HomeMy WebLinkAbout2003-0122 Study Session PACKET CITY OF
ASHLAND
CITY COUNCIL STUDY SESSION
AGENDA
Wednesday, January 22, 2003 at 12:00 p.m.
Council Chambers, 1175 East Main Street
1. Affordable Housing Action Plan (City of Ashland Affordable Housing Action Plan
attached - further materials will be provided at the study session)
In compliance with the Americans with Disabilities Act, ifyou need special assistance to participate in
this meeting,please contact the City Administrator's office at (541) 488-6002 (TTYphone number
1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable
arrangements to ensure accessibility to the meeting(28 CFR 35.102-35.104 ADA Title 1).
�r,
CITY OF
ASHLAND
ASHLAND CITY COUNCIL
ASHLAND HOUSING COMMISSION
JOINT STUDY SESSION
JANUARY 22, 2003
JOINT STUDY SESSION
AGENDA
1. Presentation by Housing Commission
2. Discussion
3. Review and Discussion of Housing Coordinator Position
City of Ashland
Affordable Housing Action Plan
Prepared for
City of Ashland, Oregon
by
Sextant Consultants, Inc.
3333 N.E. 18th Avenue
Portland, OR 97212
(503) 282-7807
Cogan Owens Cogen
813 S.W. Alder, #320
Portland, OR 97205
(503) 225-0192
October 2002
ICI
Table of Contents
1. EXECUTIVE SUMMARY........................................................................................................ 1
2. BACKGROUND........................................................................................................................ 3
A. Needs Analysis 3
B. Ashland's Efforts at Promoting Affordable Housing 4
3. HOUSING STRATEGYS......................................................................................................... S
STRATEGY 1: PROVIDE FUNDING FOR AFFORDABLE HOUSING.......................................5
A. Apply for Housing Development Funding 5
B. Create an Affordable Housing Trust Fund 7
C. Develop Dedicated Funding Sources for the Housing Trust Fund 8
D. Encourage Employers To Assist Employees In Home Buying 10
STRATEGY 2: REDUCE DEVELOPMENT AND OPERATING COSTS.................................. 12
A. Waive System Development Charges 12
B. Waive Other Planning,Permitting or Other Fees 13
STRATEGY 3: ADOPT LAND USE REGULATIONS TO PROMOTE AFFORDABLE
HOUSING............................................................................................................................................. 14
A. Identify and Zone Additional Land For Multi-Family and/or Affordable Housing Development_ 15
B. Limit or Restrict Single-Family Housing in Multi-Family Residential Districts 17
C. Further Encourage Development of Accessory Dwelling Units 19
D. Allow For Or Require Single-Family Residential Development On Small Lots 21
STRATEGY 4: PRESERVE EXISTING AFFORDABLE HOUSING; CREATE NEW
AFFORDABLEHOUSING................................................................................................................22
A. Promote Permanent Affordability by Working with Non-Profits 22
B. Promote Long-Term Affordability Through Deferring or Waiving Fees 23
STRATEGY 5: DEVELOP ORGANIZATIONAL CAPACITY FOR AFFORDABLE
HOUSING.............................................................................................................................................23
A. Create a Full-Time Affordable Housing Coordinator Position 23
B. Develop Working Relationships with Housing Organizations 24
C. Continue the Ashland Housing Commission 24
STRATEGY 6: BUILD UNDERSTANDING AND SUPPORT FOR AFFORDABLE HOUSING
................................................................................................................................................................25
A.Develop a Public Information Program for Affordable Housing 25
B. Prepare an Annual Affordable Housing Report 26
B. Hold an Annual Affordable Housing Conference 27
4. ACTION PLAN....................................................................................................................... 27
ASHLAND AFFORDABLE HOUSING ACTION PLAN
1. EXECUTIVE SUMMARY
Disappearing affordability
For the past dozen years, Ashland made efforts to provide more affordable housing for those who
live and work in Ashland. Land use regulations were adopted to promote affordable housing.
The City received Community Development Block grant funds and used them in recent years for
housing. The City created the Housing Commission that prepared housing reports in 1990 and
1995 pointing out the need for more affordable housing. The City supported efforts by non-
profit organizations to build affordable housing in Ashland.
In spite of these efforts, the housing situation is getting worse for people with low and moderate
incomes. The median sales price of a house increased 50% from 1998 to 2001 when it reached
$277,742. Yet in 2001, the median household income in Ashland was $35,706. Using a
standard multiplier of 2.5, the average household can afford to buy a house worth $90,000. This
is not a problem of just low-income households. Housing affordability is a problem for persons
with moderate incomes.
About half of employees of Ashland's major employers cannot afford housing in Ashland. These
employers include the Ashland Community Hospital, the Southern Oregon University, the City
of Ashland, the Ashland School District, and the Oregon Shakespeare Festival. An indication of
the disappearing availability of affordable housing is that land zoned for multi-family housing --
typically less expensive than single family housing--is being developed with single family
homes.
With such strong market forces, Ashland is in danger of losing its economic diversity as owners
and renters get squeezed out of an escalating housing market. The fabric of the community is
threatened by declining school populations and impending school closure, caused by the
widespread inability of families with young children to purchase housing in Ashland that is
affordable to them.
A detailed analysis of incomes and housing costs are contained in the ECONorthwest report,
"City of Ashland Needs Analysis," April 2002.
Actions for affordable housing
This plan recommends a number of strategies that Ashland can take to address the problem of
affordable housing. The strategies are:
1. Provide funding for affordable housing.
The crux of providing affordable housing is finding ongoing funding sources to finance the
development of affordable housing. The plan recommends creating a Housing Trust Fund with
1
I
I
dedicated funding sources. Possible sources are identified. Deciding on sources will require
both study and building a consensus for adopting legislation for the fund.
2. Reduce development and operating costs.
Ashland has adopted several measures to defer systems development fees for affordable housing
developments. Additional measures could further reduce planning and development fees and
utility costs. Ashland should continue this approach while determining an annual limit so that
the impact on the City's budget can be known and planned for.
3. Adopt land use regulations to promote affordable housing.
The City is in a position to use its land use and zoning authority to assist in developing
affordable housing. Recommendations include: rezoning land to multi-family use, identifying
target properties for affordable housing that takes advantage of new state laws for tax
exemptions, examining the feasibility of expanding the Urban Growth Boundary for a property
owned by the school district, restricting single family housing in land zoned for multi-family use,
permitting accessory units in single family zones, and encouraging and promoting development
on small lots in new subdivisions.
4. Preserve and create affordable housing.
Affordable housing can be developed and kept permanently for low and moderate income
households leveraging funds from State and Federal housing programs where the development is
by non-profits or by the Jackson County Housing Authority. Where the City assists affordability
through the waiver of development or utility fees, the City should adopt a policy requiring long-
term affordability for a period of 60 years as required in City ordinances on affordable housing.
5. Develop organizational capability.
To provide a focus for its affordable housing efforts the City should immediately create a full-
time position of a Housing Coordinator to enable the development of affordable housing and
seek auxiliary funding sources to improve price and costs of housing for low and moderate
income households. The Housing Coordinator should develop good working relationships with
non-profit housing organizations. The Housing Commission will play an important role in
Ashland's affordable housing program.
6. Build understanding and support for affordable housing.
The Housing Commission should develop a public information program to explain the need and
benefits of affordable housing and build support for actions needed to develop and preserve
affordable housing. Other actions include preparing an Annual Housing Report, and holding an
Annual Affordable Housing Conference.
2
2. BACKGROUND
When Ashland formed an Affordable Housing Committee in 1990 to find ways to preserve the
diversity and character of the community, there was growing concern that housing prices were
outstripping incomes of Ashland residents. In spite of a number of constructive efforts by the
City to change its land use and housing codes to promote affordable housing, the situation is
worse now than when the first affordable housing study was completed 12 years ago. This is due
to strong market forces that drive up the price of housing.
Housing affordability directly affects people who live and work in Ashland. It is a particular
problem for renters, unlike owners who benefit from equity increases in their homes. Housing
costs are also a problem for first-time home buyers -- workers moving to Ashland, or sons and
daughters of residents who want to remain in the community they grew up in, but cannot find
housing within their means.
The City of Ashland commissioned a two-part study to assess needs and provide an action plan
for affordable housing. The overall goal of this effort is:
To develop an overall Affordable Housing Action Plan to provide a stable supply of
affordable housing for current and future residents of Ashland at all income levels
A. Needs Analysis
The"City of Ashland Housing Needs Analysis" prepared by ECONorthwest in March 2002
describes a community where housing affordable to all segments of the community is becoming
a more and more a difficult goal. Following are excerpts from the study.
• Fewer households own housing in Ashland compared to other areas.
(52% Ashland, 58%Medford, 67%Jackson County, 64% Oregon)
• Service and retail sales, the fastest growing employment sectors in Ashland do not pay
enough for households to afford fair market rents. Rent was $601 in 2001 for a two-bedroom
unit without essential utilities while the average annual service job salary was$20,942 in
2000. The average service wage enabled a renter to pay$523 with all essential utilities, an
effective gap of nearly$200 per month. Home ownership was completely out of the
question.
• Housing prices increased 50%between 1998 and 2001 to an average sales price of$277,742.
• Ashland is falling short of providing rental housing. Between 1990 and 2001 91%of all
housing built was for single family, owner-occupied units.
• Ashland has a large deficit of affordable owner-occupied housing units. Less than 4%of
single-family dwellings are valued below $101,000, the maximum a household earning the
median income can afford.
3
• Ashland has a relatively small inventory of land zoned for multi-family housing. Single
family homes are often built on land zoned for multi-family housing thus reducing the supply
of available land for multi-family units.
• Approximately half of workers for the City, Ashland Community Hospital, Southern Oregon
University, and the Ashland School District live outside of Ashland, in part because of high
housing costs in Ashland. This results in higher transportation costs, more road
requirements, fewer children and young people in the community, and lack of long-tern
sustainability.
The ECO Northwest Report made the following recommendations:
1. Encourage more multi-family housing by increasing the supply of land zoned for multi-family
housing, restricting the use of multi-family land for single family housing, and encouraging
redevelopment or reuse of structures.
2. Encourage more affordable single-family housing types by zoning more land for small lot
developments and making more land available for manufactured housing.
3. Develop more government-assisted housing.
4. Reduce development fees for targeted affordable housing developments.
B. Ashland's Efforts at Promoting Affordable Housing
The City of Ashland has made a number of efforts in the last decade to promote affordable
housing. These include:
• Permitting accessory units as a conditional use.
• Requiring 25%of units be affordable when new land is annexed for housing.
• Establishing a density bonus for development of affordable housing units. A one-percent
bonus is allowed for each percentage of affordable units developed up to a maximum of 25%
- 35%.
• Allowing for mixed use development (housing over commercial uses) in commercial zones.
• Allowing manufactured housing in residential areas other than historic districts.
• Revising development standards including narrower streets to reduce housing costs.
• Pursuing outside funding sources for housing including Community Development Block
Grant(CDBG) and government assisted housing.
• Creating the Ashland Housing Commission to provide guidance and direction for affordable
housing.
• Supporting the establishment of the Ashland Community Land Trust
In addition to City efforts, other organizations are addressing the affordable housing problem in
Ashland. These include: the Housing Authority of Jackson County, the Ashland Community
Land Trust which is building affordable units in Ashland, the Rogue Valley Community
Development Corporation which has built affordable, sales housing in Ashland and has been
4
awarded a state tax credit grant for affordable rental housing,Habitat for Humanity with a
program of assisted self-help housing, ACCESS, the Jackson County aniti-poverty agency, and
Options which provides housing for persons with disabilities.
The Housing Authority of Jackson County assists low income renters by providing rental
vouchers. As of June 2002 there were 197 families in Ashland receiving Section 8 housing
vouchers. There are 146 Ashland families on the Housing Authority's waiting list. Renters are
responsible for finding available rental units in the private housing market. The Housing
Authority does not own or manage rental units in Ashland. As rental rates increase, owners of
rental housing which accept Section 8 housing vouchers may no longer accept such tenants. .
Thus a source of affordable housing may be priced out of the market.
3. HOUSING STRATEGIES
This plan recommends six major strategies for affordable housing in Ashland.
• Provide funding for affordable housing
• Reduce development and operating costs
• Modify land use regulations
• Preserve existing affordable housing and create new affordable housing
• Develop organizational capacity
• Build understanding and support.
STRATEGY 1:PROVIDE FUNDING FOR AFFORDABLE HOUSING
The objective of this strategy is to develop long-term, stable funding sources to produce
affordable housing. Funding is at the core of efforts to provide affordable housing. There are
many techniques for creating low-cost housing such as tax credits, reducing mortgage interest
rates, and providing loans and grants to organizations developing affordable housing. A
successful approach will use every available technique. Often what makes a project affordable is
the combination of several methods that reduce the costs.
A. Apply for Housing Development Funding
For Ashland, a major source of affordable housing funding is through programs of the Oregon
Housing and Community Services Department. The major programs relevant to Ashland are
shown in Table 1. The City will not be the developer. In order to access these funds, the City of
Ashland will need to work with local non-profit housing organizations such as the Ashland
Community Land Trust, the Rogue Valley Community Development Corporation, and ACCESS.
5
Table 1. Affordable Housing Programs of the
Oregon Housing and Community Services Department
1. HOME Program
The Ashland Community Land Trust in June 2002 received a$518,354 grant reservation of HOME
funds for new construction of five housing units in a residential neighborhood for low-income
families and individuals.
The HOME Investment Partnerships Program makes funds available for the development of
affordable housing for low and very low-income individuals and families, and encourages
partnerships among state agencies, local governments, not-for-profit, and for-profit organizations.
Approximately$20 million is available statewide per biennium.
2. Oregon Affordable Housing Tax Credit
Through the use of state tax credits, lending institutions can lower the cost of financing by as much
as four percent for housing for low-income households. Applicants can be profit or non-profit
housing sponsors,provided the savings from the reduced loans are passed on in the forth of lower
rents to households. Approximately$25 million in tax credits will be available in this biennium.
3. Federal Low Income Housing Tax Credits
Federal income tax credits are available for 10 years to owners of qualified low-income, multi-
family housing. The tax credits are used to lower rents. Both profit and non-profit housing
sponsors may apply. Approximately$5 million per year is available statewide.
4. Risk Sharing Housing Loan Program
Loans for construction or rehabilitation of multi-family housing. Both profit and non-profit
housing sponsors are eligible. $60 million per biennium is available in Oregon.
5. Predevelopment Loan Program
Short-term loans to pay recoverable affordable housing pre-construction costs.
$4 million revolving loan statewide.
6. Residential Loan Program
Provides below-market interest rate mortgages for eligible first-time homebuyers. The program is
aimed at moderate-income homebuyers. Applicants are lending institutions on behalf of moderate-
income homebuyers. $130 million per year statewide.
6
The City's role is to facilitate applications by non-profit organizations and other eligible
organizations. The City will need a Housing Coordinator who researches available funding
sources including application procedures and submittal deadlines, develops relationships with
funding sources, and works closely with organizations eligible for funding. Through a Housing
Trust Fund the City can also provide some of the local funding which is often needed in
affordable housing programs.
Recommendation:
➢ The City,through a Housing Coordinator,will take necessary steps to facilitate the
process of applying for housing development funds by non-profit housing development
organizations and other eligible organizations.
Schedule: 1-5 years. Intermediate and long-term. (Dependent on funding cycles)
B. Create an Affordable Housing Trust Fund
The crux of building or rehabilitating affordable housing is funding the projects. Money is
needed to plan the housing,purchase land,provide equity to secure loans, and for up-front costs.
While there are many state and federal sources for funding affordable housing, in almost all
cases some local funds will be needed to match or supplement grants and loans.
Housing Trust Funds are a means to provide a flexible pool of funding to promote affordable
housing. What makes housing trust funds unique is that they have dedicated sources of ongoing,
public revenues. There are a wide range of funding sources used in the over 275 housing trust
funds that now operate in the U.S. Sources include funds from government bonds, from sale of
publicly owned lands, from lottery earnings from property taxes; development fees, and fees on
recording mortgages. Housing trust funds can also accept donations of property or funds from
individuals and corporations as well as receive funds from foundations.
There is legislation being developed in Congress that will provide a National Housing Trust
Fund to match funds for local communities with Housing Trust Funds.
There are at least 37 state housing trust funds including Oregon, Washington and California.
There are 42 city housing trust funds in 22 states,plus an additional 142 in New Jersey with a
state law that allows cities to levy fees on developers to raise funds for the trust funds.
In Oregon, Washington County has a Housing Trust Fund with revenues from a real estate
transfer tax of one-half of 1%. The City of Portland has a fund and has been working at the state
legislative level to obtain a real estate transfer tax to provide continuing funding.
Typically housing trust funds do not build or own housing. Rather, the funds distribute monies
to non-profit and government organizations that are experienced in building and owning
7
affordable housing. The funds act as a conduit for housing. City housing trust funds are able to
leverage their funds. For every$1.00 in the fund, they typically raise $4.89.
A Housing Trust Fund for Ashland could be a City program or it could be established as a non-
profit corporation. Either way, there will need to be a board that evaluates proposals for using
trust funds for housing projects and provides oversight. Members of the Ashland Housing
Commission could serve on such a board. The board could be augmented by City staff such as
the city's Housing Coordinator and the Finance Director.
Recommendation
➢ Form an Ashland Affordable Housing Trust Fund by directing the Ashland Housing
Commission to prepare a specific proposal for such a fund.
Schedule: Short Term (within 1-2 years).
C Develop Dedicated Funding Sources for the Housing Trust Fund
The key to Ashland's success in creating a Housing Trust Fund is finding dedicated sources of
ongoing revenue. Ten years ago Ashland sold a surplus parcel of land and provided
approximately$90,000 for a Housing Trust Fund. However, it represented a one-time dedication
of funding that now has been used up to provide renter and first-time homebuyer assistance and
for housing studies.
Ashland also attempted to create an ongoing source of funds through a transfer fee on real estate
transactions. The proposal was brought to the voters in 1991 with limited time to discuss the
concept and build public support. The measure was defeated. At the state level, during the
2002-2002 legislative session a proposal to permit local governments to levy a real estate transfer
tax was developed by proponents from the Portland metropolitan area. The measure was
narrowly turned aside. Proponents are discussing strategies for reintroducing a similar measure
in the next session. At the federal level, legislation has been introduced to create a national
housing trust fund.
There are 38 states including Oregon with Housing Trust Funds. At the local level, there are 42
city housing trust funds in 22 states. Although many are in larger cities, there are housing trusts
in smaller cities: Menlo Park, Cupertino and Palo Alto in California, Santa Fe, New Mexico,
Burlington, Vermont, and Bainbridge Island, Washington.
"Housing Trust Fund Progress Report 2002,Local Responses to America's Housing Needs." (June 2002),Housing
Trust Fund Project,Center For Community Change,pg.7.
8
Typically city housing trust funds are administered by housing and community development
departments by city staff, although a few are independent or administered by a redevelopment
agency or a housing commission.
Ashland needs to evaluate a range of alternatives for providing dedicated funds for the Housing
Trust Fund. The following are potential sources.
1. Real estate transfer tax
A real estate transfer tax is applied when a home is sold. In Oregon, Washington County is the
only county with a real estate transfer tax. Passed in the 1970s, the tax is $1.00 per thousand. In
2001, the average price of a house sold in Ashland was $273,0632. If the Washington County
rate were applied in Ashland, the average tax would have been $273 per house,raising$102,398
for a housing trust fund.
Maryland has a tax when recording a property that has been sold. Rates vary by county ranging
from a low of$4.40 per$1,000 to $10.00 per$1,000. Using the lower tax rate of$4.40 per
thousand, if applied by Ashland would be a cost of$1,201 for an average house of$273,063 or
raised a total of approximately$450,000 in 2001.
Florida adopted a real estate transfer tax of$2.00 per thousand (0.02%)which was widely
supported by the housing industry including realtors as a way to invigorate the housing industry.
The tax generated$249 million in 2001. This rate applied to Ashland would have raised $546
per house sold in 2001 or approximately$204, 800
A real estate transfer tax in the Portland metropolitan area was unsuccessfully proposed in the
recent legislative session by the Portland regional housing trust fund. The proposed tax was a
rate of 0.75%. This rate, applied to Ashland,would have added a charge of approximately
$2,050 to the average home sold and produced approximately$767,000 in 2001. Affordable
housing advocates in the Portland area are considering a renewed legislative effort next year.
The effect of different rates used for a real estate transfer tax are summarized below:
Assuming 375 sales per year at an average of$273,063 would yield the following costs and
revenues:
Rate Cost Per House Sold Revenue Example
.001 $273 $102,398 Washington County, Oregon
.002 $546 $204,797 Florida
.0044 $1,201 $450,554 Maryland
.0075 $2,048 $767,989 Portland metro area(proposed)
2 Roy Wright Appraisal Services,Inc.
9
2. Hotel/motel tax
Ashland has a 7% tax on hotels, motels and bed and breakfast receipts. The tax generates
approximately$1.2 million per year of which two-thirds goes to the City's General Fund. The
remaining third ($384,000 in 2002) is allocated to economic and cultural development including
the Ashland Chamber of Commerce, the Oregon Shakespeare Festival and grants for economic
and cultural development.
A portion of this tax could be designated for affordable housing. For example, if the amount of
the tax devoted to the General Fund were reduced from 67%to 62% this could provide 5% for
affordable housing; the amount in 2002 would be approximately$58,000. This could be a part
of a funding base for Ashland's Housing Trust Fund.
3. Prepared food and beverage tax
This 5% tax generates $1.6 million last year and is dedicated 20%to parks and open space and
80%to wastewater treatment plant construction and debt service. The tax continues until 2010.
Any changes as well as renewal will require City Council approval and voter approval for
renewal. At the time of renewal in 2010, a portion of the tax could be dedicated to the Housing
Trust Fund.
4. Other possible source Some states use interest from "earnest money" held in escrow during
the sale of a house to help fund Housing Trust Funds. States include Washington, Missouri,
Wisconsin, Colorado and Maryland. This is a potential, though small source of revenue for the
trust fund. In 2001 there were 365 housing sales in Ashland with an average price of$277,742.
Assuming a 2% escrow amount held for 60 days, with interest at the prime rate of 4.5%, would
generate approximately$41 per house sold or about$15,000 per year.
Another source of revenue is a document stamp tax. This would apply to all documents, not just
real estate transaction filings. The Housing Commission could investigate and estimate the
income that could be derived from a document stamp tax and the costs of administering the tax
Recommendation
➢ The Housing Commission should develop recommendations for the City to establish
long-term, continuous funding sources for the Housing Trust Fund that provides
ongoing revenues for the fund and are supportable by the community.
Schedule: Medium to Long Term (2-5 years)
D. Encourage Employers To Assist Employees In Home Buying
At the present time major employers in Ashland are finding that roughly half of their employees
live outside of Ashland. These employers include the City, Southern Oregon University,
Ashland School District, and the Ashland Hospital. The Oregon Shakespeare Festival also has a
need for both rental and sales housing in Ashland. Several Ashland organizations are concerned
10
that with staff turnover, new employees will not be able to find affordable housing in Ashland
and have to live outside the community.
The Ashland Housing Commission has convened an Employers Working Group to discuss the
issues and develop approaches to assist employees to find affordable housing in Ashland. In
other communities, major employers assist employees with down payments. For example, in
Portland Wacker Siltronics and Portland Public Schools have down payment assistance
programs. Up to $5,000 is provided. The principle is forgiven if the employee stays five years.
Interest rate payments on the loan vary among organizations from a subsidized rate to market
rates.
There are a number of programs aimed at helping employers and unions assist workers in
homebuying and in developing rental housing. For example, the AFL-CIO has a Housing
Investment Trust that promotes housing development. Favorable terms include an interest rate
reduction of 0.5%, low 3% to 5%down payment, and mortgage insurance reduced by 30%.
The Federal Home Loan Bank has a Home$tart Savings Program which includes homebuyer
education, a savings account at a local financial institution, and a grant which matches every
dollar saved with a$3 grant towards a down payment on a house. For example, $1,000 saved in
the account would result in a$3,000 grant for a total of$4,000 that could be applied to a down
payment on a house for first-time homebuyers.
The HomeStreet Bank with headquarters in Seattle has programs for first-time homebuyers
which operates in coordination with employers. The program includes homebuyer education,
reduced down-payment requirements, and lower interest rates. The bank has a program currently
operating in Portland and Salem and is considering expanding to other cities in Oregon
Recommendation
➢ The Housing Commission should continue to convene an employers group and develop
approaches whereby employers can assist employees in securing affordable housing
either through down payment assistance for home ownership or through rental
programs that are assisted.
Schedule: Short tern (1-2 years)
11
STRATEGY 2:REDUCE DEVELOPMENT AND OPERATING COSTS
The objective of this strategy is to lower the costs of both building and operating affordable
housing. Lower development costs will mean more low-income persons can buy homes or be
able to rent units at affordable levels. Ashland currently defers system development charges on
affordable housing. This practice should be continued. If budgetary impact is a concern, the
City can set a limit on the total amount of fees waived for affordable housing each year.
A. Waive System Development Charges
Approach
The City currently defers SDCs for affordable housing projects for the initial developeribuyer.
The SDC is secured by a second mortgage that is recorded, treated as a loan and accrues interest
each year. If the home is sold to a subsequent non-qualified buyer the principal and interest are
due. The City should remove this requirement and waive SDCs altogether for affordable units.
If the City does so, it is recommended that some measure(s)be taken to ensure that the housing
unit remains affordable for 60 years. Otherwise, the benefit of the SDC waiver and increase in
the supply of affordable housing will continue to be only temporary.
Other cities with SDC waivers include:
• Salem. SDCs are waived for housing provided by the Salem Housing Authority and any unit
that receives city administered federal housing funds and is affordable to families below 80%
of the city's median household income (MHI).
• Eugene. SDCs are waived for rental housing for low-income persons (less than 60% MFI)
and owner-occupied housing for persons with less than 80% MFI.
• Lake Oswego. The city has a graduated SDC. The SDC may be proportionately reduced if
"evidence indicates that construction, alteration, additional, replacement or change in use
does not increase the parcel's or structure's use of the systems to the degree calculated in or
anticipated by the methodology for the particular SDC."
The City of Ashland's currently assesses SDCs for water, sewer, storm sewer, parks and
transportation facilities, as well as a separate connection fee. Fees vary by size of residential
unit. For single-family housing units,they total between approximately$6,500 for a 1,000
square foot home and $13,000 for a 3,000 square foot home,not including permit, community
development and engineering fees. For multi-family units, fees are somewhat lower.
Potential Impact
Waiving these fees would reduce the cost of building a new single-family home by between 10
and 13%, depending on the size and value of the home. If the City were to waive these fees for
10 affordable units per year, this measure also would reduce annual city revenues by about
$100,000 to $200,000. This would represent a significant investment in affordable housing(in
terms of deferred/lost revenues)by the City.
12
Recommendations
➢ Ashland should continue the program of deferring systems development charges for
affordable housing while requiring that participating housing units remain within the
pool of affordable housing.
➢ Ashland should identify an annual amount of SDC fees waived. The cap should reflect
the amount of resources the City can reasonably devote to affordable housing programs
in light of other ongoing programs and implementation of other strategies identified in
this report.
Schedule: Short to Medium Term (within I - 3 years)
B. Waive Other Planning, Permitting or Other Fees
AApproach
Another cost-reduction method would be to waive other fees associated with housing
development, particularly planning,permitting and inspection fees. Currently, the City charges
three major fees—permit, community development and engineering fees. Estimated 2001 permit
fees ranged from $1,000 to $1,700 for single-family residences. Community development and
engineering fees are 0.90% and 0.75%of the value of the dwelling, respectively. For a$175,000
home;this equates to about $1,550 and $1,300 respectively.
Other cities in Oregon that currently waive these types of fees for Affordable Housing projects
include Portland and Eugene. In Portland, the Portland Development Commission annually sets
aside up to $500,000 for fee waivers for non-profit organizations that develop affordable
housing. Fees can be waived for building permits or zoning applications. The Portland Bureau
of Buildings also waives inspection, plan review and other fees for qualifying non-profit
affordable housing developers within certain guidelines. The City of Eugene waives planning
and development permit fees for affordable housing projects for up to $50,000 per year.
The City also charges a hookup fee for connection to sewer, water and electric utilities. Year
2001 connection fees were $3,537, or one to three percent of the value of a single-family home.
As the local sewer, water and electric utility provider, Ashland collects monthly fees for these
utility services. For apartment units, a typical utility bill is $40-$50; for single family homes,
$80-$90. The City could waive or reduce one or more of these fees for low-income households
meeting certain eligibility criteria.
Potential Impact
Waiving permit, community development and engineering fees in part or in total could reduce
the cost of housing development by about one to three percent of the cost of developing a single-
13
family home. This could reduce housing development costs by an additional one to three percent
per unit and also reduce the monthly utility costs.
Recommendations
➢ The City should determine which planning and development fees or utility fees could be
reduced or waived for affordable housing.
➢ The City should determine an annual limit on the total amount of fees waived. The cap
should reflect the amount of resources the City can reasonably devote to affordable
housing programs in light of other ongoing programs and implementation of other
strategies identified in this report.
Schedule: Short to Medium Term (within 1 - 3 years)
STRATEGY 3:ADOPT LAND USE REGULATIONS TO PROMOTE AFFORDABLE
HOUSING
Since preparing its original Affordable Housing Plan, prepared in 1990, the City has
implemented a number of regulatory strategies, including recommended in that plan, including:
• Allowing for the development of accessory residential units as a conditional use in single-
family residential zones
• Establishing a density bonus for development of affordable housing units. A one-percent
bonus is allowed for each percentage of affordable units developed up to a maximum of 25%
- 35%.
• Allowing for mixed use development (housing over commercial uses) in commercial zones.
• Requiring that annexations include provisions to ensure development of a certain percentage
of affordable housing.
Additional regulatory strategies proposed and discussed in this report include:
• Zone additional land for multi-family development.
• Prohibit or restrict the development of single-family housing in multi-family residential
zones.
• Strengthen provisions for accessory residential units to encourage their development.
• Require a percentage of small lots in all single-family developments.
14
A. Identify and Zone Additional Land For Multi-Family and/or Affordable Housing
Development
Approach
Multi-family housing tends to be less costly than single-family housing in terms of monthly
payments and the amount of money needed for a down-payment on a single-family home. This
is particularly true in Ashland, where single-family housing prices are very high. In Ashland,
multi-family housing represents an important source of affordable housing.
The Housing Needs Analysis prepared by ECONorthwest (ECO) indicates that over the past
three years, very little multi-family housing has been developed. Single-family housing has
accounted for 89%of all units built during that period. Between 1990 and 2001, single-family
housing accounted for about 85% of all residential housing units. In the last 10 years only 9%
(162 units)of the 1,842 building permits issued were for multi-family units. Historically, the
mix of housing units has been 52 1/o/48%owner-occupied/rental housing. The majority of owner-
occupied units are single-family dwellings.
In addition, a significant amount of single-family development has occurred in multi-family
zones, in the form of single-family attached and detached(primarily attached), owner-occupied
housing. This has further reduced the supply of vacant land available for future multi-family
development. The ECO report indicates that the remaining supply of land for multi-family
housing is not adequate to meet long term (20 year)needs, given their estimate of the need for
new multi-family units. The report includes a recommendation to zone additional lands for
multi-family development to meet long term needs.
The following criteria could be used to identify lands to be rezoned for multi-family housing:
• Areas large enough to accommodate multi-family unit developments.
• Land with adequate transportation access, including close proximity to an existing or planned
transit route
• Relatively flat areas without significant physical constraints or environmental concerns (i.e.,
slopes,riparian areas and/or floodplains)
In addition to possibly rezoning land for multi-family use, it is recommended that the City
identify specific areas with high potential for future affordable housing developments. Criteria
would be similar to those listed above. Targeting such land would help in specific area planning
efforts and in working with other affordable housing developers as they identify possible land to
acquire and develop.
15
Based on these criteria and review of the City's buildable lands inventory and map, City staff
have identified several potential areas to target for possible future affordable housing projects or
possible rezoning to allow for multi-family or mixed-use development:
• The area south of East Main Street between the city limits and urban growth boundary, and
east of the Ashland Middle School and west of Tolman Creek Road. This area is relatively
flat, includes several large parcels, and is adjacent to a transit route and close to commercial
services.
• The "Railroad Property"situated north of the railroad and bounded by Oak Street on the west
and Mountain Avenue on the east. This area historically has been considered for a mix of
uses including multi-family development. It is close to the downtown core, with good access
to transportation facilities and commercial services.
• The abandoned mill site south of Mistletoe Road and east of Tolman Creek Road. While this
site is zoned and historically has been used for industrial use, the City has examined previous
proposals for a mixed-use development on this site that could incorporate some affordable
housing or multi-family development, along with continued industrial or commercial use.
The site is fairly large, flat and has good access to transportation and commercial facilities.
• The"Tolman Creek Neighborhood Planning Area" located east of Tolman Creek Road and
west of the Hamilton Creek floodplain. This is another relatively large, flat area. It is
currently zoned for single-family residential development but has been considered a
candidate for multi-family residential and neighborhood commercial uses.
• The area west of North Mountain Avenue and immediately north of the railroad tracks.
• Existing city-owned surface parking lots in or in close proximity to the downtown. These
sites could be targeted for application of recently enacted vertical housing development tax
exemptions. The new law provides a partial tax exemption for certified projects that include
a ground floor or lower floors occupied by commercial uses and one or more upper floors of
residential uses. The allowable exemption is for 20%of assessed value on land and
improvements for each floor up to four floors of residential use with a maximum partial tax
exemption of 80%. Other than these relatively small lots, the City does not own any parcels
suitable for affordable housing development.
In addition, the City, School District, Ashland Community Hospital and others have discussed
the possibility of partnering in an affordable housing development on a parcel of land outside the
City's urban growth boundary. In terms of land ownership, land costs, and the characteristics
identified above, it would make sense to target this property for development of affordable
housing. At the same time, it likely will be challenging to justify expanding the UGB to include
this property. To justify a UGB expansion, a City must prove the need for additional land to
meet long-term (20 year) needs for population/housing and employment.
Some cities have successfully expanded their boundaries to bring in land with specific
characteristics needed for certain types of development. For example, it is possible to justify
expansion to include large parcels with the potential for industrial development if no other large
16
parcels exist (even if the total acreage of small parcels is adequate to meet projected future
needs. Similarly it may be possible to include a parcel within the urban growth boundary for the
express purpose of accommodating a specific public need such as permanent affordable housing.
Potential Impact
It is difficult to quantify the direct impact of this strategy in terms of the number of affordable
housing units that could result. While it may not result in the immediate creation of additional
affordable housing, it would increase the potential for future development of multi-family and/or
affordable housing.
Recommendations
➢ Identify additional land rezoning to multi-family use and/or development of affordable
housing. Use clear criteria and conduct an inclusive public process to do so.
➢ Identify a target site, preferably city-owned land with the potential for multi-story
mixed use development, for use of the new state vertical housing tax exemptions.
➢ Investigate with state agencies and others the feasibility of pursuing a UGB amendment
for the property outside the UGB owned by the Ashland School District.
Schedule: Medium to Long Term (1-3 years)
B. Limit or Restrict Single-Family Housing in Multi-Family Residential Districts
AApproach
This strategy also is recommended in the ECO report as a possible means of maintaining the
long-term supply of land for multi-family housing. As noted above,because of the extremely
strong market for single-family housing in Ashland, a significant amount of single-family
housing has been built in multi-family zones. This reduces the supply of land for multi-family
development,which is particularly problematic given the potential difficulty in rezoning land
from single-family to multi-family use. Currently, the City's zoning ordinance allows single-
family homes as an outright permitted use in all multi-family districts. Several options that could
be used to restrict single-family development in multi-family zones are discussed below.
1. Do not allow single-family development at all in multi-family zones (i.e., remove it from
the list of permitted uses in these zones). This is the most restrictive of these options. While
it would be the most effective, it also likely could generate the most political controversy and
potential opposition from the public or development community. However, this option is not
without precedent. The City of Portland does not allow for new single-family development
in any of its multi-family zones.
2. Allow for single-family development as a permitted use in selected multi-family zones,
but not others. The City could continue to allow for single-family development in its
17
medium density multi-family(R-2) zone but restrict it in the high density(R-3 zone). This is
the approach taken by the City of Corvallis. In Corvallis, single-family dwellings or
townhouses are allowed in the City's RM1 multi-family zone. In the higher density RM2
zone, only replacement of a single-family dwelling is allowed. Finally, in the RH (multiple
family high-rise residential), single-family dwellings are not allowed. This approach is more
permissive and likely would be less effective than the more restrictive option described
above. At the same time, it may generate less controversy and/or opposition.
3. Allow for single-family development as a special permitted use in multi-family zones.
Currently, residential uses are special permitted uses in Commercial and Employment zones.
A similar approach could be considered in multi-family zones when, subject to additional
requirements, single-family uses on individual lots(attached or detached) could be permitted
only when in conjunction with rental housing. Some additional items to consider might
include setting a maximum percentage of single-family units in the project, as well as
affordability levels for rentals (i.e. households at 80%of the area median). This would have
to be structured as a voluntary provision.
4. Allow for single-family development as a conditional, rather than permitted use, in
multi-family zones. This approach is used by the City of Bend, where single-family
dwellings are allowed as conditional uses in selected multi-family zones. The conditions
upon which those or other conditional uses are allowed include:
(a) That the location, size, design and operating characteristics of the proposed use are such
that it will have a minimal adverse impact on the property value, livability and
permissible development of the surrounding area. Consideration shall be given to
compatibility in terms ofscale, coverage, and density, to the alteration of traffic patterns
and the capacity of surrounding streets, and to any other relevant impact of the proposed
use.
(b) That the site planning of the proposed use will, as far as reasonably possible,provide an
aesthetically pleasing and functional environment to the highest degree consistent with
the nature of the use and the given setting.
(c) If the use is permitted outright in another zone, that there is substantial reason for
locating the use in an area where it is only conditionally allowed, as opposed to an area
where it is permitted outright.
(d) That the proposed use will be consistent with the purposes of this ordinance, the
Comprehensive Plan, Statewide Goals, and any other statutes, ordinances or policies that
may be applicable.
Ashland could identify similar conditions for development of single-family homes in multi-
family districts. While conditions(a), (b) and (d) could be relatively easy to satisfy in many
cases, condition (c) is likely to be a fairly strong deterrent to continued development of single-
family in multi-family zones. The City alternatively could identify other conditions, such as that
a single-family development include a certain percentage of units affordable to people in certain
income ranges.
18
While this approach is less restrictive than completely disallowing single-family development in
multi-family zones, it could be very effective if the conditions are difficult to meet or result in
development of additional affordable units. It likely would be more effective than continuing to
allow for single-family dwellings as outright permitted uses in some multi-family while
disallowing them in others.
Potential Impact
It is difficult to quantify the direct impact of this strategy in terms of the number of affordable
housing units that could result. As with the approach of zoning additional land for multi-family
housing, this measure may not result in the immediate creation of additional affordable housing,
though it would increase the potential for future development of multi-family housing. Such
housing is expected to be affordable to a higher percentage of Ashland residents and workers
than much of the City's current stock of single-family homes.
Recommendation:
➢ Restrict further development of single-family housing in multi-family zones by
prohibiting it in one or more multi-family districts or allowing it only as a conditional
use subject to clear conditions and criteria.
Schedule: Medium to Long Term(1-3 years)
C. Further Encourage Development of Accessory Dwelling Units
Approach
These units provide an excellent source of affordable housing,particularly for elderly or single
residents. Ashland already allows for the development of accessory units as a conditional use in
single-family residential areas. They must meet the same lot coverage and setback standards as
the base zone, are limited to 50%of the size of the primary unit on the lot, and cannot exceed
1,000 square feet. Accessory units must be approved through a Type I procedure. This is the
most permissive of the City's conditional use approval procedures and allows approval at the
staff level of there is no public request of a Council review or public hearing process.
Additional steps could be taken to further encourage development of accessory dwelling units by
reducing potential barriers to their approval. Options could include:
• Make them an outright permitted use subject to existing planning, zoning and building
requirements. Additional criteria also could be developed to address possible public
concerns about design or compatibility with existing neighborhoods and structures (e.g.,
buffering requirements, restrictions on placement on the existing lot or relative to the primary
dwelling, design guidelines, etc.). This also would reduce the cost of building accessory
units, as the current fee for a conditional use permit with a Type I review is $500.
19
• Relax lot coverage or setback requirements. For example, overall lot coverage limits could
be increased and rear setback requirements decreased. This would make construction of
accessory dwellings possible in more cases, particularly on lots where the existing primary
dwelling currently covers a larger percentage of the lot.
A number of other communities in Oregon allow accessory units as a permitted use. They must
meet conditions similar to other permitted uses (e.g., setbacks, lot coverage, etc.) but are not
required to go through a conditional use process. In some cases, this represents a change from
previous procedures. Following is a summary of how some of these communities approach this
issue.
Accessory Dwelling Units in Other Oregon Cities
City Practice/impact
Albany Practice
• Accessory units are allowed outright. The City recently has changed its code to emphasize
that accessory dwellings need to be subordinate to the main structure.
Impact
• Does not track amount of accessory dwellings permitted.
Corvallis Practice
• Accessory units are allowed outright. Prior to 1996,they were allowed as conditional uses.
Impact
• The city permitted a total of only 1 or 2 units before 1996. Since 1996, they have
permitted 20.
Eugene Practice
• Accessory units are allowed outright only in the R-1 residential zone.The City recently
updated its 30-year old code, which also allowed them.
Impact
• The City does not track the number of accessory units permitted.
Gresham Practice
• The City has allowed accessory units outright for the last four to five years. They
previously not allowed at all.
Impact
• Four accessory units have been permitted so far in 2002, one in 2000,and three in 1999.
Portland Practice
• The City always has allowed accessory units outright but recently liberalized requirements
for them.
Impact
• Since amending its requirements,the number of accessory units permitted annually has
approximately doubled, from 20/year to 40/year. _
Salem Practice
• Accessory units are not allowed outright.
20
Potential Impact
During the past five years, the City has approved about 5 —8 accessory dwellings per year.
Based on evidence from other communities summarized above, further reducing obstacles to
their development likely would increase the pace of this development, directly resulting in
development of more affordable housing units. If the number of units increased by 50% to 100%
(similar to other communities surveyed), about 3 — 8 additional units would be constructed per
year.
Recommendations
➢ Amend current policies to allow accessory units as a permitted use in single-family
zones, subject to the same conditions for other types of single-family residences.
➢ Slightly reduce maximum total lot size coverage requirements for accessory units.
Schedule: Short Term (within 1 year)
D. Allow For Or Require Single-Family Residential Development On Small Lots
Approach
In 1999, the Oregon Legislature passed House Bill 2658, prohibiting mandatory inclusionary
housing programs, i.e., requirements that developers include a certain percentage of affordable
units in any development. Therefore, inclusionary housing requirements per se are not an option
for Ashland at this time.
However, other requirements that could stimulate development of lower cost housing could be
implemented. For example, the City could require that developments of a certain size include a
certain percentage of small lots(e.g.,2,500—3,500 square feet). Given the high cost of land in
Ashland, this could result in development of more affordable single-family housing, though it
still may not be affordable to a significant portion of the population, given the single-family
housing market. Alternatively, the City could reduce the minimum lot size in single-family
residential zones. While this ultimately could result in more development on small lots, it also
could generate concerns about compatibility with the character of existing residential
neighborhoods and result in public or political opposition.
Small lot development has been allowed, encouraged and/or required in a number of large
residential developments in the Portland metropolitan region, including Fairview Village in
Fairview and Orenco Station in Hillsboro. In addition, many older, established residential
neighborhoods in the City of Portland contain a significant number of relatively small existing
lots (e.g., 3,300 square feet).
Potential Impact
21
It is difficult to measure the potential impact of this strategy in terms of development of
additional affordable units. Over the long term, it could result in a moderate number of new
affordable units.
Recommendation
➢ Allow for or require a certain percentage of development on small lots within new
subdivisions.
Schedule: Short to Medium Term (within 1 - 3 years)
STRATEGY 4:PRESERVE EXISTING AFFORDABLE HOUSING, CREATE NEW
AFFORDABLE HOUSING
A Promote Permanent Affordability by Working with Non-Profits
Ashland needs to both preserve the existing affordable housing stock in the community as well
as create new affordable housing through development. Private market forces in Ashland are
driving up the prices of housing. Housing sales prices increased almost 50%between 1998 and
2001. These forces will continue to increase housing costs for both homebuyers and renters.
The City has little ability to directly affect the rental and sales prices in the private housing
market. Direct interventions such as rent control that was used during World War II are rarely
used any more.
Permanent affordability is best assured when the units are owned by a non-profit affordable
housing organization such as the Ashland Community Land Trust, ACCESS, Options, or the
Rogue Valley CDC, or by a public entity such as the Jackson County Housing Authority.
Recommendation
➢ The City should promote permanent affordable housing by working with non-profits to
develop housing in Ashland. These include the Ashland Community Land Trust, the
Housing Authority, and other organizations such as ACCESS, Rogue Valley CDC, and
Options.
Schedule:Housing development: Long Term (1-5 years)
22
B. Promote Long-Term Affordability Through Deferring or Waiving Fees
Promoting affordability by providing deferment or waiver of fees (systems development charges,
utility charges, planning fees) in exchange for maintaining affordability does not necessarily
guarantee permanent affordability. Over time the value of the housing may increase so that the
owner may repay the fees and sell the property at market rates.
Long-term (but not permanent) affordability can be promoted where rents or sales prices are kept
affordable for 10, 20,40 or 60 years in return for reductions in fees or other considerations. For
example, the Oregon Housing and Community Services requires multi-family projects developed
using their programs be maintained as affordable for 30 years. Portland's Housing Preservation
Ordinance requires any units built with City funds must remain affordable for a period of 60
years.
➢ The City should promote long-term affordability by requiring that housing remain
affordable for a period of 60 years if it has received fee deferments or waivers.
Schedule: Policy development: Short Term (within 1 year)
STRATEGY 5:DEVELOP ORGANIZATIONAL CAPACITY FOR AFFORDABLE
HOUSING
Over the last dozen years Ashland has taken a number of steps to address the issue of affordable
housing. Some of the significant steps include the formation of the Housing Commission, the
application for Community Development Block Grant funds and using the funds in recent years
primarily for housing, and preparation of two affordable housing studies in 1990 and 1995.
Within the City administration, coordination for affordable housing has been done by the
Planning Department. Because of the relatively small size of the City of Ashland and its
planning staff, affordable housing coordination is one of many functions of the planning staff.
However, affordable housing is a complex and demanding field. There are a wide array of
programs, funding sources, and perspectives requiring full-time attention.
A. Create a Full-Time Affordable Housing Coordinator Position
Create a full-time affordable housing coordinator to bring together all functions that directly
relate to affordable housing. These could include the following: preparing the Community
Development Block Grant annual funding application, staffing the Housing Trust Fund and the
Housing Commission, coordinating with non-profit affordable housing development
organizations, maintaining relationships with the Oregon Department of Housing and
Community Services, and working with local lending institutions on affordable housing.
23
The role of the City would continue to be promoting and coordinating efforts for affordable
housing. The City would not become a developer or owner of affordable housing, but would
work with organizations that provide those services.
Potential Irnpact
A Housing Coordinator could bring focus and continuity to the City's affordable housing
programs. This should lead to a more effective program and additional outside funds coming into
the community for affordable housing. It would free up Planning Department staff time
currently required for affordable housing staff work. The staff position would require funding.
➢ The City of Ashland should create a full-time position to coordinate affordable housing
programs.
Schedule: Short Term (within 1 year)
B Develop Working Relationships with Housing.Organizations
A major role of the Housing Coordinator will be to develop effective working relationships with
non-profit housing organizations that will be the developers, owners and managers of affordable
housing in Ashland. These include the Ashland Community Land Trust, Housing Authority of
Jackson County, Rogue Valley CDC, ACCESS, Options, and Habitat for Humanity.
The Housing Coordinator could serve on boards of the different housing development
organizations, attend planning meetings, or in other ways establish working relationships with
the staff of these organizations.
In addition to the non-profit organizations, the Housing Coordinator can also develop working
relationships with housing organizations in the private sector including the homebuilders, and
realtors.
➢ The Housing Coordinator should develop effective working relationships with housing
organizations in the City and County.
C. Continue the Ashland Housing Commission
The Ashland Housing Commission has been a citizen group advocating for affordable housing.
The Commission produced two reports on affordable housing, one in 1990 and another in 1995.
The Commission should consider additional ways to provide both a voice and focus for citizen
efforts to promote housing.
As described in Strategy 6, the Housing Commission should develop a public information
program for affordable housing. The Housing Commission could also be the sponsor of an
annual Affordable Housing Conference. The conference could be designed to appeal to both
24
professionals in the field of housing, organization that are affected by the supply of affordable
housing such as the five major employers in the City(the University, Shakespeare Festival, the
hospital, the schools and the city) as well as citizens. The Housing Commission could also
develop an annual "Report Card" on affordable housing indicating strategies and
accomplishments.
➢ The Housing Commission should continue in its role as an advocate for affordable
housing including developing an affordable housing public information program, and
consider sponsoring an annual housing conference and a "Report Card" on affordable
housing.
STRATEGY 6: B UILD UNDERSTANDING AND SUPPORT FOR AFFORDABLE
HOUSING
There is considerable understanding and support for affordable housing among the civic
leadership in Ashland. In interviews with major Ashland employers, we found concern about the
need for housing within Ashland for their staff, and this concern is expressed in the participation
of the Employer Working Group. The City Council over the years has adopted ordinances
promoting and encouraging affordable housing.
As Ashland moves towards implementation action, it will be necessary to have broad-based
support of City actions to promote affordable housing. This support needs to be built among the
business community as well as among residents.
The case for affordable housing can be based upon the facts and trends outlined in the Needs
Analysis. The community is faced with very strong market pressures that will, in time,reduce
the supply of affordable housing. Current residents as well as new residents will find it harder
and harder to remain in Ashland (particularly if they are renters), or live in the City.
While there are very tangible impacts to such a pattern including increased commuting, effects
on traffic and air quality, inconvenience for employees and employers,the situation will also
change the character of the community. The City will lose some of its economic and cultural
diversity as well as stability which makes it the kind of place that it is.
A. Develop a Public Information Program for Affordable Housing
Those concerned with affordable housing including City leaders and the Housing Commission
will need to find ways to promote understanding as well as build support for specific policies and
actions. The Housing Commission should consider developing a public information program
that could include different messages, media, and programs.
➢ The Housing Commission should develop a public information program for affordable
housing that explains the needs and build support among the general public as well as
community leaders.
25
The public information program could include some or all of the following:
1. Distribution of the "Affordable Housing Needs Analysis and Action Plan" to
community leaders.
2. Prepare a summary of this housing report available for wider distribution.
3. Continue the "Affordable Housing" page on the City's website and expand it to
include a summary of this report.
4. Make presentations about the study to service clubs and professional organizations.
Encourage the Chamber of Commerce to create an Affordable Housing Committee as one
of its Community Issues.
5. Encourage the local press to prepare feature stories about affordable housing,
particularly when projects are being planned and developed.
6. Conduct an annual house tour of historical homes in Ashland and include information
or site visits to affordable housing projects. The house tour could be a fundraiser for the
public information program.
Schedule: Short Term (begin within 1 year; continue thereafter.)
B. Prepare an Annual Affordable Housing Report
As indicated previously, the Housing Commission should prepare an Annual Housing Report
that describes the progress towards carrying out the recommendations of this report. The "report
card" will give the Housing Commission and the community a chance to mark and celebrate
progress in providing affordable housing, and to restate the strategies and actions needed.
The report does not need to be elaborate,but it should be clear and to the point providing both
community leaders and the general public with a sense of progress that is being made.
➢ The Housing Commission should prepare an Annual Affordable Housing Report.
Schedule: Short Term (begin within 1 year; continue thereafter.)
C. Hold an Annual Affordable Housing Conference
Each year,the Housing Commission should hold a conference about affordable housing for local
affordable housing organizations, citizens, employers, and others concerned with Ashland's
affordable housing. The conference could be carried out with other municipalities in the Rogue
Valley including Medford, the Housing Authority and the non-profits involved in affordable
housing with the assistance of the State Division of Housing.
26
The conference will provide an opportunity to stake stock of the progress towards meeting
affordable housing strategies, educate citizens, and learn about successful techniques, funding
mechanisms and experiences of other communities.
➢ The Housing Commission should hold an Annual Affordable Housing Conference.
Schedule: Short Term (begin by the second year; continue thereafter.)
4. ACTION PLAN
The Action Plan shown in the following table lists the strategies and specific recommendations
together with a schedule and who has key responsibility for implementing the action. Most of -
the actions will be carried out over the same time period and in coordination with other actions.
ACTION PLAN
Strategy and Action SCHEDULE Responsibility
(YEARS)
Strategy 1. Provide Funding for Affordable Housing
A. The City, through a Housing Coordinator, should facilitate the 1-5 City,
process of applying for housing development funds by non-profit Non-profit
housing development organizations and other eligible organizations. developers
B. Form an Ashland Affordable Housing Trust Fund by directing
the Ashland Housing Commission to prepare a specific proposal for 1-2 City
such a fund.
C. Develop long-term, continuous funding sources for the Housing
Trust Fund that provides ongoing revenues for the fund and are 1-3 City
supportable by the community.
D. The Housing Commission should continue to convene an
employers group and develop approaches whereby employers can 1 Housing
assist employees in securing affordable housing either through down Commission
payment assistance for home ownership or through rental programs
that are assisted.
Strategy 2: Reduce Development and Operating Costs
A.1 Ashland should continue the program of deferring systems 1-3 City
development charges for affordable housing while requiring that
participating housing units remain within the pool of affordable
housing.
27
A.2 Ashland should identify an annual limit on the total amount of
SDC fees waived. The cap should reflect the amount of resources the 1-3 City
City can reasonably devote to affordable housing programs in light of
other ongoing programs and implementation of other strategies
identified in this report.
B.1 The City should determine which planning and development
fees or utility fees could be reduced or waived for affordable housing.
1-3 City
B.2 The City should determine an annual limit on the total amount
of fees waived. The cap should reflect the amount of resources the
City can reasonably devote to affordable housing programs in light of
other ongoing programs and implementation of other strategies 1-3 City
identified in this report.
Strategy 3: Adopt Land Use Regulations to Promote Affordable
Housing
1-3 City
A.1 Identify additional land rezoning to multi-family use and/or
development of affordable housing. Use clear criteria and conduct an
inclusive public process to do so.
1-3 City
A.2 Identify a target site,preferably city-owned land with the
potential for multi-story mixed use development, for use of the new
state vertical housing tax exemptions.
1-3 City
A.3 Investigate with state agencies and others the feasibility of
pursuing a UGB amendment for the property outside the UGB owned
by the Ashland School District.
1-3 City
B. Restrict further development of single-family housing in multi-
family zones by prohibiting it in one or more multi-family districts or
allowing it only as a conditional use subject to clear conditions and
criteria.
1-3 City
C.1 Amend current policies to allow accessory units as a permitted
use in single-family zones, subject to the same conditions for other
types of single-family residences.
1-3 City
C.2 Slightly reduce maximum total lot size coverage requirements
for accessory units.
1-3 City
28
D. Allow for or require a certain percentage of development on
small lots within new subdivisions.
Strategy 4: Preserve Existing Affordable Housing; Create New
Affordable Housing
A. The City should work to promote permanent affordable 1-5 City,
housing by working with non-profits to develop housing in Ashland. Non-profit
These include the Ashland Community Land Trust, the Housing Developers
Authority, and other organizations such as ACCESS, Rogue Valley
CDC, and Options
B. The City should promote long-term affordability by requiring 1 City
that housing remain affordable for a period of 30 years if it has
received fee deferments or waivers.
Strategy 5: Develop Organizational Capacity for Affordable
Housing
1 City
A. The City of Ashland should create a full-time position to
coordinate affordable housing programs.
1-5 City
B. The Housing Coordinator should develop effective working
relationships with housing organizations in the City and County.
2-5 Housing
C. The Housing Commission should continue in its role as an Commission
advocate for affordable housing including developing an affordable
housing public information program, and consider sponsoring an
annual housing conference and a "Report Card" on affordable housing.
Strategy 6: Build Understanding and Support for Affordable
Housing
A. The Housing Commission should develop a public information 1 Housing
program for affordable housing that explains the needs and build Commission
support among the general public as well as community leaders.
2-5 Housing
B. The Housing Commission should prepare an Annual Commission
Affordable Housing Report.
2-5 Housing
C. The Housing Commission should hold an Annual Affordable Commission
Housing Conference.
29
1
ACKNOWLEDGEMENTS
We wish to acknowledge the assistance and contributions to this study from the many citizens of
Ashland, City staff, and organizations concerned with affordable housing. These include:
The Ashland Housing Commission: Kim Blackwolf, Andy Dungan, Diana Goodwin Shavey,
Cate Hartzell, Joan Legg, Larry Medinger, Nancy Richardson, Richard Seidman, Jonathon Uto.
The City of Ashland staff: John McLaughlin, Planning Director and Bill Molnar, Project
Manager for this study.
Many others provided information and insight into housing needs and programs in Ashland.
These include: Rich Rhode, Oregon Action; Rick Harris, Board of Realtors; Rod Demele,
Executive Director,Rogue Valley Community Development Corporation; Carlus Harris, former
Executive Director,Ashland Community Land Trust, Scott Foster, Betty McRoberts, Housing
Authority of Jackson County, Wayne Schumacher, Director of Housing, Southern Oregon
University, Elizabeth Peck, Oregon Shakespeare Festival, Mary Brookes, consultant for the
Center for Community Change, Bob Parker, ECONorthwest Consulting.
This study was prepared by Kurt Wehbring, Sextant Consultants, Inc., and Matt Hastie, Cogan
Owens Cogen.
SELECTED REFERENCES AND SOURCES
City of Ashland, Comprehensive Housing Affordability Strategies (CHAS), 1993.
Metro Regional Services, Portland, OR, Regional Affordable Housing Strategy, June 22, 2000.
National Housing Conference, Four Windows: A Metropolitan Perspective on Affordable
Housing Policy in America. 2001. April 2002.
Center for Community Change, Housing Trust Fund Project. Housing Trust Fund Progress
Report 2002, Local Responses to America's Housing Needs. Mary E.Brooks.
Center for Community Change, A Workbook for Creating a Housing Trust Fund. July 1999.
"The Price of Popularity." in Preservation, The Magazine of the National Trust for Historic
Preservation. May/June 2002.
30
<I
CITY OF
ASHLAND
ASHLAND CITY COUNCIL
ASHLAND HOUSING COMMISSION
JOINT STUDY SESSION
JANUARY 22, 2003
JOINT STUDY SESSION
AGENDA
1. Presentation by Housing Commission
2. Discussion
3. Review and Discussion of Housing Coordinator Position
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
htti)://www.desigmdvisor.or
FUNDING RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs, bonds, community
reinvestment funds, and other funding mechanisms work
http://www.nahro.orgfhome/resource/resour.htmi
BONDS
General article on growing use of, and market for, bonds to finance affordable housing
www.nrcionline.com/ar/real estate using taxexemptt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust, environmentally sound, and/or
employee assisted housing, and other types as well.
hLtp://www.fanniemae.com/housingcommdev/solutions/index.j html?�Affordable+Housing+%2
6+Community+Development&s=Affordable+Housina+Solutions
PROJECTS UTILIZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www.nahro.org/home/satem.html
Cook Development out of Portland states "with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
httv://cookdevelopment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties fit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
hi!p://www.nahro.org/home/montgomery.htin
ADDITIONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits tdissist with affordable housing development. They have
several tool kits available, of particiilaz;interest are Affordable Housing 101, Housing Trust
Funds, and Expiring Use: Retention)4Subsidized Housing.
httn://www.policy link.orgLEquitableDavelopment/
If you think our property is alrea te` nsive for us to be able to tackle this issue take a look
Y P PertY � dY� �
at Vail and Aspen Colorado,two ofthost expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact since the mid 1990's,Including instituting an employee-housing program.
http://ci.vail:co.us/subnage.astiMept id-58
h!!p://www.nahti.org/cgi-bin/forum pub/GetMessage.asp?ID=75
The Enterprise Foundation is dedicated to,,bringing lasting improvements to distressed
communities. Enterprise is a national,nonprofit housing and community development
organization that provides loans,granWaand technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.enterprisefoundation.org „",,'
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
WV://www.designadvisor.or
FUNDING RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs, bonds, community
reinvestment funds, and other funding mechanisms work
httv://www.nahro.org/home/resource/resour.html
BONDS
General article on growing use of, and market for, bonds to finance affordable housing
www.nreionline.com/ar/real estate using_taxexempt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust,environmentally sound, and/or
employee assisted housing, and other types as well.
http://www.fanniemae.com/housingcommdev/solutions/index.ihtmhn=Affordable+Housinp,+%2
6+Community+Development&s=Affordable+Housing+Solutions
PROJECTS UTHdZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www.nahro.org/home/salem.html
Cook Development out of Portland states "with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
http://cookdevelopment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties tit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
http://www.nahro.org/home/montgomely.htm
ADDMONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits to assist with affordable housing development. They have
several tool kits available, of particular interest are Affordable Housing 101, Housing Trust
Funds,and Expiring Use: Retention of Subsidized Housing.
t http://www.Mlicylink.org/EquitableDevelopmenU
If you think our property is already too expensive for us to be able to tackle this issue take a look
at Vail and Aspen Colorado,two of the most expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact since the mid 1990's, including instituting an employee-housing program.
http://ci.vail.co.us/subpaee.asp?dept id=58
http://www.nahti.org/cgi-bin/forumpub/GetMessage.asp?ID--75
The Enterprise Foundation is dedicated to bringing lasting improvements to distressed
communities. Enterprise is a national, nonprofit housing and community development
organization that provides loans, grants and technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.enterprisefoundation.org
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
h"://www.desigMdvisor.or
RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs, bonds,community
reinvestment funds, and other funding mechanisms work
httl)://www.nahro.org/lome/resource/resour.htmi
BONDS
General article on growing use of, and market for, bonds to finance affordable housing
www.nreionline.com/ar/real estate using_taxexempt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust, environmentally sound, and/or
employee assisted housing, and other types as well.
http://www.fanniemae.com/housingcommdev/solutions/index.ihtml?t)=Affordable+Housin +g %2
6+Community+Development&s=Affordable+Housing+Solutions
PROJECTS UTILIZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www.nahro.org/home/salem.html
Cook Development out of Portland states "with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
http://cookdevelopment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties fit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
http://www.nahro.ory/home/montgome!y.htm
ADDITIONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits to assist with affordable housing development. They have
several tool kits available,of particular interest are Affordable Housing 101, Housing Trust
Funds, and Expiring Use: Retention of Subsidized Housing.
http://www.pL)Iicylink.org/E(iuitab]eDevelopmen
you think our property is already too expensive for us to be able to tackle this issue take a look
at Vail and Aspen Colorado,two of the most expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact since the mid 1990's, including instituting an employee-housing program,
http://ci.vaii.co.us/subpage_asp?dept id=58
r
http://www.nahti.org/egi-bin/fonimpub/GetMessage_asp?ID=75
The Enterprise Foundation is dedicated to bringing lasting improvements to distressed
communities. Enterprise is a national, nonprofit housing and community development
organization that provides loans, grants and technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.enterprisefoundation.or�
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
http://www.designadvisor.or
FUNDING RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs,bonds, community
reinvestment funds, and other funding mechanisms work
hftp://www.nahro.org/home/resource/resour.html
BONDS
General article on growing use of, and market for, bonds to finance affordable housing
www.nreionline.com/ar/real estate using_taxexempt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust,environmentally sound, and/or
employee assisted housing, and other types as well.
http://www.fanniemae.com/housingcommdev/solutions/index..ihtml?p Affordable+Housin +g %2
6+Community+Development&s=Affordable+Housing+Solutions
PROJECTS UTILIZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www.nahro.org/home/salem.html
Cook Development out of Portland states "with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
http://cookdevelor)ment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties fit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
http://www.nahro.orgJhome/montgomely.htm
ADDITIONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits to assist with affordable housing development. They have
several tool kits available,of particular interest are Affordable Housing 101, Housing Trust
Funds, and Expiring Use:Retention of Subsidized Housing.
http://www.polic hY nk.orgLquitableDevelopment/
If you think our property is already too expensive for us to be able to tackle this issue take a look
at Vail and Aspen Colorado,two of the most expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact since the mid 1990's, including instituting an employee-housing program.
http://ci.vail.co.us/subme.ast)?dept id=58
htti)://www.nahti.orp-/cpi-bin/forumpub/GetMessage.asp?B3--75
The Enterprise Foundation is dedicated to bringing lasting improvements to distressed
communities. Enterprise is a national, nonprofit housing and community development
organization that provides loans, grants and technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.enterprisefoundation.or�
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
htti)://www.designadvisor.or e/
FUNDING RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs, bonds, community
reinvestment funds, and other funding mechanisms work
http://www.nahro.org/home/resource/resour.html
BONDS
General article on growing use of, and market for,bonds to finance affordable housing
www.nreiordine.com/ar/real estate using_taxexempt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust, environmentally sound, and/or
employee assisted housing, and other types as well.
http://www.fanniemae.com/housingcommdev/solutions/index.i html?p=Affordable+Housing+%2
6+Community+Development&s=Affordable+Housing+Solutions
PROJECTS UTILIZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www,nahro.org/home/satem.html
Cook Development out of Portland states"with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
http://cookdevelopment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties fit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
hqp://www.nahro.org/home/montgomery.htrn
ADDITIONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits to assist with affordable housing development. They have
several tool kits available, of particular interest are Affordable Housing 101,Housing Trust
Funds,and Expiring Use: Retention of Subsidized Housing.
http://www.policylink.org/Fcuitab]eDevelopmenU
If you think our property is already too expensive for us to be able to tackle this issue take a look
at Vail and Aspen Colorado,two of the most expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact since the mid 1990's, including instituting an employee-housing program.
htti)://ci.vail.co.us/subpage.asp?dept id=58
httv://www.nahti.or"c
The Enterprise Foundation is dedicated to bringing lasting improvements to distressed
communities. Enterprise is a national, nonprofit housing and community development
organization that provides loans, grants and technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.enterpri sefoundati on.or¢
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
hiip://www.designadvisor.org/
FUNDING RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs, bonds, community
reinvestment funds, and other funding mechanisms work
http://www.nahro.orwbome/resource/resour.html
BONDS
General article on growing use of, and market for,bonds to finance affordable housing
www.nreionline.com/ar/real estate using_taxexempt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust, environmentally sound, and/or
employee assisted housing, and other types as well.
http://www.fariniemae.com/housinacomindev/solutions/index.ihtml?pfAffordable+Housin +g%a2
6+Community+Development&s=Affordable+Housing+Solutions
PROJECTS UTILIZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www.nahro.org/home/salem.html
Cook Development out of Portland states"with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
http://cookdev6lopment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties fit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
hqp://www.nahro.orgtbome/montgomery.htm
ADDITIONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits to assist with affordable housing development. They have
several tool kits available, of particular interest are Affordable Housing 101, Housing Trust
Funds, and Expiring Use: Retention of Subsidized Housing.
http://www.policylink.org/EguitableDevelopmend
If you think our property is already too expensive for us to be able to tackle this issue take a look
at Vail and Aspen Colorado,two of the most expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact since the mid 1990's, including instituting an employee-housing program.
hgp://ci.vail:co.us/subpage.asp?dept id=58
hM://www,nahti.org/cgi-bin/forumpub/GetMessage.asp?ID--75
The Enterprise Foundation is dedicated to bringing lasting improvements to distressed
communities. Enterprise is a national, nonprofit housing and community development
organization that provides loans, grants and technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.enterprisefoundation.org
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
http://www.designadvisor.or
FUNDING RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs, bonds, community
reinvestment funds, and other funding mechanisms work
hUl)://www.nahro.org/home/resource/resour.htm l
BONDS
General article on growing use of, and market for, bonds to finance affordable housing
www.nreionline.com/ar/real estate using_taxexempt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust, environmentally sound, and/or
employee assisted housing, and other types as well.
http://www.fanniemae.com/housingcommdev/solutions/index.jhtml?p Affordable+Housing+%2
6+Community+Development&s=Affordable+Housing+Solutions
PROJECTS UTILIZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www.nahro.org/home/salem.html
Cook Development out of Portland states"with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
http://cookdevelopment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties fit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
ht_pt ://www.nahro.orWhome/montgomery.htm
ADDITIONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits to assist with affordable housing development. They have
several tool kits available, of particular interest are Affordable Housing 101, Housing Trust
Funds, and Expiring Use: Retention of Subsidized Housing.
http://www.Mlicylink.orgiguitab]eDevelopmen
If you think our property is already too expensive for us to be able to tackle this issue take a look
at Vail and Aspen Colorado, two of the most expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact since the mid 1990's, including instituting an employee-housing program.
http://ci.vail.co.us/subpage.asp?dept id=58
htti)://www.nahti.org/cgi-bin/forumpub/GetMessage.asp?ID--75
The Enterprise Foundation is dedicated to bringing lasting improvements to distressed
communities. Enterprise is a national, nonprofit_housing and community development
organization that provides loans, grants and technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.enterorisefoundation.org
AFFORDABLE HOUSING WEB SITES
There are a myriad of web sites pertaining to affordable housing development and financing, and
one could spend months researching them. Below you will find some that address issues in a
clear and concise manner and pertain closely to some of the issues that have been brought up in
our community.
DESIGN
Quality affordable housing design plays a roll in community acceptance and enhances occupant
pride, helps stabilize and is an asset to its neighborhood, and decreases long-term maintenance.
This site showcases affordable housing projects with quality design and speaks to its importance.
htti)://www.designadvisor.or
RESOURCES
It requires creative funding packages to build affordable housing. There are many funding
options that coincide with various types of affordable housing projects. Here is an overall
explanation of how tax-credits, federal Home Loan Bank programs, bonds, community
reinvestment funds, and other funding mechanisms work
http://www.nahro.oraome/resource/resour.htmi
BONDS
General article on growing use of, and market for, bonds to finance affordable housing
www.nreibrdine.com/ar/real estate usingttaxexempt bonds/
MORTGAGES
Fannie Mae offers several mortgage programs for land trust, environmentally sound, and/or
employee assisted housing,and other types as well.
http://www.fanniemae.com/housingcommdev/solutions/index.jhtml?p=Affordable+Housin +g+%2
6+Community+Development&s=Affordable+Housing+Solutions
PROJECTS UTILIZING CREATIVE FINANCING
If you believe it can't be done by for-profit developers here's an example of rental property
developed through partnership with a for-profit developer in Salem, OR
http://www.nahro-org/home/salem-html
Cook Development out of Portland states "with the challenges of the difficult-to-finance market
also came the satisfaction of knowing that working families could have a great looking home that
they could actually afford". Check out the five affordable projects they've completed in the
metro area.
httv:Hcookdevelopment.com/new about us.html
Just as important as creating new affordable housing is the preservation of existing affordable
units at risk from prepayment of federally subsidized mortgages or expiration of federal housing
subsidies. Some of Ashland's affordable properties fit this category. We need to be financially
set to assist non-profit housing providers in the purchase of these properties, and have already
lost out on one such opportunity. This web site is a great example of preserving rental property
through purchasing federally funded mortgage properties operating under Section 236 and
Section 8 programs. (Also see Policy Link tool kit below)
http://www.nahro.org/hbme/montgomery.htm
ADDITIONAL AFFORDABLE HOUSING SITES
Policy Link has developed tool kits to assist with affordable housing development. They have
several tool kits available,of particular interest are Affordable Housing 101, Housing Trust
Funds, and Expiring Use:Retention of Subsidized Housing.
http://www.Mlicylink.org/FAuitableDevelopmen
If you think our property is already too expensive for us to be able to tackle this issue take a look
at Vail and Aspen Colorado,two of the most expensive areas to live in the United States. They
made a commitment to address their affordable housing shortage and have managed to make a
significant impact sincet_he mid 1990's, including instituting an employee-housing program.
http://c i.vail.co.us/su _e.asp?dept id=58
http://www.nahti.orObgi-bin/forutnpub/GetMessage.asp?ID=75
The Enterprise Foundation is dedicated to bringing lasting improvements to distressed
communities. Enterprise&a national, nonprofit housing and community development
organization that provides:loans, grants and technical assistance to nonprofit organizations that
provide low-income people with affordable housing.
www.e ntpMri sefoundation.ora