HomeMy WebLinkAbout10-16-2014 Planning Commission PacketREGULAR MEETING
I. CALL TO ORDER:
II.
III.
IV.
V.
VI.
PLANNING
ROLL CALL:
PLEDGE OF ALLEGIANCE
APPROVAL OF MINUTES:
OLD BUSINESS:
-AGENDA
7:00 P.M. October 16, 2014
Declaration of Quorum
September 18, 2014
A. Special Permit Special Permit to Sell Motorcycles and Other
Vehicles in a C -1 (Retail Business) Zone (JMC Motor
Sports LLC) (MF# SP 2014 -009)
PUBLIC HEARINGS:
A. Preliminary Plat
B. Rezone Rezone from I -1 (Light Industrial) to 1 -2 (Medium
Industrial) (Bob Tippett) (MF# Z 2014 -005)
C. Rezone Rezone from "O" (Office) to R -1 (Low Density
Residential) (Charles Steltenpohl) (MF# Z 2014 -006)
D. Rezone Rezone from C -1 (Retail Business) to CR (Regional
Commercial) (City of Pasco) (MF# Z 2014 -007)
E. Zoning Determination Develop Zoning Recommendation for Rogers
Annexation Area (MF# ZD 2014 -001)
F. Comprehensive Plan Comprehensive Plan Amendment to Modify the
Urban Growth Boundary (Tom Kidwell) (MF# CPA
2014 -002)
G. Comprehensive Plan Comprehensive Plan Amendment to Change the
Land Use Designation from Low - Density Residential
to Mixed Residential (Roger & Kav Walker) (MF# CPA
2014 -003)
H. Code Amendment
I. Block Grant
VII. OTHER BUSINESS:
A. Plan
VIII. ADJOURNMENT:
Revisions to PMC Title 17 (Signs) dealing with
Highway Follow- Through Signs (MF# CA 2011 -0111
Preliminary Draft of the 2015 -2019 Tri- Cities
Consolidated Plan (MF# BGAP 2014 -007)
Shoreline Master Plan Update - Environmental
Designations
REGULAR MEETING
PLANNING
CALL TO ORDER:
MEETING
The meeting was called to order at 7:OOpm by Chairwoman Kempf.
POSITION MEMBERS PRESENT
No.
1
No.
2
Tony Bachart
No.
3
No.
4
Alecia Greenaway
No.
5
No.
6
Loren Polk
No.
7
Zahra Khan
No.
8
Jana Kempf
No.
9
Gabriel Portugal
APPEARANCE OF FAIRNESS:
MEMBERS ABSENT
VACANT
VACANT
Joe Cruz
September 18, 2014
Chairwoman Kempf read a statement about the appearance of fairness for hearings on
land use matters. Chairwoman Kempf asked if any Commission member had anything to
declare. There were no declarations.
Chairwoman Kempf then asked the audience if there were any objections based on a
conflict of interest or appearance of fairness question regarding the items to be discussed
this evening. There were no objections.
THE OATH:
Chairwoman Kempf explained that state law requires testimony in quasi - judicial hearings
such as held by the Planning Commission be given under oath or affirmation.
Chairwoman Kempf swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Greenaway moved, seconded by Commissioner Portugal that the minutes
dated August 21, 2014 be approved as mailed. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Farming in an RT Zone (Tom Kidwell) IMF# SP
2014 -0071
Chairwoman Kempf read the master file number and asked for comments from staff.
David McDonald, City Planner, Explained a revised motion was handed out to the
Commissioners prior to the meeting.
During the previous meeting there was considerable discussion on what types of crops
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would be utilized with this proposed farm as well as discussion about water rights. Staff
is requested the Planning Commission modify what was discussed in the previous meeting
to include "primarily" alfalfa in the approval condition pertaining to the crop grown. This
would allow room for one year of corn production. Corn requires a lot of water and would
help retain water rights.
Commissioner Polk asked if corn would be roughly the same in terms of labor and timing.
Mr. McDonald responded that alfalfa can be harvested 4 -5 times per year. With corn, it is
planted and harvested once.
Commissioner Polk asked if they should consider prohibiting other types of crops that
would require more equipment and noise.
Mr. McDonald answered that could be done. In discussions with the applicant, his
primary focus is to grow alfalfa and do one year corn.
Commissioner Portugal asked if the Commission needed to add anything to the motion
regarding corn.
Mr. McDonald responded that someone just needed to read the modified motion handed
out before the meeting.
Commissioner Khan moved, seconded by Commissioner Greenaway, to adopt the findings
of fact and conclusions therefrom as contained in the September 18, 2014 staff report.
The motion passed unanimously.
Commissioner Khan moved, seconded by Commissioner Greenaway, based on the findings
of fact and conclusions therefrom the Planning Commission recommend the City Council
grant a special permit for the location of a farm at the southwest corner of Burns Road
and Broadmoor Boulevard on Parcel #115-210-022 with conditions as listed in the
September 18, 2014 staff report. The motion passed unanimously.
B. Special Permit Structure Height (James Pickens) IMF# SP 2014-
008)
Chairwoman Kempf read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
application for structure height of a detached garage in an RS -12 Zone. Mr. White
explained that the only changes to the report since the previous meeting were to condition
#6 and #8, which included the south elevation requirement for at least two windows and
that the landscape berm condition be a little flushed out and placed on the east and west
sides of the proposed garage.
Commissioner Polk stated that at the last meeting the applicant discussed re- engineering
the building to comply with the size limitation. She asked if the berms would change at all
depending on how the building is restructured.
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Mr. White answered that the requirement would still be applicable regardless of how the
structure will end up.
Commissioner Bachart moved, seconded by Commissioner Portugal, to adopt the findings
of fact and conclusions therefrom as contained in the September 18, 2014 staff report.
The motion passed unanimously.
Commissioner Bachart moved, seconded by Commissioner Portugal, based on the findings
of fact and conclusions therefrom the Planning Commission recommend the City Council
grant a special permit to allow a detached garage at 2907 W. Ella Street (tax parcel # 119-
251-104), with conditions as listed in the September 18, 2014 staff report. The motion
passed unanimously.
C. Rezone Rezone from RT (Residential Transition) to R -1
(Low - Density Residential) and C -1 (Retail Business)
(P &R Construction) IMF# Z 2014 -004)
Chairwoman Kempf read the master file number and asked for comments from staff
Shane O'Neill, Planner I, discussed the rezone application from RT (Residential Transition)
to R -1 (Low- Density Residential) and C -1 (Retail Business). Shane O'Neill, Planner I,
discussed the special permit to sell motorcycles and other vehicles in a C -1 (Retail
Business) Zone. There have been no additional changes to the staff report since the
previous meeting.
Commissioner Khan moved, seconded by Commissioner Polk, to adopt the findings of fact
and conclusions therefrom as contained in the September 18, 2014 staff report. The
motion passed unanimously.
Commissioner Khan moved, seconded by Commissioner Polk, based on the findings of fact
and conclusions as adopted the Planning Commission recommend the City Council
approve the rezone from RT to R -1 and C -1 for Lots 11 and 19, Coles Estates. The motion
passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Special Permit to Sell Motorcycles and Other
Vehicles in a C -1 (Retail Business) Zone (MF# SP
2014 -009)
Chairwoman Kempf read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, discussed the special permit to sell motorcycles and other
vehicles in a C -1 Zone. In the C -1 Zone, automobile sales are listed as a permitted
conditional use, meaning auto sales may be approved under certain conditions and
circumstances. Mr. O'Neill explained the special permit review criteria. He also highlight
surrounding businesses in the vicinity which include; pesticide and fertilizer specialists,
sign fabrication, industrial plumbing supply yard, automotive repair, farm service supply
and a motel. The parking lot where the applicant wishes to display the vehicles is located
on the west side of the site, fronting 10th Avenue. Parking is relatively small and would
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not allow for much expansion. Mr. O Neill briefly discussed the approval conditions,
including maintaining the existing landscaping. The applicant owns and operates the
warehouse directly to the east of this site and would serve as the mechanic repair facility
so auto repair wouldn't occur on the proposed site.
Commissioner Khan asked if there would be a showroom on this property.
Mr. O'Neill responded that he believes the main part of the building will be dedicated to a
showroom but, the applicant would have a better response.
Joel Micka, 1225 S. 101h Avenue, spoke on behalf of his special permit application. He
stated that they are trying to support needs in the agricultural community. They wish to
display new equipment for sales, such as small ATV's and motorcycles for recreational
use. Their property to the east is where the repair facility is and will be in use. They do
wish to have a showroom on the proposed site.
Commissioner Bachart asked if they currently do repair work.
Mr. Micka replied they do in the building they own to the east of the proposed site.
With no further questions or comments the public hearing closed.
Commissioner Bachart moved, seconded by Commissioner Khan, move to close the public
hearing and schedule deliberations, the adoption of findings of fact and development of a
recommendation for City Council for the October 16, 2014 Planning Commission Meeting.
The motion passed unanimously.
B. Rezone Rezone from I -1 (Light Industrial) to I -2 (Medium
Industrial) (Columbia East LLC) (MF# Z 2014 -005)
Chairwoman Kempf read the master file number and asked for comments from staff.
David McDonald, City Planner discussed the rezone from I -1 (Light Industrial) to I -2
(Medium Industrial). The applicant had requested the hearing to be continued for one
month because they were unable to attend the September meeting and may wish to alter
the boundary lines of the proposed rezone. The hearing needed to be opened briefly to
offer an explanation for continuation into the record.
With no comments, the public hearing closed.
Commissioner Portugal moved, seconded by Commissioner Greenaway, to continue the
hearing for the rezone under Master File # Z 2014 -005 to the October 16, 2014 Planning
Commission Meeting. The motion passed unanimously.
C. Preliminary Plat Replat a Portion of the Whitehouse Addition ATrL County Partners) (MF# PP 2014 -004)
Chairwoman Kempf read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the replat for a portion of the Whitehouse
Addition. The applicant plans to build 24 single- family lots in the proposed subdivision.
The property is a block and a half and has undeveloped and unused rights -of -way. All of
the rights -of -way will have to be vacated to accommodate the proposal. The applicant has
already submitted a petition to City Council to vacate the rights -of -way. The proposed lots
will range in size from 5,500 square feet -9,675 square feet. Mr. McDonald discussed the
approval conditions. This plat borders a public park on the north side of the project. Staff
is recommending that on that north boundary line a common fence be built to avoid an
eyesore from various fence materials. Due to the anticipated activity on the west side of
the property staff is recommending a common masonry block wall. Mr. McDonald briefly
discussed some corrections that were handed out to the Planning Commissioner's prior to
the meeting.
Commissioner Bachart asked for clarification about the current structure on the site
Mr. McDonald responded that the structure is an old auto repair shop and will be removed
as a part of this project.
Commissioner Khan asked if this is the land that was brought before the Planning
Commission by Catholic Family Services.
Mr. McDonald answered that Catholic Family Services tried to build an apartment
complex on the property.
Rick Jansons, 303 Wellsian Way, spoke on behalf of Tri- County Partners of Habitat for
Humanity, on this special permit application. He had comments to make on the tentative
plat approval conditions.
First, plat approval condition # 1 states that all abutting roads are to be installed to city -
standards, specifically California Avenue. Mr. Jansons requested to change this approval
condition to exclude California Avenue because it is not improved at all in this area. If this
request is not possible, he would like the approval condition on this item to expire on
October 3, 2018 or before since they are using specific funds set aside under grant
conditions that require all 24 of these homes to be built prior to October 3, 2018.
Plat approval condition #4 states that the applicant must comply with PMC 26.04.115(b)
which is an assignment of water rights. Mr. Jansons stated the PMC states that the fee
may be waived with the implementation of a soil additive program approved by the
Director of Public Works that would provide for 30% or more of the applied irrigation
water. Habitat has found two commercially available additives that would exceed the 30%
requirement, as stated in the code, and they wish to retain the ability to perform a cost
benefit analysis, to determine which method, payment or additive, would be most
affordable for the families. Plat approval condition #18 requires the developer to install a
common fence, 6 feet in height, along the north boundary line. Plat approval condition
# 19 requires the developer to install a common estate type masonry wall or fence, 6 feet in
height along the west line of the site and that the property owners adjoining said fence
shall be responsible for payment of all costs associated with maintenance and upkeep.
Mr. Jansons requested for those plat approval conditions to be removed, especially the
masonry wall, because Habitat for Humanity builds affordable homes, not for profit. He
added that most families build their own 6' tall wooden fences.
Commissioner Portugal asked the applicant for clarification regarding the fencing.
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Mr. Jansons reiterated that he didn't believe the City code or resolution requires a fence,
however, their homeowners typically build 6' cedar fences on their own.
Commissioner Bachart asked if staff could explain condition #1 regarding California
Avenue.
Mr. McDonald responded that he spoke with the Engineering Plan Reviewer and City
Engineer and the last sentence can be removed, not locking the Engineering Department
in to requiring those improvements. What the Engineering Department would rather do is
sign a waiver or deferral.
Commissioner Bachart asked if there could be a stipulation added that for the condition to
expire.
Mr. McDonald answered that language could be added to the agreement to provide
guidance for people down the road. Typically deferrals state that within 10 years the road
will have to be built so staff will have to look at the language to work around it.
Mr. McDonald responded to condition #4, and that regulations do allow a developer to
provide a soil additive to help retain water. If the applicant is able to do so that would
satisfy the water rights requirements.
Commissioner Bachhart asked for clarification on the water rights.
Mr. McDonald answered that it means when a property owner subdivides land within the
city and there are water rights available on that land, those water rights need to be
dedicated to the City to offset the water needs for the new homes. If there are no water
rights the developer is required to provide a fee so the City can backend those water rights
by purchasing them. If a soil additive is added to the ground then a developer may not
have to pay the fees.
Mr. McDonald discussed conditions #18 and #19 regarding fencing. The property backs
up to a city park and the concern is unsightly fencing along the park. As for the block
wall, there was concern over a parking lot where there will be more traffic and Commercial
zoning across the street could be noisy and impact the neighborhood. A block wall would
provide a better buffer.
Commissioner Polk asked when California Avenue is supposed to be finished.
Mr. McDonald responded that it is undetermined. Streets are typically built when the
adjoining property owners develop the property.
Commissioner Polk asked if they Planning Commission would review when properties are
being developed.
Mr. McDonald answered that the Planning Commission would only review if there was a
special permit. All other permits are reviewed by City staff.
Chairwoman Kempf asked if the masonry wall could be built using Community
Development Block Grant funds since the development is for low- moderate income
homeowners.
Mes
Rick White, Community & Economic Development Director, responded that he wasn't for
sure if those funds could be used for the block wall. He added that staff is asking for the
public hearing to be continued so staff can bring that information back to the Planning
Commission next month.
Mr. McDonald reminded the Planning Commission that the conditions are proposed by
staff but they need to make the recommendation to City Council and can decide to modify
or leave the approval conditions.
Commissioner Khan asked if they Commission could suggest a fence that is more
affordable than masonry.
Mr. McDonald responded that it is their prerogative.
Commissioner Bachart asked about land use and proximity of commercial activity to the
residential.
Mr. McDonald stated that the commercial property adjacent to the proposed site is zoned
C -3 so they are allowed to build and operate what is permitted in C -3. They would have to
adhere to code in terms of site development, including parking lots and landscaping but
they would not be required to do any additional site screening or landscaping since there
is a street between them. This is why staff proposed a durable block wall for the people
living in the subdivision.
Commissioner Bachart asked if there are specific rules on the mow strip.
Mr. McDonald answered that it needs to be 12" wide of concrete and 4" thick.
Chairwoman Kempf asked the applicant about condition #20 regarding the mow strip.
Mr. Jansons stated that he mentioned #20 but should have mentioned #21 as well and is
not wanting to do a mow strip since it would not be necessary if there isn't a fence
requirement. However, as a compromise, homeowners generally build their own fences
with some help with Habitat. Having a fence that they could build would be beneficial and
they could work with a "uniform" fence. As for noise, Mr. Jasons felt that the area is quiet
and peaceful, which could change if the C -3 property is developed but it is a quiet area.
Chairwoman Kempf asked if given the opportunity if they would be willing to apply for
Community Development Block Grant funds to build the block wall in the future.
Mr. Jasons responded that they would be willing to do so with grant money because they
don't have the funds to build it without it.
Commissioner Bachart stated that requiring a Cedar fence would be fine. As for noise
when or if the C -3 property is developed, that could be mitigated with landscaping to block
noise.
Commissioner Greenaway agreed with Commissioner Bachart and with the C -3 property
across the street, most of the work would be completed during daytime hours. She added
that a requirement could be added to require a mow strip and could give 5 -6 months to
put up a cedar fence within moving in.
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Chairwoman Khan asked staff if that provided enough direction.
Mr. McDonald summed up that the consensus is for a quality cedar fence, same color of
stain or straight cedar with a small mow strip on the outside.
Len Harms, 1705 Road 64, stated that he's been working with Habitat for Humanity on
this project. He briefly discussed the waiver in regards to California Street.
With no further comments the public hearing closed.
Commissioner Polk moved, seconded by Commissioner Greenaway, to continue the
hearing on the proposed preliminary plat to the October 16, 2014 Planning Commission
Meeting. The motion passed unanimously.
WORKSHOP:
A. Plan Shoreline Management Act — SMP Regulatory
Components and Draft Shoreline Master Program
Chairwoman Kempf read the master file number and asked for comments from staff.
Rick White, Community 86 Economic Development Director, discussed the Draft Shoreline
Master Program. Essentially staff is looking for the basics of the plan at this time, such
as; shoreline jurisdiction, the environmental designations and regulations that go with
that jurisdiction, public access components and how to integrate the current critical area
ordinance which protects many of the same properties in the Shoreline Master Program.
Ben Floyd, Anchor QEA, explained he was the consultant on this project. He stated that
he has been working on this for several months and has developed a Shoreline Inventory
Analysis & Characterization Report, which is the technical foundation for the Shoreline
Master Program Update. In June a workshop was held at the City, which Commissioner
Portugal attended as well as several members of the public.
Mr. Floyd briefly highlighted some of the things heard at the public. Several of the
comments related to the public access, some complained about vegetation growth
blocking access the shoreline. There was a comment about upgrading the jetties that
protect the Pasco Boat Basin. There was discussion about a trail underneath the railroad
bridge that used to be there but is no longer. There was also a request for more access at
Wade Park and the north part of Chiawanna Park. Someone also stated that it would be
nice to have a beach at Chiawanna Park.
As far as economic development, Mr. Floyd stated that the feeling was that largely
unconstrained development should occur on the land located where the levees break up
ecological function. Existing developed areas where redevelopment or additions might
occur should be unconstrained as long as they stay within disturbed areas. The best
areas for economic development are the Port of Pasco Marine Terminal and other Port
properties.
Protection and restoration opportunities include a wetland area upstream of I -182 Bridge
owned by the Army Corps of Engineers and already designated as an ecological protection
area along with the islands, upgrading the jetties.
M
Commissioner Greenaway pointed out that there was one private island. She asked what
would happen if someone wanted to develop a house on the island.
Mr. Floyd responded that he would need to look into that property but believes it is in
Benton County.
Commissioner Khan asked to define a jetty.
Mr. Floyd stated that it is a like a levee out in the water to protect an area behind it. They
can help prevent wind and wave damage or erosion.
Commissioner Greenaway added that sagebrush was not a native plant in this area.
Mr. Floyd responded that unfortunately it is now considered a native plant. Now many
species have adapted to the sagebrush so it will need to be considered. He added that
what the area is as of today is the ecological baseline.
Mr. White added that the "baseline" takes a picture as to where we are at today. In
moving forward with developing regulations and land use designations, the guidance from
the State say that we can't reduce that snapshot from below what the current
environmental functions of the river shore are. If reduced in one area but that will have to
be offset in another area.
Mr. Floyd responded that what Mr. White was referring to was "no net loss"
Commissioner Bachart asked what would happen if development was allowed up to the
levees but in the future the levees were lowered, how would that effect everything.
Mr. Floyd answered that everything would need to be revisited. If already developed and
the levee is just being changed for any reason, the function and elevation will have to
remain for flood protection.
Mr. Floyd then discussed the memo given to the Planning Commission. The memo
focused on key issues that the Planning Commission needed to be aware of and what to
deliberate and some different options. He recommended using the minimum jurisdiction
for the Pasco Shoreline.
Commissioner Polk asked if what other jurisdictions have chosen other options and if so,
what are the benefits.
Mr. Floyd responded that other jurisdictions have selected other options and the benefits
have been covering flood plains and wetlands but is used mainly when there is a river that
is moving a lot and has a wider area to protect.
Commissioner Portugal asked if Benton County has a plan like the one proposed and what
option did they chose.
Mr. Floyd answered that they do and they went with the minimum jurisdiction.
Mr. Floyd discussed environmental designations, which are synonymous with land use
designations. It's how to determine what uses are in place and what development to have
and where to provide access. The State has an example classification system and each
environmental designation will have a classification system. Mr. Floyd suggested taking
the classification systems that the State has come up with and tailor them specifically for
the City.
Commissioner Greenaway asked for clarification regarding to "shoreline residential' and
an additional purpose to provide appropriate access and public recreational use. She
wanted to know if it would prevent a landowner from constructing a dock.
Mr. Floyd stated that the issue of docks has been mostly settled with the Army Corps of
Engineers. The Shoreline Plan will include the same regulations that the Corps has since
their jurisdiction is higher than that of the City. There are only a certain number of docks
that will be allowed.
Mr. White added that Anchor QEA has taken a conservative approach through the entire
Shoreline Master Plan update. The Columbia and Snake rivers are very regulated and
constrained and they are very predictable. The Planning Commission should look at the
enhancements needed to the plan to reflect what is happening now.
Lastly, Mr. Floyd pointed out the critical areas for the Planning Commissioners to review.
There was no further discussion on this item.
COMMENTS:
With no further discussion or business, the Planning Commission was adjourned at
8:36 p.m.
Respectfully submitted,
David McDonald, City Planner
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP2014 -009 APPLICANT: JMC Motorsports LLC
HEARING DATE: 9/18/2014 1225 S 10th Ave
ACTION DATE: 10/16/2014 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Location of an auto sales business in a C -1
(Retail Business) Zone
1. PROPERTY DESCRIPTION:
Legal: Parcel #112 - 311 -104: The south 97 feet of Lots 11 and 12 Riverside
Addition
General Location: The southeast corner of Washington Street and 10th
Avenue
Property Size: The parcel is 14,445 sq. ft. or approximately 0.33 acres.
2. ACCESS: The site is accessed from both 10th Avenue and Washington Street
3. UTILITIES: All municipal utilities currently serve the site.
4. LAND USE AND ZONING: The site is currently zoned C -1 (Retail Business).
The west portion of the site contains a paved parking lot. Surrounding
properties are zoned and developed as follows:
NORTH:
C -1
- Commercial retail
SOUTH:
I -1
- Vacant
EAST:
I -1
- Industrial
WEST:
C -1
- Commercial
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for
commercial uses. Goal LU -4 encourages the development of high quality
regional and community shopping facilities within the City. LU -4 -13 promotes
the idea of clusters or centers for shopping and services that are functionally
and economically similar operationally. LU -4 -C encourages the application
of standards and guidelines that will result in attractive and efficient
commercial centers.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency
for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other information, a
threshold determination resulting in a Determination of Non - Significance
(DNS) has been issued for this project under WAC 197 -11 -158.
1
ANALYSIS
The applicant is requesting special permit approval to locate an auto sales lot in a
C -1 zone in order to provide an outdoor area to display primarily off -road
recreational vehicles. The site is located at the intersection of Washington Street
and 10th Avenue which is directly at the north end of the Cable Bridge.
In the early 1980's the zoning regulations were amended to add automobile sales
as a Permitted Conditional Use in the C -1 zone. In an effort to assist with the
reuse of old gas stations the zoning code was amended to conditionally permit auto
sales on C -1 properties by Special Permit. The term "Conditional Use" means auto
sales may be approved under certain circumstance and conditions in one location
and not in another location. The Special Permit review process is used to
determine whether or not a conditional use would be appropriate in a given
location. Pasco Municipal Code regulations for the C -1 (Retail Business) zone
include the following special permit review criteria for locating automotive sales
and service businesses:
25.42.040 PERMITTED CONDITIONAL USES. The following uses are
permitted subject to the approval of a special permit:
(2) Retail automobile sales including rental or lease, provided the property
is:
(a) Adjacent the intersection of two arterial streets, or
across a public street right- of -wau from a residential district and would not
be located closer than 300 feet to any existing car lot:
Meeting either of the locational criteria above allows a business owner to apply for
a Special Permit. In this case, the site proposed for auto sales meets the criteria
listed above in that it fronts 10th Avenue which is classified as a principal arterial
roadway, it is not adjacent to or across from any residential district, and is just
over 300 linear feet from the nearest auto sales lot located at the intersection of
10th Avenue and Ainsworth Avenue. In this location 10th Avenue is also classified
as a State Highway (Hwy 397). The Comprehensive Plan encourages the grouping
of similar types of businesses while the Zoning Code requires separation between
automobile sale businesses in the C -1 zone.
The subject site is a corner lot with roadway frontages on Washington Street along
the south side and 10th Avenue bordering the westerly property line. Driveways
lead into the site from both 10th Ave. and Washington Street. The parking area to
be used for vehicle sales /display occupies the west half of the parcel which is
closest to 10th Avenue.
The warehouse on -site is approximately 4,800 square feet; 3,000 square feet of
which is dedicated to retail business functions. The remaining 1,800 square feet is
designed as an indoor vehicle repair facility. Although not the subject of this
special permit, it may be noteworthy to mention that the adjacent warehouse
0a
facility to the east (1224 S 91h Ave.) is owned and operated by JMC solely as a
repair facility serving the JMC Motorsports business.
In 1992, Howard Rowell, who was the property owner at the time, was granted a
special permit for vehicle sales at the subject location. At that time Pasco's Zoning
Code contained the identical criteria for retail automobile sales in the C -1 zone as
in today's Code.
Having a commercial land use designation in the Comprehensive Plan indicates
the site's location may be suitable for more intense commercial businesses allowed
under the C -3 (General Business) zoning. Currently however, while under the C -1
zoning regulations these more intense uses are not permitted. In order to allow
heavy commercial uses, indicated as appropriate by the Comprehensive Plan, the
property would need to undergo reassignment of zoning classification and based
on the Comprehensive Plan Land Use Map said zone change may be feasible. The
preceding points are to provide perspective on Council's view of the vicinity as
suitable for more intensive business types.
10th Avenue serves as one of Pasco's entry gateways. Cities often give enhanced
consideration to development characteristics in the immediate gateway areas. For
many years Pasco's southern river shore has been home to heavy commercial and
heavy industrial businesses, this is reflected in Pasco's Zoning Map and
Comprehensive Plan Land Use Map as we see the River east of Highway 395 lined
with industrial zoning and the industrial land use designation. The site's vicinity is
one of a somewhat abrupt zoning transition from I -1 (Light Industrial) to C -1
(Retail Business). In fact, many of the surrounding business are heavy commercial
in nature; they include: pesticide and fertilizer specialists, sign fabrication,
industrial plumbing supply yard, automotive repair, a farm service /supply
business and a motel.
In the opinion of staff, a small ATV, OHV and motorcycle sales lot in this
community gateway would not be ill fitted. Motorcycles and other ATV's are
relatively high dollar retail sales items. The appearance of luxury item retail sales
activity may have a complimentary effect on the perception of the neighborhood's
economic health and stamina.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings
drawn from the background and analysis section of the staff report. The Planning
Commission may add additional findings to this listing as the result of factual
testimony and evidence submitted during the open record hearing.
1. The Planning Department has received a Special Permit application to allow
the conduct of an automotive sales lot at 1225 S. 10th Avenue.
2. The site is approximately 0.33 acres in area.
3
3. The site is a corner lot with access from both Washington Street and 10th
Avenue.
4. The site is zoned C -1 (Retail Business).
5. The Comprehensive Plan identifies the site for commercial uses.
6. The Comprehensive Plan encourages the grouping of similar types
businesses.
7. C -1 zoning is often used as intermediate zoning between more intense
commerce areas (such as C -3) and low- intensity uses such as residential. In
this case the C -1 zoning is bordered only by industrial zoning.
8. Car sales are a conditional use in C -1 zone; thereby requiring review and
consideration of needed conditions through the Special Permit process.
9. The term "conditional use" means auto sales may be approved under certain
circumstance and conditions in one location and not in another location.
The Special Permit review process is used to determine whether or not a
conditional use would be appropriate in a given location.
10. For a C -1 property to qualify for special permit review for a car sales lot, the
property in question would have to either be located at the intersection of
two arterial streets or be located on one arterial street and not adjacent to or
across a public right -of -way from any residentially zoned properties. A
proposed site must also be more than 300 feet from another auto sales
business.
11. In the early 1980's the zoning regulations were amended to add Automobile
sales as a Permitted Conditional Use in the C -1 zone.
12. The Permitted Conditional Uses of PMC 25.42.040 were amended in 1981 to
address a growing concern about how to reuse many of the old service
stations in town that had closed. After closing, it was difficult for the old gas
station to be reused because they were built for a single purpose related to
servicing vehicles. The C -1 zone was amended to specifically allow the
adaptive reuse of old service station for car sales lots.
13. Comprehensive Plan policy LU -4 -C encourages the application of standards
and guidelines that will result in attractive and efficient commercial centers.
14. 1 -182 Overlay District standards do not apply to this site as it is located
outside of the District.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in P.M.C. 25.86.060. The criteria are as follows:
(1) Will the proposed use be in accordance with the goals, policies, objectives and
text of the Comprehensive Plan?
El
The site is identified in the Comprehensive Plan for commercial uses. Plan
Policy LU -4 -B promotes the idea of clusters or centers for shopping and
services that are functionally and economically similar operationally. The
Comprehensive Plan (LU -4 -C) also encourages the application of standards
and guidelines that will result in attractive and efficient commercial
centers. The proposal is consistent with the Plan policies above.
(2) Will the proposed use adversely affect public infrastructure?
The proposed use will have little impact on the capacity of public
infrastructure. The site has been developed and operating for the past
seven years without issue of utility and infrastructure demands. Sewer and
water needs for automobile sales businesses are generally nominal.
(3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The existing character of the immediate vicinity is heavy commercial /light
industrial while characterization of the larger vicinity includes a residential
component. The intended character of the vicinity as indicated by the
Comprehensive Plan is transitional. Beginning at the river shore we see
industrial character, moving north along the 10th Avenue corridor the
intended character transitions to commercial uses; then being surrounded
to the east and west by a medium density residential land use designation.
An automobile sales business on the subject site is unlikely to disrupt the
character of the surrounding area.
(4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof?
Surrounding properties are zoned to permit commercial and industrial
development. Buildings on surrounding lots and on the lot in question are
permitted to be 35 feet in height and without limit in the industrial zones.
The site has been previously developed and the proposal does not involve
new construction.
(5) Will the operations in connection with the proposal be more objectionable to
nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within the
district?
The operation of the proposed use within an existing parking lot will not
create objectionable impacts to surrounding land uses. A State
Highway /principal arterial roadway runs through the vicinity, creating a
certain degree of expected disruption from noise, dust and fumes emitted by
5
the high traffic volumes. The proposed auto sales lot is not likely to create
impacts that would be noticeable over the existing traffic.
(6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses
permitted in the district?
It is unlikely that a small ATV /motorcycle sales lot on the subject site would
present any additional hazards beyond the typical traffic concerns common
to high traffic volume areas.
APPROVAL CONDITIONS
1. The special permit shall apply to Franklin County tax parcel #112 - 311 -104:
The south 97 feet of Lots 11 and 12 Riverside Addition, addressed 1225
South 10th Avenue;
2. All right -of -way landscaping adjacent to the site together with all required
landscaping interior to the property shall at all be maintained to be in
healthy condition meeting the requirements of PMC 25.75;
3. Vehicles shall not be displayed in the right -of -way nor within any required
landscaping area;
4. The special permit shall be null and void if a City of Pasco business license
for the proposed auto sales business has not been obtained by December 1,
2015.
MOTION for Findings of Fact: I move to adopt findings of fact and
conclusions therefrom as contained in the October 16, 2014 staff report.
MOTION for Recommendation: I move based on the findings of fact
and conclusions as adopted the Planning Commission recommend the
City Council grant a special permit to allow vehicle sales on tax parcel #
112- 311 -104 with conditions as contained in the October 16, 2014 staff
report.
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MEMORANDUM
DATE: October 16, 2014
TO: Planning Commission
FROM: Dave McDonald, City Planner
SUBJECT: Replat of Whitehouse Addition —Fence Question (MF# PP 2014 -004)
The September 18th staff report for the proposed plat contained a recommendation
for a boundary fence around the northern and western boundary of the plat. The
plat backs up to Highland Park on the north and a future parking area for the park
on the west. The properties west of California Avenue were also factored into the
recommendation because these properties are zoned C -3 which permits a variety of
heavy commercial uses. The boundary fence was suggested as a buffer from the
more intense uses and activities that can and do occurred adjacent to the proposed
plat. This approach was taken with the development of the Linda Loviisa
Subdivision. The portion of the Linda Loviisa development that backed up to the
soccer complex was required to contain an 8 foot tall masonry block boundary
fence as a buffer from the activities on the soccer fields.
During the September 18th hearing on the proposed plat considerable discussion
centered on the need for a subdivision boundary fence and what type of material it
should be constructed with. The applicant was concerned about the cost of a
masonry fence and the Planning Commission was favoring a cedar fence.
In an effort to provide additional background on subdivision boundary fences
staff reviewed Resolution 3078 with the City Attorney. The Council approved
Resolution does not provide any latitude on options for construction of subdivision
boundary fences. If a boundary fence is to be required for preliminary plat approval
the fence must be constructed of architectural concrete block or poured concrete
panels. Accordingly staff has retained the requirement for the block fence in the
recommended approval conditions, not only for the west side of the plat but also for
the north side.
As was indicated in the hearing of September 18th the applicant was not opposed to
a boundary fence but was concerned about the additional cost to the project that
would result from construction of a block fence. Staff understands that concern
and has identified a possible solution to help cover the additional fencing cost. A
good deal of the subdivision costs for this plat are being funded through the Tri-
Cities HOME Consortium in the form of a HOME grant of up to $500,000. Habitat
for Humanity could apply for an amendment to the HOME grant for the additional
$45,000 to $50,000 cost of the block fence; this will minimize the impact on the
total subdivision cost and increase the livability of the proposed subdivision. In
addition, the HOME program has available funds for this request. Staff
recommends the condition be affirmed by the Commission.
REPORT TO PLANNING COMMISSION
MASTER FILE NO: PP 2014 -004 APPLICANT: Tri- County Partners
HEARING DATE: 9/18/2014 Habitat for Humanity
ACTION DATE: 10/ 16/2014 313 Wellsian Way
Richland, WA 99352
REQUEST: Preliminary Plat: Replat of Whitehouse Addition
1. PROPERTY DESCRIPTION:
Legal: Block 3 and the east half of Block 2 Whitehouse Addition.
General Location: 200 -300 block of N. Charles Ave.
Property Size: 4.48 Acres
Number of Lots Proposed: 24 lots
Square Footage Range of Lots: 5,500 ft2 to 9,678 ft2
Average Lot Square Footage: 6,895 ft2
2. ACCESS: The property has access from N. Charles Avenue and Alvina
Street.
3. UTILITIES: Utilities exist in North Charles Avenue and Alvina Street.
4. LAND USE AND ZONING: The site is zoned R -3. Surrounding properties
are zoned and developed as follows:
NORTH: R -1 - Highland Park
SOUTH: R-1- Vacant
EAST: R -1 - Single - Family
WEST R -1 8s C -3 - One Single - Family dwelling and Vacant land
5. COMPREHENSIVE PLAN: The Comprehensive Plan indicates the site is
intended for mixed residential development. Policy H -1 -E encourages the
advancement of home ownership and Goal H -2 suggests the City strive to
maintain a variety of housing options for residents of the community.
Goal LU -2 encourages the maintenance of established neighborhoods
and the creation of new neighborhoods that are safe and enjoyable places
to live.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
i
Non - Significance (DNS) has been issued for this project under WAC 197-
11 -158.
ANALYSIS
The property consists of two separate parcels totaling 3.58 acres (4.48
including undeveloped right -of -way). The two parcels are divided by the
unimproved right -of -way of East George Street. The northern most parcel
located between Highland Park on the north and East George Street on the
south contains 1.98 acres. The balance of the property is located south of East
George Street and westerly of Charles Avenue. This property was platted in lots
and block in 1911 and has remained mostly undeveloped since that time. The
property north of George Street contained one single - family house which was
demolished in 2003. For many years Lots 13 -18 of Block 2 located south of
George Street were used as a vehicle storage yard that was filled with broken
down and partially dismantled cars, barrels and other items. Lots 19 -24 of the
same block contained an automotive shop (the shop building still remains on
the property) at least one house and a large storage building. In the early
1990's the City required the property owner to remove the blighted conditions
on the property.
The original Whitehouse Addition was platted into 24 lots per block with each
lot being 30 feet by 115 feet for a total of 3,450 square feet. The proposed
replat, which includes most of the original lots and all of the undeveloped right -
of -way, will contain 24 new lots. The undeveloped streets and alleys (except
California Ave and the west half of Charles Ave.) will need to be vacated as a
part of the platting process. The applicant has submitted a vacation petition
and a hearing on the vacation will be scheduled for October 20, 2014.
The property adjoins a public park on the north and part of California Ave and
City property on the west. For aesthetics reasons boundary fencing along the
northern and western edges of the plat should be consistent throughout the
length of the boundary. Additionally property directly west of California
Avenue is zoned C -3 for heavy commercial land and the Parks Division has
discussed the need to build a parking lot on the City owned property between
the proposed plat and California Avenue. Because of these facts it may be
appropriate to have a durable fence constructed along the west boundary line
of the proposed plat.
LOT LAYOUT: The proposed plat contains 24 lots; with the lots varying in
size from 5,500 to 9,678 square feet. The average lot size is 6,895 square feet.
RIGHTS -OF -WAY: All lots have adequate frontage on streets which will be
dedicated. Existing undeveloped right -of -way platted in 1911 will need to be
vacated. The applicant has initiated the vacation process.
2
UTILITIES: The developer will be responsible for extending utilities into the
plat. A utility easement will be needed along the first 10 feet of street frontage
of all lots. The final location and width of the easements will be determined
during the construction design phase of the platting process. The front yard
setbacks for construction purposes are larger than the requested easements;
therefore the front yard easements will not encroach upon the buildable
portions of the lots.
The City Engineer will determine the specific placement of fire hydrants and
streetlights when construction plans are submitted. As a general rule, fire
hydrants are located at street intersections and with a maximum interval of
500 feet between hydrants on alternating sides of the street. Streetlights are
located at street intersections, with a maximum interval of 300 feet on
residential streets, and with a maximum interval of 150 feet on arterial streets.
The intervals for street light placements are measure along the centerline of the
road. Street lights are placed on alternating sides of the street.
STREET NAMES: Streets within the plat will all be named prior to final
platting.
IRRIGATION: The proposed plat is located in a part of the City that does not
have access to the City's irrigation system.
WATER RIGHTS: The assignment of water rights or a payment of a fee in lieu
thereof is a requirement for final plat approval per Pasco Municipal Code
Section 3.07.160. In this case there are no water rights to deed to the City as a
result the current fee will be required before a final plat is approved.
FINDINGS OF FACT
State law (RCW 58.17.110) and the Pasco Municipal Code require the Planning
Commission to develop Findings of Fact as to how this proposed subdivision
will protect and enhance the health, safety and general welfare of the
community. The following is a listing of proposed "Findings of Fact ":
Prevent Overcrowding: With an average lot size of 6,895 square feet the
proposed development will address the overcrowding concern by providing
manageable lots and usable open spaces. R -3 zoning requires a 20 foot front
yard setback, five foot side yard setbacks and a rear yard equal to or greater
than the height of the house.
Parks Opens Space /Schools: Highland Park is located directly to the north of
the proposed plat. Kurtzman Park is located to the south adjacent to Virgie
Robinson Elementary School. Two elementary schools (Whittier & Robinson)
3
are located within half a mile from the site. A third elementary school to be
located north of Highland Park is under construction. The owner /developer of
each lot will be required to pay the current park impact fee at -prior to receiving
a building permit.
The City is required by RCW 58.17.110 to make a finding that adequate
provisions are being made to ameliorate the impacts of the proposed
subdivision on the School District. At the request of the School District the City
enacted a school impact fee in 2012. The imposition of this impact fee
addresses the requirement to ensure there are adequate provisions for schools.
Effective Land Use /Orderly Development: The plat is laid out for low- density
residential development consistent with the adjoining residential
neighborhoods. The proposed plat layout provides for an orderly continuation
of the existing residential subdivisions to the east.
Safe Travel & Walking Conditions: The Plat will connect to the community
through the existing network of streets. Sidewalks are installed at the time
homes are built on individual lots. The sidewalk will be constructed to current
City standards and to the standards of the American's with Disabilities Act
(ADA). The ADA handicap ramps at the corners of each intersection will be
installed with the construction of the road improvements.
Adequate Provision of Municipal Services: All lots within the plat will be
provided with water, sewer and other utilities.
Provision of Housing for State Residents: The proposed preliminary plat
contains 24 building lots, providing opportunities for the construction of 24
new homes for Pasco residents.
Adequate Air and Light: The maximum lot coverage limitation of 60 percent
and building setbacks will assure that adequate movement of air and light is
available to each lot.
Proper Access & Travel: The access streets will be paved and developed to
City standards to assure that proper access is maintained to each lot. (The
discussion under safe travel above applies to this section also.)
Comprehensive Plan Policies & Maps: The Comprehensive Plan designates
the plat site for mixed- residential development. Policies of the Comprehensive
Plan suggest the City strive to maintain a variety of housing for residents.
Other Findings:
• The site is within the Pasco Urban Growth Area Boundary.
4
• The State Growth Management Act requires urban growth and urban
densities to occur within Urban Growth Boundaries.
• The Comprehensive Plan identifies the site for mixed residential
development.
• The site was zoned R -3 in 2012.
• The site was originally platted in 1911.
• The original plat contained 24, 30 by 115 foot lots per block.
• The proposed replat occupies the original lots and adjoining undeveloped
right -of -way and contains a total of 24 lots.
• The Housing Element of the Comprehensive Plan encourages the
development of a variety of residential densities and housing types.
• Per the ITE Trip Generation Manual 8+h Addition the proposed
subdivision, when fully developed, will generate approximately 240
vehicle trips per day.
• RCW 58.17.110 requires the City to make a finding that adequate
provisions have been made for schools before any preliminary plat is
approved.
• The City of Pasco has adopted a school impact fee ordinance compelling
new housing developments to provide the School District with mitigation
fees. The fee was effective April 16, 2012.
• Past correspondence from the Pasco School District indicates impact fees
address the requirement to ensure adequate provisions are made for
schools.
• There are no water rights associated with this plat therefor a payment in
lieu of dedication of water rights will be required to receive final plat
approval.
• A park impact fee will be required at the time of issuance of building
permits for each lot.
• Highland Park is located directly to the north of the proposed plat.
• California Avenue and a strip of City owned land are located directly to
the west of the proposed plat. The City owned land may be developed
with a parking lot in the near future to serve the needs of Highland Park.
• Resolution No. 3078 requires subdivision boundary fences to be
constructed of architectural concrete block or of poured concrete panels.
A concrete mow strip 12 inches in width is also required on the public
side of the fence.
• Properties west of California Avenue are zoned C -3 which permits heavy
commercial uses such as heavy machinery sales and service, trucking
yards, lumber yards, contractor laydown yards and similar uses.
F
CONCLUSIONS BASED ON THE FINDINGS OF FACT
Before recommending approval or denial of the proposed Plat the Planning
Commission must develop Findings of Fact from which to draw its conclusion
(P.M.C. 26.24.070) therefrom as to whether or not:
(1) Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys,
other public ways, water supplies, sanitary wastes, parks,
playgrounds, transit stops, schools and school grounds, sidewalks for
safe walking conditions for students and other public needs;
The proposed plat will be required to develop under the standards of the Pasco
Municipal Code and the standard specifications of the City Engineering
Division. These standards for streets, sidewalks, and other infrastructure
improvements were designed to ensure the public health, safety and general
welfare of the community are secured. These standards include provisions for
streets, drainage, water and sewer service and the provision for dedication of
right -of -way. The preliminary plat was forwarded to the Franklin County PUD,
the Pasco School District, Cascade Gas, Charter Cable and Ben - Franklin
Transit Authority for review and comment. The PUD requested easements along
the front of all lots for utility service.
Based on the School Districts Capital Facilities Plan the City collects school
mitigation fees for each new dwelling unit. The fee is paid at the time of
building permit issuance. The school impact fee addresses the requirements of
RCW 58.17.110.
The general welfare of the community and future residents of the proposed
subdivision would be served by ensuring a durable and common boundary
fence be installed along the northern and western boundary of the plat. This
would preclude the opportunity for the construction of haphazard and
unsightly fencing in areas constantly visible to the public.
(2) The proposed subdivision contributes to the orderly development and
land use patterns in the area;
The proposed plat makes efficient use of vacant land and will provide for
additional housing. The proposed plat will also cause the west half of Charles
Avenue to be fully developed and will complement the single - family
development to the east.
0
(3) The proposed subdivision conforms to the policies, maps and
narrative text of the Comprehensive Plan;
The Comprehensive Plan land use map designates the site for mixed residential
development. Single- family homes are identified in the Comprehensive Plan as
a permitted land use and also a permitted uses under the R -3 zoning. Plan
Goal H -2 suggests the City strive to maintain a variety of housing options for
residents of the community while Plan Policy H -1 -13 supports the protection
and enhancement of the established character of viable residential
neighborhoods.
(4) The proposed subdivision conforms to the general purposes of any
applicable policies or plans which have been adopted by the City
Council;
Development plans and policies have been adopted by the City Council in the
form of the Comprehensive Plan. The proposed subdivision conforms to the
policies, maps and narrative text of the Plan as noted in number three above.
(5) The proposed subdivision conforms to the general purposes of the
subdivision regulations.
The general purposes of the subdivision regulations have been enumerated and
discussed in the staff analysis and Findings of Fact. The Findings of Fact
indicate the subdivision is in conformance with the general purposes of the
subdivision regulations provided certain mitigation measures (i.e. school, park
and traffic fees) are included in approval conditions.
(6) The public use and interest will be served by approval of the proposed
subdivision.
If approved the proposed plat will be developed in accordance with all City
standards designed to insure the health, safety and general welfare of the
community are met. The Comprehensive Plan will be implemented through
development of this Plat. These factors will insure the public use and interest
are served.
PLAT APPROVAL CONDITIONS
1. At the time lots are developed, all abutting roads and utilities shall be
installed to City standards as approved by the City Engineer. This
includes, but is not limited to water, sewer and irrigation lines, streets,
street lights and storm water retention. The handicapped accessible
pedestrian ramps must be completed with the street and curb
improvements prior to final plat approval. All proposed utilities must be
installed underground by the developer at the developer's expense.
2. All undeveloped right -of -way as now existing must be vacated except
California Avenue and the west half of Charles Avenue.
3. The developer/ builder shall mitigate impacts to the Public School System
by the "school impact fee" established by Ordinance at the time of
issuance of building permits for homes.
4. The developer must comply with PMC 26.04.115(B) and PMC 3.07.160
dealing with water rights acquisition.
5. No utility vaults, pedestals, or other obstructions will be allowed at street
intersections.
6. All corner lots and other lots that present difficulties for the placement of
yard fencing shall be identified in the notes on the face of the final plat(s).
7. All storm water is to be disposed of per City and State codes and
requirements.
8. The developer shall insure active and ongoing dust, weed and litter
abatement activities occur during the construction of the subdivision and
construction of dwellings thereon.
9. The developer shall prepare a dust, weed and erosion control plan to be
approved by the City prior to approval of any construction drawings for the
first phase of the subdivision.
10. The developer shall be responsible for the creation of record drawings. All
record drawings shall be created in accordance with the requirements
detailed in the Record Drawing Requirements and Procedure form provided
by the Engineering Division. This form shall be signed by the developer
prior to construction plan approval.
11. All engineering designs for infrastructure and final plat(s) drawings shall
utilize the published City of Pasco Vertical Control Datum and shall be
identified on each such submittal.
12. The final plat(s) shall contain a 10 -foot utility easement parallel to all
streets unless otherwise required by the Franklin County PUD.
13. The final plat(s) shall contain the following Franklin County Public Utility
District statement: "The individual or company making improvements on a
lot or lots of this Plat is responsible for providing and installing all trench,
conduit, primary vaults, secondary junction boxes, and backfill for the
PUD's primary and secondary distribution system in accordance with PUD
specifications; said individual or company will make full advance payment
of line extension fees and will provide all necessary utility easements prior
to PUD construction and /or connection of any electrical service to or
within the plat ".
14. Street lighting must be installed to the City of Pasco /Franklin County PUD
standards and as directed by the City Engineer. Residential street lights
are typically installed every 300 feet, and collector/ arterial type street
8
lights are typically installed every 150 feet. Street light positioning is
alternating and is measured along the centerline of the road.
15. Prior to the City of Pasco accepting construction plans for review the
developer must enter into a Storm Water Maintenance Agreement with the
City. The developer will be responsible for obtaining the signatures of all
parties required on the agreement and to have the agreement recorded
with the Franklin County Auditor. The original signed and recorded copy
of the agreement must be presented to the City of Pasco at the intake
meeting for construction plans.
16. The developer will be required to conform to all conditions set forth in the
Storm Water Maintenance Agreement including, but not limited to, regular
cleaning and maintenance of all streets, gutters, catch basins and catch
basin protection systems. Cleaning shall occur on a regular basis to
ensure that no excess buildup of sand, trash, grass clippings, weeds or
other debris occurs in any portion of the streets, gutters, or storm water
collection facilities. Cleaning and upkeep of the streets, gutters, and storm
water collection facilities must be to the satisfaction of the City Engineer.
The developer will be responsible for operating and maintaining the storm
drain system in accordance with the Storm Water Maintenance Agreement.
17. The developer will be required to comply with the City of Pasco Civil Plan
Review process.
18. Property owners of said Lots adjoining the common estate fence shall be
responsible for payment of all costs associated with maintenance and
upkeep. These fencing requirements shall be noted clearly on the face of
the final plat(s).
19. The developer shall install a common boundary wall /fence 6 feet in height
along the north line of lots 21, 22 and 24 and along the west line of Lots
21, 20, 19, 18, 11, 10 and 9. Said fence must be an Estate type masonry
wall /fence with a 12 inch mow strip on the public side of the fence.
Property owners of said Lots adjoining the common estate fence shall be
responsible for payment of all costs associated with maintenance and
upkeep. These fencing requirements shall be noted clearly on the face of
the final plat(s).
20. Unless street improvements are deferred the undeveloped portion of the
California right -of -way between the sidewalk and the fence must be treated
with soil fabric /weed block and crushed basalt approved by the City prior
to installation.
21. A detail of the common wall /fence required in # 19 shall be included on
the construction drawing for the subdivision.
RECOMMENDATION
0
MOTION: I move to adopt Findings of Fact and Conclusions therefrom as
contained in the October 16, 2014 staff report.
MOTION: I move based on the Findings of Fact and Conclusions, as adopted,
the Planning Commission recommend the City Council approve the
Preliminary Plat for the Replat of the Whitehouse Addition with
conditions as listed in the October 16, 2014 staff report.
10
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2014 -005 APPLICANT: Tippett/ Lampson/ City
HEARING DATE: ()/18/2014&,10/16/14 2815 St Andrews Loop # F
ACTION DATE: 10/16/2014 Pasco WA 99301
BACKGROUND
REQUEST: REZONE: Rezone from I-1 (light Industrial) to I -2 (Medium
Industrial)
1. PROPERTY DESCRIPTION:
Legal: Parcel #'s 112540019, 112470014, 112510060, 112510079,
112530053 and 112430021.
General Location: South of "A" Street north of the Port of Pasco and west
of Road 40 East.
Property Size: The combined area of the parcels is 365 acres.
2. ACCESS: The parcels are accessible from Road 40 East. Currently there
is not dedicated right -of -way from "A" Street.
3. UTILITIES: All municipal utilities are currently available in Road 40
East. A 16 inch water main also runs east and west through the western
half of the property and along the western boundary. This 16 inch line
reduces down to a 12 inch line through the eastern half of the property.
4. LAND USE AND ZONING: The parcels are currently zoned RT
(Residential Transition) and are vacant. Surrounding properties are
zoned and developed as follows:
NORTH: I -1 - Vacant/ salvage yard/ temp office rental
SOUTH: I -3 8s I -1 - Port of Pasco/ Vacant
EAST: I -1 - Vacant /farm land
WEST: I -1 - Vacant
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the
property for industrial uses. Land Use Goal ED -2 encourages the
appropriate location and design of commercial and industrial facilities
within the city. Policy ED -2 -13 encourages the development of a wide
range of industrial uses strategically located within the community to
support local and regional needs.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
1
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
Non - Significance (DNS) has been issued for this project under WAC 197-
11 -158.
ANALYSIS
The applicants have applied to change the zoning designation of their property
from I -1 (Light Industrial) to I -2 (Medium Industrial). The subject site is
comprised of five parcels of land located west of Road 40 East between the Port
of Pasco on the south and "A" Street on the north. The site contains about 365
acres of land which is mostly in agricultural production.
The Comprehensive Plan designates site for Industrial land uses that are
permitted in the I -1 through I -2 zoning districts. The I -3 District is only
applicable to the Big Port of Pasco area to the south of the site.
The City has been working with the Port and property owners for many years to
encourage industrial development on the site. Approximately 12 years ago the
City contracted with a land use consulting firm to develop a sub -area land use
plan for much of the area located between Oregon Avenue, Cedar Street and SR
12. The result was the Sacajawea Industrial Area and Circulation Concept
Plan which identified future streets, rail corridors and land uses for the area.
Following the Concept Plan, the City constructed the Heritage Boulevard truck
route connecting "A" Street with the Lewis Street Interchange in 2005. A rail
spur was also recently added to the rezone site more or less following the
direction of the referenced Concept Plan. The rail spur was a joint project of the
Port, City, Franklin County and property owners.
For marketing purposes the Sacajawea Industrial Area has been renamed as
the Heritage Industrial Area. The future street network though the Heritage
Industrial Area was further refined with the completion of the Tank Farm Road
Interchange Study completed in 2008. The Heritage Industrial Area will
eventually be connected to SR 12 through two freeway interchanges.
To assist with preserving the Heritage Industrial Area for future industrial
development the City acquired 15 acres of land between Elm Street and Cedar
Street in 2009 and then in 2011 acquired the old Western Meats property.
These properties were cleaned up to look more presentable. About 12 years
ago the BNSF built a rail yard between the rezone site and the Port of Pasco.
This rail yard contains 7 miles of track and high intensity lighting to permit
work 24 hours a day if necessary.
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Prior to the development of the industrial park concept plan the City installed a
16 inch water main through the center of the western half of the property
proposed for the rezone. A 12 inch water line is also located in the eastern half
of the property.
In 1999 the City in conjunction with the Port installed a 21 inch sewer main
along the southern boundary of the rezone. That line also was extended a short
distance north in Road 40 East. In 2004 the sewer line was extended all the
way to "A" street. The rezone site is now severed by both a major sewer line
and a major water line.
The above items can be considered changing conditions that would merit
consideration of a rezone for the property. Another changing condition in the
community is the fact that the Pasco Processing Center no longer has large
enough parcels of land to accommodate another food processing plant. The
Processing Center is essentially full and there is no other land available with a
rail spur that would permit the development of a full range of food processing
plants. The Processing Center was zoned I -2 and developed with a rail spur
specifically for the food processing industry.
The initial review criteria for considering a rezone application are explained in
PMC. 25.88.030. The criteria are listed below as follows:
1. The date the existing zone became effective:
The current zoning classification was established in 1979 when the property
was annexed to the City.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
The City, Port and property owners have been posturing the property for
industrial development for many years. The site has been identified as the
Heritage Industrial Park by the City. The Heritage Boulevard truck route was
constructed in 2007 to provide a link between "A" Street and the Lewis Street
Interchange. Planning for the Tank Farm Road Interchange on Highway 12
identified the general location of future street connections from the end of
Heritage Boulevard to the Tank Farm Road Interchange that will traverse the
rezone property. The old "Pig Farm" site to the west and north has been razed
and cleared and the City purchased the Western Meats packing facility and other
properties to support industrial development in the area. A rail spur was
constructed though the property last year. Construction of the spur was a joint
project between the City, Port, Franklin County and property owners. The
Burlington Northern and Santa Fe railroad constructed a rail yard between the
property and the Port of Pasco over 12 years ago. Seven miles of rail track are
3
now located in the area. The Port of Pasco was annexed and zone I -3 (Heavy
Industrial) in 1994 and since that time the Port has made significant
improvements to infrastructure in the area to further support industrial
development. A major industrial sized water line was located through the
property to support future industrial development in the late early 1980's.
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
Rezoning the property will support past public and private efforts and
expenditures to posture the property for major industrial development. By
expanding opportunities for industrial development the city will be expanding
employment opportunities and the tax base thereby advancing the general
welfare of the community..
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
The comprehensive Plan designates the site for Industrial development. Policies
(ED -2 -B) of the plan encourage the development of a wide range of industrial
uses strategically located within the community to support local and regional
needs. There will be little immediate impact to surrounding properties which are
currently zoned either I -3 or I -1. Development of large industrial plants on the site
may encourage the development of support related facilities (trucking, packaging
suppliers, repair facilities, cold storage, raw product storage etc.) on adjacent
properties. For example support facilities were constructed in and near the Pasco
Processing Center after the food processing plants were built.
5. The effect on the property owner or owners if the request is not granted:
Without the rezone the site may be less attractive for the development of
industrial plants and the public and private expenditures to position the property
for industrial development will not provide a positive return for the community.
INITIAL STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The site is comprised of five tax parcels.
M
2. A majority of the site is being farmed.
3. The site is approximately 365 acres in area.
4. The site is currently zoned I -1 (Light Industrial).
5. The applicant is requesting the I -2 (Medium Industrial) zoning.
6. The Comprehensive Plan designates the site for industrial development.
7. In the early 2000's the City contracted with a consultant to develop an
industrial land use and circulation concept plan for the property
included within the rezone request area.
8. The concept plan referenced in # 6 generally identified the future location
of major streets and rail spurs through the rezone site.
9. The City constructed the Heritage Boulevard truck route connecting "A"
Street to the Lewis Street Interchange.
10. The City, Port and property owners recently constructed a rail spur
through the rezone site.
11. The BNSF built a rail yard between the Port of Pasco and the rezone site
about 12 years ago. This yard contains seven miles of track
12. The Comprehensive Plan designates the properties for industrial land
uses.
13. In the mid -1990s the City and the Port jointly developed the Pasco
Processing Center. The Port developed the industrial park on Industrial
Way and the City built an industrial waste water facility to support the
industrial park.
14. The Pasco Processing Center is essentially built out and cannot
accommodate any additional food processing plants.
15. The Pasco Processing Center was zone I -2 and contains a rail spur.
16. There are no more I -2 industrial sites within the City with a rail spur.
17. The Port of Pasco is located to the south of the rezone site and is zoned I-
3.
18. A 12 inch and 16 inch water line was installed through the rezone site in
the early 1980's.
19. A 21 inch sewer line was installed along the south boundary of the
rezone site in 1999 and completely extend up Road 40 East to "A" Street
in 2004,
5
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
1. The proposal is in accordance with the goals and policies of the
Comprehensive Plan.
The proposal is consistent with the Comprehensive Plan Land Use Map and
several Plan policies and goals. Land Use Policy LU -3 -B encourages "infill"
development while H -2 -A suggests the City permit a full range of residential
environments. Housing Policy (H -B A) encourages standards that control the
scale and density of accessory buildings and homes to maintain compatibility
with other residential uses.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
All properties surrounding the site are zoned for industrial development (I -1 or I-
3) with the exception of a small area to the northwest owned by the city which is
zoned C -3. Development on the site may be beneficial to surrounding properties
in that industrial support services may locate on these properties. Industrial
development in the Pasco Processing Center lead to ancillary developed on other
properties in the area.
3. There is merit and value in the proposal for the community as a whole.
There is merit in developing vacant parcels within the City in accordance with the
goals and policies contained in the Comprehensive Plan. The proposed zoning is
consistent with the Plan's Land Use Map. Encouraging the development of more
industrial facilities in the community has merit as a whole for the increase in
employment opportunities it creates and increase in the tax base without a
corresponding increased need for public services as is the case with residential
development.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
The I -2 zone permits the location of salvage yards and wrecking yards. The
rezone could be conditioned to address concern, if any, over the development of
salvage yards. The current property owners may not permit the development of
salvage yards on their property but future owners in the area may not share the
same concern. The only sure way to prohibit the development of wrecking and
salvage yards is to tie a concomitant agreement to the property through recording
in the Court House.
5. A Concomitant Agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
'7
A concomitant agreement will be needed if the Planning Commission deems it
necessary to address concerns over the possible development of salvage yards.
RECOMMENDATION
MOTION: I move to adopt findings of fact and conclusions therefrom as
contained in the October 16, 2014 staff report.
MOTION: I move based on the findings of fact and conclusions as
adopted the Planning Commission recommend the City
Council approve the rezone for the Heritage Industrial Area
from I -1 to I -2.
ALTERNATE Motion: I move based on the findings of fact and
conclusions as adopted the Planning Commission recommend
the City Council approve the rezone for the Heritage
Industrial Area from I -1 to I -2 with a concomitant agreement
prohibiting junkyards, salvage yards, automobile wrecking
yards and scrap iron yards.
7
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2014 -006 APPLICANT: Charles Steltenpohl
HEARING DATE: 10/16/2014 3005 Road 56
ACTION DATE: 11/20/2014 Pasco, WA 99301
BACKGROUND
REQUEST: REZONE: Rezone from `O' (Office) to R -1 (Low- Density Residential)
1. PROPERTY DESCRIPTION:
Legal: Parcel # 112 -131 -158: Lot 29, Sylvester's Addition, except the
east 5 feet of the south 50 feet and the north 65 feet of Lots 30 to 32,
Block 7
General Location: 704 W. Margaret Street
Property Size: The parcel is 7,500 square feet or approximately 0.17
acres
2. ACCESS: The site is a corner lot fronting both W. Margaret Street and
5+h Avenue; with secondary access from the adjacent alley to the south.
Alley access is obstructed by a detached accessory structure. There are
no driveways and therefore no off - street parking on -site.
3. UTILITIES: Municipal sewer and water currently serve the site from the
adjacent alley.
4. LAND USE AND ZONING: The site is currently zoned `O' (Office) and
contains a commercial building. Surrounding properties are zoned and
developed as follows:
NORTH:
O
- Commercial Office
SOUTH:
R -1
- Single - Family Residences
EAST:
C -1
- Commercial Offices
WEST:
R -1
- Single - Family Residences
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Low Density Residential uses which allows for the assignment of
single- family residential zoning districts.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
Non - Significance (DNS) has been issued for this project under WAC 197-
11 -158.
1
ANALYSIS
Charles Steltenpohl has filed an application to change the zoning designation
of 704 W. Margaret Street from `O' (Office) to R -1 (Low- Density Residential)
which would allow the existing structure to be used as a single - family
residence. The site contains a single story brick building originally constructed
in 1957 as a duplex which was later converted into a medical office. Medical
offices operated in the building until 2010 with the benefit of a City of Pasco
business license ( #2505).
The City's Comprehensive Plan designates this site for Low Density Residential
land uses which allows assignment of a variety of single - family zoning districts.
Of the allowable zones under the Low Density Residential designation, the R -1
zone permits the highest residential density at a rate of one dwelling unit for
every 7,200ft2 of land area or approximately 6 units per acre. Other zoning
districts allowed under the Low Density Residential land use designation are
suburban (RS -1, RS -12 and RS -20).
Although similar in terms of land use intensity, single - family residences are
generally considered to be a less intensive than commercial offices. Office
zoning and residential zoning are however, two zoning types frequently viewed
as harmonious and compatible with one another. It follows that this
application proposes to reduce the intensity of permitted uses on -site. For this
reason the proposal is not likely to have disruptive effects on surrounding
homes and offices.
Changing the zoning classification of the site will likely provide the owner the
opportunity to convert the building back in to a single - family home and allow
the property to be sold as such
Zoning Configuration:
The subject site together with the site directly to the north, represent a "spot"
of isolated office zoning amongst an otherwise uniform R -1 zoned
neighborhood. In this location 5+h Avenue serves as the eastern boundary of the
Sylvester's Addition residential neighborhood. Despite their R -1 zoning, parcels
to the east are not residential land uses; they are offices, hospital and the
courthouse. There is merit in increasing the uniformity of the R -1 zoning in
this residential vicinity.
2
The initial review criteria for considering a rezone application are explained in
PMC. 25.88.030. The criteria are listed below as follows:
1. The date the existing zone became effective:
The current zoning classification was established over 35 -years ago.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
For approximately 100 -years the Sylvester's Addition neighborhood has been
developed largely with single-family homes. A small number of duplexes are
present in the vicinity. The subject site and the parcel directly to the north are
ones which at some point were converted to offices; they are the exception to the
intended character of the neighborhood. According to the current owner, the
sites' lack of off - street parking has been detrimental to the commercial viability of
the property as an office. The most recent change in conditions is the assignment
of Office zoning to the subject parcel. This zoning has ceased to be needed and
the owner requests to revert back to the original zoning.
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
There is merit in enhancing the predictability of the areas' zoning district
boundaries; a concept which would be promoted by approving this rezone
application. The lifestyles of adjacent residents may benefit from converting the
sites' use and zoning by way of enhancing the uniformity of conduct in the
neighborhood.
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
A change in zoning classification as requested will promote land use goals
illustrated in the Comprehensive Plan Land Use Map. In the Comprehensive Plan
the surrounding vicinity has been assigned a "low- density residential" land use
designation which encourages the application of single-family residential zoning.
It is unlikely that converting the sites' zoning and use from office to residential
will affect the value of surrounding properties either positively or negatively.
5. The effect on the property owner or owners if the request is not granted:
Without transitioning the site to a residential zoning classification the site may
remain vacant for an extended period of time. Vacant sites are generally
considered a detriment to neighborhoods and run the risk of becoming blighted.
Kl
INITIAL STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The site is currently zoned Office (General Business).
2. The site is approximately 0. 17 acres in area.
3. The site occupies a corner location; bordering West Margaret Street and
5th Avenue.
4. The site contains a commercial office building.
5. The structure on -site was originally constructed as a residential duplex.
6. The applicant is requesting R -1 (Low- Density Residential) zoning be
assigned to the site.
7. The Comprehensive Plan identifies the site and much of the vicinity for
Low- Density Residential uses which allows assignment of a range of
single - family residential zones including R -1 (Low- Density Residential).
8. The R -1 zone is the highest density allowed under the Low- Density
Residential land use designation, allowing 6 dwelling units for every One
(1) acre of land area.
9. Municipal water and sewer currently serve the site from the adjacent
alley.
10. The neighborhood to the west is zoned R -1 and contains primarily single -
family residences.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
1. The proposal is in accordance with the goals and policies of the
Comprehensive Plan.
The proposal is consistent with the Comprehensive Plan Land Use Map and
several Plan policies and goals. Land Use Policy LU -3 -B encourages "infill"
development while H-2 -A suggests the City permit a full range of residential
environments. Housing Policy (H -B -A) encourages standards that control the
scale and density of accessory buildings and homes to maintain compatibility
F1
with other residential uses. Although development is not the proposed result of
this application, the change in zoning classification would enhance the
compatibility with land uses in the vicinity to the west.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
The proposed R -1 zoning will permit the site to be used residentially. The site
was originally developed for residential uses. Franklin County property value
research indicates that homes do not negatively affect the values of other
surrounding homes. Prospective home buyers are more likely to purchase a
home neighboring other homes than they would buy a home adjacent to a
commercial office.
3. There is merit and value in the proposal for the community as a whole.
Assignment of residential zoning will contribute to the residential character
matching much of the vicinity.
There is merit in enhancing the predictability of zoning district boundaries, a
concept which would be promoted by the proposed change in zoning
classification. The proposal is supported by land use goals and policies
contained in the Comprehensive Plan.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
No special conditions are proposed.
5. A Concomitant Agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
A concomitant agreement is not needed.
RECOMMENDATION
MOTION: I move to close the hearing on the proposed rezone and
initiate deliberations and schedule adoption of findings
of fact, conclusions and a recommendation to the City
Council for the November 20, 2014 meeting.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: Z 2014 -007
HEARING DATE: 10/16/2014
ACTION DATE: 10/16/2014
BACKGROUND
APPLICANT: City of Pasco
PO Box 293
Pasco WA 99301
REQUEST: REZONE: Rezone from C -1 (Retail Business) to CR (Regional
Commercial)
1. PROPERTY DESCRIPTION:
Legal: A portion of Lot 8 of Binding Site Plan 96 -3 recorded under
Volume 1 of Surveys, Pages 10 -13 records of Franklin
County, Washington, located in a portion of the West Half of
Section 8, Township 9 North, Range 29 East W.M.. Parcel #
115460056.
General Location: 9600 Block of Sandifur Parkway.
Property Size: 14 acres.
2. ACCESS: The site is accessible from Sandifur Parkway and Bedford
Street.
3. UTILITIES: All municipal utilities are currently available to the site.
East. Water lines are located in surrounding streets and a sewer line
runs along the western and southern boundary of the site.
4. LAND USE AND ZONING: The parcels are currently zoned RT
(Residential Transition) and are vacant. Surrounding properties are
zoned and developed as follows:
NORTH: C -1 - Offices /Vacant
SOUTH: CR - Vacant/ Motor Cycle Sales
EAST: C -1 - Vacant /Old Outlet Mall
WEST: C -1 - Motel /Offices
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for commercial development. Areas designated for commercial
development by the Comprehensive Plan can be zone "O ", C -1, C -2, C -3
CR and BP. Land Use Goal ED -2 encourages the appropriate location
and design of commercial facilities within the City. ED -2 -B encourages
the development of a wide range of commercial uses strategically located
to support local and regional needs. LU -4 -A suggests commercial
1
facilities should be located near major street intersection to leverage the
use of major infrastructure and to reduce commercial sprawl.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
Non - Significance (DNS) has been issued for this project under WAC 197 -
11 -158.
ANALYSIS
In January of this year the City purchased 14 acres of land at the corner of
Bedford Street and Sandifur Parkway. Given the location of the property near
the Road 100 Interchange (The Road 100 Interchange is more or less in the
geographic center of the Tri- Cities) the City is seeking to rezone the property for
regional commercial activities. The current Comprehensive Plan land use
designation of commercial would allow the property to be zoned for "O ", C -1, C-
2, C -3, CR, and BP zoning (C -2 zoning is only for the Central Business
District). The specific zoning designation for the site is to be determined
through the hearing process taking into consideration the site location, general
purposes of each zoning district, street network and surrounding uses. The
foregoing considerations should be factored into the rezone review criteria
required by PMC 25.88.030.
The site was contained with the "Northwest Annexation Area" that was annexed
to the City in 1982 prior to the construction of the I -182 freeway. Upon
annexation the property was C -1 -D Designated Shopping Center. At the time
the C -1 -D was considered as a regional commercial district and property at
both Road 100 and Road 68 was assigned C -1 -D. In 1999 the C -1 -1) zoning
district was changed to the CR District and most of the C -1 -D areas were
rezoned to C -1.
The site has remained undeveloped for the past 32 years. Previous owners of
the property with some assistance from the City extended Road 100 north from
the interchange and built Sandifur Parkway, Bedford Street and others in an
effort to attract commercial development to the City. The property owners also
marketed the property for a variety of commercial activities, mostly retail in
nature, and developed a number of site plans laying out large retail /office
developments on the site. Little success was achieved and much of the
property south of Sandifur Parkway near the Road 100 Interchange still
remains vacant. The City now has a pending sale for the property but, the
2
proposed use will require a special permit or a rezone. Both the City and the
possible future owner would prefer a rezone to CR.
The purpose of the CR District is to provide for commercial and service uses
that serve the needs of people living in the entire region. The district is
intended to be located near major highway interchanges. In this case the
property in question is located adjacent to the east half of the I- 182 /Road 100
interchange. The CR District permits the location of auto dealers and RV sales
facilities both of which rely on a region customer base to be successful.
In 2009 the Road 100 interchange was modified to increase its carrying
capacity thereby allow a greater volume of traffic to enter and exit the freeway.
The initial review criteria for considering a rezone application are explained in
PMC. 25.88.030. The criteria are listed below as follows:
1. The date the existing zone became effective:
The current zoning classification was established in 1999 when the zoning
regulations were updated as mandated by the Growth Management Act.
2. The changed conditions, which are alleged to warrant other or additional
zoning:
The site was originally zoned C -1 -D when it was annexed in 1982. The site
retained the C -1 -D designation until 1999 when the C -1 -D district was changed
to the CR District. However CR designation for the site was not retained and the
property became zoned C -1. In the late 1990's Road 100 was extended north
from the freeway and Sandifur Parkway was constructed connecting Road 100
to Road 68. Water and sewer utilities were also installed around the site in the
late 1990's. The Road 100 Interchange was enlarged in 2009 to increase its
carrying capacity. Despite marketing efforts by the previous owners and the fact
that 9,500 new dwelling units have been construction in the City little
commercial development has occurred around the Road 100 Interchange. Within
the last year or two the Broadmoor RV sales facility has expanded twice and the
Thunder Alley motorcycle facility has been permitted. These two facilities are
located on St. Thomas Drive south of the proposed rezone site and are zoned CR.
3. Facts to justify the change on the basis of advancing the public health,
safety and general welfare:
Rezoning the property will support past public and private efforts and
expenditures to posture the property for commercial development. By expanding
opportunities for commercial development the city will be expanding employment
opportunities and the tax base thereby advancing the general welfare of the
community.
3
4. The effect it will have on the value and character of the adjacent property
and the Comprehensive Plan:
The comprehensive Plan designates the site for commercial development. Policies
(ED -2 -B) of the plan encourage the development of a wide range of commercial
uses strategically located within the community to support local and regional
needs. Development of a regional type commercial facility on the site may have a
positive impact on surround properties in that it may be a catalase for
commercial development on adjacent properties. .
S. The effect on the property owner or owners if the request is not granted:
Without the rezone the proposed use will not be built and the sale will not occur
INITIAL STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
1. The site is vacant and has been since it was annexed to the City in 1982
farmed.
2. The site contains 14 acres.
3. The site is currently zoned C -1 (Retail Business) and has been since
1999.
4. The site was zoned C -1 -D in 1982.
5. The site has remained vacant for 32 years.
6. The Comprehensive Plan designates the site for commercial development.
7. The commercial designation within the Comprehensive Plan could permit
the following types of commercial zoning: "O ", C -1, C -3, CR and BP (C -2
is limited to the Central Business District).
8. The rezone request is for CR (Regional commercial) zoning.
9. Road 100 is located in the geographic center of the Tri- Cities region.
10. The site is in a regional location adjacent to the east half of the I-
182 /Road 100 Interchange.
11. In 2009 the I- 182 /Road 100 Interchange was enlarge to increase the
carrying capacity of the interchange.
12. All municipal utilities were made available to the site in the late 1990's.
13. Properties along St Thomas Drive south of the freeway are zoned CR.
14. Recent permit and construction activity for commercial business in The
Road 100 Interchange area as only occurred on CR property along St.
Thomas Drive.
TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in PMC 25.86.060. The criteria are as follows:
1. The proposal is in accordance with the goals and policies of the
Comprehensive Plan.
The proposal is consistent with the Comprehensive Plan Land Use Map and
several Plan policies and goals related to commercial development. Land Use
Goal ED -2 encourages the appropriate location and design of commercial
facilities within the City. ED -2 -B encourages the development of a wide range of
commercial uses strategically located to support local and regional needs. LU -4 A
suggests commercial facilities should be located near major street intersection to
leverage the use of major infrastructure and to reduce commercial sprawl.
2. The effect of the proposal on the immediate vicinity will not be materially
detrimental.
All properties surrounding the site are zoned for commercial development (C -I).
Development of the site facilitated by a rezone to CR may be beneficial to
surrounding properties in that increase traffic and activity on the proposed site
may encourage commercial development of surrounding properties.
3. There is merit and value in the proposal for the community as a whole
There is merit in developing vacant parcels within the City in accordance with the
goals and policies contained in the Comprehensive Plan. The proposed zoning is
consistent with the Plan's Land Use Map. Encouraging the development of more
commercial facilities in the Road 100 area has merit as a whole for the increase
in employment opportunities it creates and increase in the tax base without a
corresponding increased need for public services as is the case with residential
development.
4. Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
5
Safeguards al already built into the CR regulations as a result of the limited
number of permitted uses listed in the district regulations.
5. A Concomitant Agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
A concomitant agreement is not needed.
This proposed rezone is rather straightforward and uncomplicated so staff is
requesting the matter to be sent on to the City Council after the initial hearing.
During a code amendment process in 2013 regarding special permits for
vehicle sales in the C -1 zone, the Planning Commission generally concurred
that the Road 100 Interchange area is a valuable location for regional land uses
that are allowed in the CR Zoning District.
RECOMMENDATION
MOTION: I move to adopt findings of fact and conclusions therefrom as
contained in the October 16, 2014 staff report.
MOTION: I move based on the findings of fact and conclusions as
adopted the Planning Commission recommend the City
Council approve the rezone for property at the southeast
corner of Bedford Street and Sandifur Parkway from C -1 to
CR.
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: (MF# ZD2014 -001) APPLICANT: City of Pasco
ACTION DATE: 10/ 16/2014 PO Box 293
Pasco, WA 99301
REQUEST: Develop zoning recommendation for Rogers Annexation Area.
1) AREA ID: Area Size # of Dwellings Population
Rogers Annexation 7 acres 1 2
2) UTILITIES: A water main is located in Argent Road and a sewer main is
located in Argent Road and along the western boundary of the property.
3) LAND USE AND ZONING: The proposed annexation area is currently
zoned RS -20 (Suburban) in the County. Surrounding properties are
zoned and developed as follows:
NORTH: RS -20 - FCID Canal /Single - Family (County)
SOUTH: RS -20 - Single - Family (County)
EAST: RS- 12/RS -20 - Single - Family /Vet Clinic (City & County)
WEST: RS -1 - Vacant/ farm land (City)
4) COMPREHENSIVE PLAN: The Comprehensive Plan designates the
proposed annexation area for low- density residential land uses.
5) ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead
agency for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other
information, a threshold determination resulting in a Determination of
Non - Significance (DNS) has been issued for this project under WAC 197-
11 -158.
ANALYSIS
On October 15, 2014 the City Council approved Resolution 3586
accepting a Notice of Intent to commence annexation proceedings for a
7.5 acre area generally located in the 7100 block of West Argent Road
between Argent Road and the FCID irrigation canal. Following
acceptance of the Notice of Intent and prior to Council action on an
annexation petition, the Planning Commission is to hold a zoning
determination hearing. The purpose of said hearing is for the Planning
1
Commission to recommend an appropriate zoning district for the
proposed annexation area in the event it may become part of the City.
In determining the most appropriate zoning for the annexation area, the
Planning Commission needs to consider the existing land uses, nearby
development, zoning, policies of the Comprehensive Plan and the Land
Use Designations of the Land Use Map. The Planning Commission also
needs to be guided by the criteria in PMC 25.88.060 (see below) in
developing a zoning recommendation.
The annexation area contains one house, a shop and about 7 acres of
land. The Comprehensive Plan designates the annexation area for low
density residential uses. Low - density development means 2 to 5 dwelling
units per acre. Zoning acceptable in low- density areas according to the
Comprehensive Plan includes RS -20, RS -12, RS -1 and R -1.
Surrounding residential zoning includes three of the four low- density
zoning districts, RS -20, RS -12 and RS -1. The 28 acre DNR site in the
City, directly to the west of the annexation area was rezoned to RS -1 in
July of this year. The neighborhood surrounding Road 70 Place directly
to the east is zoned RS -12 and properties to the north and south are
zoned RS -20. Road 70 Place is within the City and properties to the
north and south of the annexation area are in the County. The FCID
canal to the north and Argent Road to the south both provide a
demarcation line or buffer that can be used for changing zoning within
the general neighborhood.
The initial review criteria for considering a rezone application are
explained in PMC 25.88.030. The criteria are listed below as follows:
1. The changed conditions in the vicinity which warrant other or
additional zoning:
• The property is located within the Pasco Urban Growth
Boundary.
• The property in question is being annexed to the City of Pasco.
• Upon annexation the property will need to be zoned.
• The property to the west in the City was zoned RS -1 earlier this
year.
• The single - family homes located on Road 70 Place are zoned
RS -12.
2. Facts to justify the change on the basis of advancing the public
health, safety and general welfare.
2
The property is being annexed to the City and will need to be zoned.
The justification for the rezone is the fact that if a zoning designation
is not determined the property could become annexed without zoning.
For the advancement of the general welfare of the community the
property needs to be zoned.
3. The effect rezoning will have on the nature and value of adjoining
property and the Comprehensive Plan.
Rezoning the property to RS -1 is supported by the comprehensive
plan in that it is low- density in nature and matches the zoning to the
west. The nature and value of adjoining properties will not be
impacted by retaining industrial zoning in the area. Experience from
past rezones and evidence provided through the Franklin County
Assessor's records indicates rezoning single- family area with a slight
increase in destiny from surrounding County properties does not
impact the value of surrounding properties.
4. The effect on the property owners or owner of the request is not
granted.
Without the annexation area being assigned a specific zoning district,
the area will essentially be un -zoned upon annexation. The area
needs to be zoned to provide certainty and benefit to the property
owners and the adjoining property owners.
5. The Comprehensive Plan land use designation for the property.
The Comprehensive Plan designates the site for low- density
residential development. RS -1 is a low- density residential zoning
district.
FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add findings to this listing as the result of
factual testimony and evidence submitted during the open record hearing.
1) The site is within the Pasco Urban Growth Boundary.
2) The Urban Growth Boundary was established by Franklin County in
1994.
3) The property is being proposed for annexation by the end of 2014.
4) The annexation area has been designated in the Comprehensive Plan for
low- density residential development.
3
5) Properties to the west, in the City, are zoned RS -1.
6) Properties to the east, in the City, are zoned RS -1.
7) The Vet Clinic to the east in the County is zoned RS -20.
8) Properties to the north and south in the County are zoned RS -20.
9) The annexation area is separated from neighborhoods to the south by
West Argent Road and is separated from the Valley View neighborhood to
the north by the FCID canal.
10) The annexation area contains one single - family dwelling and shop.
area only.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a rezone the Planning Commission
must develop its conclusions from the findings of fact based upon the criteria
listed in PMC 25.88.060 and determine whether or not:
(1) The proposal is in accord with the goals and policies of the
Comprehensive Plan.
Zoning the properties to reflect the land use designations in the
Comprehensive Plan will cause the proposal to be in accord with the Plan.
(2) The effect of the proposal on the immediate vicinity will not be materially
detrimental.
Retaining suburban residential zoning on the property will have no
material impact on surrounding properties.
(3) There is merit and value in the proposal for the community as a whole.
It is in the best interest of the community and neighborhood to have the
annexation area zoned to be consistent with the Comprehensive Plan.
Without zoning, the value and character of the neighborhood would not be
protected or maintained.
(4) Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal.
RS -1 zoning would mitigate the impacts of the property not being zoned
and therefore no conditions are needed.
(5) A concomitant agreement should be entered into between the City and
the petitioner, and if so, the terms and conditions of such an agreement.
C!
A concomitant agreement is not needed.
STAFF RECOMMENDATION
MOTION: I move the Planning Commission adopt the Findings of Fact as
contained in the October 16, 2014 staff report.
MOTION: I move, based on the findings of fact as adopted, the Planning
Commission recommend the City Council zone the Rogers
Annexation Area RS -1 Suburban Residential upon annexation.
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MEMORANDUM
DATE: October 16, 2014
TO: Planning Commission
FROM: Jeff Adams, Associate Planner
SUBJECT: Urban Growth Area Expansion (MF# CPA14 -002) (Farm 2005 LLCM
Farm 2005, LLC., the owner of 160 acres of farm land directly north of the City
limits, has applied for a Comprehensive Plan Amendment that would revise the
Urban Growth Area (UGA) to include 160 acres currently outside the Pasco
UGA. The property in question is located at the northeast corner of Road 52
and Powerline Road. The site is northeasterly of the new Rosalind Franklin
Elementary School. The following provides the historical background on Urban
Growth Areas and may help with arriving at a recommendation on this request.
The 1990 Growth Management Act (GMA) required the establishment of Urban
Growth Areas (UGA's) around urban centers throughout the State. Urban
Growth Areas have become a key component in managing urban growth within
Washington. Urban Growth Areas define the area in which a community is to
encourage higher density urban development and the area in which urban
services can be supported and promoted. Land located outside UGA's are to be
reserved for the promotion of rural density and functions. By directing growth
to UGA's natural resource lands such as farmlands and forest lands can be
conserved and the character of rural areas can be maintained for future needs.
Pasco's first Urban Growth Area was established in April of 1993 and has been
modified only four times since then. The designation of the Pasco UGA was not
only guided by the GMA Goals (see attachment #1), but also by the provisions
of RCW 36.70A.110 the most pertinent portions of which are as follows:
• Each county that is required or chooses to plan under RCW
36.70A.040 shall designate an urban growth area or areas within
which urban growth shall be encouraged and outside of which
growth can occur only if it is not urban in nature.
• Each city that is located in such a county shall be included within
an urban growth area.
• An urban growth area may include territory located outside of a
city only if such territory already is characterized by urban growth
whether or not the urban growth area includes a city, or is
adjacent to territory already characterized by urban growth, or is a
1
designated new fully contained community as defined by RCW
36.70A.350.
• Based upon the growth management population projection made
for the county by the Office of Financial Management, the county
and each city within the county shall include areas and densities
sufficient to permit the urban growth that is projected to occur in
the county or city for the succeeding twenty -year period, except for
those urban growth areas contained totally within a National
Historical Reserve.
• Each city must include areas sufficient to accommodate the broad
range of needs and uses that will accompany the projected urban
growth including, as appropriate, medical, governmental,
institutional, commercial, service, retail, and other non - residential
uses.
• Each urban growth area shall permit urban densities and shall
include greenbelt and open space areas.
• An urban growth area determination may include a reasonable
land market supply factor and shall permit a range of urban
densities and uses. In determining this market factor, cities and
counties may consider local circumstances.
• Urban growth should be located first in areas already characterized
by urban growth that have adequate existing public facility and
service capacities to serve such development, second in areas
already characterized by urban growth that will be served
adequately by a combination of both existing public facilities and
services and any additional needed public facilities and services
that are provided by either public or private sources, and third in
the remaining portions of the urban growth areas. Urban growth
may also be located in designated new fully contained communities
as defined by RCW36.70A.350.
• In general, cities are the units of local government most
appropriate to provide urban governmental services. In general, it
is not appropriate that urban governmental services be extended to
or expanded in rural areas except in those limited circumstances
shown to be necessary to protect basic public health and safety
and the environment and when such services are financially
supportable at rural densities and do not permit urban
development.
z
Based on State law, the Pasco UGA is to include all lands within the city and
may include lands outside the City if the lands are urban in nature or adjacent
to territory that is already characterized by urban growth. Development within
the UGA is to occur first on lands that currently have adequate public facility
and service capacities and secondly on lands that will be served adequately in
the future. The UGA needs to contain a sufficient amount of land to
accommodate expected growth for the 20 year planning horizon. The expected
growth is determined by county wide population projections prepared by the
State Office of Financial Management (OFM). In addition to the population
projections the city must also considered land needs for parks and open space,
school, retail businesses, offices, industrial buildings and other land uses. In
the determination for UGA land needs local market supply factors may also be
considered.
The local market supply factor is beginning to become an issue within the
UGA. The large remaining tracts of land that could be used for future
residential development are controlled by a few individuals or companies.
Additionally the remaining five major subdivisions available (228 acres of
buildable land) for new housing construction are likewise controlled by a
limited number of builders. As a result prices for raw land to develop
subdivisions are rising.
The last sale of land for a subdivision (Three Rivers West) was about 30 percent
higher than comparable sales in the recent past. The owner's that sold the 50
acres for Three Rivers West control another 450 acres of vacant land within the
UGA. Increasing land costs resulting from limitations created by the UGA
boundary are at odds with State and local housing goals to provide affordable
housing (RCW 36. 70A.210(3)e and County Policy # 6) for the community.
Twelve owners control 2,117 acres of raw land within the UGA designated for
residential development. Due to various constraints much of this land cannot
or will not be developed within the near future. Development constraints
include lack of utility service, land prices, gravel mining leases and contracts
and lack of development interest on the part of the owners.
The County donut hole areas contain approximately 300 acres of undeveloped
land that could be used for future housing development. Much of this vacant
land is occupied by hobby farms, pastures, horse corrals and gardens. It is
difficult to predict how soon these parcels will be available for development.
Some of the parcels have limited utility for residential developed due to poor
subdivision practices of the past. Many of these parcels are remnant lots with
odd shapes that lack access to public streets. If development occurs on these
parcels the densities will be very low.
With much of the large useable remaining vacant parcels under limited
ownership prices tend to rise impacting the affordability of housing. This is the
3
reason the Growth Management Act included a provision for adding additional
land to the UGA for a market supply factor so land prices are not driven
unreasonably high. As Linda Loviisa, First Place and Northwest Commons
continue to develop the market demand on the remaining vacant parcels will
continue to increase. Increasing the UGA slightly will help moderate that
market demand.
Another condition impacting the market factor of available residential
properties within the UGA is the fact that in 2012 Port of Pasco purchased 30
acres within Northwest Commons permanently removed 30 acres of land from
the residential inventory. The property was purchased for a future runway
protection area to enable future airport expansion. The airport protection
zones will also impact the property included in the proposed UGA boundary
amendment. Approximately 73 acres of the proposed site is located under an
approach/ departure zone which limits residential density to two dwelling units
per acre. While the request is to include a total of 160 within the UGA
boundary the resulting increase to the buildable lands inventory will be
negligible.
One of the purposes of establishing UGA's is to preserve resource lands and
prevent them from being lost to urban development. The site in question is
currently being farmed but is not designated as farm land with long term
commercial significance. The land did not meet the test used by the County for
classifying the land for prime farm land. The soils on this land are not
considered prime agricultural soils. The land is located between an urbanizing
portion of the City and the Clark Addition which is urban in nature and
extensively developed. The site is also across Road 52 and to the northeast of
the new Rosalind Franklin Elementary School. These factors all impact the
long term viability of the site for commercial agriculture.
The population projections provided by the State Office of Financial
Management for Pasco's 20 year planning horizon (2007 -2027) indicates
Pasco's UGA population could be about 87,300 by 2027. Adjusted for growth
since 2007 an additional 19,530 people need to be accommodated within the
UGA by 2027. The UGA will therefore need to include enough land area to
accommodate at least another 19,530 people by 2027. Between the tightly
controlled subdivisions, large vacant tracts and donut hole properties there are
about 2,600 acres of vacant land in the City's high growth area potentially
available for residential development. Realistically though because of gravel
mining, distance from utilities, past subdivision practices, high land prices and
lack of development interest only about a quarter of the vacant land could be
used for residential development. Based on our population projection the City
will need 1,222 acres of land to accommodate the housing needed to match the
population.
4
Population projections, land market factors, and preservation of resource lands
are not the only items to consider when determining the extent of the UGA.
Utility capacities should also be considered.
A new water filter plant was constructed on Court Street near Road 111
between 200 and 2010 to increase the cities capacity to provide potable water
to the community. In the near future (waiting for Army Corp of Engineer
approval) a new water intake structure and pump house will be built on West
Court Street near the new water plant to increase pumping capacity. Early
next year the main Butterfield water plant intake structure in the Columbia
River will be rebuilt in improve pumping capacity.
The Franklin County PUD and Big Bend Electric built a new substation north
of the Columbia Place subdivision (west of Road 68 north of Snoqualmie) in
2004. The PUD also enlarged and upgraded the Road 52 and Argent
substation last year to support future growth in the community. The PUD five
year capital plan calls for a new substation to be located north of Power Line
Road to the east of Convention Drive which will further add to the PUD's
capacity to serve the community with power needs.
This UGA expansion application was reviewed by the Planning Commission in
2010 and was not recommended for approval mainly because of concerns over
the capacity of the sewer system in the area. Since that time modeling studies
have shown previous studies on sewer capacity were overly conservative. As a
result the Northwest Commons subdivision that was previously approved partly
for septic tank usage has now been granted approval to be completely served
by the sewer system. A lift station will be constructed in Northwest Commons
a short distance from the subject property. The applicant has also been
considering the development of a force main to the east of the site to connect
with the sewer system in 4th Avenue. The biggest change however between the
current application and the 2010 is the fact that the new airport zoning
regulations will reduce the density on the site such that only about half of the
site will be able to accommodate urban densities matching existing
development on adjacent parcel to the south. This lowered density will cause
less of an impact on the City's sewer system. Due to restriction of Airport Zone
# 4 the center portion of the site will be limited to 2 dwelling units per acre.
Findings of Fact
The following are initial findings drawn from the background and analysis
section of the staff report. The Planning Commission may add additional
findings to this listing as the result of factual testimony and evidence
submitted during the public hearing.
5
1. The GMA (RCW 36.70A.110) requires the establishment of Urban
Growth Areas.
2. The goals of the Growth Management Act related to UGA's include: i)
Encouraging development of urban areas where adequate public
facilities and services exist or can be provided in an efficient manner;
ii) Reducing the inappropriate conversion of undeveloped land into
sprawling low- density development; and, iii) Maintaining and enhance
natural resource based industries, including productive timber,
agriculture, and fisheries industries.
3. Each city located in Franklin County must be included within a UGA.
4. UGA's are to encompass lands within the City's recognized utility
service area.
5. UGA's may include portions of the County already characterized by
urban growth or adjacent to urban growth.
6. Designated Urban Growth Areas are to include enough undeveloped
land to adequately accommodate forecasted growth for a 20 year
planning period.
7. Forecasted growth is determined by population projections provided
by the State Office of Financial Management.
8. The GMA mid -range population projections for the County anticipate
Franklin County will grow to over 100,000 people during the 20 year
planning horizon.
9. For planning purposes during the development of the 2007
Comprehensive Plan update, City and County Planners assume 85
percent of future population growth in Franklin County would occur
in the Pasco UGA.
10. Pasco's UGA population is expected to be about 87,300 by 2027
11. To reach the projected population the City will need to accommodate
another 19,530 people.
12. There are over 2,500 acres of raw undeveloped land within the Pasco
UGA designated for residential development. At least 1,222 acres are
needed to accommodate the projected growth.
13. Twelve owners control 2,117 acres of raw land within the UGA
designated for residential development. Due various constraints
much of this land cannot or will not be developed within the near
9
future. Development constraints include lack of utility service, land
prices, gravel mining leases and contracts, and lack of development
interest on the part of the owners.
14. The County donut hole areas contain approximately 300 acres of
undeveloped land that could be used for future housing development.
Much of this vacant land is occupied by hobby farms, pastures, horse
corrals and gardens. Some of the parcels have limited utility for
residential developed due to poor subdivision practices of the past.
Many of these parcels are remnant lots with odd shapes that lack
access to public streets.
15. The remaining five major subdivisions available (228 acres of
buildable land) for new housing construction are controlled by a
limited number of builders.
16. The large remaining tracts of land within the UGA are controlled by
twelve owners causing the local market supply factor to become an
issue.
17. The last land sale for a subdivision (Three Rivers West) was about 30
percent higher than comparable sales in the recent past. The owners
that sold the 50 acres for Three Rivers West control another 450 acres
of vacant land within the UGA boundary
18. State and local housing goals encourage the provision of affordable
housing (RCW 36. 70A.210(3)e and County Policy # 6) within the
community
19. Since 2010 the Port of Pasco purchased 30 acres of land in the
Northwest Commons subdivision for a runway protection zone. This
purchase removed 30 acres of residential land from the UGA
inventory.
20. Since 2010 the zoning code has been updated to include revisions to
the airport zoning regulation that will limit the densities on about half
of the site in question. Reducing the density will reduce the impact
on utility providers including the City's sewer utility.
21. The site in question is currently being farmed but is not designated as
farm land with long term commercial significance. The land did not
meet the test used by the County for classifying the land for prime
farm land. The soils on this land are not considered prime agricultural
soils.
22. In the past ten years the Franklin County PUD built one new
substation and completely rebuilt and significant expanded another to
7
ensure electrical needs will be met within the UGA. The five year
capital plan for the PUD calls for a another new substation to be
located north of Power Line Road to the east of Convention Drive
which will further add to the PUD's capacity to serve the community
with power needs.
23. The City recently built a new water filter plant on West Court Street
near Road 111 to increase capacity to provide potable water to current
and future residents.
24. In the near future (waiting for Army Corp of Engineer approval) a new
water intake structure and pump house will be built on West Court
Street near the new water plant to increase pumping capacity.
25. Early next year the main Butterfield water plant intake structure in
the Columbia River will be rebuilt in improve pumping capacity.
26. A recent analysis of the sewer system capacity in the area east of
Road 68 north of I -182 has indicated more capacity than previously
thought. As a result all of the Northwest Commons subdivision will be
able to be served by sewer.
27. A new lift station will be built in the Northwest Commons subdivision
a short distance from the subject site.
28. The applicant has been investigating the possibility of providing
additional sewer capacity to the area by constructing a force main
easterly to 4ffi Avenue.
Conclusions
Based on the GMA population projections for Franklin County the City of Pasco
must plan for an additional population of about 19,530.
The project population for the City will require about 1,222 acres for the
development of dwelling units.
Most of the remaining (2117 acres) vacant acreage in the UGA is control by 12
property owners which could be impacting the market through higher land
prices. The most recent subdivision (Three Rivers West) purchase was about 30
percent higher than similar purchases in the past..
The limited subdivisions available for new housing are tightly controlled by a
few builders.
In recent years the Franklin County PUD has increased its capacity to provide
electrical service to the community by upgrading substations or building new
s
substations. The five year capital plan for the PUD includes the construction of
a new substation north of Power Line Road east of Convention Drive.
Since 2010 the City has increased its ability to provide potable water to the
community. Further increases will be shortly realized with-the reconstruction
and improvement of the Butterfield plant intake structure and the construction
of a new pump house and intake structure for the West Pasco water plant.
Utility demands for development of the subject site has been greatly reduced
since 2010 due to development limitation now in place as a result of the
updated airport zoning regulations.
Recommendation
MOTION: I move to close the hearing on the proposed
Comprehensive Plan amendment and initiate
deliberations and schedule adoption of findings of fact,
conclusions and a recommendation to the City Council
for the November 20, 2014 meeting.
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MEMORANDUM
DATE: October 16, 2014
TO: Planning Commission
FROM: Dave McDonald, City Planner
SUBJECT: Comprehensive Plan Amendment (Walker) (MF# CPA 2014 -003)
Roger and Kay Walker have applied to amend the Comprehensive Plan land use
designation of their property on Crescent Drive from Low - Density Residential to
Mixed- Residential. The property contains 4 acres and is located at the far north
end of Crescent Drive (4600 Block). The FCID right -of -way is located on the north
side of the property and Crescent Drive and the Wilson farm field are located to
the east.
The Walker property was annexed as a part of the Road 100 Annexation Area in
2000. Upon annexation the property was zone RS -12. In the early 2000's the
orchard on the property was removed in anticipation of development. The property
owners then prepared a site plan and rough building plans for a residential
condominium project in the mid- 2000's. The project was unable to move forward
due to the Comprehensive Plan designation.
Surrounding properties to the north and east are set aside in the Comprehensive
Plan for mixed residential or commercial land uses. Accordingly the property to
the north was zoned R -4 High Density Residential and the farm field was zoned C-
1 Retail Business. The farm field has not developed but the property to the north
now contains the Broadmoor Villas apartment complex. The properties to the
south of the Walker property on the west side of Crescent Drive are developed with
low- density single - family homes and the east side of Crescent Drive remains
undeveloped except for a church located at the corner of Crescent Drive and Road
108. The east side of Crescent Drive north of the church to the FCID right -of -way
can be developed with a variety of retail and office types businesses.
The Walkers are requesting a Comprehensive Plan change to designate their
property as an area for mixed residential development. The mixed residential
classification allows low- density to medium- density residential development with
zoning ranging from RS -20 to R -3. Housing styles under the Mixed Residential
category would include single - family homes, patio homes, townhouses,
condominiums and apartments.
The following Comprehensive Plan Goals and Policies are applicable to this
application:
LU -3 -B Policy: Encourage infill and density including
planned unit developments to, protect open space and
critical areas, and provide recreational areas and
amenities in support of more intensive walkable
neighborhoods.
H -1. GOAL: ENCOURAGE HOUSING FOR ALL ECONOMIC
SEGMENTS OF THE CITY'S POPULATION.
H -1 -A Policy: Medium and high density housing should be
located near arterials and neighborhood or community
shopping facilities and employment areas.
H -1 -B Policy: Support dispersal of special needs housing
throughout the community.
H -1 -C Policy: Avoid large concentrations of high - density
housing.
H -1 -D Policy: Support or advance programs that encourage
home ownership.
H -2. GOAL: STRIVE TO MAINTAIN A VARIETY OF HOUSING
CONSISTENT WITH THE LOCAL AND REGIONAL MARKET.
11-2-A Policy: Allow for a full range of residential environments
including single family homes, townhouses, condominiums,
apartments, and manufactured housing.
H -4. GOAL: ENCOURAGE HOUSING DESIGN AND CONSTRUCTION
THAT ENSURES LONG TERM SUSTAINABILITYAND VALUE.
H-4 -A Policy: Encourage innovative techniques in the design of
residential neighborhoods and mixed use areas to provide
character and variety in the community.
H -4 -B Policy: Maintain development regulations and
standards that control the scale and density of accessory
buildings and homes to maintain compatibility with other
residential uses.
2
CF-2 -A Policy: Encourage growth in geographic areas
where services and utilities can be extended in an orderly,
progressive and efficient manner.
TR -1. GOAL: PROVIDE FOR AND MAINTAIN AN EFFECTIVE
TRANSPORATION SYSTEM CENTERED ON A CONVENIENT AND
INTEGRATED STREET NETWORK.
TR -3 Goal: Beautify the major streets of the City.
UT -1. GOAL: PROVIDE ADEQUATE UTILITY SERVICES TO THE URBAN
GROWTHAREA TO ASSURE THAT THE ANTICIPATED 20 -YEAR GROWTH IS
ACCOMMODATED.
Changing the Comprehensive Plan on the Walker property would allow a gradation
in housing density between the high density apartment development to the north
and the lower density single - family development to the south. The land use
designation change would also provide a greater range of options for development
of the property. The odd shape of the property and the elevation problems with
Crescent Drive make it difficult to develop the property with single - family homes.
The expense associated with elevating Crescent Drive to properly connect with
Chapel Hill Boulevard would be cost prohibitive for single - family development.
Crescent Drive will need to be elevated 12 or more feet above its current elevation
to achieve the proper grade for connection to Chapel Hill Boulevard. One of the
benefits of connecting Crescent Drive to Chapel Hill Boulevard is that traffic to
and from the site will not need to travel past the homes to the south on a regular
basis.
Findings of Fact
The following are initial findings drawn from the background and analysis
section of the staff report. The Planning Commission may add additional
findings to this listing as the result of factual testimony and evidence
submitted during the public hearing.
1. The site is located on in the 4600 block of Crescent Drive.
2. Crescent Drive is an unimproved gravel road.
3. Crescent Drive must be elevated 12 or more feet above its current
position to properly connect with the end of Chapel Hill Boulevard
when the property in question is developed.
4. The Comprehensive Plan designates the site for low- density
residential development.
3
S. The site is zoned RS -12.
6. The Comprehensive Plan designates the properties directly to the
north and east of the site for mixed residential and commercial land
uses.
7. The property to the north of the site is zoned R -4 High Density
Residential.
8. The property to the east of the site is zoned C -1 Retail Business.
9. The vacant area directly north of the site is zoned for development of
more apartment units (expansion area for Broadmoor Villas).
10. With the connection of Crescent Drive to Chapel Hill Boulevard access
to the site will be from the north eliminating the need for traffic to
travel past the homes to the south.
11. Due to the odd shape of the property and the fact Crescent Road will
need extensive fill development of the property with single - family
dwellings may be cost prohibitive.
Conclusions
The site is located between an area of more intense land uses and an area of
less intense land uses with apartments permitted to the north and retail
businesses and offices permitted to the east. Consequently the site is in an
area of transition between the more intense and less intense uses.
Modifying the Comprehensive Plan to designate the site for mixed residential
uses will enable the site to serve as a transition area or buffer between the
more intense apartment development to the north and the less intense single -
family development to the south.
Additionally amending the Comprehensive Plan designation for the site would
support the land use policy and housing goals identified on pages two and
three of this memo.
Recommendation
MOTION: I move to close the hearing on the proposed
Comprehensive Plan amendment and initiate
deliberations and schedule adoption of findings of fact,
conclusions and a recommendation to the City Council
for the November 20, 2014 meeting.
11
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MEMORANDUM
DATE: October 16, 2014
TO: Planning Commission
FROM: Shane O'Neill, Planner I
SUBJECT: Highway Follow - Through Sign Code Amendment (MF# CA 2012 -011)
Many U.S. motorists with experience driving on our domestic freeways, highways
and interstates are familiar with the Department of Transportation standardized
on- highway business advertising sign program. These business advertising signs
are a cluster of 3 square foot business logo signs placed on a single (usually blue)
backing and include the associated exit number or distance measurement to the
business. These signs are called General Motorist Service Signs; and are generally
located well before the freeway exit where the business is located.
The Washington State Department of Transportation ( WSDOT) Traffic Manual
contains a section on General Motorist Service Signs which requires off - highway
follow- through signage when services are not readily visible from an interchange
and when a business participating in the WSDOT on- highway sign program does
not have direct access to the roadway immediately extending from an off -ramp.
Follow - through signing provides motorists (after being directed off the state
highway) with confirmation to destinations.
Currently, the fore mentioned requirement for follow- through signs conflicts with
parts of Pasco's Sign Code (Title 17) which prohibit off- premise signs. An off -
premise sign is defined as a sign that carries a message of any kind or directs
attention to a business, commodity, service, or entertainment conducted, sold, or
offered elsewhere than upon the premises where such sign is located, or to which
it is affixed. Because of this conflict staff is proposing to amend PMC Title 17 to
permit follow - through signs as required for participation in the WSDOT on-
highway sign program.
In developing specific Code language Planning staff has coordinated with
Engineering Department staff to ensure the proposal will function well and meets
both department's needs. The proposed code amendment is attached. A majority of
the newly proposed sign code language is contained on page nine.
Highlights include:
- Applicable to all freeway interchanges within the City;
- Limit of one sign structure in each direction and within 900 feet of the off -
ramp intersection;
- Construction design to WSDOT standards.
- Size limitations and allowable increases via special permit
Since the March 2014 Planning Commission public hearing staff has inserted
additional language that would modify the proposed code amendment to include
all interchanges within the city. The attached ordinance intends to eliminate any
selective advantage to a given interchange or nearby property.. The key to the
follow - through signage is the ability to be a qualifying service (food, gas, lodging,
recreational services, etc.) and be able to get the initial freeway WSDOT approved
signage. With that understanding - staff respectively requests the Commission
discuss the appropriateness of the proposed amendment on a city -wide basis.
ORDINANCE NO.
AN ORDINANCE of the City of Pasco, Washington,
Amending Title 17 "Sign Code" Providing for Highway
Follow- Through Signs.
WHEREAS, signs are presently regulated by Title 17 of the Pasco Municipal Code; and
WHEREAS, the Washington State Department of Transportation ( WSDOT) regulates
traveler and tourist services signage on Interstate 182, State Route 395, State Route 397 and U.S.
Highway 12; and
WHEREAS, WSDOT requires follow - through signs to guide travelers from highways to
the location of the traveler and tourist services within the City; and
WHEREAS, Title 17 of the Pasco Municipal Code contains provision to authorize off -
premise direction sign kiosks for traveler and tourist services; and
WHEREAS, it is in the public interest to provide services to travelers and to promote
economic development within the city and to insure that qualified traveler and tourist services
within the city are eligible to have signage on Interstate 182, Highway 395, Highway 397 and
U.S. Highway 12, NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. That Chapter 17.03 entitled "Definitions" of the Pasco Municipal Code,
shall be and hereby is amended and shall read as follow:
57.01) SIGN — FOLLOW- THROUGH means a sign which identifies the location
of a business for the purpose of participating in the Washington State Department of
Transportation Motorist Information Sign Program.
Section 2. That Chapter 17.13 entitled "Off- Premise Signs" of the Pasco Municipal
Code, shall be and hereby is amended and shall read as follow:
17.13.090 HIGHWAY FOLLOW- THROUGH SIGNS
A) Location: To be determined by the City Engineer. Highway follow throu h signs
may be placed within the City right -of -way no further than 900 linear feet from the associated
highway interchange as measured from the driving surface intersection of the State highway off
ramp and the City right -of -way.
B) Number: A single follow-througb sin structure shall be permitted for each
direction of roadway travel. A maximum of two follow-through signs Per freeway interchange
shall be permitted.
Ordinance Amending Title 17 - 1
C) Size: Follow - through sign plates shall not exceed one hundred twenty (120)
square feet in area and shall not exceed an overall sign structure height of eight (8) feet. Follow-
through signs plates shall not exceed a dimensional standard of ten (10) feet wide and twelve
(12) feet tall.
D) Duration: Follow- through signs may be removed by the City if the sin is
observed to be in a state of disrepair or becomes unsightly as determined by the Community &
Economic Development Director. A follow-through sign structure may be removed if the sign
structure lacks advertisements for any business with an active city of Pasco business license.
Individual business signs shall be removed from the follow-through sign within six months of
business license expiration.
E) Permitting: Follow - through signs may be permitted in commercial and industrial
zones of the City through the building permit process in accordance with the standards listed
herein.
F) Materials: Follow- through signs shall be constructed of materials specified in
Chapter 9 -28 of the Washington State Department of Transportation Standard Specifications for
Roads, Bridges and Municipal Construction (current edition ). Generally, sign materials consist of
a single sheet of aluminum sign plate with blue or brown reflective backing supported by a single
metal sign pole.
G) Content: Follow - through sign advertisements shall be limited to business logos
identical to those used on the associated on- highway WSDOT motorist information sign and as
regulated by the WSDOT Motorist Information Sign Program
H) Maintenance: The responsibility of follow - through sign maintenance shall be
borne by those businesses advertising on the sign
1) Licensing: Follow-through signs are subiect to the licensing requirements set forth
under Section 17.13.070.
Section 6. This Ordinance shall take full force and effect five (5) days after its
approval, passage and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington, and approved as
provided by law this _ day of 2014.
Matt Watkins, Mayor
ATTEST:
APPROVED AS TO FORM:
Debbie Clark, City Clerk Leland B. Kerr, City Attorney
Ordinance Amending Tide 17 - 2
MEMORANDUM
DATE: October 7, 2014
TO: Planning Commission
FROM: Angela Pitman, Block Grant Administrator4
Community & Economic Development
SUBJECT: Preliminary Draft of 2015 -2019 Tri- Cities Consolidated Plan (MF# BGAP2014
007)
History and Facts
The present five -year Tri- Cities Home Consortium Consolidated Plan for the Cities of
Kennewick, Pasco and Richland will expire on December 31, 2014. The submission of a
complete Consolidated Plan is required once every three to five years and must be approved by
HUD. It is estimated that the City of Pasco will receive approximately $3.8 million dollars in
federal funds for CDBG and HOME activities over the next five years.
The first step began with conducting needs assessment focus group workshops on June 17, 2014
wherein the public and community stakeholders were invited to provide input in three forums:
• Housing needs,
• Public services/human services /special needs, and
• First responders, Fire /EMT & Code Enforcement.
Twenty -eight (28) community stakeholders were consulted either in person or by phone, and 17
local plans were reviewed. Comments and public testimony from these forums are summarized
in the attached Tri- Cities Consolidated Plan 2015 -2019 (Draft October 2014) Outreach and
Consultation Summary.
Pasco's public hearings were held before the Planning Commission on June 24 and July 17, 2014
seeking input and comments on housing and community development needs, no comments were
received.
During the period from May to August, research by the consultant on Pasco's needs and
resources was conducted to provide a basis for decision making. The consultants interviewed key
individuals and organizations in the three communities. In Pasco, the Administrative and
Community Services Director, Community & Economic Development Director, City Planner
and Code Enforcement staff were interviewed. In addition, representatives from the Downtown
Pasco Development Authority, the Hispanic Chamber of Commerce and the Housing Authority
of the City of Pasco and Franklin County were also interviewed.
Recent Policy changes concerning submission of the Consolidated Plan and corresponding
Annual Action Plan and CAPER, requires these documents be prepared and submitted
electronically into the HUD Integrated Disbursement and Information System (IDIS) Econ Suite
beginning with this plan cycle.
Over the past four months, staff from Richland, Pasco, and Kennewick has provided input based
upon the community needs and citizen input to the consultant, who researched and updated the
2015 -2019 Tri- Cities Consolidated Plan and to reflect current conditions in Pasco. Together with
staff from the three cities revisions were made to the Strategic Action Plan to consolidate seven
goals in the previous plan into three priority need areas and goals as follows:
1. Affordable housing creation, preservation, access and choice, Priority High,
2. Community, neighborhood and economic development, Priority High, and
3. Homeless intervention and prevention and supportive services, Priority High.
Discussion
All CDBG and HOME funded activities for the years 2015 through 2019, and all third party
activities, such as development of assisted housing, must be consistent with the approved
Strategic Action Plan set forth in the attached 2015 -2019 Tri- Cities Consolidated Plan and
comply with the overall intent of that Plan. The focus is designed for flexibility in the process
and the establishment of priorities for funding programs for the year 2015 and beyond.
The goals of the Strategic Plan formulated from community needs identified are particularly
important in that all HUD - assisted projects submitted over the upcoming five years must be
consistent with these goals. The attached Tri- Cities Consolidated Plan Review Draft October 3,
2014, aligns needs identified in updated Strategic Action Plan. These goals have also been
applied in Pasco's 2015 Annual Action Plan in alignment with the revised Strategic Action Plan.
Recommendation
Planning Commission should review the Plan and provide direction to staff for additional needs,
data, and corresponding goals that may need to be incorporated in the plan. The purpose of
CDBG and HOME block grant programs is to provide 1) Decent Housing, 2) Economic
Opportunities, and 3) Suitable Living Environment to benefit primarily low- moderate income
persons. Outcomes of our goals would be the number of units measurable that have increased
affordability, accessibility, availability and sustainability.
Pasco's needs and goals may include neighborhoods to be improved with decent housing,
economic opportunities, or basic community infrastructure. Public facilities and parks to be
constructed or improved, and priority public services needed.
The Draft Plan was published for public comment on September 28, 2014 with comments being
accepted until November 1, 2014. We expect a final draft of the document the week of
October 27, 2014. HUD Regulations require the 2015 -2019 Consolidated Plan and Pasco's
Annual Plan for 2015 be submitted by November 14, 2014. Pasco's 2014 Annual Action Plan
contains funding allocations approved by City Council resolution 3578 on August 4, 2014. John
Epler and Associates is prepared to attend the workshop and answer any questions Planning
Commission or Council members may have.
/arp
Attachments:
1. Tri- Cities Consolidated Plan 2015 -2019 (Draft October 2014) Outreach and Consultation
Summary
2. Tri- Cities Regional Consolidated Plan and 5 -Year Strategic Plan 2015 -2019, Review Draft,
October 2014
3. Tri- Cities Regional Consolidated Plan 2015 -2019, Appendices, Review Draft, October 2014
4. Tri- Cities Regional Consolidated Plan 2015 -2019, Pasco Annual Action Plan Supplement,
Review Draft, October 2014
TRI- CITIES CONSOLIDATED PLAN 2015 -2019 (DRAFT October 2014)
OUTREACH AND CONSULTATION SUMMARY
Public Comments:
The draft Tri- Cities Regional Consolidated Plan 2015 -2019 is available for public comment through
November 1, 2014. Notice of the availability of the draft Plan was placed in newspapers (Tri- Cities
Herald and to Decides). When comments are received, they will be addressed, as needed, in the Plan.
Public hearings were advertised and scheduled at two points during the process: the hearing on needs
were held June 24 and July 17, 2014, and the hearing on the final Plan on October 16, 2014.
Consultation
The following agencies were consulted either in person or by phone:
• Beacon Housing
• Benton Franklin Community Action Connections
• Benton Franklin Continuum of Care
• Benton Franklin Counties Department of Human Services
• Benton Franklin Health District
• Columbia Basin Veterans Coalition
• Domestic Violence Services of Benton and Franklin Counties
• Habitat for Humanity
• Housing Authority City of Pasco and Franklin County
• Housing Authority, City of Kennewick
• Kennewick Code Enforcement
• Kennewick Fire Department
• Kennewick Planning Department
• Kennewick Police Department
• Pasco Administrative and Community Services
• Pasco Community and Economic Development
• Pasco Code Enforcement (Rental Inspection Program)
• Pasco Downtown Development Authority
• Pasco Planning Department
• Pasco Public Works /Engineering Department
• Richland Community and Development Services
• Richland Fire Department
• Richland Police Department
• Richland Public Works Department
• Shalom Ecumenical Center /SEC Affordable Housing
• Tri- Cities Food Bank
• Tri - Cities Hispanic Chamber of Commerce
• United Way of Benton and Franklin Counties
• World Relief of Tri- Cities
Two meetings were held — one focusing on housing and the other on human services. Invitations were
sent by mail to all relevant agencies on the contact list maintained by the Tri- Cities for communication
about Consolidated Plans, Annual Plans and notice of funding availability. In addition, the meetings were
advertised in the newspapers in advance of the meetings. Both meetings were sparsely attended. The
meeting focusing on human services was attended by just two people and the meeting on housing was
attended by just four individuals other than staff. While lightly attended, input was very helpful in
developing the Consolidated Plan. The input was consistent with that obtained in the interviews.
Another meeting was held with a narrower focus on just those who could be considered "first
responders" in the community. Police, fire and code enforcement representatives were invited to speak
about needs in the Tri- Cities. These individuals are most likely to see people in crisis or people who are
vulnerable or isolated. Their comments are woven throughout the Plan.
Plans Reviewed
The following plans were used for input on needs and priorities:
• Benton and Franklin Counties Department of Human Services, 10 -Year Plan to End
Homelessness, Phase Two, Update 2012
• Benton Franklin Council of Governments, Comprehensive Economic Development Strategy
(CEDS) 2014
• Benton - Franklin Community Health Alliance, Community Health Improvement Plan for the
People of Benton and Franklin Counties 2013 -20174
• Benton - Franklin Community Health Alliance, Community Health Needs Assessment for Benton
and Franklin Counties 2012
• City of Kennewick Capital Improvements Plan
• City of Kennewick Comprehensive Plan 2013
• City of Pasco Capital Improvements Plan
• City of Pasco Comprehensive Plan 2007 -2027
• City of Richland Capital Improvements Plan
• City of Richland Comprehensive Land Use Plan
• Domestic Violence Services of Benton and Franklin Counties 2009 -2010 Annual Report
• Downtown Pasco Development Authority 2013 Annual Report and Work Plan
• Housing Authority City of Kennewick, PHA 5 -Year and Annual Plan
• Housing Authority City of Pasco and Franklin County, PHA 5 -Year and Annual Plan
• South East Washington Aging and Long Term Care 2012 -2015 Area Plan
• TRIDEC New Economy Target Industry Analysis, Parts I and 11
United Way of Benton and Franklin Counties Community Solutions, Asset Assessment
Comprehensive Report 2007
TRI- CITIES REGIONAL
CONSOLIDATED PLAN AND
5 -YEAR STRATEGIC PLAN
2015 -2019
Review Draft
OCTOBER 2014
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
EXECUTIVE SUMMARY
PURPOSE OF THE CONSOLIDATED PLAN
Local Planning
The 2015 -2019 Tri- Cities Regional Consolidated Plan represents a continuing collaboration of the three
principal cities in developing a common set of goals and directions to meet affordable housing,
infrastructure, community development and other needs. The Consolidated Plan provides the
community with: an assessment of housing and community development needs with a focus on low -
and moderate - income persons (defined as households with incomes falling below 80% of the HUD -
defined Area Median Income, AMI; reviews of housing market conditions; established goals responding
to priority needs; and, a basis for developing annual plans to implement the Five -Year Strategic Plan.
Managing the Process (PROS)
Each of the three cities receives an annual entitlement of CDBG funds for housing and community
development activities within their jurisdiction. The staff of Kennewick and Pasco Departments of
Community and Economic Development, and staff of the Richland Planning and Redevelopment
Department, each administer CDBG funds fortheir individual cities.
Since 1995, when the three cities formed a consortium to obtain HOME Investment Partnership (HOME)
Program funds, the City of Richland has been the designated lead for the consortium and the
Consolidated Plan. The City of Richland Planning and Redevelopment staff administers the HOME
Program for the consortium and are the legal entity for the Consolidated Plan. Kennewick and Pasco
staff support the City of Richland in the administration of the HOME Program and in meeting the
Consolidated Plan requirements.
Federal Program Objectives
The Consolidated Plan establishes local priorities consistent with national objectives and priorities
established by HUD (U. S. Department of Housing and Urban Development), to utilize funds allocated by
the Community Development Block Grant (CDBG) and the HOME Investment Partnership Program. Over
the five -year period covered by the Consolidated Plan, more than $9 million is expected to be available
through these program with an additional $3 million generated from program income. Match
requirements of the HOME Program will be met from sources such as volunteer labor, land donations,
material donations and fee waivers.
1
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
CDBG Program Objectives
• Provide decent housing
• Create a suitable living environment
• Expand economic opportunities
SUMMARY OF NEEDS AND GOALS
Summary of Objectives and Outcomes (ES05)
HOME Program Objectives
• Expand the supply of decent, safe,
sanitary and affordable housing
Three priority needs were identified and goals correspond to those needs. All three were given high
priority.
There is a need for affordable housing creation, preservation, access and choice. The corresponding goal
is to increase and preserve affordable housing choices. Activities under this goal would include
expanding the supply of affordable housing units by developing owner and renter - occupied housing,
including acquisition and rehabilitation. Activities would also include providing financial assistance to
local housing development organizations to increase the supply of affordable housing. Funds will sustain
or improve the quality of existing affordable housing stock, such as rehabilitation of housing, eligible
code enforcement tasks, energy efficiency /weatherization improvements, removal of spot blight
conditions, and ADA improvements. Funds will increase community awareness of lead -paint hazards and
assist with testing for lead hazards. Provide homeownership opportunities through such activities as gap
financing, downpayment assistance and infill ownership.
The second need is for community, neighborhood and economic development with a corresponding
high priority goal of the same name. Activities would include support for businesses that create jobs for
lower- income residents and /or businesses that provide essential services to lower- income
neighborhoods or provide stability to at -risk or blighted areas through activities such as faSade
improvements and support for micro - enterprises. Funds may support activities that improve the skills of
the local workforce, including those with special needs. Improve community infrastructure by provision
and improvements such as ADA ramps, sidewalks, curbs, gutters, streets, parks, playgrounds,
community gardens, and street lights. Funds may provide LID assessment payments for lower income
households. Funds will be used to provide or improve public facilities, including neighborhood centers,
recreation facilities, and neighborhood beautification projects.
The third need is for homeless intervention and prevention, and supportive services with a
corresponding high priority goal of the same name. Activities and projects underthis goal would support
public services that respond to the immediate needs of persons in crisis and that support regional
efforts to meet the basic living needs of lower- income households and individuals including persons with
special needs, seniors, and disadvantaged youth. They would include activities to support homeless
facilities and increase housing resources that assist homeless persons toward housing stability and self-
2
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
sufficiency. They could also support increased case management and a high degree of coordination
among providers.
Evaluation of Past Performance (E505)
INSERT accomplishments and barriers.
Consultation and Citizen Participation Critical Elements of the Plan
Steps outlined in the Citizen Participation Plan for Housing and Community Development Programs
provide opportunities for citizen involvement in the planning process and to assure that key
organizations and agencies were consulted. The Citizen Participation Plan provides for broad
involvement, public hearings, and opportunities to comment on needs and proposed plans.
Summary of Citizen Consultation (ES -05)
Complete at end of comment period
Summary of Public Comments (ES05)
Complete at end of comment period
Summary of Comments not Accepted (E505)
Complete at end of comment period
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
PUBLIC PARTICIPATION
This section describes the community consultation process followed in developing the Consolidated Plan
and the role and contribution of other local and regional policies and plans.
PUBLIC PARTICIPATION AND CONSULTATION
Citizen Participation and Consultation
The Tri- Cities Citizen Participation Plan for Housing and Community Development Programs guides the
consolidated planning and citizen participation process, providing opportunities for citizens, agencies,
governmental organizations, faith based organizations, and other interested parties to view, discuss, and
comment on needs, performance, and proposed activities.
Agency Consultation and Coordination
Summary of Coordination (PRIO)
In the process of developing the 2015 -2019 Consolidated Plan, the cities reached out to organizations
and agencies in a number of ways. Focused meetings were held to gain input in identified areas,
particularly housing, human services and emergency services /basic needs. In addition to targeted
invitations, notices were placed in local newspapers (INSERT details) inviting the community at large to
attend the affordable housing and human services meetings. While sparsely attended, the meetings
yielded valuable input and served as a framework for follow -up interviews with key housing providers,
nonprofit organizations and agencies.
Focused scheduled meetings included:
• Affordable housing, including supportive housing
• Public, human services, including special and basic needs
• Code enforcement and emergency services, including first responders
• Community infrastructure needs, provision and opportunities
Each of the three cities worked with an advisory board in preparation of the Consolidated Plan:
• Housing and Community Development Advisory Committee, City of Richland
• Community Development Block Grant Advisory Committee, City of Kennewick
• Planning Commission, City of Pasco
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
performance standards and obtain their input on fund allocation proposals, policy plans and
administrative procedures.
Agencies not Consulted (PRIO)
No major agencies involved in housing or community development were intentionally excluded from
consultation. Every effort was made to ensure advance publication of meetings and opportunities to
contribute.
Summary of Agency Consultation (PRIG)
Interviews were held with individual stakeholders and agencies, as well as advocates for program
recipients. These interviews included government representatives from each of the three cities, the
housing authorities, other providers of housing and social services, and agencies who could speak to the
needs in the Tri- Cities and consult on opportunities to meet those needs.
Completed consultations included:
• Complete at end of comment period
Plans Consulted and Regional Planning Efforts Considered (PR10)
In addition to direct consultation with agencies and key stakeholders, numerous local and regional plans
outlining needs and strategies were considered in preparation of this Consolidated Plan. It is important
to note that needs assessments conducted by providers included direct consultation with recipients and
members of the communities served in projects funded using CDBG and HOME grant funds.
The following list details plans and needs assessments consulted:
• Complete at end of comment period
Coordination with Public Entities in Implementation (PRIG)
Tri- Cities CDBG and HOME staff works with a variety of nonprofit and governmental agencies during
planning, proposal, and implementation of funded projects. While the City of Richland is the lead entity,
it relies heavily on the staff of the other two cities for support in implementing and reporting on HOME
program activities. Each city is responsible for all functions of its CDBG program.
In addition to this and interdepartmental working relationships, Benton Franklin Community Action CAC,
TRIDEC, Continuum of Care, Council of Governments, and several nonprofit agencies work in all three
cities, improving the effectiveness of coordination and efficiencies. The three cities are in close
proximity, with many common issues and opportunities, despite sitting in two counties. Nonprofit
09
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
organizations and agencies commonly provide services across the region and participate in committees
crossing jurisdictional lines.
The Commissioners of the Housing Authorities are appointed by the City Councils. There is a close
working relationship with the Housing Authorities, some of whom have used HOME and CDBG funds for
housing development activities and whose residents have benefitted from public services delivered by
the area's nonprofit agencies. A limitation on cooperative efforts is the lack of new federal resources
available to the Housing Authorities that could supplement HOME and CDBG funds.
Citizen Participation
The cities have consistently used their relationships with faith -based and nonprofit organizations, and
local coalitions to obtain input on needs in the community and proposed activities. Efforts to reach out,
particularly to populations potentially served by CDBG and HOME programs, were made in several ways.
Focused meetings and individual interviews were conducted to obtain input on needs and the strategic
plan as it was developed. In addition to individual invitations, notices of meetings were publicized in
advance and citizens with an interest in commented were encouraged to attend. Notices of meetings
were published in the Tri -City Herald and in Spanish in to Decides.
Individual interviews were held with key informants who could speak to primary needs, barriers,
underserved populations, activities currently effective in meeting needs, and activities with potential to
meet needs. The planning process also incorporated needs assessments and strategic plans of agencies,
including the Housing Authorities and key implementing agencies, and local governments.
Citizens and agencies in each of the cities were encouraged to comment on needs including at public
hearings held in each city. The community was notified through newspaper advertisements of the
availability of the draft Tri- Cities Regional Consolidated Plan for review. The draft Plan was distributed to
INSERT, available on the website of each city, and made available at INSERT.
Complete at end of comment period.
• Focused meetings — dates held
• Focused meetings — dates notices in newspapers
• Public hearings on needs —dates held
• Public hearings on needs —dates notices in newspapers
• Interviews( fromabove — summary ofnumberofagenciesinterviewed)
• Public hearings on plans — dates held
• Public hearings on plans — dates notices in newspapers
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
ASSESSMENT OF NEEDS
BACKGROUND
The Tri- Cities (Pasco, Kennewick and Richland) cover an area of over 100 square miles, in two counties
(Benton and Franklin) in Southeast Washington. The cities are located at the confluence of the Columbia
River and two of its major tributaries, the Snake and Yakima Rivers. The Tri- Cities, considered together,
is a regional population, economic and transportation hub. However, the cities have unique origins and
differences in industry and populations.'
Construction of the Grand Coulee Dam in the 1930s, and the Columbia Basin Irrigation Project and
McNary Dam in the 1950s provided water for agriculture. Advances in agricultural chemistry increased
the feasibility of dry-land farming, also in the 1950s, boosting agriculture and creating the agrichemical
industry near Kennewick, which remains a major regional economic resource. The largest of the Tri -
Cities, Kennewick has an economy supported by light manufacturing, food processing, retail trade, and
services. Kennewick is looked upon as the retail hub of southeastern Washington and northeastern
Oregon.
Farms cover more than a million acres in Benton and Franklin Counties; potatoes, wheat, apples, grapes,
alfalfa, strawberries, asparagus, corn, and hops are its biggest income producers. In recent years, the Tri -
Cities area has become increasingly known for its wine production and growth of a variety of world -class
grapes. Much of this production is shipped from port facilities in the Tri- Cities. Pasco is the region's
gateway to Columbia Basin agribusiness, and is the center of food processing for the region. Downtown
Pasco is flavored by its relatively large percentage of Hispanic residents and businesses.
Hanford, developed during WWII, resulted in the rapid growth of Richland and to a highly technical
economic base. Hanford continued to thrive after the war because of both military and civilian uses of
nuclear energy. While plutonium production ended in 1988, environmental cleanup continues today as
does a thriving nuclear research industry. The smallest of the three cities, Richland is known for its
resident scientists and technicians working in one of the country's most important nuclear research
laboratories — the Department of Energy's Pacific Northwest National Laboratory (PNNL) —which is the
second largest high -tech company in the state behind Microsoft.
POPULATION
Population Growth
Compared to Washington, the Tri- Cities region has experienced tremendous growth in the last 20 years.
At the county level, population in Benton County increased 56% between 1990 and 2010 and Franklin
'Van Arsddol, T.,'Tri- Cities: The Mid - Columbia Hub;' in the Tri- Cities Profile, Washington State Employment Security. (April 2001).
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
County population increased by 109 %, compared to Washington's growth of 38% over the same 20 -year
period. The strong growth was evident in the last ten years as well - all locations shown in Table 1
exceeded the growth in Washington between 2000 and 2010.
Table 1: Population 1990 -2014
Location
Census
Change
2000 -2010
2014
Estimate
1990
2000
2010
Kennewick
42,155
54,693
73,917
35%
77,700
Pasco
20,337
32,066
59,781
86%
67,770
Richland
32,315
38,708
48,058
24%
- 52,090
Tri- Cities
94,807
125,467
181,756
45%
197,560
Benton County
112,560
142,475
175,177
23%
186,500
Franklin County
37,473
49,347
78,163
58%
86,600
Washington
4,866,659
5,894,121
6,724,540
14%
6,968,170
Source: US Census; OFM population estimates
Natural increase in population accounted for well over half of the population increase between 200 and
2010 -63% of the increase in Benton County and 61% of the increase in Franklin County compared to
54% in the state. Franklin County was ranked first in Washington by percent change in population and
Benton County was ranked 3rd.' A major impact has been the influx in population as a result of newjobs
to resulting from federal funding to expedite the Hanford cleanup. A new Vitrification Plant (which will
convert some of the 450 million gallons of nuclear waste into glass) is due to be completed in 2019.
Annexations accounted for a substantial share of the growth over the last 20 years, particularly in Pasco
and Kennewick. Each of the cities, particularly Pasco, have sections within the larger city boundaries that
are not yet part of the city. Those areas ( "doughnut holes') will likely be annexed in the future.
Table 2: Annexations April 1990 -April 2013
Source: OFM
Of the three cities, the median age of the population was highest in Richland in 2010 at 39.4, which was
above that in the United States (37.2) and Washington (37.3). The population in both Kennewick and
Pasco was younger -the median age in Kennewick was 32.6 and Pasco substantially younger at 27.3.
' Washington OFM, Population Trends 2013.
1990 -2000
2000 -2010
2010 -2013
Location
Units
Population
Units
Population
Units
Population
Kennewick
834
2,143
1,744
4,638
0
0
Pasco
1,268
3,453
690
1,810
533
1,454
Richland
1 313
721
16
45
7
14
Source: OFM
Of the three cities, the median age of the population was highest in Richland in 2010 at 39.4, which was
above that in the United States (37.2) and Washington (37.3). The population in both Kennewick and
Pasco was younger -the median age in Kennewick was 32.6 and Pasco substantially younger at 27.3.
' Washington OFM, Population Trends 2013.
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Age of Population
Table 3: Median Age 2000 -2010
Location
2000
2010
Kennewick
32.3
1 32.6
Pasco
26.6
27.3
Richland
37.7
39.4
Benton County
34.4
35.6
Franklin County
28.0
28.4
Washington
35.3
37.3
United States
35.3
37.2
Source: US Census
Table 4: Population by Age Range 2010
Location
<20
4
65+
Kennewick
31%
%
11%
Pasco
39%
%
7%
Richland
27%
%
R345%I269%1
15%
Benton County
30%
12%
Franklin County
37%
7%
Washington
26%
12%
United States
27%
13%
Source: US Census
Figure 1: Population by Age Range 2010
Source: 1U1U U5 Census
Looking at the components of the population by age in 2010 (Table _ and Figure _), the differences
in the three cities are apparent. Richland has a greater percentage of older workers (ages 45 to 64) and
retirees than Kennewick and Pasco. Pasco is distinguished in having 76% of the population under the age
of 45, so a greater percentage of children and youth, and younger workers.
10
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Population 65 and Older
As of the 2010 census, 12% of the population in Washington was age 65 or older. Benton County as a
whole mirrored this —12% of the population was 65 or older. However, just 7% of the population in
Franklin County was age 65 or older, which was also true of Pasco. The share of the population 65 plus in
Kennewick was 11 %, close to the state, but the share in Richland much higher (15% of the population in
2010 was 65 or older).
It is expected that the share of older people will grow as the "baby boomers" (those born between 1946
and 194) age. The projection in Washington is that 20% of the population will be 65 or older by 2030?
The projections for both Benton County and Franklin County are lower -18% of the population in
Benton County and 11% of the population in Franklin County will be 65 or older by 2030.
The Tri- Cities, along with other locations in Washington, is increasingly becoming a retirement
destination — a testament to its climate, pace of life, and more affordable housing. This may be a factor
in the older population in Richland, coupled with choices made by employees in industries related to
Hanford to retire in Richland or the Tri- Cities in general. Informants consulted during the planning
process noted that some people coming to work at Hanford - related industries were encouraging their
aging parents to move as well.
Life expectancy has also increased. More people are living longer which, combined with the aging
boomers, will likely impact demand for housing, services, transportation, health care and other
amenities.
Race and Ethnicity
Pasco and all of Franklin County are more diverse than either of the partner cities of Richland and
Kennewick and all of Benton County. Pasco and Kennewick were shown by the census to have a much
higher percentage of Hispanic population than Richland and Washington. Looking at race alone,
however, can be misleading. As Table 5 shows, where there is a high percentage Hispanic population,
"other race" is also high. Census research has demonstrated that Hispanic responders often identified
them 4 selves as "other" rather than white. The effect is to show more racial diversity than is actually the
case.
Washington OF Forecasting, May 2012.
4 Cohn, D'Vera, "Millions of Americans changed their racial or ethnic identity from one census to the next;' PewResea rch Center, May 2014
(pewreserach,org/author /dcohn).
11
Table 5: Race and Ethnicity 2010
Race /Ethnicity Classification
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Kennewick I Pasco I Richland I Benton I Franklin Washington
White
Black /African American
AK Native /American Indian
Asian
Other race alone **
79%
2%
1%
2%
12%
56%
2%
1%
2%
37%
87%
1%
1%
5%
3%
82%
1%
1%
3%
9%
60%
2%
1%
2%
32%
77%
4%
2%
7%
6%
Two or more races
* **
4%
3%
3%
4%
3%
5� o
Ethnicity
Hispanic
24%
56%
8%
19%
51%
11%
Non - Hispanic
76%
44%
92%
81%
49%
89%
Race /ethnicity combined
Minority * * **
31%
61%
17%
26%
57%
27%
Non - Hispanic white alone
69%
39%
83%
74%
43%
'Race alone; may be Hispanic
73%
* "Includes Native Hawaiian and other Pacific Islander
** *May be of any race
* *' *Hispanic and /or race other than white alone
Source: 2010 US Census
Using the definition of minority populations as being Hispanic and /or a race other than white alone, 61%
of the population in Pasco could be considered minority, as could 31% of the population in Kennewick
and 17% of the population in Richland. Hispanics make up byfarthe largest proportion of minority
populations in each of the three cities. In fact, agriculture in the Tri- Cities has been a mainstay to
migrant workers for generations who have stayed to make the Tri- Cities, particularly Pasco, their home.
Disproportionate Concentrations of Minority Populations (NA30)
For purposes of this Consolidated Plan, disproportionate concentrations are assumed to exist in block
groups in which the percentage of minority populations is greater than ten percentage points of the
percentage of minority populations in the jurisdiction as a whole. Minority is defined here as Hispanic
and /or a race other than white alone. Given the differences between the three cities, disproportionality
is considered within each city rather than across the region as a whole.
In Pasco, where 61% of the population was minority in 2010, disproportionate concentrations occur
when 72% of more of the population is minority. This was the case of virtually all of Pasco east of
Highway 395, which encompasses downtown Pasco and the immediately surrounding residential areas.
These block groups contain the majority (51 %) of the population of Pasco. Another 6% of the population
live in block groups in which from 50% to 71% of the population was minority, 36% lived in block groups
in which from 30% to 49% of the population was minority.
In Kennewick, where 31% of the population was minority in 2010, disproportionate concentrations
occur when 42% of more of the population is minority. That was the case in 12 block groups dispersed
12
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
throughout the City, which contained 24% of the population. Another 44% of the population lived in
block groups with between 20% and 41% minority population and 32% of the population lived in block
groups with between 10% and 19% minority population.
In Richland, where 17% of the population was minority in 2010, disproportionate concentrations occur
when 28% or more of the population is minority. That was the case in just one block group containing
4% of the population in 2010. Eighty percent of the population of Richland lived in block groups with
between 10% and 19% minority population and 16% lived in block groups with between 20% and 27%
minority populations.
Immigration and Linguistic Diversity
Table 6: Place of Birth 2008 -2012 Estimates
Place of Birth
Location
Kennewick Pasco
Richland
Benton
County
Franklin
County
Washington
Native
89% 73%
92%
91%
75%
87%
Foreign born
11% 27%
8%
9%
25%
13%
Region of birth*
Latin America
64% 91%
18%
57%
90%
31%
Asia 1
21% 46%
23%
5%
409/
Europe
23%
12%
3%
17%
Other
15% 9% 13%
8%
2%
12%
'Of foreign -born.
Source: 2008 -2012 ACS
While most residents of the Tri- Cities were native -born in the United States, a substantial share were
not. Most of the foreign -born residents were from a Latin - American country, followed by Asia. Twenty -
seven percent of Pasco residents were estimated to have been foreign -born (Table 6), mostly from a
Latin American country. This is consistent with agricultural workers who for years been coming to
Eastern Washington and the Tri- Cities and settled to make it their home.
There are also a number of refugees coming into the Tri- Cities each year. World Relief Tri- Cities
estimates that the agency resettles about 200 people a year, including children. The agency focuses on
seeing to immediate needs of refugees, including short-term housing, access to services and benefits,
enrolling children in school, ESL classes for parents, employment and immigration services. The array of
services and assistance, however, are of short duration. Most refugees are able to overcome the
substantial difficulties such immigration would entail and resettle successfully.
Limited English can be a barrier in access to services and doing business in the Tri- Cities. In Pasco, 32% of
the population over the age of five spoke English less than very well (Table 7). In each of the cities there
is a portion of the population potentially isolated by lack of English skills. World Relief also identified lack
of access to phone translation as isolating to refugees accessing services.
13
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 7: Language Spoken at Home 2008 -2012 Estimates*
48% 1 88%
vuiei
1
4%
3%
8%
_Speak English less than very well
10%
32%
3%
By population 5 years and older.
Source: 2008 -2012 ACS
Households
Table 8: Households 2010
Type of Household
Kennewick
Pasco
Richland
Tri- Cities
Number
%
Number
%
Number
%
Number
%
Total households
27,266
17,983
19,707
641 956
Family households
18,528
68%
13,863
77%
12,974
66%
45,365
70%
With own children <18
9,444
35%
8,398
47%
5,654
29%
23,496
36%
Male householder **
1,554
6%
1,275
7%
827
4%
3,656
With own children <18
958
4%
734
4%
478
2%
6%
Female householder **
3,532
13%
2,678
15%
1,972
10%
2,170
3%
With own children <18
2,409
9%
1,875
10%
1,240
6%
8,182
13%
Nonfamily households
8,738
32%
4,120
23%
6,733
34%
5,524
19,591
9%
30%
Householder living alone
7,005
26%
3,049
17%
5,559
28%
15,613
24%
Male
3,320
12%
1,528
8%
2,533
13%
7,381
11%
65 and over
664
2%
308
2%
525
3%
1,497
2%
Female
3,685
14%
1,521
8%
3,026
15%
8,232
13%
65 and older
1,736
6%
639
4%
1,464
7%
3,839
6%
Average household size
2.67
310
2.42
*All percentages are of total households
* *No spouse present
Source: 2010 US Census
There were a total of 64,956 households in the Tri- Cities as of the 2010 census, of which 70% were
family households and 30% nonfamily. Pasco had a larger percentage of family households and a larger
percentage of families with their own children under 18 than was true of Kennewick and Richland. Over
7,500 households (7,694 or 12% of total households) were single parents (no spouse present) with
children. This is significant in that single parents, particularly women raising children alone, are more
frequently living in poverty than 2- parent family households.
As of the 5 -year 2012 American Community Survey (2008 -2012 surveys), one -third of children underage
18 in the Tri- Cities were living in single - parent households (no spouse present). The majority (78 %) were
female heads of household (no husband present).
Across the Tri- Cities, 24% of all households were comprised of people living alone. This was much more
the case in Kennewick (26% living alone) and Richland (28% living alone) than Pasco (17% living alone).
14
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
As a comparison, 27% of households in Washington in 2010 consisted of single individuals. Eight percent
of all households were single individuals age 65 and older — almost three times as many women as men.
The average size of households in 2010 ranged from 2.42 in Richland to 3.30 in Pasco. The average sizes
have been relatively stable since 1990. The size of households in owner - occupied units in 2010 was
somewhat higher than in renter - occupied units in each of the three cities.
Group Quarters
In each of the cities, 99% of the population in 2010 lived in households and just 1% lived in group
quarters. Group quarters are defined by the census as places where people live or stay in a group
situation which is generally owned or managed by an entity providing housing and /or services.
Institutional group quarters include facilities such as correctional, nursing/skilled nursing, inpatient
hospice, mental (psychiatric) hospitals, and group homes or residential treatment centers forjuveniles.
Noninstitutional group quarters include facilities such as college housing, residential treatment centers
for adults, workers living centers, and religious group quarters.
Table 9: Group Quarters 2010
Group Quarters
Kennewick
Pasco
Richland
Population in group quarters
1 1,081
385
285
Institutionalized
F 930
276
163
Noninstitutionalized
1 151
109
122
Source: 2010 US Census
ECONOMY AND EMPLOYMENT
Employment Sectors
The Bureau of Labor Statistics' estimated that there were 132,600 civilians in the labor force in the Tri -
Cities MSA (Benton and Franklin Counties). The Tri- Cities MSA is the fourth largest in Washington, after
Seattle, Spokane and the Washington portion of the Portland MSA. About 72% of the Tri- Cities MSA
civilian labor force resides in the cities of Kennewick, Richland and Pasco.
Table INSERT provides estimates of the occupations obtained in the American Community Survey. The
notable difference between the cities, not unexpectedly, is the much higher percentage employees in
Richland employed in management, business and science than is true of Kennewick and Pasco. There is a
correspondingly greater share of the population in Pasco working in natural resources (including
agriculture).
' (www.bis.gov /eag /eag.wa.htm)
15
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 10: Occupations of Employed Civilian Workforce 16+ 2008 -2012 ACS Estimates
Occupation
Kennewick
I Pasco
Richland
Benton
Franklin
Civilian employed*
33,766
25,077
23,259
County
80,582
County
32,867
Management, business, science, arts
29%
22%
49%
6%
Service
18%
20%
15%
37%
16%
24%
Sales and office
24%
20%
21%
3%
12%
18%
Natural resources, construction, maintenance
15%
21%
6%
22%
19%
Production, transportation, material moving
13%
18%
7%
7%
13%
21%
*Civilian employed population age 16+
13%
il%
7%
22%
11%
17%
Source: 20082012 ACS
Table 11: Industries of Employed Civilian Workforce 16+ 2008 -2012 ACS Estimates
Occupation I Kennewick I Pasco I Richland I Benton I Franklin
nemuurtnunung, mining 1
4%
14%
1%
4%
17%
Construction
11%
6%
8%
10%
6%
Manufacturing
71Y
12%
5%
6%
Wholesale trade
3%
40
2%
12%
Retail trade
13%
11%
11%
3%
12%
4%
10%
Transportation /warehousing, utilities
6%
5%
6%
Information, finance /insurance, real estate
6%
4%
7%
6%
Professional services **
13%
il%
7%
22%
6%
4%
Educational services, health care, social assistance
20%
16%
21%
17%
10%
Arts, entertainment * **
7%
9%
"%
20%
16%
Other services, public administration
9%
8%
8
7%
8%
*Civilian employed population age 16+
9%
9%
8%
* *Professional, scientific, and management, and administrative and waste management
services
** *Arts, entertainment, and recreation, and accommodation and food services
Source: 2008 -2012 ACS
Major Employment Sectors (MA45)
The major employment sectors in the Tri- Cities are agriculture (production, processing and distribution),
science and research (particularly related to Hanford), energy production, education and health care and
government services. By industry, as shown in Table INSERT, Pasco and Franklin County dominate in
agriculture and manufacturing, compared to the other locations. Richland, in particular, has the highest
percent of persons employed in professional and scientific industries.
Employers with 600 or more employees are shown in Table INSERT. The U.S. Department of Energy
(DOE) and its contractors dominate, accounting for 11,455 jobs in the region, including those shown.
Most of these jobs are related to Hanford and many to mitigation activities. The largest single employer
is Battelle /PNNL, employing 4,723 in research and development. Industries and employers working in
agriculture and agricultural products employed 8,259 persons. Education accounted for 5,929 jobs in
schools from kindergarten to higher education and 4 -year colleges (Pasco, Kennewick and Richland
School Districts plus Columbia Basin College and Washington State University). Health care is a
16
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
substantial employer as well, with 3,990 positions. Finally, city and county governments were
substantial employers with a combined 2,055 positions.
Table 12: Major Employers Tri- Cities (Benton and Franklin Counties)
Employer
Battelle/ Pacific Northwest Laboratories (PNNL)
I Products /Services
Research /national laboratory
Em-1-yees
4,723
CH2M Hill
DOE contractor
3,081
ConAgra (Lamb Weston)
Food processor (potatoes)
2,735
Bechtel National
DOE contractor
2,300
Pasco School District
K -12 education
2,065
Kadlec Medical Center
Hospital
2,016
Washington River Protection Solutions
DOE contractor
1,482
Kennewick School District
K -12 education
1,473
Richland School District
K -12 education
1,400
Washington Closure Hanford
DOE contractor
1,370
T pson Foods
Meat packing
1,300
Energy Northwest
Electric utility
1,200
Mission Support Alliance
DOE contractor
1,178
Wal -Mart
Retail
1,175
Broetje Orchards
Agricultural products grower /distributor
1,060
Kennewick General Hospital
Hospital
1,017
Adams Enterprises (dba McDonald's)
Restaurant
1,000
Lourdes Health Network
Hospital
807
Wyckoff Farms
Agricultural producer /distributor
800
Columbia Basin College
Community college
766
URS
DOE contractor
755
Tri- Cities Airport
Regional airport
714
Benton County
County services
673
AREVA
Nuclear fuel fabricator/contractor
662
Apollo Inc. /Apollo Sheet Metal
Construction contractor /fabricator
625
oowue: urwuea Wamnngwn,uruty uevewpmeni Counai (i niutC)
Changes with Economic Impact Potential (MA45)
The economy in the Tri- Cities is changing and expecting to change more in the future, which will impact
jobs. The significant driver is the Hanford Nuclear Reservation. Cleanup of the facility and nuclear wastes
has brought significant employment, boosted by the 2009 federal American Recovery and Reinvestment
(ARRA) funds. With expiration of funds and completion of activities at Hanford, job loss is anticipated,
according to the Benton - Franklin Council of Governments CEDS 2014 (Comprehensive Economic
Development Strategy) —4,000 due to Sequestration and furloughs and another 450 expected.' Another
potential development that would have significant impact in the region is the possibility of breaching the
Snake River dams to enhance endangered salmon and steelhead species. Should that occur, there would
be heavy impact on barges and shipping between the Tri- Cities and Lewiston (Idaho).
'Benton Franklin Council of Governments, Comprehensive Economic Development Strategy (CEDS), 2014.
17
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Economic development and job diversification are at the forefront of planning by the Benton - Franklin
Council of Governments (BFCOG), individual cities, TRIDEC (Tri- Cities Development Council), Pasco
Downtown Development Authority, institutions of higher education (Washington State University Tri -
Cities and Columbia Basin College)and industries in the region. The plans look to existing strengths in the
region (abundant power, existing technical skills and facilities, diversified agricultural industry,
healthcare system, university and community college targeting education to local industry, diverse
transportation system, and quality of life) as a basis on which to move forward. TRIDEC, in addition to
supporting efforts in other directions, is promoting the a Mid - Columbia Energy Initiative which would
focus on sustainable energy (alternatives to carbon -based production) and industries that could take
advantage of those power sources, many of which are already present in the Tri- Cities.
Workforce and Infrastructure Needs of Business Community (MA45)
TRIDEC (Tri- Cities Development Council), in Part I of the New Economy Target Industry Analysis,
identified an uneven "spread of worker capabilities and availability." Input from local employers
revealed gaps in many areas from jobs in middle management to entry level positions. The 2014 CEDS
observed that there is a continuing need to improve the region's education and training capacity,
particularly in light of potential industrial and business activity.
Each of the cities has focused in the past and presently on improving the downtown areas, which are the
older and more dilapidated sections, to make downtown more attractive to residents and visitors, and
to attract new businesses. Taking advantage of the Columbia River, which runs directly through the Tri -
Cities, each city has an eye on developing recreation as a major factor in drawing tourists and increasing
the attraction of living and working in the Tri- Cities. These improvements are being done in tandem with
transportation plans focusing on multimodal forms of transportation, including pedestrian and bike
paths, bringing new thought to street safety. Infrastructure goals outlined in the 2014 CEDS include
wastewater and solid waste collection, treatment and disposal facilities.
Commuting to Work
Table 13: Mean Commute Travel Time 2008 -2012 ACS Estimates
Travel Time
Kennewick
Pasco
Richland
Benton
County
Franklin
County
Mean (minutes)
21.6
20.5
19.3
21.3
20.7
<15 minutes
33%
33%
39%
33%
33%
15 -29 minutes
42%
45%
43%
44%
43%
30 -59 minutes
19%
18%
15%
18%
19%
60+ minutes
6%
5%
3%
5%
5%
source: <uus -Zule A�>
Most Tri- Cities civilian workers age 16 and older have modest commute times -the average time was
estimated at about 20 minutes. While long commutes are not the norm, workers do not necessarily
work in the place or county of residence. Almost half (47 %) of Pasco residents worked in another county
18
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
(presumably Benton County); 24% of Kennewick and 13% of Richland residents worked in another
county (presumably Franklin County). A surge in new industries and jobs might encourage workers from
outside the region to commute longer distances to take advantage of employment.
Unemployment
The 2008 -2012 ACS estimated that 7% of the civilian labor force was unemployed, 6% in Kennewick and
Richland and 9% in Pasco. The Bureau of Labor Statistics (bls.gov) estimated was at 8.6 in 2013 in the Tri -
Cities MSA (which includes all of Benton County and Franklin County. This rate was a slight decrease
since the estimate of 8.9 in 2012. However, unemployment consistently increased between 2007 (rate
of 5.3) and 2012 (rate of 8.9). While unemployment estimates in the Tri- Cities MSA were lower than the
state between 2009 and 2011 that reversed beginning in 2012.
Figure 2: Unemployment Estimates 2004 -2013
20.0
15.0
10.0
... i
5.0
0.0
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
—Tri- Cities MSA — — Washington ...... WA +Underemployed
Notes: Tri- Cities MSA includes Benton and Franklin Counties; rates are not seasonally adjusted.
WA +is the estimate of total unemployment plus those marginally or underemployed (1.16 rates),
based on annual averages.
Source: Bureau of Labor Statistics and the Current Population Survey (CPS)
Unemployment measures are estimated in several ways. The official rate is the total number of
unemployed as a percent of the labor force. This excludes discouraged seekers, marginally attached
workers (those who cou Id only find part-time positions or positions beneath their level or expertise).
Discouraged workers would not be included as unemployed if they not actively been seeking work
during the last year. While not shown in the official estimates of unemployment, a substantial share of
the workforce is underutilized. Figure INSERT compares the highest estimate of underutilization in
Washington (1.16) with the official rates (U3) for both Washington and the Tri- Cities MSA. In 2013 the U6
estimate for the state was 14 %, which was twice the official rate (7 %).
Educational Attainment
The level of educational attainment varies considerably by location. Both Pasco and Kennewick have
higher percentages of population 25 and older without a high school diploma or equivalency. This is
19
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
especially notable in Pasco - 34% of the population had not completed high school. In contrast, 42% of
the population in Richland had a 4 -year degree or higher. This corresponds to the highly technical and
scientific jobs associated with Hanford activities and industries.
Table 14: Educational Attainment 2008 -2012 ACS Estimates*
Educational Attainment Kennewick Pasco Richland Benton Franklin
County County EWashington
Less than high school graduate 14% 34% o
High school graduate includes equivalency) o , 50 11% 30% g S ( 4 y) 28% 24% 19% 24% 25%
Some college or associate's degree 36% 28% 34% groi ,,,e.
eouicivi �arc�iee 14% 10%
2401 18% 10% 20%
_Graduate or professional degree I 8°: soi taw 11% �� 115
Population age 25 and above
Source: 2008 -2012 ACS
Table 15: Median Earnings in Past 12 Months 2008 -2012 ACS Estimates*
Educational Attainment
Kennewick
Pasco
Richland
Benton
Franklin
Washington
Professional degree
$1,714
3.4
Master's degree
County
County
Bachelors' degree
Less than HIS graduate
$19,101
$18,114
$21,161
$19,111
$19,382
520,615
HIS graduate (includes equivalency)
$27,504
$26,221
$31,929
$30,369
$26,285
$30,752
Some college /associate's degree
$33,559
$35,916
$37,409
$35,807
$36,703
$36,576
Bachelor's degree
$57,805
$44,655
$62,750
$60,922
$49,476
$52,916
Graduate or professional degree
., ine.,.. � «�.e�..,�......:_��
•Pn .I fly 79.. d ,,., ,
$65,022
-.:- --
$54,330
$82,401
$74,380
554,975
$66.413
Source: 2008 -2012 ACS
With the exception of Richland, median earnings of workers with a high school diploma or less
education were less in the Tri- Cities than the state. Earnings for people some college or an associate's
degree were more on a par with the state although median earnings in Richland were higher. Earnings
associated with a bachelor's or higher degree were substantially different from city to city and
compared with the state. Certainly the type and level of degree as well as profession impacted earnings.
Table 16: National Earnings and Unemployment rates by Educational Attainment 2013
Unemployment
Rate 2013 ( %)
Educational
Attainment
Median Weekly
Earnings
2.2
Doctoral degree
$1,623
2.3
Professional degree
$1,714
3.4
Master's degree
$1,329
4.0
Bachelors' degree
$1,108
5.4
Associate's degree
$777
7.0
Some college, no degree
$727
7.5
High school diploma
$651
11.0
Less than HIS diploma
$472
'Data are for persons age 25 and over; earnings are for full -time wage and
salary workers.
Source: Current Population Survey, US Bureau of Labor Statistics, US
Department of Labor
20
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Not only do earnings vary by educational attainment, so does the unemployment rate as is
demonstrated in Table 16, which is based on national data.
Workforce Development
Skills and Education of Workforce in Relation to Employment Opportunities (MA45)
As observed in the TRIDEC March 2014 report (New Economy Target Industry Analysis) there are gaps in
workforce availability in several areas from middle management positions to entry level. Interviews
supported a mismatch in some areas. There are highly skilled and trained people who are unable to find
work and are underemployed. At the same time, there are people who lack transferrable skills for entry
level positions. There is also a need, identified in the 2014 Comprehensive Economic Development
Strategy (CEDS) for training to assist Spanish- speaking business owners and workforce alike. There is a
need to recruit and train young people who fail to complete high school.
Current Workforce Training Initiatives (MA45)
There are a number of initiatives and programs to develop the workforce in the Tri- Cities and to prepare
for changing industries. Washington State University, Tri- Cities (WSUTC) offers, in addition to 4 -year
degrees and professional programs, specialized course work at the Bio- Products, Science and
Engineering Laboratory (BSEL) which was developed in partnership with the Pacific Northwest National
Laboratory (PNNL). This is industry- targeted as are other programs offered, such as the program in
viticulture and enology.
Columbia Basin College (CBC) in Pasco offers a number of workforce programs targeted to trades,
business, health care, and public services. While programs are available and affordable, there is a need
to reach out in a more coordinated way to potential students and the business community, as there is
for a central information system. The High School Academy at CBC recruits youth age 16 to 20 to achieve
a high school diploma and advanced career training. The initiative is the result of a partnership with
schools, the Fast Forward Program (Boys and Girls Club), the Benton Franklin Juvenile Justice Center and
community agencies.
The Small Business Development Center (SBDC) at TRIDEC helps start-up companies and small
businesses. The Center is a partnership with Columbia Basin College, WSUTC, U.S. Small Business
Administration, and local and regional governments in providing support and training for businesses.
The Pasco Specialty Kitchen focuses on good -based business development. The fully equipped and
licensed kitchen, partially funded by the U.S. Department of Commerce, Economic Development
Administration, supports developing businesses and provides training and other support. The Specialty
Kitchen and Farmer's Market are projects supported bythe Downtown Pasco Development Authority.
21
TRI- CITIES REGIONAL CONSOLI DATED PLAN DRAFT 10 -3 -14
Comprehensive Economic Development Strategy (CEDS) (MA45)
The Benton Franklin Council of Governments prepared the 2014 Comprehensive Economic Development
Strategy (CEDS). Goals include supporting a diversified economy, maintaining and improving
environmental quality, developing the region's capacity to attract businesses and residents, and
workforce training.
Coordination with Consolidated or Other Plans (MA45)
Each of the cities supports activities and projects that will support business development and provide
jobs. While resources are limited, improvements to the central business districts and older
neighborhoods help to make areas more attractive and safer. The cities also support business
incubators, such as the Pasco Specialty Kitchen. Each of the cities provides support for the Regional
Revolving Loan Fund (RRLF), administered by the Benton - Franklin Council of Governments. The RRLF
assists small businesses with loans ranging from $25,000 to $150,000.
HOUSEHOLD INCOME
Measures of Income
Table 17: Measures of Income Past 12 Months 2008 -2012 ACS Estimate
Income Measures*
Kennewick
Pasco
Richland
Benton
County
Franklin
County Washington
Median household
$51,581
$49,220
$68,744
$60,300
$51,770 $59,374
Median family
$61,913
$52,949
$84,296
$73,036
$55,468 $71,939
Median earnings male **
$49,648
$41,008
$73,243
$60,671
$41,742 $54,594
Median earnings female **
$34,831
$28,546
$45,779
$39,660
$30,613 $41,377
Median earnings workers
$28,703
$22,788
$41,250
$32,307
$24,588 $32,583
Per capita
*Inrnmu in rha 1.01? mnN6o 9n
$24,088
I leflerinn_�d!M1 Ie
$17,353
d _ -
$35,119
$28,171
$19,073 $30,661
Source: 2008 -2012 ACS
While median household income and other measures shown in Table 17 are helpful, it is important to
focus on ranges of income, particularly below $25,000 and below $50,000, as illustrated in Figure 3. For
example, 25% of households in Pasco and 24% of households in Kennewick had annual incomes below
$25,000. In Richland, 17% of households had incomes below $25,000. In total, about 14,000 households
were living on $25,000 a year or less. Just about 3,800 households in the three cities had incomes below
$10,000 a year.
22
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Figure 3: Household Income Range 2008 -2012 ACS Estimate*
'Income in the last 12 months; 2012 inflation - adjusted dollars
Source: 2008 -2012 ACS
Some levels of income are important to keep in mind when considering housing and services for low -
income persons and families.
• Median earnings for workers in Table INSERT are lower than those for full -time workers, which
suggests that some of the workforce was employed part-time or for less than a full year.
• Median earnings for women working full -time, year- around are lower than for men. This may be
in part due to career or job choice differences or educational attainment, among the
possibilities.
• Individuals eligible for SSI (2014) would receive up to $721 per month. Eligible couples could
receive up to $1,062 per month.
• Temporary Assistance for Needy Families (TANF) benefits have fallen in recent years .7
• Washington minimum wage was set at $9.32 an hour as of January 2014. In Washington TANF
benefit levels for a single - parent family of three was $478 in July 2013, which was a 41%
reduction since 1996 (in inflation adjusted dollars).
Poverty
Table 18: Percent of Population Living in Poverty in Past 12 Months 2008 -2012 ACS Estimate
Population /Household
Kennewick
Pasco
Richland
Benton
County
Franklin
County
Washington
Individuals (all)
17%
23%
9%
9%
21%
13%
Families
13%
19%
7%
13%
18%
9%
Female householder (family)*
40%
47%
1 26%
35%
49% 1
28%
-No husband present
Source: 2008 -2012 ACS
' Floyd, I. and Schott, L. TANF Cash Benefits Continued to Lose Value in 2013. Center on Budget and Policy Priorities, October 2013.
(www.cpbb.org)
23
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Federal poverty levels vary by household size and the number of related children under the age of 18.
The threshold in 2013 for a family of three with two related children under the age of 18 was $18,769.
For a single person under 65 years of age the threshold was $12,119.
Food Insecurity
Households have "food insecurity" when they are "financially stretched to the point where they cannot
be certain that all household members will not go hungry.ie Washington ranks 15" in the United States,
according to estimates prepared by the US Department of Agriculture, 6.1% of Washington households
struggle with hunger. SNAP (Supplemental Nutrition Assistance Program) benefits were cut nationally in
November 2013 after the scheduled end of the temporary boost provided by the 2009 Recovery Act.
Current maximum monthly benefits range from $189 for a single person to $632 for a family of four.
Children in school are eligible for food assistance. According to May 2014 estimates, 33% of students in
Richland School District, 59% of students in the Kennewick School District, and 75% of students in the
Pasco School District were eligible for free and reduced -cost meals. For comparison, 46% of students in
the state were eligible.
The Tri- Cities Food Bank provides food for families as often as once every two weeks and attempts to
provide a week's supply of groceries. The food bank reports an increased demand —31% increase in
clients served between the first quarter of 2011 and first quarter of 2014. A noticeable part of the new
demand is due to underemployed or unemployed young people, some in college. Many young people,
including recent college graduates, cannot get jobs in their field and are working for low wages. Like
many others, they are employed but do not make enough money to live on. St. Vincent de Paul operates
a food bank in Pasco and food is distributed through local churches.
Living Wage
The Self - Sufficiency Calculator (thecalculator.org) is sponsored by Workforce Development Councils of
Washington State and provides information about the amount of money needed to be self- sufficient,
without public assistance, based on family size, composition and ages of children. The following table
gives examples of resources required for a modest standard of living.
Children's Alliance. Hungry in Washington September 2013.
24
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 19: Self - Sufficiency Calculation Benton and Franklin Counties
Income and Expenses
Household Composition and County
1 adult with
children 2 & 6
2 adults with
children 7 & 14
Single adult
Benton
I Franklin
Benton
Franklin
Benton
Franklin
Monthly income
Hourly wage*
$18.96
$18.24
$8.44
$8.11
$8.48
$7.99
Monthly wage
$3,337
$3,210
$2,970
$2,854
$1492
$1,407
Annual wage
$40,048
$38,520
$35,638
$34,249
$17905
$16,881
Monthly expenses
Housing
$776
$698
$776
$698
$618
$556
Child care
$975
$994
$325
$344
$0
$0
Food
$460 1
$460
$711
$711
$205
$205
Transportation
$251
$250
$480
$477
$243
$242
Health care
$398
$398
$483
$483
$114
$114
Miscellaneous
$286
$280
$277
$271
$118
$112
Taxes
$484
$455
$327
$306
$194
$178
Subtotal monthly expenses
$3,630
$3,535
$3,379
$3,290
$1,492
$1,407
"Working 40 hours per week (per working adult)
Source: Workforce Development Councils of Washington (thecalculator.org)
Low - Moderate Income Areas
Low - moderate income block groups in Kennewick and Pasco are those in which S1% or more of the
population lives in households with incomes below 80% of Area Median Income (AMI). In Richland, the
CDBG eligible block groups include those in which 44% (actually 44.46 %) of the population lives in
households with incomes below 80% of AMI.
In Kennewick, an estimated 44% of the city's population lives in households with low- moderate
qualifying incomes. There are 25 block groups that qualify as low- moderate (51% or more of the
population live in low -mod households). These qualifying block - groups contain an estimated 28% of the
city's population. It is generally the case with all three cities that qualifying low -mod residential areas
tend to be concentrated near the Columbia River and in the eastern and oldest parts of the cities, those
areas east of US Highway 395 and north of 10th Avenue.
In Pasco, an estimated 54% of the city's population lives in low -mod households. There are 18 block
groups that qualify as low- moderate (51% of more of the population live in low -mod households). These
qualifying block - groups contain an estimated 39% of the city's population. Most of the qualifying block
groups are in east and central Pasco — east of US Highway 395 and south of 1 -182. There are some
qualifying block groups north of 1 -182, but many contain few households.
In Richland, an estimated 30% of the city's population lives in low -mod households. There are nine block
groups that qualify as low- moderate (44% of more of the population live in low -mod households). These
qualifying block - groups contain an estimated 11% of the city's population. The qualifying block groups
are in south - central Richland and Island View.
25
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
HOUSING UNITS
Introduction (MA20)
Optional discussion; reserve for overview.
Number and Types of Housing
The most recent (April 2014) OFM estimates place the number of housing units in the Tri- Cities at
73,919 units, which 74% of the estimated 99,796 units in the two counties. The majority of housing is
single family, which has increased in recent years with new construction. Mobile homes, many in poor
condition, are still a substantial part of the housing. This is especially true in the counties outside of the
three main cities. In Franklin County, 14% of housing is mobile homes, boats or RVs (but mostly mobile
homes).
Table 20: Residential Properties
Property Type
Kennewick
Pasco
Richland
Benton
Franklin
37%
63%
37% 67%
33%
Single family* 89%
County
County
Washington
Total units
29,924
21,233
66%
22,762
63%
73,186
63%
26,610
66%
5 or more units 3%
1 -unit detached structure
60%
1 -unit attached structure
2%
2%
6%
3%
2%
63%
2 -4 units
9%
6%
7%
7%
5%
4%
6%
5 or more units
21%
17%
20%
160/
14%
19%
Mobile home, boat, RV, etc.*
8%
8%
4%
12%
14%
70/
Source: OFM estimated total units (April 2014); 2008 -2012 ACS (types
Tenure
Table 21: Tenure Occupied Units by Type of Unit 2008 -2012 ACS Estimates
Property Type Kennewick
Owners Renters
Pasco Richland
Owners
Renters Owners
Renters
All units 63%
37%
63%
37% 67%
33%
Single family* 89%
11%
84%
16% 87%
13%
2-4 units 10%
90%
1%
99% 13%
87%
5 or more units 3%
97%
1%
99% 4%
96%
Mobile homes, other 66%
34%
52%
48% 86%
14%
Source: 2008 -2012 ACS
Looking at tenure by number of bedrooms, not unexpectedly smaller units were more frequently
occupied by renters and larger units by owners. Two concerns are possible — thefirst that lower income
households with large families, or doubled -up families, would have difficulty finding affordable units
with sufficient bedrooms to avoid overcrowded conditions. The second potential concern is that there is
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
not enough choice in smaller units to accommodate demographic changes, particularly the expected
growth in seniors. As the seniors age and downsize, there may be a demand for smaller units.
Table 22: Tenure Occupied Units by Number of Bedrooms 2008 -2012 ACS Estimates
Property Type
Kennewick
Pasco
Richland
Owners
Renters
Owners
Renters
Owners
Renters
No bedroom
6%
94%
9%
91%
19%
81%
1 bedroom
7%
93%
5%
95%
7%
93%
2 bedrooms
32%
68%
25%
55%
38%
62%
3 bedrooms
82%
18%
80%
20%
81%
19%
4 or more bedrooms
88%
12%
86%
14%
94%
6%
Source: 2008 -2012 acs
Stakeholders interviewed for this Consolidated Plan noted that there was insufficient housing for the
aging population. That included the full range of housing from choices when the decision is made to
downsize to assisted living and nursing facilities. In planning for housing to fit the needs of the elderly
and people with disabilities, since a large portion of seniors are disabled, access to services and
recreation are important considerations.
Permits, Building /Acquisition and Planned Development
While applications for new permits declined somewhat duringthe housing slump between 2007 and
2009, applications for building permits in the Tri- Cities did not decline precipitously. In the 10 -year
period from 2004 and 2013, permits were issued in the combined three cities for 14,195 units.' Most
(79 %) were for single family units, followed by 16% larger multifamily (5 plus units) and the remainder
duplexes to 4- plexes. Permits in Pasco accounted for nearly half of all the permits issued, the largest
number issued between 2004 and 2005.
There is ample land available in the Tri- Cities. New developments in recent years, particularly in Pasco,
have added considerably to the stock of single family and other types of housing. The cities are
extending infrastructure (utilities, roads, etc.) into the new areas and, when complete, will offer even
more development opportunities. Still, one of the barriers noted by providers and housing developers
that target lower- income households including subsidized units was the lack of land zoned for
multifamily units and lack of available land in already developed areas.
' US Census Bureau, building permits for privately owned buildings (censtats.census.gov)
27
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
HOUSING CONDITION
Age of Housing
Table 23: Year Structure Built by Tenure 2008 -2012 ACS Estimates*
I Kennewick I Passe —
�.
- Occupied units
Source: 200 8-2012 ACS
Housing development differed in the three cities. Pasco has seen a recent surge in new housing — an
estimated 37% of units have been built since 2000, much of it recent construction. A substantial share of
housing in Richland (23 %) was built before 1950, much of the development related to work at Hanford.
Richland was granted historic status for "alphabet housing" built for Hanford employees in the 1940s
and 1950s because the housing provides a look into the remarkable culture, scientific achievements and
community of activities during WWII and the Cold War.
The post -war building boom is reflected in all three cities. Over half of housing in Kennewick was built
between 1950 and 1979. In each of the three cities, a great share of rental housing than owner- occupied
units was built prior to 1980, although new multifamily units have recently been completed or
permitted.
Definitions of Substandard and Suitable for Rehabilitation (MA20)
For purposes of this Consolidated Plan, units are in standard condition if they meet HUD Housing Quality
Standards. Those that are substandard but suitable for rehabilitation are units that do not meet one or
more of HUD housing quality standards. These units may have deferred maintenance, have inadequate
insulation, modest structural problems, or other problems that can be reasonable repaired. Substandard
and not suitable for rehabilitation are units that are in poor condition and not structurally and financially
feasible to rehabilitate.
Need for Housing Rehabilitation (MA20)
Given the age of units in the cities, a need for continued rehabilitation is warranted. Common problems
in older units include asbestos siding and wraps on older furnaces, unreliable knob and tube wiring,
lead -based paint on walls, woodwork and saturated plaster, lead -based solders on utilities pipes, and on
occasion wood and timber treatments with toxic components. Deferred or absent maintenance can
result in loss of housing, including older, more affordable housing. Unresolved conditions tend to create
28
Owners
Renters
Owners
Renters
Owners
Renters
2000 or later
19%
11%
44%
27%
24%
21%
1980 -1999
26%
20%
16%
15%
21%
18%
1950 -1979
48%
64%
31%
49%
33%
38%
Before 1950
7%
5%
8%
8%
22%
23%
Estimated units
17,034
9,866
10,909
6,476
12.943
ennF
- Occupied units
Source: 200 8-2012 ACS
Housing development differed in the three cities. Pasco has seen a recent surge in new housing — an
estimated 37% of units have been built since 2000, much of it recent construction. A substantial share of
housing in Richland (23 %) was built before 1950, much of the development related to work at Hanford.
Richland was granted historic status for "alphabet housing" built for Hanford employees in the 1940s
and 1950s because the housing provides a look into the remarkable culture, scientific achievements and
community of activities during WWII and the Cold War.
The post -war building boom is reflected in all three cities. Over half of housing in Kennewick was built
between 1950 and 1979. In each of the three cities, a great share of rental housing than owner- occupied
units was built prior to 1980, although new multifamily units have recently been completed or
permitted.
Definitions of Substandard and Suitable for Rehabilitation (MA20)
For purposes of this Consolidated Plan, units are in standard condition if they meet HUD Housing Quality
Standards. Those that are substandard but suitable for rehabilitation are units that do not meet one or
more of HUD housing quality standards. These units may have deferred maintenance, have inadequate
insulation, modest structural problems, or other problems that can be reasonable repaired. Substandard
and not suitable for rehabilitation are units that are in poor condition and not structurally and financially
feasible to rehabilitate.
Need for Housing Rehabilitation (MA20)
Given the age of units in the cities, a need for continued rehabilitation is warranted. Common problems
in older units include asbestos siding and wraps on older furnaces, unreliable knob and tube wiring,
lead -based paint on walls, woodwork and saturated plaster, lead -based solders on utilities pipes, and on
occasion wood and timber treatments with toxic components. Deferred or absent maintenance can
result in loss of housing, including older, more affordable housing. Unresolved conditions tend to create
28
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
a depressing effect on investment in the area and can lead to overall deterioration of values and
livability of the neighborhood. Windshield surreys conducted in 2004 and again in 2009 in the process of
developing the Consolidated Plans identified conditions in several neighborhoods in each of the three
cities. Some of the areas identified, for example a portion of the Bridge -to- Bridge neighborhood in
Richland, have been improved since the first surveys.
Mobile homes are housing for a good many residents in the three cities and offer an affordable,
although frequently unsafe, housing option. Conditions may be poor with hazardous electric or heating
systems. It is not always possible or feasible to address more than immediate health and safety issues
on the units. About 130 households were living in recreational vehicles, boats, and similar housing
according to the most recent (2008 -2012) American Community Survey estimates. American Community
Survey data also showed that close to 500 units in the three cities were lacking complete kitchen and /or
plumbing facilities.
Each of the cities supports rehabilitation of owner - occupied units, weatherization programs, and
provides additional assistance to partners to improve the availability and quality of owner - occupied and
rental units. The City of Pasco also has a rental licensing program requiring landlords to keep units in
repair to meet minimum housing quality standards in the interior and on the exterior of buildings.
Lead -Based Paint and Lead Hazards
Table 24: Risk of Lead -Based Paint Hazard Tri- Cities
Risk of Lead -Based Paint Hazard
Number
%
Number
%
Total numberof units built before 1980
20,814
52%
13,547
62%
Housing units built before 1980 with children present
4,055
10%
2,330
11%
Source: 2007 -2011 ACS (total units) 2007 -2011 CHAS (units with children present)
Estimated Units with Lower Income Households with Children (MA20)
ACS and CHAS estimates place the number of housing units built prior to 1980 at 34,361 units —61%
owner- occupied and 39% renter occupied. The estimate of 10% of owner - occupied housing (4,055 units)
and 11% of renter - occupied units (2,330) with children present and vulnerable to lead -based paint
hazards is an appropriate default estimate for planning purposes barring a better method of estimating
risk and hazards. However, all units constructed before 1978 have the potential for lead -based paint
and, therefore, the potential for hazard.
The condition of the unit, particularly chipped or poorly maintained surfaces, is factor in determining
risk. The age of the unit is also important. Lead was banned from residential paint in 1978, but use of
lead paint had declined prior to that time.10 The national survey found that 67% of housing built before
'O Clickner, Robert et al. (2001). National Survey of Lead Allergens in Housing, Final Report, Volume I: Analysis of Lead Hazards. Report to Office
of Lead Hazard Control, US Department of Housing and Urban Development.
29
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
1940 had significant LBP hazards, declining to 51% of houses built between 1940 and 1959 and 10% of
houses built between 1960 and 1977.
Benton - Franklin Public Health District reports that there is no longer universal testing for blood lead in
children, such as was the case with Head Start in the past. The Public Health District educates families on
what they can do to test risks in their homes and recommends testing in children and siblings where a
risk is determined. The Washington State Department of Health no longer recommends universal
screening but encourages testing when risks are present or the child exhibits signs consistent with lead
overexposure (e.g., anemia, failure to thrive).
While cases of reported lead poisoning have been relatively rare, it appears that the elevated lead levels
often are from children who have moved into the area from industrial communities with smelter
plumes. The majority of the few cases found are the result of lead -based pottery or candy from Mexico.
Another rare source of lead contamination in the Tri- Cities is from pesticides that were used in older
orchards. (Insert current testing data results when received.)
The Tri- Cities has proposed a regional approach to ensure that area owner - occupants and renters have
access to information about the potential for hazards, identification of lead -based paint conditions, and
ways to address the hazards.
HOUSING COSTS
Current Costs by Tenure
Table 25: Cost of Housing
Owner /Renter Kennewick
Pasco
Richland
Benton Franklin
Washington
Franklin
Washington
County County
Median home value $163,700
$151,700
$194,400
$174,800 $158,200
$272,900
Median gross rent $748
c„,i,ro- >nnv_>m> erc
$712
$875
$779 $708
$951
Table 26: Range of Owner Costs*
Range
Kennewick
Pasco
Richland
Benton
Franklin
Washington
County
County
Less than $1,000
23%
20%
18%
21%
21%
11%
$1,000 - $1,499
44%
54%
33%
38%
49%
23%
$1,500- $1,999
22%
20%
29%
25%
21%
25%
$2,000 or more
12%
6%
19%
16%
9%
41-/
*HOUSenodS with a mortgage; includes mortgage, taxes, insurance, condo fees and utilities
Source: 2008 -2012 ACS
30
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 27: Range of Rents
Range
Kennewick
Pasco
Richland
Benton
County
Franklin
County
Washington
Less than $500
11%
21%
7%
10%
20%
10%
$500 -$749
40%
35%
25%
35%
355%.
19%
$750 -$999
34%
20%
40%
35%
21%
26%
$1,000 or more
15%
25%
28%
21%
23%
45%
•Includes contract rent and utilities; excludes no cash payment
Source: 2008 -2012 ACS
Changes in Affordability Considering Current Costs (MA15)
Housing costs in the Tri- Cities are considerably lower than in Washington as a whole and higher in
Richland than in Pasco and Kennewick. Owner estimated values in the three cities are between 60% and
70% of the estimates statewide. Rents are lower, too, but not to the same extent — between 75%
(Pasco) and 92% (Richland) of statewide reported gross rents. The rental market in Benton and Franklin
Counties (the Tri- Cities Housing Market Area) was tight due to high demand and low vacancies,
according to the 2011 Comprehensive Housing MarketAnalysis.11 Part of that demand was satisfied
when new multifamily units came on line in the region. Still, the report projected a demand of 1,300
units with 440 new units projected.
Vacancy rates in the Tri- Cities varied over the last ten years, from an estimated high of 11.2% in the fall
of 2005 to a low of 1.2% in spring 2010." The average rent rose with declining vacancies. The vacancy
rate as of the fall 2013 survey of apartments with five or more units was 4.7 %. The average rent was
$770. Rents are also dependent on new construction and size of units. For example, the July 2011
Washington Comprehensive Market Analysis observed that the newly constructed Island View
Apartments in Richland began leasing in June 2011 with rents for 1- bedroom units from $825 to $865
and 2- bedroom units for $995. While more rental units have become available and satisfied pent -up
demand, the units are not necessarily lower cost or available to lowest - income households. The need for
housing priced for lower- income households, including those working for low wages, was a repeatedly
stated need during outreach for this plan.
Washington Center for Real Estate Research found (in the first quarter 2014 Housing Market Snapshot)
that the median housing resale price in Benton and Franklin Counties was $178,900, which was up 1.7%
from the previous year. The affordability of housing for homebuyers was reflected in the Housing
Affordability Index of 196.1 in both counties, which measures the degree to which a household with
median income could buy a median - priced home. This means that a household with median income had
96% more income than the minimum required to buy a median - priced home. The all -buyer index (HAI)
in Washington was 153.3.
"US Department of Housing and Urban Development, Office of Policy Development and Research. Tri- Cities, Washington Comprehensive
Housing Market Analysis. (July 2011).
"Washington Center for Real Estate Research at Runstad Center for Real Estate Studies, University of Washington (wcrer.be.washington.edu)
31
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
A second index applies to first -time buyers and assumes a lower- priced unit (85% of median), lower
income (70% of median), lower downpayment, and possible assistance with the downpayment or other
terms. The first -time HAI in Benton County in the first quarter of 2014 was 128.7, meaning housing (at
85% of median) was affordable to first -time buyers (earning 70% of median). The first -time HAI in
Franklin County was 88.2 meaning that housing was not affordable to first -time buyers. The first -time
buyer index (HAI) in the state was 85.7.
The affordability of housing in the Tri- Cities has contributed to the success of downpayment assistance
programs and other efforts to secure homeownership for lower- income households. Buyers have even
been placed in newly constructed market -rate units.
Table 28: 2014 HUD Fair Market Rents (FMR) and HOME Rents Tri - Cities*
Monthly Rent ($)
Efficlency (no bedroom)
S Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
Fair Market Rent
$515
$589
$754
$1,007
$1,299
High HOME Rent
$
$
$
$
$
Low HOME Rent
E ee,..�euri�4_oacrn_atr�.i�.,d
$
nnCn
$
$
$
$
Source: HUD
HOME and Fair Market Rents Compared to Area Costs (MA15)
Modify as needed based on HOME rents.
HUD Fair Market Rents (FMR) for 2014 were lower by 2% than the previous year (2013) which, while
seemingly small, had an impact on the ability to find suitably priced units with Section 8 Certificates. The
2- bedroom FMR in 2014 was $754, which was higher than the median gross rent estimated by the ACS
in Kennewick and Pasco, but decidedly lower than the median gross rent estimate in Richland. Providers
interviewed in development of the Consolidated Plan commented on the lower FMR and noted the
difficulty. Proposed 2015 fair market rents are between 9% and 10% higher than those in 2014, which
reflects higher rental costs (including utilities) in the region.
Housing Affordability
Housing is considered affordable when the cost of housing plus utilities equals no more than 30% of
household income. Housing choice and access to opportunities is largely a function of income, which is
represented above.
For lowest income households affordable housing may be difficult to find and maintain. The National
Low Income Housing Coalition publishes annual reports (Out of Reach) comparing the cost of housing, a
housing wage (30% of the cost of housing and utilities) and comparing that to minimum wages.
32
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
As an example, fair market rent for a 2- bedroom unit in 2014 in the Kennewick - Pasco - Richland MSA in
2014 was $754 per month. To afford this rent (at 30% of income) a household would have to earn
$14.50 an hour ($30,160 annually). The "housing wage' is 156% of minimum wage in Washington.
Table 29: Housing Costs, Income and Affordability Kennewick - Pasco - Richland MSA 2014
Housing /Income Factor
• Wide selection of housing types and locations
Highest
Income
0 Affordability more a matter of choice: choice of spending more than 30% of income
I Two
, High access to opportunities
Four
• More limited selection of housing types and locations
Middle
• Affordability: may need to spend more than 30% of income (market provided)
Income
• Commute: cost of commute may offset housing savings
$1,299
• More limited access to opportunities
$20,600
• Little selection of housing types and locations
Low
• High competition for market - provided, quality affordable housing
Income
• Affordable may mean subsidized, or publicly assisted
$9.90
Limited access to opportunities
$14.50
• Commute costs high related to wages /housing costs
$24.98
• Limited or no choice in housing types and locations -
$9.32
• Affordable housing g = subsidized housing (kept available)
Income
• May receive additional public support (food stamps, health, income)
As an example, fair market rent for a 2- bedroom unit in 2014 in the Kennewick - Pasco - Richland MSA in
2014 was $754 per month. To afford this rent (at 30% of income) a household would have to earn
$14.50 an hour ($30,160 annually). The "housing wage' is 156% of minimum wage in Washington.
Table 29: Housing Costs, Income and Affordability Kennewick - Pasco - Richland MSA 2014
Housing /Income Factor
Bedrooms
Zero
I one
I Two
Three
Four
Fair Market Rent (FMR) 2014
$515
$589
$754
$1,007
$1,299
Annual income to afford
$20,600
$23,560
$30,160
$40,280
$51,960
Hourly wage to afford* (housing wage)
$9.90
$11.33
$14.50
$19.37
$24.98
Minimum wage Washington 2014
$9.32
$9.32
$9.32
$9.32
$9.32
Housing wage compared to minimum wage
106%
122%
156%
208%
268%
Source: National Low Income Housing Coalition (www.nl)hc.org)
Table 30: AMI and Housing Affordability Kennewick - Pasco - Richland MSA 2014
-Based on the top of the range, calculated for 4- person household
Source: National Low Income Housing Coalition (www.nlihc.org)
Table 31 combines average wage information for the Kennewick - Richland -Pasco MSA compare that to
HUD fair market rents and median rents in the Tri- Cities. It illustrates the gap between housing costs and
wages for the lowest- income earners. Even though housing is more affordable in the Tri- Cities, many
households, even working households, struggle with housing costs.
33
Annual
Monthly
Affordable
Income Range
Income
Income
Monthly
Housing
Area median (AMI)
$66,900
$5,575
$1,673
30 %AMI*
$20,070
$1,673
$502
50 %AMI*
$33,450
$2,788
$836
80 %AMI*
$53,520
$4,460
$1,338
-Based on the top of the range, calculated for 4- person household
Source: National Low Income Housing Coalition (www.nlihc.org)
Table 31 combines average wage information for the Kennewick - Richland -Pasco MSA compare that to
HUD fair market rents and median rents in the Tri- Cities. It illustrates the gap between housing costs and
wages for the lowest- income earners. Even though housing is more affordable in the Tri- Cities, many
households, even working households, struggle with housing costs.
33
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 31: Income by Occupation /Source and Affordable Housing Costs
Job /Income Type ATroraaoie
(Wage /Earnings *) I Housing/ I Housing Type /Allowance
Middle school teachers (not special ed) ($59,230/year) $1,481
Postal service mail carrier ($25.89 /hour) $1,346
HUD AM( top of range at 807- ($53,520 1year) * ** $1,338
Machinist ($22.85 /hour) $1,188
Dental assistant (538.86 /hour) ..,...
of
Retail sales ($12.3
Cooks, restaurant
Cashiers (S11.35A
care
at 50%
HUD AMI top of range at 30% ($20,070 /year) * ** S502
Minimum wage full -time job 2014 (59.32 /hour) cno�
SSI income ($721 /month 2014 single person) $216
*Except where otherwise noted wages are from the Washington State Employment Security Department's Occupational
Employment and Wage Estimates (2013) for Kennewick - Richland -Pasco MSA
* *2008 -2012 AC5
'* *2014 4- person households
Sources: 2008 -2012 American Community survey; HUD; WA Employment Security Department
Availability of Housing Compared to Needs (MAlo)
Considering the disparity in income between lowest earners and the cost of housing in the Tri- Cities
there is an ongoing need for affordable housing, including subsidized housing. A household with a single
wage- earner at minimum wage ($9.32 in 2014) would not be able to afford the average (median) rents
in any of the cities, and in fad would not be able to afford even the 2014 HUD - established fair market
rent for a studio apartment ($515) without a subsidy or other assistance.
34
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Housing Availability Compared to Income Levels (MA15)
Even though housing is more affordable in the Tri- Cities than is true of most other metropolitan areas in
Washington, there is a lack of housing for individuals and households at the lowest income levels. Input
received during the planning process in developing this Consolidated Plan expressed concern about
affordable housing. Housing costs are just one part of the household budget as is demonstrated by the
National Low Income Housing Coalition and the Self- Sufficiency Calculator. Households at lowest income
levels often have to choose between food, medicine, utilities and other expenses in addition to housing.
High costs make them vulnerable to homelessness.
At the lowest income levels, housing subsidies are essential. There are long wait lists for subsidized
housing in the Tri- Cities. People with special needs, who are also low income, may need temporary or
permanent supportive housing. There is an insufficient supply of both housing for these populations and
support services. People with barriers such as poor rent history, poor credit, or felony convictions have
even greater challenges finding affordable housing open to them.
Need for Specific Types of Housing (MA10)
Possibly leave blank in IDIS; see how this could be developed with NA05.
Housing Needs
Summary of Housing Needs (NA05)
Summarize factors describing housing needs for NA05, SP, and ES of IDIS.
CHAS Tables and Analysis of Housing Need
The CHAS (Comprehensive Housing Affordability Strategy) tables are a special census tabulation
generated for HUD to allow analysis of needs by range of income, household size and composition and
race /ethnicity of the householder. Detailed tables and analysis are provided in the appendix of this Plan.
Table 32: Number of Households by Type and Income
Household Type
0 -30%
HAMFI•
>30.50%
HAMFI
>50.80Y0
HAMFI
09'0
MFI
Total households (HH)
7,645
7,535
10,415
9,975
Small family HH
2,875
2,895
4,200
W>8D-100%>100%
6,235
Large family HH
955
950
1,675
2,550
HH with 1+ persons 62 -74 years old
915
1,049
1,320
,314
HH contains at least one person age 75+
745
1,135
1,490
1,835
HH with l +children 6 years old or younger
2565
2,293
2,989
,830
*HUD adjusted median family income
Source: 2007 -2011 CHAS (CHAS Table 6, IDIS NA 10)
35
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Most Common Housing Problems (NA10)
CHAS data estimate that about 40% of households in the Tri- Cities are low to moderate income, that is,
they have earnings at or below 80% of Area Median Income (AMI). Over 15,000 households have
earnings below 50% of AMI and about 7,600 households have earnings below 30% of AMI. In addition to
examining household types and incomes, CHAS data look at cost in relation to income, overcrowding
and lack of complete plumbing and /or kitchen facilities.
The most prevalent housing condition for both renters and owner households is cost in relation to
income. The 2011 ACS (CHAS) estimates showed that at least 8,595 renter households and 6,420 owner
households were paying more than 30% of income for housing costs. At least 1,584 renter households
and 708 owner households were living in overcrowded conditions. Over 350 households were living in
housing without complete plumbing or kitchen facilities.
Populations /Households most Affected by Housing Problems (NATO)
Poorest households were most burdened by cost. Of the 4,470 renter households with severe cost
burdens (i.e., paying more than 50% of income for housing), 75% had incomes at or below 30% of AMI.
Of the 2,550 owner households with severe cost burdens, 45% had incomes at or below 30% of AMI.
Nearly half (49 %) of all renter households in the Tri- Cities had at least one housing problem, according
to the CHAS data. Note that selected conditions include cost - burden and overcrowding, so "condition" is
not primarily a matter of housing quality. Housing problems were more frequently a matter of housing
costs in relation to income than because of overcrowding or lack or complete plumbing or kitchen
facilities. Nearly one - quarter (21 %) of owner households also had least one housing problem.
CHAS data also provide an estimate of households with severe housing problems. Severe problems
include lack of complete plumbing and /or kitchen facilities, severe cost burden (paying more than 50%
of income for housing) and severe overcrowding (more than 1.5 persons per room). By far the most
prevalent severe problem was housing cost in relation to income. Households with lowest incomes were
more frequently burdened by severe housing problems.
The following figures combine data from CHAS tables showing problems (severe and moderate) for
renters and owner by income range to 100% of AMI. Each column is the total of the estimated renters or
owners in each income range forthe Tri- Cities.
According to the CHAS data, there were 9,662 low and moderate income households (incomes below
80% of AMI) in the Tri- Cities — about the same number of renters (5,006 households) as owners (4,656)
at low -mod income levels. However, there were many more renter households than owners with
incomes at or below 30% of AMI and with incomes between 30% and 50% of AMI.
36
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Figure 4: Owner and Renter Households with Housing Problems by Income Range
Source: 2007 -2011 CHAS data
37
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
The majority of both renter and owner households with incomes at or below 30% of AMI had
one or more severe housing problems – 72% of renters and 59% of owners. By far the greatest
factor was cost in relation to income.
The majority of both renter and owner households with incomes between 30% and 50% of AMI
had housing problems, although fewer severe problems – 71% of renters and 63% of owners.
Again, the most prevalent contributing factor was cost in relation to income.
While all three cities share the finding that lowest income households, both renters and owners, have
housing problems including severe housing problems, a greater number of renter households, than
owner households in each city is burdened by severe housing problems.
Single- Person Households with Needs (NA10)
There were 15,163 people living alone in the Tri- Cities as of the 2010 census. That was equal to 26% of
the population in Kennewick, 28% in Richland and 17% in Pasco. Of the people living alone, 34% were 65
and older. A growing elderly population will represent needs for housing and other assistance. It is not
possible to estimate with certainty the number and type of single person households that will need
assistance, but there is concern that there is already an unmet need and that need will grow.
The Point -in -Time count of homelessness in the Tri- Cities (January 2014) found 125 chronically homeless
individuals. This most assuredly underestimated the housing and services needs of this hard -to —serve
population. Stakeholders contributing to this Plan noted a number of vulnerable populations (many
likely to be single individuals) in need of housing assistance: elderly, people with disabilities, veterans,
people with substance abuse disorders, people with mental illness, and victims of domestic violence.
Disproportionate Need by Race /Ethnicity (NA30)
Disproportionately greater need is defined as a difference greater than ten percentage points for any
racial or ethnic group than the jurisdiction as a whole (for the Tri- Cities as a region). Several CHAS tables
show households with housing problems by income and by race /ethnicity of the householder. With the
exception of Hispanic householders, the numbers of minority householders are small and associated
with large margins of error because of American Community Survey sampling. Hispanic householders
are the primary minority population and there were no income ranges in which the percentage of
Hispanic householders with one or more housing problems was greater than ten percentage points of
the jurisdiction as a whole. Similarly in examining data for severe housing problems by race and
ethnicity, the numbers of minority households, with the exception of Hispanic householders, are small
and associated with large margins of error. Detailed analysis of non- Hispanic minority householders was
not considered reliable for purposes of determining need.
In examining severe housing problems, again looking at Hispanic householders, there was no
disproportionality between the jurisdiction as a whole and Hispanic householders, except in one
instance and that is for households with incomes between 50% and 80% of AMI. Thirteen percent of
38
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
households in the jurisdiction had one or more severe housing problems. In comparison 23% of Hispanic
householders had one or more severe housing problems. The percentage difference was just over 10 %,
so the need is considered to be disproportionate.
Looking at housing cost burden alone, overall 30% of households in the Tri- Cities paid 30% or more of
their income for housing costs, and 13% paid 50% or more of their income for housing, which is a severe
cost burden. Hispanic householders disproportionately experienced cost burdens —43% paid 30% or
more of household income for housing costs and 19% paid 50% or more of their income for housing
(severe cost burden). While the number of other minorities is small, and data particularly subject to
error, CHAS estimates also suggested that Black /African American householders were
disproportionately cost - burdened —44% of households were estimated to spend 30% or more of their
income for housing and 24% were estimated to spend 50% or more of their income housing costs.
Areas of Concentration of Housing Problems (MASO)
In terms of physical problems with housing, such as lack of complete plumbing and kitchen facilities,
there are areas in the region in which people live in campers and boats, which might not have complete
facilities. There are numerous sites with mobile homes in which conditions are poor. Older areas in the
region contain housing built at the time of incorporation or shortly thereafter that undoubtedly present
opportunities for rehabilitation. These may span entire neighborhoods, however, particularly in the
eastern portions of the cities (those areas developed earliest). The cities have an eye on improving
neighborhoods as resources allow.
Areas of Concentration of Minorities or Low - income Population (MA50)
The eastern portions of the cities, which are the older sections, contain the low -mod qualifying block
groups in general. In Pasco, this is roughly the central and eastern portions (east of US Highway 395 and
south of 1 -182) and also the areas in which there are disproportionate concentrations of minority
(Hispanic) households. However, Pasco has traditionally been a more Hispanic community and remains
so, in fact building on a strong Hispanic heritage in downtown development plans.
In Kennewick the qualifying low -mod residential areas tend to be concentrated near the Columbia River
and in the eastern and oldest parts of the cities, those areas east of US Highway 395 and north of 10th
Avenue. About half of the low -mod qualifying block groups are also those in which there are
disproportionate concentrations of racial or ethnic minority populations. In Richland the qualifying low -
mod block groups are in south - central Richland and Island View. There is only one block group with
disproportionate racial or ethnic minority concentration.
BARRIERS TO AFFORDABLE HOUSING (MA40)
The Tri- Cities have the benefit of sufficient land for housing development. Unlike built -out cities, land is
available for new housing construction and is made ready by the extension of roads, water, sewer and
39
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
other necessary infrastructure. That process is underway and will continue with new demand. The City
of Pasco has annexed significant parcels of land specifically to make room for new development, and as
it did so, it insured infrastructure was in place to support new housing.
The cost of housing in the Tri- Cities, both rental and that for homeownership, is more affordable in the
Tri- Cities than in Washington State. Lower housing costs are a benefit in attracting new businesses and
new residents to the area. Still, the cost of housing is out of reach of lowest- income households, both
renters and owners. Land use policies in the cities encourage a range of housing type and cost. The City
of Kennewick housing policies (City of Kennewick Comprehensive Plan 2013) encourage infill; allow
manufactured homes; provide for higher densities around shopping, transit, schools, public facilities and
arterials; allow innovative housing; and, promote affordable housing. New development plans in an area
of the Bridge -to- Bridge /River -to -Rail area calls for promoting affordable housing (to households earning
80% or less of area income) through mixed use zoning, height and parking inducements, deferred fees
and other steps to increase workforce housing.
The City of Pasco (City of Pasco Comprehensive Plan 2007 -2027) likewise has policies to encourage a
variety of housing types and infill, transit - oriented density, but top avoid concentrations of high density
housing, consistent with the nature of housing in the three cities. Policies in Pasco specifically call for
support of organizations and programs involved in affordable housing development, repair and
rehabilitation. Pasco, through the rental licensing program, actively works to maintain the quality of
existing housing and neighborhoods throughout the City. The City of Richland (City of Richland
Comprehensive Land Use Plan 2008) also encourages affordable housing. Key among the policies is
promoting investment in older neighborhoods to preserve and maintain older units, including "Alphabet
Housing" build during the 1940s and 1950s, which provide affordable and modestly priced housing for
residents. The City encourages a range of housing types and promotes policies to encourage them
including accessory dwelling units, cluster development, single room occupancy units, zero lot line and
other provisions that provide flexibility in meeting housing needs and demand.
In spite of housing policies in each of the cities promoting affordable housing, infill and a mix of housing
types, costs are high in comparison with what is affordable to households at the lowest levels of income.
Nonprofit and other providers stretch funds to provide housing and other assistance at this level. There
is a lack of lower -cost land in already - developed areas in the cities, particularly in the central cores, and
there is a lack of land zoned for higher density multifamily development with infrastructure in place for
ready development. Still, more multifamily units are being constructed and amount to 21% of permitted
units over the last ten years.
Antiquated building codes can also create cost barriers to new construction; however, the three cities
have updated their codes, having adopted late versions that were developed by the industry to decrease
the impact of codes on housing costs. The cities are committed to continually update the codes to
reduce barriers to affordability.
40
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
PUBLICLY ASSISTED HOUSING
Introduction (NA35)
There is a variety of assisted affordable housing options available in the Tri- Cities. HUD and the State of
Washington (Washington State Housing Trust Funds and Washington State Housing Finance Commission
Tax Credits) subsidized housing programs have generated an inventory of housing, primarily in
Kennewick and Pasco. The vast majority are family units with several projects with both family and
disabled units. (See appendix for list of assisted housing, other than those managed by the housing
authorities.)
There are two housing authorities in the Tri- Cities. The City of Kennewick Housing Authority (KHA) has
recently taken over the assets of the dissolved City of Richland Housing Authority. The Housing Authority
of the City of Pasco and Franklin County (HACPFC) operates housing programs on the north side of the
Columbia River. Together they provide over 1,900 lower income households with affordable housing
assistance, including project -based and tenant -based programs.
Public Housing Developments (MA25)
There are 346 Public Housing units operated by the two housing authorities (280 by HACPFC and 66 by
KHA). An additional 374 affordable housing units developed through other project -based financing
programs provide much needed housing, 68 by HACPFC and 306 by KHA. Together, a total of 720
subsidized project -based units are available for residents of the two - county area. This includes the 32-
unit Nueva Vista project which is currently being built with Housing Trust Funds and Benton /Franklin
local funds. Not included is a 38 -unit farmworker housing complex under construction by the HACPFC
that will be ready for occupancy in 2015 in addition to 68 units of existing non - subsidized farmworker
housing.
While there are a few large developments available to low and moderate income seniors and persons
with disabilities, the majority of projects are in smaller developments designated for families. Deep
subsidies are used in a few projects such as the developing 32 -unit Nueva Vista project which designates
50% of the units family households with incomes under 50% of area median income and 50% of the
units for homeless persons. State Housing Trust Fund and Tax Credit projects under the Washington
State Housing Finance Commission (WSHFC) are the primary financing mechanisms used for the non-
public housing projects. Local HOME and other local funding sources make up the rest.
Targeting of Housing Assistance Programs (MAID)
In general, units are targeted to households with lowest incomes (below 30 %ofAMI and below 50% of
AMI). Targeted also include farmworkers and large families. The Kennewick Housing Authority (KHA) has
a local preference for the elderly or disabled, victims of domestic violence and veterans. The Housing
Authority of the City of Pasco and Franklin County generally targets households at or below 50% of Area
41
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Median Income. Assisted housing has also been developed or reserved for particular populations,
including persons with developmental disabilities.
Table 33: Inventory of Housing Authority Project -Based Units
Project Name
Units
Family
Type
senior /Disabled
Keewaydin Plaza*
66
0
66
Sunnyslope Homes
124
124
0
Mitchell Manor
6
0
6
Housing for victims of Sdomestic olence
6
6
0
Nueva Vista (under de
32
26
6
Columbia Park Apartmehab
138
Total project
372
Rosewood Park elderly /disabled*
165
0
165
Rosewood Park multifamily*
8
g
0
Sprucewood Square*
60
60
0
Beechwood Square*
11
11
0
Birchwood Square*
12
12
0
Sagewood Square*
4
4
0
Oakewood Square*
6
6
0
Alderwood Square*
10
10
0
Maplewood Square*
4
4
0
Highland Park Apartments
24
Clearwood Square
32
Driftwood Square
g
Firwood Square
4
Total project -based units
348
- Public Housing
Source: Housing authorities
Public Housing Condition (MA25)
There are a total of 10 public housing developments managed by the housing authorities, nine by
HACPFC. A total of 346 public housing units are included in the inventory. The units are in generally good
condition. KHA has developed a capital financing plan to repair roofs, repair irrigation systems,
rehabilitate the parking areas, replace HVAC equipment and replace /repair appliances.
While the Housing Authority of the City of Pasco and Franklin County has plans to make repairs to
maintain the interior and exterior of its public housing units, it does not currently contemplate
redevelopment. Specific efforts in the coming months are to rehabilitate the exterior of Sprucewood
using three capital grants.
42
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Public Housing Tenant Strategy (MA25)
The Kennewick Housing Authority (Annual Plan 2014) has improved safety of tenants at Sunnyslope
Homes by installing a Police Officer in Residence unit at that property. The officer will serve as a mentor
for resident youth and be available to sponsor summer after -hour activities. The Housing Authority of
the City of Pasco and Franklin County is reinstituting the resident /tenant council. Family Self- Sufficiency
(FSS) programs are in place at both housing authorities.
vouchers /Certificates
A total of 1,185 vouchers are managed by the housing authorities. There are no certificates in the area.
The Kennewick Housing Authority provides 867 vouchers primarily to low and moderate income families
on a scattered site basis. Eighteen are family unification vouchers and 122 are NED (non - elderly
disabled) vouchers. The Housing Authority of the City of Pasco and Franklin County manages 318 Section
8 tenant -based vouchers, including 21 family reunification vouchers. A significant barrier faced by both
housing authorities is that of having to support vouchers that are ported out to other jurisdictions. This
is particularly the case when the vouchers are ported to more expensive areas. In that case, the voucher
must be supported at a higher rate (sometimes substantially higher) leading to a lower ability to support
locally -used vouchers and a net loss of locally subsidized renters. Note: check the figures on Table 34.
Table 34: Public Housing by Program Type
Source: Housing Authorities (KHA and HACPFC)
Housing Authority Wait Lists (NA35)
The need for rental assistance is clear from the number of people applying for assistance and wait lists.
The Kennewick Housing Authority (KHA) currently has an open Section 8 application process which will
remain open until the end of the calendar year. As of mid - September 2014 (after the process had been
opened for approximately two months), the Section 8 wait list includes 31 elderly, 118 persons with
disabilities and 302 families. The Public Housing wait list includes 20 elderly, 66 persons with disabilities
and 191 families. Finally, the Moderate Rehabilitation project wait list includes ten elderly, 60 persons
with disabilities and 153 families. The KHA wait list does not reflect the needs of the population at large
in that the population with disabilities is larger than one might expect in the general population needing
accessible units.
43
Program Type
Vouchers/
Certificates
Certificate
Mod-
Rehab
Public
Housing
Total
Project-
based
Tenant-
based
Special Purpose Voucher
VA
Supportive
Housing
Family
Unification
Program
Disabled*
HACPFC
0
0
280
280
0
318
0
21
0
FHA
0
138
190
328
6
867
0
18
122
Total
0
138
470
608
6
1,185
0
39
122
Source: Housing Authorities (KHA and HACPFC)
Housing Authority Wait Lists (NA35)
The need for rental assistance is clear from the number of people applying for assistance and wait lists.
The Kennewick Housing Authority (KHA) currently has an open Section 8 application process which will
remain open until the end of the calendar year. As of mid - September 2014 (after the process had been
opened for approximately two months), the Section 8 wait list includes 31 elderly, 118 persons with
disabilities and 302 families. The Public Housing wait list includes 20 elderly, 66 persons with disabilities
and 191 families. Finally, the Moderate Rehabilitation project wait list includes ten elderly, 60 persons
with disabilities and 153 families. The KHA wait list does not reflect the needs of the population at large
in that the population with disabilities is larger than one might expect in the general population needing
accessible units.
43
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
The Housing Authority of the City of Pasco and Franklin County wait list for Public Housing was open in
the summer months of 2014. There are no data available at the writing of the plan. The Housing
Authority anticipates opening the Section 8 wait list in fall of 2014.
Potential Loss of Units (MA10)
The Kennewick Housing Authority currently has a two person Housing Choice Voucher Homeownership
program that had been developed by the Richland Housing Authority. KHA will consider development of
an expanded effort when it develops its next 5 -Year Plan. The Housing Authority anticipates that as
many as 30 homeownership vouchers may be used. The Housing Authority does not anticipate other
losses from expiring contracts or demolition. The Housing Authority of the City of Pasco and Franklin
County does not anticipate the loss of units from any source or action in the near future.
HOMELESSNESS IN THE TRI- CITIES
Extent of Homelessness (NA40)
There were 743 persons estimated to have experienced homelessness in the past year in Benton -
Franklin Counties. Almost all experienced homelessness for an average of 200 days or more. On a single
day in January 2014 a total of 226 persons were found to be homeless, with all but 36 sheltered in
housing within the Continuum's resources. However, volunteer organizers of the annual count stated
that, as in previous counts, the numbers of homeless found on the streets or in vehicles did not fairly
reflect the total number of persons without housing on that one day in winter — but represented a
significant undercount.
The number of homeless found in 2014 (226) was a significant increase over the single day count in 2013
(also conducted in the last week of January) found a total of 142 persons, showing a year over year
increase of 59 %. This trend is consistent with the results of the statewide count which showed
significantly higher numbers in 2014. The biggest change in the Tri- Cities was in the number sheltered in
homeless housing facilities which increased from 78 to 190, a 144% increase. On the other hand, the
number of chronically homeless persons found fell from 42 to 33.
Thirty -three persons found on the night of the count were categorized as "chronically homeless" —
persons who are homeless, disabled and who have either been on the streets or in shelters for a year or
who have had four episodes of homelessness in the past three years. Many of these, and others who are
homeless but not "chronically homeless," also suffer from severe mental illness or substance abuse.
While the number of veterans and chronically homeless persons found was small, they were more likely
to be unsheltered on the day of the count. This is probably a function of their disability and an
unwillingness or fear of living in organized housing.
44
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 35: Homeless Needs Assessment
Source: 1/1/14 - 1[/61/14 RMIC Keport i4 Point in I Ime Count 1/29/14, Washington State Department of Commerce
Causes of Homelessness
There may be multiple causes for homelessness for individuals and families in the Tri- Cities. High
housing costs, lack of affordable housing and stagnant income are three of the most significant factors,
which might be exacerbated by one or more of those listed below.
• Domestic violence— many homeless women and children left an abusive situation. Lack of
affordable housing and limited shelter space leave individuals experiencing violence few
choices; many will stay in unsafe situations for lack of other options.
• Mental illness and physical disabilities are the root of the inability to retain housing. Lack of
residential stability makes healthcare delivery more complicated. Health conditions that require
ongoing treatment such as diabetes, HIV, addiction, and mental illness are difficult to treat when
people are living in a shelter or on the streets. Homeless individuals often lack access to
preventative care and wait for a crisis or a trip to the emergency room for treatment. Overall, as
many as 30% of homeless individuals self -report a health - related problem.
Drug and alcohol abuse are significant contributors to homelessness because of the impact on
health, family, finances, and the ability to obtain and retain employment. It is estimated that as
many as 12% of homeless individuals self -report a substance abuse problem.
Generational poverty is also a contributing factor to homelessness. If you grow up poor there is
a higher chance that you will remain poor. The lack of education or vocational skills among
families makes it difficult to find employment at a living wage, or to establish a stable
educational environment for children. Research indicates that the longer people are in poverty
45
Estimated # of persons
Estimate
Estimate
Estimate
Estimated days
Population
experiencing homeless
experiencing
becoming
exiting
persons
on a given night
homelessness
homeless
homelessness
experience
Sheltered
Unsheltered
each year
each year
each year
homelessness
Persons in HH with
adult(s) and
71
4
231
119
98
224
children
Persons in HH with
0
0
only children
13
4
4
190
Persons in HH with
119
32
499
187
173
240
only adults
Chronically
homeless
19
14
125
41
22
234
individuals
Chronically homes
families
0
0
0
0
0
0
Veterans
10
4
15
11
58
125
Unaccompanied
0
0
0
0
child I
0
0
Persons withHlV 1
0
0
0
0
01
0
Source: 1/1/14 - 1[/61/14 RMIC Keport i4 Point in I Ime Count 1/29/14, Washington State Department of Commerce
Causes of Homelessness
There may be multiple causes for homelessness for individuals and families in the Tri- Cities. High
housing costs, lack of affordable housing and stagnant income are three of the most significant factors,
which might be exacerbated by one or more of those listed below.
• Domestic violence— many homeless women and children left an abusive situation. Lack of
affordable housing and limited shelter space leave individuals experiencing violence few
choices; many will stay in unsafe situations for lack of other options.
• Mental illness and physical disabilities are the root of the inability to retain housing. Lack of
residential stability makes healthcare delivery more complicated. Health conditions that require
ongoing treatment such as diabetes, HIV, addiction, and mental illness are difficult to treat when
people are living in a shelter or on the streets. Homeless individuals often lack access to
preventative care and wait for a crisis or a trip to the emergency room for treatment. Overall, as
many as 30% of homeless individuals self -report a health - related problem.
Drug and alcohol abuse are significant contributors to homelessness because of the impact on
health, family, finances, and the ability to obtain and retain employment. It is estimated that as
many as 12% of homeless individuals self -report a substance abuse problem.
Generational poverty is also a contributing factor to homelessness. If you grow up poor there is
a higher chance that you will remain poor. The lack of education or vocational skills among
families makes it difficult to find employment at a living wage, or to establish a stable
educational environment for children. Research indicates that the longer people are in poverty
45
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
the less likely they are to escape it. Twenty -five percent of people who were consistently poor
before age 17 were still poor at age 26 (John Iceland, Poverty in America 1003).
Loss of system supportfor people leaving jails, prisons, hospitals, foster care, or treatment
facilities can tend to land someone onto the streets and ultimately lead to homelessness. They
face challenges in finding work and a place to live.
Rural Homelessness (NA40)
Note: check "none" in MIS. This paragraph may not be required, then, in IDIS.
Because of the very small estimate of rural homeless who might have been counted, the assumption is
that the count was primarily of urban homelessness. While most of the homeless found in the annual
point -in -time count are characterized as urban homeless or transient homeless persons, a few who were
living in the rural areas of the county and or came from other rural areas of the state, were found. The
majority of the rural population does not seek housing in the cities except under extreme weather
conditions, and they are more likely to seek assistance to meet their other basic needs for food or
clothing than assistance with housing. Compared with the homeless in the cities, persons coming into
the system from rural areas tend to have more limited resources and a greater percentage of this group
is veterans or other single individuals.
Families in Need of Housing (NA40)
While the need for housing assistance and affordable housing, including housing for families in general
and families of veterans, is clear from input received for this Consolidated Plan, it is difficult to estimate
the number of families with children in need and the number of families of veterans. One -third of those
found homeless in the Point -in -Time count lived in households with children. These households include
families of veterans, adults who have suffered from domestic violence, and many with limited
employment experience and skills. The primary need of persons and families who are homeless is stable
housing. Most have need of specialized supportive services. There were 32 unsheltered persons in
households without children, only four persons in households with children who were unsheltered on
the one night. However, members of the Continuum of Care state that this is not representative of the
number of unsheltered homeless in the Tri- Cities due to the typical undercounting that occurs in the
one -night count. It is clearthat additional housing resources are needed, particularly transitional and
rapid rehousing resources.
Extent of Homelessness by Race and Ethnicity (NA40)
The overwhelming number of persons found homeless in January 2014 were not minority. There were
170 individuals identified as white, 150 of whom were sheltered. Ten individuals were racial minorities,
all but one sheltered. By ethnicity, 35% identified themselves as Hispanic, 58 sheltered and five
unsheltered on the night of the count. However, these estimates represent only those counted and
certainly is an underestimate of homeless and homelessness by race and ethnicity.
46
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 36: Sheltered and Unsheltered Homeless by Race /Ethnicity
Race
Sheltered
Unsheltered
White
150
20
Black or African American
6
0
Asian
1
0
American Indian /AK Native
2
1
Pacific Islander
0
0
Ethnicity
Sheltered
Unsheltered
Hispanic
58
5
Not Hispanic
100
18
Source: Benton /Franklin Counties 1/29/14 Point -in -Time Count
Housing Need (NA30)
In January 2014, a total of 71 persons residing in families with children and extremely low incomes were
sheltered in shelters and transitional housing in the Tri- Cities. These families and others who are
precariously housed in private housing face significant barriers in remaining sheltered and housed. They
have in common very limited incomes with insufficient or no employment and many face the decision of
paying for rent, food or medicine. Many face serious barriers to employment or even finding full -time
work with sufficient wages to live. Barriers include lack of the right marketable skills, overwhelming
childcare expenses, inadequate transportation, and high medical expenses. Finding housing they can
afford may mean living in substandard housing or overcrowded conditions. Their needs include
substance abuse treatment, mental health counseling and case management, affordable childcare
services, basic health care, employment training and counseling, and life skills training.
One method of preventing the fall into homelessness is to provide rapid rehousing resources — housing
that is immediately available to prevent loss of housing. Under this method, assistance in the form of
stabilizing services is provided after individuals and families are housed. The federal initiative launched
as part of the economic recovery plan provided resources to the State for operating a rapid rehousing
program. The federal subsidy forthis program is expiring. There are no families in the two counties that
have been assisted by federal rapid rehousing resources (underthe Economic Recovery Initiative) that
are about to lose theirsubsidy and potentially fall into homelessness. In addition, Washington State ESG
and rapid rehousing resources provide for assistance to limit the potential that those leaving the
program falling into homelessness.
Estimates of At -Risk Populations (NA10)
No data were found at the community level to accurately determine the extent of persons at risk of
homelessness; therefore, no attempt was made to estimate the number at -risk of homelessness in the
area. However, CHAS data and the discussion of housing affordability provide potential criteria for
developing a methodology in the future. The CHAS tables provide an estimate of extremely low- income
households (30% or less of AMI). These households are the most vulnerable, precariously housed, and
would be among those that should be counted in any estimate of at -risk populations.
47
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Unstable Housing and Risk of Homelessness (NA10)
Among specific characteristics that can help identify if households lack housing stability and have
increased risk of homelessness are overcrowding, living in substandard housing, paying more than 50%
of household income for rent, unaffordable mortgage costs, and inability to pay utilities. Other factors
not related directly to housing include unemployment or underemployment, poor health, high medical
expenses, high childcare expenses, family instability, domestic violence, and substance abuse.
Housing Resources
Introduction (MA30)
The Continuum has placed a priority on permanent supportive housing and housing for persons with
severe issues such as serious mental illness and chronic homeless persons. Up to the turn of the century,
the vast majority of homeless housing resources were for shelter and, to a lesser extent, for transitional
housing. Providers have slowly increased the supply of permanent supportive housing for persons with
disabilities and, more specifically, housing targeted to chronically homeless persons. Today, while there
are still more beds dedicated shelter (139), the number of beds dedicated for permanent supportive
housing has reached 140 beds; and 88 beds are dedicated to transitional housing.
Table 37: Facilities Targeted to Homeless Households
Emergency Shelter Beds
Iranstuonal
Permanent Supportive
Population
Housing Beds
Housing Beds
Voucher/
Year Round Beds
Seasonal
Current
Current Under
(current &new
I Overflow Beds
&New
&New Development
HH with adults & children 11 N/A
75
HH with only adults 128 N/A
13
20 0
Unaccompanied children 24 N/A
0
120 0
Chronically homeless 0 N/A
0
0 0
Veterans 0 N/A
10
73 0
8
Notes: Report does not include Rapid Rehousing Units; additional beds for families and single adults were
0
assigned to
rows in equal shares, where it was not possible to make more precise determination.
the top two
Source: Annual Homeless Housing Inventory Chart 1/29/14, Washington State Department of Commerce
Those housing and shelter resources are summarized in Table 37 and listed in detail in Table 38.
Additional housing resources include 11 Oxford Houses that provide housing for recovering addicts,
several programs offering short-term vouchers, and the Benton Franklin Community Action
Connections' 45 units of Tenant Based Rental Assistance.
48
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Table 38: Specific Project Facilities Targeted to Homeless Households
Agency/Facility
Clientele
Beds
Tri -City Union Gospel Mission
Single women /women /child shelter
22
Tri -City Union Gospel Mission
Single female shelter
22
Tri -City Union Gospel Mission
Single male shelter
95
My Friend's Place
Teens 13 -17; singles; family shelter
16
Safe Harbor Crisis
Teen single male & female youth shelter
8
Total
163
Elijah Family Homes Families in recovery with children
72
Columbia Basin Veterans Coalition Wagenaar- Pfister House for veterans
5
Columbia Basin Veterans Coalition North Richland House for veterans
5
Kennewick Housing Authority DV housing for single females /families
6
Total
88
Benton /Franklin CAC Bateman House 1
Single male and female
18
Benton /Franklin CAC Bateman House 2
Single male and female
24
Benton /Franklin CAC Home Choices 1
Single male and female leasing
32
Benton /Franklin CAC Home Choices 2
Single male and female leasing
17
Benton Franklin Dept Human Services
CHG PSH single males, females, families
7
Benton Franklin Dept Human Services
Benton PSH disabled single males, females, families
8
Benton Franklin Dept Human Services
Benton PSH disabled single males, females, families
5
Benton Franklin Dept Human Services
Benton single males, females, families
4
Benton Franklin Dept Human Services
Franklin single males, females, families
2
Benton Franklin Dept Human Services
Shelter Plus Care single males, females, families
35
Blue Mountain Action Council -VASH
PSH single males, females, families
8
Total
140
'Does not include Rapid Rehousing units
Source: Washington HM15 Housing Inventory Report, WA Department of Commerce 1 /29/14
Services
Mainstream Services Availability (MA30)
There is an array of mainstream services available in the Tri- Cities. (See appendix for listing of homeless
resources.) Community Action Connection provides information and access to emergency prescriptions
and health insurance. There are a number of health care providers: Benton Franklin Health District
Community Health Centers, Tri- Cities Community Health, Grace Clinic, Kadlec Medical Center,
Kennewick General Hospital, Lourdes Medical Center, and Miramar Health Center. Substance abuse
assessment and treatment services are available through the Action Chemical Dependency Center,
Benton Franklin Detox Center, Central Washington Comprehensive Mental Health and Dependency
Health Services, and First Step Community Counseling Services. Mental health services are available
through Catholic Family & Child Services, Central Washington Comprehensive Mental Health and
Dependency Health Services, Lourdes Counseling Center, and Therapeutic Innovations and Recovery.
49
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Training, job preparation and employment services are available through Columbia Basin College,
Columbia Industries, Goodwill Industries, Work Source, Community Action Connections' Adult Literacy
Program, and other training and literacy programs. Veteran's services are available through the
Columbia Basin Veterans Coalition and Catholic Family and Child Services.
Members of the two - county Continuum have focused on assuring that persons eligible for mainstream
services are advised and assessed as to their eligibility and are assisted to obtain services for which they
are eligible. The newly- instituted Coordinated Entry System, maintained by Benton and Franklin
Counties Department of Human Services, includes a review of the individual's needs and a match to
potential resources. Providers of homeless housing and services periodically review all participants to
determine their need for mainstream and other services and their progress in moving toward self -
sufficiency.
Nonmainstream Services Availability (MA30)
Most services shown in Table 39 related to preventing homelessness are existent in the Tri- Cities. Only
mobile outreach clinics and law enforcement outreach services are not found in the area. In addition,
most of the categories of services are available and targeted to homeless persons and persons with HIV.
Table 39: Homeless Prevention Services Summary
Homelessness Prevention Services I Available in the I Targeted to People with
Community Targeted to Homeless will
nomeressness Prevention bervices
Counseling /Advocacy ✓ -
✓ ✓
Legal Assistance ✓
✓
Mortgage Assistance ✓
✓
Rental Assistance ✓
✓ ✓
Utilities Assistance ✓
✓
Street Outreach Services
Law Enforcement
✓
✓ ✓
Child Care
Mobile Clinics
✓
Education
✓
Other Street Outreach Services
S.........e..e C.-A-
✓
,i
✓ ✓
Alcohol & Drug Abuse
✓
✓ ✓
Child Care
✓
✓
Education
✓
✓ ✓
Employment and Employment Training
✓
✓ ✓
Healthcare
✓
✓ ✓
HIV /AIDS
✓
✓ ✓
Life Skills
✓
✓ ✓
Mental Health Counseling
✓
✓ ✓
Transportation
✓
✓ ✓
viner
Source: 2012 Update of 10 -Year Plan to End
members of
of Care in 2014
While services are available, they are not are not necessarily at -hand or available in sufficient quantity.
There was general agreement among stakeholders interviewed for this Consolidated Plan that there
50
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
were gaps in intensive case management and other support services. Emergency assistance to prevent
homelessness is inadequate including short-term rent assistance, help with utilities, and other forms of
assistance that would benefit from an adequate source of flexible funds. As noted in the 10 -Year Plan to
End Homelessness, Phase Two, the cost of preventing homelessness by meeting immediate needs might
range between $3,000 and $5,000, whereas intervening with a household once homeless could amount
to many multiples of that cost.
POPULATIONS WITH SPECIAL NEEDS (NA4S)
Elderly /Frail Elderly
HUD defines elderly as age 62 and olderand frail elderly as those requiring assistance with three or
more activities of daily living (bathing, walking, light housework, etc.). It is expected that the share of
older people will grow as the "baby boomers" (those born between 1946 and 194) age. The projection in
Washington is that 20% of the population will be 65 or older by 2030.13 The projections for both Benton
County and Franklin County are lower— 18 %of the population in Benton County and 11% of the
population in Franklin County will be 65 or older by 2030. Still, the impact of an aging population will be
substantial. Statewide, more than one in five people will be elderly by 2030 and, as that cohort ages,
they will be increasing frail. According to OFM projections this means that the share of working age will
decline relative to the population dependent upon them.
After retirement, household income is reduced for most elderly households. Surviving spouses may see
an additional reduction. According to 2008 -2012 ACS estimates, 13% of seniors (65 and over) in Franklin
County and 6% of those in Benton County were living below poverty. Seniors are also more likely to have
a disability, most frequently an ambulatory difficulty. (Note that the ACS question asks about a "serious"
difficulty walking or climbing stairs.) One -third and more of people 65 and over (not living in institutions)
had a disability -33% in Richland to 37% in Pasco.
Southeast Washington Aging and Long Term Care (SE /ALTC) is the designated Area Agency on Aging
covering eight counties in southeast Washington, including Benton and Franklin Counties. (Other
counties covered are Yakima, Kittitas, Walla Walla, Columbia, Garfield and Asotin.)14 The SE /ALT plan
notes that agricultural workers, primarily Hispanic, from the eight counties have health issues "related
to early years of very strenuous physical labor, exposure to pesticides, and repetitive functions that can
damage the arms, elbows and shoulders." While agriculture is not the primary employment in the Tri-
Cities, a portion of seniors will have such health issues.
Priority needs recommended in the SE /ALT plan by contributing stakeholders for both Benton and
Franklin Counties include: services related to aging and disability resource center (referrals, assistance,
" Washington OFM Forecasting, May 2012.
14 South East Washington Aging and Long Term Care 2012 -2015 Area Plan (altcwashington.com)
51
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
outreach and navigation), senior nutrition, bathing programs, foot care, adult day care and dental. The
counties were not identical, had these recommendations in common.
There is a recognized need for planning, outreach, housing and support services for seniors to age in
place, that is, to stay in their own homes for as long as that is their choice. The SE /ALT plan calls for
collaboration to advocate for more affordable, safe housing for the elderly and people with disabilities.
The need for an array of housing choices for seniors was echoed by stakeholders interviewed for this
Consolidated Plan.
The Washington State Department of Social and Health Services published a report summarizing findings
of a survey of potential clients and their families and service professionals that addressed the needs of
older adults and people with disabilities.15 The results painted a not surprising picture of people wanting
to live as part of communities and families, with access to in -home supports and accommodations, to
enable them to live safely. There was concern about running out of money, of being isolated, and being
a burden on care - givers and families. Access to community services, including recreation, was
emphasized by both potential clients /family caregivers and providers.
Persons with Mental or Physical Disabilities and Developmental Disabilities
People 65 and older represent the largest cohort of residents with disabilities, as survey in the American
Community Survey. The 2008 -2012 ACS estimated that in Benton County 10% of the population
between the ages of 18 and 64 had a disability, as did 4% of those under the age of 18. The estimate in
Franklin County was that 9% of the population between the ages of 18 and 64 had a disability, as did 2%
under the age of 18.
A recent analysis of 2012 single -year ACS data for Washington State provides insights into the extent of
disabilities for the working -age population (21 to 64) .16 Statewide, the employment rate of working age
people with disabilities was 37 %, compared with 77% for persons without disabilities. In the same year,
23% of persons with disabilities had full -time, full -year employment, compared with S5% of persons
without disabilities. About 18% were receiving SSI and 26% were living in poverty (compared with 11%
of working -age adults without a disability.
The Washington Department of Social and Health Services (DSHS) served 1,911 clients with
developmental disabilities in Benton and Franklin Counties, including 1,448 in the Tri- Cities, between
July 2012 and June 2013.17 The Arc of Tri - Cities provides an array of services for persons with
developmental disabilities of all ages. In their Strategic Business Plan (2013- 2016), the agency identified
limited funding and other resources as a circumstance that was a threat to success. Declining funding
"Kohlenberg, L., Raiha, N, and Felver, B. (2014). What Do older Adults and People with Disabilities Need: Answers to Open -Ended Questions
from DSHS' Aging and Long -Term Support Administration State Plan on Aging Survey. Washington State Depart ment of Social and Health
Services, Research and Data Analysis Division.
16 Erickson, w., Lee, C., & von Schrader, S. (2014).2011 Disability status report: Washington. Ithaca, NY: Cornell University Employment and
Disability Institute (EDI).
" (dientdata.rda.dshs.wa.gov)
52
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
from government sources, uncertainty about funding, and competition among agencies, weakens the
service delivery system. The report estimates that the eligible client list is growing at 6% a year in
Washington resulting in an average caseload of over 100 clients per case manager, which is the highest
in the United States. A change in focus from community residential placement by professionals to care
in a client's own home or family home, an increased number of individuals with developmental delays
and disabilities, an increased rate of persons with autism (now 1 in 50), and termination of some
programs has resulted in denials and /or long waits for services. The aging population is an added
concern, in that a number of clients are living with aging parents /caregivers.
Mental illness ranges from mild and short-term to chronic, lifetime conditions. Publicly funded services
tend to focus on people whose illness affects their ability to work and live in the community
independently. The Washington Department of Social and Health Services served 6,566 lower- income
qualifying clients in Benton and Franklin Counties, including 5,305 in the Tri- Cities (2012- 2013). The
majority of the services were outpatient evaluation and treatment, followed by crisis intervention.
It is difficult to measure the incidence of serious mental illness (SMI). A 2003 study by DSHS estimated
that there were 29,544 persons with SMI in the Greater Columbia RSN (Regional Service Network) that
covers ten counties including Benton and Franklin. About 57% of that estimate was thought to be
Medicaid eligible. Included in that estimate were 12,084 children with serious emotional disorders
(SED).1e
Mental illness is the primary disabling condition (about 47 %) among Washington's SSI recipients (clients
age 18 -64) followed by developmental disabilities (about 16 %).19 The Patient Protection and Affordable
Care Act (ACA) provides a financial incentive for treatment of mental illness prior to it becoming a
disabling condition. Beginning in 2014, persons under age 65 with incomes at or below 133% of poverty
are eligible for Medicaid. Under the Medicaid Expansion and federal funding, it is less costly for
Washington to provide adequate treatment to prevent a disability than if the person falls under federal
disability, which requires a 50% match by the State.
Contributors to the development of this Consolidated Plan consistently mentioned the need for crisis
intervention, housing and supportive services for persons with mental illness. Mental illness is a primary
factor in homelessness, including homeless veterans.
Veterans
Nationally the data show that the majority of homeless veterans are male (92% are) and
disproportionately African American or Hispanic (40% are). An estimated 12% of persons who are
homeless in the United States are veterans. The majority suffer from mental it lness and /or alcohol or
a Washington Department of Social & Health services, Health & Rehabilitative Services Administration, Mental Health Division. (2003). The
Prevalence of Serious Mental Illness in Washington State: Report to the Legislature.
's Mancuso, D., Ford Shah, M., and Felver, B. (2011). Disability Caseload Trends and Mental Illness: Incentives under Health Care Reform to
Invest in Mental Health Treotmentfor Mon - Disabled Adults. Washington Department of Social and Health Services, Research & Data Analysis
Division.
53
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
substance abuse. They have served in war, mostly since Vietnam. Many veterans who have experienced
combat suffer from PTSD. That leaves them vulnerable to family disruption a nd the inability to transfer
military skills to civilian life. In addition to those actually homeless, another estimated 1.4 million
veterans are considered to be at risk of homelessness due to poverty and lack of support networks "
National priorities for homeless veterans (housing and services targeted to sustained self - sufficiency
including employment) are mirrored in the Tri- Cities. While transitional housing beds are available, there
is a waiting list for a limited number of VASH vouchers (through the Walla Walla Housing Authority).
Homeless veterans and those at -risk of homelessness are hard pressed to find affordable housing with
limited or no income. Long waits (up to two years) for housing and other assistance could be alleviated
with additional service officers to get veterans qualified as having a service related disability, which
would open doors for them.
The Columbia Basin Veterans Coalition/Veterans Resource Center provides homeless veterans with
access to transitional housing and services, including a path toward education and jobs, but funds are
limited. Ready access to legal services would go a long way to preventing a downward spiral on already
vulnerable veterans many of whom end up losing families and end up in debt and without resources.
Immediate needs also include the basics — transportation (bus vouchers), hygiene, food and other
necessities. While women make up 8% of the veterans nationally, and are certainly part of the homeless
population, they may not be visible, nor come in for services. The Veterans Resource Center is planning
a campaign to reach out to female veterans.
Persons with Drug and Alcohol Dependency
The Washington Department of Social and Health Services (DSHS) served 2,044 clients with alcohol and
substance abuse - related services in Benton and Franklin Counties, including 1,587 in the Tri- Cities,
between July 2012 and June 2013. Most of the services were outpatient treatment and assessments.
Substance abuse disorders may accompany mental illness and are often co- occurring disorders. Both
mental illness and substance abuse disorders are factors in homelessness in the Tri- Cities.
Domestic Violence
The National Coalition against Domestic Violence (NCADV) reports that nationally;
• 1 in 3 women and 1 in 4 men have experienced some form of physical violence by an intimate
partner within their lifetime
• 1 in 5 women and 1 in 7 men have experienced severe physical violence by an intimate partner
• 1 in 76 women and 1 in 18 men have experienced stalking victimization
• Intimate partner violence accounts for 15% of all violent crime
30 National Coalition for Homeless Veterans (nchv.org)
54
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Domestic Violence Services of Benton and Franklin Counties provides an array of services for victims
including emergency shelter, crisis intervention, counseling and advocacy. While services are offered,
they are not sufficient to meet demand. In 2013 the agency served 455 clients (unduplicated), mostly
women, and in 2014 through July, the agency served even more — 599 through the first seven months of
2014. The agency provided emergency shelter, including hotel and motel vouchers amounting to 2,053
bed nights in 2013 and even more in 2014 through July (2,681 bed nights).
There is one shelter with eight bedrooms for families and one for single persons. Capacity in the shelter
is anywhere from nine to 12 adults and 22 children. In addition to the shelter there are hotel and motel
vouchers available for short term shelter. The agency was able to offer shelter to those in imminent
danger in 2013 and through July in 2014, but did turn away clients who were not in imminent danger
and those who were homeless, but not victims of domestic violence.
There is a need for affordable housing or ways to make housing affordable to victims. Domestic Violence
Services is able to provide some rental assistance for a few months, there is a need for longer support.
Priority needs also include a source of funds that can be used flexibly to meet individual needs —
deposits, longer rental assistance, car repair, job readiness development, counseling and the number of
other forms of assistance transitioning victims and families need to be successful. More advocates are
badly needed to provide help in crises and with civil and legal matters. Finally, a focus on prevention is
important, including community education about domestic violence, the need for perpetrator
accountability, and raising awareness. There is a campaign underway, in partnership with the Benton
Franklin Health District to raise awareness and skills among teens. Starting in Pasco, the hope is to
expand the curriculum in both counties.
Persons with HIV /AIDS (NA45)
According to Washington State HIV Surveillance Semiannual Report (1" Edition 2014), there were 51
new cases of HIV diagnosed in Benton and Franklin Counties between 2008 and 2013, for a total
cumulative diagnosis from 1982 of 243 cases. As of the end of December 2013, 83 persons in Benton
and Franklin Counties were known to be living with HIV (not AIDS) and 112 persons living with AIDS.
The local incidence of HIV /AIDS is relatively small; however, the disease is becoming more prevalent in
suburban and rural areas. In addition 40% of new cases between 2008 and 2013 in the Benton - Franklin
Health District were late HIV diagnoses (diagnosed with AIDS within 12 months of being diagnosed with
HIV). (Supplement with information from Benton Franklin Health District, if available.)
Housing and Support Services for Persons with Special Needs
Housing Needs for People with Disabilities and Victims of Domestic Violence (NA10)
There is no sure way to estimate the true extent of the population in need. One indication is the current
wait list maintained bythe housing authorities. At this writing, there are at least 300 people with
55
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
disabilities and /or seniors waiting for housing. National ACS data show that 33% or more of people 65
and older have one or more disabilities. There is unmet need for supportive housing for persons with
disabilities, including individuals who are homeless, including veterans. Notably the most frequent
qualifying disability (federally for SSI) among working age persons (18 -64) is mental illness. Domestic
violence is not always (even usually) reported. Victims served by Domestic Violence Services of Benton
and Franklin Counties is one way to estimate a need for housing support — in the first seven months of
2014, the agency served 599 clients.
Needs for Housing and Supportive Services (NA45)
The aging population will need additional supportive services in the years ahead. Outreach for this plan
already identified a current and anticipated need for additional housing for the elderly. This will include
a need for an array of choices — modifications in current housing to stay safely in place; in -home support
services; different housing choices in the communities, including apartments and smaller units closer to
services and recreation; meals and nutrition programs; transportation options; assisted living; and,
nursing facilities.
The needs are mirrored in other populations with special needs with the overriding understanding that
self- sufficiency and independence are primary goals, while being connected to the community and
family. Supportive services and case management are necessary during crisis intervention and
stabilization and, or some, on an ongoing basis. For victims of domestic violence and persons with
disabilities, the needs go beyond crisis and short-term intervention. A flexible system of support is
required to assist the individual or family to achieve self- sufficiency.
Supportive Housing Needs (MA35)
As shown in Table 39 (Homeless Prevention Services Summary) most services along the continuum
through homeless prevention and support services are available in the community. These serve not only
the homeless, but include those at risk of homelessness and those with special needs. The gap is in
street outreach services (law enforcement and mobile clinics). While available, need far exceeds the
ability to provide services. Service providers are struggling with reduced funding across the board and
increased demand.
Discharge Planning (MA35)
Members of the homeless Continuum have, over the years, worked together to improve the discharge
systems in the community to reduce the potential for persons being discharged from institutions
(hospitals, mental health facilities, foster care and corrections facilities) being released into
homelessness. Members are currently meeting to develop specific procedures and protocols to improve
release planning from health care facilities and to see that supportive services and housing are part of
discharge plans. Homeless service and housing providers have been working with counselors and release
56
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
agents from Eastern Washington Mental Health Hospital to smooth transitions and community support
for persons with prior residence in the Tri- Cities who are being discharged.
Actions to Support Housing and Services for Persons with Special Needs (MA35)
Each of the Tri- Cities supports programs and projects to benefit persons with special needs. To name
some, seniors are supported through nutrition and food distribution programs, and recreational
programs. Each of the cities continues to remove architectural barriers and install sidewalks with curb
cuts in older neighborhoods. Richland provides support for the ARC of Tri- Cities programs. The Tri - Cities
provides support for domestic violence services in a number of ways. The City of Kennewick awarded a
4 -plex for use as shelter and partnered with the Community Action Committee for tenant -based rental
assistance. The City of Pasco Police Department has a Domestic Violence Response Unit for appropriate
response to incidents, crisis intervention and referrals, including bilingual advocacy.
NON - HOUSING COMMUNITY DEVELOPMENT
Public Facilities Needs (NA50)
Capital Improvement Plans in the three cities include prioritization of park improvements and
expansion. The City of Richland has identified a need to add over 100 acres of parks in the next 20 years
and has developed financing plans (including the use of CDBG funds) to meet that need, while the both
Kennewick and Pasco include major allocations of resources for park improvements and facilities. Park
improvements and facilities in lower income neighborhoods, particularly those which support youth
activities, were identified as needs by those interviewed in developing this Consolidated Plan. Options
for youth are needed, both programs and facilities, to engage in positive recreation and employment.
Renovation and upgrades to parks and playground facilities are needed in several existing parks. One
example setting a new standard in the City of Pasco is Memorial Park, which is fully accessible for people
with disabilities. Benton - Franklin Community Health Alliance: Community Health Needs Assessment for
Benton and Franklin Counties 2012 identified obesity as a major health concern and made
recommendations to improve community health. These include alternative transportation (bikes,
walking) and safe environments to do so. This is consistent with plans in the Tri- Cities to install or
improve paths and alternative transportation routes. A major asset of all three communities is the
riverfront park area. All three communities are making efforts to greatly improve access and use this as
a major urban community park system.
While discussed in the section on homelessness, facilities to more appropriately prevent and intervene
continue to be a high priority need in the Tri- Cities. These include homeless shelters, hygiene centers,
crisis response facilities, day facilities and detoxification facilities.
57
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Public Improvements (NA50)
The Tri- Cities continue to identify water /sewer improvements, street improvements and sidewalks as
"high" priority needs. The Benton - Franklin County Health District also spoke of environmental health
problems in the region associated with nitrates in water, particularly well water. In past Consolidated
Plans, stakeholders expressed the need for neighborhood sidewalks improvements, street
improvements and the use of Local Improvement Districts (LIDS). Advances have been made in meeting
those needs, but stakeholders interviewed for the current plan supported these as continuing priorities
among infrastructure needs.
Streets in several areas of all three cities lack sidewalks, curbs and gutters, and adequate lighting. All
three cities continue to upgrade the most critical neighborhood streets —those with safety issues,
particularly for children, the elderly and people with disabilities. Cities are also working to improve
accessibility by making street crossings /curbs fully accessible.
Capital Improvement Plans in the three cities include an annual commitment to work toward improving
handicapped accessible sidewalks. The City of Kennewick plans for $75,000 annually for sidewalks and
Pasco $150,000 annually for ADA -grade sidewalk improvements, while Richland commits to fill in gaps
where sidewalks are currently not present and reconstruct existing sidewalks to accessible standards.
These plans include improvements in lower income neighborhoods, where the use of LIDS and payment
of LID assessments for lower income households can be an effective means of improving the
neighborhood infrastructure.
Public Service Needs (NA50)
Public services needs were identified through outreach to agencies and stakeholders in the Tri- Cities. As
discussed in the section on homelessness and the section of non - homeless persons with special needs,
while actual gaps in the continuum of services are rare, services are not available in sufficient quantity
and duration. First on the list among needs for many was mental health. There is a new crisis response
center at Lourdes Health Network— PATH (Projects of Assistance in Transition from Homelessness). This
is an important service in filling the gap. First responders (police, fire, community service personnel)
noted that they were often the first called and the least capable of dealing with mental health related
problems or concerns that warranted the call. Often aligned with mental health is the need for
substance abuse services. Cycling persons with these needs in and out of courts and jails is not an
affective or suitable plan of action.
There is a need for additional job skills training for youth, for seniors still needing to work, for people
with disabilities, for people marginally employed, for refugees with limited skills, and for people
transitioning to self- sufficiency (victims of domestic violence, returning veterans, people released from
institutions). It was suggested that job training be matched to current skills (e.g., farm tractor driving to
equipment operator).
58
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
There is a need to ensure home - safety for people with disabilities and the elderly. Related to this is the
need to address transportation limitations. This applies to access to services a nd access to community
and recreation. There was a concern about social isolation. There is a need for healthy recreational and
employment opportunities for youth.
There is a need to educate and overcome the public perception of only helping the "deserving poor"
which is a limits public support. Related to all needs, whether for housing or services, is the necessity of
coordination between agencies. Silos are sometimes of a function of practice and habit, and often a
function of funding requirements. Regardless, the need for greater coordination was expressed by both
providers and funders.
59
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
STRATEGIC PLAN
Introduction (SP05)
IDIS summary of needs and goals, if needed.
GEOGRAPHIC PRIORITIES (SP10)
There are no specific geographic priority areas established in this Consolidated Plan. However, each city
will maximize use of grant funds and other local funding sources during the next five years to achieve
the greatest benefit with limited resources. The cities will also continue to take advantage of
opportunities to improve downtown areas, particularly in deteriorated areas, to attract and promote
businesses that will potentially result in jobs for lower income residents. Each is concerned with the
vitality and viability of their downtowns, including promoting mixed -use development and mixed -
income housing.
The 'Bridge to Bridge, River to Railroad" Corridor in Kennewick has been a focus of revitalization efforts.
The Port Authority and the City have cooperated to acquire and remove substandard housing, primarily
older trailers and mobile homes in the area near the river to consolidate property for investment of
housing and business neighborhoods.
In Kennewick the Neighborhood Revitalization Strategy Area (NRSA) was renewed once, but has since
expired. However, all three cities have and will continue to focus local and other resources on rebuilding
the downtown areas. INSERT areas mentioned in outreach that should be called out.
A priority for all three cities is building the infrastructure in low- and moderate- income neighborhoods,
focusing on sidewalks, curbs and gutters, park improvements and improvements to bring neighborhoods
into ADA compliance. Of particular note, the City of Pasco is Memorial Park, which is completely
accessible to persons with disabilities.
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
PRIORITY NEEDS
Table 40: Priority Needs Summary
Priority Need Name:
(1) Affordable housing creation, preservation, access and
Priority Level:
choice
High
Goals Addressing: Increase and preserve affordable housing
choices (affordable housing)
Geographic Areas Affected: N/A
Population:
Income level: extremely low; low; moderate
Family types: Large families, families with children, elderly
Non - homeless special needs: elderly
Description: Affordable housing is a priority need in the Tri- Cities, particularly for lower- income households, who
may be at -risk of homelessness, living in unsafe or overcrowded conditions, or struggling to make ends meet. The
majority of renter and owner households with incomes at or below 30% of Area Median Income (AMI) were
burdened by housing costs, most frequently costs in excess of 50% of household income. There is a growing
population of seniors in the cities who will be looking for housing that can accommodate their changing needs,
including lower cost housing. Stakeholders and others interviewed for this Consolidated Plan identified lack of
affordable housing as a significant barrier to self - sufficiency for several populations. The waiting lists maintained
by Housing Authorities are another indication of the need for affordable housing.
While housing in the Tri- Cities is relatively more affordable than many other areas in Washington, it is not the
case for households with low- incomes. Maintenance of units can be a challenge for owner - households and
landlords may lack the incentive to maintain units; which, without intervention, would necessitate living in
substandard conditions. Neighborhoods are changed for the worse by deteriorating conditions.
Basis for Relative Priority:
Increasing and preserving affordable housing choices in the Tri- Cities was prioritized in public outreach for this
Plan, particularly for lower- income households and households with special needs. Programs in each of the Cities
are in place to enhance housing quality and promote homeownership. Housing continues to be a high priority.
Priority Need Name:
Priority Level:
(2) Community, neighborhood and economic development
(community development)
High
Goals Addressing: Community, neighborhood and economic
Geographic Areas Affected: N/A
development (community development)
Population:
Income levels: extremely low, low, moderate
Family types: large families, families with children, elderly
Non - homeless special needs: elderly, persons with physical disabilities, non - housing community development
Description: There is a need for continued revitalization of older neighborhoods and downtown areas in each of
the cities, including removal of architectural barriers. Parks require maintenance and improvements. The cites are
each working on multimodal transportation plans, including supporting the Benton- Franklin Health Alliance
identification of obesity as a major concern and promoting bicycling and walking as key strategies.
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TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Basis for Relative Priority: Each of the Cities identified infrastructure and public facilities as critical needs. Many
of the older neighborhoods in each of the cities lacks sidewalks, curbs, gutters and are not safe for persons with
disabilities. Likewise, there is a need for parks, playgrounds and support for public facilities. Improvements in
neighborhoods and in downtown areas are important for residents and visitors alike. In a changing economic
world in the Tri- Cities and with unknown changes resulting from completion of work at Hanford, the cities want to
be it a position to attract new businesses, residents and tourists to promote new industry and jobs.
Priority Need Name:
(3) Homeless intervention and prevention and supportive Priority Level:
services High
Goals Addressing: Homeless interventions &prevention and Geographic Areas Affected: N/A
supportive services
Population:
Income level: extremely low, low
Family types: large families, families with children, elderly
Homelessness: chronic homeless, individuals, families with children, mentally ill, veterans, victims of domestic
violence, unaccompanied youth
Non - homeless special needs: elderly, frail elderly, persons with mental disabilities, persons with physical
disabilities, persons with development disabilities, victims of domestic violence
Description: There were 743 persons estimated to have experience homelessness in the past year in Benton -
Franklin Counties. Almost all experienced homelessness for an average of 200 days or more. This almost certainly
underestimated the actual occurrence of homelessness. There are many more individuals and families at risk of
homelessness because of lack of affordable housing and support services that would help them toward self -
sufficiency. Lack of mental health support services was noted as a significant problem in the Tri- Cities, particularly
for those with untreated serious mental illness. Services for vulnerable non - homeless populations are also critical,
to maintain self - sufficiency and wellbeing.
Basis for Relative Priority:
This need was given high priority in the community outreach process. In times of decreasing funding and
unreliable sources, providers are struggling to maintain a level of service sufficient to meet needs.
INFLUENCE OF MARKET CONDITIONS
Table 41: Influence of Market Conditions
Affordable Housing Type Market Characteristics that will
the use of funds available for hot
Tenant Based Rental Assistance (TBRA) Tenant based rental assistance is not anticipated
TBRA for non - homeless special needs Tenant based rental assistance is not anticipated
New unit production
including preservation
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
ANTICIPATED RESOURCES
Introduction (SP35)
IDS introduction to section, if applicable.
Table 42: Anticipated Resources
Leveraging Funds and Matching Requirements (SP35)
CDBG and HOME funds are important resources in the community and used in conjunction with local,
state, other federal and private funds to support housing and other projects. Each of the cities is
supportive of efforts by other organizations to obtain funding for projects to address needs and goals
outlined in this plan and in meeting needs in the Tri- Cities. Cities also assist community organizations in
strategizing, applying for, accessing, and developing new resources and partnerships. CDBG and HOME
funds are frequently used to leverage local, state and federal funds such as United Way, Washington
State Housing Trust Funds, Emergency Solutions Grant, housing and homeless funds generated by
recording feed and county or city general funds.
Each of the cities also has the option of applying for a Section 108 loan in an amount not to exceed five
years of the anticipated CDBG funds. There are no plans currently in place to make this application;
however, the cities reserve the option of making Section 108 applications.
Each city, as a HOME Consortium participant, is required to match HOME funds. That match is met using
city general funds or other non - federal funds, land made available at reduced cost (below appraised
value), in the form of reduced financing fees from lenders and appraisers, grants for affordable housing
from nonfederal sources, donated construction /housing materials and volunteer labor.
63
Source
Expected Amount Available earl
Amount
Annual
Program
Prior Year
Program
of
Uses of Funds
Available
Narrative
Funds
Allocation
Income
Resources
Total
Remainder
Description
of Plan
CDBG
Federal
Acquisition
$1,362,015
$143,321
$403,797
$1,909,133
$6,616,532
Expected funds
Admin /Planning
based on 2014
Economic
funding levels
Development
Housing
Public
improvements
Public services
HOME
Federal
Acquisition
$465,000
$100,000
$89,636
$654,636
$2,618,544
Expected funds
Homebuyer
based on 2014
assistance
funding levels
Homeowner
rehab
Leveraging Funds and Matching Requirements (SP35)
CDBG and HOME funds are important resources in the community and used in conjunction with local,
state, other federal and private funds to support housing and other projects. Each of the cities is
supportive of efforts by other organizations to obtain funding for projects to address needs and goals
outlined in this plan and in meeting needs in the Tri- Cities. Cities also assist community organizations in
strategizing, applying for, accessing, and developing new resources and partnerships. CDBG and HOME
funds are frequently used to leverage local, state and federal funds such as United Way, Washington
State Housing Trust Funds, Emergency Solutions Grant, housing and homeless funds generated by
recording feed and county or city general funds.
Each of the cities also has the option of applying for a Section 108 loan in an amount not to exceed five
years of the anticipated CDBG funds. There are no plans currently in place to make this application;
however, the cities reserve the option of making Section 108 applications.
Each city, as a HOME Consortium participant, is required to match HOME funds. That match is met using
city general funds or other non - federal funds, land made available at reduced cost (below appraised
value), in the form of reduced financing fees from lenders and appraisers, grants for affordable housing
from nonfederal sources, donated construction /housing materials and volunteer labor.
63
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
INSTITUTIONAL DELIVERY SYSTEM
Table 43: Institutional Delivery Structure
Responsible Entity
Responsible
Role
Geographic
Entity Type
Area
Ci of Richland
tY
Government
Planning
Served
Planning & Redevelopment
Affordable housing— ownership
Jurisdiction
Community development public facilities
Community development: publicservices
Community development: economic
development
City of Kennewick
Government
Planning
Jurisdiction
Economic & Community
Affordable housing — ownership
Development
Community development public facilities
Community development: public services
Community development: economic
development
City of Pasco
Government
Planning
Jurisdiction
Community & Economic
Affordable housing — ownership
Development
Community development public facilities
Community development: publicservices
Community development: economic
Strengths and Gaps in Institutional Delivery System (Sp4o)
Tri- Cities CDBG and HOME staff works with a variety of nonprofit and governmental agencies during the
planning, project proposal, and implementation stages of the programs. While the City of Richland is the
lead entity, it relies heavily on the staff of the other two cities for support in the HOME program. Each
city is responsible for all functions of its CDBG Program. One of the strengths of the Tri- Cities consortium
is the close working relationship between the cities in general as well as between the departments
charged with administering the HUD programs. In turn, agencies such as Benton Franklin Community
Action Connections, TRIDEC, the Benton Franklin Continuum of Care, Benton Franklin Council of
Governments, and several nonprofit agencies work in all three cities, improving the effectiveness of
coordination and efficiencies. The fact that the three cities are in close proximity, with common issues
and opportunities, provides a base for cooperation.
Staff of the cities and representatives of nonprofit services and housing agencies participate on
committees crossing jurisdictional lines. This includes the Continuum of Care and the Benton Franklin
Human Services Department. Staff of the three cities has developed and coordinated standardized
reporting forms to reduce administrative burdens placed on recipients.
The Commissioners of each of the Housing Authorities are appointed by the City Councils of each of the
cities. There is a close working relationship with the Housing Authorities, some of whom have used
64
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
HOME and CDBG funds for assisted housing development activities and whose residents have benefitted
from public services delivered by the area's nonprofit agencies. A limitation on cooperative efforts is the
lack of new federal resources available to the Housing Authorities that could be used to supplement
HOME and CDBG funds.
The cities have consistently used their relationships with local groups that include representatives of
faith -based organizations, nonprofit organizations and local coalitions to obtain input on needs in the
community and proposed activities.
The overarching challenge is lack of resources, including limited staffing. Declining CDBG and HOME
funds are only part of the problem. Nonprofit agencies, the Housing Authorities, and other providers are
facing the same challenges. Still significant steps have been taken to coordinate services, increase
efficiencies, and reduce duplication. A significant step for providers is the Coordinated Intake and
Assessment System, an effective tool in appropriate placement of homeless persons with housing and
service providers in the Tri- Cities.
Availability of Services
Table 44: Homeless Prevention Services Summary*
Available in the I Targeted to People with
Homelessness Prevention Services Community Targeted to Homeless HIV
Homelessness Prevention Services
Counseling /Advocacy
✓
✓
✓
Legal Assistance
✓
✓
Mortgage Assistance
✓
✓
V
Rental Assistance
✓
✓
✓
Utilities Assistance
✓
✓
,i
Street Outreach Services
Law Enforcement
Mobile Clinics
Supportive Services
Alcohol & Drug Abuse
✓
✓
✓
Child Care
✓
✓
Education
✓
✓
V
Employment and Employment Training
✓
✓
✓
Healthcare
✓
✓
,�
HIV /AIDS
✓
✓
,i
Life Skills
✓
✓
✓
Mental Health Counseling
✓
✓
✓
Transportation
✓
✓
,�
Other
Other
Note: Table 39 in Homeless Section.
Source: 2012 Update of 10 -Year Plan to End Homelessness as updated by members of the Continuum of Care in 2014
65
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Service Delivery in Relation to Needs (SP40)
There is an array of services available in the Tri- Cities. The exception is street outreach services from law
enforcement and mobile clinics. Most of these services are also target to people who are homeless or
at -risk of homelessness. Notably the full array supportive services are targeted to homeless persons and
most are targeted to people with HIV.
Strengths and Gaps (SP40)
The strength of the service delivery system is the close relationship between providers and funders,
particularly in addressing homelessness and those at risk of being homeless. The Coordinated Entry
System, with shared data, is a substantial achievement in improving services and cross - system
efficiencies. Housing First and a focus on a systems approach to case management reduces and
hopefully eliminates return to homelessness for many families and individuals.
While available, services may be spread thin and that is indeed the case. The gaps noted in the 2012
update of the Benton - Franklin 30 -Year Plan to End Homelessness, Phase II identified three majorgap
areas. In the area of services, there is an unmet demand for case management and rental assistance. In
relationship to housing, there is a need for additional transitional housing for all homeless populations
with intense case management, for shelter for youth, and for affordable permanent housing. Looking at
the system as a whole, there is need for a centralized client intake, assessment and referral system for
all homeless populations. Progress has been made toward meeting this gap.
In addition, stakeholders interviewed in the planning process for this Consolidated Plan identified needs
for services and housing.
• Persons with serious mental illness
• Persons with substance abuse
• Persons with developmental disabilities
• Ex- felons
• Families and homeless teens
• Seniors: the full range of housing through nursing care
• Silos in service /agency system; need improved coordination
Tri- Cities residents who are most vulnerable are those at lowest levels of household income. Without
sufficient income, any problem can become critical. For the working poor, childcare, health costs,
transportation, food and housing /utilities compete for scarce dollars.
Violence in the home, untreated serious mental illness and untreated substance abuse are
circumstances demanding focused and sustained support which is not universally available.
M
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
Strategy for Overcoming Gaps (SP40)
The cities will continue to participate in cross - jurisdictional efforts to improve the institutional structure
and reduce gaps in the service system. This includes participation in the Benton Franklin Continuum of
Care, Benton Franklin Human Services Department, involvement with Housing Authorities, and
continued efforts to foster cooperation. The latter includes encouraging joint applications for funding
and support of collaboration.
GOALS
Table 45: Goals Summary
67
Start
End
Geographic
Needs
Goal Name
Year
Year
Cate o
g ry
Area
Addressed
Pundin g
Goal Outcome Indicator
Increase and
2015
2019
Affordable
N/A
Affordable
$866,933
Homeowner housing
preserve
housing
housing
rehabilitated: 4 household
affordable
creation,
housing units
housing
preservation,
Direct financial assistance to
choices
access and
homebuyers: 68 households
choice
assisted
Homeowner housing added: 5
household housing units
Community,
2015
2019
Non - housing
N/A
Community,
$1,185,657
Public facility or infrastructure
neighborhood
community
neighborhood
other than low /moderate-
& economic
development
and economic
income housing benefit:
development
development
15,929 persons assisted
Public services activities other
than low /moderate income
housing benefit: 3,000
persons assisted
Jobs created /retained: 6 jobs
Businesses assisted: 6
businesses
Homeless
2015
2019
Homelessness
N/A
Homeless
$114,291
Public services activities other
interventions
and
intervention
than low /moderate income
& prevention
supportive
and
housing benefit: 1,656
and supportive
services
prevention
persons assisted
services
and
supportive
services
67
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
1 Goal Name Increase and preserve affordable housing choices
Description Expand the supply of affordable housing units by developing owner and renter - occupied
housing, including acquisition and rehabilitation. Provide financial assistance to local housing
development organizations to increase the supply of affordable housing. Funds will sustain or
improve the quality of existing affordable housing stock, such as rehabilitation of housing,
eligible code enforcement tasks, energy efficiency/weatherization improvements, removal of
spot blight conditions, and ADA improvements. Funds will increase community awareness of
lead -paint hazards and assist with testing for lead hazards. Provide homeownership
opportunities through such activities as gap financing, downpayment assistance and infill
ownership.
2 Goal Name Community, neighborhood and economic development
Description Support for businesses that create jobs for lower- income residents and /or businesses that
provide essential services to lower- income neighborhoods or provide stability to at -risk or
blighted areas through activities such as fagade improvements and support for micro -
enterprises. Funds may support activities that improve the skills of the local workforce, including
those with special needs. Improve community infrastructure by provision and improvements
such as ADA ramps, sidewalks, curbs, gutters, streets, parks, playgrounds, community gardens,
and street lights. Funds may provide LID assessment payments for lower income households.
Funds will be used to provide or improve public facilities, including neighborhood centers,
recreation facilities, and neighborhood beautification projects.
3 Goal Name Homeless interventions and prevention, and supportive services
Description I Funds will be used to support public services that respond to the immediate needs of persons in
crisis and that support regional efforts to meet the basic living needs of lower- income
households and individuals including persons with special needs, seniors, and disadvantaged
youth. Support homeless facilities and increase housing resources that assist homeless persons
toward housing stability and self- sufficiency. Support increased case management and a high
degree of coordination among providers.
PUBLIC HOUSING ACCESSIBILITY AND INVOLVEMENT
Activities to Increase Resident Involvement (SPSO)
As a small Housing Authority, the Housing Authority of the City of Pasco and Franklin County is exempt
from the requirement for resident representation on the Governing Board. However, the Housing
Authority annually sends notices to the appointing local governments indicating their desire for
appointments of residents who may apply. The Housing Authority advertises in the local paper and its
website for resident candidates. Despite these efforts, no residents have applied. In the coming year, a
major effort will be made to encourage tenant involvement in management, including the reinstitution
of the resident /tenant councils.
The Kennewick Housing Authority Governing Board includes one position designated for a resident
representative. That position is currently filled and the resident representative is fully engaged.
W-11
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
BARRIERS TO AFFORDABLE HOUSING
Strategies to Remove Barriers to Affordable Housing (SP -55)
Expansion of infrastructure and services in all three cities is expected to result in new buildable lots,
which should help meet the demand for housing, including affordable housing. Housing costs are lower
in the Tri- Cities than in many other metropolitan areas, which is an advantage. Even some newly
constructed housing is available to first -time buyers, including through the Downpayment Assistance
Programs offered by the cities. While this may not be the rule, it is indicative of lower costs in the Tri-
Cities.
To reduce the cost barrier and make housing more affordable to first -time buyers, the cities will provide
downpayment assistance, which in some cases can lower the mortgage payment to the same level that
the household was paying for rent.
There is typically a shortage of low -cost land suitable for development in the central, already developed
areas of the cities. All three cities encourage infill development to preserve older neighborhoods, and
support an increase of housing densities in areas with adequate public facilities where services (police
and fire protection, schools, water, sewer and drainage) are in place or can easily be provided.
Cities will continue to look for opportunities to overcome barriers. Richland has updated and modified
four single - family residential "alphabet' floor plans to meet current code requirements and made the
plans available to the public. The floor plans are well suited for development on small lots and for use in
infill projects. Vacant land was identified in a residential neighborhood in Kennewick for the 2013 Perry
Suites project which now provides 14 units of independent housing for low- income people with physical
and developmental disabilities. Streamlined permitting processes in Pasco and Kennewick reduce delays
and costs.
HOMELESSNESS STRATEGY
Reaching out to Homeless Persons (SP60)
Each of the cities supports and participates in the Benton Franklin Continuum of Care and supports
implementation of goals and strategy areas identified by the Continuum. The cities encourage
cooperation in sharing information and cooperation among agencies and nonprofit providers. The cities
will also participate in and support the annual Point -in -Time Count.
The 2012 update of the Benton - Franklin 10 -Year Plan to End Homelessness, Phase II identifies goals in
three areas. The first is to increase and improve system efficiency, with objectives of implementing a bi-
county coordinated entry system and an effective data collection and coordination process. The second
god is prevention with associated objectives of focusing on prevention of homelessness and increasing
affordable housing options. The third goal is to provide housing with services, with associated
19
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
objectives of focusing on underserved populations, comprehensive support services, enhance
emergency shelter programs with support services, and enhance transitional and permanent units with
services for all homeless populations.
A major component of the Continuum outreach and assessment strategy is currently being
implemented. The Continuum is in the process of making a major change in the way outreach and
assessment is conducted for homeless unsheltered persons and others at -risk of homelessness. In 2013,
the Continuum, with the assistance of the Department of Commerce, began working toward the
development a Coordinated Intake and Referral System. The purpose of the system was a more
coordinated outreach and placement effort to improve the speed and quality of assessment and
placement. This system is almost fully in place and homeless persons seeking housing are now referred
through a single assessment process.
Emergency and Transition Housing Needs (SP60)
The Plan focuses on building, maintaining and preserving emergency shelter with services and
transitional and permanent units with services for all homeless populations. To meet some of the need
for emergency shelter and transitional housing in the community, agencies and nonprofits have
developed an inventory of housing resources over the years. The communities currently have a total of
163 shelter beds and 88 transitional beds dedicated to the homeless.
My Friends Place (Safe Harbor Crisis Center) has recently opened an 8 -bed shelter for youth ages 13 -17
to work toward filling the gaps in youth shelters. Continuum members have been working
independently in efforts to find and develop resources. The cities will continue to support the
development of homeless housing through community resources such as, potentially, the HOME
program and 2060 and 2163 Recording Fee resources as they have in the past (such as the recent
rehabilitation /sale of a duplex for use as transitional housing for families).
Finally, members of the Continuum are active members of the Balance of Washington State Continuum
which in turn is responsible for consultation on funding decisions related to the Emergency Solutions
Grant administered by the Department of Commerce. Through this consultation process, the Continuum
has helped impact funding decisions to work towards meeting the homelessness prevention and
emergency shelter services of the community.
Transition to Permanent Housing (SP60)
The Continuum has been working to develop a more effective housing and services delivery system to
assist individuals and families to more quickly transition to independent living. Providers of transitional
housing and shelter programs have been focusing on providing the household with case management
and needed services to prepare them for transition. Periodic program evaluations are made in several
nonprofit programs to assess the effectiveness of service delivery. To facilitate the move of homeless
persons to affordable housing in the community, ongoing efforts are made to strengthen ties with a
70
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
small group of landlords who will take referrals out of programs. Upon entry in the transitional program,
participants are assisted to apply for Public Housing and /or Section 8 Vouchers. The community is also
now using Rapid Rehousing resources provided by the State to quickly house persons in appropriate
housing.
The Continuum has recently begun using the HMIS performance measures created by the Federal
Hearth Act to track progress in reducing the period of time people experience homelessness and to
prevent persons in programs from returning to homelessness. This has provided them with an
opportunity to assess current program efforts to develop better coordination and services delivery to
impact those two performance areas.
Discharge Planning (SP60)
Members of the homeless Continuum have, over the years, worked together to improve the discharge
systems in the community to reduce the potential for persons being discharged from institutions
(hospitals, mental health facilities, foster care and corrections facilities) are not released into
homelessness.
Discharge from Health Care Facilities: Several of the community's homeless providers are currently
meeting to develop specific procedures and protocols to improve release planning and coordination in
the delivery of supportive services and housing resources for persons identified as at risk of
homelessness upon their discharge from hospitals.
Discharge from Mental Health Facilities: For several years, homeless service a nd housing providers in
the community have been working with counselors and release agents from Eastern Washington Mental
Health Hospital to smooth transitions and community support for persons with prior residence in the
Tri- Cities who are being discharged. The current effort by housing providers (see above) to coordinate
with local and regional hospitals and health care facilities is also working to im prove coordination of
mental health discharges.
Aging out of Foster Care: The Young Adult Center provides six beds for 18 -19 year olds still in high
school. Independent Living Skills are provided by Catholic Family and Child Services to help youth
effectively transition from foster care to independence. Transitions of youth from foster care are also
facilitated by State law which provides rental assistance and a small stipend to youth aging out who are
continuing their education.
Release from Corrections: Washington State law requires that discharge planning for inmates of state
facilities be initiated long before their release. Agencies in the Continuum participate in planning for
releases of felons and provide both housing search and services to assist in their successful reintegration
into the community. Persons exitingjails and other corrections facilities, who are residents of the
counties, are assisted by the H -GAP Program (BFDHS Jail Release Program). This "Home Base
Connections" program annually provides 68 released felons with transitional housing assistance and
71
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
wraparound case management to help them successfully transition to community living. In addition,
several religious organizations provide counseling and assist with transition support groups for ex-
felons.
LEAD -BASED PAINT HAZARDS
Actions to Remove LOP Hazards (SP65)
A substantial share of housing in each of the three cities is older and more at risk of having lead -paint
hazards, which is particularly true of older units in poor maintenance, such as those in lower- income
neighborhoods. Each city will increase community awareness as an important component of reducing
lead hazards including actions to take when rehabilitating or remodeling a home and steps to take if
exposure to lead hazards is suspected. Each city will make those materials easily available in pamphlet
form, via available links on websites, and in planning and building departments.
Information prepared by the Environmental Protection Agency (EPA) and Washington Department of
Commerce includes "Renovate Right: Important Lead Hazard Information for Families, Child Care
Providers and Schools," "Protect Your Family from Lead in Your Home," and "Reducing Lead Hazards
when Remodeling your Home." The cities actively promote safe work practices and information for
residents and contractors.
Actions Related to Extent of Hazards (SP65)
The information is made generally available in the community and to parties visiting city offices,
including planning and building departments. Applicants for down - payment assistance programs and
housing renovation are provided the materials and given counseling on lead -safe practices and hazards.
This benefits lower- income households that would qualify for programs. Information on Safe Work
Practices is readily available.
Integration with Procedures (SP65)
The cities use Lead -based Paint (LBP) Safe Checklists to evaluate applicability of the lead safe housing
rule to projects funded with CDBG and HOME funds. The cities will work with approved contractors to
perform testing to identify lead hazards, and will assure compliance after remediation work through risk
assessments and clearance exams.
The City of Richland will continue to reduce the cost burden to lower income households by paying for
extensive testing to identify lead hazards and assure compliance after remediation work. This will be
accomplished by granting the costs of lead -based paint inspections, risk assessments, and one clearance
exam for persons assisted by the Rehabilitation Program using CDBG funds.
72
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
ANTI - POVERTY STRATEGY
Programs to Reduce Poverty (SP70)
Each of the three goals has the potential to reduce the number of households in poverty, in addition to
providing relief from the burdens of poverty. The overarching caveat is limited availability of resources
and future uncertainty about funding levels. The Tri- Cities is also subject to variability in employment,
particularly associated with Hanford.
The goal to increase and preserve affordable housing choices (particularly rental housing) will remove
some of the burden of cost, increase housing safety (improved condition), and result in housing stability
for some Tri- Cities households. That would potentially free assets and energy forjob skills development,
education for youth and increased connections to economic options.
The goal of community, neighborhood and economic development will improve neighborhood
environment and improve facilities. To the extent physical environments are improved, streets and
roads made safer and more amenable to multiple modes of transportation, and people feel safer on
their streets and downtown, the community is more attractive to new residents and new workers.
The three cities have, and will continue, to explore ways to use CDBG funds to support programs that
help employ persons in poverty, such as the Pasco Specialty Kitchen, and to invest in training and
support for new and existing businesses that provide jobs. Micro -loans have the potential to draw
customers and businesses and stimulate revitalization —which translates into a more vibrant economy
and the potential to escape poverty.
The goal to reduce homelessness and provide supportive services to homeless households and other at-
risk or lower- income households has the potential to relieve the immediate burdens of poverty.
Supportive services, as with affordable housing, offers the opportunity to make choices about self -
sufficiency and a way out of poverty and the contributing circumstances (e.g., domestic violence, mental
illness, loss of employment, illness). Supportive services for others in the community (e.g., elderly,
persons with disability) increases the chances of self- sufficiency and reduces burdens on over -taxed
systems.
Coordination with Affordable Housing Plans (SP70)
The Tri- Cities Consolidated Plan focuses on meeting the needs of lower- income persons and
neighborhoods. The Consortium will use HOME and CDBG funds to reduce the impacts of poverty on
low and moderate income families while supporting strategies to increase self- sufficiency and increase
economic opportunities.
73
TRI- CITIES REGIONAL CONSOLIDATED PLAN DRAFT 10 -3 -14
The cost of housing will be addressed through downpayment assistance, and rehabilitation and
weatherization activities. If feasible over the next five - years, the jurisdictions will cooperate and
contribute to projects that increase the supply of housing affordable to lowest income residents.
The cities assist the Benton - Franklin Continuum of Care to expand housing and services to prevent and
reduce homelessness. Importantly this includes a Coordinated Entry and Assessment System to place
homeless persons in appropriate housing, along with services and case management to assist them to
movie out of poverty.
The cities will continue to coordinate with the Housing Authorities to support opportunities to expand
voucher programs and maintain capacity to assist lowest income households. Over the years, a close,
cooperative relationship between the Benton Franklin Community Action Committee (CAC) allows the
cities to support a coordinated effort to reduce burdens for those living in poverty.
MONITORING (SP80)
The City of Richland is responsible for monitoring Richland CDBG and HOME Consortium program sub -
recipients. The Cities of Kennewick and Pasco are responsible for CDBG program subrecipients. All are
responsible to ensure compliance with all federal, state and local rules, regulations and laws. This is
accomplished through phone conversations, written correspondence, desk monitoring, and on -site
monitoring visits. Technical assistance is offered throughout the year, both to new sub - recipients and
existing subrecipients. Subrecipients are required minimally to provide written quarterly reports to
identify progress made in the program and how funds have been used.
Housing projects funded by CDBG or HOME Programs are typically made as loans documented by
recorded deeds of trust, promissory notes, and other contractual loan agreements. These documents
establish the obligations for compliance with CDBG or HOME regulations. All housing projects are
required to secure building permits and comply with zoning and building code requirements. Housing
units are inspected and corrections are required to meet building codes as part of the permitting
process. HOME funded projects to purchase existing units receive an on -site housing quality standards
inspection and visual paint inspection. Specific language is in the written contractual agreement and
Deeds of Trust to assure the assisted unit complies with affordability requirements.
A performance measurement system to measure the impact federal dollars are making in the
community assists in measuring program and subrecipient performance. These actions identify potential
areas of concern and assist in making necessary changes to ensure programs operate efficiently and
effectively. The City does not monitor grants or loans awarded directly to other entities by HUD or other
Federal or non - Federal agencies.
74
TRI- CITIES REGIONAL
CONSOLIDATED PLAN 2015 -2019
APPENDICES
Review Draft
OCTOBER 2014
TRI- CITIES REGIONAL CP APPENDIX - CHAS TABLES
APPENDIX A: CHAS TABLES
The IDIS CHAS tables are included in the appendix, along with analysis leading to conclusions about
housing condition and need, particularly disproportionate needs in the Tri- Cities. The analysis helps
define needs in the Tri - Cities and has been brought into discussions in the appropriate sections in the
body of the Consolidated Plan and in sections pertaining to priority needs.
Table A -1: Number of Households (CHAS Table 6 - NA 10)
Source: 2007 -2011 CHAS
Housing Needs Summary Tables for Several Types of Housing Problems (NA 10)
Table A -2: Households with one of Listed Needs (1) (CHAS Table 7 - NA 30)
0-30%
>30 -50%
>50.80%
>80 -100%
>100%
Household Type
HAMFI
HAMFI
HAMFI
HAMFI
HAMFI
Total Households
7,645
7,535
10,415
6,295
29,975
Small Family Households
2,875
2,895
4,200
2,825
16,235
Large Family Households
955
950
1,675
740
2,550
Household contains at least one person 52-
M50%
AMI
74 years of age
915
1,049
1,320
1,075
5,314
Household contains at least one person age
AMI
AMI
AMI
Substandard Housing: Lacking
75 or older
745
1,135
1,490
809
1,835
Households with one or more children 6
complete plumbing or kitchen
years old or younger
2,565
2,293
2,989
1,745
2,830
Source: 2007 -2011 CHAS
Housing Needs Summary Tables for Several Types of Housing Problems (NA 10)
Table A -2: Households with one of Listed Needs (1) (CHAS Table 7 - NA 30)
Data Source: 2007 -2011 CHAS
Table A -2 shows housing problems in order of severity, beginning with lack of complete kitchen or
plumbing facilities. Households in the first row were not included in subsequent rows so many
APPENDIX A, Page 1
Renter
Owner
>30-
>s0-
>8o-
>30-
>so-
>80-
Housing Problem
0 -30%
50%
80%
100%
Total
0-30%
80%
I
100%
Total
AMI
M50%
AMI
AMI
AMI
AMI
AMI
AMI
AMI
Substandard Housing: Lacking
complete plumbing or kitchen
facilities
29
75
105
105
314
0
0
40
0
40
Severely Overcrowded: >1.51
people per room (with
complete kitchen /plumbing)
125
115
200
49
489
35
19
65
1 50
169
Overcrowded: 1.01 -1.5
people per room (and none of
the above problems)
460
290
285
60
1,095
65
155
220
99
539
Housing cost burden greater
than 50% of income (and
none of the above problems)
3,355
940
165
10
4,470
1,160
775
525
90
2,550
Housing cost burden greater
than 30% of income (and
none of the above problems)
480
1,930
1,550
165
4,125
400
830
1,540 1
1,100
3,870
Zero /negative Income (and
1
none of the above problems)
315
0
0
0
315 1
230
0
0
0
230
Data Source: 2007 -2011 CHAS
Table A -2 shows housing problems in order of severity, beginning with lack of complete kitchen or
plumbing facilities. Households in the first row were not included in subsequent rows so many
APPENDIX A, Page 1
TRI- CITIES REGIONAL CP APPENDIX — CHAS TABLES
households would be subject to more than one condition. The most prevalent housing condition for
both renters and owner households is cost in relation to income. The 2011 ACS (CHAS) estimates
showed that at least 8,595 renter households and 6,420 owner households were paying more than 30%
of income for housing costs. At least 1,584 renter households and 708 owner households were living in
overcrowded conditions. Over 350 households were living in housing without complete plumbing or
kitchen facilities.
Poorest households were most burdened by cost. Of the 4,470 renter households with severe cost
burdens (i.e., paying more than 50% of income for housing), 75% had incomes at or below 30% of AMI.
Of the 2,550 owner households with severe cost burdens, 45% had incomes at or below 30% of AMI.
Table A -3: Conditions (CHAS Table 37 — MA 20)
Owner- 0ccuoied annrn._n�.....:e.r
� .uuoca a rig prwierru, me majority Or which are
cost - burden and to a lesser extent over - crowding.
Source: 2007 -2011 CHAS
Nearly half (49 %) of all renter households in the Tri- Cities had at least one housing problem, according
to the CHAS data shown in Table A -3. Note that selected conditions include cost- burden and
overcrowding, so "condition" is not primarily a matter of housing quality. As shown in Table A -2 housing
problems were more frequently a matter of housing costs in relation to income. Nearly one - quarter
(21 %) of owner households also had least one housing problem.
Table A-4: Households with One or more Severe Housing Problems *(2) (CHAS Table 8 — NA tnt
Housing Problem
0.30%
%
Number
%
With one selected condition
8,521
21%
9,553
44%
With two selected conditions
296
1%
1,088
5%
With three selected conditions
0
0%
29
0%
With four selected conditions
0
0%
0
0%
No selected conditions
31,151 1
78%
11,233
51%
Total
39,968 1
100%
21,903
100%
� .uuoca a rig prwierru, me majority Or which are
cost - burden and to a lesser extent over - crowding.
Source: 2007 -2011 CHAS
Nearly half (49 %) of all renter households in the Tri- Cities had at least one housing problem, according
to the CHAS data shown in Table A -3. Note that selected conditions include cost- burden and
overcrowding, so "condition" is not primarily a matter of housing quality. As shown in Table A -2 housing
problems were more frequently a matter of housing costs in relation to income. Nearly one - quarter
(21 %) of owner households also had least one housing problem.
Table A-4: Households with One or more Severe Housing Problems *(2) (CHAS Table 8 — NA tnt
Housing Problem
0.30%
>30-
Renter
Owner
>50- >80-
0 -30%
>30- >so- >80-
AMI
50%
80%
100%
Total
AMI
50%
80%
100%
Total
AMI
AMI
AMI
AMI
AMI
AMI
Having 1 or more of four
housing problems
3,975
1,415
750
220
6,360
1,260
950
855
Having none of four
240
3,305
housing problems
1,225
3,285
4,145
1,640
10,295
630
1,890
4,670
4,185
11,375
Household has negative
income, but none of the
other housing problems
315
0
0
0
315
230
0
0
0
Tan
.......... ........_....,. ...,...r ever, cost ouraen
Data Source: 2007 -2011 CHAS
Table A -4 (CHAS Table 8) summarizes severe housing problems —that is, lack of complete plumbing
and /or kitchen facilities, severe cost burden (paying more than 50% of income for housing) and severe
APPENDIX A, Page 2
TRI- CITIES REGIONAL CP APPENDIX — CHAS TABLES
overcrowding (more than 1.5 persons per room). By far the most prevalent severe problem was housing
cost in relation to income.
The following figures combine data from CHAS tables 7 and 8 and show problems (severe and moderate)
for renters and owner by income range to 100% of AMI. Each column is the total of the estimated
renters or owners in each income range for the Tri- Cities.
Tri- Cities Renter Households by Income Range by Degree of Housing Problems
Tri- Cities Owner Households by Income Range by Degree of Housing Problems
6000
5000
4000
3000
till
2000
1000
0
0 % -30% 30 % -50% 50 % -80% 80% -100%
■severe ■modest 10none
Tri- Cities Owner Households by Income Range by Degree of Housing Problems
According to the CHAS data, there were 9,662 low and moderate income households (incomes below
80% of AMI) in the Tri- Cities — about the same number of renters (5,006 households) as owners (4,656)
at low -mod income levels. However, there were many more renter households than owners with
incomes at or below 30% of AMI and with incomes between 30% and 50% of AMI.
APPENDIX A, Page 3
6000
5000
4000
3000
2000
1000
0
0 % -30% 30 % -50% 50 % -80% 80% -100%
■severe ■modest ®none
According to the CHAS data, there were 9,662 low and moderate income households (incomes below
80% of AMI) in the Tri- Cities — about the same number of renters (5,006 households) as owners (4,656)
at low -mod income levels. However, there were many more renter households than owners with
incomes at or below 30% of AMI and with incomes between 30% and 50% of AMI.
APPENDIX A, Page 3
TRI- CITIES REGIONAL CP APPENDIX —CHAS TABLES
The majority of both renter and owner households with incomes at or below 30% of AMI had
one or more severe housing problems —72% of renters and 59% of owners. By far the greatest
factor was cost in relation to income.
The majority of both renter and owner households with incomes between 30% and 50% of AMI
had housing problems, although fewer severe problems — 71% of renters and 63% of owners.
Again, the most prevalent contributing factor was cost in relation to income.
Table A -5: Cost Burden >30% (3) (CHAS Table 9 — NA 10)
Household
Renter
Renter
Type
0 -30%
Owner
>50 -809,
Type
0 -30%
>30.50%
>50 -80%
Total
0 -30%
>30 -50%
>50.80%
AMI
AMI
AMI
AMI
1,795
AMI
AMI
AMI
Total
Small related
2,085
1,285
700
4,070
310
515
990
1,815
Large related
480
150
215
845
320
360
510
1,190
Elderly
385
490
440
1,315
648
643
314
1,605
Other
1,490
1,180
500
3,170
315
215
390
920
Total need 4,440
Data Snurrec 2007 -Jmi umaC
3,105
1,855
9,400
1,593
1,733
2,204
5,530
Table A -6: Cost Burden >50% (4) (CHAS Table 10 — NA 101
Household
Renter
Owner
Type
0 -30%
>30 -50%
>50 -809,
Total
0-30%
>30 -50% >50 -80%
AMI
AMI
AMI
AMI AMI
Total
Small related
1,795
390
50
2,235
230
280
Large related
275
0
0
275
295
155
665
Elderly
280
315
135
730
365
260 95
269
650
Other
1,350
275
30
1,655
305
105
8o
739
Total need
3,700
980
215
4,895
1,195
175
889
560
Data Source: 2007 -2011
CHAS
530
2,614
CHAS tables 9 and 10 reflect data on cost - burdens for low -mod households (incomes below 80% of
AMI).
a Overall, close to 15,000 low -mod households were burdened by costs in excess of 30% of
household income.
a 4,070 small related renter households had cost burdens greater than 30% of household income
as did 1,185 small related owner households in the Tri- Cities.
a Over 7,500 (7,509) low -mod households were burdened with costs greater than 50% of
household income. Small related renter households account for 39% of the severely cost -
burdened households, renters substantially more so than owners.
(Note that data are not precise because of high margins of error and lack Of totals by household type
and tenure to use for reference. )
APPENDIX A, Page 4
TRI- CITIES REGIONAL CP APPENDIX — CHAS TABLES
Table A -7: Crowding* (5) (CHAS Table 11— NA 10)
-more uidn une peuun per rouni
Data Source: 2007 -2011 CHAS
A total of 2,336 lower- income (to 100% if AMI) households were living in overcrowded conditions, both
renters and owners — the largest portion by single family households, rather than multiple family or non -
related households.
Table A -8: Crowding* (5) (households with children present) (CHAS Table 12 — NA 10)
Households Renter Owner
with 0 -30% >30 -509'0 >50 -804'0 >80- 1009'o Total 0 -304'0 >30.50% >s0.80% >80 -100% Total
Children AMI AMI AMI _AMI AMI AMI AMI AMI
Data
Note: data for Table A -8 not provided in IDIS and not available through an alternate source.
Disproportionately Greater Need: Housing Problems (NA -15)
Table A -9: Disproportionately Greater Need 0 % -30% of AMI (CHAS Table 13 — NA 15)
Race /Ethnicity
Renter
Owner
HouseholdType
0.30%
>30-
>so-
>110-
White
0.30%
>30.
>50.
>8o-
104
0
AMI
50%
BOY.
100%
Total
AMI
50%
80%
100%
Total
0
0
AMI
AMI
AMI
195
95
AMI
AMI
AMI
Single family
households
495
415
380
90
1,380
90
154
215
79
538
Multiple, unrelated
family households
65
14
95
19
193
10
25
70
70
175
Other, non - family
households
30
SO
10
0
50
0
O
0
0
0
Total need
590
439
485
109
1,623
100
179
285
149
713
-more uidn une peuun per rouni
Data Source: 2007 -2011 CHAS
A total of 2,336 lower- income (to 100% if AMI) households were living in overcrowded conditions, both
renters and owners — the largest portion by single family households, rather than multiple family or non -
related households.
Table A -8: Crowding* (5) (households with children present) (CHAS Table 12 — NA 10)
Households Renter Owner
with 0 -30% >30 -509'0 >50 -804'0 >80- 1009'o Total 0 -304'0 >30.50% >s0.80% >80 -100% Total
Children AMI AMI AMI _AMI AMI AMI AMI AMI
Data
Note: data for Table A -8 not provided in IDIS and not available through an alternate source.
Disproportionately Greater Need: Housing Problems (NA -15)
Table A -9: Disproportionately Greater Need 0 % -30% of AMI (CHAS Table 13 — NA 15)
Race /Ethnicity
One or more of four
housing problems*
None of four housing
problems
No /negative income,
but none of housing
problems
Jurisdiction as a whole
5,825
925
400
White
3,465
720
295
Black / African American
104
0
0
Asian
65
0
0
American Indian, Alaska Native
30
15
0
Pacific Islander
0
0
0
Hispanic
2,065
195
95
he tour mousing problems are: 1. Lacks complete Kitchen tacinties, 2. Lacks complete plumbing tacilities, 3. More than one person
per room, 4.Cost Burden greater than 30%
Data Source: 2007 -2011 CHAS
APPENDIX A, Page 5
TRI- CITIES REGIONAL Clo APPENDIX — CHAS TABLES
Table A -10: Disproportionately Greater Need 30 % -50% of AMI (CHAS Table t a — Na t ct
'The four housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person
per room, 4.Cost Burden greater than 30%
Data Source: 2007 -2011 CHAS
Table A -11: Disproportionately Greater Need 50 % -80% of AMI (CHAS Table 15 — NA 15)
One or more of four None of four housing o /negative income,
Race /Ethnicity housing problems" problems g but none of housing
a whole
American Indian, Alaska Native I 28 — 35—r n
`The four housing problems are: 1. Lacks complete
per room, 4.Cost Burden greater than 30%
Data Source: 2007 -2011 CHAS
3. More than one person
Table A -12: Disproportionately Greater Need 80% -100% AMI (CHAS Table 16 — Na t ct
Race /Ethnicity
One or more of four
None of four housing
No /negative income,
housing problems "
problems
but none of housing
Jurisdiction as a whole
4,980
2,025
problems
White
2,925
1,310
0
0
Black / African American
150
45
Asian
30
35
0
American Indian, Alaska Native
80
10
0
Pacific Islander
0
0
0
Hispanic I
1,755 I
tits
0
'The four housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person
per room, 4.Cost Burden greater than 30%
Data Source: 2007 -2011 CHAS
Table A -11: Disproportionately Greater Need 50 % -80% of AMI (CHAS Table 15 — NA 15)
One or more of four None of four housing o /negative income,
Race /Ethnicity housing problems" problems g but none of housing
a whole
American Indian, Alaska Native I 28 — 35—r n
`The four housing problems are: 1. Lacks complete
per room, 4.Cost Burden greater than 30%
Data Source: 2007 -2011 CHAS
3. More than one person
Table A -12: Disproportionately Greater Need 80% -100% AMI (CHAS Table 16 — Na t ct
la IOU, 'POU,P, Ps PrOuIEI I'S ay e. 1. La�R> wnipe,e Kncnen tacumes, 2. Lacks complete plumbing facilities, 3. More than one person
per room, 4.Cost Burden greater than 30%
Data Source: 2007 -2011 CHAS
Disproportionately greater need is defined as a difference greater than ten percentage points for any
racial or ethnic group than the jurisdiction as a whole (for the Tri- Cities as a region). CHAS tables 13
through 16 show households with housing problems by income and by race /ethnicity of the
householder. With the exception of Hispanic householders, the numbers of minority householders are
small and associated with large margins of error because of American Community Survey sampling.
APPENDIX A, Page 6
Race /Ethnicity
One or more of four
None of four housing
No negative income,
housing problems"
problems
but none of housing
Jurisdiction as a whole
1,495
4,395
problems
White
1,160
3,255
0
0
Black / African American
40
115
Asian
59
75
0
American Indian, Alaska Native
0
35
0
Pacific Islander
0
0
0
Hispanic
215
880
0
1
0
la IOU, 'POU,P, Ps PrOuIEI I'S ay e. 1. La�R> wnipe,e Kncnen tacumes, 2. Lacks complete plumbing facilities, 3. More than one person
per room, 4.Cost Burden greater than 30%
Data Source: 2007 -2011 CHAS
Disproportionately greater need is defined as a difference greater than ten percentage points for any
racial or ethnic group than the jurisdiction as a whole (for the Tri- Cities as a region). CHAS tables 13
through 16 show households with housing problems by income and by race /ethnicity of the
householder. With the exception of Hispanic householders, the numbers of minority householders are
small and associated with large margins of error because of American Community Survey sampling.
APPENDIX A, Page 6
TRI- CITIES REGIONAL CP APPENDIX — CHAS TABLES
In each of the tables (CHAS 13 through 16) the percentage of Hispanic householders with one or more
housing problems was within ten percentage points of the jurisdiction as a whole.
Disproportionately Greater Need: Severe Housing Problems (NA -20)
Table A -13: Severe Housing Problems 0 % -30% AMI (CHAS Table 17 — NA 20)
Race /Ethnicity
One or more of four
housing problems"
None of four housing
problems
No /negative income,
but none of housing
problems
Jurisdiction as a whole
4,970
1,785
400
White
2,975
1,210
295
Black / African American
94
10
0
Asian
35
30
0
American Indian, Alaska Native
30
15
0
Pacific Islander
0
0
0
Hispanic
1,740
520
95
'The four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5
persons per room, 4.Cost Burden greater than 50%
Data Source: 2007 -2011 CHAS
Table A -14: Severe Housing Problems 30 % -50 %AMI (CHAS Table 18 — NA 20)
Race /Ethnicity
One or more of four
housing problems
None of four housing
problems
No /negative income,
but none of housing
problems
Jurisdiction as a whole
2,340
4,665
0
White
1,335
2,910
0
Black / African American
110
80
0
Asian
25
45
0
American Indian, Alaska Native
10
80
0
Pacific Islander
0
D
p
Hispanic
840
1,540 1
0
'The four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5
persons per room, 4. Cost Burden greater than 50%
Data Source: 2007 -2011 CHAS
Table A -15: Severe Housing Problems 50 % -80 %AMI (CHAS Table 19 —NA 20)
Race /Ethnicity
One or more of four
housing problems ,r
None of four housing
problems
No /negative income,
but none of housing
problems
Jurisdiction as a whole
1,335
8,980
0
White
675
6,505
0
Black / African American
10
104
0
Asian
24
180
0
American Indian, Alaska Native
4
59
0
Pacific Islander
0
10
0
Hispanic
625
2,03541
0
he four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5
persons per room, 4.Cost Burden greater than 50%
Data Source: 2007 -2011 CHAS
APPENDIX A, Page 7
TRI- CITIES REGIONAL CP APPENDIX — CHAS TABLES
Table A -16: Severe Housing Problems 80 %- 100 %AMI (CHAS Table 20 —NA 20)
One or more of four None of four housing o /negative income,
Race /Ethnicity „ p - g but none of housing
housing problems roblems B
whole
African
*The four severe housing problems are: 1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5
persons per room, 4.Cost Burden greater than 50%
Data Source: 2007 -2011 CHAS
CHAS tables 17 through 20 examine severe housing problems by race and ethnicity. As with tables
looking at housing problems as a whole, the numbers of minority households, with the exception of
Hispanic householders, are small and associated with large margins of error. Detailed analysis of non -
Hispanic minority householders was not considered reliable for purposes of determining need.
With the exception of Table A -15 (CHAS table 19), there was no disproportionality between the
jurisdiction as a whole and Hispanic householders. CHAS table 19 shows severed housing problems for
households with incomes between 50% and 80% of AMI. Thirteen percent of households in the
jurisdiction had one or more severe housing problems. In comparison 23% of Hispanic householders had
one or more severe housing problems. The percentage difference was just over 10 %, so the need is
considered to be disproportionate.
Disproportionately Greater Need: Housing Cost Burdens
Table A -17: Housing Cost Burdens (CHAS Table 21— NA 25)
Householder Race /Ethnicity
< =30%
30 % -50%
>So%
No / negative income
(not computed)
Jurisdiction as a whole
39,380
9,560
7,369
430
White
31,165
6,490
4,865
295
Black / African American
470
170
199
0
Asian
1,030
210
60
0
American Indian, Alaska Native
244
104
34
0
Pacific Islander
29
14
0
0
Hispanic
6,100
2,525
2,085
130
Data Source: 2007 -2011 CHAS
Table A -17 (CHAS table 21) summarizes cost burden by race and ethnicity of the householder. As noted
previously the number of non- Hispanic minority- headed households is too small to draw conclusions
given the large margins or error. Note, too, that the total number of household in CHAS table 21 is about
5,000 households short of the 2007 -2011 estimated number of households in the Tri- Cities (61,871).
Given those limitations, however, for the jurisdiction as a whole, 30% of households experienced cost
burdens. A disproportionate percentage of Hispanic- headed households experienced cost burdens (43%
did in comparison with 30% of the jurisdiction).
APPENDIX A, Page 8
TRI- CITIES REGIONAL CP APPENDIX — ASSISTED HOUSING
APPENDIX B: ASSISTED HOUSING
Table B -1: 2014 Benton Franklin Counties Assisted Housing
Facility
Units
Target
Program Support
Family
Elderly /Disabled
Desert Rose Terrace
25
0
25
Tax Credit
Copper Ridge Apts
230
184
46
Tax Credit
Desert Villa
154
0
154
Tax Credit /HUD
Heatherstone
223
223
0
Tax Credit
Kamiakin Apts
233
233
0
Tax Credit
Kent Manor
50
40
30
Tax Credit
Meadow Park Apts
152
121
31
Tax Credit
ParkviewApts
107
85
22
Tax Credit
Quail Ridge Apts
50
40
10
fax Credit
Sandstone Apts
119
92
27
Tax Credit
McMurray Park Phase II
98
98
0
Tax Credit
Orchard Hills Apts
141
141
0
Tax Credit
Three Rivers Village
41
0
41
Tax Credit /HUD
Vintage at Richland
148
0
148
Tax Credit
Pioneer Park
50
1 40
10
Tax Credit
Wheatlands Apts
19
19
0
Tax Credit
Bishop Topel Haven Farmworker
42
42
0
Tax Credit
Pinecrest Apts
53
42
11
Tax Credit
Silver Creek Apts
240
240
0
Tax Credit
Stonegate
198
158
40
Tax Credit
Tepeyac Haven Famworker
44
44
0
Tax Credit
The Vineyards Farmworker
45
45
0
Tax Credit
Hillcrest Apts
x
I
HUD
F inecrest Apartments
x
HUD
Tri- Cities Vista
x
HUD
Edison Terrace South
x
HUD
Edison Terrace West
x
HUD
Hawaiian Village
x
HUD
Kennewick Garden Court
x
HUD
Kennewick Perry Suites
x
HUD
The Brentwood Apts
x
HUD
Prosser Gardens
x
HUD
Luther Senior Center I
X
HUD
Luther Senior Center Addition
x
HUD
Tri- Citiies Terrace I West
x
HUD
Tri- Cities Terrace II East
x
HUD
Tri - Cities Terrace South
x
HUD
WA Housing Trust Fund
Sources: Washington State Housing Finance Commission, Washington State Housing Trust Fund and US Department of
Housing & Urban Development data bases
APPENDIX B, Page 1
TRI- CITIES REGIONAL CP APPENDIX— ASSISTED HOUSING
Table B -2: Homeless Resources in Benton - Franklin County
BFDHS HEN Program
DSHS determine eligible; verified by Benefit Verification System
Open "lr
BFDHS TANF Ending Family
Must be receiving or eligible forTANF and participating in Work
40 HH
Homelessness
First Program
CFCS Fresh Start
BFDHS Emergency Housing
One time assistance with eviction prevention, rapid rehousing or
Varies
Assistance
emergency shelter, must be homeless or have an eviction notice
Domestic Violence Services
BFDHS Jail Release Program
Individuals released from jail /prison; Benton /Franklin resident
25 HH
BFDHS Chemically Dependency
For individuals exiting inpatient chemically dependency treatment
25 HH
Housing Program
into homelessness and be a Benton /Franklin resident
Blue Mountain Council SSVF
Support Services to veterans and their families, need DD214
Columbia Basin Veterans
Rental assistance for veterans and families for up to 6 months, must
Referral
22 HH
Coalition VESTRA
be homeless or pending homeless and have a DD214
CAC Elderly Program
Homeless or at risk and over 55 years
CAC Owens House
Franklin County, male, drug and alcohol free, no sex offenders
12 HH
4 HH
CAC Chronic Homeless Program
Chronically homeless based on county definition
CAC CDBG
Non - entitlement areas: Nort h Franklin and West Benton County
36 HH
Varies
CAC ESG
Homeless prevention and Rapid Rehousing
Var'
CACABD Program
ABD receipt accor
CAC TBRA
Up to two years re
CFCS Helping Hands
CFCS clients; 1 -yea
CFCS 2163
Rental assistance
CFCS Fresh Start
Rental assistance f
CFCS Bridges
Rental assistance f
CFCS SSVF
Support services to
Domestic Violence Services
Rent assistance for
Lourdes Counseling Center
Rental and Shelter Program
Emergency shelter
with mental illness
River of Life Young Adult
Housing ANSIL
Ages 18 -24 years, 1
Benton Franklin Detox Center
CAC: Community Action Connection ,,CFCS:
Social detoxification
Catholic Family &Child
Source: Benton Franklin Continuum of Care Coordinator, August 2014
din to DSHS Benefit Verification System 44 HH
ntal assistance for families 33 HH
r far individuals with mental health issues 20 HH
180 days) individuals with mental health issues 22 HH
or individuals 18 -24 up to 6 months 26 HH
or individuals aver 55 up to 6 months 16 HH
veterans and families DD 214 required 30 HH
DV victims graduated subsidy up to 6 months 20 HH
vouchers and rental assistance for LCC clients 40 HH
2 month graduated subsidy model 12 HH
facility for women 12 HH
Services: HH: Househnldc
APPENDIX B, Page 2
es
APPENDIX B, Page 2
TRI- CITIES REGIONAL
CONSOLIDATED PLAN 2015 -2019
PASCO ANNUAL ACTION PLAN
Review Draft
OCTOBER 2014
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
FIRST YEAR ACTION PLAN
INTRODUCTION (AP15)
The Cities of Richland, Kennewick and Pasco are entitlement communities under Title 1 of the Housing
and Community Development Act of 1974. Each city is eligible to receive federal funds annually from the
US Department of Housing and Urban Development (HUD) under the Community Development Block
Grant (CDBG) Program. Each city is separately responsible for planning and administering housing and
community development activities within their jurisdiction, and implementing, monitoring, and
reporting to HUD on the use of CDBG funds.
Richland, Kennewick and Pasco, as contiguous units of local government, entered into a Cooperative
Agreement in 1995 to form the Tri- Cities HOME Consortium. The agreement was amended in 2007 to
include an automatic renewal clause. At least every three years the Cooperative Agreement is re-
evaluated by each city to determine continued participation in the Consortium and to propose change.
The Tri- Cities HOME Consortium is eligible to receive annual federal HOME dollars from HUD under the
HOME Investment Partnership Program authorized under Title If of the Cranston - Gonzalez National
Affordable Housing Act, as amended. Richland serves as the lead entity for the Tri- Cities HOME
Consortium, and acts as the administrative, monitoring and reporting agency to HUD.
As each of the three cities share a common set of goals and directions for meeting the community
development and affordable housing needs of lower income persons, the cities collaboratively prepared
a 2015 -2019 Tri- Cities Regional Consolidated Plan. The Plan provides the community with an assessment
of needs and market conditions, establishes priority needs, sets goals to respond to the identified needs,
and establishes outcome measures to serve as a basis for developing Annual Action Plans.
The City Planning Commission is the advisory committee responsible for reviewing and evaluating
proposals for CDBG funding and making a recommendation for City Council action. Local needs
identified through community meetings, result in needs and goals identified in the Tri- Cities Regional
2015 -2019 Consolidated Plan. Various methods were used to aid in the development of the 2015 Annual
Action Plan. These included public hearings, advertisements in local newspapers in both English and
Spanish languages, and direct mailings to agencies and organizations that serve under - represented and
lower income populations. In addition, existing and prior community plans, studies, and resources were
utilized. Information is gathered during the biennial Citizen's Forum, conducted in even numbered years,
and neighborhood meetings.
While no plans are underway at the present time, The City also reserves the option of applying for a
Section 108 loan in an amount not to exceed five years of anticipated CDBG funds. This plan is
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
contingent upon final approval of the Community Development Block Grant entitlement award from the
U.S. Department of Housing and Urban Development (HUD). As the exact entitlement is unknown at this
time, The City reserves the right to make adjustments necessary to reduce, increase or add projects per
the requirements of the approved Citizen Participation Plan.
EXPECTED RESOURCES
Table 1: Expected Resources Priority Table
source cApeueo Amount Available 1
Program of Uses of Funds Annual Program Prior Year
Funds Allocation Income Resources
Admin and
planning
Economic
development
Housing
Public
improvements
Public services
Leveraging Funds and Matching Requirements (AP15)
t Amount
Available
Total Remainder
of Plan
Narrative
Description
Estimates based on
available public
information about
the President's
proposed 2015
budget in the Spring
of 2014; assumes
$640,072 per year
The Cities of Richland, Kennewick and Pasco are supportive of efforts by other agencies to apply for or
leverage other funding sources that might become available during the year. City staff will be available
to provide written and verbal support of projects that will meet a housing and community development
need as identified in the 2015 -2019 Consolidated Plan, and, within staffing capacity, will assist other
organizations that implement portions of the Plan to apply for funds from other local, state, or federal
resources.
Each city, as a participating jurisdiction of the Consortium, must make a permanent contribution to
show support of affordable housing in the community. The contribution is considered to be a match for
federal HOME dollars and must be 25% of the funds drawn from the jurisdiction's HOME Investment
Trust Fund Treasury account, excluding funds identified for administering the HOME program and
program income. Match obligations are satisfied by permanent non - federal investment in, or
contribution to, HOME assisted or HOME eligible projects by reduction or contribution from the City's
General or other non - federal funds, reduced cost for land purchased below appraised value, reduced
financing fees from lenders and appraisers, grants for affordable housing from non - federal sources,
donated construction /housing materials, and volunteer labor.
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
ANNUAL GOALS AND OBJECTIVES
Table 2: Goals Summary
PROJECTS
Table 3: Project Information
1 -1
ADMINISTRATION, CDBG administration
Geographic
Needs
2 -3
PUBLIC SERVICES, Martin Luther King Community Center Recreation Specialist
2-4
PUBLIC SERVICES, Senior Citizen's Center Recreation Specialist
2 -5
PUBLIC SERVICES, YMCA Martin Luther King Community Center Recreation Programs
Area
Addressed
4 -7
HOUSING, BFCAC CHIP Minor Rehabilitation Program
Increase and
2015
2016
Affordable
N/A
Affordable
$40,000
Homeowner
preserve
housing
housing
rehabilitation:
affordable
creation,
2 households assisted
housing
preservation,
choices
access and
choice
Community,
2015
2016
Non- housing
N/A
Community,
$480,072
Public facility or
neighborhood
community
neighborhood
infrastructure
& economic
development
and economic
improvements other than
development
development
low /mod housing benefit:
11,445 persons assisted
Public services other than
low /mod housing benefit:
3000 persons assisted
Jobs created /retained: 6
jobs; Businesses assisted:
6 businesses assisted
PROJECTS
Table 3: Project Information
1 -1
1 -1
ADMINISTRATION, CDBG administration
2 -2
PUBLIC SERVICES, Civic Center, Youth Recreation Specialist
2 -3
PUBLIC SERVICES, Martin Luther King Community Center Recreation Specialist
2-4
PUBLIC SERVICES, Senior Citizen's Center Recreation Specialist
2 -5
PUBLIC SERVICES, YMCA Martin Luther King Community Center Recreation Programs
3 -6
ECONOMIC DEVELOPMENT, Pasco Downtown Development Commercial Kitchen
4 -7
HOUSING, BFCAC CHIP Minor Rehabilitation Program
5 -8
PUBLIC FACILITY, Kurtzman Park Playground Equipment
5 -9
PUBLIC FACILITY, Volunteer Park Playground Equipment
6 -10
CODE ENFORCEMENT, Code Enforcement Officer
7 -11
COMMUNITY INFRASTRUCTURE, Sidewalk replacement & ADA ramp installation /replacement Program
1 -1
Target area
Goals supported
Increase and preserve affordable housing choices
Community neighborhood & economic development
Homeless intervention & prevention and supportive services
Needs addressed
Affordable housing creation, preservation, access and choice
Community, neighborhood and economic development
Homeless intervention and prevention and supportive services
Funding
CDBG: $120,000
Description
21A- General Program Administration
Location
description
Citywide
2 -2
2 -3
2-4
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
Planned activity CDBG funds provide for salary and benefits for the Block Grant Administrator to
plan, administer and provide for the successful delivery of housing, community
development and economic activities. The City receives funds for CDBG, HOME and
NSP activities. The Block Grant Administrator ensures compliance with local, state
and federal rules, regulations and laws for programs that primarily benefit low to
iargecarea
Goals supported Community neighborhood & economic
Needs addressed I Community neighborhood 8, economic
running Sutsb: yZUXU LOCAL: $100,500
Description 051)-Youth Services
Location
decrrin4inn 205 South Wehe, Pasco, WA 99301 - South of 1- 182 /WA -12 and East of SR -395
Planned activity CDBG funds provide a portion of the salary and benefits for recreation specialist at
the Martin Luther King Center. This facility's program is coordinated with the YMCA,
Salvation Army and Campfire USA, who all collaborate to provide education and
physical activities to school age children.
Tareet date 1z /3t /zm s
Public service activities other than
assisted
Goals supported I Community neighborhood &
CDBG: $30,000 LOCAL:
income housing benefit: 600 persons
ment
Location 1 1315 North 7th, Pasco - South of I- 182/WA -12 and East
Planned activity CDBG funds provide a portion of the salary and benefits for recreation specialist to
oversee and operate program at Pasco's senior center. This facility's program
provides supervision and leadership necessary for programs serving the elderly of
Pasco with support services, nutrition,_ health and living skills sunnnrr
4
05D -Youth Services
525 N Third Avenue, Pasco, WA 99301 - South of 1- 182 /WA -12 and East of SR -395
on
MDescription
activity
CDBG funds provide a portion of the salary and benefits for recreation specialist at
the Youth Civic Center. This facility's program is to provide recreation programs for
youth at risk and families in low -to- moderate income Census Tract (202),
te
12/31/2015
Indicator /outcome
Public service activities other than low /mod income housing benefit: 300 persons
assisted
running Sutsb: yZUXU LOCAL: $100,500
Description 051)-Youth Services
Location
decrrin4inn 205 South Wehe, Pasco, WA 99301 - South of 1- 182 /WA -12 and East of SR -395
Planned activity CDBG funds provide a portion of the salary and benefits for recreation specialist at
the Martin Luther King Center. This facility's program is coordinated with the YMCA,
Salvation Army and Campfire USA, who all collaborate to provide education and
physical activities to school age children.
Tareet date 1z /3t /zm s
Public service activities other than
assisted
Goals supported I Community neighborhood &
CDBG: $30,000 LOCAL:
income housing benefit: 600 persons
ment
Location 1 1315 North 7th, Pasco - South of I- 182/WA -12 and East
Planned activity CDBG funds provide a portion of the salary and benefits for recreation specialist to
oversee and operate program at Pasco's senior center. This facility's program
provides supervision and leadership necessary for programs serving the elderly of
Pasco with support services, nutrition,_ health and living skills sunnnrr
4
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
Target date
12/31/2015
Indicator /outcome
Public service activities other than low /mod income housing benefit: 1,500 persons
assisted
2 -5
Target area
Goals supported
Community neighborhood & economic development
Needs addressed
Community neighborhood & economic development
Funding
CDBG: $20,000 LOCAL: $40,000
Description
05D -Youth Services
Location
205 South Wehe, Pasco, WA 99301 - South of 1- 182/WA -12 and East of SR -395
description
Planned activity
CDBG funds are requested to provide recreation programs at the Martin Luther King
Center due to decreased funding from United Way.
Target date
12/31/2015
Indicator /outcome
Public service activities other than low /mod income housing benefit: 600 persons
assisted _
3 -6
Target area
Goals supported
Community neighborhood & economic development
Needs addressed
Community neighborhood & economic development
Funding
CDBG: $25,000 LOCAL: $22,100
Description
18B -ED Technical Assistance (51% LMJ)
Location
110 South 4th Avenue - South of 1- 182/WA -12 and East of SR -395
description
Planned activity
CDBG funds provide for continued operations of the Pasco Specialty Kitchen, a
certified commercial incubator kitchen. By providing technical support to small
food - related businesses the Pasco Specialty Kitchen improves their success rate by
helping them to establish and achieve their goals. In consideration for technical
assistance, the startup businesses agree to make jobs created available to low -to-
moderate income persons in Pasco (Census Tract 202).
Target date
12/31/2015
Indicator /outcome
Jobs created /retained: 61obs
4-7
Target area
Goals supported
Increase and preserve affordable housing choices
Needs addressed
Affordable housing creation, preservation, access and choice
Funding
CDBG: $40,000 PRIVATE: $5,000
Description
14A- Rehab; Single -Unit Residential
Location
Multiple sites within The City
description
Planned activity
CDBG funds provide minor household repairs, energy efficient upgrades and
hazardous material removal for low to moderate income households with priority
given to those with housing burden greater than 30% and /or income less than 50%
AMI, or in a target neighborhood.
Target date
12/31/2015
Indicator /outcome
Homeowner housing rehabilitated: 2 Households housing units
5 -8
Target area
Goals supported
Community neighborhood & economic development
Needs addressed
Community neighborhood & economic development
5 -9
6 -10
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
CDBG: $125,000
3F
on 0- Parks, Recreational Facilities
1125 N 4` Ave -South of I- 182 /WA -12 and East —.f—SR--- 95 -3
Ion
activity CDBG funds are requested for acquisition and installation of playground equipment
at Kurtzman Park and installation of safety mat.
ate 12/31/2015
/outcome Public service activities other than low /mod income housing benefit: 5,640 persons
assisted
location 3315 Wehe - South—of-1-182/WA-12 and East of SR -395
description
Planned activity CDBG funds are requested for acquisition and installation of playground equipment
at Kurtzman Park and installation of safety mat.
Target date 12/31/2015
ndicator /outcome Public service activities other than low /mod income housing benefit: 5,805 persons
assisted
area
Needs addressed I Commun
Location South of 1- 182 /WA -12 and East of SR -395
description
Planned activity CDBG funds provide a portion of the salary and benefits for one of three code
enforcement officers to help bring approximately 500 residential properies into
compliance with City codes. Code enforcement encourages property owners to
maintain housing units to minimum property standards and improves
neighborhood appearance in primarily low to moderate income neighborhoods
(Census Tracts 201, 202, 203 and 204).
Target date 12/31/2015
Indicator /outcome Housing code enforcement /foreclosed property care: 500 HH housing units
Goals
Funding CDBG: $42,072 LOCAL: $250,000
Description 03L- Sidewalks
Location Various locations TBD - South of 1- 182 /WA -12 and East of SR -395
description
Planned activity CDBG funds are requested to make area -wide street and sidewalk improvements in
conjunction with the street overlay project, and replace areas of public sidewalks
with ramp access (intalling approximatelv 20 new rammi f�' Ai"ki -a __ -_ -_-
9
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
Allocation Priorities and Barriers (AP35)
Funding priorities are consistent with those stated in the Strategic Plan. The City of Kennewick intends
to maximize the use of limited resources to ensure the highest benefit within the capacity to administer
the program. Reduced funds have increased the challenge. Given the limited capacity, bricks and mortar
projects resulting in visual physical improvements are important when those projects reduce barriers for
physically impaired persons; result in the acquisition, construction or improve ment to public facilities;
and /or, result in neighborhood preservation and revitalization. High priority is also placed on projects
that would result in enhancing the economic opportunities of residents.
The City likewise places a priority on bricks and mortar projects that result in the creation or
preservation of housing for elderly or populations with special needs and socia I services projects to
address community needs including projects to assist seniors or populations with special needs and
disadvantaged youth.
Whenever feasible, projects that leverage additional funds and /or are coordinated with community
partners are emphasized and given priority. The City does not anticipate obstacles to meeting the
underserved needs addressed in the projects (within the anticipated funding levels).
GEOGRAPHIC DISTRIBUTION (APSO)
Revitalization efforts remain a priority in central Pasco where most of the aging housing stock is located.
Pasco's CDBG and HOME funds will be used to assist lower income residents of Pasco, priority will be
placed on those activities that provide a benefit in the oldest sections of Pasco. This geographic area is
primarily located in the SE quadrant of the city, south of 1 -182, and east of SR -395, and is characterized
by a high percentage of families living at or below poverty level.
AFFORDABLE HOUSING
Introduction (AP55)
HOME goals are included in reporting by the City of Richland, the HOME lead.
Table 4: One Year Goals for Affordable Housing by Support Requirements
One -Year Goals for the Number of Households to be Supported
Homeless
Non - homeless
Special needs
Total
Target date
12/31/2015
Indicator /outcome
Public service activities other than low /mod income housing benefit: 1,700 persons
assisted
Allocation Priorities and Barriers (AP35)
Funding priorities are consistent with those stated in the Strategic Plan. The City of Kennewick intends
to maximize the use of limited resources to ensure the highest benefit within the capacity to administer
the program. Reduced funds have increased the challenge. Given the limited capacity, bricks and mortar
projects resulting in visual physical improvements are important when those projects reduce barriers for
physically impaired persons; result in the acquisition, construction or improve ment to public facilities;
and /or, result in neighborhood preservation and revitalization. High priority is also placed on projects
that would result in enhancing the economic opportunities of residents.
The City likewise places a priority on bricks and mortar projects that result in the creation or
preservation of housing for elderly or populations with special needs and socia I services projects to
address community needs including projects to assist seniors or populations with special needs and
disadvantaged youth.
Whenever feasible, projects that leverage additional funds and /or are coordinated with community
partners are emphasized and given priority. The City does not anticipate obstacles to meeting the
underserved needs addressed in the projects (within the anticipated funding levels).
GEOGRAPHIC DISTRIBUTION (APSO)
Revitalization efforts remain a priority in central Pasco where most of the aging housing stock is located.
Pasco's CDBG and HOME funds will be used to assist lower income residents of Pasco, priority will be
placed on those activities that provide a benefit in the oldest sections of Pasco. This geographic area is
primarily located in the SE quadrant of the city, south of 1 -182, and east of SR -395, and is characterized
by a high percentage of families living at or below poverty level.
AFFORDABLE HOUSING
Introduction (AP55)
HOME goals are included in reporting by the City of Richland, the HOME lead.
Table 4: One Year Goals for Affordable Housing by Support Requirements
One -Year Goals for the Number of Households to be Supported
Homeless
Non - homeless
Special needs
Total
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
Table S: One Year Goals for Affordable Housing by Support Type
One -Year Goals for the Number of Households to be Supported
Rental assistance
Production of new units
Rehab of existing units
Acquisition of existing units
Total
Discussion (A P55)
A goal of the three Cities is to provide decent affordable housing for its residents. To support this effort
each city has programs to address this need. The following provides a general overview of the types of
programs and projects that supports this effort.
HOME —Down Payment Assistance Program. Each City provides a down payment program,
providing funds for low and moderate income first time homebuyers.
HOME — CHDO. Support efforts of a CHDO to develop single family homeownership units.
PUBLIC HOUSING
Actions to Support Public Housing Needs (AP60)
The City of Pasco will help address the needs of public housing and activities in 2014 by continuing to
work closely with and supporting efforts of the Housing Authority of the City of Pasco and Franklin
County. The City and Authority will continue to coordinate housing activities throughout the City.
Actions to Encourage Residents (AP60)
The Housing Authority of the City of Pasco and Franklin County is in the process of reinstituting the
resident council.
HOMELESS AND OTHER SPECIAL NEEDS ACTIVITIES (APISS)
The three cities will continue to be involved in the Benton Franklin Human Services planning efforts. The
BFHS developed a plan for the homeless with the express purpose of giving nonprofit and government
agency providers a "road map" of actions to follow to reduce homelessness in Benton and Franklin
Counties. The plan is a concerted effort by numerous agencies, including the three cities, to develop a
common understanding of the needs of the homeless and to agree upon a coordinated plan to improve
services and housing for homeless. The goal of the plan is to move homeless individuals and families
through a continuum of housing and supportive services leading them to permanent housing with the
highest level of self - sufficiency they can achieve.
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
Assessing Individual Needs (AP65)
Richland, Kennewick and Pasco will continue to encourage cooperation in sharing information to identify
existing resource that might be available to meet the needs of the homeless, or those at risk of
becoming homeless. Staff from the Cities will also participate in and support the annual Point -in -Time
Count in Benton and Franklin counties scheduled for January 2015.
Addressing Emergency Shelter and Transitional Housing Needs (AP65)
Emergency Solutions Grant funds are not directly administered by the Continuum of Care. However, the
Continuum consults on funding decisions. The cities do not address emergency shelter and transitional
housing needs of homeless, except through their involvement with Benton Franklin Community Action
Committee (BFCAC) and Benton Franklin Human Services. The three cities do not receive ESG funds but
will continue to support the development of homeless housing through community resources such as,
potentially, the HOME program and 2060 and 2163 Recording Fee resources, as they have in the past
(such as the recent rehabilitation and sale of a duplex for use as transitional housing for families).
Transitions to Permanent Housing and Homeless Prevention (AP65)
The City of Pasco sold a HOME- assisted unit to BFCAC. The unit will be used to house four individuals
transitioning out of homelessness. BFCAC will provide supportive managed care and subsidized rent to
assist clients achieve self- sufficiency.
Pasco awarded CDBG funds to Elijah Family Homes forthe Transition to Success Program to avoid
homelessness due to previous addiction related offenses.
Assistance with Discharge Housing and services (AP65)
Except for involvement with BFCAC, the three Cities don't provide assistance to those being discharged
from publicly funded institutions or receiving assistance from public or private agencies.
BARRIERS TO AFFORDABLE HOUSING (AP75)
The purchase price and downpayment of a home generally serves as a significant barrier to affordable
homeownership opportunities, particularly for lower income households. Local HUD - funded housing
programs provide affordable housing opportunities for lower- income households by financing down
payment assistance. Affordable housing opportunities are also available through programs for minor
home repairs and weatherization upgrades to existing homes, decreasing energy costs for low income
households.
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
All three cities encourage infill development to preserve older neighborhoods, and support increase of
housing densities in areas where adequate public facilities and services (police and fire protection,
schools, water, sewer, and drainage) are in place or can easily be provided.
Excessive development costs and associated fees, recent increases in costs for energy, and rising
housing prices are all potential barriers to affordable housing. Pasco is an entry-level residential growth
center. Housing in Pasco is influenced by a variety of public policies and actions that can either have
short-term impacts or long -term implications for affordable housing. Pasco regularly monitors available
land, zoning, land use, permitting processes, utilities and transportation to accommodate projected
population increases and housing requirements of all income groups.
OTHER ACTIONS
Introduction (AP85)
Because of the layout of the Tri- Cities, Benton and Franklin Counties are taking a more regional
approach for addressing obstacles to underserved needs. One of the challenges to meeting underserved
needs by any one group is the lack of staff capacity, financial resources, and supportive services
necessary to address all needs. All three cities attend, support and are active members of Continuum of
Care, an organization comprised of local non - profit, housing, public service, correctional, and
government agencies throughout Benton and Franklin counties. By maintaining open communication,
collaboration, and partnering efforts among all groups, and reducing duplication of effort, more needs
of lower income people can be met.
Actions to Meet Underserved Needs (AP85)
Decent housing can be made available to those below 30% median income by joining forces with
community advocates such as the Benton Franklin Home Base Housing Network, Benton Franklin
Community Action Committee and the Department of Human Services to provide affordable housing for
this underserved population. Typical projects to meet this goal would be family shelter, domestic
violence shelter, developmentally disabled and chronically mentally disabled housing, elderly housing,
migrant farmworker housing, homeless prevention rapid rehousing programs and state and local
housing trust funds. The City supports the efforts of local non - profit agencies to meet needs of
underserved populations.
Actions toward Affordable Housing (AP85)
The City will continue to support the efforts of various nonprofit agencies, housing authorities and
CHDO's to provide affordable housing opportunities for special needs populations. Rehabilitation
priority is given by the City and by Benton Franklin CAC Energy Efficient Healthy House Program to those
homes occupied by frail elderly or homeowners and renters with disabilities. City staff will be available
to assist in identifying potential funding sources and provide technical assistance within staff capacity,
10
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
and will remain receptive to forming partnerships with other entities to assure vulnerable populations
are able to reside in decent, safe housing.
Actions to Reduce Lead -Based Paint Hazards (AP85)
The City will undertake the following actions in program years 2015 -2019 to increase community
awareness of lead based paint and its hazards. The City will provide education on lead based paint
including information on Safe Work Practices, actions to take when rehabbing or remodeling a home,
and steps to take if exposure to lead hazards is suspected.
The pamphlets "Renovate Right" and "Protect Your Family from Lead in Your Home' published by
Washington Department of Commerce and Environmental Protection Agency (EPA) will be distributed to
all potential housing clients, and be available via online links from the City's website.
In compliance with Program Update 05 -11, the Lead Based Paint (LBP) Safe Checklist is utilized to
evaluate applicability of the lead safe housing rule to CDBG and HOME funded projects. The City will
work with pre - qualified contractors to perform testing as necessary to identify lead hazards, and assure
compliance after remediation work through clearance exams as required for persons assisted with CDBG
or HOME funds.
Actions to Reduce Number of Poverty -Level Families (AP85)
Several activities may be undertaken to decrease cost - burdens for lower income people such as the
various housing programs offered by the City and the Tri- Cities HOME Consortium, such as Local
Improvement District (LID) Assistance Programs, life skills training, and the various public /social service
programs offered. The Cities support economic development projects that create jobs or provide
education or training to enable people to become self- sufficient and have an opportunity to work at
living wage jobs. Neighborhood improvement plans inventory and designate neighborhoods for
revitalization. Targeted revitalization of neighborhoods should increase the ability to impact the lives of
lower income residents who reside there, and promote these areas as a desirable place to live with
connectivity to other desirable neighborhoods.
The City will continue to provide support for very low income seniors and disabled households by
reducing their water bills. Discounts for electricity and refuse are also offered by Franklin County Public
Utility District (PUD) and Basin Disposal. The City will continue housing programs such as the Owner -
Occupied Rehab Program, Down Payment Assistance Program, and the Infill Homeownership Program.
Pasco also continues to assist in funding various public /social service programs that meet basic needs of
lower income or special needs populations. The City continues to support efforts in the community to
create job opportunities that pay living wage rates and provide training opportunities to reduce poverty.
11
PASCO ANNUAL ACTION PLAN DRAFT 10 -3 -14
Actions to Develop Institutional Structure (AP85)
The City will pursue various activities outlined in the 2015 -2019 Consolidated Plan to strengthen and
coordinate actions with housing, nonprofit, and economic development agencies. Staff will continue to
participate in the Continuum of Care Task Force to assist in the coordination of government agencies,
nonprofit organizations, housing developers, social service providers, and Continuum of Care providers
to meet the needs of the homeless. Pasco staff will participate in the Point -in -Time Count of the
homeless, used to measure community trends. The City will, within staff capacity, continue to encourage
and support joint applications for resources and programs among housing and service providers.
Actions to Enhance Coordination (AP85)
The City supports efforts by other agencies to apply for, or leverage other funding sources that might
become available during the year. City staff will be available to provide written and verbal support of
projects that meet a Housing and Community Development need as identified in the 2010 -2015
Consolidated Plan, and will assist other organizations to apply for funds from other local, state or federal
resources within staff capacity.
PROGRAM SPECIFIC REQUIREMENTS
Introduction (AP90)
Projects planned with all CDBG funds expected to be available during the year are identified in the
Projects Table. The following identifies program income that is available for use that is included in
projects to be carried out.
Community Development Block Grant Program (CDBG) Reference 24 CFR 91.220(1)(1)
1. The total amount of program income that will have been received before the
start of the next program year and that has not yet been reprogramed
$8,000.00
2. The amount of proceeds from section 108 loan guarantees that will be used
during the year to address the priority needs and specific objectives identified in
$0.00
the grantee's strategic plan
3. The amount of surplus funds from urban renewal settlements
$0.00
4. The amount of any grant funds returned to the line of credit for which the
planned use has not been included in a prior statement or plan
$0.00
5. The amount of income from float- funded activities
$0.00
Total Program Income
Other CDBG Requirements
1. The amount of
2. The estimated percentage of CDBG funds that will be used for activities that
benefit persons of low and moderate income 95%
12
MEMORANDUM
DATE: October 16, 2014
TO: Planning Commission
FROM: Jeffrey B. Adams, Associate Planner
SUBJECT: Shoreline Management Act - Continuation of SMP Regulatory
Components and Environment Designation Maps Discussion
Introduction
Pasco is updating its Shoreline Master Program (SMP) with project funding
from the Department of Ecology (Ecology). In February of 2013 the Planning
Commission received an SMP orientation from representatives from the
Washington State Department of Ecology. This is a continuation of the
discussion on the Anchor QEA Memo from last meeting.
SMP Regulatory Components
As mentioned in the last memo, the City of Pasco currently uses the updated
Franklin County Shoreline Management Master Program of 1974 to regulate
developments within its shorelines. The current SMP process will create a
separate SMP document for Pasco and implement the SMA consistent with the
Ecology guidelines. Once adopted, the SMP will be integrated as part of the
City's Comprehensive Plan and PMC and will be used to regulate development
specifically within the City's shoreline jurisdiction.
The Anchor QEA Memo describes key regulatory items and offers multiple
options for each item, with a recommendation designed to accommodate the
unique challenges and opportunities of the City of Pasco.
Environment Designation Maps
Environment designation maps classify shoreline reaches to reflect local
shoreline conditions including ecological functions and shoreline development.
City shoreline policies and regulations will then be based on these
designations.
Shoreline environment designations must be based on Ecological
characteristics, shoreline reaches, land use patterns, community goals, and
shoreline management recommendations from the inventory and
characterization report. In order to conform to the State Guidelines, a purpose,
designation criteria and management policies must be established for each
environment designation.
At the October 16, 2014 meeting Anchor QEA will to focus on some preliminary
environment designation maps and wrap up the discussions on the memo and
SMP outline. Preparation of the fleshed -out SMP will follow, once the Planning
Commission is comfortable with the direction the SMP is heading.
Page 1 of 1
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