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(1) As described in detail in the reports referenced at CCC 31.02.280(2), Clallam County has unique local circumstances that result in a very complex housing situation. In the West End, the population has declined but housing is difficult to obtain due to lack of new construction. Eastern Clallam County has experienced rapid growth but affordable housing is in short supply due to demand. Housing prices across the County have risen extensively between 1985 and 2005 due to a variety of factors, including increases in the price of land, costs of construction, financing, regulations, and demand. These increases have reached a level where the average wage earner has difficulty obtaining affordable housing.

(2) Measuring Housing Need: A Data Toolkit for Clallam County includes the following findings:

(a) According to the guideline that paying 30 percent of household income for housing is affordable, nearly half (46 percent) of renter households in Clallam County in 1999 were renting housing they could not afford.

(b) Since 2000, the median price for homes has risen sharply. In the first quarter of 2000, the median price for homes sold was $98,900 and rose to $170,000 in the last quarter of 2004.

(c) A family of four needs to earn $16.75 an hour (about $33,500 a year) to afford to rent a three-bedroom unit at fair market rent in 2005 ($871 a month).

(d) A person receiving Supplemental Security Income (SSI) payments in Clallam County ($579 a month in 2005) could afford to pay $174 a month for housing. Fair market rent for a one-bedroom unit in 2005 was $458.

(3) Measuring Housing Need: A Data Toolkit for Clallam County includes the following strategies for providing affordable housing and meeting the demand for diversity of housing choices:

(a) Respond to the needs of the “working poor” by developing a range of affordable housing options near employment sources.

(b) Respond to the need for smaller units and units suitable for the elderly.

(c) Encourage the development of mixed uses in housing construction.

(d) Allow mixed uses in zoning, such as residential, in selected commercial/business areas.

(e) Provide incentives for housing developers to increase affordable housing, such as strategies to reduce development costs, fast-track plan approval, maintaining a file of pre-approved housing plans, reduced impact fees, and providing density bonuses.

(f) Encourage infill development where infrastructure is in place.

(g) Work with existing and new employers to develop housing options for current and planned employees.

(h) Allow residential accessory housing.

(i) Establish inclusionary zoning ordinances and other incentives for developers to reduce housing costs such as density/parking adjustments and fee reductions.

(j) Remove regulatory barriers to affordable housing by periodically reviewing and modifying ordinances, codes, and zoning regulations.

(k) Provide “fast-track” approval for reasonable accessibility modifications.

(l) Encourage design competitions to increase the amount of attractive affordable housing, and the availability of pre-approved plans.

(m) Support the development of community land trusts.

(n) Expand new affordable options with CDBG (Community Development Block Grant) resources.

(o) Link long-range plans for new and/or upgraded infrastructure development with planning for inclusion of development of affordable and accessible housing.