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Home My WebLink About2003-0122 Documents Submitted at Mtg D fl 4 V" O N N ONN) M C N wQ � m 'a tl m o C3 C3 = z �O Op O O O O C3 O O Q C :8 1A p O s O n aCL S vsU `v3 �`" m � If! Q t�5i O O to cry w> 0 0 M O h M O M 0 c M f Y� O C r T tp •tt 9 N N T p7 8 ++ :) ♦� . T r V cc iff _ T fA (A fA y � M 40 t0 tD 1� CO ib t0 N O r = a a 4v c, Z V to D q O m st v 0 VS V7 of a 8888 88800 U � ° h to 0 z° E s cn L LL CL cn cn r• .� •L ° a� m m 0 No as .N c L = a � �cu V O y 0 0 d N Q ._ a �06 Q O = A L = v Amol E .� A 0 t W m O E CL U MENEM V •- - O '- U ..Q Q Q L LL cj L M M U') cn CL Q a. d. I N N z < < < s L L = Q cu oO U-) Q � = O o V p � � a N �S C cn CL a� •y A a = :� Q E A A Q v c° W � V axi CL O U 0 N M N M 't QQQdd � O U z z z Q Q Q �- ca ca LO co QI Q Q �Er_cvs �N��ys� s RECOMMENDATIONS Following is a summary of potential land use strategies for addressing key housing issues identified in this report. 1. Encourage more multi-family housing. The data are conclusive that Ashland needs more affordable rental housing. The most logical Ashland Housing Needs Assessment ECONorthwest May 2002 Page v place to target efforts is in the development of multi-family housing. The permit data suggest that few apartments are being built and that most of the activity in higher density housing types is in condominiums and townhomes. Not only are these higher cast multi- family types, many of these units are intended for home ownership. Potential approaches for increasing multi-family housing include: • Increase the land supply. The buildable lands data suggest that the City has capacity for about 525 multi-family dwellings. One approach to encourage apartment development is to designate more land for apartments. • Consider restricting uses in certain zones to apartments. The building permit data suggest that a lot of the high-density housing has been single-family attached types that are owner-occupied units. Designating certain lands for rental units will encourage development of apartments. • Consider policies that encourage redevelopment or adaptive reuse of structures. The location of rental units is also important. Increasing the supply of rental units near employment centers and the University will make these units more attractive. 2. Encourage more affordable single-family housing types. The average sales price of a single-family residence was over $277,000 in 2001. Following are some approaches that can increase more affordable single-family housing types: • Zone more land for small lot development. The data show a strong correlation between lot size and housing value. The City could decrease minimum lot sizes in certain residential zones, or could take an approach like the City of Corvallis, which requires a certain percentage of small lots (lots between 2,500 and 3,500 square feet) with subdivisions and planned unit developments. • Make more land available for manufactured housing. The City identified a need of 3.5% of all housing for manufactured homes in subdivisions and manufactured homes in parks. Increasing land available for manufactured homes is one potential approach to allowing more affordable single-family housing_--- .-____---------____ 3. Develop more government-assisted housing. The data show a need for nearly 800 dwelling units that are affordable to households with annual incomes of$10,000 or less. About 30% of these households, however, are in the 18-24 age range and another 25% are age 65 or over. The data suggest the City could develop as many as 50 units per year for the next 20 years to address this need. It is unlikely, however, that the City will have the resources to meet this need.A more realistic target would be 10-15 units annually. Partnerships with Page vi ECONorthwest May 2002 Ashland Housing Needs Assessment other local housing organizations can help leverage limited City resources. 4. Reduce development fees for low-income projects. The City should conduct a careful review of the components of housing cost and calculate the percentage of total unit cost that is a result of development fees. Ashland Housing Needs Assessment ECONorthwest May 2002 Page vii 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 STRA TEGYS......................................................................................................... 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. ACTIONPL4 ...................................................................................................................... 27