Clark County Opportunity Zones explained
Clark County has seven Opportunity Zones, most of which are in Vancouver or Washougal. The zones are based on census tracts. In order to qualify as an Opportunity Zone, the tract either had to be “low-income” — meaning a poverty rate greater than 20 percent — or be contiguous with another low-income tract. Most of the data listed below comes from the Federal Financial Institutions Examination Council and is projected for the year 2015 based on data from the 2010 census.
Hazel Dell North
•Population: 3,698
• Minority population percentage: 17.6
• Owner-occupied housing units: 737
• Median family income: $52,156
• Median household income: $40,918
• Qualification: Low income
The Hazel Dell North zone is the only designated tract in unincorporated Clark County. It is located along Northeast Highway 99 between Northeast 78th and 99th streets.
According to Clark County senior legislative assistant Lindsey Shafar, the tract was nominated because the Opportunity Zone program fit with the county council’s vision for the Highway 99 corridor.
“Not everything fits the bill (to be an Opportunity Zone) within the unincorporated county,” she said, “but the Hazel Dell area really functions much like a city. It has a lot of the same concerns.”
The county isn’t aware of any current projects that could take advantage of the zone, Shafar said, but new projects could emerge in the future.
Downtown-South/Waterfront
• Population: 2,250
• Minority population percentage: 22.8
• Owner-occupied housing units: 124
• Median family income: $88,750
• Median household income: $34,962
• Qualification: Low-income
One of two zones in downtown Vancouver, the Downtown-South zone roughly aligns with the portion of the Esther Short neighborhood to the west of Main Street.
It covers a large portion of Vancouver’s downtown core, including all of the Waterfront Vancouver development and the Terminal 1 area, which the city expects will draw more than 200,000 new visitors in the next two years.
The AC Hotel by Marriott is the first project to take advantage of the zone designation; Vesta Hospitality announced the creation of an Opportunity Zone fund for the hotel in February.
Downtown-East
• Population: 1,174
• Minority population percentage: 17.3
• Owner-occupied housing units: 261
• Median family income: $62,950
• Median household income: $40,586
• Qualification: Contiguous
The Downtown-East zone roughly aligns with the Arnada neighborhood and also includes the portion of the Esther Short neighborhood east of Main Street.
The area includes many of the downtown area’s historic buildings, and the city’s website cites the Uptown Village area as a shopping district with potential for new multifamily residential growth.
No projects have been announced so far to take advantage of the zone designation, but the city’s website also notes that the tract still has several parcels of vacant or undeveloped land.
Fourth Plain-Lower Grand
• Population: 5,049
• Minority population percentage: 24
• Owner-occupied housing units: 960
• Median family income: $43,847
• Median household income: $37,285
• Qualification: Low income
The Fourth Plain-Lower Grand zone is the largest of Vancouver’s four zones, covering Clark College, Fort Vancouver National Site and the Columbia Business Center. The tract also includes the Grand Central shopping center and Convene Business Park, north of state Highway 14.
The high commercial potential in the area made it an ideal candidate, according to Vancouver economic development principal planner John Collum.
“It’s what we call, in planning terms, our employment land,” he said.
The tract also overlaps with the target areas for a number of existing city plans such as Fourth Plain Forward and the Lower Grand Employment Area.
Fourth Plain-Kyocera
• Population: 3,468
• Minority population percentage: 30.6
• Owner-occupied housing units: 302
• Median family income: $41,875
• Median household income: $26,490
• Qualification: Low income
The Kyocera zone covers the east end of the Fourth Plain area, including large portions of the Bagley Downs and Meadow Homes neighborhoods. The primary development area is the commercial corridor along Fourth Plain Boulevard, which includes the zone’s namesake Kyocera ceramics manufacturing plant.
Kyocera is one of several low-income tracts in the Fourth Plain area that met the Opportunity Zone criteria, but Collum said the city was cognizant of concerns that widespread development could make housing less affordable, so planners opted to focus on the tracts with the greatest amount of commercial space.
Washougal Town Center
• Population: 3,153
• Minority population percentage: 15.3
• Owner-occupied housing units: 568
• Median family income: $45,160
• Median household income: $42,688
• Qualification: Low income
The Town Center zone centers on Washougal’s main downtown commercial corridor along E Street — although not including the Port of Camas-Washougal.
“It does start to move west, but stops short of the port’s waterfront area,” said Paul Dennis, president of the Camas-Washougal Economic Development Association.
CWEDA and port officials have both highlighted the zone’s potential to aid Washougal’s recovery from the Great Recession. The city lost approximately 17 percent of its job base during the economic downtown, compared with 5 percent in the Portland metro area.
Washougal-Steigerwald
• Population: 2,289
• Minority population percentage: 19.5
• Owner-occupied housing units: 527
• Median family income: $51,613
• Median household income: $44,412
• Qualification: Low income
Most of the Washougal-Steigerwald opportunity zone is part of the Steigerwald National Wildlife Refuge and thus off-limits to building, so any developments will primarily be in the Port of Camas-Washougal’s Steigerwald Commerce Center at the zone’s western end.
“We decided on the port’s property (to be a zone) because it was ready to go,” said port executive director David Ripp.
Three new projects are scheduled to break ground at the center this year. None of those projects will be using Opportunity Zone funds, but the Ripp said the port is in very early discussions with at least two companies interested in taking advantage of the zone.
— Anthony Macuk