780 Rand Road Housing Development Strategy
In 2020 the City purchased a seven-acre parcel at 780 Rand Road in Hood River for the purpose of developing affordable housing.
The City is working with Leland Consulting Group to prepare a development strategy for the site. Preliminary development options are expected to be identified in March of 2021, and a final development strategy is expected in June of 2021.
After finalizing the development strategy the City will seek a developer to move forward with formal approval of a development project, and construction of infrastructure and housing. Construction will begin summer of 2022 at the earliest.
The City of Hood River purchased the property in January 2020 for $1.2M. The Oregon Business Development Department granted $410,000 for the purchase and the remainder was financed by the City. Construction Excise Tax is a repayment source, and other funding sources include local, state and other community partners.
The primary goal for this property is to help address the community’s housing needs. At the time of purchase the City committed to development of at least 50 housing units for households earning at or below 120% of area median income. Since that time the city council has expressed interest in providing a greater number of housing units on the site with priority given to households earning 80% and below area median income.
Hood River’s Housing Needs
Elements of the Housing Needs Analysis were updated in 2019. Key points about housing affordability include:
- Median home prices and median rents have seen steady increases. Both exceed Oregon statewide levels.
- Hood River will have an ongoing need for housing affordable to lower- and moderate-income households including those making $75,000 or less annually.
- Homeownership rates in Hood River declined recently from 51% to 46%; 54% of Hood River households are renters.
- About 48% of renters are cost burdened, meaning they pay more than 30% of their gross income for housing and may have difficult affording necessities such as food, clothing, transportation and medical care.
- 77% of people who work in Hood River live elsewhere and commute.
The aerial photograph below depicts Hood River’s city limits (dashed blue line) and Urban Growth Boundary (dashed red line). The 780 Rand Road site is highlighted in yellow – it is located within walking distance of many businesses along Cascade Avenue (US Route 30, the Historic Columbia River Highway).
The housing development strategy will include evaluation of zoning, utilities, topography and natural features on the site and in the surrounding area, as well as the City’s capital facilities plans for public infrastructure. The Village at Rand Hill neighborhood is located immediately east of the site, and the Maley Subdivision is located to the southwest. There are undeveloped properties to the west and south. Public utilities including water, sanitary sewer and stormwater facilities are available to serve the site, but new roads and other infrastructure will need to be constructed. Wetlands and steep slopes will affect where housing and other improvements can be constructed on the site.
Providing housing on the site is the City’s primary goal. Other uses such as a public trail, park and open space will be considered as a housing development strategy is prepared.
Download this document to review two broad housing market economic topics affecting Hood River.
Factors affecting housing demand:
- What factors influence Hood River’s growth and housing market? Will they change over time?
- What might Hood River look like in the future if current development patterns continue?
Effects of housing production:
- How can Hood River increase housing supply to positively impact housing
- What impact does allowing increased development capacity have on the housing market?
- What’s the relationship between SDC’s and housing prices?
For questions about the 780 Rand Road Housing Development Strategy, please contact Senior Planner Kevin Liburdy.