31.07.110 Inventory and analysis.
This inventory is based upon 1990 Census data unless otherwise noted. This inventory does not include all of the data or information that was gathered, but has presented the relevant information in an organized and useful format. The Census data is also either limited to the City of Forks or the City of Forks Census area (an area somewhat larger than the Forks urban growth area), unless otherwise noted.
There have been significant changes in the housing market between the tabulation of the 1990 Census data and 1994, the date of this report. Vacancy rates have diminished considerably and housing costs have concurrently soared. Unfortunately, there is no data more current than the 1990 Census available for this housing analysis. However, since the data will be primarily used for twenty (20) year forecasting, it may be more accurate to use the 1990 housing situation as a base as opposed to 1994, due to the unusually extreme housing conditions in 1994.
Another factor that detracts from the accuracy of the data used in this analysis is the large migrant population in the City of Forks. A large number of Forks low income single-family dwellings are occupied by multiple families of the migrant population. Consequently, the Census data for lower income housing probably does not accurately reflect the severity of the current housing situation or the situation in 1990.
The inventory includes:
•Characteristics of the Existing Housing Stock
•Residential Housing Patterns
•Demographics
•Housing Resources
•Housing Costs
(1) Housing Stock Characteristics.
(a) New Construction. Building permit applications were reviewed for the period 1989 through 1993. Table 9 lists the results.
|
Year |
House |
Mobile |
Multifamily |
Apartment |
|
1988 |
5 |
|||
|
1989 |
5 |
|||
|
1990 |
8 |
|||
|
1991 |
1 |
18 |
1 |
|
|
1992 |
6 |
22 |
||
|
1993 |
1 |
17 |
2 |
1 |
|
Average |
1.6 |
15 |
0.4 |
0.4 |
|
Total Average = 17.4 dwelling units per year |
||||
Note that multifamily and apartment amounts are in terms of dwelling units, not complexes.
(b) Owner and Renter Units. In 1990, owner-occupied units comprised fifty-one (51) percent of the dwelling units in the City of Forks. Approximately forty-one (41) percent of the units are renter occupied and eight (8) percent are vacant. Of the 427 renter units in Forks, 270 are in multifamily complexes and the remainder are provided by single-family homes and mobile homes.
(c) Vacancy Rates. The 1990 U.S. Census reported that in the Forks Census area 1.6 percent (eighty-five (85) units) of the owned units were vacant and 9.1 percent of the rental units were vacant. It is the opinion of the real estate community that the vacancy rate is actually much lower and that it decreased substantially between 1990 and 1994.
(d) Type of Dwelling Units. The Washington State Office of Financial Management determined in 1993 that the total number of dwelling units in the City of Forks in 1990 was 1,139, with fifty-eight (58) percent (658) of these units as single-family dwelling units, nineteen (19) percent (217) as multifamily complexes and the remainder (264) as mobile homes or trailers. In 1993 the total number of units had increased to 1,330 with fifty-six (56) percent (743) as single-family dwelling units, seventeen (17) percent (221) as multifamily units and the remainder (366) as mobile homes or trailers. Many of the mobile homes are in the four (4) mobile home parks in Forks. Forks has no group housing of any kind, although it does have a long-term care facility in its community hospital that provides long-term health care for the elderly.
(e) Condition of the Housing Stock. In 1991 the Clallam County Assessor’s Office determined that twenty-seven (27) percent of the housing stock in the City of Forks is in poor or fair condition. These are the lowest of five categories used by the Assessor’s Office to classify the adequacy of housing.
(2) Residential Housing Patterns. The urban residential housing in the city center is at a density that allows residents to walk to major commercial and public employment centers. However, most new development appears to be occurring in the east end of the City away from commercial and employment centers. In the new housing areas there is very little pedestrian access and the major arterials (Calawah Way and eventually Division Street) that lead to the developments do not have adequate shoulder space for pedestrian or bicycle traffic.
(3) Demographics. This section develops a more complete picture of the people expected to reside in Forks. Portions of the demographic analysis are based on the Forks Census subarea, which comprises an area much larger than Forks. However, the level of specificity is adequate to assess the general needs of the population. The population and demographic projections will be used to estimate the need for additional housing for the next twenty years.
This analysis includes information provided on the development patterns in the City, the age structure of the population, and the projected number and size of households. These projections are needed to measure the “fit” of the existing housing stock with the future population and to determine future housing needs.
(a) Development Patterns. Settlement has occurred uniformly around the city center, with the density of settlement increasing towards the center of the City. In 1991 and 1992 subdivision applications to create a total of more than fifty (50) lots had been made for parcels of property in the east side of Forks, just west of Ford Park. This subdivision activity is not an entirely reliable indicator of the location of future development, since there are numerous subdivisions in Forks that have remained undeveloped for several years. Many homes are on large lots and this may be construed as undesirable under the Growth Management Act because large lots contribute to urban sprawl. Despite this manufactured concern, the people of Forks wish to retain the rural character of their community and large lots are an essential component of this character.
(b) Senior Citizen Population. Seven (7) percent of the population in the City of Forks is over sixty-five (65) years of age compared to twelve (12) percent for the rest of the State of Washington. This age difference may reflect a lack of nursing homes and other facilities for the elderly in Forks. It also may reflect the fact that forest jobs tend to attract young people who only stay long enough in Forks to perform one or more jobs. It is anticipated that the elderly population will increase due to the inexpensive housing in the Forks area.
(c) Household Size. According to the 1992 Clallam County Profile, which is based upon 1990 Census data, the average household size in the City of Forks was 2.68 persons per dwelling unit compared to 2.54 for Clallam County. The average household size shown in Table 10 below is 2.5 persons per household. The profile average, based on the U.S. Census, is higher because the U.S. Census reported a lower number of dwellings for the City of Forks than that reported by the Washington State Office of Financial Management for 1993, which was used for Table 10: Note that under both sets of data the average number of persons per household is higher in Forks than in Clallam County as a whole. Under both the OFM statistics and the 1990 Census, the average Clallam County household size is 2.4.
(d) Income of Households. Currently the average yearly household income in the City of Forks is $29,908 according to the 1990 Census. This compares to $34,866 for Clallam County as a whole. According to the Washington State Department of Social and Health Services, in 1990 approximately 9.4 percent of Forks households are on public assistance, compared to 7.4 percent for Clallam County and 6.7 percent for the State of Washington. The number of persons on public assistance since 1990 has increased between 1990 and 1994.
(4) Housing Resources. As a municipal entity, the City of Forks has access to federal and State funds that can be used for purposes of subsidizing affordable housing. Forks has not taken advantage of these opportunities.
Forks also has various ordinances relating to the construction and upkeep of housing. For example, the Forks Housing Abatement Ordinance was adopted from the International Conference of Building Officials Uniform Code for the Abatement of Dangerous Buildings.
(5) Housing Costs.
(a) Rental Costs. The 1990 Census reported that for the Forks Census area the median rent in 1990 was $272 per month and the average rent was $246 per month.
The average rent in 1990 for the City of Forks per type of two bedroom rental unit is as follows:
Single-family house $350
Duplex/fourplex $325
Apartment $275
Mobile home lot $ 75 (single-wide)
Mobile home lot $100 (double-wide)
Rents have probably increased significantly since 1990 but there is no current available data on this subject.
(b) Home Values. The 1990 U.S. Census recorded an average single-family home value of $56,479 and an average mobile home value of $18,784 for Forks. The average home value includes the value of the house lot. The average value of all types of housing units was $47,757, a ten (10) percent decrease over the 1980 mean home value. The average sales price for a used single-family home in Forks recorded in 1990 was $45,175.