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Ordinance No. 83-05 CITY OF TIGARD, OREGON ORDINANCE NO. 83-QL AN ORDINANCE ADOPTING THE HOUSING ELEMENT OF THE TIGARD COMPREHENSIVE PLAN; AND DECLARING AN EMERGENCY. WHEREAS, the City of Tigard finds it necessary to revise its Comprehensive Plan periodically to improve the operation and implementation of that Plan; and WHEREAS, the Tigard Planning Commission has recommended the adoption of a citywide Comprehensive Plan Element on Housing, after holding a public hearing regarding the same; and WHEREAS, the proposed Housing Element has been reviewed by the Committee for Citizen Involvement of the City of Tigard; and WHEREAS, the proposed Element has been the subject of comments from the City's Neighborhood Planning Organizations (NPO'S) and individual citizens; and WHEREAS, after considering the comments of the Planning Commission, the Committee for Citizen Involvement, Neighborhood Planning Organizations and individual citizens, the Council believes that the Housing Element of the ( Tigard Comprehensive Plan should be adopted in the form set forth in Exhibit t°A"attached hereto and, by this reference, made a part hereof: NOW, THEREFORE, THE CITY OF TIGARD ORDAINS AS FOLLOWS: Section 1: The HousingElement of the Tigard Comprehensive Plan, as set forth g in Exhibit "A", consisting of- a title page and forty-nine pages of text be, and the same hereby is, adopted as a part of the citywide Comprehensive Plan of the City of Tigard. Section. 2: In revising and compiling the Tigard Comprehensive Plan, the Planning Director is authorized and directed to edit the Plan as necessary to provide a readable text; however, the Director shall not edit or change any policy or implementation strategy adopted in Exhibit "A" and shall present all portions of the edited Comprehensive Plan to the City Council for its approval. section 3: In order to provide a uniform date for the effectiveness of this series of Comprehensive Plan revisions to be adopted by the City Council in 1983, an emergency is declared and this portion of the Comprehensive Plan shall become effective on February 1, 1983 PASSED: By_LIY h&, vote of all Council members present, after being rem by num eb r and titleonly hi ^day%f , 1983. �ePw Recorder City of Tigard -)t Th - APPROVED: By the Mayor, this a -�'day of1983. �h�a� r, Mayor - City of Tigard ORDINANCE N0. 83 OS i H IN uomp ehensive P Ica n Report DRAFT For Discussi'm Only i I 1 i CIMN TIGA RD WASHINGTON COUNTY,OREGON ADOPTED BY CITY COUNCIL JANUARY 26, 1983 ORDINANCE NO 83-05 HOUSING j TIGARD COMPREHENSIVE PLAN REPORT DEPARTMENT OF PLANNING AND DEVELOPMENT APRIL 1982 REVISED DECEMBER 1982 REVISED JANUARY 1983 City Council Planning Commission Wilbur Bishop - Mayor Frank Tepedino - President John Cook Cliff Speaker Tom Brian Donald Moen Nancie Stimler, Former Member Richard Helmer, Former Member Ken Scheckla Mark Christen Ima Scott Bonnie Owens Deane Leverett Phil Edin Roy Bonn Ron Jordan Project Staff Bob Jean - City Administrator William A. Monahan - Planning Director Jeremy Coursolle - Associate Planner Liz Newton - Associate Planner — Hamid Pishvaa Planner Funk Currie - Public Works Director Adrianne Brockman City Attorney's Office Patt Martin Word Processing Loreen Wilson - Office Manager ADOPTED BY TIGARD CITY COUNCIL JANUARY 26, 1983 ORDINANCE 83-05 I z�r _ x . u TABLE OF CONTENTS Page Introduction 1 Findings, Policies and Implementation Strategies 2 Chapter I: Housing Supply Chapter II: Housing Demand 17 Chapter LII: Cost of Housing 25 Chapter IV: Population Trends 37 Chapter V: Buildable Residential Land Inventory 41 �^ I. INTRODUCTION The initial framework planning for Tigard's housing needs was established in 1977 with Tigard's Housing Plan. Since that initial report, there has been a need to update that data in order to provide a comprehensive overview of Tigard's housing supply and need. The housing study you are about to read had its general direction and intent formed on a statewide level by the Land Conservation and Development Commission (LCDC) Goal #10: Housing. More importantly, however, this housing study represents the community of 'Tigard and its housing needs as the community grows towards the year 2000. This housing study is only part of the comprehensive planning process for the City of Tigard. It describes and analyses all of the housing characteristics in Tigard concerning actual and projected housing conditions. Following the introduction, this study reviews the supply demand, housing costs and projected need for housing in the Tigard planning area and its relationship to the overall regional housing need of Portland metropolitan area. In addition, this report suggests necessary policies and implementation strategies that will be used to implement the City's housing plan. Before proceeding to the data analysis of this study, it is useful to clarify �G the basic housing issue that confronts Tigard. In the 1960's Tigard was considered a "rural" or "small town" community. Hcwever, between 1970 and 1980 Tigard grew 2 1/2 times to become the fourteenth largest city in Oregon. ,.' During the 1970's the livability and economic stability of Tigard was maintained, and it is the intent of this Housing Element and the entire Comprehensive Plan to continue to maintain this livability throughout the Tigard community. Given its proximity to Portland it is assumed that Tigard will continue to grow during the planning period (1980 - 2000). It is also assumed that the w actual growth rate during the planning period may fluctuate given ma--3.et conditions , housing supply and demand, and availability of financing. Al levels of government with some authority in the Tigard area identify housing as a necessary element which must be addressed in effective ways. At the state level, the housing goal nearly formalizes goals and objectives already recognized in the 1971 Tigard Community Plan and NPO (Neighborhood Planning;Organization) plans. The various residential densities "intend to provide a variety of living environments while providing for the housing needs of different family size and incomes." Regardless of any state or regional planning goals, Tigard needs to establish a local planning effort which adequately meets the diverse needs of all households wishing to reside in Tigard. Upper income and upper-middle income households generally have little difficulty finding the kind of dwelling !hey can afford, but middle income and dower income households face a serious problem in locating the type of dwelling which they need and can afford. i -1- t i 3 i ow to provide a sufficient supply of diverse housing at The question of h Pof is reasonable prices, while protecting the basic characterproblem of their ownlat� the also relevant to residents who may have no housing p for exam t �l moment. In the absence of appropriate plans for housing, P 1 middle-aged couples today may find it difficult to continue to live in the community when they become senior citizens, because their housing needs and t financial capabilities are very different. Families with teenagers should j planning, their children may not be able to also realize that, without proper {; e out making their own way in the world. live in the community when they ar 4 I FINDINGS, POLICIES, AND IMPLEMENTATION STRATEGIES This section reviews the problems related to housing and the recommended policies which suggest to the community ways to alleviate these housing problems. 6.1 HOUSING NEEDS FINDINGS d has en as .6% single o The resdetached dwellings,n 42.7% r attached units, and dd 5 1.7% manufacturedfamily ed \, homes. o The Metropolitan Housing Rule adopted by the Land Conservationand Development Commission states that Tigard must provide for 50 percent single family and at least 50 percent single family attached or multiple ' family units with a minimum of 10 units to the net acre. The Metro Housing Rule applies to only vacant buildable lau:, within Tigard's Urban Planning Area, and does not affect established and developed residential areas. ral years o The tepid increase in housing and land cost over the last ev meet their has excluded many households from obtaining suitable housing needs. o Many of the households that do not desire or are unable to afford ed dwellings rely on the rental market or le family detach g conventional sing Y ds. u nee o s in g attached dwellingsto meet .their h. . o The rapidly changing City to periodically housing market will require the to reevaluate its housing and land use objectives to provide for a variety of housing types and densities to meet the needs of fut!ire residents. o Approximately 19 percent of the households in Tigard are inhabitated by senior citizens. f' t f � hlic assisted or subsidized housing serves to ® c Undue conce..ntratiora o_ pubtic isolate the _secili:ents cf such housing from the mai8st'rea«< of the community, its full range of basic services' and the diversity of its neighborhoods. For this reason, the City should take steps to disperse l neighborhoods and throughout such housing within individuathe City itself. -2- i l POLICIES } 6.1.1 THE CITY SHALL PROVIDE AN OPPORTUNITY FOR A DIVERSITY Of HOUSING DENSITIES AND RESIDENTIAL TYPES AT VARIOUS PRICE AND RENT LEVELS. 6.1.2 SUBSIDIZED HOUSING UNITS SHALL CONFORM TO ALL APPLICABLE DEVELOPMENT STANDARDS. TO PREVENT THE GEOGRAPHIC CONCENTRATION OF PUBLIC HOUSING AND INSURE A BALANCE IN THE DISTRIBUTION OF SUCH HOUSING, THE MINIMUM DISTANCE BETWEEN SUBSIDIZED HOUSING UNITS LOCATED WITHIN ANY SINGLE FAMILY ZONING DISTRICT SHALL BE FIVE TIMES THE MINIMUM LOT WIDTH ON ANY STREET IN THE DEVELOPMENT. FOR PURPOSES OF THIS POLICY, THE TERM "SUBSIDIZED HOUSING" SHALL MEAN ANY HOUSING DEVELOPED OR CONSTRUCTED BY THE WASHINGTON COUNTY HOUSING AUTHORITY WITH FINANCIAL ASSISTANCE OF THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. IMPLEMENTATION STRATEGIES I. The City shall_ monitor the rate of development through an annual "land survey," which will function as ac. JD—to—date inventory of land available for future residential needs. 2. The Tigard Community Development Code shall list a broad range of ( development districts which allows for a variety of housing types, and complies with the adopted Metropolitan Housing Rule (50-50 mixture of single family and attached or multiple family at 10 units to the net acre on buildable vacant land). 3. The Tigard Community Development Code, through the Planned Development process, shall establish a procedure to allow P , p properties exhibiting. physical constraint characteristics, e.g. , steep slopes or floodplains, to develop with c::�nsity transfers allowable on the site. No more than 256 of the dwellings may be transferred. In addition, the City shall encourage developers to use the planned development process in all developing areas. 4. The Tigard Community Development Code sh411 al1L;.; for manufactured homes in manufactured home paries and subdivisions, within specified development districts. 5. - The City shall encourage housing development to occur, to the greatest extent possible, on designated buildable lands in areas where public facilities and services can be readily extended to those lands. 6. The City shall provide for opportunities for proposals to develop specialized housing for the area's senior citizens and handicapped based on the needs of these groups by: i f a. Making information available on subsiding programs; 1 b. Allowing special use housing for these groups in all development districts; -3 c. Requiring the needs of the handicapped Of the Site Design Review process. to be considered as a part 7• The City shall coordinate with the Authority, H,j1,D, and other Federal St Washington Count provision of ate and regional agencies Housing the subsidized g housing programs in gencies foz Tigard. 6.2 HOUSING COSTS FIS o The factors that have contributed to materials, labor, land the increasing average costs, financin housing costs are g sales price of a new single family and regulation costs. 1970 to $45,000 in 1976, to over y home increased � @ $76,000 in 1980.) from $22,700 ;n ° Land and regulation costs have dramatically increased ® the cost of development. o Construction cots may be reduced b alternative construction techniques, y building smaller units and using o Excessive regulation costs can be u reduced by simplifying the a g unnecessary development standards. PPlication process and reducin o Financing costs of residential units cannot be Tigard; however, the City can assist controlled b development through financin in public facilities y the City of g mechanisms. and services POLICIES 6.2.1 THE CITY SHALL DEVELOP CLEAR AND CONCISE ENT REGULATIONS AND STANDARDS TO FACILITATE THE ELIMINATE STREAMLINING OF DEVELOPMENT PROPOSALSAND WILL UNNECESSARY PROVISIONS WHICH COULD ,c INCREASE COSTS WITHOUT CORRESPONDING BENEFIT. HOU,.ING IMPLEMR PJTA Tr„ — --_ - - ,_.i•i-v 4 �!'4A Tony w1ES I• The City shall review, revise d sig - anu update the land d, sign codes. The corresponding document will be f G'o„ code and identified zoning .and. as the Tigard Community DevelopmentCode. a a single 2• The Tigard Community Development Code shall include the review and approval of delelo ment dear and concise degree that the q� -qty of the p Proposals, to the affected. This wi1� �,� review nrnresa ; accomplished b ib not adversely s. y, but not limit-cu to:a. Administrative Procedures; y b. Application forms ; and c: Clear and concise standards for each development process. E 3. The City shall seek ways to minimize the cost of housing by encouraging a variety of home ownership alternatives, such as, but not limited to, townhouses and condominiums. 4. The City shall continue to support the development of traditional housing types such as single family detached dwellings, duplexes, and apartments. 5. The Cit;r shall encourage geographic flexibility in the choice of housing. i6.3 ESTABLISHED RESIDENTIAL AREAS lNDINGS o A major concern of the community is the viability of their established residential areas and the effect on these areas from change and growth. o Most of the City's residential areas are rated high quality and are expected to remain largely in their existing uses. o There are many existing residential areas that border large tracts of vacant, undeveloped land. o In some instances, due to development changing economies of supply and demand and subsequent changes in land use designations, some vacant areas might not be developed in the same manner as the established residential areas. o In order to retain the character of these areas and minimize adverse impacts of these areas, adequate standards need to be established for more intensive residential uses that border established residential areas. o As urbanization takes place, former vacant fields and hillsides are developed. The result is a dense land use pattern and numbers of unrelated types of adjoining land uses. Where these unrelated activities come together, buffering, screening and transitional techniques can be utilized to achieve a compatible relationship among uses. o The intent of the plan is to use buffering, screening and transitional X techniques to: 7_ Assure e that - -- . _Lry private spaces are protected. 1' 2. Assure that possible off site effects such as noise, glare lights and dust do not adversely affect adjoining land uses. 3. Preserve the character of established areas. -5— 4. Lend visual interest and variety to the landscape. 5. Enhance cotiunuaity identity. 6. Provide a transition between unrelated uses. POLICY 6.3.1 THE CITY SHALL DIRECT ITS LAND USE ACTIONS TOWARD THE MAINTENANCE AND IMPROVEMENT OF ESTABLISHED RESIDENTIAL AREAS BY: a. DESIGNATING ON THE COMPREHENSIVE PLAN FUTURE LAND USE MAP THE "ESTABLISHED AREAS" COMMITTED TO RESIDENTIAL DEVELOPMENT WITHIN THE PLANNING AREA. WITHIN THE "ESTABLISHED AREAS" NEW DEVELOPMENT WILL BE OF THE SA14E TYPE AND DENSITY IN ORDER TO PROTECT THE CHARACTER OF EXISTING NEIGHBORHOODS. 6.3.2 IN THE TIGARD COMMUNITY DEVELOPMENT CODE THE CITY SHALL REQUIRE A DENSITY TRANSITION WHEREBY INCREASED RESIDENTIAL DENSITIES ARE ADJACENT TO ESTABLISHED AREAS IN THE FOLLOWING MANNER: a. THE DENSITY WITHIN 100 FEET OF EACH PROPERTY LINE SHALL NOT EXCEED 25% OVER THE DENSITY SHOWN ON THE COMPREHENSIVE PLAN FOR THE ADJACENT LAND UNLESS THERE IS AN INTERVENING ROAD (MAJOR COLLECTOR OR ARTERIAL) IN WHICH CASE THIS PROVISION SHALL NOT APPLY. b. WHERE THE PROPOSED DEVELOPMENT ABUTS AN EXISTING HOUSING DEVELOPMENT, THE HOUSING TYPES, SHALL BE COMPATIBLE. FOR EXAMPLE: 1. TWO HOUSING UNITS WHICH ARE ATTACHED ARE CONSIDERED COMPATIBLE WITH A DETACHED SINGLE FAMILY UNIT; BUT 2. MORE THAN TWO HOUSING UNITS WHICH ARE ATTACHED ARE NOT CONSIDERED COMPATIBLE WITH A SINGLE FAMILY DETACHED UNIT. 6.3.3 IN ALL PHASES OF THE DEVELOPMENT APPROVAL PROCESS IN A RESIDENTIAL "ESTABLISHED AREA," A PRIMARY CONSIDERATION OF THE CITY SHALL BE TO PRESERVE AND ENHANCE THE CHARACTER OF THE ADJACENT ESTABLISHED AREAS. IMPLEMENTATION STRATEGIES 1. The Development District Map shall indicate those areas which are already "Established Areas". Established areas are areas which have been determined to be developed and are as set forth on the "Development Standards Map". G. ma++c w.mu: 3 -. Tcvelv4weit. nv_uc salall include th..o_ aJO!Etransitional, buffering and screening requirements. 3. The transitional, buffering and screening requirements shall he implemented through the design review process. -6- �' 4. The City shall develop and adopt Placement of higher intensive uses, "locational criteria" for the 5. Upon periodic plan review, the City shall raintain an updated map showing "established" and "developing" areas, 6.4. DEVELOPING RESIDENTIAL AREAS FINDINGS o There are numerous areas within the Tigard Urban Planning Area that are largely vacant and will eventually be developed for various uses. Most of these areas are along the outer edges of the City. o Development techniques and types have changed; and not all of these changes can be adopted to the g exist-n •� rigid zoning ordinance standards. POLICY 6.4.1 THE CITY SHALL DESIGNATE RESIDENTIAL "DEVELOPING AREAS," (WHICH ARE NOT DESIGNATED AS "_ESTABLISHED AREAS") ON THE COMPREHENSIVE PLAN MAP, AND ENCOURAGE FLEXIBLE AND EFFICIENT DEVELOPMENT WITHIN THESE AREAS. f IMPLEMENTATION STRATEGIES i 1• The City shall establish locational criteria for higher intensity uses i which at a minimum addresses their proximity to collectors streets, public transit, commercial areas and recreational facilities. 2. The Tigard Community Development Code development standards for "developing areas." shall include flexible 3. Within the Planned Development section of the Tigard Community mak. Development Code: a. Development will be prohibited on lands not classified as developable as defined in OAR 660-07-140; b. Twenty-five percent of the number of unite which could be ® accommodated on the undevelopable land may be transferred and Placed on the developable land; however C. The transfer of the density shall be limited by 1256 of the 'top of ` the range of the residential plan, classification on the developable portions of the site. 4./'-- Te Tigard w.uwua.ity DeY21(i Yu'�rr4tLVue Shall also provide Development process which encourages innovative design, more efficient use of land, energy efficiency and more flexible development O r t stznlards. -7- 6.5 HOUSING CONDITION FINDINGS o A majority of the City's existing units have been built since 1960; and in general, these units are in good condition. o Most of the upkeep on these structures involves minor mechanical problems, weatherization and painting. o The City currently does not have any rehabilitation programs for those residential structures that need major repairs. The Washington County Community Action Organization (WCCAO) does administer a weatherization program funded by the federal government to assist low income residents. Other residents of Tigard may rely on federal and state tax incentives for ® weatherization, as those incentives are available. As many of the existing 20 year-old homes age, more repair and rehabilitation work may be needed in order to maintain the high quality of residential structures that now exist. POLICY 6.5.1 THE CITY SHALL REQUIRE THAT ALL HOUSING UNITS BE: a. CONSTRUCTED ACCORDING TO THE OREGON UNIFORM BUILDING CODE OR OTHER APPLICABLE STATE OR FEDERAL STRUCTURAL CODES; AND b. MAINTAINED IN A MANNER WHICH DOES NOT VIOLATE THE CITY'S NUISANCE ' _t ORDINANCE. IMPLEMENTATION STRATEGIES I. The Tigard Community Development Code will establish a Site Design Review, Conditional Development and Planned Development process in which to review development proposals. 2. The City will continue to administer the Uniform Building Code on all applicable types of construction in Tigard. 3. The City will enforce, where financially feasible, all nuisance ordinances that relate to structure and site appearances. The City will encourage private property owners to comply with all nuisance ordinances which will alleviate the financial burden of the City, and its tax payers to enforce these ordinances. 4. The City will set reasonable rules in the Tigard Community Development Code for accessory buildings which will protect the character of - existing residential neighborhoods. , I 8 6.6 ALL AREAS POLICY 6.6.1 THE CITY SHALL REQUIRE: a. BUFFERING BETWEEN DIFFERENT TYPES OF LAND USES (FOR EXAMPLE BETWEEN SINGLE FAMILY RESIDENTIAL AND MULTIPLE FAMILY RESIDENTIAL AND RESIDENTIAL AND COMMERCIAL USES AND RESIDENTIAL AND INDUSTRIAL USES) AND THE FOLLOWING FACTORS SHALL BE CONSIDERED IN DETERMINING THE TYPE AND EXTENT OF THE REQUIRED BUFFER: 1. THE PURPOSE OF THE BUFFER, FOR EXAMPLE TO DECREASE NOISE LEVELS, ABSORB AIR POLLUTION, FILTER DUST OR TO PROVIDE A VISUAL BARRIER. 2. THE SIZE OF THE BUFFER NEEDED IN TERMS OF WIDTH AND HEIGHT TO ACHIEVE THE PURPOSE. - 3. THE DIRECTIONS) FROM WHICH BUFFERING IS NEEDED. 4. THE REQUIRED DENSITY OF THE BUFFERING. 5. WHETHER THE VIEWER IS STATIONARY OR MOBILE. b. ON SITE SCREENING OF SUCH THINGS AS SERVICE AREAS AND FACILITIES, STORAGE AREAS AND PARKING LOTS, AND THE FOLLOWING FACTORS SHALL BE CONSIDERED IN DETERMINING THE TYPE AND EXTENT OF THE SCREENING: 1. WHAT NEEDS TO BE SCREENED. Z. THE DIRECTION FROM WHICH IT IS NEEDED. 3. HOW DENSE THE SCREEN NEEDS TO BE. 4. WHETHER THE VIEWER IS STATIONARY OR MOBILE. 5. WHETHER THE SCREENING NEEDS TO BE YEAR ROUND. CHAPTER I HOUSING SUPPLY �.. INTRODUCTION Iis chapter describes the existing conditions of the Tigard housing stock. It also notes the trends and forces affecting Tigard's local houainsarget= -9- The focus of the analysis is on the important variables that affect housing supply: the housing type, quantity, age, condition, and tenure. This information will be used later in this report to forecast future housing demands and needs. ; 1. There are 6112 existing dwelling units in Tigard: 55.6% are single family units; 42.7% are multiple family units; and 1.7% are mobile homes. [( 2. During the period between 1975 and 1979, there was a consistent trend towards higher percentages of multiple family units. Due to the lack of financing for non-owner occupied multiple family units, this trend has been significantly reversed since 1979. 3. lit Tigard 50.5% of the dwelling units are owner occupied, 43.0% are renter occupied, and the remaining units are considered vacant. ■ 4. Approximate vacancy rates for the Tigard area are similar to other metropolitan communities: 4.0% for single family, 6.0% for multiple family, and 1.0% for mobile home parks within Tigard. 5. The City's housing stock is relatively new: 79% of the dwelling units in Tigard have been constructed since 1960, and only 2% of the dwelling units were constructed prior to 1940. Generally, the City's housing stock is in good condition. NUMBER AND TYPE OF HOUSING UNITS Table I shows the number of housing units within the City of Tigard. The source of this data is the 1980 Census conducted by the Federal Government. TABLE I-1 QUANTITY AND MIX OF DWELLING UNITS - 1980 Number Percent of Total Total Dwelling Units 6112 100.0% iSingle Family 3398 55.6% Multiple Family 2608 42.7% Mobile Home 106 1.7% Source: 1980 Census ® Of the 6112 total dwelling units within the City limits, approximately 55 percent are single family units, 43 percent are multiple-family units and 2 percent are mobile homes. -10- Table 2 indicates the quantity and type of housing units for 1970 and 1980. TABLE 1-2 U(UAANTITY AND TYPE OF DWELLING UNITS 1970 Percentage 1980 Percentage Total Dwelling Units 2092 100.0% 6112 100.0% Single Family 1001 47.9% 3398 55.6% Multiple Family 1040 50.0% 2608 41.7% Mobile Home 51 2.1% 106 1.7% Source: 1970 & 1980 Census Table 3 shows building permits issued from 1975 to 1980. It also indicates that multiple family units are more likely to be constructed during periods of greater overall housing construction, and their relative proportion of housing units tends to be lower during periods of lower housing production. \Y TABLE I-3 BUILDING PERMITS - 1975-1980 YEAR SINGLE FAMILY PERCENTAGE MULTIPLE FAMILY PERCENTAGE TOTAL 1975 179 54% 148 46% 327 1976 485 79% 126 21% 611 "h 1977 347 64% 142 36% 539 1978 322 55% 261 45% 583 — 1979 241 45% 292 55% 533 1980 229 76% 71 24% 300 Source: Monthly Building Permits Reports, City of Tigard b' -11- ,M•x-- •+�'�., �a+ ¢,yM .,,-.., -r-,.,y... _,a rte.-.- . x-r-,.;.:,, OWNER-RENTER SPLIT Table 4 shows the recent trend in the owner-renter split (tenure) for the City of Tigard. The percent of homeowners in Tigard has consistently increased since 1975. Despite increasing costs of housing in recent years and the changing character of families and households, there is still a strong preference for the single-family detached home. TABLE I-4 TENURE CHARACTERISTICS 1970 Percentage 1980 Percentage Owner Occupied 810 44.7% 3087 50.5% Renter Occupied 1000 55.3% 2629 43.0% Vacant 282 13.4% 394 6.5% Total 2092 5716 Source: 1970 & 1980 Census r 1, Owner-occupied multiple-family housing has also increased since 1978. Typical owner-occupied multiple-family dwelling types are referred to as condominiums or townhouses. It should be noted that condominiums are a type of ownership ■ arrangement; that being the air space inside the structure while the remainder of the site and structure are owned in common by all of the residents. A condominium member may own a single-family type house, like a townhouse or duplex, or may own a multiple-family type unit. ® The major problem associated with condominiums arises from the fact that often existing mul—ple=farily complexes generally used by renters ( some low and moderate income) are converted to owner-occupied condominiums. This may involve the displacement of renters that would otherwise not be able to afford to purchase a condominium or haher priced rental units. Currently, about 11 percent (296 units)* of the multiple-family units in Tigard is converted to owner-occupied condominiums. (*Source: Oregon Dept, of Commerce-Real Estate Division) Compared with other municipalities, Tigard's conversion situation is minor. If the situation became rampant, it would be clear that the multiple-family units may be eliminated, which may further eliminate housing choice for many Tigard residents. In 1976-the Summerfield development introduced the first single-family attached townhouses into the Tigard housing market. Although townhouses represent a small proportion of Tigard's- owner-occupied units, it is anticipated that this type of home ownership will increasein demand; .r especially as land costs continue to increase. -12- s VACANCY RATES The actual proportion of housing units which are unoccupied is very difficult to estimate accurately. The census count is most accurate but is available only at ten-year increments. Other methods of assessing vacancy rates are less exact and have characteristic shortcomings. For multiple-family (mainly apartment) vacancy rates, surveys of manager are useful in that they can be conducted relatively easily and may therefore be most up-to-date. However, there may be a bias in such surveys toward underestimation of vacancies by apartment managers desiring to report that business is better than it really is. The two vacancy surveys that the City of Tigard has relied on in conducting the City's housing needs are the Postal Survey and PGE (Portland General Electric) Survey. The Postal vacancy surveys sponsored by HUD and conducted by the US Postal Survey report consistently lower vacancy rates than other periodic surveys. Depending upon how well the postman knows the route, this survey can count as vacant those units where residents are actually on vacation. On the other hand, some dwellings which are vacant may not be counted if they are rental units at which the owner receives mail. The PGE vacancy surveys, based on units using more than 10 KWH of electricity per month produce rates consistently higher than the actual figure. For one thing, they include units under construction as vacant. When electricity is cut off by the company for nonpayment of bills, the dwelling is still l sted as vacant. Also, residents on vacation have their dwellings_ counted as vacant. Actual vacancy rates probably lie between the figures estimated by PGE and the Postal Service. Table I-5 indicates both PGE and Postal Service vacancy rates. TABLE I-5 HOUSING VACANCY RATES, 1980 Postal Survey PGE Survey Single-Family 0.8% 4.3% Multiple-Family 4.8% 6.1% Mobile Home 1.1X 4.0X The US Department of Housing and Urban Development (HUD), in its publication The Urban Housing Market Analysis Manual, indicates that in growing areas a healthy vacancy rate, one that will provide flexibility and choice to consumers, ought to be 3 percent for single-family units and 6 percent for multiple-family units. s } Mk -13- } f t ' Table I-6 offers a recent historical comparison of vacancy rates in Tigard. TABLE I-6 TIGARD VACANCY RATES (, Date Source Single-Family Multiple-Family Mobile Homes E April 1970 US Census .3 12.2* N/A October 1975 Postal Survey 1.1 2.0 N/A ' April 1980 US Census 3.7 9.1* N/A January 1982 Postal Service 0.8 4.8 1.1 I-' January 1982 PGE 4.3 6.1 4.0 Sources: 1970 & 1980 Census, Portland General Electric and US Postal Service. ® *These figures are based on tenure and not the housing type. AGE OF HOUSING Table I-7 indicates the age of Tigard's housing stock through 1980. During the 1970's approximately 54 percent of Tigard's housing stock was constructed, and 79 percent of the total housing stock was built between.. 1960 & 1980. These would tend to indicate that Tigard's housing stock is relatively new and in relatively good condition. TABLE I-7 AGE OF HOUSING STOCK Year Structure Built Number of Units Percent of Units 1979-1980 489 8% 1975-1978 1895 31 1970-1974 917 15% 1960-1969 1528 25% 1950-1959 550 9% 1940-1949 244 4%6 1939 or earlier 122 26 Unknown - 6% Source Citizen Needs Assessment Survey of Washington Counter, 1980. -14 M : HOUSING CONDITIONS AND QUALITY i Another measure of reviewing the quality of Tigard's housing stock is by looking at various deficiencies within each dwelling unit; for instance: plumbing, electrical, heating and roofing. Table I-8 uses the Citizens Needs Assessment Survey (1980) to evaluate structural and mechanical repairs. Table I-9 indicates the type of number of repairs that were completed in Tigard during 1979-80. i TABLE I-8 REPAIRS NEEDED FOR DWELLINGS IN TIGARD, 1980 Need Wait Need This Until Don't Don't Item Now Year Next Year Need Know Flood Repairs 2% 3% 4% 90% 2% Roof Repairs 2% 5% 5% 83% 5% Exterior Painting 3% 12% 19% 65% 1% Foundation/Basement Repairs 1% 2% 2% 90X b% Electrical Repairs 1% 2% 2% 90% 4% PLum �..� Repair-- 2% 6% 4% 85% 4% t s Repairs To Walls 2% 1% 2% 93% 2% Repairs To Heating System 1% 2% 2% 92% 3% Interior Painting 2% 12% 16% 68% 1% Chimney Repairs 1% 1% 1% 91% 6% t Source: Citizen Needs Assessment Survey of Washington County, 1980. a� -15- E t CK K K K K K K K K A a D4 h n h �. h o0 m K K K K K K K K K K O td 00 V1 N O O v0 h Y1 "j. 41 00 00 00 O. 00 t- 00 00 h D` Od O t .R q iv b r! is d M H ! .-1 O H '-! N K rK1 O b O K * O f! O 02 iR x 0 o �, K K K K K K � M ssl r+ $c o o a o o y y n < ! O C o 0 o o K K K K K K +c K K K c C J � O y ao arr4 Kcd K 4 44 Ao u0i e� K .e K K a H b N► H ra N it i-� iv —14 Lr w - y N cot I is K K K K K K K K y H y r AC to a C to �t K K K K K K K K K y N t+1 N t+1 N N 01 4 00 La 00 Ai ..+ to G C „ .d ..• 4 m .Ci O. OC�f O. y y .4 d � tj 49 0 Cd at . a Cil LlOd -.. 14 Le w LA O O. au � 4a m g at M u s4 a M O;dl ri- r1 d Oi G, ,C O pt. Pd Od W w oa a_ 5� :a s ca --16— i 4 i E By the previous two tables, it is evident that over 80 percent of Tigard', Y good structural and mechanical condition. MostOf surveyed residences are in g given repair (e.g. plumbing the mechanical repairs cost less than $ori for u kee that was required of painting, and a e~.ajority or electrical repairs). The vast majority of upkeep residences in wirer involved oto veded atxterlessothan $500 for r and oeach residence. of those costs i CHAPTER II HOUSING DEMAND INTRODUCTION This chapter discusses those factors that affect the demand for housing. Housing demand is deteor►ni hold by characteriste number i s people OThesen characteristics the market a�ofhthe incomes, and their h e of housing services population are important elements which influence and private sectors. that are supplied to consumers by P and 1980 the 1. In 19801 Tigard had a population of 14,286• B ercent.twee19Between 1980 and City grew at an approximate annual rate of 5.0 p artiall 1982 the City's population increased by 2958 (this increase is p Y due to recent annexations). 2. Tigard has a diverse and healthy economic base. ard is 2.49 persons per household. 3. The average household size in Tig t 4. The 1980 median family income in Tigard was $23,426 which is higher than many other cities within the Portland metropolitan area. o 5. The median age of the City's population is 29.46 years old. guidelines indicate that monthly rent payments not exceeding 25 6. Federal g g costs. percent of gross income are considered to be affordable housing households spend in excess of 25.6 Twenty-seven percent of Tigard's percent of their income for housing• households earning 80 percent of the 7. Federal guidelines indicate that and households City's median income are considered to be moderate income, earning 50 percent or less of the City's median income are considered low _ income. In Tigard 33 percent of the households havebeen determined rhPse household thave be low and moderate income. About 5 percent of received or are receiving some form of housing assistance. s ; -17- POPULATION, INCOME AND HOUSEHOLD CHARACTERISTICS To completely understand the characteristics of Tigard's housing supply, the changes in demand and the present level of demand must first be analyzed. Between 1970 and 1980 Tigard's population grew by approximately 900 people per year (5.0 percent annually). In 1970 Tigard's population was 5,302. During the period between 1970 and 1980, Tigard's population increased over 2 1/2 times to 14,286. Since 1980 Tigard's population growth rate has increased to 6.0 percent annually. The increase since 1980 has also been caused by numerous annexations. The City does not anticipate that the annual growth will increase beyond 5 percent annual to the year 2000. In the discussion of a housing market, the age distribution of the population and household size give useful indications in analyzing the nature of housing demand than overall population growth. Table II-1 indicates the distribution by age of the total population and percent change between 1970 and 1980. Tigard's rapid population growth has affected al.l. aogroups.groups. The rapid increase of people over 55 years of age is U partially due to the Summerfield development in southwest Tigard, which developed strictly for residents beyond the age of 40 years. TABLE II-1 AGE DISTRIBUTION OF TOTAL TIGARD POPULATION (1970 to 1980) Age Group 1970 Percent Change 1980 Under 5 607 77% 1078 5-9 503 92% 968 10-14 418 145% 1023 15-19 396 176% 1094 20-24 676 124% 1518 25-29 696 130% 1600 30-34 338 304% 1365 35-44 504 240% 1717 45-54 478 150:0 1198 55-59 176 288% 684 60-64 139 '1124% 589 65-74 180 424% 944 75 & over 191 1666 508 Total 5302 169% 14286 Median Age 25.35 29.46 Source: 1970 & 1980 Census. F -18- ® Now POPULATION SUBGROUPS Tigard's existing percentage of nonwhite population falls somewhere in the middle of the range when compared with other communities over 10,000 population and within the metropolitan area. Tigard's nonwhite population percentage is also somewhat less than Washington County as a whole. TABLE II-2 NONWHITE: PERCENTAGE OF POPULATION COMMUNITIES OVER 10,000 POPULATION CITY PERCENTAGE IN 1980 Tigard 3.5% Beaverton 7.2% Forest Grove 6.1% Gresham 4.0% Hillsboro 5.3% Lake Oswego 2.7% Milwaukie 3.1% Oak Grove 3.0% Oregon City 3.2% West Linn 2.7% Average of all communities 4.0� Washington County 5.0% Source: 1980 Census Table II-3 indicates the percentage of change in percent for nonwhite groups from 1970 to 1980. TABLE II-3 NONWHITE PERCENTAGE OF POPULATION - CITY OF TIGARD 1970 Percentage 1989 Percentage Percent of Population Nonwhite 26 .49% 503 3.5% Black 7 .13% 52 .36% Indian 7 .13% 71 .496 Asian and Pacific Island 9 .17% 216 1.516 Other 3 .066 164 1.15% Source: 1970 & 1980 Census. -I9- a' HOUSEHOLD SIZE Household size is one of the most important factors in projecting future housing needs. During the past twenty years, tha average household in the United States decreased from 3.33 people in 1960 to 3.14 people in 1970, and 2.30 people in 1980. Nationwide, the rise of one and two person households has been dramatic in recent years and Tigard's household size since 1970 has reflected the national trend. Table II-4 indicates the increase of households and the size of households between 1970 and 1980. During the study period there were increases in all household sizes, and substantial increases in one through four person households; with six plus person household increasing substantially slower than other household sizes. TABLE II-4 HOUSEHOLD GROWTH BY SIZE OF HOUSEHOLD Size of Household 1970 (1970 to 1980) Percent Change 19bo 1 person 307 333% 1329 2 persons 590 275% 3 persons 366 2 152% 921 921 4 persons 298 172% 812 5 persons 150 105% 307 6 persons 99 34% 133 Total 1810 216% 5716 Source: 1970 & 1980 Census. _i HOUSEHOLD INCOME The basic determinant of housing demand is household incomes. In 1980 the ..edian household income in Tigard was $23,426 which was slightly less than the overall Washington County median household income of $24,069. Table II-5 indicates Tigard's ratio of income to housing values and rents. As used by the US Census, family refers to persons related by blood living in the same housing unit. Household refers to all persons related to unrelated who occupy a group of rooms or a single room which constitutes a housing unit. j" -20- s� TABLE II-5 RATIO OF INCOME TO HOUSING VALUES AND RENTS - 1980 Tigard Washington County Median Value of Owner-occupied Home $76,623 $76,448* Median Gross Rent $320.74 $347.50 Median Income of Families $27,000* $27,000* Median Income of Household $23,426 $24,069 Median Income of Renters $16,875 $16,899 Median Income of Homeowners $26,800 $26,881 Ratio of median home value to median income of homeowners 2.85 2.84 Ratio for median monthly rent to median income of renters .228 .246 Sources: Citizen Needs Assessment Survey of Washington County - Tigard, 1980 *Portland SMSA - HUD, 1981 Washington County Community Development Plan, 1981. Tigard, as well as Washington County, has one of the highest median household incomes in the state. TABLE II-6 llbHnu'S DISTRIBUTION OF HOUSEHOLD INCOME - 1980 . ., Percent of Income 14,268 Total Population Households $0 - 12,500 2,857 20% $12,501 - 25,000 5,143 36% $25,001 37,500 4,143 29% $37,501 - 50,000+ 2,143 15% Median household income $23,426 Source: Citizens Needs Assessment Survey of Washington County, 1980. Since Tigard is within the Portland metropolitan area, not all of its residents are likely to both live and work in Tigard. Therefore, it seems likely that the distribution of Tigard's household incomes will remain reasonable close to the overall household income of Washington County and the Portland metropolitan area provided that the economy of the area remains diversified. • The diversified economy of the metropolitan area allows the residents VL all --of the comrun;ties throughout the area to live in the community of their choice, e.g. Tigard, while working in Portlandorvice versa. q -21 ASSISTED HOUSING According to Federal policies and criteria, households earning 80 percent or less of the areas median income are considered to be moderate income households, and households earning 50 percent or less of the areas median income are considered low income households. It is likely that these groups may need some housing assistance. the Citizen Needs Assessment Survey of Washington County, Tigard 1980, revealed that approximately 28 percent of the households in the Tigard area have incomes at or below the moderate income level of Tigard. Low income 13% 10,450 Low-Moderate income 28% $16,700 Additionally, 27 percent, or approximately 1,543 households, of the total households in Tigard are spending more than 25 percent of their income on housing. Table I1-7 distinguishes from low and low-moderate incomes that are presently homeowners and renters. TABLE II-7 LOW AND LOW-MODERATE HOMEOWNERS AND RENTERS Owners # of Households Percentage of Households Low Income 247 8% Moderate Income 340 11% Subtotal 587 19% Renters* Low Income 683 26% Moderate Income 630 24% Subtotal 1313 50 Total Household Eligible For Assistance 1900 33.2% Source: Citizens Needs Assessment Survey - Tigard, 1980. * Due to sample size, the estimates may not portray a totally accurate representation: Tre Department of Housing and Urban Development (HUD) estimates that 15% of -,a .,(1n.,w,n) -1-0d be ta,oered as a three (3) year the total eligible household's ,9n goal for housing assistance program: 1900 x .15 = 285 Households in need of Housing Assistance in the vert three (3) years. -22- ® R 7 The Housing Authority of Washington County operates a variety of programs which provide affordable housing for low and moderate income residents. Many of these available programs could be used for this targeted group. Currently, ¢ there are 95 public housing units owned and/or subsidized by the Housing Authority of Washington County. Of these 95 units, 85 are funded under various Section 8 programs, 10 are funded through permanent conventional public housing, and an additional 21 units are also targeted for funding through permanent conventional public housing. The existing 95 units only have capability of settii.ng approximately one-third of those households that need housing assistance. HOUSING NEEDS OF DIFFERENT POPULATION SUB-GROUPS Senior Citizens Housing Needs: According to the Citizens Needs Assessment Survey of Washington County, 19 percent of the total households in Tigard are composed of senior citizens, out of which 22 percent are considered to have low incomes and 47 percent are considered in low and moderate income g categories. Table II-8 shows the total number of senior citizens and their income levels. TABLE II-8 PERCENT AND NUMBER OF SENIOR CITIZENS WITHIN LOW AND MODERATE INCOME LEVELS Approximate Percent of Total Number of r' Households Households € Total Senior Citizen Households 196 1086 E Low Income 22ro 239 Moderate Income 25% 271 � Total in need of housing assistance 510 Female Headed Household Housing Needs: currently, it is estimated that female - headed households account for 15 percent of the total households in the sampled Tigard area*, of which 31% have low incomes and 63% have low and moderate incomes. Minorities Housing Needs: Minority households account for 4.1 pet-cent of the total households in Tigard. Twenty-eight percent live in owner--,occupied households while 62 percent rent their dwelling units. HOUSING ASSISTANCE FOR NO= REPAIRS Most of the housing stock within Tigard is in good condition. However, there is a percentage of the homes in Tigard that qualify for housing assistance due .'. to deterioration. According to Washington County Community Development Plan, 1981, the following percentage of homes need major repairs in Tigard: Plumbing repairs - 8 percent, roofing repairs. - percent, and flooring repairs - 5 percent. (Within these percentages it is assumed that overlapping occurs.) -23 - Currently, the Washington County Community Development Office operates two programs to assist low and moderate income and senior households with housing s rehabilitation and repair: 1) a no-interest housing rehabilitation deferred payment loan program available to low and moderate income owner-occupied households, and 21 a $1,500 emergency repair grant set aside for low and moderate income senior households. i Weatherization: A majority of the housing units in Tigard have some sort of insulation; mostly storm or double pane windows, attic insulation and sidewall insulation. Currently, 46 percent of the homes in Tigard need storm or double-pane windows and 9 percent of the homes need attic insulation. (Again it is assumed that there is overlap between these percentages). Source: Washington County Community Development Plan, 1981. $ * Citizens Needs Assessment Survey of Washington County, 1980 (sample size 153 households). t r i WCCAO, the Washington County Community Action Organization, administers a weatherization program funded by the Federal Department of Energy for low income households. Substandard Housing: Estimates of substandard owner occupied units are based on those dwellings that are valued at less than $10,000. According to the 3 1980 Census there are only 2 units (.064 percent) in Tigard which are ( substandard. Estimates of substandard ren::er occupied units are based on those units for which gross rents are less than $80 per month. The 1980 Census recognized 17 rental units (.64%) which are substandard, t PREFERRED HOUSING STYLES* r s Despite the increasing cost of housing and the changing character of families and households, a strong preference for the single family home stills exists. e Probably the best available source of information about housing preferences nationwide is The HUD Survey on the Quality of Community Life. This survey asked detailed questions to discover how more than 7,000 people felt about thein communities. This study found among other things that three-fourths of all Americans prefer to own a single family detached home. People in the west rend to prefer single family homes slightly more than the national average, Ten percent of the population prefer to live in a low or high rise apartment. Apartments are preferred by the elderly more than other age groups, but also by single persons and those who are widowed, divorced or separated more than , by married persons. Those with no children living at home also favor apartment living more often than families with children in the household. Single family attached structures and mobile homes are also favored by a significant portion of the population (4.1% and 3.7 "). As second choices, such units are even more popular; single family attached units come second with 28% and mobile homes with 6.3% of survey respondents. -24- 6 f Affordable housing was a "very important" or "important" consideration for 71% of Americans in selecting a home. The type of housing available was a significant factor for 67% of Americans. The least significant factor was good mass transportation. Factors rated somewhere in between were; proximity to friends and relatives; amount of open space; convenience of shopping, availability of recreation, culture and entertainment; school quality; tax g rates; neighborhood appearance; neighborhood ethnic/racial composition; and change of job. Also very important was neighborhood safety. An earlier (1976) HUD study found that neighborhood safety and quality were much more important than dwelling unit characteristics. ' None of the available data indicates why people prefer one type of housing style to another. It could be surmised that people prefer single family homes primarily because they have more space, offer more privacy, and generally fit the lifestyle many people are used to. Or people may prefer apartments, condominiums or townhouses not only as less expensive to buy, but also as less time-consuming and costly to maintain, allowing residents to spend more time and money on the things they enjoy. Lifestyle then, may be a major determinant of housing preference. As lifestyles change, so may the kind of preferred housing. Market trends in home-buying, as mentioned above, are less precise indications of housing preferences. Nevertheless, such trends show an increase in the purchase and rental of alternative housing styles, such as condominiums, townhouses and mobile homes. This may result from considerations of lifestyle or from affordability; which factors dominate choices cannot be confirmed at this time. 1. *Source: Washington County Draft Resource Document, August, 1931. ' CHAPTER III COST OF HOUSING INTRODUCTICN This chapter analyzes, from a regional and local perspective, the increasing E ' cost of housing and the ability of Tigard residents to acquire their housing needs. 1. The average sales price of the new single family increased from $22,700 in 1970 to $45,000 in 1976, to over $76,000 in 19800. 2. Land, financing (interest rates) and permit costs have caused the largest increases in the price of a new single family home. ` 3. With current interest rates at 12-16 percent (March 1952), only 15-20 percent of-Tigard's households can afford the median priced home. g , -25- 4 With current rental price structures and afrordability guidelines established by the federal government, at least 25 percent of Tigard's households are unable to rent affordable housing. Owner-Occupied Housing Costs The cost of housing has increased dramatically over the last few years, and subsequently, the issue of housing affordability is creating a major strain on the housing market, loaning institutions, local municipalities and the consumers. In 1976, the sales price of a conventional single-family home in Tigard averaged about $45,000. An annual gross income of $18,816 was required to purchase an average cost conventional new home in Tigard, or an average of $392 per month, excluding insurance, maintenance and utilities. This figure is based on the fact that loan institutions did not grant mortgages when more than 25 percent of the gross income would be required for housing costs. City of Tigard families had an estimated medium income of $16,147 in 1976, which means the average household could not afford the average new single-family home. The 1975 Preliminary Washington County Housing Plan portrayed an even grimmer . assumption using slightly different, but plausible factors. For instance, they assumed a 10% down payment and a 30-year loan period and included insurance and maintenance cost in its calculations. With these changes, a $45,000 Nouse became unaffordable to any household with less than an annual income of $27,744. ' Since 1976, the average sales price of a single family home in Tigard has increased from $45,000 to over $76,600, or a 70.2 percent increase in four t years while the median income has only increased 44 percent, $16,147 to $23,426, during the same four-year time period. Current Federal Home Administration (FHA) purchasing qualification standards have allowed up to 30 percent of a household's monthly gross income to be II spent towards housing. At 14 percent interest on mortgages, only 15-20 percent of Tigard's households could afford the average priced home in I Tigard. With a median household monthly income of $1952 in Tigard, only $585 of that monthly gross income could be allocated towards housing. Another common procedure that has been used to determine housing affordability has been to multiply the gross income by 2.5. `aouseholds with an annual gross t' income of $23,426 could possibly afford a $58,600 home. The actual affordability of a $58,600 would depend on the interest rate of the mortgage. For instance, at 10 percent interest monthly payments would be $604, at 12 p percent interest monthly payment,,,,, would be $683 and at 14 percent interest monthly payments would increase to $765 per month. (All of the above figures include principle, interest, taxes and insurance.) Table III-1 indicates the median incomes required to purchase the median price home in Tigard at various interest rates. Not all of the homes constructed and sold in Tigardare costing $76,600, therefore another scenario for a $55,000 house is shown in Table III-2. Regardless of the actual price of a home, interest rates are the most predominating determinants of -26-- I affordability. The same $55,000 house may cost as much as $200 more a month + given the range of current available interest rates. Beyond the affordability of any given home on a monthly basis, the increased amount of cash required for a down payment has also made home purchase extremely difficult for many first time buyers. 's TABLE III-1 INCOME REQUIRED TO PURCHASE A $76,600 HOME AT VARIOUS INTEREST RATES* Down Payment (20%) $15,320 $15,320 $15,320 Monthly Payment: - Interest Rate @ 10% @ 12% @ 16% - Principle & Interest $ 557 $ 645 $ 832 - Property Tax 123 123 123 - Insurance 19 19 19 TOTAL MONTHLY PAYMENT $ 699 $ 787 $ 974 Monthly Income Required $ 2,330 $ 2,623 $ 3,247 to to to (25% to 30% of Gross Income) $ 2,796 $ 3,148 $3,896 � sYearly income Required $ 27,960 $ 31,476 $ 381964 to to to $ 33,552 $ 37,776 $ 46,752 *Assume conventional mortgage, 25 year term, 20% down payment and average property taxes at $23.75 pet $1,000 value. ii Source: Tigard Planning Department 1982. { ti �s -27- TABLE III-2 INCOME REQUIRED T'0 PURCHASE A $55,000 HOME AT VARIOUS INTEREST RATES* Down Payment $11,000 $11'000 $11;000 Monthly Payment: (d 12% @ 16% - Interest Rate $ 10.E 598 13 - Principle & Interest $ 4 $ 463 $ 13 13 13 - Property Tax 89 89 Insurance 89 TOTAL MONTHLY PAYMENT $ 502 $ 565 $700 + ' Monthly Income Required $ 1,673 $ 1,883 $ ?,333 ' to to to (.25% to 30% of Gross Income) $ 2,008 $ 2,260 $ 2,800 Yearly Income Required $20,076 ;"22,596 $27,996 to to to $24,096 $27,120 $33,600 * Assume conventional mortgage, 25-year term, 20% down payment and property tax at $23.75 per $1000 value. 3 ears will have principle and interest (For comparison: A 10% mortgage @ Oy �. reduction., c �•. +.16_()Q. This still translates to a i payments of $488 a reductive of ---y ��� o� $14.524 to $23 424..) � yearly income g; Table III-3 A & B shows the breakdown of income ranges, based on $12,500 increments and $5,000 increments to $20,000, they indicate that the median annual incowe level in Tigard is just less than $23,500. TABLE III-3 A. JISTRIEUTION OF HOUSEHOLD INCOME - TIGARD Income Range _ Percentage $ 0 - 12,500 20% 12,500 - 36% 25,000 25,001 - 37,500 29 j 37,501 50,000 + 15% I . 100% Median income: $23,426.72 B DISTRIBUTION OF HOUSEHOLD INCOME - TIGARD $ 0 = 10,000 3.8X C 10,001 15,000 8.8% i 11.7% 15,001 - 20,000 20,000 + 75.7% `...4, 100 X . x -28- Based on figures in Tables III-1 through III-3, only 15 percent of Tigard's residence can afford an average priced home of $76,600 The percentage of households which could afford a $55,000 home is greater than 15 percent, however, over 55 percent of Tigard's residence could not afford a $55,000 single family home. As the interest rate increases, the percent of households which could afford a $55,000 home decreases. Land, financing and permit costs have been the most rapidly increasing components in home prices. Current mortgage interest rates, alone, have increased approximately 30-55 percent since 1977. Table III-7 indicates the percent of each cost components for a typical single family house in Western Washington County. f ,;.. f P R t r { -29 �. , TABLE III -4 ABILITY TO PURCHASE A HOME 1979 PORTLAND, OREGON — VANCOUVER, WASHINGTON SMSA Family Income: Distribution Deciles Dollars 10 9,5 43,054- 9 38,065 $ 28,005 19% earn over$29,440 29% earn over$24,300 7 23,811 E 6 21,043 0 48%earn over $19,000 c 5 18,200 --------- -- -- --- Median . 54% earn C over$17,187 C: 4 15,716 / o 0 $14,550 ------- a _ o °_80°/G Median- — - — 3 13,226 ov C^ C. E a)G) O 2 10,226 v = N •� Z m 1 6,306- ca c° m o ``° cu ¢ Z 0 0 25 50 75 100 Home Value -($ in Thousands) THE AVERAGE COST MOBILE HOME EXCLUSIVE OF LAND OR SPACE RENTAL WAS$22.0000 IN 1979 • HOMES SOLD THROUGH MULTIPLE LISTING SYSTEM SOURCES. REAL ESTATE TRENDS; MOBILE NOME DEALERS ASSOCIATION, HUD PORTLAND AREA OFFICE t '' 711. s I'E1BLE 111-5 I ABILITY TO RENT A HOME 1979 PORTLAND, OREGON - VANCOUVER, WASHINGTON SMSA Ren!-,r Income Distribution" Deciles Dollars 10 9.5 2,519 1.00 9 2,020 € 8 1,701 24%eam over$1,583(Income to Buy 'No FIIIIa*Home) 7 1.388 28%earn over S 1,412 1 33%earn over S 1,328 G 6 1,186 43%earn over S 1.128 e O 5 994 ------ — ---------- Median- 5z% earn over -------ms C - I $856 F. b8%*am € O 4802 over S8T2 �. 83% earn „o, 79 °;e_ST40 N 80% Median — — 3 601 w 2a N 405 Q N E E c o:a o c0 cc a 1 d 211m m � N d � i QF�yk e Y O O' fF N 9 A 41 0 <` (< <` 0 250 5 0 750 000 Monthly Rent ($) x:CLUDES ONE PFR$l1N t!otSE!O f)g I SOURCES: APARTMENT DATA CENTER RENT SURVEY; p HUD PORTLAND AREA OFFICE rhb,} TABLE III-6 E FOUR YEAR TRENDS IN OREGON HOUSING Characteristic Metro Portland 5 Counties 1977 1978 1979 1980 Size of Lot 8201' 8735' 8660' 8475' Value of Lot $12,026 $15,999 $17,921 $21,592 Land Cost Per Sq. Ft. $1.40 $1.70 $2,09 $2.51 Avg. Final Sales Price $50,308 $61,250 $74,081 $76:343 Bldg. Cost Per Sq. Ft. - Includes Land - $30.43 $36.52 $43.72 $46743 Avg. Size of Home 1642' 1659' 1`vv9' 2 Bedroom 10% 11% 6% 6% 3 Bedroom 76% 71% 70% 79% 4 Bedroom 14% 19% 18% 14% Source: Home Builders Association of Metropolitan Portland TABLE III-7 COST BREAKDOWNS FOR AVERAGE HOME Permits 2 % Labor 9 % Subcontractors 32 % Material 13.0% Overhead 2.5% interest 3.8% Profit 4.2% Land 26.5% Real Estate Commission 6 % Miscellaneous 1 % TOTAL 100 % Source: Washington County Resource Document, 1981. The increase in the various development cost have not contributed equally to the rise in housing costs. Table III-7 shows the same construction cost, in land, permits and financing costs, which are increasing faster than the current rate of inflation. -32- _77 Ns TTABLE III-8 INCREASES IN COST CATEGORIES SINCE 1977 Material 2 % Labor 20 Land 75.5% Financing 46 Profit/Overhead 32 % Permits 64 % Commissions 32 % Source: Portland Metropolitan Homebuilders Association, 1981. Labor and materials, while still the single most costly components of a new home, have increased substantially less as a percentage compared to the total cost, conversely, land costs have increased most dramatically. Land costs are composed of the direct raw land, the costs of holding the land, plus the cost to improve the land to government specifications. In most jurisdictions there are standards requiring certain street widths and the provision of sidewalks, underground utilities, curbs, gutters and, in some cases., public open space. t The increased costs of homes has not been due to an increase in the size of a single family home. Though costs have increased and family sizes have decreased, the size of a new home remained fairly constant throughout the 1970's and decreased in the 1980's. ADDITIONAL HOUSING COSTS Besides the actual costs of constructing a dwelling unit within the City of Tigard, there are additional permit and connection fees charged to the developer which are absorbed in the purchase price or rent of each dwelling unit. The following table describes the permit fees and connection charges for an average sized home in Tigard and for multiple-family dwellings in general: w 7-7 l, . t _ -33- z . W�­ IF TABLE III-9 PERMIT AND CONNECTION FEE CHARGES* Single Family Residence: $76,000 Permit $ 361 4% state tax 14 Plan review (65% of permit charge) 235 Sewer connection fee 775 Connection inspection 35 System development charge: street 400 System development charge: park 100 TOTAL $1,920 Multiple Family Residential: 10 units Permit $ 968 4% state tax 39 Plan Check (65% of permit charge) 629 Fire marshal_ plan check (40% of permit charge) 387 Sewer connection charge at $775 per unit 7,750 <` Connection inspection 45 System development charge: street 2,400 System development charge: +' park at $60 per unit 600 TOTAL $12,818 c ^ All of these fees and charges are due upon the City's issuance of a building permit. Single Family Dwelling Size 'fable III-10 shows the average floor space of new homes in the Metro Portland Area since 1977 and Tigard's average in 1980. -34- 777 4 r TABLE III-10 AVERAGE FLOOR SPACE (SQUARE FEET) OF NEW HOMES COMPLETED, METRO PORTLAND Year Average Square Feet 1977 1,642 2478 1,659 1979 1,669 1980 1,623 Tigard 1980 1,707 Source: Bureau of Census, Construction Reports; Characteristics of New One-Family Homes, 1981. RENTAL HOUSING COSTS Presumably, the rental market is the main form of housing for as much as 50 percent of Tigard's residents for new housing. According to the State Housing Division's Housing Market Analysis Situation Report for Washington County, October 1980, there has been a decline in multiple family units compared to previous years. The rental market in Washington County is moderate to tight (February 1982), and it is out of equilibrium due to the high interest rates which prevent people from purchasing single family homes thus putting increased demand on the rental market. Rents including utilities range approximately from $205 to over $40'0. The average rent foz_ a three bedroom apartment including utilities is approximately $380, a two bedroom with utilitic_' is approximately $300** and "a one bedroom including utilities is approximately $270**. The overall average rent is approximately $300. Table III-11 indicates the affordable monthly rents based on income. TABLE III-11 AFFORDABLE MONTHLY RENTS, BASED ON INCOME Household Type Household Income Affordable Fents at % Income 25% 28% 30% Renters, Median $16,897 $352 $394 $422 Low Income* $10,450 $218 $244 $261 Moderate Income* $16,700 $348 $390 $418 Senior d,� cnn 06 $408 $438 Female Head Household $13,705 $286 $320 $343 Widows $12,812 $267 $299 $320 * HUD Standard for lows and moderate income levels. Source: Citizens Needs Assessment Survey, Washington Co. 1980 Washington County Community Development Plan, 1981 -35 R Comparing these rent levels with Table III-3 (Distribution of Household Incomes - Tigard), it appears that approximately 25 percent of the households in Tigard will not be adequately serviced by the local rental market, The following table from, the HUD displays the projected demand by price level for new single-family and multiple-family units and further illustrates the difficulties regarding home ownership and affordable rentals, l 36- TABLE III-12 ESTIMATED ANNUAL DEMAND FOR NEW NONSUBSIDIZED HOUSING WASHINGTON COUNTY OREGON - OCTOBER 1980 A. Sales Units (Land Included) NUMBER PERCENT PRICE CLASS OF HOUSES OF TOTAL Under $55,000 780 28.5 755 27.6 $55,000 - $59,999 . 1 $60,000 - $64,999 45 1. 560 20.55 $65,000 - $69,999 55 2.0 $70,000 - $74,999 $75,000 - $79,999 70 .6 115 2 2.2 $80,000 - $84,999 13.2 $85,000 and Over 357 2,737 100.0 B. Multifamily Units 1W0 THREE OR MORE CONTRACT ONE BEDROOMS MONTHLY RENT EFFICIENCIES BEDROOM BEDROOMS Under $220 30 0 0 0 $220 - $229 15 0 0 0 $230 - $239 10 0 0 0 $240 $249 5 0 0 0 $250 - $259 5 0 0 0 $260 - $269 0 165 0 0 $270 - $279 0 110 0 0 s $280 - $289 0 80 0 0 $290 - $299 0 45 0 0 $300 - $309 0 30 130 0 $310 $319 0 20 90 0 $320 - $329 0 15 70 0 $330 - $339 0 10 50 0 $340 - $349 0 5 40 0 $350 $359 0 5 30 20 $360 $369 0 0 20 10 $370 $379 0 0 15 10 $380 - $389 0 0 10 5 $390 $399 0 0 10 5 $400 and Over 0 0 20 25 65 475 485 75 S Source: HUD Situation Report, 1980. -37 MANUFACTURED HOUSING Another major possibility for enlarging the opportunity for single family home ownership among middle-income households is through manufactured housing. Currently, 30-34% of all new homes are manufactured homes and over 90% of all new homes under $40,000 are manufactured homes. (Source: Oregon Manufactured Housing Dealers Association, 1982. ) Manufactured housing is defined as a manufactured building or major portion of a building designed for long term residential use. It is designed and constructed for transportation to a site for installation and occupancy when connected to required utilities. Stereotype views of yesterday's manufactured homes as dangerous, rapid depreciating and ugly "trailers" stacked in lower class areas, do not fit modern models or the ways in which manufactured housing are sited. Manufactured homes are not all alike. At one end of the spectrum is the new dwelling built to federal code standards, with a floor area up to 1800 square feet set on a submerged foundation eliminating the necessity of skirting; and at the other end is a visually indistinguishable structure built to no acceptable standard and highly questionable for human occupancy. Between the two extremes are varying ranges of mobile and manufactured homes. All constructed homes manufactured since June 15, 1976 have been built to the Y` National Mobile Home Construction and Safety Standards Act of 1974 established and enforced by the Department of Housing and Urban Development (HUD). These standards along with state standards for installing mobile homes are enforced by the Oregon Department of Commerce. State standards are supplemented by additional installation standards adopted by most local jurisdictions. Prior to 1976, 46 states, required compliance to the mobile home standards as established by the National Fire Protection Association (NFPA) and the American National Standards Institute (ANSI). (Source: Regulating Mobile 14 Homes, Planning Advisory Service.) ,A i Traditionally, manufactured homes have been located in mobile home parks, which provide rental space for these mobile homes on parcels of land under one ownership. These mobile home parks still exist and the rental rates in the Portland 'Metropolitan area currently range from $55 to $175 per month with median rates of $110 for single-wide homes and $122 for double-wide homes. (Washington County Draft Resource Document, August 1981) In recent years mobile home subdivision have also `become popular. These ' subdivisions allow for ownership of a lot as well as the individual mobile home. F Currently, there are three mobile home parks in Tigard and one within the Tigard Urban Planning Boundary: s� -38- TABLE III-13 EXISTING MOBILE HOME PARKS - TIGARD URBAN PLANNING AREA Mobile Home Park Spaces Vacant Spaces Cascade Mobile Villa 37 0 Terrace Heights Mobile Court 55 0 Pacific Mobile Park 18 0 Subtotal 110 0 Royal Mobile Villa* 248 0 358 0 *Outside City limits but within Tigard Urban Planning Area. The average price for a typical single-wide is averaging between $18-22 per square foot, with a high construction cost of approximately $28 per square foot. The average price of a new single-wide home (14' x 70') is approximately $17,600 to $21,500, and a double wide (24' x 60') approximately $25,900 - $31,600. fable III-14 indicates the average monthly housing costs and required income for mobile homes. TABLE III-14 AVERAGE MONTHLY HOUSING COSTS AND REQUIRED INCOME FOR MOBILE HOMES* Monthly Cost Required Required Excluding Utilities Gross Monthly Gross Annual Unit & Insurance Income Income i Average Single-wide 240-320 $ 960-1,280 $11.,520-15,300 Average Double-wide 400-480 $1,600-1,920 $19,200-23,040 Source: Tigard Planning Department, 1982. Comparing these figures with Table III-11 we see that more householdscould afford, the average single-wide mobile home. Since; the average household size for mobile homes is 2.2 persons/unit, it is clear that mobile homes will provide affordable housing for small households, but may not provide adequate relief for large households. 4� CHAPTER IV POPULATION TRENDS The following section identifies specific population trends which are characteristic of Tigard during particular time periods. -39- Population Trends 1961-1970 The population of Tigard more than quadrupled between the time Tigard was incorporated in 1961 and 1970. (1961: 1,084 and 1970: 5,302) Since specific population census data was not gathered for the City of Tigard in 1960, it cannot be exactly determined what age groups significantly increased during this time period. Most of the Portland metropolitan area experienced increases in the 0-14 age group due to the "postwar baby boom," and it can be assumed that similar trends occurred in the Tigard area. Population Trends 1970-1980 During this time period, Tigard experienced its greatest growth. Almost two-thirds of the growth occurred during this decade. Approximately half (48.3-60.1%) of ligard's residents work outside the community and in most cases outside Washington County. During this period, Tigard established itself as a residential community of the Portland metropolitan area. The attractiveness of the environmental amenities of the community are frequently cited as factors influencing the decision to locate in this area. In addition, Tigard has also established itself as an employment center. In 1980, there were approximately 8,750* jobs within the Tigard area. By the year 2000 it is estimated that there will he approximately 19,350 employment opportunities or an increase of 10,600 jobs. (See Transportation Comprehensive Plan Report) Future Growth Trends In 1980, Tigard's population was 14,286 (1980 Census. Actual population at December 31, 1980 was 14,855). The Metropolitan Service District's (MSD) project for 1980 was 18,642. This figure is based on the traffic zones within the Tigard Urban Planning Area and does not factor out those areas that were outside the City limits. The current 1982 population of Tigard is 17,300 which mostly reflects the incorporation of numerous islands. If the entire Tigard Triangle and the area south of Walnut Street were incorporated, MSD's projection would be realized. *This figure was calculated from Metropolitan Service District (MSD) Traffic Zone Circulation Study and includes those traffic zones that are within the Tigard Urban Planning Area. The underlying assumptions made for the purpose of population projections are threefold. First, no significant rezoning of currently nonresidential land to residential uses; second, a fixed land supply; and third, no significant redevelopment activity prior to reaching the saturation point. In reality none of these assumptions would hold strictly. The City will probably find that some redevelopment of the core downtown areawilllikely occur. Also to be considered as a factor of Pffecting population growth is the rate of o� extending services to undeveloped areas, and the intill process. -40 f FIGURE IV-1 AVERAGE HOUSEHOLD SIZE QQ 2.89 �•2.87 2.89 2.59 SELECTED HOUSEHOLD 2.50 SIZE •:,•`''••••........ 2.30 2.00 CONTINUATION •• OF HISTORIC TREND 1.80 1950 1960 1970 1980 1990 2000 t FTc TIRE? ry-2 7 _J lu r It m% � 20 'N+,17 0oww cE Em u / E J y m o za o 0- pplT c - oli ri3s3uaN=`� a+qo 6 Nlos ` 0 7 a cm. ie000 °WC V � I 7 3AV NOINn d FeE X41 = h - MAOI (DM o Y Hwy 99'N m; co - H A3'7Y4 jInai Z Hca � co add'y OI p rF+S` J V�so k ¢ _ X200 '•'fy. s La SMV , e z od 0� N019N11 m m y 91 SI I PA n C IrFIL C... o Y. y. O cn d� Od S7 a +11581 cO N ?9 < ? Oki ^ 6co 1 Q CD C V. O _ll 61l C". iM ti 00 CrKk c O T dU O 00 6+l AMN Q cco� coCOc uc• ) O t` - li•AMti � \ ` Owl- IJ vL� a`- _ 0 ` FIGURE IV-3 LL a � 10 a � A1 � e♦ � IRS � � 2 e♦ 1 t 1 IWIQ m' in n tor- 00 43 tS� - VAON g « 77 _ :: E t i ' Future Growth Projections Several sources of information are being utilized to construct a population projection for the City of Tigard. Using the Portland Statr. Population Center and MSD's estimates for the year 2000 household size (see Figure IV-2) and the EEEg overall housing units potential figures, based on the buildable lands inventory, a holding capacity situation was found to have a potential potential of approximately 42,000 during the planning period. (Based on land E uses in accordance with the Metropolitan Housing Rule) Actual growth figures were then plotted as shown in Figure IV-3, showing the 1980 population figure of 14,286. The Metropolitan Service District (MSD) anticipated growth trends for the traffic 7.ones most closely related to the Tigard Urban Planning Areas were then plotted on the graph. MSD's projections are founded on population trends which occurred during 1960 to 1980; based on an increase in units rather than an average percent increased in population. The ultimate graphical portrayal of Tigard's population will show an "S" curve. During the planning period (1980-2000), however, Tigard's growth will remain within the upward trend of the "S" curve. This is based on the fact that the 2.3 average household size has not been reached (existing household size is approximately 2.59). In addition, the City used an alternative constant to project Tigard's population to the year 2000. Rather than using an average annual increase of units, the City used an average annual population increase (5.07 percent, with a 2.3 average household size). The difference between MSD's projection and Tigard's is as follows: Metropolitan Service District (MSD): 31,550 Tigard Planning Department: 33,400 Difference: 1,850 Both of these projections are within MSD's projection of 46,020 for all of District 12, which also includes the Bull Mountain area. (See Figure IV-3) CHAPTER V BUILDABLE LAND INVENTORY In mid-1981, the City conducted a vacant land survey for land within the Urban Planning Area and within the Tigard City limits. Since that time the City has updated that data as development occurs. The City is currently in the process of establishing a mechanism by which to annually record the status of vacant land that is available for development within the Tigard Urban Planning Area. According to the ,data that was available in January 1982, the available vacant »ndeveloved residential land comprises 20.7 percent of the total area within the City`s Urban Planning Area. -41- y Table V-1 indicates the vacant buildable land within the existing Tigard Urban Planning Area. The acreage figures are based on the proposed zoning district designations within each Neighborhood Planning Organization (NPO). Population Needs and Land Supply To determine whether or riot the plan provides for enough land for long-range growth, it is necessary to make assumptions concerning land requirements for uses such as streets and parks; persons per household; the development quality of the vacant land; the potential for redevelopment to more intensive land uses, and units per acre. Assumptions I. Public and Semipublic Land A 20% allowance was made for streets in single family areas and 15% for multiple family areas which will consume some of the vacant residential land inventory and thereby will not be available for housing. The allowance was calculated by reducing total vacant residential land by 20% or 15% accordingly. 2. Persons per Household and Undoubling In 1980, approximately 6112 households existed in Tigard. In 1980, �. the region's average household size was 2.59 persons. MSD in the Regional UGB Findings assumes the average household size to stabilize by the year 2000 at 2.30 persons per unit. This analysis assumes the same decrease will occur in Tigard or a reduction in average household size of 2.59 in 1980 to 2.3 in the year 2000. This expected drop in the overall household size has the effect of reducing the capacity of the existing housing stock, there'.y creating a demand for more units without a population increase. This "undoubling" means that 770 additional housing units, beyond what would be needed if household size remained the same which would total approximately 7380 units, will likely need to be constructed to meet the demand for housing caused by the drop in average household size. (6112 households in 1980 x .30 person/household = 1772.48 persons needing additional new units divided by 2.3 persons/unit = 770 units. ) 3. Development Quality Clearly not all vacant land is equally suitable for urban development. In accordance with the Goal 410 Metropolitan Housing Rule, land constrained by natural hazards are omitted from the vacant buildable land survey. This includes land over 25% in slope and land in the floodplains area. The Comprehensive Plan clearly identifies those areas that are subject to natural hazard on various Comprehensive Plan maps. These areas are restricted from development ( and are totally excluded from the buildable land inventory. Note however that there is some capacity (up to 25%) that could be counted as a result of the density transfer provisions in the Plan. This feature is further explained in the Housing Implementation Strategy #3 under Policy 6.4.1. -42- 4. Redevelopment Potential Some of the area designated as Commercial-Professional or Central Business District is currently being used for lower intensity uses. It is fair to assume that a significant amount of this land will convert to the use designated on the plan between 1982 and 2000. Within these areas, it has beer_ determined by MSD employment projections that approximately 6000 plus additional jobs will be created by the year 2000. The following assumptions were made to introduce more intensive residential uses into these commercial areas. a. Residential uses within the commercial area would increase crime prevention by keeping people in the area 24 hours a day; b. Residential uses would strengthen the commercial areas by placing people close to shopping and employment areas; and C. Residential uses with these commercial areas would decrease airshed problems by eliminating the need for a portion of the vehicle trips within the area. To develop a realistic estimate of the potential multifamily uses which will redevelop in these areas by the year 2000, the following procedure was followed: a. Identify all land within the Commercial-Professional and Central Business District plan designations that are currently developed at a lesser use, e.g. single family; b. Assume that land values will eliminate the existing single family uses within the areas and determine the amount of vacant land within the areas. c. Subtract out residential uses from the first two floors in Commercial-Professional redeveloping areas and the first floor in the Central Business District redeveloping areas; d. The amount of land assumed to have redevelopment potential is approximately 59.2: 7.2 acres - Central Business District 52.0 acres - Commercial-Professional �. For these areas, it was further assumed that the pressure for an economic «` < capability to redevelop was influenced by the density allowed within these ureas, e.g._ the more density allowed, the more likely redevelopment would occur. The plan designation for these areas are as follows: Central Business District 12 units/acre ^ (Y ' Commercial-Professional - 20 units/acre 1[a chart on the following page illustrates t. amount of acres for residential uses by zone. P 43