we are available for. We do have an emergency shelter that
shelters only women and children, but we do have offsite places that we work with, for example,
hotels in the area that can shelter men. So, we are open to helping anybody that is seeking our
services.
Commissioner Campos asked just for clarification, so if you do get this funding, that would give
two staff to focus solely on Pasco?
Liz Delamora stated yes. We are trying to expand our services beyond Kennewick and Richland,
since we have some locations there. We are trying to do a satellite office. Our staff that are going
to be focusing on would be the Pasco locations, as well as maybe entirely hoping Franklin County
doing a lot of mobile outreach and just having a place where someone can come in. And if there's
an office space, something like that, we can provide services too. So, it remains confidential. But
the point of all of this is that we want to make it as accessible as possible to anybody that is
seeking our services.
• Rosanna Johnson with the City of Pasco Code Division is requesting funds to organize
community clean up and educational outreach events in areas of Low-moderate income.
Questions from Commissioners:
Chair Cochran asked based on the application, that it's southeast Pasco only.
Rosanna Johnson answered we're targeting the low to moderate income areas, which would be
from the 395 over to the eastern city limits of Pasco. That's predominantly where we have the
least amount of complaints come from residents, but the highest observable violations.
• Rosanna Johnson with the City of Pasco Code Division is asking for funds to add an
additional rental inspector position, as of now they only have one.
Questions from Commissioners:
Commissioner Moffitt asked how do you decide, other than at the time of licensing and every
two years, who to inspect? Do you also inspect when people have complaints or something like
that, or what actually draws you to do an inspection?
Rosanna Johnson commented so if you're licensed automatically, you're going to be inspected at
the time of licensing every two years. That's every single rental that we have in the city. We do
have limitations on the number of units. So if you have a multifamily complex, more than 20
units, then we inspect 20%. Unless you have failed inspections, we can inspect 100% of the units.
On occasion, that does happen where we have to inspect more than, say, 15 in a 100 unit complex.
Planning Commission Meeting Minutes Page 7 of 11 July 20, 2023
Otherwise, single family dwellings are all inspected. As far as complaints, we do take complaints
from citizens. They have to follow the RCW landlord tenant laws, and once they've complied
with the time frames and requirements of that, they bring the complaint to us, we inspect, and we
have to continue to follow through.
Commissioner Torres asked if you get the funding for this position, how do you plan to keep that
person funded or those positions funded going forward, long term?
Rosanna Johnson answered at the moment, it would be funded through CDBG. As far as wages
go, the city pays for the benefits for each staff member that is already funded and is proposed to
be funded. We would request it in future budgets.
Commissioner Lehrman stated I've heard that sometimes people might call in over and over to
code enforcement to come in, and that can create, a harassing situation. Is there any way that
code enforcement tracks who calls in?
Rosanna Johnson stated right now, anybody can call in and make a complaint, and you can be
anonymous, and you can stop me in the street and give me your complaint as long as I'm on duty.
As far as people calling in and calling on the same person, same property again and again, if
there's no violation, there's no issue, no citation noticed, sent to them, and no contact made. But
if there is a violation, then we have to continue with our process and cite them. We do our best
to work with people as much as we can. We call people, we email them, we'll knock and talk at
their door, leave door hangers. Like I kind of mentioned in our proposal, we do a lot of effort, as
much as we're able to. There’re three complaint officers, so really only two out in the field at a
time. It is kind of difficult to get to everybody in person, but we do our best.
Commissioner Lehrman asked if there was a method for those who don’t speak English.
Rosanna Johnson answered yes, we have several staff members that speak Spanish, we also have
Language Link that we can call and they have a list of languages available to translate, and we
also have somebody who translates live or over the phone and we can also use Google Translate
if we are in a pinch.
Kristin Webb continued the other applications that we have here, one of our directors couldn't make
it, so I was going to kind of go briefly over his. So, the ACS Department, which is Administrative
and Community Services, are applying for three Recreation Specialists. They have one at the Civic
Center, one at Martin Luther King, and then the First Avenue Center, which used to be called the
Senior Center. They have applied in the past.
Senior Life Resources, they are the Mid-Columbia Meals on Wheels. The ACS with the City of Pasco
also applied for their Pasco Youth Recreation Scholarship program. League of Education Voters
Foundation, this is their first time applying. ACS also applied for replacing some of the equipment
at the Pasco Specialty Kitchen. CDBG myself, I applied for minor rehab funds again and also facade,
as you had heard from Rosanna, we did two facades this year, and those were monies from 2016 and
2018 that had not been spent. But with the help of Code Enforcement, going out there and talking to
these individuals, brought them to the City to apply for those funds. And then we also do have to pay
for the Section 108 debt payment, and that's for the next 18 years, so that will always be in our
Planning Commission Meeting Minutes Page 8 of 11 July 20, 2023
funding unless General Fund decides to take that payment over.
Questions from Commissioners:
Chair Cochran commented that the League of Education Voters, was designated as high risk, and I
know there's probably a rubric behind it. I just don't know what that is.
Kristin Webb explained we have a risk assessment that we do, and so it has questions that HUD has
us ask them, and so that's where we come up with what their risk number is or whether they're going
to be medium, high or low. It is not detailed in the application, however it does say that they will be
assessed. Kristin said she would bring copies of the risk assessment to the next meeting for the
Commission.
Commissioner Campos asked what was the safety upgrade on the ball field at Kurtzman Park?
Kristin Webb answered that they are wanting to replace some of the bleachers and equipment.
Commissioner Lehrman asked coming back to the Kurtzman Park, I noticed it said on page two,
number seven, it didn't list how many residents would be served.
Kristin Webb stated the individual that filled out that application is new in filling these out, so we
kind of had to explain that to him, and so he was going to get us that number. So we're hoping that
when we come back in August, we'll have that for you guys.
Commissioner Lehrman added would the League of Educated Voters be able to come back in August
and do a presentation?
Kristin Webb answered yes, because it’s still a public hearing.
B. Block Grant 2024 CDBG HOME Funds Allocations (MF: BGAP2023-004)
Kristin Webb updated the Commission on this years allocations. The estimated entitlement funds
for Pasco are $179,197.
Estimated Program Income is $100,000- these funds are from Down Payment Assistance
Payoff’s.
We are budgeting $100,000- Owner Occupied Rehab- with these dollars the home must be
brought up to current code standards, we are anticipating only doing 2 rehabs.
Down Payment Assistance- $10,000- anticipating only doing 1 as the purchase limit set by
HUD for Pasco is $347, 000 which means the purchase limit can’t be more than that.
Tenant Based Rental Assistance- $109,197- the Consortium has a contract with CAC,
Community Action Connection to administer that program for the 3 cities.
Program Administration- $10,000- for Pasco staff to Administer the program.
C. Draft Draft Housing Action Plan
Jacob Gonzalez presented the Draft Housing Action Plan to the Planning Commission with an
opportunity to review. A public hearing has been scheduled and noticed for July 20 and August
17 Planning Commission meetings.
Planning Commission Meeting Minutes Page 9 of 11 July 20, 2023
Next steps:
July 20: Planning Commission Public Hearing #1
August 17: Planning Commission Public Hearing #2/Recommendation
Late August: 4th Stakeholder Workshop
Late August-October: City Council Workshop and Adoption
Public Comment:
Peter Harpster, Aqtera Engineering, 2815 St. Andrews Loop Ste# C, Pasco
We are members of the development community, have been attending these workshops that
Director Gonzalez has been hosting and work with several different developers, building
communities both in the City and in Franklin County. And I also sit on the Franklin County
Planning Commission. The developments that we do in the county, we can only go so small in
the lots, one acres, pretty much as small as we can go. And so with those projects, we're not really
addressing the housing crisis that exists today.
We're definitely in favor of this action plan and benefits a lot of different groups. The developers,
of course, build more products, residents as well, that may not be able to afford a one acre lot
with a $700,000 house out in North Pasco, but can buy a 3000 square foot lot. And it's a great
entry level home. We're working with the nation's largest home builder. And just today, planned
the first phase of a multi-phase project south of Burns Road in the Broadmoor area that
eventually, at full build, it will have 224 homes that really were designed for entry level
homebuyers.
One comment that I think maybe would be helpful, or maybe I'm just ignorant. Strategy four
mentions special population groups, and then strategy five mentions vulnerable residents. And
maybe it's just me, I don't know the difference. And it may be helpful to define those differences.
I think there's certainly a lot of overlap, but it would be helpful to know exactly which groups are
impacted or benefited between those two.
And then just the last comment, along with the housing crisis, there's a staffing shortage for lots
of industries, including, I think, planning and engineering. But one comment would just be that
we move through this process and adoption of this plan quickly. That way, people who
desperately need housing can get it sooner. And one thing that this conversation brings to mind
is Maslow's Hierarchy of Needs, which I'm sure a lot of you are familiar with. And it's a concept
in psychology that for people to become their best selves, they need adequate housing and lots of
other things. And there's a pyramid at the top is becoming your best self, being a contributing
member of society at the bottom of that pyramid. One of the very first needs that people need
met is adequate housing.
And so the sooner we can pass this through, the sooner we can remove some of those barriers to
provide a variety of housing types. Sooner we can get people in housing, they can become
contributing members of society when that housing is taken care of, that's it. Thank you.
WORSHOP
None
Planning Commission Meeting Minutes Page 10 of 11 July 20, 2023
OTHER BUSINESS
A. Presentation National Legue of Cities Presentation
Jessica Brackin, City of Pasco Development Services Lead, and Gina Vasquez, Community
Resource Specialist presented the Commission with an update on the current efforts related to
the National League of Cities (NLC) Mayor’s Institute on advancing community revitalization
to improve health and equity in Pasco.
The NLC Pasco Team began developing the “Shared Action Roadmap” in Houston and the will
be refined over the next month.
Next Steps:
Implementation of the Downtown Master Plan such as revising code to allow more
flexibility for murals and public art.
Redevelopment study of the former Thunderbird Motel site.
Question/Comments from Commissioners:
Commissioner Moffitt commented on the idea of murals.
Commissioner Lehrman commended on the presentation and presented ideas on how to get
citizens and younger people more involved.
Chair Cochran stressed concerns on what kind of art will be allowed. Gina Valdez stated that
she works with the Pasco Arts and Culture Commission and any public art will be governed.
B. Memo 2023 Comprehensive Plan Amendment Docket
Jacob Gonzalez informed the Commission that the purpose of this Memo was to provide them
with a preliminary assessment and update on the proposals we have received, in preparation for
a public hearing this spring.
There are two pre-application meetings, we have one submitted application, and one
determination of completeness. The annual amendment process has two components:
Establishment and acceptance of the annual docket consisted of completed application
which determines whether applications shall be considered.
Evaluation of the docket applications by the Pasco Planning Commission and Pasco City
Council
Note: The 2023 docket will also include the evaluation of one application that was submitted as
part of the 2022 docket.
C. Memo Recreational Vehicle Parking Regulations
Jacob Gonzalez stated to the Commission that the Code Division and Pasco Police Department
receive 300+ documented complaints annually about recreational vehicle and equipment
parking on private property and public streets. These complaints reference exceeding the 72-
hour parking limit on the public street, obstructing views of driveways and pedestrians,
blocking sidewalks, driving over utilities and neighborhood aesthetics.
Through contact with residents our office has been made aware of requests for amendments to
Planning Commission Meeting Minutes Page 11 of 11 July 20, 2023
the recreational vehicle and equipment parking regulations. As a result, from the public interest
in the topic, city staff is seeking guidance from the Planning Commission regarding the
evaluation of parking regulations for recreational vehicles.
Next Steps:
Jacob Gonzalez stated Staff can certainly take this feedback from this meeting tonight, and
we'll go back and do some homework about more of the statistics that we can collect on our
own complaints, how we apply, how our code is administered, and begin to come up maybe in
late 2023 and early 2024, at least maybe some options for us to look at. Do we want to be more
lenient in some aspects? What are the consequences of that? Do we want to be more stringent?
And what are the consequences of that based on whoever the community member might be, and
then coordinate that with the various department staff that are impacted by this decision and
come back to the planning commission with some general options and an evaluation back in
early 2024 is certainly doable for us.
ADJOURNMENT
Chair Cochran stated with no other business, I recommend a motion to adjourn.
Commissioner Campos made the motion to adjourn the meeting, it was seconded by Commissioner
Lehrman. Passed unanimously.
Meeting adjourned at 9:19 pm.
YouTube link to watch full meeting: Pasco Planning Commission Meeting, July 20, 2023 - YouTube
Respectfully submitted,
Carmen Patrick, Administrative Assistant II
Community & Economic Development Department
MEMORANDUM TO PLANNING COMMISSION
PLANNING COMMISSION MEETING
City Hall – 525 North Third Avenue – Council Chambers
DATE: THURSDAY, August 17, 2023
6:30 PM
1
TO: Planning Commission
FROM: Jacob B. Gonzalez, Director
SUBJECT: Draft Housing Action and Implementation Plan
Background
On June 27, 2023, city staff submitted the Draft Housing Action Plan to the Washington State
Department of Commerce for review, in accordance with the requirements of RCW 36.70A.600.
The Housing Action and Implementation Plan is a strategic plan to identify ways the City can meet
its present and future housing needs for all households. The State legislature has implemented
several policies to encourage housing supply including House Bill 1923 to make changes to zoning
and development regulations. The City of Pasco has undertaken the HAP to better understand
the housing challenges faced by city residents, workers, and employers, and how to best address
them.
The City’s population is estimated to reach 143,657 by the year 2045, an increase of more than
60,000 residents from todays population. Pasco’s total housing needs by 2045 will require more
than 23,000 new homes by the 2045.
Recommended Strategies
The Housing Action Plan identifies the following strategies and actions based on key findings
from the market analysis, housing needs assessment, and input from the community.
Strategy #1: Remove regulatory barriers and encourage the development of a variety of
housing types.
Strategy #2: Increase opportunities for homeownership.
Strategy #3: Expand the supply and increase access to affordable housing.
Strategy #4: Build housing for Pasco’s special population groups.
Strategy #5: Mitigate displacement of vulnerable residents.
The Draft Housing Action Plan is attached to the report for your review and recommendation.
Staff is coordinating a fourth stakeholder workshop that will occur between the Planning
Commission and Council action on the plan, to ensure that the recommended draft plan
adequately addresses all comments received.
2
RECOMMENDATION
MOTION: I move to close the public hearing on the Draft Housing Action and Implementation
Plan and recommend the Pasco City Council adopt the Draft Plan as contained in the August 17,
2023 staff report.
0
City of Pasco
Draft Housing
Action Plan
2023
Oneza & Associates | EcoNorthwest | NYU Capstone Team
6-21-2023
City of Pasco Housing Action Plan - draft 1
INTRODUCTION .................................................................................................................................. 4
ORGANIZATION OF THE REPORT ................................................................................................................................... 4
CONTEXT ................................................................................................................................................................. 4
EXISTING HOUSING CONDITIONS .......................................................................................................... 5
WHO LIVE IN PASCO? ................................................................................................................................................. 5
WHAT ARE THE ECONOMIC CONDITIONS FOR HOUSING?.................................................................................................... 9
WHAT ARE THE CURRENT HOUSING CONDITIONS IN PASCO? ............................................................................................ 13
HOMELESSNESS ...................................................................................................................................................... 14
AFFORDABLE HOUSING PROGRAMS ............................................................................................................................ 15
DISPLACEMENT RISKS .............................................................................................................................................. 16
MARKET ASSESSMENT ....................................................................................................................... 21
OVERVIEW AND PURPOSE .......................................................................................................................................... 21
ECONOMIC CONDITIONS ........................................................................................................................................... 21
EMPLOYMENT GROWTH ............................................................................................................................................ 21
DEMOGRAPHIC PROFILE ........................................................................................................................................... 24
POPULATION AND HOUSEHOLDS ................................................................................................................................ 25
HOUSING PROFILE AND MARKET ASSESSMENT ............................................................................................................. 27
DEFINING AFFORDABLE HOUSING .............................................................................................................................. 28
HOUSING SUPPLY .................................................................................................................................................... 28
HOUSING COST ....................................................................................................................................................... 32
ASSETS, OPPORTUNITIES, AND CHALLENGES ...................................................................................... 46
HOUSING NEED PROJECTIONS ........................................................................................................... 47
POPULATION PROJECTIONS ...................................................................................................................................... 47
HOUSING NEED BY INCOME LEVEL .............................................................................................................................. 47
SUMMARY OF HOUSING NEEDS IN PASCO ............................................................................................ 48
WHO LIVES IN PASCO TODAY? ................................................................................................................................... 48
WHAT WILL PASCO’S FUTURE POPULATION LOOK LIKE? ................................................................................................ 48
WHAT ARE THE CURRENT HOUSING AFFORDABILITY CONDITIONS IN PASCO? .................................................................... 49
KEY FUTURE HOUSING TRENDS IN PASCO? .................................................................................................................. 50
HOUSING STRATEGIES AND ACTIONS .................................................................................................. 51
REFERENCES .................................................................................................................................... 54
APPENDICES ..................................................................................................................................... 54
Table of Contents
City of Pasco Housing Action Plan - draft 2
Table of Exhibits
Exhibit 1. Population Growth, Pasco and Franklin County, 2010-2021 .......................................... 4
Exhibit 2. Median Age, Pasco, Franklin County, and Washington, 2021 ........................................ 5
Exhibit 3. Change in Age Distribution, Pasco, 2010-2021 ............................................................... 6
Exhibit 4. Race and Ethnicity, Pasco, 2010-2020 ............................................................................ 7
Exhibit 5. Income by Race, Franklin County, 2010-2019 ................................................................ 7
Exhibit 6. Households in Pasco, 2010-2019 .................................................................................... 8
Exhibit 7. Households Family and Non-Family, Pasco, 2010-2020 ................................................. 9
Exhibit 8. Home-owners and Renters, Pasco, 2021 ........................................................................ 9
Exhibit 9. Unemployment Rate in Franklin County, Washington, and U.S, 2021 ......................... 10
Exhibit 10. Median Income in Franklin County, 2010 to 2019 ..................................................... 10
Exhibit 11. Median Income in Pasco, 2021 ................................................................................... 11
Exhibit 12. Cost Burdened Households - Renters, 2019 ............................................................... 11
Exhibit 13. Cost Burdened Households - Renters, 2010 and 2021 ............................................... 12
Exhibit 14. Cost Burdened Households - Owners, 2019 ............................................................... 12
Exhibit 15. Cost Burdened Households - Owners, 2019 ............................................................... 13
Exhibit 16. Housing Types, Pasco, 2021 ........................................................................................ 13
Exhibit 17. Age of Housing Units, Pasco 2021 .............................................................................. 14
Exhibit 18. Total Homeless People and homelessness Persons Per 1,000 Residents .................. 14
Exhibit 19. CDBG Allocation by Year ............................................................................................. 15
Exhibit 20. Percent of Individuals Living in Poverty by Race ........................................................ 17
Exhibit 21. Percent of Individuals Experiencing Poverty .............................................................. 18
Exhibit 22. Predominance Race/ Ethnicity by Census Tracts ........................................................ 18
Exhibit 23. Percent change in Non-Hispanic/Latino and White Population from 2011-2021 ...... 19
Exhibit 24. Percent change in Hispanic/Latino and/or Non-White Population from 2011-2021 . 19
Exhibit 25. Employment by Industry in Pasco, 2010 and 2019 .................................................... 22
Exhibit 26.Employment in Pasco and where Residents Work, 2019 ............................................ 24
Exhibit 27. Household Size, Pasco, 2019 and 2021 ....................................................................... 25
Exhibit 28. Age Distribution, Pasco, 2019 and 2021 ..................................................................... 26
Exhibit 29. Race and Ethnicity, Pasco, 2019 and 2021 ................................................................. 26
Exhibit 30. Housing Type in Pasco, 2021 ...................................................................................... 29
Exhibit 31. Number of Bedrooms, Pasco, 2021 ............................................................................ 29
Exhibit 32. Building Permits, 2010-2021 ....................................................................................... 30
Exhibit 33. Age of Housing Units, Pasco 2021 .............................................................................. 31
Exhibit 34. Vacancy Rate and Household Count, Pasco, 2021...................................................... 32
Exhibit 35. Median Zillow Home Value (ZHVI), Pasco and comparison cities, 2010-2022 ........... 33
Exhibit 36. Percent Change in Home Value (ZHVI), Pasco and comparison cities, 2010-2022 .... 33
Exhibit 37. Housing Costs and Income Trends, Pasco, 2020-2021 ............................................... 34
Exhibit 38. Housing Costs and Income Trends, Pasco, 2020-2021 ............................................... 35
Exhibit 39. Pasco Multifamily Rental Market Snapshot................................................................ 35
City of Pasco Housing Action Plan - draft 3
Exhibit 40. Multifamily Rent per Square Foot and Vacancy Rate, Pasco, 2011-2023 Q3 ............. 36
Exhibit 41. Multifamily Deliveries and Net Absorption, Pasco, 2011 -2023 Q3 ............................ 37
Exhibit 42. Homeownership Rates by Race/Ethnicity, 2021......................................................... 38
Exhibit 43. Renter Households, Pasco, 2010-2021 ....................................................................... 38
Exhibit 44. Renter Cost Burden, Pasco, 2010 and 2021 ............................................................... 39
Exhibit 45. Average Rent and Median Sale Price in Paso and related affordability, 2023 ........... 40
Exhibit 46. Housing Affordability in Pasco by AMI, 2023 .............................................................. 41
Exhibit 47. Housing Affordability in Franklin County by Industry and Wages, 2023 .................... 43
Exhibit 48. Housing Costs by Housing Prototype, 2023 ................................................................ 44
Exhibit 49. Housing Unit Costs by Housing Prototype, 2023 ........................................................ 45
Exhibit 50. Pasco Population Projections, 2020-2045 .................................................................. 47
Exhibit 51. Housing Needed by Income Level in Pasco by 2045 ................................................... 48
City of Pasco Housing Action Plan - draft 4
Introduction
Pasco Housing Action Plan (HAP) is a strategic plan to identify ways the City can meet its
present and future housing needs for all households. Pasco is one of the fastest growing cities
in the Tri-Cities region. The City’s population is estimated to reach 121,828 in 2038 according
to the Office of Financial Management. This will be a 52% increase from the City’s 2022
population of 80,180. The plan encourages the construction of affordable and market -rate
housing to increase the supply of housing.
The State legislature has implemented several policies to encourage housing supply including
House Bill 1923 to make changes to zoning and development regulations. The City of Pasco is
undertaking the HAP to better understand the housing challenges faced by city residents,
workers, and employers, and how to best address them.
Organization of the Report
This document discusses three major components of a Housing Action Plan, existing housing
conditions, market assessment, and need projections. Based on these analyses, recommended
strategies and actions are identified. Additional analysis on existing housing conditions and
displacement analysis have been performed by NYU Wagner Capstone Team and are available
under appendices B and C. Public participation results are available in Appendix A.
Context
Both the City of Pasco and Franklin County experienced a rapid population growth between
2010 and 2021. Since 2010, Pasco saw its population grow by 32 percent or 18,919 people. This
translates to an annual average growth rate (AAGR) of 2.53 percent for Pasco between 2010
and 2021. Similarly, Franklin County’s population grew by 26 percent or 20,187 people. Franklin
County’s AAGR between 2010 and 2021 was slightly lower than Pasco at 2.11 percent. Overall,
the City of Pasco makes up 80 percent of Franklin County’s total population in 2021.
Exhibit 1. Population Growth, Pasco and Franklin County, 2010-2021
Source: Office of Finance and Management (OFM), ECONorthwest calculations
2010-2021 Change
2010 2020 2021 Number AAGR
Pasco 59,781 77,108 78,700 18,919 2.53%
Franklin County 78,163 96,749 98,350 20,187 2.11%
Data sources
The demographic and socioeconomic data was derived from US Census data for Pasco and the
American Community Survey (ACS) 5-Year Estimates and. The ACS is a demographic survey
City of Pasco Housing Action Plan - draft 5
distributed to American homes, designed to collect demographic data ranging from race to
ability/disability. Using Franklin County census tracts, data was compiled to create a profile of
the City of Pasco. Data from the Office of Financial Management (OFM) and Comprehensive
Housing Affordability Strategy (CHAS) were also used.
Existing Housing Conditions
This section identifies Pasco’s existing housing conditions and future needs. This gi ves an
overview of Pasco’s demographic conditions, housing inventory, growth, and employment
trends. A detailed analysis on Pasco’s existing conditions is performed by New York University
Wagner Capstone Team (Appendix A). This section evaluates demographic and economic
conditions of the community.
Who live in Pasco?
Pasco’s population is relatively young
Exhibit 2. Median Age, Pasco, Franklin County, and Washington, 2021
Source: American Community Survey (ACS) 2021 5-year estimates
Pasco Franklin County Washington
Median Age 29.9 30.5 37.9
▪ Pasco’s population generally skews younger with a median age of 29.9. In comparison,
Franklin County has a median age of 30.5 and Washington 37.9. Children (ages 0 to 17
years old) represent 33 percent of the population, while adults ages 18 to 64 make up
about 58 percent.
Senior adults (60 years and older) saw the fastest growth in this the past decade
Between 2010 and 2021, Pasco had increased number of residents among seniors 65 years and
older. Senior residents age 60 and older saw almost a 90 percent increase between 2010 and
2021. Although Pasco does not have a large senior population, this population cohort has
rapidly grown over the past decade.
City of Pasco Housing Action Plan - draft 6
Exhibit 3. Change in Age Distribution, Pasco, 2010-2021
Source: American Community Survey (ACS) 2010 and 2021 5-year estimates
The Hispanic community continues to be a growing population group in Pasco
▪ Between 2010 and 2020, all race groups in Pasco have increased except for White non-
Hispanic which decreased one percent. The majority of Pasco’s residents are Hispanic
(55.5%) and White non-Hispanic (36.8%).
▪ In 2021, over half (56 percent) of Pasco’s population identified as Hispanic. Growth
trends indicate that Pasco will continue to grow rapidly, and Hispanics will continue to
be a majority ethnic group.
City of Pasco Housing Action Plan - draft 7
Exhibit 4. Race and Ethnicity, Pasco, 2010-2020
Source: US Census Bureau. According to US Census, Hispanics may be of any race, so also are included in applicable race
categories.
Socio-economic gaps exist between Non-Hispanic White residents and Black and
Hispanic residents
▪ Percentage of people living in poverty was highest among Hispanic (30%) in 2010, which
has been reduced (22%) in 2019. The percentage of people living in poverty has been
increased among Black of African American from 20% in 2010 to 27% in 2019. Non -
Hispanic White has the decreasing trend from 9.4 % in 2010 to 7% in 2019.
▪ Pasco’s median household income is $70,486 according to 2021 census. Between 2010
and 2019, distribution of income is higher among White non-Hispanic compared to
Hispanic, and Black or African American.
Exhibit 5. Income by Race, Franklin County, 2010-2019
0.00%10.00%20.00%30.00%40.00%50.00%60.00%
White (Non-Hispanic)
Black or African American (Non-Hispanic)
American Indian or Alaska Native (Non-Hispanic)
Asian (Non-Hispanic)
Native Hawaiian/Other Pacific Islander (Non-
Hispanic)
Some Other Race/Two or More Races (Non-
Hispanic)
Hispanic or Latino
2020 2010
0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 90,000
Non-Hispanic White
Hispanic or Latino
Black or African American
Citywide
2019 2010
City of Pasco Housing Action Plan - draft 8
▪ Rates of college completion and attendance rose for Non-Hispanic White residents and
Hispanic residents between 2010 and 2019. College completion is lower among Black or
African American (15.3% and 6.4%). Overall, the lower educational attainment is a factor
impacting long-run economic opportunity and mobility.
Smaller households are increasing in Pasco
▪ Over the last decade or so, small households increased and large house holds decreased,
suggesting that future home demand may be satisfied by smaller dwelling units. The
number of one, two- or three-persons households have increased while the four-person
household has decreased from 39% to 36% in the last decade.
▪ The average household size in Pasco has decreased from 3.32 in 2021 to 3.14 in 2022
(source: OFM)
Exhibit 6. Households in Pasco, 2010-2019
Household make-up remains similar
▪ Various household types in Pasco such as family ((married and other), and non-family
(living along and not living alone) remains the same in the last decade. Family
constituting 76% and non-family constituting 24% of the total household types in 2020.
0
5
10
15
20
25
30
35
40
45
1 person 2 people 3 people 4 people
2010 2019
City of Pasco Housing Action Plan - draft 9
Exhibit 7. Households Family and Non-Family, Pasco, 2010-2020
Home ownership is higher among older population.
▪ Pasco had 74% of owner-occupied homes, and 26% renter occupied homes in 2021.
Among all the homes, 61% is occupied by owners of 35 years or older.
Exhibit 8. Home-owners and Renters, Pasco, 2021
What are the economic conditions for housing?
Since 2010, unemployment rate has decline from a high of 10 percent in 2012, down to 6.6
percent in 2019. The COVID-19 pandemic of 2020 had an effect in jobs increasing the
unemployment rate to 8.7 percent before quickly declining to 6.6 percent in 2021. In 2021 the
unemployment rate was slightly higher in Franklin County compared to Washington and the
State. Overall, labor market conditions are strong in Pasco with steady job growth and declining
unemployment rate.
0
10
20
30
40
50
60
70
80
Family
(married
and other)
Married Other family Non-family
(living along
and not
living alone)
Living alone Not living
alone
2010 2020
13%
61%
11%
15%
0%10%20%30%40%50%60%70%
Owner occupied 34 or under
Owner occupied 35 and older
Renter occupied 34 and under
Renter occupied 35 and older
City of Pasco Housing Action Plan - draft 10
Exhibit 9. Unemployment Rate in Franklin County, Washington, and U.S, 2021
Source: Employment Security Department/LMEA; U.S. Bureau of Labor Statistics, Local Area Unemployment Statistics
Median income of Hispanic households was 76% of the Non-Hispanic White
households Countywide
▪ Median household income in Pasco was $70,486 in 2021. Among various groups,
median income is highest among Non-Hispanic White ($89,121). Hispanic households
made 76% of the Non-Hispanic White households ($68095) in 2021. Overall income has
increased among all groups in the last decade, but income disparities still remain.
Increase in median income is highest among Hispanic households in the last decade.
Exhibit 10. Median Income in Franklin County, 2010 to 2019
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
Non-Hispanic
White
Hispanic or Latino Black or African
American
Citywide
2010 2019
City of Pasco Housing Action Plan - draft 11
Exhibit 11. Median Income in Pasco, 2021
People earning 50% or less of the area median income (AMI) are mostly cost
burdened.
State and federal standards specify that households spending more than 30% of gross annual
income on housing experience a housing cost burden.
▪ Approximately 64% of renters and 22% of owners are cost burdened in Pasco (Source:
CHAS data year 2015- 2019).
Exhibit 12. Cost Burdened Households - Renters, 2019
Cost burden among renters in Pasco have remained high since 2010
▪ Although cost burden has remained a little over 50 percent since 2010, the share of
renters that are severely cost burdened has declined over time from 29 percent in
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
100,000
Non-Hispanic
White
Hispanic or
Latino
Black or African
American
Citywide
0
500
1,000
1,500
2,000
2,500
3,000
Household
Income <= 30%
HAMFI
Household
Income >30% to
<=50% HAMFI
Household
Income >50% to
<=80% HAMFI
Household
Income >80% to
<=100% HAMFI
Household
Income >100%
HAMFI
Cost burden > 30%Cost burden > 50%
City of Pasco Housing Action Plan - draft 12
2010 down to 23 percent in 2021. This indicates that fewer renters are spending over
50 percent of their household income in housing costs.
Exhibit 13. Cost Burdened Households - Renters, 2010 and 2021
Exhibit 14. Cost Burdened Households - Owners, 2019
Median renter incomes have grown but remain very low.
▪ Median renter incomes have grown in the past decade, however in 2021 median renter
incomes were $38,588 compared to $86,676 for the median owner income.
29%23%
23%29%
0%
10%
20%
30%
40%
50%
60%
2010 2021
Renter
Severely Cost Burden Cost Burden
0
200
400
600
800
1000
1200
1400
Household
Income <= 30%
HAMFI
Household
Income >30% to
<=50% HAMFI
Household
Income >50% to
<=80% HAMFI
Household
Income >80% to
<=100% HAMFI
Household
Income >100%
HAMFI
Cost burden > 30%Cost burden > 50%
City of Pasco Housing Action Plan - draft 13
Exhibit 15. Cost Burdened Households - Owners, 2019
What are the current housing conditions in Pasco?
Single family homes dominate the housing stocks
▪ In the past five years, single-family dwelling units both attached and detached has been
the pre-dominant housing types available in Pasco consisting about 80% of Pasco’s
housing supply
Exhibit 16. Housing Types, Pasco, 2021
0
20
40
60
80
100
120
2017 2018 2019 2020 2021
SFDU MF Mobile Home
City of Pasco Housing Action Plan - draft 14
Majority of homes were built before 2010
Exhibit 17 shows the age of housing units in Pasco. The majority of Pasco’s housing units were
built in the 1970’s and early 2000’s. Units built since 2010 make up a small share of Pasco’s
total housing supply.
Exhibit 17. Age of Housing Units, Pasco 2021
Source: 2021 ACS 5-year estimates
Homelessness
Visible homelessness has declined in Benton-Franklin Counties since 2006. Based on the point-
in-time count1 in 2020, there were 190 persons without homes, most of whom are sheltered.
Exhibit 18. Total Homeless People and homelessness Persons Per 1,000 Residents
Source: bentonfranklintrends.org/graph.cfm?cat_id=7&sub_cat_id=4&ind_id=1
1 The Point-in-Time homeless count is an enumeration of sheltered and unsheltered people experiencing
homelessness on a single Wednesday night in January.
City of Pasco Housing Action Plan - draft 15
Student homelessness in Benton-Franklin Counties exist although has declined significantly
since 2014. This is not visible as this is evident in the form of shared spaces (EWU, 2022)
Affordable Housing Programs
Down Payment Assistance program. Under the City of Pasco’s Community and Housing
Improvement Program (CHIP), the City provides Down Payment Assistance (DPA) program to
qualifying residents using Community Development Block Grants (CDBG). Under this program,
the City will provide financing up to a $10,000, which enables a low to moderate income
person(s) or family to purchase a vacant or owner-occupied home for sale within the Pasco city
limits.
The DPA program has seen reduction in funding due to HUD’s restrictions and cap on eligible
sale prices of homes. The sales price should not exceed 95% of the current median purchase
price for the area according to HUD’s eligibility requirements. In 2021, sales price for eligibility
is $302,000, and the median home price is $336,093 in Pasco. As a result, the CDBG funding is
being used in other community activities as shown in Exhibit 19 below.
Exhibit 19. CDBG Allocation by Year
Source: Consolidated Annual Performance Evaluation Reports (CAPERs)
Habitat for Humanity. Tri-County Partners Habitat for Humanity (Habitat) serves Franklin,
Benton, and western Walla Walla counties. Habitat for Humanity offers homeownership
opportunities to families who are unable to obtain conventional house financing. Generally, this
includes those whose income is 30 to 60 percent of the area’s median income. As part of the
program, they contribute 500 hours of “sweat equity” on the construction of their home or
someone else’s home (Habitat for Humanity, 2023). Since 1997, Habitat has built 37 homes in
Pasco.
City of Pasco Housing Action Plan - draft 16
DSHS support. Washington State Department of Social and Health Services offers services at
the County level for persons with disabilities. In addition to various social services, DSHS
programs include Housing and Essential Needs (HEN), Community Behavioral Health Rental
Assistance (CBRA), and Shelter Plus Care program that serves persons in behavioral health
services. The HEN Referral program provides access to essential needs items and potential
housing assistance for low-income adults who are unable to work for at least 90 days due to a
physical or mental incapacity and are ineligible for Aged , Blind, or Disabled (ABD) cash
assistance. The CBRA provides permanent rental subsidy for high-risk individuals with
behavioral health conditions and their households. DSHS currently serves 147 households at the
County level under these programs.
Displacement Risks
Overview
Displacement occurs when households are no longer able to remain in their homes due to rising
housing cost. This may be a result of various factors such as redevelopment, major
renovations, or housing costs increasing faster than what people can afford. Residents may be
forced out due to physical conditions that render homes needing redevelopment by owners. In
Pasco, costs of home ownership and rents have risen over the past years, leaving low -income
residents within the City particularly vulnerable to negative housing outcomes. The housing
market in Pasco as served by the private sector is likely to continue to cater to the higher end of
the economic spectrum. This creates a gap between available and affordable housing choices.
This trend eliminates the existing affordable housing options and reduces the ability for Pasco
to grow in inequitable fashion.
Types of displacement
Three main types of displacements are generally observed.
Physical displacement occurs if existing housing are subject to redeveloped and existing
tenants are displaced. This occurs when the market becomes feasible for development or
redevelopment, meaning a strong demand of housing can encourage property owners to
upgrade existing rental properties. This includes displacement as a result of eviction,
acquisition, rehabilitation, or demolition of property, or the expiration of covenants on rent- or
income-restricted housing.
Economic displacement can occur due to the inability of the households to afford rising rents
or costs of homeownership like property taxes. When new developments of redevelopments in
the vicinity rents or sells at a higher price, that encourages owners of existing units to increase
rents, and these increases exceed what existing tenants can afford. Economic displacement can
occur without redevelopment if the market has high demand and low supply of housing. Lower
income groups are at higher risk of economic displacement.
City of Pasco Housing Action Plan - draft 17
Cultural displacement occurs when residents move because the people, businesses and
institutions that make up their cultural community have left the area. This affects ethnic
minority households as the presence of their cultural assets play a significant role about where
they would prefer to live, raise children and age. Low income and racially minority
communities are at higher risk of cultural displacement.
While physical displacement can be measured, economic and cultural displacements can be
difficult to measure. Several indicators help identify the displacements such as percentage of
people living in poverty, race and ethnicity of people living in poverty, concentrations of
poverty, and changes of population overtime.
Household income by race and ethnicity shown in Exhibit 5 indicates distribution of income is
higher among White non-Hispanic compared to Hispanic, and Black or African American.
Percentage of people living in poverty was highest among Hispanic (30%) in 2010, which has
been reduced (22%) in 2019. In 2019, poverty increased among Black or African American
population (Exhibit 20).
Exhibit 20. Percent of Individuals Living in Poverty by Race
(Higher percent indicated by darker shade of purple)
Household Size 2010 2019
Non-Hispanic White 9.4 7
Hispanic or Latino 30.1 22.2
Black or African American 20.3 27
Citywide 21.1 16.3
In Exhibit 21, the area shown in darker shades of purple indicates higher concentration of
poverty. Exhibit 22 indicates census tracts with predominant races. The City Center and East
Pasco area consists of more Hispanic population that coincides with higher concentration of
poverty (Exhibit 21).
Exhibits 23 and 24 identify the areas in Pasco where population is changing for non-Hispanic
White and Black, Indigenous, People of Color (BIPOC) population. These maps indicate a loss of
population (non-Hispanic White and BIPOC) over a decade in the east side of the City including
the City Center area. These are the areas with higher risks of displacement.
Exhibits 25 and 26 identify areas in Pasco with change in share of non-Hispanic White and Black,
Indigenous, People of Color (BIPOC) population. Exhibit 26 indicates a negative change in share
for the City Center area for BIPOC population. Overall, this change in share has increased for
this population group for the rest of the City except for a few areas where non -Hispanic White
has an increase in share. See Appendix C for additional details.
City of Pasco Housing Action Plan - draft 18
Exhibit 21. Percent of Individuals Experiencing Poverty
(Higher percent indicated by darker shade of purple)
Exhibit 22. Predominance Race/ Ethnicity by Census Tracts
(Non-Hispanic White in Purple, Hispanic/Latino in orange)
City of Pasco Housing Action Plan - draft 19
Exhibit 23. Percent change in Non-Hispanic/Latino and White Population from 2011-2021
(Source: Per US Census Bureau American Community Survey 5-Year Estimates (2006-2011 versus 2016-2021).)
Exhibit 24. Percent change in BIPOC Population from 2011-2021
(Source: Per US Census Bureau American Community Survey 5-Year Estimates (2006-2011 versus 2016-2021)
City of Pasco Housing Action Plan - draft 20
Exhibit 25. Change in Share of Non-Hispanic White Population from 2011-2021
(Source: Per US Census Bureau American Community Survey 5-Year Estimates (2006-2011 versus 2016-2021)
Exhibit 26. Change in Share of BIPOC Population from 2011-2021
(Source: Per US Census Bureau American Community Survey 5-Year Estimates (2006-2011 versus 2016-2021)
City of Pasco Housing Action Plan - draft 21
Market Assessment
Overview and Purpose
This section provides an analysis of Pasco’s housing and market assessment. The housing
market assessment provides information about Pasco’s existing economic, demographic, and
housing market which all affect the demand for and pricing for housing. The information
provided in this report serves a foundation for policy recommendations to design
implementable housing strategies for Pasco and to build the housing needed to accommodate
future population growth.
Economic Conditions
This section discusses key components of Pasco’s economy, which affect the demand for and
pricing of housing. The section summarizes Pasco’s employment trends, unemployment, and
other labor market indicators.
Key Findings
▪ Labor market conditions are strong in Pasco with steady job growth and declining
unemployment rate. Pasco continues to diversity its economic base.
▪ Pasco experienced employment growth in retail trade, accommodation and food
services, manufacturing and construction, and notable employment losses in health
care and social assistance, educational services, and other services (excluding public
administration).
▪ Unemployment rates indicate that Pasco has recovered to pre-COVID-19 conditions.
Employment Growth
Employment growth accompanied population growth in Pasco between 2010 and 2019,
especially in the sectors of retail trade, accommodation and food services, manufacturing, and
construction. Employment in the good producing category, in general, grew 60% from 2010 to
2019 and represents about a quarter of total employment. Service producing jobs make up the
other nearly three quarters of Pasco jobs. Employment sectors of notable decline between
2010 and 2019 include health care and social assistance, educational services, and other
services (excluding public administration).
Education services is the principal employment concentration in Pasco, accounting for 16
percent of the jobs in the city, partly because of the Pasco School District and Columbia Basin
College (CBC). Retail is the second largest concentration of jobs mostly driven by the rapid
population growth and the Tri-Cities being southeast Washington’s regional economic center
City of Pasco Housing Action Plan - draft 22
for retail trade. Food processing is the principal manufacturing activity in Pasco, accounting 12
percent of the overall jobs coming from the presence of the Lamb Weston com pany.
Exhibit 27. Employment by Industry in Pasco, 2010 and 2019
Source: U.S. Census Bureau; OnTheMap Application and LEHD Origin-Destination Employment Statistics (2019);
ECONorthwest Calculations
2010 2019 Percent
Change
Industry Number Percent Number Percent 2010-2019
Good Producing 3,669 19% 5,860 26% 60%
Agriculture, Forestry, Fishing
and Hunting
822 4% 1,229 5% 50%
Mining, Quarrying, and Oil
and Gas Extraction
2 0% 9 0% 350%
Construction 1,232 7% 1,912 8% 55%
Manufacturing 1,613 9% 2,710 12% 68%
Service Producing 15,237 81% 16,810 74% 10%
Utilities 169 1% 161 1% -5%
Wholesale Trade 1,300 7% 1,413 6% 9%
Retail Trade 2,019 11% 3,404 15% 69%
Transportation and
Warehousing
766 4% 1,054 5% 38%
Information 143 1% 132 1% -8%
Finance and Insurance 312 2% 329 1% 5%
Real Estate and Rental and
Leasing
277 1% 345 2% 25%
Professional, Scientific, and
Technical Services
586 3% 494 2% -16%
City of Pasco Housing Action Plan - draft 23
2010 2019 Percent
Change
Industry Number Percent Number Percent 2010-2019
Administration & Support,
Waste Management and
Remediation
665 4% 748 3% 12%
Educational Services 3,783 20% 3,739 16% -1%
Health Care and Social
Assistance
1,822 10% 1,351 6% -26%
Arts, Entertainment, and
Recreation
314 2% 368 2% 17%
Accommodation and Food
Services
1,097 6% 1,967 9% 79%
Other Services (excluding
Public Administration)
1,129 6% 595 3% -47%
Public Administration 855 5% 710 3% -17%
Total Employment 18,906 22,670 20%
As indicated in Exhibit 10 and discussed under Existing Housing Conditions, unemployment rate
has decline from a high of 10 percent in 2012, down to 6.6 percent in 2019. The COVID -19
pandemic of 2020 had an effect in jobs increasing the unemployment rate but it declined in
2021. Overall, labor market conditions are strong in Pasco with steady job growth and declining
unemployment rate.
Employment Trends
Exhibit 28 shows the jobs that Pasco has and where residents work. Gaps exist between where
residents work and the jobs that Pasco offers in the city. The education industries, wholesale
trade, transportation, and utilities (WTU), retail, and manufacturing have more jobs in Pasco
than residents working in those fields. In 2019, a large share of Pasco residents worked in the
services, and construction and resources industries.
City of Pasco Housing Action Plan - draft 24
Exhibit 28.Employment in Pasco and where Residents Work, 2019
Source: U.S. Census Bureau; OnTheMap Application and LEHD Origin-Destination Employment Statistics (2019)
Demographic Profile
Pasco’s demographic profile has been discussed under the Existing Housing Conditions section
which provides a foundation context for the housing market analysis. The discussion below
includes some additional data around population growth and forecast, household
characteristics, and race and ethnicity.
Key Findings
Key highlights in Pasco’s demographic trends include:
▪ Pasco has experienced rapid population growth since 2010. Pasco’s population in
2021 was 78,700, representing a 32 percent increased (18,919 new residents) since
2010.
▪ Since 2010, adults 60 to 64 years and those 65 years and older had the fastest gro wth
among age cohorts, increasing 98 percent and 81 percent respectively in Pasco.
▪ Since 2019, household size has shifted in Pasco. The majority of Pasco households are
3- or more person households. Between 2019 and 2021, 1-person households has
declined, while 2-perosn households has increased. This could indicate general
changes in household formations or possibly an indication of 1-person households
City of Pasco Housing Action Plan - draft 25
struggling to afford housing in Pasco and need for rooming with a partner or
roommate to lessen housing costs.
Population and Households
Population growth and household formation are the primary drivers of demand for housing.
The rate of population growth and household characteristics heavily influence the demand for
specific housing types.
As discussed under the Existing Conditions section and in Exhibit 1, Pasco and Franklin County
experienced a rapid population growth between 2010 and 2021. Since 2010, Pasco saw its
population grow by 32 percent or 18,919 people. This translates to an annual average growth
rate (AAGR) of 2.53 percent for Pasco between 2010 and 2021.
Household Size
The households in Pasco comprised of 3- or more persons make up 54% of the total
households, more than 1-person and 2-person households combined. Between 2019 and 2021,
there has been a considerable shift in the household size formation in Pasco. Most notably 2 -
person households increased, while 1-person households and 3- or more person households
decreasing slightly. This trend could suggest that there are some affordability challenges in
Pasco for 1-person households.
Exhibit 29. Household Size, Pasco, 2019 and 2021
Source: American Community Survey (ACS) 2019 and 2021 5-year estimates
Household Size 2019 2021
1-person household 20% 18%
2-person household 25% 28%
3- or more person household 55% 54%
Median Age
Pasco’s population is very young, with a median age of 29.9 in 2021. In comparison, the median
age for Washington was 37.9—about 8 years older than Pasco’s population.
Age Distribution
The age characteristics of a community indicate current needs and future trends for housing.
Because different age groups have very different housing needs, housing demand correlates to
the age of residents. For example, young adult households may choose to occupy apartments,
condominiums, and small single-family homes because of affordability, location, and household
size/presence of children. Middle-aged adults may prefer larger homes in which to raise
families, while seniors may prefer smaller units that have lower costs, less maintenance, and
are more proximate to services.
City of Pasco Housing Action Plan - draft 26
Exhibit 30 below show the age characteristics of Pasco’s population. Overall, the age
distribution of Pasco’s population seems to be similar to that in 2019. Pasco’s population
generally tends to skew younger. Children ages 0 to 17 comprised the largest cohort of
residents in Pasco followed by adults ages 18 to 64 making 57 percent of the city’s population.
Overall, Pasco has maintained a relatively small population of senior adults age 65 years and
older. However, senior residents age 60 and older has rapidly grown over the past decade
(Exhibit 3).
Exhibit 31. Age Distribution, Pasco, 2019 and 2021
Source: American Community Survey (ACS) 2019 and 2021 5-year estimates
Age 2019 2021
0 to 17 years 33.6% 33.1%
18 to 29 years 16.3% 16.6%
30 to 39 years 15.5% 14.5%
40 to 49 years 12.1% 12.7%
50 to 59 years 9.0% 9.0%
60 to 64 years 4.2% 4.5%
65 years and over 8.5% 9.0%
Race and Ethnicity
Most of Pasco’s population (56% of residents) identify as Hispanic or Latino, while 37% identify
as White. Pasco residents that identify as Black, Asian, and two or more races each make up
about 2% of the remaining population. Between 2019 and 2021 Pasco’s race and ethnicity has
remain about the same with some slight decrease in the populatio n that identifies as White.
Exhibit 32. Race and Ethnicity, Pasco, 2019 and 2021
Source: American Community Survey (ACS) 2019 and 2021 5-year estimates
Race/ Ethnicity 2019 2021
White 38% 37%
Black 2% 2%
American Indian or Alaskan
Native
0% 0%
Asian 2% 2%
City of Pasco Housing Action Plan - draft 27
Race/ Ethnicity 2019 2021
Native Hawaiian or Pacific
Islander
0% 0%
Some other race 0% 0%
Two or more races 2% 3%
Hispanic 56% 56%
Housing Profile and Market Assessment
This section summarizes Pasco’s housing market. It examines housing supply and availability,
development trends, and affordability of ownership and rental housing.
A housing profile and housing market analysis are important for understanding housing
affordability and demand because they provide valuable information about the current state of
the housing market, including the supply of housing units, average cost of rent or
homeownership, and demographics of the area, which can help predict future housing d emand
and need. Projecting future housing need is important to ensure that Pasco is planning ahead to
ensure that it is providing housing at all income-levels for its population—especially those with
lower incomes.
Key Findings
Key trends in the housing market include:
▪ Homeownership rates have steadily increased in the past decade in Pasco. Generally,
homeownership rates have increased from 65 percent in 2011 up to 69 percent in
2021. In Washington, homeownership rates have generally decline from 64 percent
down to 63 percent.
▪ Cost burden among renters in Pasco have remained high since 2010. Although cost
burden has remained at 52 percent since 2010, the share of renters that are severely
cost burdened has declined over time from 29 percent in 2010 down to 23 percent in
2021. This indicates that fewer renters are spending over 50 percent of their household
income in housing costs.
▪ Low housing vacancy rates and high demand for housing has strained Pasco’s housing
market with large increases in housing prices. Since 2010, the median home value in
Pasco has increased 137 percent or $222,928, from $162,962 in 2010 up to $385,900 in
2022.
▪ Household incomes have not kept pace with the rising costs for homeownership.
Between 2010 and 2021, the median household income has increased 58 percent,
City of Pasco Housing Action Plan - draft 28
while the median home value in Pasco has increased 106 percent. This significant
increase in homeownership costs have left many unable to purchase a home.
▪ Shifts in incomes has continued to strain renter households in Pasco. Renters and
owners both experienced income growth between 2010 and 2021, but the magnitude
of the changes differs by tenure. In 2021, the median renter income in Pasco was
$38,588, compared to the median owner income of $86,676.
▪ Household incomes have generally kept pace with the rising rents. Between 2010 and
2021, median rents increased 44 percent, while household incomes increased 58
percent. As households struggle to purchase a home, demand for rental units will
increase and potentially see large rent increases to accommodate the growing
demand. This also emphasizes the importance of constructing new rental units to
support the growing demand specially for lower income households.
▪ In 2023, a Pasco household would need an annual income of at least $96,500 to be
able to afford the median home sale price of $386,000.
Defining Affordable Housing
Housing affordability refers to the degree to which a household or individual can afford to pay
for housing without experiencing financial hardship or sacrificing oth er essential needs.
According to the US Department of Housing and Urban Development (HUD), affordable housing
refers to a residence that a household or family can acquire - either through buying, renting, or
other methods - that requires payment of no more than 30% of the household's income.
Typically households paying more than 30 percent of their income for housing is considered
“cost burdened”, while households paying more than 50 percent for housing are “severely cost
burdened.”
Housing Supply
According to the American Community Survey (ACS), Pasco has 23,921 housing units as of 2021.
Exhibit 33 shows that single-dwelling detached homes make up the vast majority of housing
units in Pasco. Multi-dwellings with 5 or more units make the second largest share of housing
type in Pasco—which make up 12 percent. Single-dwelling attached homes make up the
smallest share of housing in Pasco.
City of Pasco Housing Action Plan - draft 29
Exhibit 33. Housing Type in Pasco, 2021
Source: American Community Survey (ACS) 2021 5-year estimates
Note: Manufactured homes were categorized as single-dwelling detached homes
Housing Type Total Precent
Single-dwelling detached 18,516 77%
Single-dwelling attached 1,211 5%
Multi-dwelling (2-4 units) 1,341 6%
Multi-dwelling (5+ units) 2,853 12%
Other 0 0%
Total 23,921 100%
Number of Bedrooms
With single family detached units as the most common type of housing, it is not surprising that
most dwelling units in Pasco have 3 and 4-bedrooms. A small percentage of Pasco’s housing
stock are studios (no bedroom) or 1-bedrooms. This indicates that most of the single dwelling
and multi-dwelling units in Pasco are supportive of family households, with a very small share
of units supportive for single residents. This limits the pool of units that single households or
couples could obtain in Pasco’s housing market.
Exhibit 34. Number of Bedrooms, Pasco, 2021
Source: American Community Survey (ACS) 2021 5-year estimates
Number of Bedrooms Total Precent
No bedroom 782 3%
1 bedroom 1,565 7%
2 bedrooms 4,137 17%
3 bedrooms 11,133 47%
4 bedrooms 4,863 20%
5 or more bedrooms 1,441 6%
City of Pasco Housing Action Plan - draft 30
Development Trends
Exhibit 35 shows trends in residential budling permits. Single-dwelling units have been the
dominant type of housing permitted in Pasco in the past decade, while limited multi -dwelling
units have been permitted overall.
Development trends show that Paco’s housing market rebounded quickly after the 2008 Great
Recession with several housing units permitted in 2010. Figures reveal that after 2010 there
was a considerable drop in residential building permits through 2015, and have picked up in
2015. Although residential permitting has been increasing in recent years, it has not been to the
same volume seen in 2010.
Exhibit 35. Building Permits, 2010-2021
Source: HUD SOCDS Building Permits Database
Exhibit 178 shows the age of housing units in Pasco. The majority of Pasco’s housing units were
built in the 1970’s and early 2000’s. Units built since 2010 make up a small share of Pasco’s
total housing supply.
0
100
200
300
400
500
600
700
201020112012201320142015201620172018201920202021Building PermitsSin gle-dwelling u nit 2-unit mu lti-dwelling unit
3- an d 4-u nit multi-d welling u nit Mu lti-dwelling (5+ Units)
City of Pasco Housing Action Plan - draft 31
Exhibit 36. Age of Housing Units, Pasco 2021
Source: 2021 ACS 5-year estimates
Housing Vacancy
Vacancy is a measure of the availability of housing units in a given area. When there are more
vacant units than there are people looking for a place to live, it can lead to lower rents and
other housing costs. This can make housing more affordable for people who are looking for a
place to live. On the other hand, when there is a low vacancy rate and a high demand for
housing, it can lead to higher rents and other housing costs. This can make housing less
affordable for people who are looking for a place to live.
Therefore, vacancy rates can have a significant impact on housing affordability in an area.
Exhibit 37 shows trends in vacancy rate for Pasco in the past decade. Since 2010, vacancy rate
in Pasco has declined from a high of 8 percent in 201 0 down to 3.8 percent in 2017. The
vacancy rate has increased slightly since 2017 to 4.5 percent in 2021.
Generally, household count has increased in Pasco since 2010, while the number of occupied
households has increased in line with the household growth .
City of Pasco Housing Action Plan - draft 32
Exhibit 37. Vacancy Rate and Household Count, Pasco, 2021
Source: 2010-2021 ACS 5-year estimates
Housing Cost
Housing costs is a direct relationship of housing accessibility to all economic segments of the
community. In general, if housing supply exceeds housing demand, housing prices will
decrease. If housing demand exceeds housing supply, housing prices typically increase. The
availability of housing—which is measured by vacancy rates—can also affect housing cost.
Between 2010 and 2022 housing prices have significantly increased in Pasco and across the
region. Exhibit 38 shows the median priced home of Pasco and a few comparison cities. These
comparison cities were selected because they share similar characteristics to Pasco such as
population and proximity. The median priced home in Paso increased from roughly $163,000 in
2010 to $386,000 in 2022. Since 2010, Pasco’s housing market increased at a similar rate in
relation to the other comparison cities.
0%
1%
2%
3%
4%
5%
6%
7%
8%
9%
0
5,000
10,000
15,000
20,000
25,000
30,000
201020112012201320142015201620172018201920202021VacancyHouseholdsVacan cy Rate Total H ou seh olds Occup ied H ou seh olds
City of Pasco Housing Action Plan - draft 33
Exhibit 397. Median Zillow Home Value (ZHVI), Pasco and comparison cities, 2010-2022
Source: Zillow
Exhibit 408 shows that since 2010, the median sale price of a home has increased in all
comparison cities, with the most significant increase in Pasco (137%), followed by Kennewick
(130%) and Walla Walla (108%).
Exhibit 408. Percent Change in Home Value (ZHVI), Pasco and comparison cities, 2010-2022
Source: Zillow, ECONorthwest Calculations
Change (2010-2022)
Jurisdiction 2010 2022 Number Percent
Pasco $162,962 $385,890 $222,928 137%
Kennewick $172,979 $397,351 $224,372 130%
Richland $210,516 $433,308 $222,792 106%
Yakima $155,888 $321,113 $165,225 106%
Walla Walla $185,704 $386,272 $200,568 108%
City of Pasco Housing Action Plan - draft 34
Between 2010 and 2021, the median rent increased by 44% and median household income
(unadjusted) increased by 58%. This denotes that household income has increased faster than
rents. This is particularly good because it suggests that Pasco residents have benefitted from
the regional economy with growing wages while still affording rental housing. However, rental
units consider all rental units including older constructions, as well as single family rentals. This
has skewed down the median rent of newer multi-family apartments. Rent in the newly
constructed multi-family apartments are higher than median rent and has increased at a similar
pace with median household income for renters. This makes renting newer units still
challenging. However, that is not the case when it comes to being able to afford to purchase a
home. Between 2010 and 2021, home values increased by 106 percent—putting
homeownership far beyond what several households could afford.
Exhibit 41. Housing Costs and Income Trends, Pasco, 2020-2021
Source: 2010 and 2021 ACS 5-year estimates
2010-2021 Change
2010 2021 Number Percent
Median Rent $688 $993 305 44%
Median Home Value $162,992 $336,093 $173,130 106%
Median Household
Income
(unadjusted)
$44,659 $70,486 $25,827 58%
Although median incomes have risen across both renter and owner households, the median
income of a renter household remains substantially lower than both Pasco’s median household
income of $70,486 in 2021 and the median homeowner income of $86,676. This in dicates that
renter households are most vulnerable to price changes in the rental market and in greater
need for affordable housing that they can afford.
City of Pasco Housing Action Plan - draft 35
Exhibit 42. Housing Costs and Income Trends, Pasco, 2020-2021
Source: 2010 and 2021 ACS 5-year estimates
Exhibit 43 shows a snapshot of Pasco’s multifamily rental market. As of 2023 Q1, Pasco had
approximately 2,104 multifamily rental units across 28 buildings. In the first quarter of 2023
there was no multifamily projects in the pipeline or under construction. The average rent per
unit was 1,280 or $1.45 per square foot.
Exhibit 43. Pasco Multifamily Rental Market Snapshot
Source: CoStar
Inventory
(buildings)
Units Inventory
Avg. SF
Under
Construction
Avg.
Rent
per SF
Avg.
Rent
per Unit
Vacancy
Rate
Pasco 28 2,104 909 0 $1.45 $1,280 9.0%
According to Costar, the multifamily rental market in Pasco was stable with an overall vacancy
rate of 9.0 percent as of 2023 Q1. The multifamily market was tight, with a vacancy rate of 4.3
percent during the first quarter of 2022. In the first quarter of 2023, approximately 108
multifamily units were delivered to the market, which pushed the overall vacancy rate up in
2023 Q1. Since 2011, Pasco’s multifamily market has seen rent growth of 61 percent of $0.55
per square foot.
City of Pasco Housing Action Plan - draft 36
Exhibit 44. Multifamily Rent per Square Foot and Vacancy Rate, Pasco, 2011 -2023 Q3
Source: CoStar
Exhibit 42 shows Pasco’s rent per square-feet for apartment buildings compared to vacancy
rate. The sharp increase of vacancy rate in 2019-2020 is mainly attributed to the pandemic
when many people moved out of their apartments. The phenomenon started to normalizes
after the pandemic with a decrease in vacancy rate and then an increase in vacancy rate in the
recent years due to some recent constructions and availability of new rental units in the
market.
Exhibit 45 shows multifamily deliveries and net absorption in Pasco. Multifamily deliveries refer
to the new units built in the market, while net absorption refers to the net difference between
the number of units leased and the number of units vacated d uring a specific period of time.
Since 2011, there was a total of 534 units absorbed and 629 units delivered in Pasco’s market.
All new units delivered seem to be absorbed (leased up) by the market pretty quickly indicating
a strong demand of multifamily.
City of Pasco Housing Action Plan - draft 37
Exhibit 45. Multifamily Deliveries and Net Absorption, Pasco, 2011-2023 Q3
Source: CoStar
Exhibit 46 shows homeownership rates by race and ethnicity in Pasco. When compared to
Washington and the US, Pasco generally has above average homeownership rates for almost all
races and ethnicities—except for American Indian or Alaska Native. Overall, the
homeownership has increased in Pasco from 64 percent in 2010 up to 69 percent in 2021.
Housing has generally been affordable in Pasco, however, in recent years median home values
have increased substantially, reducing ability of many households to purchase a home.
City of Pasco Housing Action Plan - draft 38
Exhibit 46. Homeownership Rates by Race/Ethnicity, 2021
Source: 2021 ACS 5-year estimates
In most jurisdictions, a significant share of households rent, underscoring the importance of
quality affordable rental housing. Jurisdictions where few households rent compared to the
state may want to consider increasing the stock of rental housing in the jurisdiction. Exhibit 47
shows the share of households who rent. Since 2010, the share of Pasco households who rent
have declined over time from 36 percent of households renting in 2010 down to 31 percent in
2021. This decline in renter households could suggest that the cost of owning a home within
the city has become relatively more affordable than renting.
Exhibit 47. Renter Households, Pasco, 2010-2021
Source: 2010, 2019, and 2021 ACS 5-year estimates
36%
31%31%
0%
5%
1 0%
1 5%
2 0%
2 5%
3 0%
3 5%
4 0%
4 5%
2 01 0 201 9 2 02 1
Pasco
Rente r-occupie d
City of Pasco Housing Action Plan - draft 39
Cost Burden
State and federal standards specify that households spending more than 30% of gross annual
income on housing experience a housing cost burden. Housing cost burdens occur when
housing costs increase faster than household income. When a household spends more than
30% of its income on housing costs, households have less disposable income for other
necessities, including health care, food, and clothing. In the event of unexpected circumstances
such as the loss of employment or serious health problems, lower income households with a
burdensome housing cost are more likely to become homeless or be forced to double -up with
other households. Homeowners with a housing cost burden have the option of selling th eir
homes and become renters. Renters, on the other hand, are more vulnerable and subject to
constant changes in the housing market.
Exhibit 48 shows housing cost burden for renter households, Since 2010, the share of cost
burdened renters has continued to be over 50 percent. Although the share of cost burdening
has not changed much, the share of renters that are severely cost burdened has declined over
time, while those cost burdened has increased.
Exhibit 48. Renter Cost Burden, Pasco, 2010 and 2021
Source: 2010 and 2021 ACS 5-year estimates
29%
23%
23%29%
0%
10%
20%
30%
40%
50%
60%
2010 2021
Renter
Severely Cost Burden Cost Burden
City of Pasco Housing Action Plan - draft 40
Housing Attainability
Exhibit 47 shows the average rent and median home sale price in Pasco in Q1 of 2023. With an
average rent of $1,272, a household would have to make $50,880 or more to afford the
average rent in Pasco. In comparison, with a median home sale price of $386,000, a household
would have to make $96,500 or more to comfortably afford the median home price in Pasco.
Exhibit 49. Average Rent and Median Sale Price in Paso and related affordability, 2023
Source: CoStar, Redfin, ECONorthwest Calculations
Exhibit 50 illustrates projected housing affordability based on household income . The median
family income for Pasco— in 2022 was $89,600 (100% of area median income); this figure is
based on HUD’s calculation for Franklin County’s median family income.
The estimates presented in Exhibit 501 are based on income and affordability ratios that typical
lending banks use. They do not consider other household financial characteristics that can
affect ability to pay for housing – other debt, including auto loans, credit cards, etc. as well as
accumulated assets. A key challenge many lower incomes households face is competition for
affordable housing from higher income households. It is rational for higher income households
to choose less expensive housing if it is available and meets household needs 2. Given entry
costs (down payment for owner units, advance rent, and deposits for rental units) and required
credit reports, lower income households have clear disadvantages in competing for lower cost
housing.
2 https://www.strongtowns.org/journal/2021/4/27/are-new-homes-mostly-luxury-does-it-matter-if-they-are
City of Pasco Housing Action Plan - draft 41
Based on the information above about the average rent and median home prices in Pasco, a
household earning 100 percent of the Area Median Income (AMI) in 2023 could not afford to
purchase the median home priced home in Pasco. However, this household could afford the
average rent in Pasco. This highlights four key takeaways playing out in Pasco’s dynamic
housing market:
▪ Pasco has an affordability gap between home prices and rental costs. While the
household’s income allows them to cover the average rent, it falls short when it comes
to purchasing a home at the median price. This suggest that the costs of purchasing a
home is relatively higher than renting in Pasco’s current housing market.
▪ Pasco has an income disparity. While a household earning 100 percent of the area
median income can afford the average rent, they cannot afford to purchase a home at
the median price. This suggest that higher income households likely have a better
change of homeownership, while lower and median-income households might be
limited to renting.
▪ Potential barriers to homeownership exist. The inability of a moderate-income
household to afford the median priced home raises questions about the potential
barriers to homeownership in Pasco. Factors such as high down payment
requirements, stricter mortgage lending criteria, and rising home prices relative to
income growth can make it difficult for many households to enter the homeownership
market.
▪ Increasing the supply of both renter and ownership product units is important for
Pasco in the long-term. If the demand for housing, particularly for homeownership,
exceeds the available supply, it can drive up home prices and make it challenging for
households with moderate incomes to purchase a home. Similarly, if the demand for
rental housing exceeds the available supply, it can drive up rent prices and price out
households that rent in Pasco.
Exhibit 50. Housing Affordability in Pasco by AMI, 2023
Source: HUD, ECONorthwest Calculations
If your household earns:
$26,300 $52,500 $70,000 $87,500 $105,000
< 30% of MFI 60% of MFI 80% of MFI 100% of MFI 120% of MFI
Then they can afford:
$660
Per Month
$1,310
Per Month
$1,750
Per Month
$2,190
Per Month
$2,630
Per Month
OR OR OR OR OR
$158,000-
$184,000
Home Sale Price
$245,000-
$280,000
Home Sale Price
$306,000-
$350,000
Home Sale Price
$368,000-
$420,000
Home Sale Price
City of Pasco Housing Action Plan - draft 42
Worker affordability
Exhibit 48 shows the average wages by industry in Franklin County and the maximum rent and
median home price that workers in each industry could afford.
More than half of the industries in Franklin County have high enough wages that can afford the
average rent of $1,272 in Pasco. However, only one industry, the information industry, has a
high enough wage to afford the median home price of $386,000 in Pasco. Pasco’s employment
is concentrated in educational services and retail trade. Based on the average wages earned in
Franklin County 2021, workers in these industries cannot afford the average rent or the median
priced home in Pasco.
A select number of industries can support to afford the median home priced home if they 1.5
times per household. These industries include construction, wholesale trade, information,
finance and insurance, professional and technical services, and government.
43
Exhibit 51. Housing Affordability in Franklin County by Industry and Wages, 2023
Source: OFM, ECONorthwest Calculations
Industry Annual Average Wage Max Affordable Rent Can Afford the
Average Rent
Max Affordable Home
Price
Can Afford Median
Home Price in Pasco
Can Afford Median Home
Price with 1.5 Earners per
household?
All Industries $49,736 $1,243 No $186,648 No No
Ag., forestry, fishing & hunting $36,126 $903 No $135,573 No No
Mining $60,000 $1,500 Yes $225,169 No Yes
Construction $57,717 $1,443 Yes $216,601 No Yes
Manufacturing $53,653 $1,341 Yes $201,351 No No
Wholesale trade $66,555 $1,664 Yes $249,767 No Yes
Retail trade $42,457 $1,061 No $159,331 No No
Transportation & warehousing $53,656 $1,341 Yes $201,359 No No
Information $109,235 $2,731 Yes $409,939 Yes Yes
Finance and Insurance $71,792 $1,795 Yes $269,423 No Yes
Real Estate & Rental & Leasing $51,268 $1,282 Yes $192,400 No No
Professional & Technical Services $59,876 $1,497 Yes $224,703 No Yes
Administrative & Waste Services $43,787 $1,095 No $164,326 No No
Educational Services $42,118 $1,053 No $158,062 No No
Health Care & Social Assistance $45,692 $1,142 No $171,472 No No
Art, Entertainment, & Recreational $37,732 $943 No $141,601 No No
Accommodation & Food Services $23,462 $587 No $88,048 No No
Government $64,056 $1,601 Yes $240,390 No Yes
Housing Unit Costs
This section summarizes housing cost, which is the construction costs associated with building
housing in Pasco. Understanding housing costs provides critical information for what is being
built in the local housing market and what household could afford. If the type of housing built
far exceeds what households could afford, then Pasco could look into its zoning code, housing
policies, and other policy interventions to shape the private market to build housing that could
be built more affordable.
Utilizing building permit data from the City of Pasco, construction costs were derived from
different housing types recently built in Pasco. Using information from these recently built
housing types ensures that the construction costs derived are the most up to dat e given trends
in the national economy where development has slowed because of the rising interest rates
nationwide.
Exhibits 50 and 51 show the costs by housing prototype. Generally, construction costs range
between $175 to $185 per square feet to build attached townhomes and single-family homes.
There are economies of scale building larger buildings that contain multiple units such as
sixplexes and apartments. This is reflected in the cost per square feet and the total
development costs per unit.
Exhibit 52. Housing Costs by Housing Prototype, 2023
Source: ECONorthwest Calculations, City of Pasco Permits
Note: Total development costs assumes a 10% developer profit on the overall construction cost
Housing
Type
Unit
s
SF
per
Unit
Total
SF
Cost
per
SF
Total
Const.
Costs
Land
Cost Fees Total Dev.
Costs
Dev.
Costs per
Unit
Single family 1 2000 2,000 $185 $369,800 $75,000 $10,174 $491,972 $491,972
Home+ADU 3 1500 4,500 $185 $832,050 $75,000 $5,615 $995,889 $331,963
Townhomes 4 1500 6,000 $175 $1,048,838 $75,000 $28,782 $1,257,521 $314,380
Sixplex 6 1250 7,500 $175 $1,311,048 $75,000 $38,554 $1,555,724 $259,287
Apartments 10 1000 10,00
0 $150 $1,500,000 $75,000 $59,498 $1,784,513 $178,451
With scales of economies there is also an efficient use of land where in certain residential zones
additional housing units could be built with the same amount of land zoned for single-family
homes. Missing middle housing can support greater housing options, affordability,
neighborhood revitalization, efficient land use, social cohesion, and environmental
sustainability. By providing diverse and affordable housing c hoices, promoting community
interaction, and maximizing land use, missing middle housing contributes to inclusive and
vibrant neighborhoods, supports economic activity, and addresses housing affordability
challenges while reducing environmental impacts.
Exhibit 53. Housing Unit Costs by Housing Prototype, 2023
Assets, Opportunities, and
Challenges
This section will highlight key locational factors that influence Pasco’s desirability for a range of
land uses that play a crucial role in the City’s economy.
Assets Barriers and Constraints
▪ Transportation Access & Network:
Pasco is located at the intersection of
major highways, railways, and waterways,
making it a transportation hub in the
region. This proximity to transportation
networks is an important factor that
makes Pasco a desirable location for
industrial and commercial land uses.
▪ Natural Resources: Pasco is located in an
agricultural region, and the city benefits
from access to natural resources, such as
water and fertile soil. This makes it an
ideal location for agricultural land uses,
such as farming and food processing.
▪ Workforce: Pasco has a diverse and well-
educated workforce, employment is
concentrated in the manufacturing,
healthcare, and retail sectors. This
availability of skilled labor makes it an
attractive location for companies that
require a highly skilled workforce.
▪ Proximity to other major cities: Pasco,
Washington is located within close
proximity to other major cities, such as
Seattle, Portland, and Spokane. This
makes it an ideal location for companies
that need to access these markets while
benefiting from Pasco's lower cost of
living and business-friendly environment.
▪ Housing Affordability: Pasco has
generally had a low cost of living
compared to other cities in the region,
however demand for housing has driven
up prices in recent years. Increasing
affordability challenges could pose as a
barrier for attracting a strong workforce
to the area.
▪ Limited cultural and entertainment:
While Pasco has several quality of life
amenities, such as parks and recreational
areas, it does not have the same level of
cultural and entertainment options as
larger cities. This could make it difficult
for companies to attract and retain
younger workers who are looking for a
vibrant and diverse cultural scene.
▪ Higher Education: while Pasco has
several community colleges and
vocational schools, it does not have a
major university or research institution.
This could limit the ability of companies
to access a highly educated workforce
and could make it difficult to attract
companies that require access to cutting-
edge research and development.
Housing Need Projections
Population Projections
Pasco’s Comprehensive Plan update assumes that population will continue to grow rapidly in
the future. Based on OFM’s 2017 GMA Projections (Medium Series), Franklin County is
estimated to grow to 179,572 people by 20453. Assuming that Pasco’s population will continue
to make up about 80 percent of the County’s population, Pasco is estimated to grow to 143,657
people by 2045. Between 2020 and 2045 Pasco will need to accommodate 66,549 new
residents. The following section discusses how many housing units Pasco needs to
accommodate this growth by income level.
Exhibit 54. Pasco Population Projections, 2020-2045
Source: OFM, ECONorthwest Calculations
Change (2020-2045)
Jurisdiction 2020 2045 Number Percent
Pasco 77,108 143,657 66,549 86%
Franklin County 96,749 179,657 82,823 86%
Housing Need by Income Level
Pasco’s housing need by income level is based on HUD CHAS household income distribution.
Assuming that Pasco’s current income distribution will remain the same by 2045, the future
housing need is distributed according to Pasco existing household income distribution. Under
this assumption, 11,542 housing units or 50% of Pasco’s total need through 2045 are needed
for households who make 80% or less of the area median income. About 11,776 units or 50% of
the total need are needed for households with incomes of 80% of AMI or higher.
Pasco’s total housing need by 2045 totals 23,318 housing units. Of these units, 21,585 is needed
to accommodate population growth and 1,733 units that have been underproduced by the
housing market relative to National housing trends. Exhibit 53 indicates housing needs by
different income groups. According to this table, the highest housing underproduction, or the
higher housing need is shown among groups with 0% to 50% AMI.
3 ECONorthwest calculation based on OFM 2017 GMA Projections – Medium Series utilizing the 2.52 AAGR
between 2017 and 2038 for Franklin County.
Exhibit 55. Housing Needed by Income Level in Pasco by 2045
Source: OFM, CHAS 2015-2019, ECONorthwest Calculations
Income Category Underproduction Need Total Need Share
0-30% AMI 800 2,484 3,284 14%
30-50% AMI 590 2,905 3,495 15%
50-80% AMI 295 4,468 4,763 20%
80-100% AMI 11 2,123 2,134 9%
100-120% AMI 37 2,351 2,388 10%
120-140% AMI 0 1,474 1,474 6%
140%+ AMI 0 5,780 5,780 25%
Total 1,733 21,585 23,318 100%
Summary of Housing Needs in Pasco
Who Lives in Pasco Today?
▪ Pasco has a relatively young population. Pasco’s population generally skews
younger with a median age of 29.9. In comparison, Franklin County has a median age
of 30.5 and Washington 37.9. Children (ages 0 to 17 years old) represent 33 percent of
the population, while young adults ages 18 to 39 make up about 31 percent.
▪ Senior adults (60 years and older) saw the fastest growth in this the past decade.
Seniors age 60 and older saw almost a 90 percent increase between 2010 and 2021.
Although Pasco does not have a large senior population, this population cohort has
rapidly grown over the past decade.
▪ The Hispanic community continues to be a growing population group in Pasco. In
2021, over half (56 percent) of Pasco’s population identified as Hispanic. Growth
trends indicate that Pasco will continue to grow rapidly, and Hispanics will continue to
be a majority ethnic group.
▪ Socio-economic gaps exist between Non-Hispanic White residents and Black and
Hispanic residents. Between 2010 and 2019, distribution of income has been higher
among White non-Hispanic compared to Hispanic, and Black or African American.
Median income of Hispanic households was 76% of the Non-Hispanic White
households Countywide
▪ Median renter incomes have grown but remain very low. Median renter incomes
have grown in the past decade, however in 2021 median renter incomes were $38,588
compared to $86,676 for the median owner income.
What will Pasco’s Future Population Look like?
▪ Pasco’s population is projected to grow by 86 percent by 2045. From 2020 to 2045,
Pasco’s population will increase from an estimated population of 77,108 in 2020 to
143,657 in 2045. This estimate assumes that Pasco will continue to make about 80
percent of the total County population in 2045 when Franklin’s population is projected
to be 179,657 based on OFM 2017 GMA County projections.
▪ In the next 20 years, Pasco’s children and young adults will age and will need
housing that meet the needs of older households.
▪ The share of Pasco’s senior residents is increasing and will need housing that meet
the needs of older households.
▪ Pasco’s future households will majority be family sized with 3 or more-person
household, however, there will be a need for 1-person housing units to accommodate
a growing share of these households.
What Are the Current Housing Affordability Conditions in
Pasco?
▪ Pasco has an affordability gap between home prices and rental costs. While the
household’s income allows them to cover the average rent, it falls short when it comes
to purchasing a home at the median price. This suggest that the costs of purchasing a
home is relatively higher than renting in Pasco’s current housing market.
▪ Pasco has an income disparity. While a household earning 100 percent of the area
median income can afford the average rent, they cannot afford to purchase a home at
the median price. This suggest that higher income households likely have a better
change of homeownership, while lower and median-income households might be
limited to renting.
▪ Potential barriers to homeownership exist. The inability of a moderate-income
household to afford the median priced home raises questions about the potential
barriers to homeownership in Pasco. Factors such as high down payment
requirements, stricter mortgage lending criteria, and rising home prices relative to
income growth can make it difficult for many households to enter the homeownership
market.
▪ Increasing the supply of both renter and ownership product units is important for
Pasco in the long-term. If the demand for housing, particularly for homeownership,
exceeds the available supply, it can drive up home prices and make it challenging for
households with moderate incomes to purchase a home. Similarly, if the demand for
rental housing exceeds the available supply, it can drive up rent prices and price out
households that rent in Pasco.
▪ Cost burden among renters in Pasco have remained high since 2010. Although cost
burden has remained at 52 percent since 2010, the share of renters that are severely
cost burdened has declined over time from 29 percent in 2010 down to 23 percent in
2021. This indicates that fewer renters are sp ending over 50 percent of their household
income in housing costs.
▪ Low housing vacancy rates and high demand for housing has strained Pasco’s
housing market with large increases in housing prices. Since 2010, the median home
value in Pasco has increased 137 percent or $222,928, from $162,962 in 2010 up to
$385,900 in 2022.
▪ Household incomes have not kept pace with the rising costs for homeownership.
Between 2010 and 2021, the median household income has increased 58 percent,
while the median home value in Pasco has increased 106 percent. This significant
increase in homeownership costs have left many unable to purchase a home. As
households struggle to purchase a home, demand for rental units will increase and
potentially see large rent increases to accommodate the growing demand. This also
emphasizes the importance of constructing new rental units to support the growing
demand specially for lower income households.
▪ Housing affordability is a rising challenge in Pasco and region. In 2023, a Pasco
household would need an annual income of at least $96,500 to be able to afford the
median home sale price of $386,000.
Key Future Housing Trends in Pasco
Future Demographic Shift What Type of Housing is Needed?
More middle-aged Millennials ▪ Homeownership of Millennials will increase
▪ Demand for ownership product type will increase near
amenities for families
Increasing Number of People
age 60+
▪ Smaller housing units as senior adults downsize
▪ Housing near services and healthcare facilities
▪ Aging in place and multigenerational households
▪ Affordable rental and ownership product types
Increasing share of Hispanic
Population
▪ Housing units with several bedrooms to accommodate
large household size and multigenerational living
▪ Affordable rental and ownership product types
Increasing Number of 1 and 2-
person household
▪ Smaller housing units
▪ Affordable rental and ownership product type
Housing Strategies and Actions
The Housing Action Plan identifies the following strategies and actions based on key findings
from the market analysis, housing needs assessment, and input from the community.
Strategy 1. Remove Regulatory Barriers and Encourage the Development of
Variety of Housing Types.
Actions:
Action 1.1. Amend minimum lot size, building height, setbacks, and design standards.
Action 1.2. Reduce minimum parking requirements for missing middle housing, multifamily
dwelling units, and mixed-use developments.
Action 1.3. Review and amend the density increase design standards criteria (e.g. density
bonus) to encourage a greater use of this incentive.
Action 1.4. Explore to expand and tailor development impact fees.
Action 1.5. Review and amend deferral of impact fees.
The City of Pasco has already made significant changes to its zoning code. This includes
allowing attached and detached accessory dwelling units (ADUs), and allowing diverse home
types and missing middle housing on a majority of residentially zoned lots . The City has
developed a set of updated standards for adoption that will allow for more housing types and
flexibility, such as townhomes, duplexes, courtyard apartments, and other homes, that will
increase options for residents.
Strategy 2. Increase Homeownership Opportunities.
Action 2.1. Develop pre-approved ADU and middle housing plan sets.
Having a pre-approved set of plans will expedite the permit process and reduce the overall cost
for developers. The City can create some prototype options for developers to choose from for
an expedited review.
Action 2.2. Explore implementing a voluntary inclusionary housing program.
Inclusionary housing encourages creating housing units that are more affordable than the
market rate housing. This can be added as a part of new development regulations. The City can
leverage this by allowing incentives such as increased height, density, reduction in fees etc. in
exchange of a certain percentage of the units (rental or owner) to be available below the
market rate.
Action 2.3. Explore working with community land trust.
Community land trust can be a vehicle for Pasco to increase home ownership. Different non-
profit and housing groups should work together towards establishing a community land trust.
Under this, land ownership will be maintained by the land trust but homeowners will be able to
build equity and move to the next levels of housing.
Strategy 3. Expand the Supply and Access of Affordable Housing.
Action 3.1. Explore establishing a Multi-Family Tax Exemption Program (MFTE) program.
Action 3.2. Explore land banking for affordable housing development.
Action 3.3. Explore a local, revolving funding source to support affordable housing
development and programs.
Action 3.4. Invest in infrastructure in areas with higher and mixed densities.
Pasco should consider establishing 8-year, 12-year and 20-year MFTE programs throughout the
City to stimulate the construction of new, rehabilitated, or converted multifamily housing (4+
units), including affordable housing.
The City of Pasco, neighboring cities, federal jurisdictions (e.g. DSHS), non-profit housing
provides (e.g. Habitat of Humanities), community land trusts etc. should collaborate to access
additional funding opportunities for affordable housing. Existing agency funds also need to be
allocated for affordable housing.
Strategy 4. Build Housing for Pasco’s Special Population Groups.
Action 4.1. Engage alternative housing providers to build affordable housing for special
population groups.
Action 4.2. Adopt code amendments that accommodate supportive and transitional housing,
and emergency shelters.
Action 4.3. Comply with state legislations addressing housing affordability for Pasco.
Alternative housing developer should collaborate with market rate housing developers to cave
in housing opportunities for special population groups. Housing developments should address
both physical and mental disabilities in order to cater to a diverse group.
Strategy 5. Mitigate Displacement of Vulnerable Residents.
Action 5.1. Monitor regulated affordable housing properties and develop a housing
preservation ordinance.
Action 5.2. Expand tenant protections and centralize tenant resources.
Action 5.3. Provide homeowner assistance and resources.
All agencies and coalitions should work together to develop a central database of resources for
affordable housing. Tenant protection and a centralize tenant resources will address illegal
evictions. Homeowners should be given adequate resources and support to maintain their
homes. Old neighborhoods should be monitored for utilities, public safety, and various
community opportunities.
Additional Strategies
Additional strategies are developed to address displacements. Many of these would apply to
the overall conditions in addition to addressing displacement issues. Detailed discussion is
available in Appendix C.
Strategy 6. Build Internal Capacity
Action 6.1. Build a housing coalition through robust community engagement.
Action 6.2. Build capacity for data gathering and analysis.
Action 6.3. Improve Pasco’s ability to leverage local, state, and federal funding opportunities
to preserve and create affordable housing.
Strategy 7. Build data and research to guide future policy actions
Action 7.1. Define and track residential displacement.
Action 7.2. Research policies or programs with racially disparate impacts.
Action 7.3. Estimate affordable housing funding and financing needs.
Strategy 8. Support residents now through readily implementable policies and
programs
Action 8.1. Support residents who may be at risk of displacement now.
Action 8.2. Leveraging existing affordable housing funding and financing programs now.
Strategy 9: Guide future growth by building a zoning structure prepared to
accommodate new Pasconians.
Action 9.1. Pass residential design standards reform.
Action 9.2. Modernize impact fees and utilize them to guide future development patterns.
Action 9.3. Construct a system of straightforward incentives and exactions to govern large .
development applications.
Action 9.4. Increase zoning density in well-suited neighborhoods.
References
EWU, 2022: Overview of trends in the continuum of housing for homeless & low -income
residents of Benton & Franklin Counties; presented to the Community Health Improvement
Plan advisory committee on May 18, 2022
Habitat for Humanity, 2023; Available at: https://www.habitatbuilds.com/who-we-are/,
accessed on June 14, 2023
Appendices
Appendix A: Public Participation Report
Appendix B: Existing Conditions Memo, NYU Wagner Capstone Team
Appendix C: HOME TO ALL - Strategies for Preventing Displacement, Addressing Racially
Disparate Impacts, and Funding Affordable Housing in Pasco, Washington. NYU Wagner
Capstone Team