Press Alt + R to read the document text or Alt + P to download or print.

No preview available

The URL can be used to link to this page

Home My WebLink About2023-04-17 Study SessionWq,J4J1!);;s, C o u n c ld� St u d y S e s s o n A g e n d a ASHLAND CITY COUNCIL STUDY SESSION AGENDA Monday, April 17,2023 CouTcil CItanhers, 1175 E WaiT Street View on Channel 9 or Channels 180 and 181 (Charter Communications) or live stream via rVtV.S01L1.edu select RVTV Prime. HELD HYBRID (in -Person or Zoom Meeting Access) For written public testimony, email public-testimonvrcpashland,or.us using the subject line: Ashland City Council Public Testimony For public oral testimony, fill out a Speaker Request Form at ashlandor�.uss -eakerrequest and return to the City Recorder at melissa.huhtatg-na qahland.or.us 1. Public Input (up to 15 minutes) 2. Ashland Housing Production Strategy Update 3. Adjournment of Study Session In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Manager's office at 541.488.6002 (TTY phone 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). Page I of I nCouncil Business Meeting Agenda item Housing Production Strategy Update From Brandon Goldman Linda Reid Interim Community Development Director I Housing Program Manager Item Type Requested by Council El Update Z Request for Direction El Presentation M SUMMARY The City of Ashland is completing the process of developing a Housing Production Strategy (HPS) to identify and prioritize a variety of strategies and actions for accommodating needed housing within our community. This effort has been supported bya grontfrorn1hoStnteUoportrnentofLondConuervobonondDove|oprnent/DLCD\ with consultant services provided byECONorthvvoot. The draft Housing Production Strategy report identifies oset of specific actions the city will undertake over an 8-year period to address Ashland's housing needs. Completion ofoHousing Production Strategy, following adoption cf a Housing Capacity Analysis, |uonew requirement adopted bvthe Oregon Legislature through passage of House Bill 2003 in20S.Through adoption nf on HIPS (anticipated in May -June 2022\ the City will fulfill the State requirement, but more importantly will oaeiat the City in implementing a strategic approach to promote the development of needed housing within our oornrnun|tY. POLICIES, PLANS &GOALS SUPPORTED Ashland Comprehensive Plan � Housing Element Chapter V|Goal /&lO.Ou\:Forecast and plan for changing ho _needs over time /n relation toland supply and housing production. o Policy 22 Maintain a data base that includes, measurement of the amount of vacant land and land consumption, housing conditions, land use, land values, and any other pertinent o Housing Needs Analysis "Technical Reports and Supporting Documents" State ofOregon ° Statewide Planning Goal lU(Housing): Buildable lands for residential use shall bainventoried, and plans shall encourage the availability of adequate numbers of housing units at price ranges and rent levels which are commensurate with the financial capabilities of Oregon households and allow for flexibility of housing location, type, and den 8y.^ " Oregon Revised Statutes lQ7.2QG:Factors toestablish sufficiency ofbuildable lands within urban growth boundary. ~The 2019 Oregon Legislature passed the law which requires Oregon's cities over 10,000 population to study the future housing needs of their residents and to develop strategies that encourage the production of housing their residents need. Page lof3 MCouncil Business Meetinj BACKGROUND AND ADDITIONAL INFORMATION The City of Ashland has adopted numerous policies over the last two decades to promote the development of needed housing, as identified on pages 23-29 of the draft Housing Production Strategy presented this evening. However, the existing and future housing needs ofthe community still remain unmet. In 2021 the City completed an assessment of Ashland's housing needs (2021-2041 Housing Capacity Analysis) and identified a number of specific steps the City could take to ensure we have adequate housing. Tobuild onthis progress, the City received a grant from the Department ofLand Conservation and Development in 2021 to develop a Housing Production Strategy (HPS). With the assistance of ECONorthwest consultants the City has examined the strategies it presently employs to address housing needs and has identified other strategic actions that can be explored and implemented over the next 8 years to better address the lack of affordable housing for households with lower and moderate incomes. These efforts are intended to help achieve equitable outcomes for all residents, especially vulnerable groups such osseniors, people ofcolor, people with disabilities, and people experiencing homelessness. The HPS includes actions and implementation steps to support the development of housing, address housing affordability challenges, and encourage the preservation of existing affordable housing. The City identified a set of actions to support new and existing affordable development, encourage the development of more affordable and diverse housing types, and grow partnerships with housing providers, developers, and agencies involved in housing issues. The goal is to increase housing stability for Ashland residents. The Planning Commission reviewed earlier drafts ofthe HPSonMarch 22, 2O22,July 2D.2022,February 28, 2U23,and April 11, 2023.Anodhoc advisory group was formed specifically toassist inthe preparation of the Housing Production Strategy, and held five meetings between April 2022 and January 2023, to review the strategies identified and evaluate the priority order for undertaking these actions. The public involvement onthis project bagonduringthedeve|opnnentoftheHousingCopooity4no|yoioondhoa continued over the last year in relation to the Housing Production Strategy planning effort. The public engagement efforts included numerous public meetings, study sessions, public surveys, and both an in - person public open house and virtual open house. Additionally, the Housing and Human Services ` Advisory Committee conducted outreach efforts by setting up a table at Southern Oregon University and distributing questionnaires to reach populations that are seldom engaged in housing policy development. These engagement opportunities over the last 2 years are outlined in Appendix D of the draft Housing Production Study (pages 109-116). The City established a dedicated webpage for this HPS project and past materials, and survey results are archived on-line at Overall, the HPS is an important step for the City of Ashland to address housing affordability challenges and to provide housing stability for vulnerable groups. The actions and implementation steps identified in the document will be crucial for the development of affordable and diverse housing types and partnerships with housing providers, developers, and agencies involved inhousing issues. Page onfa SCouncil Business Meeting The ad -hoc HPS Advisory group met 5 times between April 2022, and January 2023 to review the development of the HPS document. On January 25, 2023, the group reviewed the final draft HPS and unanimously forwarded a recommendation for approval to the City Council. The Housing and Human Services Advisory Committee reviewed the final draft HPS at their regular meeting onFebruary 23, 2023, and unanimously recommended approval of the draft as presented, and further requested that nochanges tothe proposed HPSbemade. The Planning Commission reviewed the draft HPS at their Study Session on February 28, 2023, and at their regular on April 11th and unanimously recommended approval of the draft as presented. FISCAL IMPACTS The Oregon Department of Land Conservation and Development provided funding for consultant assistance to research Ashland's housing market, coordinate with local committees, and draft a ready - to -use Housing Production Strategy document at no cost to the city, except for staff time. However, the implementation of individual strategies included in the plan may have financial impacts on the city. These impacts will be thoroughly evaluated and presented during the review process for the approval and implementation of such strategies. DISCUSSION QUESTIONS Does the City Council have any questions or comments regarding the housing needs, housing strategies,or implementation schedule as identified in the final draft Housing Production Strategy? SUGGESTED NEXT STEPS Following comments from Council this evening, the final version ofthe will beprepared and oresolution accepting the HPS will then be presented to the City Council for approval at a regular Council meeting scheduled for May 2nd 2023. REFERENCES & ATTACHMENTS ° Housing Production Strategy Dated February 2O23-Draft Report • HPS Online Survey responses and written comments dated October 17, 2022 Page 3ofa ��}�� Housing Production Strategy fr - RT.M[►Tiy ca ale , LINK*= KOIN Center 222 SW Columbia Street Suite 1600 Portland, OR 97201 503-222-6060 This page intentionally blank T�~bNe of Contents EXECUTIVESUMMARY .......................................................................................................................................... III PURPOSE opTHE HOUSING PRODUCTION STRATEGY (HPS) ......................... --............................ ................ .................. III How CAN THE HP3SUPPORT HOUSING DEVELOPMENT? .................................................................................................. m HOW ooTHE ACTIONS WORK TOGETHER? ...................................................................................................................... m 1. INTRODUCTION ............................................................................................................................................. 1 REQUIREMENTS opxHOUSING PRODUCTION STRATEGY .................................................................................................... l CONSIDERATIONS FOR IMPLEMENTING THE HOUSING PRODUCTION STRATEGY .......... ............................................................ 3 8u/uxwaEQUITY INTO THE HPS........................................................................................................... ...................... 5 STAKEHOLDER INVOLVEMENT /wDEVELOPING THE HP8.......................................................................... —....................... 6 STRUCTURE upTHE REPORT ........................................... .................................................................................... ...... 11 2. UNMET HOUSING NEED |0ASHLA0D.......................................................................................................... 12 HOUSING NcccoADDRESSED avTHE HOUSING PRODUCTION STRATEGY ............................................................................. 13 STAKEHOLDER ENGAGEMENT ABOUT HOUSING NEEDS CONDUCTED BEFORE DEVELOPMENT OF THE HPS ................................. 21 EXISTING POLICIES ruADDRESS 8sxwwnsHOUSING NEEDS .................................................................................. ........ I3 EXISTING AND EXPECTED BARRIERS nnDEVELOPMENT opNEEDED HOUSING .-----------------------38 3. ACTIONS TOMEET FUTURE HOUSING NEED ................................................................................................ 32 SUMMARY opTHE ACTIONS AND How THEY WORK TOGETHER ........................................................................................ 32 FUNDINGTHE ACTIONS ............................................................................... ........................... .............. ..... ...... ..... 2 ACTIONS........................................................................................................... ...................................................... 4 FUNDINGSOURCES ................................................................................................................................................... 34 RECOMMENDATIONS FOR FUTURE ACTIONS .................................................................................................................. 4O 4. EVALUATION: ACHIEVING FAIR AND EQUITABLE HOUSING OUTCOMES ...................................................... 41 EVALUATION oFTHE POLICIES AND STRATEGIC ACTIONS ................ ....... ......................................................................... 41 MONITORING OUTCOMES orTHE HPS............................................................................................................... ........ 4b APPENDIX /kCONTEXTUAUZ|0GASHLAND'SHOUSING NEEDS ........................................................................... 49 DEMOGRAPHIC AND 5uc/o'Eoowom/cCHARACTERISTICS AFFECTING AyxmmD'sHOUSING NEEDS ............................. .......... 49 HOUSING MARKET CONDITIONS AND TRENDS -------------------------------------65 HOUSING AFFORDABILITY CONSIDERATIONS .................................................................................. ............................... 73 FINDINGS FROM OUTREACH AND ENGAGEMENT ............................................................................................................. 83 KEYTERMS /wTHE HPS........................................................................................................ .................................... 84 APPENDIX B:TRENDS |NGENTRIFICATION AND DISPLACEMENT RISK ................................................................. O5 ANALYSIS METHODOLOGY ......................................................................................................................................... O6 WHAT NEIGHBORHOODS ARE xrMOST RISK opGENTRIFICATION AND DISPLACEMENT? .......... ... —... —................................ 92 WHERE ouAsxmwD'tMOST VULNERABLE RESIDENTS LIVE? .................... ....................................................................... 9S WHO aMOST LIKELY mBEDISPLACED /rHOUSING MARKET CONDITIONS HOUSING MARKET CONDITIONS CONTINUE mAPPRECIATE ousrxvrxsSAME? .............................................. ...... ............................................................................................ g6 WHERE ooAREAS WITH HIGHER GENTRIFICATION RISK AND VULNERABLE POPULATIONS INTERSECT? .......................................... B9 PURPOSEo+INTERVIEWS ................................................................................................................ --................... 104 INTERVIEWSTRUCTURE .............................................................................. ............................................................ 1O4 STAKEHOLDER INTERVIEWS SUMMARY ................................................................. ................................................ 105 APPENDIX D. HPS SUMMARY OF PAST ENGAGEMENT AND COMMUNITY FEEDBACK ON HOUSING RELATED ISSUES................................................................................................................................................................ 109 This page intentionally blank ECONorthwest prepared this report for the City of Ashland. ECONorthwest and the City of Ashland thank those who helped develop the Ashland Housing Production City. This project is funded by Oregon general fund dollars through the Department of Land Conservation and Development. The contents of this document do not necessarily reflect the views or policies of the State of Oregon. Housing Advisory Committee [a Echo Fields, HHSAC Member ® Kerry KenCairn, Plam-ting Julie Gillis, Social Equity and Racial Commissioner Justice Commissioner H Gil Livni, Market Housing Developer Noah Hurley, Southern Oregon ® Julie Stacy, Lender University, Assistant Director of Rich Rohde, HHSAC Member University Housing Denise James, Affordable Housing Lisa Verner, Planning Commissioner Developer Bob Kaplan, Climate Policy Commissioner City of Ashland Brandon Goldman, Interim Community Development Director Linda Reid, Housing Program Manager Department of Land Conservation and Development ® Mari Valencia Aguilar, Housing Planner ECONorthwest, consulting team • Beth Goodman, Project Director ® Kaitlin La Bonte, Project Manager ® MacKenzier Visser, Associate ® Nicole Underwood, Associate ® Justin Sherril, Technical Manager, ® Keanan Gleason, Research Analyst ECONorthwest Ashland Housing Production Strategy For more information about this report, contact: City of Ashland Contact: Brandon Goldman, AICP Interim Community Development Director City of Ashland 51 Winburn Way Ashland, Oregon 97520 541-552-2076 brai-idoi-t.goldman@ash.land.or.tis ECONorthwest Contact: Beth Goodman Project Director ECONorthwest 222 SW Columbia, Suite 1600 Portland, OR 97201 503-222-6060 �-oodn-ian@econwxorn ECONorthwest Ashland Housing Production Strategy Executive Summary The City of Ashland has sponsored several housing planning efforts over the last several years to address housing access, quality, and affordability concerns. While the City has accomplished much to date, there is still work to be done to ensure Ashland's existing and future housing needs are met. Ashland developed and adopted a Housing Capacity Analysis in 2020, which provided information about the City's unmet housing needs. To build on their progress, the City applied for a grant with the Department of Land Conservation and Development in 2021 to develop a Housing Production Strategy. Many households in Ashland are struggling to afford housing. Ashland housing costs and rents have risen sharply in recent years and are considerably above regional averages. About 46% of Ashland's households are cost burdened (i.e., paying 30% or more of their income in rent). Ashland's 2021-2041 Housing Capacity Analysis clearly identifies a lack of housing that is affordable to households with lower and moderate incomes. Some groups are particularly vulnerable to increasing housing costs and may have special housing needs. The HPS is intended to include actions to work together to achieve equitable outcomes for all residents of Ashland, with an emphasis on improving outcomes for underserved communities, lower -income households, and people in state and federal protected classes. Key groups with unmet housing need in Ashland include: Seniors. Many seniors live on fixed incomes and camiot always afford increases in housing costs. They may also need housing that is physically accessible and close to services (such as nearby health care or in -home assistance). People of color (POC). POC are more likely to rent their homes and to live in multifamily housing (except Asian) than the overall average in Ashland. These households may need assistance to avoid displacement and access to housing without discrimination in locations with "high opportunity" (such as areas near jobs, transit, or services). People with disabilities. Across Oregon, people with one or more disabilities experience disproportionate cost burden. Some people with disabilities may need physically accessible housing near services (such as nearby health care or in -home assistance). People experiencing homelessness. People experiencing homelessness (or at risk of homelessness) may need a range of supports from immediate assistance (including rent support) to permanent supportive housing (including supportive housing with services) and access to affordable units. ECONorthwest Ashland Housing Production Strategy iii How can the HPS support housing development? This Strategy identifies and describes actions and implementation steps hosupport development of housing, address housing affordability challenges, aodm000nrage the preservation of existing affordable housing. With this Strategy, the City identified a set of actions tosupport new and existing affordable development. The actions will encourage the development ofmore affordable and diverse housing types; grow partnerships with housing providers, developers and agencies involved in housing issues; and increase housing stability for Ashland residents. Exhibit 1.SummamufHPS A. Evaluate participating in o,establishing a land bank. B. Evaluate opportunities toparticipate in e|and C. Host educational events with the Housing and Human Services Advisory Committee D. Develop anequitable housing plan es Land banks support low- and moderate - income afkondmb|*housin8devo|opment byreducing oreliminating land cost from d*v*|opment, increasing nonprofits' capacity tobuild affordable housing. The City could contribute funds orlands to affordable housing projects or land trusts. Land trusts hold land inperpetuity and sell orlease the housing onthe land otbelow- market mtopricea.Th*Cityoou|dpurtner with and contribute funds orland toan existing non-profit land trust or participate inthe formation ofanew non-profit land trust ifone does not exist with sufficient capacity toserve Ashland. The City can work with the Housing and Human Services Advisory Committee or other organizations tohost educational events. TmininQocould focus on topics such aafair housing and housing discrimination, foreclosure, eviction, tenant and landlord rights, tnsiningsto serve vulnerable populations, or other information needs aathey arise. Anequitable housing plan could implement strategies from the Fair Housing Analysis o[Impediments Report, such asoffering education and training, reviewing City policies for disparate impact and biased language, and adopting utool toensure ino|uoivi1yin decision making process regarding City grant funding. Provides apipeline ofland for future development and control the type of development that may occur onthat Supports affordable housng development byholding land in perpetuity and selling orleasing the housing onthe land atbelow-market rate prices. Provides education around housing issues, which can help prevent and address housing discrimination, ensure rights are protected, and connect residents with housing Addresses identified impediments to fair housing such as: limited community awareness about fair housing protections and resources, instances wfdiscrimination in housing transactions, and alack uf affordable housing. ECONorthwest Ashland Housing Production Strategy iv E. Disallow SFDinHigh The City can evaluate changes to Preserves this zone for higher - Density R'3Zono Ashland's zoning code todisallow single- density housing. family detached housing in the High - Density Residential Plan Designation (R-3 F. Evaluate increasing allowances for residential dwellings incommercial and employment zones The City could evaluate increasing allowances for residential dwellings in commercial and employment zones, such aoremoving residential density caps and allowing mnincreased amount uf residential uses inground floor commercial spaces. G. Maintain quality and The City could work with owners and support development nonprofit organizations tmsupport nfanew preservation efforts. The City could m|so manufactured home change the zoning code tomore easily park allow new manufactured home park �development. H. Increase development The City could amend the Land Use capacity of MFR Ordinance toallow for a wider range of dwellings development. Zoning changes could include increased density, increased allowable height, and reduced parking � requirements i Implement the Offers multi -unit developers thatmeet City - Multiple Unit Property set affordability criteria apartial property Tax Exemption tax exemption (N\UPTE)tosupport multifamily or affordable housing | J. Preserve and improve existing low-cost unregulated, rental housing K. Work with partners tn support development of additional permanent supportive housing The City could evaluate programs, technical assistance opportunities, regulatory changes, and other options tu support property improvements. The City could provide grant funding insupport of n*hubi|itetion.w*mtherizution or accessibility upgrades. The City would work with service providers toidentify and utilize funding and development assistance opportunities. Encourages the development of more dense multifamily housing in commercial and mixed -use zones Preserves and supports development ofnew manufactured home Varka, which play significant role in providing naturally occurring affordable housing. Allows for awider range of development will help ensure there are development opportunities for needed housing types. Provides away toleverage private, market -rate development toexpand affordable housing, Supports needed repairs for low-cost unregulated housing without displacing tenants. Supports development ofincome- restricted housing that includes � services with ogoal ofending � � chronic homelessness. ECONorthwest Ashland Housing Production Strategy L. Evaluate opportunities The City can evaluate opportunities to Helps the City meet its CEAP goals to improve energy incorporate elements of the Climate and , and can lower -long term energy efficiency and reduce Energy Action Plan CEAP into housing costs. GHG emissions during developments. The City could also housing development facilitate access to energy efficiency incentives available from the federal and state government, particularly for development of affordable housing. M. Establish a Construction Excise Tax (CET) is one of few The City could use CET revenue Construction Excise options to generate additional locally- funds to support the development or Tax controlled funding for affordable housing. re -development of affordable The funds from the CET are required by housing. State law to be spent on developer incentives, supporting affordable housing programs, and homeownership programs. N. Evaluate using Urban The City will evaluate the potential to use Provides a flexible funding tool that Renewal Urban Renewal to support infrastructure can support many of the key and affordable housing. The City would strategies identified in the Housing need to develop and implement an Urban Production Strategy. Renewal Plan, establish an Urban Renewal Agency, and select projects to fund through Urban Renewal. 0. Identify additional The City will identify and evaluate new Identifying additional funding funds to support the sources of funding for income -restricted sources for Ashland's Affordable Affordable Housing affordable housing, such as a General Housing Trust Fund would provide Trust Fund Obligation Bond. direct financial resources to the development of affordable housing for low-income households. =0 Ayqrew��m Delivering housing that is affordable to low-income households requires a variety of strategies that address key housing needs in the city. The City's strategies are intended to provide incentives and support at various phases of a development project and help overcome obstacles and challenges, making development more financially feasible. The strategies are intended to reduce housing costs and ensure that rents or sales prices are more affordable by making it more financially feasible to build and preserve affordable housing. The City developed four initiatives that address key housing needs in the city, focusing on outcomes of implementing the actions. The initiatives comprise a set of potential city -led strategies, funding sources, and potential partnerships with other entities that help to achieve an overarching goal. By bundling strategies and funding sources, the City acknowledges that several strategies and partnerships are necessary to achieve the City's housing goals. ECONorthwest Ashland Housing Production Strategy vi ® Encourage development of low- and moderate -income affordable rental housing. This initiative seeks to increase the housing options for unregulated rental households earning between 60% and 120% of MFl ($43,900 to $87,700). ® Increase opportunities for affordable homeownership. This initiative seeks to increase the housing options for homeownership for households earning less 120% of MFl (less than $87,700). ® Encourage development of income -restricted affordable housing units. There are limited options available in Ashland that are affordable to households with income of less than 60% of MF1 ($43,900). This initiative supports development of housing affordable in this income group. ® Preserve existing of low- and moderate -income affordable housing. This initiative seeks to increase the housing options for households earning less than 120% of MFI (less than $87,700). ECONorthwest Ashland Housing Production Strategy Vii I wr ftma's LC?r-_ I 00 1 1 C Lo LO N (N 0 C'� C) 0 CQ C) N N N 0 1 0 w (N 0 N CON No (N 1 0 0 N(N 0 IN (N o :� IM ON 1:1 Ll FAMEMM4 El Y) o N by E =3 NF- c a) E LL 10 4-7 U) Cl U) co In 0 -F 0 N " 0 2 —=5 0 Qa — 0 a) Z 0 Q) E Z !,- Q) > c) E 0 > a) > NCL a) -0 ZY — > tf 0 E (n 0 c 0 0 0 C� x 0 0- :D to M CU CL 0- 1 0- cz c- ?: (D M :D n CL X CL CL cl 0 ui cn 0 0 �S- C) = E o w (n a) :3 n � (n in 1 0 cn > 0 Q) 0 > 0 m E > Q) �o -0 : bn < (z bn a) UJ W E c 0 -CO- CL U) (D a) -o E =3 I 0- 76 c (n w cn E 0- :E 0- m 0 =) E (D Co C E =5 'D a t- c (n c .E i 0 0 cr Q) 0 (D w M 0 .- - -0 0 0 cu 0- 7:; ID Lj- m a) Q. a cl CL m > L) 0 m O m :3 (z 0 0 =3 m CL .0 m z =5 76 -CE 43 1� cn I (A > Q) E 0 (1) 0 70 U) M 4- > LLJ > 1 ui Lj 70 E LLJ M 0- D > uj Ld .0 I 4" m a) ui L.L: 4- 0 U) 4- 0 (U O U) 0 Cf) 4� 70 Q Q) 0 _0 -C) is (13 > 0 Cl (D O co Q) 0 '4� -C� NO Ln ui b� 4-J Q) f� 0 Z3 0 7C3liS L- > U-J > 70 0 N bJD -0 4-J ct Q) 0 O L- > M 0 8 0 4- tt v a an 0 Cl 0 4-J O W u cn U) Q) ;-4 > C) o 0 E C: (u U) 0 E Qa (D (U U-5 U) 0+ 40 4- CU � m u C) cu > v cn o Q) cn bJD 0 CL 4-J 0 CL E u 41 $� 0 CV, 0 0 CL -a 'Cl Q) '0 > Q) co 0-0 -C G U00 0 > -0 m Q) cc c 0 IZ . E co C- a_ 0 _0 -0 0 0-0 m M W > Cc > 0 70 t6 U) 10 o E =05 0 L) 0 0 m c CL > M co Q) — E L) m 0 M if C) CL.� o (D cn = M -0 ! (D Z3 -0 Z3 > W > 0 0 0 Lu a) Ld co -r -F 0 03 ci 0 0 uj -0 0 CU (n . f) C) E L 0 < 0 CL E co CL (D E 0 0 E C: 0 C) n id CL j 2 cn c a. . . . . ................ C) i-- ui La c a) CL ac 0 CL > 0 c U) 0 m :3 0 -C� 0 (Z CIL. _0 0 . .. .. ..... CL cl a CD CC) -0 o > 12 2 2 2 I CL - CL o (0 n > 0 0 Q) 0 m :3 b as -C 5 a .2 -C� 0 -0 4-- ID ;- > CL 0 m 2 co E 0 0 t� r) a) E CL -c- (D C: _0 m E 2 k2 bP (D OL M bD 0 U) U) 0 OL C- 5 x (D Co 0 U) C: CL S- < 'cn (D -0 0 Q) > cu cu (z a (D C/) o CU r) 0 < (D a) CL -0 r cn -0 -2 C) - o 1 0 0 (D c a) U) i6 0 (D (Z cu 1 0 �S E 0 0 cu I E 11 C) (D (D (r, -a c 3: 2 o (3) (u 0 �p fm -,-:, V) — 0 2L c , — x j M CL -p U3 0 =3 C) c CL 0 CL > 0- 0 E E o E - - -2 E E a) > Ln tf cc tf 0 (L) 2 �2 iz C, L3 l) U) 0 LLJ cl 70 CL C: 1 ct� CL E 2 > 0 > > 0 > 70 (n CL CIL 70 'a U) (D .2 0 t 0 (1) (o CL -2 :3 CL -0 CU -a CL Q) 0- CL -�D- 0) 0 o c 0) > 12 -a 0 > > > 0 E a) (D pQ Q) ID CL C: Q :3 M E 'C3 -0 LL- 0 tf (D x (o 1 0 CL (o i� •C) 0 0. o )ao 0 )Qo "a :m ! z (z 1 1 (B o CL E — E C) 0 cviis CL m _rY .3 Z5 CL — LU 0 >< cl U) -f-- 0 cuaca 0 -0 w 0 E (D X 7z- U) ; :3 CL UJ — (L) -0 0 w Lo F- (3) C: a) Q) 7C3 :3 '70 (1) > (1) a- -0 YxD 'aa bb 0 0 Z5 M CO 70 bo cu CL 0-70 (u :3 >, lao :�� 2— �-- to m E c o a) cz 0 D 0 0 lu 0 0_ 70 CD 0 m0 =3 m 0 0 cu -T) > Z, _0 7a-) 63 CL (n -0o > E 4-;' co CL cu a) o > > ILU 0 > co in -0 -E -0 _0 cn LLJ a) a) LIJ ix U) 0 z 0 0 LU 13 Z5 0 E U) > t_- 0 C) 0- U3 (3) CU 70 M 0 0 (1) > (1) cn LLJ (Z C) > 2 0 a LLJ S E 0 0 0 CL CL U) O 0 L.L � N ZD bn w cz 1p 0 70 Q) 4>—' Co CZ5 M > c 0 0 Q) _0 LIJ cr— — < The City of Ashland has sponsored several housing planning efforts over the last several years to address housing access, quality, and affordability concerns. While the City has accomplished much to date, there is still work to be done to ensure Ashland's existing and future housing needs are met. Ashland developed and adopted a Housing Capacity Analysis in 2020, which provided information about the City's unmet housing needs. To build on their progress, the City applied for a grant with the Department of Land Conservation and Development in 2021 to develop a Housing Production Strategy. A Housing Production Strategy (HPS) is intended to include goals and strategic actions to work together to achieve equitable outcomes for all residents of Ashland, with an emphasis on improving outcomes for underserved communities, lower -income households, and people in state and federal protected classes. An HPS considers issues of Fair Housing, which is intended to provide access to housing choice by everyone, free from discrimination. Federal protected classes are: race, color, national origin, religion, gender, familial status, and disability. Oregon's additional protected classes are: marital status, source of income, sexual orientation and gender identity, and status as a domestic violence survivor. Under Fair Housing laws, it is illegal to deny access to housing in based on the characteristics of people within these protected classes. This report provides information about Ashland's housing needs. It provides an understanding of the issues (in Chapter 2), before solutions are proposed (in Chapter 3). This report draws its information and findings from several documents including: ® Ashland's Housing Capacity Analysis (2021) ® Comprehensive Plan and Housing Element Update (2019) ® Ashland Consolidated Plan 2020-2024 (2020)1 • Affordable Housing Ordinance (2020) ® Rent Burden Meetings in recent years ® Missing Middle Code Update (2022) Ashland recently completed the Ashland Housing Capacity Analysis (FICA) in 2021. Key findings from the FICA are: Ashland is forecast to grow by about 858 new dwelling units between 2021 to 2041. On average, this equates to 43 new dwelling units per year. Changes in demographic characteristics will drive need for new housing. The FICA forecast Ashland will need more attached and multifamily housing in the future than I City of Ashland. (2020). Ashland's 2020-2024 Consolidated Plan. ECONorthwest Ashland Housing Production Strategy the current housing stock provides. The key demographic trends that will affect Ashland's future housing needs are the aging of the baby boomers, the household formation of the millennials and Generation Z, and growth in Latino populations. The implications of these trends are increased demand from older (often single person and more likely to be female) households and increased demand for affordable housing for families, both for ownership and rent. Ashland has an existing deficit of housing affordable to low- and middle -income households and is likely to have similar future deficits. Ashland's existing deficit of housing that is affordable for extremely -low and very -low income, low-income, and middle -income households indicates a need for subsidized affordable housing for renters and affordable homeownership. Without the types of solutions proposed in Chapter 3 of this report, lack of affordability will continue to be a problem and possibly will grow, in the future, if incomes continue to grow at a slower rate than housing costs. Ashland has sufficient land within the urban growth boundary to support development over the next 20 years. Ashland's HCA shows that the City can accommodate growth (858 dwelling units) over the next 20-years with a surplus of capacity remaining. However, some development in Ashland's Suburban Residential, Normal Neighborhood, and Multifamily Residential Plan Designations will need to be accommodated in the city's urbanizing area. MWER Me_ am OAR 660-008 describes the requirements of a Housing Production Strategy (HPS) in sections 660-008-0050 through 660-008-0070. This section briefly describes these requirements and review by staff with the Department of Land Conservation and Development (DLCD). The HPS is required to include the following information. It is noted what chapter this information is included in, in this report: Unmet Housing Need in Ashland (Chapter 2 and Appendix A in this report) should provide information about the socio-economic and demographic trends of households in Ashland, the policies the City has adopted to meet housing needs, and a summary of engagement the City has had with stakeholders about housing needs (especially with stakeholders in underrepresented groups). Actions to Meet Future Housing Need (Chapter 3 in this report) identifies specific actions, measures, and policies needed to address housing needs identified in Ashland's HCA report. Achieving Fair and Equitable Housing Outcomes (Chapter 4 in this report) evaluates the entire list of strategies to achieve equitable outcomes. The valuation considers factors such as location of housing, Affirmatively Furthering Fair Housing, facilitating housing choice, identifying housing options for residents experiencing homelessness, supporting development of affordable housing, and increasing housing stability. ECONorthwest Ashland Housing Production Strategy The City is required to submit the HPS to DLCD after its adoption by the City Council. The City is then required to monitor progress on implementation of the HPS and progress on production of housing related to the policies and actions in this report. Linking housing development directly to implementation of the actions in this report may be challenging and difficult to quantify. But City staff will be able to report changes in building activity that occur before and after implementation of specific actions and will be able to provide qualitative feedback on implementation of actions based on development of partnerships and discussions with stakeholders. Ashland will be required to submit a report to DLCD four years after the City adopts the HPS that includes: A summary of the actions taken by that time. For actions not adopted on the schedule in the HPS, the city must provide an explanation of the circumstances that posed a barrier to implementation and a plan for addressing the need identified in the strategy. An evaluation of the efficacy of the actions that the city has implemented for meeting the needs in the FICA and whether the actions are moving the city to achieve more fair and equitable housing outcomes. Implementation of the HPS will take time because each action will require further consideration, such as additional analysis, engagement of consultants, changes to existing standards or programs, discussions with decision makers, or public hearings. The City may be unable or chose not to implement some of these actions because of new information that arises from further consideration about the specifics of each action. If the City is unable to or chooses not to implement an action within 90 days of the timeline proposed in the HPS, the City must notify DLCD about the action(s) that the City is taking to address this issue. The City may propose an alternative schedule for implementing the action or may identify a different action (or actions) to meet the specific housing need addressed by this action. Considerations for ImpLernenting the Housing Production Strategy As part of development of the HPS, it is important to understand a city's role in housing development. Supporting and leveraging the private market's ability to deliver market -rate development at the broadest possible range of price -points is critical to increase the supply of housing more broadly, especially in light of the limited public funding available to support income -restricted housing. In an area with a reasonably strong housing market, a city's influence over market -rate development is substantial, despite the number of factors that the city does not control. The graphic in Exhibit 4 illustrates how four factors must intersect so that development can occur, and where the City has most influence. ECONorthwest Ashland Housing Production Strategy Cities do not control all of these factors entirely. Public policy at the local level is shaped through state policy. Land is generally controlled by the individual landowners and development of infrastructure necessary to make land development can be prohibitively expensive. Market feasibility is largely affected by market forces, such as construction costs and achievable rents. Access to capital is largely controlled by investors and banks. However, cites can directly influence public policy (through its development code) and availability of land (through zoning, density, planning for new land needed for housing, redevelopment, government owned surplus land, potential urban renewal and other types of projects and acquisitions, and infrastructure planning). Cities can also have a limited influence on market feasibility (through policies that reduce costs like tax abatements or waiving fees). Exhibit 4. Four Necessary Factors that Allow Development of New Market -Rate Housing Source: ECONorthwest Developer mu control the sit reasonable acquisition cc Developer must be able to access resources for investment (e.g.,. equity investment, bank loans) e must be cient and (rents, 3 prices) to )ort a table project These factors all suggest that the City should consider a wide range of actions. Exhibit 5 shows the range of strategies, characterizing some strategies as more impactful and some as less impactful. More impactful strategies are those that provide funding or direct resources to support housing development (like land acquisition and disposition). These strategies are more impactful because funding and resources are the greatest constraint on development of income- ECONorthwest Ashland Housing Production Strategy restricted affordable housing (such as housing affordable to households with incomes below 80% of MFI). While removing regulatory barriers and partnerships are shown as less impactful strategies, they are often necessary (but not sufficient on their own) to support housing development. For example, increasing allowable densities, on its own, result in new affordable being built. The City needs other strategies to support development of affordable housing for people to live and work in Ashland. This example also underscores the fact that many of the actions presented in this chapter build on each other. While a partnership on its own may not be sufficient to support development of housing, it may be key when combined with other actions. Exhibit 5. Types of Strategies to Support Housing Production Source: ECONorthwest Ini UMR�W Equity is both an outcome and a process. As an "outcome," equity means that race or other markers of social identity would no longer predict one's life outcomes (for instance in health, socioeconomic advantages, educational access, life expectancy, etc.). Achieving that outcome remains a challenge because our economic systems were, often unintentionally, designed and built to maintain inequality —and they continue to do so. To achieve equitable outcomes, equity is also a process that people undertake to better understand, question, and disrupt historical and contemporary inequitable systems and structures. We can use this process to create policies that are based in equal opportunity and resources, and we can ensure that those most impacted by policies and practices are meaningfully involved in their creation and implementation. ECONorthwest Ashland Housing Production Strategy Equitable housing goes beyond affordability. It aims to ensure all people have housing choices that are diverse, high quality, energy efficient, physically accessible, and reasonably priced, with access to employment opportunities, services, and amenities. This includes reducing rates of cost burden and increasing access to homeownership, especially for low-income households and vulnerable groups such as seniors, workers with low pay, people with disabilities, and communities of color. This broad definition of equitable housing includes choices for homes to buy or rent that are reasonably priced (relative to income) and accessible across all ages, household sizes, abilities, and incomes and are convenient to everyday needs such as schools, childcare, food, and parks. Exhibit 6 provides an equity framework to increase the consideration of equity in the project process and implementation (including measuring impact). Creating equitable processes will help ensure that diverse and underrepresented communities (including vulnerable and low- income communities) are able to influence and inform policy and program development. Exhibit 6. Housing Production Strategy Equity Framework Identify Unmet Housing Needs Engagement ProceSS2 HPS Plan Development Measurement and Analysis Identify unmet housing Engage community Ensure that the actions Develop needs, such as lower- members to learn about in the HPS address measurements income cost -burdened their priorities, needs, and Ashland' unmet housing to understand households challenges to affordable needs the impact and Identify vulnerable people housing Identify outcomes within progress within the community who Build community the HPS that respond to toward are at risk or who could awareness and support community needs and benefit from access to through the engagement promote housing stability equity of the actions more affordable housing process and choice, particularly Continue engagement in for those households implementation of the with the unmet housing actions within the HPS need. The HPS was developed within this equity framework. The actions in the HPS are intended to increase equitable housing outcomes as the City implements the recommendations of the HPS. A key part of developing the HPS was consulting community members to learn about their priorities, needs, and challenges related to affordable housing. The stakeholder outreach process for developing the HPS was collaborative and included input from the following groups: 2 Engagement builds on prior engagement that the City has done on other housing and community development projects, such as work on the Ashland Consolidated Plan. It also includes engagement conducted as part of the HPS project. Implementation of the HPS will include additional engagement. ECONorthwest Ashland Housing Production Strategy 6 Ashland's Housing Advisory Committee. The project included five meetings with the Advisory Committee over the course of the project. The advisory committee consisted of ten community members with diverse backgrounds related to housing issues in Ashland. The committee met throughout the development of the HPS, to review the draft list of housing actions, identify gaps in the list and potential strategies to fill in gaps, refine the list of strategies and to provide input in the draft HPS document. According to a survey of Advisory Committee in October 2022, the highest priority housing actions included: - Maintain quality and support preservation of existing manufactured home parks and support development of new manufactured home parks. Work with partners to support development of additional permanent supportive housing. - Preserve and improve existing low-cost, unregulated, rental housing. The full results of the AC survey are shown in Exhibit 7 below. Exhibit 7. Advisory Committee Housing Action Priority Survey Number of Respondents Low Priority 81 Medium Priority ® High Priority ® Discussions with Stakeholders. Service providers for vulnerable populations, to better understand the range of unmet housing needs for people experiencing houselessness, students, low-income renter and homeowner households, and other special needs populations. These ECONorthwest Ashland Housing Production Strategy discussions identified several actions to better support and coordinate with providers. Some of the actions discussed include: - Increasing partnership opportunities, such as partnering to undertake trainings to serve vulnerable populations, Regular meetings and coordination with the City to discuss needs and opportunities, and - Funding for emergency weather related shelter coordination in a model like the one the City of Medford has with Access. Local housing developers and builders The project included five interviews with stakeholder groups, including developers, builders, planners, and architects, to solicit feedback on potential strategies and housing development barriers in Ashland. Key suggestions from these interviews included: - Urban Renewal has been effective in facilitating development in neighboring jurisdictions and could be a useful tool in Ashland. - Land banking could allow developers to construct more workforce housing. - Review the code for unintended barriers to density. - Evaluate opportunities to streamline development review. - Modifications to code requirements for Cottage Housing and ADUs could make these housing types more feasible. Open house. A virtual open house was held in October 2022. The open house included a presentation on housing needs in Ashland and shared information about the strategies the city is considering to meet unmet housing needs. The presentation included a brief survey for participants to share the priorities around potential housing strategies. Planning Commission — The project included four meetings with the Plam-ting Commission. The meeting topics included 1) the project overview and associated stakeholder and community engagement, 2) strategies to accommodate housing need in Ashland, 3) reviewing the draft HPS and 4) reviewing the final,HPS. Housing and Human Services Advisory Committee. The project included two presentations and one meeting with the Housing and Human Services Advisory Committee (HHSAC). The HHSAC recommended prioritizing nine strategic actions for inclusion in the Housing Production Strategy document. The HHSAC recommended tiering those nine strategies in order of highest priority, as follows: Tier one (highest priority) strategic actions includes: - Identify additional funds to support the Affordable Housing Trust Fund - Maintain quality and support preservation of existing manufactured home parks and support development of new manufactured home parks . - Participate in a land trust ECONorthwest Ashland Housing Production Strategy Participate in or establish a land bank. . Tier two includes: - Establish a construction excise tax - Disallow SFD in high density R-3 zone Tier three (lower priority) includes: - Evaluate using urban renewal - Implement the Multiple Unit Property Tax Exemption Increase development capacity of MFR dwellings through changes to the Land Use Ordinance Theses strategic actions were recommended with the understanding that the HHSAC's priorities should not be construed as eliminating or diminishing the remaining strategies. The motion was approved unanimously. City Council. The project included three meetings with City Council. On the August 2022 presentation, Council provided the following feedback: . Council was supportive of: - Land banking - Land trust - they were very interested in long-term affordability - Preservation of manufactured home parks - Evaluating using Urban Renewal - Potentially using a CET ;.1 Council asked why there wasn't inclusion of: - Pre -approved ADU and Missing Middle Plan SetS3 - Universal design as a strategy for inclusion4 �Council discussed, and some suggested removing, inclusionary zonings 3 This strategy was included as a recommendation in the HPS but not specified as an action that would be implemented in the HPS because pre -approved plan sets may be less effective in supporting these types of housing developments because there may be substantial variation in development of Middle Housing types because each development is likely to have unique challenges. 4 Accessibility language is included under the "Preserve and improve existing low-cost, unregulated, rental housing" strategy. Following Council's comment, language was also added to the "Equitable Housing Plan" strategy a regarding promotion of Universal Design policies or goals to address equity for people with disabilities. 5 Inclusionary zoning was removed as a potential strategy from the UPS after discussion with City staff because of the requirements in Oregon's Inclusionary Zoning statutes that limit it to use on multifamily buildings with 20 or more units. Ashland has had very few multifamily developments over 20 units per structure in the last decade. As a ECONorthwest Ashland Housing Production Strategy The Housing and Human Services Advisory Committee also conducted a survey to gauge the public's priorities around housing issues, including gauging public opinions about potential HPS strategies. Of the 236 responses, respondents overwhelming cited the biggest housing barrier in Ashland was 'there are no available rentals or properties for sale within my price range". Over 50 percent of respondents thought the following strategies would make a significant positive difference in improving housing options for residents of Ashland: Create policy that supports the construction different types of homes and broadens what is acceptable as a "dwelling unit:" Examples: cottages, accessory dwelling units, duplexes, triplexes, manufactured home parks, tiny homes, 3D printed homes, domes, repurposed cargo containers, etc.' Limit the number of vacation rentals as well as limiting the converting existing housing into vacation rentals. Require private developers to include a percentage of affordable housing units in projects that would contain more than 20 dwelling units, referred to as "Inclusionary zoning". Support using city -owned land for the construction of affordable housing. Support and fund non-profit organizations who build new housing that people of varied income levels can afford. result, implementing inclusionary zoning would likely have little effect and may discourage development of multifamily buildings with 20 or more dwelling units. . 6 "Broaden the types of dwelling units allowed by Ashland development code" was initially considered as a strategy in this HPS. After discussion with city staff, it was removed as a strategy because it was determined that the barrier to these alternative building types is not Ashland code but state building code requirements. ECONorthwest Ashland Housing Production Strategy 10 The structure of this report is organized as follows: Chapter 2. Contextualizing Housing Need summarizes the findings about housing need in Ashland, with a focus on housing need at varying income levels and housing needs of specific groups of people. Chapter 3. Actions to Meet Future Housing Need presents the proposed policies and actions to meet the housing need described in Chapter 2. Chapter 4. Evaluation: Achieving Fair and Equitable Housing Outcomes presents an evaluation of the HPS through considerations of the location of housing, Fair Housing, housing choice, and other factors. Appendix A. Contextualizing Ashland's Housing Needs presents the data and analysis necessary to understand Ashland's housing needs in more detail. Appendix B. Trends in Gentrification and Displacement Risk presents an analysis of trends in gentrification and displacement risk developed for Ashland as part of the HPS. ECONorthwest Ashland Housing Production Strategy 11 2. Unmet Housing Need in Ashtand The Ashland Housing Capacity Analysis (HCA) describes the housing needs of current and future residents of Ashland based on some demographic and socioeconomic characteristics, such as age and income. It does not provide detailed data about housing needs for other demographic characteristics, such as race, ethnicity, people with a disability, or people experiencing homelessness. This chapter provides additional information about the housing needs by income, age, race, ethnicity, disability and for people experiencing homelessness. It uses standard sources of information from the U.S. Census. It adds information from other sources, such as Oregon's Housing and Community Services Department, the United States Department of Housing and Urban Development, Costar, and the City of Ashland. This chapter meets the HPS requirement to further contextualize housing need, beyond what the HNA provided. This chapter presents a description of the housing needs that the Housing Production Strategy is intended to address, as well as existing policies to address Ashland's housing needs. It ends with a summary of the existing and expected barriers to development of needed housing. ECONorthwest Ashland Housing Production Strategy 12 This section describes Ashland's housing needs based on data gathered in the Ashland Housing Needs Analysis report, household income shown in Exhibit 8 and on additional analysis of unmet 'housing needs for underserved groups (based on analysis in Appendix A). Across Oregon, developers have been able to build some types of housing without need for public intervention, such as single unit detached housing that is affordable to people with higher incomes. However, many low- and middle -income houses have unmet housing needs because the market has been unable to keep up with their needs. The HPS focuses on actions that ensure that developers can produce housing for low- and middle -income households. Housing at this part of the income spectrum, and housing that meets the special needs of specific groups, usually requires public intervention. Defining Median Family Income The Housing Production Strategy is intended to develop policies and actions that address Ashland's housing needs. Throughout this report, we discuss housing affordability based on Median Family Income (MFI) that is defined by the U.S. Department of Housing and Urban Services (HUD) for Jackson County for a household of four people. The terms used to describe housing affordability by income group are: Im Extremely Low Income: Less than 30% MFI or $21,900 or less for a household of four ® Very -Low Income: 30% to 50% of MFI or $21,900 to $36,600 for a household of four ® Low Income: 50% to 80% of MFI or $36,600 to $58,500 fora household of four ® Middle Income: 80% to 120% of MFI or $58,500 to $87,700 for a household of four ® High Income: 120% of MFI or more $87,700 or more for a household of four ECONorthwest Ashland Housing Production Strategy 13 Over one-third of Ashland households earn less than 50% MR. Exhibit 8 shows that 36% of Ashland's households had incomes less than 50% of Median Family Income (MFI) ($36,600) and cannot afford a two -bedroom apartment at Jackson County's Fair Market Rent (FMR) of $1,195 in 2022. Exhibit 8. Share of Households by Median Family Income (MFI) for Jackson County ($73,100), for a household of four, Ashland, 2021 Source: Analysis by ECONorthwest; U.S. Department of HUD, Jackson County, 2021. U.S. Census Bureau, 2015-2019 ACS Table 19001. 40% 30% 20% 10% 0% 2,044 HH 1,528 HH 21% 15% Extremely Low Very Low Income Income (30-50% of MFI) (<30% of MR) $21.9k - $36.6k <$21.9k 1,467 HH Low Income Middle Income (50-80% of MR) (80-190% of MFI) $36.6k - $58.5k $58.5k - $87-7k 3,185 HH High Income (>120% of MR) > $87.7k The actual income thresholds vary in MFI based on household size. For example, a household of one person with an income of 80% of MFI has an income of $40,940 compared to the income for a household of four ($58,480) or a household of six people ($67,855). The housing needs for a single person are also different than those of a household of four people or six people. Throughout this document, we use the income for a household of four to illustrate housing needs, but MFI varies by household size, as does the size and other characteristics of housing need. ECONorthwest Ashland Housing Production Strategy 14 Exhibit 9 Median Family Income and housing affordability by Household size, Jackson County (Medford -Ash land K4SA).2O21 Source: Analysis by ECONorthwest; U.S. Department of HUD, Jackson County, 2021. ( Affordable Monthly Housing Cost $ 384 $ 768 $ 1,823 $ 1_279 $ 1.535 � Annual Income $ 17'544 $ 35'106 $ 46'790 $ 58.480 $ 70'176 � Affordable Monthly $ 439 $ 878 $ 1,170 $ 1,462 $ 1'754 4-people Annual Income $ 21930 $ 43.860 $ 58.480 $ 73.100 $ 87.720 Affordable Month `6-people Annual |nooma $2KQOG $ 50'890 $ 67.055 $ 84'786 $ 101,755 Affordable Monthly $ 673 $ 1'272 $ 1.698 $ 2.120 $ 2'544 MaOVhOUseho|d5 in Ashland pay more than 30%Qftheir income for housing. AhounehoWisdefined ax Because the local market cannot iocouze-ceatr �teci " -` costburdened if their subsidized affordable housing (housing affordable ui6O% or less ofMFT) housing costs exceed 30% oftheir gross income. A atau£fcieutIevela-oodbeuooeuitcaoaotofteoprodouelonv household that spends 5O% income/workforce housing (housing affordable ut6O%to8O%olMFA ormore oftheir gross income onhousing costs ix without subsidy, many households bnAshland are cost burdened. said tobeseveneiycost burdened. Low-income households have few options for either homeownership or rental. units. Housing costs for both rental and ownership units are much higher than Fewer than one -quarter of many residents can afford. Exhibit IOshows financially attainable Ashland's households have housing costs for households across the income spectrum ioJackson income sufficient to afford housing sales prices County. For example, abooaebold earning median family income in in yshiand. About one- Taokmom(�mootr/ebout�73,1OO�eryeur\rcona£foc�u0000tblvrentuf thirds «fAshland ' ' ` ' ' households are unable to about $1,03Oozahome roughly valued between $256,OOOand $292,OOO afford the average asking without cost burd i »theonaelvea. rent inAshland without - cost burden. rNote that M,dianFamily Income for the region isdifferent than Median Household Income OMD0for Ashland (see Exhibit 27). MFIisdetermined byRUE) for each metropolitan area and non -metropolitan county. It is adjusted by fnouUy size -inthat, 10O%MyIisadjusted for afamily o[four. 8 A household is considered cost burdened if they spend more than 30% of their gross income on housing costs, a standard set by the U.S. Department of Housing and Urban Services to measure housing affordability, ECONorthwest Ashland Housing Production Strategy 15 In Ashland, ohousehold would need toearn utleast $I4000O(1g2%ofYV[PIfor u family of four) toafford the median sales price ofuhome inAshland, usshown bnExhibit 52.»Rent costs are comparatively more affordable but still pose abarrier to finding affordable housing for many households. A household would need to earn about $62,000 (85% of MFI for a household of four) to afford the average asking rent of an apartment ($1,550 per month)." Exhibit 10. Financially Attainable Housing, by Median Family Income (MFI) for Jackson County (Medford -Ash land MSA) ($73'100).Ash|end' 2021 Source: U.S. Department of Housing and Urban Development, Jackson County, 2021. Oregon Employment Department. vyith higher mortgage interest rates in 2022 and into 2023,ahousehold may need mhave higher income mafford the median home sales price. mCMPReal Estate Services, Inc.,December 2020 ECONorthwest Ashland Housing Production Strategy 16 Ashland is forecast to grow by 858 new dwelling units between 2021 and 2041. Ashland's Housing Needs Analysis projects that the City will grow by 858 new dwelling units between 2021 and 2041 to accommodate new population growth. These dwelling units will need to be available at a variety of income levels. Assuming future residents of Ashland have an income distribution that is the same as existing residents,. about a third of new housing will need to be for those with very low or extremely low incomes (below 50% MFI).1112 Exhibit 11. Ashland's Future Households by Income, 2021 to 204:1 Source: U.S. Census Bureau, 2015-2019 ACS 5-year estimate, Table B19001, U.S. Department of HUD 2021 MR, and PSU's Population Forecast, 2021 to 2041 as found in Ashland's Housing Needs Analysis. Note: Median Family Income (MFI) is estimated for a household of 4. 3,500 WKE 2,500 2,222 HH 2,000 1,500 1,000 500 3,462 HH 1,661 HH 1,799 HH 11594 HH 0— 72 W-W Extremely Low Very Low Income Low Income (50- Middle Income (80- High Income Income(<30%of (30-50%ofless of 80% of MR) 120% of MR) (>120% of MR) MFI) MR) m Current Households o New Households through 2041 11 Given the fact that incomes have grown at a relatively slow pace over the last two decades in comparison to housing costs (especially home sales prices) this may be a conservative assumption about the future affordability of housing. 12 The H]PS does not anticipate building new units for all existing households in Ashland that have problems affording housing costs. But the HPS does propose actions to stabilize the housing costs of existing lower income households and may result in development of housing that is more affordable to these households, enabling them to stay in Ashland. Information about lower income households and cost burden for existing households illustrates the existing housing need in Ashland. ECONorthwest Ashland Housing Production Strategy 17 Housing Needs for Extremely Low Income (Less than 50% MR) Households What we know about the need: Within this income range, Ashland has housing need of: New households: 311 (from 2021-2041) Existing households: 3,572 What can they afford? Rents (including basic utility costs) of not more than $920 per month. IN A household would need to earn $62,000 to afford average multi -unit rent of $1,550 (about 83% of MFl for a household of four). Households with incomes of less than 50% of MF1 cannot afford this rent. What will it take to meet their needs? A combination of preserving existing income -restricted affordable housing and development of new income -restricted affordable housing. Development of income -restricted affordable housing typically requires extensive subsidy, with funding from state and federal sources, in addition to any support from the city and other partners. Housing Needs for Low Income (50-80% MR) Households What we know about the need: Within this income range, Ashland has housing need of: 0 New households: 127 (from 2021-2041) N Existing households: 1,462 What can they afford? Rents (including basic utility costs) of between $920 to $1,460 per month. A household would need to earn $62,000 to afford average multi -unit rent of $1,550 (about 85% of MFl for a household of four). These households cannot afford this rent. ® Households with this income range are likely to live in rental housing predominantly. What will it take to meet their needs?A combination of preserving existing "naturally occurring affordable housing" and development of new income -restricted affordable housing in this price range. Some households in this income range may need rent assistance, such as a Housing Choice Voucher. Development of new housing affordable in this price range generally requires some subsidy or public support, such as tax exemptions, government funding (typically federal, state, or county, with some level of local contribution being critical) reduced systems development charges, low -interest loans, philanthropic contributions, or other financial support. Funding for rental housing affordable at 60% to 80% of MFl is scarce. Homeownership opportunities for this income range will likely be related to housing developed by nonprofit organizations, possibly with some subsidy, such as through a community land trust. Housing Needs for Middle Income (80-120% MR) Households What we know about the need: Within this income range, Ashland has housing need of: ® New households: 144 (from 2021-2041) ® Existing households: 1,655 What can they afford? Rents (including basic utility costs) of between $1,460 to $2,190 per month. ECONorthwest Ashland Housing Production Strategy 18 For the most part, these households can afford rents higher than the asking rents for a two -bedroom unit of about $1,550. However, households in this range cannot afford the median home sales price in Ashland of $549,000. Some households with income in the higher part of this range are likely to live in rental housing and some may be homeowners, especially people who have owned their home for years. Households with incomes in this income range are likely need assistance in attaining homeownership. What will it take to meet their needs? Development of rental housing (without subsidy from local or state government) and lower cost housing for homeownership. Some homeownership opportunities for this income range will likely be related to housing developed by nonprofit organizations, possible with some subsidy, such as land banking or a community land trust. Housing Needs of People of, Color What we know about the need: POC are more likely to rent their homes and to live in multifamily housing (except Asian) than the overall average in Ashland. POC in general are cost burdened more frequently than the average household. However, in Ashland the difference in cost burden rates for POC is smaller than in many of Oregon's communities. Part of the reason for this may be the small population of POC in Ashland.13 About .7% of Ashland's population identified as non -Hispanic Black, Asian, two or more races, or another race. About 7% of Ashland's population identified as Latino (any race). What will it take to meet their needs? Addressing the affordability issues, discussed above, as well as ensuring that people of color have access to housing without discrimination. This will require increasing awareness of Fair Housing rules for property owners and managers, tenants, City decision makers, and City staff. It will also require careful decision making to change policies that have created barriers to access housing by people of color. 13 People of Color includes Black, Latino, American Indian or Alaska Native, Asian, Native Hawaiian and Pacific Islanders, and people of another or multiple races. These categories were combined due to limited data availability. ECONorthwest Ashland Housing Production Strategy 19 Housing Need of People with Disabilities What we know about the need: The Census reports that about 10% of Ashland's population have one or more disability, such as ambulatory, vision, hearing, cognitive, self -care, or independent living disabilities. What will it take to meet their needs? Addressing the affordability issues, discussed above, as well as ensuring that people with disabilities have access to housing that addresses their disability and that they have access to housing without discrimination. This will require increasing awareness of Fair Housing rules for property owners and managers, tenants, City decision makers, and Disabilities include those that are visible, such as ambulatory or vision disabilities, and those that are not readily apparent, such as self - care, independent living, or cognitive disabilities. Other conditions may require special accommodations, such as disabling diseases or mental health conditions. City staff. It will also require approaches that encourage development of housing with specialized design standards to accommodate special needs. Housing Need of People Experiencing Homelessness What we know about the need: There are approximately 831 people experiencing homelessness in Jackson County in 2021. In addition, 125 students in the Ashland School Districts experienced homelessness. The number of people experiencing homelessness in Ashland is not clearly known. In part, this is because people experiencing homelessness may move between neighboring cities. What will it take to meet their needs? Strategies will range from emergency assistance (including rent and utility assistance), permanent supportive housing (including supportive housing with services), and improved access to an affordable unit (as discussed above). ECONorthwest Ashland Housing Production Strategy 20 Stakeholder Engagement about Housing Needs Conducted Before Development of the HPS Since 2017, the City of Ashland has undertaken several strategic planning document updates and policy changes which required public engagement processes and community input. Housing Element Update — From 2017 to 2019 the City undertook an update of the Housing Element of the Comprehensive Plan. This process included a community forum and an online questionnaire as well as several public hearings. 5-Year Consolidated Plan — In 2020, the City updated the 5-year Consolidated Plan for the use of Community Development Block Grant funds. This included an online questionnaire, individual stakeholder interviews and three public hearings. Annual Rent Burden Public Forums — Since 2018 the City has been holding annual rent burden public forums in accordance with HB 4006. Housing Capacity Analysis — From 2020-2021 the City worked with a consultant to complete an updated Housing Capacity Analysis which involved a subcommittee comprised of Ashland citizens, developers, land use professionals, and other community stakeholders, as well as several public hearings. Middle Housing Code Update — In 2021, the City developed new code language to establish a middle housing code in accordance with H132001. This process took place between 2020-2021 and included several public hearings and a Development Round Table meeting. Affordable Housing Program resolution and ordinance review and update — Lastly, the City undertook a review and update of the resolution and ordinance that governs the City of Ashland Affordable Housing Program. This process included targeted public meetings with homeowners and affordable and private market housing developers as well as several public hearings before the Housing and Human Services Advisory Committee, the Planning Commission, and the City Council. Summary of Public Feedback Themes from Recent Community Engagement Activities (The bulleted items below include issues regularly raised by members of the public regarding needed housing and suggested policies and actions the City could explore to assist in the production of needed housing.) Increase density, rezone land to ensure more multi -family zoned land/higher density zoned land, promote infill over sprawl, but only where appropriate (not in historic districts or next to existing single-family neighborhoods). City Planning policies should allow for more flexibility in housing type and design. More innovative alternative housing types should be allowed such as container houses, tiny houses, micro cottages. Similarly, more diversity of development and household types should be allowed, co-ops, co -housing, tiny house villages, mixed ECONorthwest Ashland Housing Production Strategy 21 use/commercial/residential, multi -generational households/seniors renting rooms in their homes to students, and Single Room Occupancy/boarding house type households. Need larger houses/units to attract families with children, but also need smaller units for the existing population of seniors and students. Need for more affordable housing for both rental and ownership. This is a highly prioritized need. Cost and availability of housing are consistently identified as problem areas and are prioritized for policy solutions/city support. The City should support alignment with the Ashland Climate and Energy Action Plan (CEAP) policies. Parks, outdoor recreation, and preservation of and access to natural areas are a high priority for the Ashland community. Eco-friendly/green housing developments, less reliance on cars, more alternative transportation friendly developments are highly prioritized. City should reduce parking requirements, plan for more innovative, alternative transportation options. IN Cost of public infrastructure is a barrier to development. City processes can be a barrier to development. The City needs to provide more information/resources to help the public learn about City incentives and processes for housing development/ARUs/annexations. ECONorthwest Ashland Housing Production Strategy 22 III WIT21 I MIT qRFEWIMMM This section lists existing measures that Ashland's has implemented to support housing development and presents preliminary draft measures (or policies or strategies) that may be included in the HPS. The City of Ashland has the following housing measures (or policies or strategies) currently in place to address Ashland housing needs: INEIMIMMUMNIMEEM ME= Allow Middle Housing Ashland allows Duplexes and Accessory Residential Units wherever a single-family types (Duplexes, dwelling unit is permitted per the requirements of HB2001-. Code amendments were Cottage housing, enacted in June 2021. Townhomes, Row Ashland adopted cottage housing ordinance in November 2017 which allows cottage Houses, and Tri- and housing developments within single family zones. Following adoption Ashland has Quad-Plexes) in low approved a number of cottage housing developments. density zones Allow Middle Housing Ashland's cottage housing ordinance allows cottage housing developments in the R- types in medium 1-5 and R-1-7.5 zones on lots that are greater than 1.5 times the minimum lot size density zones for the zone. Cottage Housing developments can be between 3 to 12 units depending on lot size. Tri- and Quad-Plexes Townhomes, Row Houses, Stacked Townhouses are permissible in Ashland's Medium Density zone (R-2), and Townhomes are further permitted in the R-1-3.5 zone or other residential zones (R-1-5, R-1-7.5, R-1-10) through planned unit developments. Allow Stacked Stacked townhomes, condominiums, garden apartments and larger -scale Townhouses, Garden apartments are permitted in R-2 and R-3 zones. However due to small lot sizes of Apartments, and vacant/partially vacant properties available in these zones, larger scale apartments larger -scale are not often achievable given existing lot sizes, height limitations, and density Apartments in high allowances. density zones Allow Live -Work Live -work housing and mixed -development would be a permitted use within housing or Mixed -use commercial zones although not specifically listed in the allowable use table for either housing in commercial or residential zones. Home Occupations are special permitted in all commercial zones zoning designations except for industrial (M-1). Current Actiori A private developer is presently working on a legislative proposal to amend the Croman Mill Masterplan which would include live -work housing and mixed -use development. The amended masterplan, as presently being developed, is intended to focus on providing more flexibility in providing both residential and commercial uses than does the existing zoning. Allow small or "tiny" Small, or tiny, units that are built on a foundation are permitted in Ashland and have homes been developed as Accessory Residential Units. Tiny homes on wheels would have to be in an RV park, and there are thus limited opportunities for their placement in Ashland. Allow Small Planned Unit Developments in all SFR and MFR zones will allow for small lots (up to Residential Lots zero lot line and no minimum lot size) at allowable Densities for the zone. Additionally, cottage housing developments in SFR zones (R-1-5 & R-1-7.5) allow lots ECONorthwest Ashland Housing Production Strategy 23 smaller than the minimum lot size for the zone in conjunction with common open space. Ashland's R-1-3.5 zone has a minimum lot size of 3,500 SF. Current Action: Middle Housing legislation (State) will allow expedited land divisions of middle housing (Duplexes) to enable independent lots smaller than the minimum lot sizes within the zone (July 2022) Mandate Maximum Ashland does not have a maximum lot size or minimum density requirement in Lot Sizes Single Family Residential zones, although market development typically maximizes the number of units provided. In cases where lot sizes are proposed that exceed the minimum lot size it is often in response to physical or environmental constraints that limit the buildable portion of a site (e.g. steep slopes, floodplains, wetlands and riparian areas) Mandate Minimum Minimum Density requirements (80% base density) are in place in multifamily Residential Densities residential zones (R-2 and R-3) on lots large enough to accommodate 3 or more u nits. Minimum densities and are required of any residential annexation equal to 90% Base Density exclusive of environmentally constrained lands. Increase Allowable Ashland recently removed the maximum residential densities within the Transit Residential Densities Triangle Overlay area (Ashland Street, portions of Siskiyou Blvd, and Tolman Creek Road). A form -based approach is used where limitations on height, lot coverage, and setback requirements create the 3D envelope in which units can be developed. This allows for many smaller units within the same space when compared to a base density approach which can produce fewer, large apartments or condominiums. Current Action: Draft Ordinance removing maximum residential densities in E-1, C-1 and C-1-D zones for mixed -use development has been reviewed and recommended for approval by the Planning Commission. The City Council is expected to review revisions to the draft ordinance this year. Allow Clustered Ashland permits Planned Unit Developments in SFR and MFR zones which allows Residential clustering of units and transfer of density from naturally constrained areas to the Development developable portion of the site. Re -designate or Rezoning land in Ashland is not a common practice. The City has implemented a rezone land for number of master planning efforts (Nor * mal Neighborhood, North Mountain Plan, housing Croman Mill District) which have identified lands to be developed as multifamily or mixed -use development. Individual property owners have requested and received rezoning of their properties to multifamily zones for specific development proposals. However, there has not been an effort to examine vacant low density and employment properties within the City Limits as candidates for a comprehensive plan and zone change to increase the supply of multifamily zoned properties. Current Action(s): A Draft Ordinance which would allow an increased allowance for ground floor residential in employment zoned lands (E-1, C-1) for mixed -use development has been reviewed and recommended for approval by the Planning Commission. The City Council is expected to review the draft ordinance this year. A private developer is presently working on a legislative proposal to amend the Croman Mill Masterplan which would include rezoningthe district to allow for a variety of housing types on la.nds currently zoned for commercial, employment, and industrial uses. Transit Triangle Implements recommendations of an infill strategy to promote more housing within Overlay an area surrounding the bus route in the southeastern part of Ashland that circulates (Ordinances 3166, on Ashland St., Tolman Creek Rd., and Siskiyou Blvd. The approved Ordinance 3167,3168) creates a Zoning Overlay, known as the Transit Triangle, that allows for a reduced amount of required commercial or employment uses from 65% to 35% of the ground floor in mixed -use buildings, a reduced parking requirement for small units, ECONorthwest Ashland Housing Production Strategy 24 (adopted: December elimination of housing density maximums, and a requirement to provide rental 2020) housing in exchange for utilizing the optional Transit Triangle Overlay provisions. Middle Housing Ordinance Amendments to the duplex and accessory residential unit (ARU) Ordinance standards to meet the requirements of new state laws and administrative rules amendments included in House Bill (HB) 2001 from the 80th Oregon Legislative Assembly, 2019 (Ordinance 3199) Regular Legislative Session. The primary changes to the land use code for duplexes (adopted 6/2021) are that duplexes are permitted in all residential zones including the single-family zones, are required to have two on -site parking spaces, and the approval process requires a building permit prior to construction or conversion of an existing structure, The primary changes to the land use code for ARUs are that ARUs do not require on - site parking spaces and the approval process requires a building permit prior to construction or conversion of an existing structure Cottage Housing The Cottage Housing Ordinance adopted allows cottage housing in single family Standards (Ordinance residential zones (R-1-5, R-1-7.5, and NN-1-5 ) and established the following 3147) provisions: (adopted 11/2017) A minimum of 3, and a maximum of 12, cottages can be provided in a cottage housing development depending on lot size. Im Cottages shall be no larger than 1000sq.ft., and at least 75% of the cottages shall be less than 800sq.ft. The parking requirements for cottage housing units was reduced to be as follows: Units less than 800 sq. ft. - I space/unit; Units greater than 800 square feet and less than 1000 square feet -1.5 spaces/unit. Reduce Regulatory Impediments Reduced Parking Requirements Ashland provides parking reductions for small units city-wide (one space per unit for units 500 SF or less). Within the Transit Triangle Overlay parking requirements are reduced to one space per unit for units 800 SF or less. Cottages of 800 SF or less within approved cottage housing developments require one space per unit. Many parking credits may beallocated toprojects including: � Off-street parking credit (1for 1) for each on -street space along the property's frontage; � joint use and mixed -use development credits (sharing the same space between acommercial use and residential use when demonstrated their time ofuse isnot inconf|ioU; � off -site shared parking; = transit facilities credit; = Transportation Demand Management plan implementation. Reduce Street Width Ashland has long implemented a "Narrow Street" standard through the Street Standards Standards and Transportation System Plan. The narrow street and interconnected grid pattern promoted by Ashland's Street Standards both reduces development costs associated with new streets in subdivisions and retains developable land are for new housing, Encourage Mixed use projects are permitted and encouraged inAshland Commercial, and multifamily Employment zoned. residential ECONorthwest Ashland Housing Production Strategy 25 Financial Incentives Reduced /Waived Building Permit fee, Planning fees, or SDCs Programs that reduce various development fees as an incentive to induce qualifying types ofdevelopment orbuilding features. Ashland waives ordefers 10O96ofSystem Development Charges including Parks, Transportation, Water, Sewer and Storm Water SDCs for qualified affordable housing units targeted to households earning 80% AMI or less and meeting the rent or sale requirements of the Ashland Housing Program. Ashland waives Community Development Fees, and Engineering Services fees for voluntarily provided affordable housing units that remain affordable for GOyears. Affordable ownership units that leave the program after 30 years, but less than 60 years, must repay a prorated amount of SDCs, Community Development Fees, and Engineering Services Fees that were deferred. Scaling'SDCs to Unit Cities often charge a set SDC per dwelling unit, chargingthe same SDCs for large Size single-family detached units as for small single-family detached units or accessory dwelling units. Ashland's SDC methodology charges 50% of the calculated per unit SDC amount for units less than 500sq.ft., and 75% of the calculated per unit SDC amountfor units between 500 and 800sq.ft. Thus, smaller units pay proportionately less SDCs for Transportation, Parks, and Sewer and Water compared to full size units due to their potential for smaller household sizes and commensurate impacts. Storm Water SDCs are based on lot coverage and thus, smaller units have lower Storm Water Provide Density Ashland has four density bonuses, one of which is for development of affordable Bonusesto housing at higher densities and another for energy -efficient housing. Developers = Affordable housing projects meeting eligibility requirements (including rental orownership housing affordable tohouseholds aL8O%orless ofAM|for a min. of3Oyears) receive adensity bonus oftwo units for each affordable unit provided, uptoamax. ofa35Y6increase indensity. " The max. density bonus inclusive of other bonuses (open space, conservation) can be 60% over the base density within the zone. ECONorthwest Ashland Housing Production Strategy 26 � Ashland's Cottage Housing Development ordinance effectively provides a doubling ofthe allowable density inthe zone for provision ofthe small cottage housing units. Ashland classifies small units, of 500 SF or less, as only 75% of a unit for the purposes of density calculations. A greater number of small units can be developed within existing density allowances without employing a density bonus. SDC Deferral Establishes the terms of affordability and recapture provisions for deferred fees and Resolution charges for qualified affordable ownership units and affordable rental units that (Resolution 2020-24) remain in the affordable housing program for at least 30 years. (adopted 2020) Vertical Housing Tax A Vertical Housing Development Zone has been established for designated Credit Commercially zoned properties within the Transit Triangle to promote the (adopted 12/2020) development of mixed -use projects that incorporate multiple floors of housing. SDC Financing Ashland amended the SDC collection of charge provisions in 2019 within the Credits Ashland Municipal Code (4.20.090). These amendments allow SDCs to be paid over a 10-year period in semi-annual installments. A one-year installment loan shall not be subject to an annual interest rate provided all charges are paid prior to the City's issuance of the Certificate of Occupancy, time of sale, or withing one year of when the charge was imposed, whichever comes first. For installments that exceed one year, repayment interest on the unpaid balance at annual rate of six percent (6%) is assessed for a five-year installment loan or seven percent (7%) for a 10-year installment loan. Financial resources CDBG Ashland is a direct Community Development Block Grant (CDBG) entitlem;7' community and receives HUD allocations of approx. $175,000/year. The 5-year Consolidated Plan for use of CDBG funds prioritizes capital restricted CDBG funds toward affordable housing and shelter and 15% of the award is typically provided to service providers benefiting extremely low-income individuals. General Fund Grants Ashland's Affordable Housing Trust Fund is part of the General Fund and is used to orLoans support the development of affordable housing. The City has not issued a bond to generate revenue for affordable housing Transient Lodging Tax Ashland collects Transient Occupancy Taxes (TOT), and applies them toward tourism (TILT) related activities, economic development grants, and social service grants annually in accordance to the restricted/u n restricted use parameters. Fees or Other Ashland has an Affordable Housing Trust Fund, and the City Council has dedicated Dedicated Revenue Marijuana Tax revenue (up to $100,000 annually) to support the AHTF through the annual budgeting process. Local Improvement Ashland has utilized LIDs for specific public improvement projects within the City, District (LID) which has enabled a group of property owners to share the cost of a project or infrastructural improvement on a pro-rata basis, where the City contributes the majority of the costs of public improvements. ECONorthwest Ashland Housing Production Strategy 27 Reimbursement Ashland's municipal code (1-3.30,0150) was amended in 2010 toenable a District developer to request the City establish a Reimbursement District to collect public improvement costs that exceed those attributable to service the property owned by the applicant. Examples of excess costs include (but are not limited to): Full -street improvements instead of half street improvements; Off -site sidewalks; Connection of street sections for continuity; Extension of water lines; and Extension of sewer lines To date, no Reimbursement District has been requested or formed. Tax Exemption and Abatement Vertical Housing Tax OnDecember 15.2020.Ashland passed aVertical Housing Tax Credit and Abatement (Locally designated Commercially zoned properties within the Transit Triangle overlay area ae Enabled and aneligible Vertical Housing Development Zone. Managed) � Land Trusts A land trust is typically a nonprofit organization that owns land and sells or leases the housing onthe land toincome-qualified buyers. There are 49 units within Ashland that are operated under the land Trust model. The Ashland Community Land Trust operated in Ashland from 2000 until 2015 when the non-profit organization formally dissolved. And transferred their 18 affordable land trusted housing units toACCESS Inc. Rogue Valley Community Development Corporation developed 31 units under the land trust model which were transferred to NnighbohNorks Umpqua for administration. Public Land Ashland has dedicated surplus City property for the development of affordable housing or Disposition sold surplus City property and directed the proceeds into the Ashland Housing Trust Fund to support affordable housing development. Current Action: The City of Ashland is presently evaluating the disposition of surplus property, as well offering the air rights above a city owned parking lot to develop needed housing. Affordable and workforce housing providers will be extended the opportunity to respond to any Request for Proposals or purchase/sale solicitation efforts. Parcel Parcel assembly involves the city's ability to purchase lands for the purpose of land Assembly aggregation or site assembly The City has experience acquiring property for the future development of affordable housing, having acquired 10 acres on Clay Street in cooperation with the Housing Authority of Jackson County. Over the last decade this property provided a location for 120 units of affordable housing. The City typically relies on affordable housing partners to identify property for a proposed development and has provided financial assistance (CDBG or Affordable Housing Trust Fund (AHTF) to assist in acquisition. Most recently the City helped purchase a parcel using AHTF for Columbia Care to develop a 30-unit affordable housing project ECONorthwest Ashland Housing Production Strategy 28 Requirements Preserving Condominium An Ordinance establishing that conversion of existing rental units into for -purchase Conversion units (Condominium Conversions) requires that half of the units in an existing Ordinance apartment complex are to be retained as rentals upon conversion in the event any relief from current land use requirements is requested. In the event the applicant chooses to convert all the apartments in a complex into for purchase housing, the ordinance establishes a requirement that 25%ofthe total number of units | bedesignated asaffordable ownership housing. EM Comprehensive Plan Housing Element (adop1od2O1A) Tenant Rights (Ordinance 2939) In 2O19the City ofAshland rewrote the entirety ofthe Housing Element ofthe Comprehensive Plan. The Housing Element sets forth general goals and policies which provide guidance for Ashland's growth and development over time. The adopted Housing Element includes Goals and Policies under four main categories: E Diversity of Housing Types � Production and Preservation ofAffordable Housing Environmental Stewardship and Sustainability = Data, Inventories, Projections and Permitting An Ordinance establishing Chapter 10.1-15 of the AMC which provides for Tenant Rights and relocation benefits for residents facingdisplacement due to condominium conversions. ECONorthwest Ashland Housing Production Strategy 29 Existing and Expected Barriers to Development of Needed Housing The barriers to development of needed housing in Ashland include: ■ Having enough development -ready land for the next 5 years. While the Ashland HCA shows that there is enough land within the UGB to meet housing needs over the next 20 years, land in the UGB is not necessarily development ready. Land requires the full suite of backbone services (water, wastewater, transportation) before it is development ready. The cost of building out infrastructure is increasing. Additionally, the annexation process in Ashland can be a lengthy and uncertain process, which adds cost and risk to development. Inclusionary zoning requirements for residential amiexations; add further cost to greenfield development. These factors affect the short-term availability of land to meet immediate housing needs. ■ Zoning limitations for higher density housing. Density, height and lot coverage limitations in R-2 and R-3 zones are barriers to higher density residential development. Stacked townhomes, condominiums, garden apartments and larger -scale apartments are permitted in R-2 and R-3 zones. However, due to small lot sizes of vacant/partially vacant properties available in these zones, larger scale apartments are not often achievable given existing lot sizes, height limitations, and density allowances. Additionally, the Ashland HCA shows there are only 11.7 acres of net buildable land in the City's R-3. These factors limit the number of units that can be built in the City's higher density residential zones ■ Land for development of regulated affordable housing. Land for development of regulated, income -restricted affordable housing is scarce. Building income -restricted housing (i.e., housing that is affordable at 60% or less of MFI) requires land.that is affordable, allows multi -unit development, and in an appropriate location. The locations best suited for development of affordable income -restricted housing are areas with access to transit, near services (both social services and other services), and near jobs (or with easy access to jobs). Land in these locations is often higher -cost and may not currently be zoned to allow multi -unit housing. ■ Funding and resources to support development of income -restricted affordable housing. Developing income -restricted housing for households with incomes below 60% of MFI generally requires federal, state, and local subsidy so that it can cover the costs of development and operations with restricted rents. One of the key barriers to development of income -restricted affordable housing is identifying sufficient funding to support its development. A city's options for funding affordable housing development include direct funding (i.e., monetary contributions for housing), contributions of land, and cost reductions (e.g., tax abatements or waiving fees). ■ Funding and resources to support development of housing affordable to middle - income households. Developing new housing affordable to households with incomes of ECONorthwest Ashland Housing Production Strategy 30 60% to 120% of MFI is often not financially feasible without subsidy. Federal and state funding is harder to access for building housing affordable in this income group. As a result, supporting development of housing affordable to middle -income households requires city intervention, such as removing zoning barriers to development of this type of housing and ensuring that infrastructure is available to support housing development, both of which are discussed above. In addition, cities can support development of this type of housing through direct funding (i.e., monetary contributions for housing), contributions of land, and cost reductions (e.g., tax abatements or waiving fees). Capacity of the development community to support development of needed housing. Capacity for development of housing includes developers willing and able to develop needed housing, nonprofits with the capacity to support development of affordable housing, and availability of skilled construction labor to do the housing development (or renovations). Each of these are potential barriers and can have different impacts on development of affordable housing. Capacity in the development community can include knowledge of navigating affordable housing financing and reporting requirements, knowledge of development of new or innovative housing projects, and capacity to take on new housing development. Capacity for nonprofits can be a combination of staff capacity for executing on projects and funding to support affordable housing projects. Lack of existing nonprofit capacity to support affordable housing development. There are no nonprofit organizations currently available to partner with Ashland on housing development, such as nonprofit organizations rumaing local land banks or land trusts. Partnering with local nonprofits that can support the City's broader goals around affordability could help improve access to a variety of housing types affordable at lower and middle incomes. A lack of nonprofit capacity to develop housing, as well as running programs that support the City's broader housing goals, can be a substantial barrier to developing affordable housing. ECONorthwest Ashland Housing Production Strategy 31 3. Actions to Meet Future Housing Need Most of the actions and funding tools discussed in this section can be used to meet housing needs at different income levels. This section describes how groupings of strategies, into initiatives, are necessary to work together to meet Ashland's housing needs, The City developed four initiatives that address key housing needs in the city. The initiatives comprise a set of potential city -led strategies, funding sources, and potential partnerships with other entities that help to achieve an overarching goal. By bundling strategies and funding sources, the City acknowledges that several strategies and partnerships are necessary to achieve the City's housing goals. Many of the actions and funding tools discussed in this project can be used to meet housing needs at different income levels. This section describes how groupings of actions, into initiatives, are work together to meet Ashland housing needs. The initiatives are: Encourage development of low- and moderate -income affordable rental housing. This initiative seeks to increase the housing options for unregulated rental households earning between 60% and 120% of MFI ($43,900 to $87,700). Identify additional funds to support the Affordable Housing Trust Fund Evaluate participating in or establishing a land bank. Evaluate opportunities to participate in a land trust. Implement the Multiple Unit Property Tax Exemption (MUPTE) to support multifamily or affordable housing Increase opportunities for affordable homeownership. This initiative seeks to increase the housing options for homeownership for households earning less 120% of MF1 (less than $87,700). Identify additional funds to support the Affordable Housing Trust Fund Maintain quality and support development of a new manufactured home park Evaluate participating in or establishing a land bank. Evaluate opportunities to participate in a land trust. Establish a Construction Excise Tax Encourage development of income -restricted affordable housing units. There are limited options available in Ashland that are affordable to households with income of ECONorthwest Ashland Housing Production Strategy 32 less than 60% of MFI ($43,900). This initiative supports development of housing affordable in this income group. Work with partners to support development of additional permanent supportive housing Establish a Construction Excise Tax Evaluate using Urban Renewal Evaluate participating in or establishing a land bank. Evaluate opportunities to participate in a land trust. Preserve existing of low- and moderate -income affordable housing. This initiative seeks to increase the housing options for households earning less than 120% of MFI (less than $87,700). Maintain quality and support development of a new manufactured home park Preserve and improve existing low-cost, unregulated, rental housing Identify additional funds to support the Affordable Housing Trust Fund ECONorthwest Ashland Housing Production Strategy 33 m 0 0 En 0 0 m C7) 0 z 0 4 :37 Z� (D U) 7 Fri CD M a) -0 c 1 0) m :3 a m 1 m cy m 0 C2. >< CD c cl 0 :�ECD < Cn 0 n 0 C < cn Q) - (D (D Q) M (D 77 (D o CD (D r+ C 77 E 0 3 c'n CD Z) :3 0 0 cl (D M CD 0' CD CD m * -0 sa < 0 cn cn M cn (D (D CD CD :,:5 0- 5. (� 0 ,< -0 -0-0 0- -n .0 (D CD 0 CD q c CD CD 0 (D 0 0 0 3 CD n CD cn. -U 0 ;41 2. .0 (n —.I cn M "a m CD = i a) 1 3 5' 0) > ID r+ CD E cD cn 1 0- m m 3 0- :31 cD m -, C) (D 071 0� < —F < n (D o CD (D (D (D 0 0 (/) >< Cl) _0 -3 cn C) 70 C: C Q) (D ol CD I. 0 0 r+ 1 I—T a) ! 0) q 7:;: -- r+ 0 cl - C.) (D 0 CD cn 0 < 0 77CD (n1 3 i WCD (D cn < CD CD < .0 --h � 1 N 1 m- < CD (D — 0 CD 0 CD 0 - :�z 0 - i 0 (D U) -0 CD (D cn 0 l< 0 1 CD CD -n cn. -0 cn cn CD CL Z-f 1 Cf) =5 7; 3 OL CD (D CD r+ N Z3 cl 0) (D E JMAMNMFI AMMOR El El —1 0 m 3 n 0 0 0 r C (n cn 0 zT (D ;::P U) =7 (D CD 0 -U 0 0 CL :3 (D cl) 23 ,.2 r+. -n 0) 0 > r+ Cn 0 0 n -h W Z7 (D One of the key limitations to implementing the actions in the HPS is the availability of funding. Funding is needed not only to build units, preserve affordable housing, and provide access to equitable housing, but also for staff time to implement the Plan. Identifying a set of realistic funding sources is necessary for achieving the vision of affordable housing in Ashland. A robust set of housing preservation and development programs requires funding sources that are dedicated toward these activities and that are stable and flexible. In addition to existing available funding options, the City will need to pursue new funding sources that can help fund its programs. Urban Renewal District. Freezes property tax accumulation in a designated Urban Renewal District until the Urban Renewal District expires or pays off bonds. The City could use Urban Renewal to support development of infrastructure necessary to support housing development. Construction Excise Tax (CET) Revenues. The allowed uses for CET funding, as defined by state statute, include: at least 50 percent must be used for developer incentives, up to four percent may be used to cover administrative costs, 15 percent goes to the Oregon Housing and Community Services for homeowner programs and up to 35 percent may be used flexibly for affordable housing programs, as defined by the jurisdiction. As part of establishing a CET in Ashland, the City will need to develop a plan for use of CET funds to support affordable housing development. Affordable Housing Trust Fund (AHTF). The AHTF provides direct financial resources to the development of affordable housing for low-income households. The HPS describes several potential avenues the City could pursue to identify additional funding sources for the AHTF, including a general obligation bond, construction excise tax, transfer of development density fees, transient occupancy tax, continuing the use of Marijuana tax funds, or providing one time contributions to the fund through bequests or the sale of surplus city property. ECONorthwest Ashland Housing Production Strategy Other Funding Sources Considered The City has a variety of other options for locally controlled funding sources that could support affordable housing. While this project did not include a robust funding analysis component, the project team discussed these funding sources with the Task Force. Exhibit 13. provides an overview of which funding sources advanced to the HPS. Exhibit 13. Funding Sources Evaluated Recommendation Revenue Source Rationale for Inclusion/Exclusion? for Inclusion in the HPS as an Action? Yes New Urban Renewal Could provide a stable, dedicated revenue source in an Area, if established area with limited existing infrastructure. Yes Use of CET funding, if Provides a funding source to support developer incentives, established affordable homeownership and affordable housing programs. No but staff will continue to Grants and State Funding Not included as an action but considered as a source of pursue funding for other housing strategies. No but the City will accept Private donations and Pursue as the City has staff capacity, without dedicated these gifts staff this is not likely to be a substantial source of funding Consider as a source of General Obligation Bond Requires voter approval and may be difficult to pass funding for the AHTF No New local option levy Requires voter approval, unlikely to pass No Increased lodging tax Only 30% increased revenue could go to housing; 70% dedicated to tourism promotion No Marijuana tax A portion of the proceeds from the City's portion of the State Marijuana Tax is already a long-term revenue source to fund the AHTF. No Increase Systems Does not provide a source of funding for development or Development Charges preservation of housing, No Increased utility fee Does not provide a source of funding for development or preservation of housing, No Increased building and Does not provide a source of funding for development or planning permit fees preservation of housing. No New business license fee May hinder local business development No New food and beverage The city passed this, but revenue was not allocated for tax housing. No New sales tax May not be politically feasible No New payroll/business May not be politically feasible income tax No New ticket tax May not be politically feasible No New real estate transfer Not legal in Oregon tax No New vacant/second Untested and possibly not legal in Oregon home tax ECONorthwest Ashland Housing Production Strategy 3 4O 75 > 0 by O 4i � 142 b-O 4.1 C V) U'i 41 b�O 72 bb 14, O 41 IN, btu 14, I > 1-2 bO > 10 W-4 M OR LO :4 ONX N N v m co B a ca o a) m a o Ar$ o. o o j -a _0 v v 0 0 0 a o MA i Maco 1tDto e:I N N N v �� v v f O O J v J a J a ! v c O a v O O N v p O- p -C) a O v v v ov C) O� �ag v o o O o O O � zs is � _ J ! J J J J J 0Q) O v KARM '. ir i vi � bb c�a c�a c�a M M tr v v v v v v � -0 � -o ( m 10 1 a a M O aco x v i� E a o o o o to a o a U) v �-r7-0 76 o (n Cn U) U) � a -- — - -- --- ff x X X X X X X U) o X X X X X X X X X �a X X u d X X X X X X X X X X X -o •o ovtfaj x N c :N v>vcvi DCIi0vc ' o' ta io a_oaom>o <F- Ov + o � q - - IN 7�c L' n o 1� to O o �_� X X �+Qo a NW ci a� ovo �cn 0—° c vw� v o �n o v o m' CL E— co v a a � CZ a)c bo ao v + o c o +U) m O �xn i 75 >=c a� aa+0o `- o c a ! a- = v c O : c a o c o no v tit) RS Q. .� v v W ±' Lo i <ll Q uNi -O c v O o o;v cn y ;a m o "� a'� c io a) a> iz E N-' � m c-a i— E a c 'S W v v .ua W o — — 0 P., O 0 O. -C S-- C). 0- 0 0 W a) 0 L WE Q) 0 0 0 "L co W Z mas >-a o cu a) Q) 0 0 w CL CO > E C: c 0 CU U) Z 0 E > cu 0 0 E o > > cu c -a (D O 0 cu Q) .2- < U) o 0 CL > M CL E 0 (Z C: ,E m 0 -0 (z 0CL (o C 0 (zO jz 2 (n =5 -0 — +- CO -0 (D r— :3 - Co 4- CQ (n :3 E > (p > 0 0 0 LU a) Lu co X m 9*1 E > a W'� O o o o > o 0 o a a o n 0 .0o Q a 0 0 I ! Q o � N a s c � .c o � co � I o � c .� � o o � •� � c o u) o m o .� i a a Q a> o o v a _0 a a. a- I a 0- c u0 o — � ( 70 N o .F .Q O u� 'n = f1 (6 (6 CO) U, ' 'M L.LI Q .� ) ate+ N c a <D oo oa ao QQ ! ic L) o o cn CL W U 0 E Q a a� n C O O N ''�.' O O o C o NE 0 _ O m.P Q o a Q m Q oo � CL = 33 >Qo o� > o w °(D omc oQ m o >o w n m aQfl i > a oo o ao QO Lu yw > wai O o a .oEan)°� o i D c c� > O a c c O O 4 N O ) 'a4 •� L O Q� > <6 Q cn O Q co O .� Q C6 0 'a0 W c 1 +� �!Q .� N W IN (�6 i� O �-�O :... 10, 7 70 N Q O N O N-0 O f E p I N >'�-+ O O (6 C 0 CD- CD � • U. C +-� O O E h3 Q- OL C�6 O uJ C O x G Q O O O M >'•- +� G m. ,>' m �. co w CL �Ju {6 O � .0 > Q U 0> Q c6 N '� k-- E d W N O,... W W 'y0--- Q I 00 DO c) (u 4u 1,3 cd (0) - � (U C) U�u C) cu 0 Cc) a) - 0 "Cl 4-1 4� 0 u ct � --q u u u cn U lc� O C� cz 4.1 bO 14. '" 0 6� � — o _6 65 o "I a) ca — � cn u rl U� -0 0 (U > b.0 CU a) 14, cz ct v ct W m 7s '41 bo ct 41 bO o Cl '41 4-1 CD ia. bJO r I ua m o(U C) (u 4-1 I U ul 14� ;z U'j u C) M u cz C� U -P W M A-1 U -1118 — ct 0 — U bJO C4 X CU cz cz ct (U > z 0 O a) E E 0 0 E • E ar. 75 co m oa 0 cL E oa 0 - if •tZ 4 cL w cL o 777- V, W cL o � (D L) 0 w cu 0 cl C: — cl m a)M E Z m CL Lo 0 0 0 :3 w z m 0 0- cu CL 0 ZD Q) 0 C)- E bn m r) Lu -0 0 W E :D M C cu cz 4� w CU cl co CU 4i 0 04.- 0 cu M CL cn CL Z3 .— +� -0 E r) 0 -0 E > 0 0 0 M 0 c3 C) cz U- >1 c 0 cy -0 >, 0) 0 �ao (D CL co Q) E M m CO a) 0 Co E z CL 0 E a) X 4- m 7-0 21 (n U) (n > Q) (D E a) UJ 4� > U) m co > > 0 0 -0 <D u) C > C 0 > x m :3 LU a) Li = -F < r) N UJ Q) E Q I C] C3 ❑ uj U: w I mol o E ® v a v —wo 5 ® � G O G C CL O C Aao rvr o W> @ @ 0 0 i > o o W t9 7 W O >O tLS O o CL bA C=`3 o @ Q LL 3 O O O U) in a LU -+ ai o C n O o c O o N cr- L a bA N O > m -0 3 4- c a o CL O o a N Q 3 >' bA o w o C6 '� 3 0 0 0 N : bb --+ Q� 0 0 3 .� O U .O .� U ;� ,0 - Q) m w M v Q v o Q n 0 0 o v_ o E p v a)> 3 N (n > The following actions are under consideration for inclusion iuthe fIPS.This section presents some information about each action. Dselected for inclusion in the HPS additional information will be included for each action. In Action A,weshow all of the information that will be included iothe HPS, with olmcehmlder*for information vvewill fill jolater. Rationale Land control is critical because costs make affordable housing development difficult or financially infeasible. Land banks support low- and moderate -income affordable housing development by reducing or eliminating land cost from development, increasing nonprofits' capacity to build affordable housing Description p 0o Through land banking, the City can provide a pipeline of land for future development and control the type of development that may occur on that land. The City could pursue land banking in five ways: • Designate city -owned land assurplus and contribute that land tothe |unU bank, eventually conveying that land to affordable housing developers for development of housing at agreed - on level of affordability, such as housing affordable below 80Y6 ofMF|. • Purchase properties for the purpose of building affordable housing and convey that land to affordable housing developers hnr development ofhousing atagreed-on level of affordability. • Accept land which isdedicated tothe City tosatisfy affordable housing requirements associated with annexations, zone changes, or other inclusionary housing standards. • Accept properties which are either donated to the City for the express purpose of providing for the development ofaffordable housing. " Provide funds to support land banking done by another organization, with the purpose of building affordable housing in the future. Land banking could be used as a strategy to increase housing for renters or homeownership. If used for rental housing. land banking would likely be used for income -restricted affordable housing. If used as a strategy to increase homeownership opportunities, then land banking would be used in conjunction with ecommunity land trust. _--y Role The City could have multiple roles for land banking, including: • Partner -led project with a nonprofit developer or land trust in which City contributes funds or land to the project. City can contribute land to support the affordable housing development. = City -led affordable housing development project with city -owned land banking. City can provide funds orland and help with parcel assembly. The City may participate in multiple projects overtime that involve different types of land banking strategy. The City's role may vary on different projects, such as contributing city -owned surplus land for development, assisting with land purchase and assembly, providing funding to support land purchase, orpartnering inanaffordable housing development project that includes land banking as well as other strategies. Partners and their Role Lead Partner. City of Ashland Planning Division ECONorthwest Ashland Housing Production Strategy 11 Partners. Nonprofit agencies, including faith -based organizations, other governmental agencies, and representatives from the private sector. Anticipated Impacts Potential Risks Ifpublic land isused for affordable housing, itcannot beused for other city functions, However, the land would have been identified as surplus and not needed for city functions. Funds spent on affordable housing will be unavailable for other city services. If the City does not ensure that housing will be affordable at below 80% of MF1 for the foreseeable future, the housing costs may increase, making the housing less affordable. Implementation Steps •Get policy direction from City Council on the role the City should take in land banking. • Inventory publicly and privately -owned properties (including properties owned byfaith-based organizations) inareas well -suited for eland bank purpose. • Partner with and contribute funds or land to an existing non-profit land bank or participate in the formation of a new non-profit land bank if one does not exist with sufficient capacity to serve Ashland. • Incorporate publicly owned land into a bank or acquirenew land to incorporate to the land bank. • Partner with and contribute land to a community land trust that is led by an existing entity, often a nonprofit organization. • Acquire land or maintain existing land until it can be made available to developers through a Request for Proposals todevelop aaaffordable housing. Implementation Timeline Funding or Revenue Implications Partnering is the most administratively efficient and cost-efficient approach to implementing this strategy. If the City is contributing land to the land bank at low- or no -cost, then the City is forgoing realizing the value of the land if it was sold on the open market. If the City contributes funds to a land bank or land trust, the City will need to identify a source of funding for the contributions. ECONorthwest Ashland Housing Production Strategy 12 Rationale Land trusts support affordable housing development by reducing or eliminating land cost from development. Land trusts hold land inperpetuity and sell orlease the housing onthe land atbelow- market natepriooa.ksndtruaLsnnouth*quonUyproviUeopportunitiasforhorneownershipthet remain affordable over the |on§ -term. There are currently 49 units within Ashland that are operated under the land trust model. Beginning in 2000 the Ashland Community Land Trust developed 18 land trusted affordable housing units, which are currently administered by ACCESS Inc. Ashland Community Land Trust has since dissolved. Rogue Valley Community Development Corporation developed 3:1 units under the land trust model which were transferred to NmighborWorka Umpqua for administration. Description �� on The City may participate in a community land trust that is operated by an existing entity, often a nonprofit organization. The City's role in e community land trust could be as a pariner, possibly assisting the trust with land acquisition through land banking (Action A) or through providing funding 10support housing development. A land trust is typically managed by a nonprofit organization that owns land and sells/leases the housing on the land to income -qualified buyers. Because the land is not included in the housing price for tenants/buyers, land trusts can achieve below -market pricing. Land trusts are most commonly used as a method for supporting affordable home ownership goals. The City's role would be one of supporting and partnering with the nonprofit that runs the land trust. CityRo[e Partner with and contribute funds or land to an existing non-profit land trust or participate in the formation of a new non-profit land trust if one does not exist with sufficient capacity to serve Partners and their Role Lead Partner. City ofAshland Planning Division Partners. ACCESS Inc, Neighborworks UMPQUA, other nonprofits involved in the creation of affordable housing. Anticipated Impacts Potential Risks If public land is used for affordable housing, it cannot be used for other city functions. However, the land would have been identified as surplus and not needed for city functions. Funds spent on affordable housing will be unavailable for other city services. hthe City does not ensure that housing will be affordable at below 80% of MFI for the foreseeable future, the housing costs may increase, making the housing less affordable. EGONorthwest Ashland Housing Production Strategy 13 Implementation Steps IN Get policy direction on implementing this action from City Council. = Identify acommunity land trust that isinterested inoperating inAshland. • Partner with and contribute land to a community land trust that is led by an existing entity, often anonprofit organization. Implementation Timeline Funding or Revenue Implications Partnering is the most administratively efficient and cost-efficient approach to implementing this s1rate8y.IftheOkyiaconbibuUng\endtothekandtrustat|ow-orno-oOaLthentheChyisforg0ing realizing the value of the land if it was sold on the open market. If the City contributes funds to a land trust, the City will need to identify a source of funding for the contributions. ECONorthwest Ashland Housing Production Strategy 14 Rationale Education around housing issues inimportant topreventing and addressing housing discrimination, ensuring rights are protected, and connecting residents with housing resources. Description The City can work with the Housing and Human Services Advisory Committee urother organizations to host educational events. Trainings could focus on topics such as fair housing and housing discrimination, foreclosure, eviction, tenant and landlord rights, toainingatoserve vulnerable populations, or other information needs as they arise. Fair Housing education events could be held for n*sidants, property owners, property managers, r*m|tora. lenders and others involved with rao| estate transactions. City Role The City can work with the Housing and Human Services Advisory Committee ororganizations to identify information needs and training ideas. Regular meetings or coordination with the City and partners could occur to discuss needs and opportunities. The City could also contract with trainers or area experts to provide trainings and host educational events. Partners and their Role Lead Partner. City of Ashland Planning Division Partners. Housing and Human Services Advisory Committee, Fair Housing Council Anticipated Impacts 77 Low- and middle -income-, All levels of income, primarily households; others m households with incomes of less than involved with real estateE 80% of Median Family Income (MFI). Potential Risks Impacts are likely tobmminor orhave nunegative impact. Implementation Steps N Work with partners to identify education needs and target populations. 0 Develop presentation materials N Identify city -led presentation calendar for each year N Work with partners to plan, advertise, and convene educational events. ° Participate in presentations = VVorkwKhpaMowns1omxocutenmoutn*aohontopicathatenenotcdy'ed.auchaoFmir Housing outreach. ECONorthwest Ashland Housing Production Strategy 15 Implementation Timeline Funding or Revenue Implications Staff time and available Planning Division tools and resources will be relied ontOaccomplish this Rationale The City's 2020-2024 Fair Housing Analysis of Impediments to Fair Housing Choice Update for the City ofAshland identified impediments tofair housing such as: limited community awareness about fair housing protections and resources, instances of discrimination in housing transactions, and a lack of affordable housing. An equitable housing plan could address the issues identified in this report by outlining initial cteps, action plans with goals and methods to measure progress to achieve more equitable housing and continuously examine ways to make improvements to the housing system k)achieve equity. Description Anequitable housing plan could implement strategiesfrom the Fair HuuahngAnalys/aof Impediments Report, including: Offering education and training to City Staff, Elected and Appointed Off icia Is, and the N Reviewing City policies for disparate impact and biased language. � The adoption of a too] to ensure inclusivity in decision making process regarding City grant funding. The action described in the third bullet above, adoption of a tool to ensure inclusivity in decision making, could be tied to a broader City effort to adopt a Social and Environmental Equity matrix.15 For housing, this matrix could help guide City decisions around grants, funding for housing, and other city policies focusing on developing and preserving housing. The City could also include questions in the matrix to help assess potential impacts from other City decisions around housing and displacement risk, and topromote Universal Design policies and address equity for people with oThe Housing and Human Services Advisory Committee has considered developing a social and environmental equity matrix, similarto Eugene's triple bottom line, »ohelp evaluate grant funding decisions. Eugene's Triple Bottom line isaframework mthat helps the City assess the environmental, equity and economic impacts, benefits and trade-offs of decisions. Develop and adopt anequitable housing plan and implement projects. Partners and their Role Lead Partner. City ofAshland Planning Division Partners. Housing and Human Services Advisory Committee, Fair Housing Council of Oregon, La Qinico - Learning Well, affordable housing providers, Social Equity and Racial Justice Comnoission, Rogue Valley Council ofGovernments Lifelong Housing Division Anticipated Imocta Low-income people, seniors, people with divabi|�wn.Peop|oof xUlevels ofincome, primari� households with incomes ofless than Renter and Owner Nona Color, other vulnerable or historically marginalized O0%ofMedian Family Income (MF|). populations Potential Risks If the adoption of a Social and Environmental Equity matrix requires an additional review for certain planning and development procedures, it could create a development barrier by adding review time. Additionally, depending on how the Social and Environmental Equity matrix is applied, it could potentially create additional costs. For example, if an affordable housing development received funding from the City, and the matrix requires developments receiving city funding to include accessibility improvements, itcould add tndevelopment costs. Implementation Steps � Work with the Housing and Human Services Advisory Committee to develop the Equitable Housing Plan. � Work with Ashland's Work with Ashland's Planning Commission and City Council to adopt the ° Implement actions identified inthe Plan. Implementation Timeline Funding or Revenue Staff time and available Planning Division tools and resources will be relied onto accomplish this strategy. Third party consultant services may be required to prepare plan and carrying out implementation steps (such as hosting staff trainings). ECONorthwest Ashland Housing Production Strategy 17 "Flo MIAPVMI;I�M Rationale Efficient use of Ashland's residentia I land is key to ensuring that Ashland has adequate opportunities to grow from 2021 to 2041 and beyond. The City's Housing Capacity Analysis shows that Ashland has sufficient land within the UGB to accommodate growth over the 2021-2041 period but has very limited capacity (and nearly a deficit of land) for housing in the High -Density Residential zone. Disa||owingsing|e-fanoi|ydetaohmdhoueingintheHighDensityH*s|dentio|P|anD*signati0n(R-3 zone) would preserve this zone for higher -density housing. Description The City can evaluate changes toAshland's zoning code todisallow single-family detached housing iD the High Density Residential Plan Designation (R-3 zone). Such a change may not include very small existing lots, where single-family detached housing is all that is buildable. The City should also consider compatibility in historic districts within H3zones that are largely developed as single-family. The changes could be written such that they do not apply to properties within a historic district. City Role The City would amend the zoning code to remove single-family detached housing from the allowed uses in the R-3 zone. Partners and their Role Lead Partner. City of Ashland Planning Division Partners. None Anticipated Impacts Potential Risks Disallowing single-family detached housing in existing residential neighborhoods may cause concern for existing residents. Additionally, residents could be concerned if this amendment has the potential to impact historic districts. Implementation Steps = Draft code amendment, including identifying opportunities to increase clarity of this section ofthe code. • Work with Ashland's Planning Commission and City Council to get public input on and adopt the code revisions. ECONorthwest Ashland Housing Production Strategy 18 Implementation Timeline Funding or Revenue Implications Staff time and available Planning Division tools and resources will be relied on to accomplish this Rationale Lowering or eliminating barriers to residential development in commercial or mixed -use zones can help encourage the development of more dense rnukifannik/ housing in these xonea, helping to nnoot the City'sprojected housing needs. This action is intended to increase the supply of needed housing by promoting the development of mixed -use buildings, utilizing vacant commercial floor areas as regulated affordable rental housing, maintaining an inventory ofemployment parcels toattract new business development, and jumpstarting redevelopment in areas near public transit and daily services. The goal of this activity would be to allow the City to be responsive to changes in the economy and housing demand by providing more opportunities tndevelop housing incommercial areas. Description The City could evaluate increasing allowances for residential dwellings in commercial and employment zones, such as removing residential density caps and allowing an increased amount of residential uses in ground floor commercial spaces. Ashland City Council recently considered, but did not approve, anordinance that included these types ofonnendnoonka.*s Instead, Council directed City staff to evaluate this action after the next Economic Opportunities Analysis (EOA), which will calculate the City's employment and commercial land needs and projected employment growth. The next Economic Opportunities Analysis isscheduled for 2O24. mmuo2aAshland City Council considered but did not approve Ordinance azm5,which presented land use code amendments mthe residential standards for mixed -use development in the Commercial (C-1) and Employment (E-1) zones. The proposed ordinance included a series mamendments u,AMC Title 18 Land Use relating to the residential standards for mixed -use development located in the Commercial (C-1) and Employment (E-1) zones. Specifically, the proposed code amendments would increase the allowance for residential uses from 35 to 65 percent of the ground floor in multi -story, mixed -use buildings and developments located in the C-1 and E-1 zones and outside of the Downtown Design Standards overlay. Additionally, the development of flexible Commercial Ready Residential Space would allow residential uses within the 35% commercially designated floor area provided an agreement is executed with the City, or deed restriction is recorded on the property, dernonstrating that the residential use will be in conformance with the Ashland Affordable Housing Program a;affordable rental housing for households earning eomxM|o,less. ECONorthwest Ashland Housing Production Strategy 19 The City would evaluate potential amendments to commercial and employment zones that would encourage more housing development in these zones. The City would amend the zoning code to increase residential allowances and remove multifamily barriers in these zones. Partners and their Role Lead Partner. City of Ashland Planning Division Partners. None Anticipated Impacts All levels of income Potential Risks If this action resulted in removal of requirements for commercial or retail ground floor uses in areas intended for mixed use development; itcould reduce the amount ofavailable commercial orretail space 8vGi\aU|etomeet the oity's economic needs. Additionally, the removal ofmixed-use requirements could result in more uniformly residential development inthese areas, potentially reducing the amount of nearby services or amenities and impacting the walkability of the area. Implementation Steps • Draft code amendment including identifying opportunities to increase clarity of this section of the code. • Work with Ashland's Planning Commission and City Council to get public input on and adopt the code revisions. Implementation Timeline Funding or Revenue Implications Staff time and available Planning Division tools and resources will be relied on to accomplish this ECONorthwest Ashland Housing Production Strategy 20 Rationale Preserve and support development of new manufacturing housing parks because they play a significant role in providing naturally occurring affordable housing. ms u cripn0o ' Ashland has four manufactured home parks, as of November 2020, with a total of 255 spaces. Manufactured home parks provide opportunities for affordable housing for homeowners of a type that is not otherwise present in the housing market. Closure of manufactured home parks was common inOregon during the nnid-2OOO's and new manufactured home parks have not been developed inOregon cities inthe last decade nrmore. Oregon regulates closure of manufactured home parks (in ORS 90.645). The State requires owners of manufactured home parks to give notice of closure or conversion of a manufactured home park. Manufactured home park owners are required to pay households a fee (of between about $6,000 and $1O.00O)when closing manufactured home parks. In the face of closure or sale of a manufactured home park, preservation of manufactured home parks can be accomplished through a range of approaches, such as resident owned cooperatives or non-profit ownership. Since 2007, 30 manufactured home parks have been preserved statewide. In 2019, the Legislature funded a manufactured dwelling park loan program through OHCS specifically preserve manufactured home parks. Oregon Housing and Community Services (OHCS) works with Community Development Financial Institutions (CDFI) to preserve manufactured home parks through this loan fund. Organizations that provide support for preservation of manufactured home parks includes: OHCS, Network for Oregon Affordable Housing, Banner Bank, and CDFIs. Nonprofits like CASA of Oregon and St. Vincent de Paul of Lane County have assisted with preservation of many of the 30 manufactured home parks.17 Between 2019 and September 2021, OHCS' manufactured dwelling park loan program supported preservation of a manufactured home park in Newport Another approach is adopting a zone that allows manufactured home parks as a permitted use and prohibits other types of single-family detached or multifamily housing. Cities such as Cornelius and Portland have taken this approach. os The City can also support repair and rehabilitation of manufactured home parks as part of Action 1. Ashland could work with owners of manufactured home parks, especially those where redevelopment is being considered, to identify opportunities to preserve manufactured home parks through these approaches. The City could support development ofnew manufactured home parks bychanging zoning toallow their development more easily, such as: 17Based oninformation from the report »Yas6inXto^Coun/y's Manufactured Housing Communities: Facts, Risks, and Resource, Final Report, April 2022. mWashington [bunty'sManufactured Housing Communities: Facts, Risks, and Resource, Final Report, April 2022. ECONorthwmst Ashland Housing Production Strategy 21 = Allow Manufactured Housing Developments in residential zones where it is not currently allowed such R1.CM, and NN. � Allow Manufactured Housing Developments without requiring a subdivision. The City could also review the Land Use Ordinance for barriers to resident land ownership in manufactured home parks. The Cottage Housing Ordinance may work for this purpose, but the City would need to evaluate the code for any adjustments necessary to allow small lots for manufactured Zoning changes should be carefully designed to avoid Measure 49 claims, which allow some property owners to file a claim for compensation if regulations reduce their property value. CityRole Working with owners and nonprofit organizations to support preservation efforts. Changing the zoning code to more easily allow new manufactured home park development. Partners and their Role Lead Partner. City of Ashland Manning Division Partners. Oregon Housing and Community Services (OHCS), owners of manufactured home parks Anticipated Impacts Potential Risks Impacts are likely to be minor or have no negative impact. If zoning changes were implemented in such a way that property owners can demonstrate the land use regulations reduce the fair market value of their property, the property owner could file a Measure 49 claim and the city could be required to compensate the property owner based on the reduction in the fair market value of the property resulting from the land use regulation. Implementation Steps To support development of new manufactured home parks: a Draft code amendment to: o Allow Manufactured Housing Developments in residential zones where it is not currently allowed such R1'CM, and NN. u Allow Manufactured Housing Developments without requiring a subdivision. o Identifying opportunities toincrease clarity ofthis section ofthe code. � Work with Ashland's Planning Commission and City Council to get public input on and adopt the code revisions. To support preservation of existing manufactured home parks: ECONorthwest Ashland Housing Production Strategy 22 � Partner with nonprofits, the housing authority, and manufactured home park owners to support preservation efforts. Offer financial support where possible. Implementation Timeline Funding or Revenue If no specific funding or revenue source is identified at this time, staff time and available Planning Division tools and resources will be relied on to provide support in the form of letters of support, research on preservation options, and acting as a convener of stakeholders. Providing monetary resources to encourage development of new manufactured home parks or to help preserve existing parks could result inahigher-cost strategy. ECONorthwest Ashland Housing Production Strategy 23 Rationale Amending the Land Use Ordinance to allow for a wider range of development will help ensure there are development opportunities for needed housing types. Zoning changes that could remove barriers to the development of multifamily housing include increased density, increased allowable height, and reduced parking requirements. Prior analysis shows that two to three times as many units per acre as allowed under the current density standards can potentially fit on a typical site with limited changes toother development standards. 1yHigher densities are especially important for small infi|| sites where efficiency is at a premium. Allowing more housing on a given infill site helps the City meet its housing needs with less land. Description The City could evaluate several amendments to the land use ordinance: = Increasing the maximum allowed densities in the Multi -Family Residential (R-2), High Density Residential (R-3), and parts of the Normal Neighborhood and Croman Mill District designations. • Increasing allowed height in the R-2 and R-3 multi -family residential zones, outside of designated historic districts, from 2 2/2 to 3 stories and from 35 to at least 40feet, and up to 50feet. • Increasing lot coverage allowances slightly in the R-2 and R-3 zones to support the other code amendments • Evaluating the code to identify and remove unintentional barriers to density, such as the certain elements ofthe solar ordinance, parking ordriveway requirements. City Role Draft amendments to the land use ordinance and work with Ashland's Planning Commission and City Council to adopt the revised standards. Partners and their Role Lead Partner. City ofAshland Planning Division Partners. Area developers and stakeholders Anticipated Impacts Potential Risks Allowing greater density in existing residential neighborhoods may cause disruption and concern for existing residents. m ECONorthwest, Ashland Housing Strategy Implementation Plan, ]onc20l9 ECONorthwest Ashland Housing Production Strategy 24 Implementation Steps = Review development code to identify potential amendments that could allow greater density and remove barriers todensity inthe Ashland's high -density zones. � Draft code amendments, including identifying opportunities to increase clarity of this section ofthe code. � Work with Ashland's Planning Commission and City Council to get public input on and adopt the revised definitions. Implementation Timeline wl vv Funding 0rReveznle Implications Staff time and available Planning Division tools and resources will be relied on to accomplish this ECONorthwest Ashland Housing Production Strategy 25 Rationale The Multiple Unit Property Tax Exemption (MUPTE) program is flexible and eligibility criteria can be set locally, allowing the City to target the program to meet its needs. It offers an incentive for preservation and development of housing for low- to moderate -income households. It can offer an incentive for mixed -income housing, providing a way to leverage private, market -rate development to expand affordable housing. Description MUPTE allows cities to offer a partial property tax exemption (limited to the value of the housing, not the land) for multifamily development that meets specific locally established criteria, such as having mnaffordability agreement with apublic agency. The terms ofthe affordability agreement can b*set by the City —there are no specific inconne/ affordability requirements in the state statute that enables the program. The City could explore using MUPTE in two possible ways: m To incentivize mixed income development through inclusion of below -market units (units affordable below 8O96ofK4F|) in otherwise market -rate developments. • To inoontivizeowners ofexisting low-cost market rate housing to rehabilitate properties without displacing existing tenants o[escalating rents. What does the exemption apply to? |tapplies torental housing that isaffordable etincomes ator below 120 percent, often in a mixed -income multifamily building. The exemption applies only to improvement value Ofthe housing. How lonff does it apply? The property tax exemption can begranted for uptolOyears, except that for low-income housing, exemption can be extended for aslong osthe housing iSsubject tothe public assistance contract. What taxing districts would participate? The property tax exemption only applies tocity property taxes (which account for about 27% of property taxes in Ashland) unless the City gets affirmative support from at least 51% of overlapping taxing districts for the exemption to apply to their tax collections. City Role Implement the exemption and execute on annual reporting and administration procedures. Partners and their Role Lead Partner. City ofAshland Planning Division Partners. Ashland Finance Department, School Districts, Jackson County and other overlapping Taxing Districts Anticipated Impacts � � ECONorthwest Ashland Housing Production Strategy 26 Potential Risks The City and participating taxing districts will lose property tax income for the, duration of the exemption, reducing revenue for city services and revenue for participating taxing districts. Implementation Steps To implement the exemption, the City would take the following steps: = Determine desired eligibility criteria (percentage of affordable or workforce housing or other public bonefbs, where the program applies, etc.). • Seek agreement from taxing districts representing 5196nr more ofthe combined levying authority on the property to include all the taxing jurisdictions in the abatement. If the City is unable to get agreement from other taxing districts, the abatement will only apply to the City's portion of property taxes. ' M Establish annual reporting and administration procedures. Implementation Timeline 2028 2029 The property tax exemption can be | | used after adoption for aslong us the Citv offers the tax exemption. Funding or Revenue Implications K4UPTE[Hducns general fund revenues for all overlapping taxing districts. The City of Ashland must weigh the loss of tax revenue against value of the rent discounts offered by qualifying development. ECONorthwest Ashland Housing Production Strategy 27 Rationale Keeping low-cost unregulated housing both habitable and affordable reduces the need for subsidized new construction. Rental housing that is affordable to low- and moderate -income households and not subject to affordability restrictions is typically older, privately -owned housing. This type of housing may have deferred maintenance issues due to a lack of resources to make improvements and pay for repairs (anU.insome cases, owner neg|ecU. Description The City can work with property owners of low-cost unregulated rental housing to support needed repairs without displacing tenants. This could include: � Offer low -interest loans and/or grants to property owners for repairs and major rwhabi|itaLion, providing they do not displace residents. � Evaluate reducing regulatory requirements and permitting challenges for owners seeking to improve older, rental housing. � Provide information/technical assistance to smaller property owners regarding state and local resources Losupport wo8therizGtionand healthy housing. = Use the Multiple Unit Property Tax Exemption tosupport rehabilitation. = Provide information, resources, and grants to support accessibility upgrades to allow residents to ago in place. The City should consider funding sources available from the state and federal governments to support rehabilitation and weatherization. For instance, the City could consider pursuing grant funding through the Oregon Healthy Homes Program, which provides financial assistance to eligible homeowners and landlords to repair and rehabilitate dwellingS.20 The City could pursue funding from other programs that fund rehabilitation orvveatherization,such usthe federal VVeaLherization Assistance Program. _i'/ Role The City could evaluate programs, technical assistance opportunities, regulatory changes,and other options to support property improvements. The City could provide grant funding in support of rehabilitation, weatherization or accessibility upgrades (e.g., through Community Development Block Grant (CDBG) funding, the Oregon Healthy Homes Program, or other programs). Partners and their Role Lead Partner. City of Ashland Planning Division Partners. ACCESS, Ashland Housing Authority, Habitat for Humanity, Rebuilding Together, property owners of(ow-cosLunregulated, rental housing 20 HB 2842 recently directed the Oregon Health Authority (OHA) to provide grants to third -party organizations to "provide financial assistance to eligible homeowners and landlords to repair and rehabilitatedwellings tuaddress climate and other environmental hazards, ensure accessible homes for disabled residents, and make general repairs needed to maintain a safe and healthy home." Rulemaking is currently underway to allow funding for this program in the fall of this 2023. Cities and other eligible organizations can then apply for grants to fund these types of rehabilitation and repair programs. ECONorthwest Ashland Housing Production Strategy 28 Anticipated Impacts Potential Risks If the City does not ensure that housing will be affordable at below 80% of MFI for the foreseeable future, the rent may increase, making the housing less affordable. Funds spent nnthis program would be unavailable for other city services. Implementation Steps = Get policy direction from City Council onimplementing this action. = Develop list 0f|0wer{x>St un[egu|ated, rental housing, including property locations, number of units per development, and property owner contact information. • Evaluate programs, technical assistance opportunities, regulatory changes, and other options to support property improvements. This step can include multiple approaches, as noted inthe description nfthis action. = Reach out to property owners (identified in Step 1). Gauge their interest in improving the safety, health, and stability of their property. Determine what kinds of improvements their properties might need and what resources would bemost useful tothem. • Refine and implement programs, technical assistance opportunities, regulatory changes, and other options (identified in Step 2) based on feedback from property owners. = Develop requirements for maintaining lower cost rent as a condition of receiving financial assistance from this program. • Connect interested property owners to established programs and opportunities. Implementation Timeline Funding or Revenue Implications Staff time and available Planning Division tools and resources will be relied on to accomplish this strategy. Providing low -interest loans Vrgrants will require afunding source tobaokhU program dollars awarded/loaned. Beyond CDBG funding, no specific funding or revenue sources are identified or secured at this time. Implementation of a Multiple Unit Property Tax Exemption program (described in Strategy H.) would be required before MUPTE could be used to support rehabilitation. ECONorthwest Ashland Housing Production Strategy 29 Rationale Permanent supportive housing is income -restricted housing that includes services with ugoal of ending chronic homelessness. This type of housing is typically built with state funding, with a nonprofit or housing authority taking lead on such development. The City's role is as apartner to support its development. Working with nonprofits is key to meeting Ashland's need for housing and supportive services for people who need ongoing services over the long term. Description The City can work with partners, such as the housing authority or nonprofit developers, to support development of housing for households with very low incomes (or no income) that includes services necessary to help a person transition from homelessness into housing. This type of housing is typically multifamily and often funded through state and federal sources. The city can support these types of housing through facilitating the planning process, contributions of land (connected to the |8Ud banking @Ct|On).direct project fUnUingSupport.g[ant8SSiSt@nce. reduced fees for affordable housing (such as system development charges), funding off -site infrastructure, or other types of resources orsupport development for these housing types. City Role The City would work with service providers to identify and utilize funding and development assistance opportunities. The City could collaborate with Jackson County and neighboring jurisdictions to develop a regional approach to this strategy. Partners and their Role Lead Partner. City of Ashland Planning Division Partners. Jackson County, Jackson County Continuum of Care, Housing Authority of Jackson County, Columbia Care, Maslow Project, ACCESS, Rogue Community Health, Asante, Jackson Care Connect, faith -based partners, neighboring jurisdictions Anticipated Impacts Potential Risks The largest risk is that more permanent supporting housing is not built. Implementation Steps The City should work with nonprofit agencies and developers in conjunction with the Continuum of Care to identify additional resources that the City may be able to provide support for, such as supportive housing and services to people experiencing homelessness in Ashland. ECONorthwest Ashland Housing Production Strategy 30 Building more permanent supportive housing is likely to be dependent on completion of other actions, such as use of land from a land bank (Action A), increase density allowed in multifamily buildings (Action G), and community education about need for income -restricted housing (Action C). In addition, funding from 0 potential CET (Action L)ond potential Urban Renewal District (Action M) maybe crucial tudeveloping this housing. Implementation Timeline Funding or Revenue Implications Staff time and available Planning Division tools and resources will be relied on to accomplish this strategy. If the City is contributing land, then the City is forgoing realizing the value of the land if it was sold onthe open market. |Tthe City ocontributing funding directly boproject orfunding off -site infrastructure, the City will need to identify sources of funding. If the City offers reduced fees for affordable housing, the City must weigh the loss of revenue against the value offered by qualifying development. ECONorthwest Ashland Housing Production Strategy 31 Rationale The City of Ashland adopted its Climate and Energy Action Plan (CEAP) in March of 2017 "to reduce its emissions and improve its resilience to future impacts of climate change on its environment, infrastructure, and people. Housing that iadeveloped with energy -efficient processes, uses energy - efficient n08t8riG|s,andopOn@tesinunmnergyeTiCientvveyovnrtinoCcanhe|p1heQtynneet|LsCEAP goals and can lower longterm household energy costs. Description The City can incorporate elements of the CEAP into housing developments, including increased energy efficiency, solar access, electrical vehicle parking and charging opportunities, reduction of fossil fuels dependency, and increased resilience to natural hazards resulting from a changing climate (such as the risk of wildfire). The City could offer or facilitate energy efficiency incentives for new hui|dings, whether for sale or rental. City Role The City can evaluate opportunities to incorporate elements of the CEAP into housing developments. The City could also facilitate access to energy efficiency incentives available from the federal and state government, particularly for development of affordable housing. The City could also partner with the Conservation Division, which offers energy efficiency audits and a variety of incentives to homeowners. The City expects to comply with the Climate Friendly and Equitable Communities Rules. The implementation ofthese rules may dovetail with and refine this strategy. Partners and their Role Lead Partner. City ofAshland Planning Division Partners.` Ashland Climate Policy Commission, Ashland Conservation Division, Ashland Bmctho Department, Ashland Building Division, local developers Anticipatednl[fS Impacts Potential Risks Impacts are likely tnhmminor orhave Uonegative impact. Implementation Steps E Evaluate opportunities and approach. 0 Get policy direction from City Council on implementing this action. ECONorthwest Ashland Housing Production Strategy 32 � Implementation steps would depend on the specific incentives or requirements identified through the evaluation. Implementation Timeline or Revenue Funding �r— Steffhnneendavaitab|eP|anningUivisionLoo|sandresournesviUberequiredtoeva|uato opportunities to improve energy efficiency and reduce greenhouse gas emissions during housing development. If incentives are provided in exchange for certain green building practices or certifications, this could require funding nrreduce revenue. ECONorthwest Ashland Housing Production Strategy 33 EMMI'MEM M�MMMMWIMMMI M. Rationale Construction Excise Tax (CET) is one of few options to generate additional locally -controlled funding for affordable housing. A CET is intended to provide funding to support development of affordable housing. The funds from the CET are required by State law to be spent on developer incentives, supporting affordable housing programs, and homeownership programs. Ashland does not collect a Construction Excise Tax for affordable housing as allowed hySB1533. Description CET iaatax assessed onconstruction permits issued bylocal cities and counties. The tax ka assessed as a percent of the value of the improvements for which a permit is sought unless the project is exempted from the tax. The City could use CET revenue funds to support the development or re -development ofaffordable housing. Affordable housing itself istypically exempt from e CET, and as such this tax on new construction does not impact regulated affordable housing development. In 2016, the Oregon Legislature passed Senate Bill 1533 which permits cities to adopt a construction excise tax (CET) on the value of new construction projects to raise funds for affordable housing projects. CETs may be residential only, commercial only, or residential and commercial. If the City were k)adopt aCET, the tax would be up to 196ofthe permit value on residential construction and an uncapped rate on commercial and industrial construction. The allowed uses for CET funding are defined by the state statute. The City may retain 4% of funds to cover administrative costs. The funds remaining must be allocated as follows, if the City uses a residential CET: * 50% must be used for developer incentives (e.g. fee and SDC waivers, tax abatements, etc.) * 35% may be used flexibly for affordable housing programs, as defined by the jurisdiction. = 15% flows to Oregon Housing and Community Services for homeowner programs. If the City implements a CET on commercial or industrial uses, 50% of the funds must be used for allowed developer incentives and the remaining 50% are unrestricted. The rate may exceed 196 if levied on rononoe[oiG| o/ industrial uses. (`itvT�0[8 Develop and implement the plans for using CET funds for affordable housing development. Partners and their Role Lead Partner. City ofAshland Planning Division Partners. Local developers, Chamber of Commerce, major employers, and the Ashland business community ECONorthwest Ashland Housing Production Strategy 34 Anticipated Impacts Dopondsonhmwmv*nuo Dupondoonhmwmvunuo�umud but ' �usad.butwou|dbofor most likely d|romedtoward O�0%of extremely low, very low, Median Family Income, however, could and low-income and uoused tomeet other income groups, Renter nrOwner Moderate to high undnmonmd such ancontribution tohomeownership communities. | forhouseholds at81-8O%ofMedian | | Family Income. Potential Risks Homebuyers and businesses that pay the CET will have slightly higher costs for their homes and for commercial orindustrial development. The increase inhome prices will not exceed 1%because of the CET and may be smaller if the City establishes a CET below 1%. Implementation Steps � Evaluate potential approach. Include projections on potential revenue and what programmatic goals could be accomplished with revenue. Include SWOT analysis for both residential and commercial/industrial. � Engage with developers, major employers, and the business community in Ashland to evaluate tolerance for a CET on connnnoroia| and industrial development and where there are shared interests insupporting local housing production. a Seek direction on whether to proceed with adoption from City Council at work sessions. Is Ashland City Council could impose the CET by adoption of an ordinance or resolution that conforms to the requirements of ORS 320.192-ORS 320.195. M If directed, create a plan for the use of CET funds. Implementation Timeline If a CET is implemented, it may take 2025 2026 several years for funds to accumulate to an amount that could be used to support development of housing. Funding or Revenue Implications Adopting aCET would provide funding for other strategies. Because a percentage (4%)ofthe revenue can be applied to the City's costs for administering the program, there should be minimal additional cost for the City. ECONorthwest Ashland Housing Production Strategy 3* Rationale Urban renewal provides a flexible funding too I that can support many of the key strategies identified inthe Housing Production Strategy. Urban renewal funds can boused iosupport development ofoff- site infrastructunenecossarytosupportnewhousingdmvm|oprnent|n8ddition.urbannanewe|funds could be. used to support rehabilitation of existing housing in poor condition, possibly with future requirements that it remain affordable at an income level like 80% or less of IVIFI. Description Ashland does not have an Urban Renewal District for Tax Increment Financing. Urban renewal can be used to support to support development of affordable housing, most likely in commercial areas. The City could use Urban Renewal to support development of infrastructure necessary to support housing development. The City could coordinate Capital Improvements Program and Transportation System Plan infrastructure investments in areas identified for nouki-fanoi|y. mixed -use and transit - oriented houaingUeve|opmmnts. The City will need to decide how to use the funding. The best use of funding may be in coordination with other actions in the HPS, such as with land banking and support of development of income - restricted housing. City Role Evaluate the potential to use Urban Renewal tosupport infrastructure and affordable housing, including developing a set aside share of Tax Increment Financing (TIF) revenue to support infrastructure development necessary for new housing. The City would need to develop and implement @nUrban Renewal Plan, establish 8DUrban Renewal Agency, and select projects k)fund through Urban Renewal. Partners and their Role Lead Partner. Ashland Planning Division Partners. Ashland Finance Department, Ashland Public Works Department, and property owners within the Urban Renewal Area. Anticipated Impacts Low- and middle -income householders All levels of income Renter or Owner Moderate Potential Risks The City and participating taxing districts will forgo revenue increases from increasing property value for the duration of the Urban Renewal district(s), decreasing property tax revenues in the district(s). ECONorthwest Ashland Housing Production Strategy 36 Implementation Steps r � As part of Urban Renewal planning for a potential new district, evaluate whether a housing set -aside is an appropriate expenditure for the district and how much can be allocated while balancing the need for infrastructure investments. � Should a new Urban Renewal district be deemed appropriate, proceed with creating and adopting an Urban Renewal Plan. Establish priorities for the area, identify a project list, consult with taxing districts, prepare a feasibility study, prepare required plan documents, and hold adoption hearings. Implementation Timeline IWX ON After implementation, it would likely be several years before there is Evaluate approach - 2026 2029 sufficient revenue in the Urban Develop plans - 2027 Renewa I District to have enough Adopt - 2028 funds to make significant investment in housing. OrR��mnucTo�o]katk]nS Funding �r TIF results in foregone tax revenue for the City and other overlapping taxing districts for several decades, though it can (and should) grow the tax base in the long-term by supporting development that would not otherwise have occurred. ECONorthwest Ashland Housing Production Strategy 37 !D' Rationale Identifying additional funding sources for Ashland's Affordable Housing Trust Fund would support the development ofaffordable housing. Affordable housing trust funds are public sector tools used to provide direct financial resources tothe development ofaffordable housing for low income households. Description The Ashland Affordable Housing Trust Fund was formed in2O08with the goal ofencouraging the creation of housing for homeownership or rent at a cost that will enable low and moderate income families to afford quality housing while paying no more than thirty per cent of gross household income on housing. To be successful in this goal a dedicated and sustainable source of revenue is needed for the AHTF. One option is a General Obligation (GO) Bond, which could provide a stable, dedicated revenue source to fund infrastructure to support affordable housing, land acquisition, property acquisition, and direct project subsidies through increased property tax rates. GO bonds are issued for a specific dollar amount and paid for over the period of the bond through increased property taxes. Because they are legally limited to use for capital investments and require a public vote to enact, these bonds are typically used for major infrastructure investments (such as roadway improvements that benefit all, or nearly all, of a city's residents). However, GO bonds can be used for land acquisition or affordable housing development if the city's residents agree to fund them. Bonds cannot be used for supportive services orfor operations. OObonds are not subject toMeasure 5 and 5Orate limits. They can be structured to provide revenue in increments over time, rather than in one large up -front amount. Other funding sources could also be considered such as transfer of development density fees, transient occupancy tax, continuing the use of Marijuana tax funds, or providing one time contributions to the fund through bequests or the sale of surplus city property. The City does not currently have a mechanism for accepting funding through bequests and private donations, and would need to work with their legal and accounting departments to set this mechanism up. The City may want to lobby the Legislature to allow for other mechanisms for funding affordable housing, such as allowing Noa| Estate Transfer Tax. __-/ ___ The City would develop ofunding plan, conduct poUing/engagmn1entdevelop ballot initiative, implement projects (if successful). The City could also evaluate opportunity for use of other funding sources. Partners and their Role Lead Partner. City ofAshland Planning Division Partner 2. City of Ashland Finance Department, Legal Department, Ashland City Council, Ashland residents ECONorthwest Ashland Housing Production Strategy 38 Anticipated Impacts Extremely and very -low- Households up to 60% of the Median Renter or Owner Moderate to High Potential Risks Funds spent on affordable housing will be unavailable for other city services and may require additional resources to sustain the ongoing operations of new projects. Community support for some of these options, such as a GO bond, may be weak, resulting in no action on issuing a bond. Implementation Steps = Identify and evaluate new sources offunding for income -restricted affon1ab|ehousing. • Get policy direction from City Council on implementing this action. Implement suitable funding sources. This step will vary by funding source (an example is provided below). General Obligation Bond Implementation Steps: = The City of Ashland will need to evaluate the types of projects they wish to include on the ballot (and their costs) to determine a bond rate. The bond funds may only be used to pay for capital costs related to construction; acquisition or rehabilitation of residential buildings for affordable housing; other capital construction costs; predovm|oprnentnoats; and administrative costs. The City should vet projects with the general public to gauge acceptability. They should also educate the public about the proposed projects'value. General obligation bonds are issued with |ong-torm,fixed rates. The City ofAshland should evaluate the type of bond it will pursue (20-year or 30-year). N 8onona|ob|kgatonbondsnous1bnapprovedbvasinop|ennojorhythpVuQhabaUotrneaenre. Implementation Timeline It may take several years before Get policy direction from Council - 2025 2026 there is sufficient revenue to have enough funds to make significant investment in housing. Funding or Revenue Implications Depends onfunding source implemented; kisrecommended that the City consider using general obligation bond revenue to leverage additional funds (from potential partners or grantors) to support development of affordable housing. This action will generate new funding, likely for capital cos1s, but will require additional staff time to administer the new revenue. The GO Bond funds could cover administrative costs related to the capital costs funded by the bond. ECONorthwest Ashland Housing Production Strategy 39 11 11 lilys The following actions, while important and useful, will not be included as strategies in the HPS. Instead, the HPS will include them as recommendations that the City may want to consider in the future or as part of another process. The City will not have to report on progress towards these actions. Develop pre -approved plan sets for Middle Housing Typologies and Accessory Dwelling Units. As a follow-up to HB 2001 implementation, the City should develop pre -approved plans for middle housing typologies, such as cottage clusters, townhomes, and other middle -income housing types as well as accessory dwelling units. The plans should be highly efficient, designed for constrained lots and low-cost solutions, and would allow for streamlined permitting. The city could consider adopting pre -approved plans developed by other cities or working with other cities to develop pre -approved plans. For pre -approved plan sets, the Building Department may decrease the charges (plan check fee) by as much as 50% and decrease the approval time (possibly as short as three days). Consider staff capacity for implementation of the HPS. Staff has the capacity and expertise to implement some, but not all, of the strategies included in the HPS. For instance, the City may need to hire consultant services for grant writing, zoning amendments, or strategies that require specific technical expertise, such as implementation of a TIF district. The City should review the HPS to consider staff capacity and assess where additional assistance would be needed in order to implement the HPS. The City should also do an assessment of staff capacity on a case -by -case basis at the beginning of each strategy ECONorthwest Ashland Housing Production Strategy 40 4. Evaluation: Achieving Fair and Equitable Housing Outcomes This chapter presents an evaluation of the goals and strategic actions for achieving fair and equitable housing outcomes. It also includes a discussion of monitoring the outcomes of Ashland's HPS. OAR 660-008 requires an evaluation of all the HPS for achieving the following types of outcomes. The discussion below provides a brief evaluation of each of the expected outcomes for the policies and actions of the HPS, with a focus on housing opportunities for federal and state protected classes .21 This is not intended to be an exhaustive evaluation of how each action addresses these outcomes but a high-level overview of the HPS as a whole. Affordable Homeownership. This criteria focuses on actions that support production of housing affordable for homeownership and includes actions to support development of housing affordable at less than 120% of MFI. Many of the actions in the HPS support development of affordable housing for homeownership through supporting development of lower -cost ownership housing, removing regulatory barriers to development of affordable ownership housing, supporting Fair Housing, and making capital improvements necessary to support affordable ownership housing. Some of the actions within the HPS that support affordable homeownership include: . Existing actions and programs Zoning amendments to allow a broader array of more affordable unit types in a wider variety of zones including middle housing, live -work, tiny homes, small lots, cottage housing, garden apartments, and higher residential density development. Ashland scales SI)Cs so that smaller units pay lower SDCs, potentially increasing affordability. Ashland provides a density bonus for development of for energy -efficient housing. . Actions in the HPS 21 Federal protected classes are: race, color, national origin, gender, familial status, and disability. Oregon's additional protected classes are: marital status, source of income, sexual orientation, and status as a domestic violence survivor. Under Fair Housing laws, it is illegal to deny access to housing in based on the characteristics of people within these protected classes. ECONorthwest Ashland Housing Production Strategy 41 Participate in or establish a land bank - Participate in a land trust - Disallow SH) in High Density R-3 Zone Maintain quality and support preservation of existing manufactured home parks and support development of new manufactured home parks - Increase development capacity of MFR dwellings through changes to the Land Use Ordinance Establish a Construction Excise Tax - Evaluate using Urban Renewal - Identify additional funds to support the Affordable Housing Trust Fund Affordable Rental Housing. Supporting affordable rental housing includes actions to support production of both income -restricted affordable housing (affordable to households with incomes below 60% of MFI) and privately developed affordable housing (affordable for households with incomes between 61% and 80% of MFI). Actions within the HPS that support affordable rental housing development include: Existing actions and programs Zoning amendments to allow a broader array of more affordable unit types in a wider variety of zones including middle housing, live -work, tiny homes, small lots, cottage housing, garden apartments, and higher residential density development. Ashland scales SI)Cs so that smaller units pay lower SDCs, potentially increasing affordability. Ashland provides density bonuses for development of affordable housing at higher densities and for energy -efficiency. Affordable Housing Standards Ordinance and removal of other regulatory barriers to encourage development of new smaller units and multifamily units. Financial incentives to encourage development of affordable housing. Affordable Housing Trust Fund Inclusionary zoning as part of new residential annexations. Actions in the HPS - Participate in or establish a land bank - Participate in a land trust - Disallow SFD in High Density R-3 Zone - Maintain quality and support preservation of existing manufactured home parks and support development of new manufactured home parks ECONorthwest Ashland Housing Production Strategy 42 - Increase development capacity of MFR dwellings through changes to the Land Use Ordinance - Implement the Multiple Unit Property Tax Exemption (MUPTE) to support multifamily or affordable housing Establish a Construction Excise Tax Evaluate using Urban Renewal Identify additional funds to support the Affordable Housing Trust Fund Housing Stability. Increasing housing stability includes actions that increase the stability of existing households and prevent displacement, mitigating gentrification resulting from public investments or redevelopment. Actions within the HPS that address housing stability include: Existing actions and programs - Tenants Rights Ordinance - Ordinances to preserve existing housing supply - Ashland regulates conversion of rental housing to condominiums. Actions in the HPS - Host educational events with the Housing and Human Services Advisory Committee or other organizations. - Develop an equitable housing plan - Maintain quality and support preservation of existing manufactured home parks and support development of new manufactured home parks - Preserve and improve existing low-cost, unregulated, rental housing Housing Options for People Experiencing Homelessness. Increasing options for people experiencing homelessness includes working with partners and identifying ways to address homelessness and actions that reduce the risk of households becoming homeless (especially for households with income below 30% of MFI). The LIPS includes the following options for people experiencing homelessness: • Existing actions and programs - Community Development Block Grant funding towards affordable housing and shelter and funding to service providers benefiting extremely low-income individuals. - Affordable Housing Trust Fund contributions to affordable housing development and safety net housing. • Actions in the HPS ECONorthwest Ashland Housing Production Strategy 43 Work with partners to support development of additional permanent supportive housing - Identify additional funds to support the Affordable Housing Trust Fund Housing Choice. Increasing housing choice involves increasing access to housing for communities of color, low-income communities, people with disabilities, and other state and federal protected classes. Increasing housing choice also means increasing access to existing or new housing that is located in neighborhoods with healthy and safe environments and high -quality community amenities, schooling, and employment and business opportunities. Actions within the HPS that increase housing choice include: . Existing actions and programs - Zoning amendments to allow middle housing, live -work, tiny homes, small lots, higher residential density and clustered residential development. Actions in the HPS - Participate in or establish a land bank - Participate in a land trust - Disallow SFD in High Density R-3 Zone - Maintain quality and support preservation of existing manufactured home parks and support development of new manufactured home parks - Increase development capacity of MFR dwellings through changes to the Land Use Ordinance - Implement the Multiple Unit Property Tax Exemption (MUPTE) to support multifamily or affordable housing - Preserve and improve existing low-cost, unregulated, rental housing - Identify additional funds to support the Affordable Housing Trust Fund Location of Housing. Diversifying the location of housing requires increasing options for residential development that is compact, in mixed -use neighborhoods, and available to people within state and federal protected classes. This measure is intended, in part, to meet statewide greenhouse gas emission reduction goals. Actions within the HPS that support development of compact, mixed -use neighborhoods include: Existing actions and programs Zoning amendments to allow a broader array of more affordable unit types in a wider variety of zones including middle housing, live -work, tiny homes, small lots, cottage housing, garden apartments, and higher residential density development. - Transit Triangle Overlay allowed more housing development in this transit - supportive area. ECONorthwest Ashland Housing Production Strategy 44 - Ashland gives parking credits in areas with transit facilities. Ashland established a Vertical Housing Development Zone. � Actions in the HPS - Disallow SFD in High Density R-3 Zone Increase development capacity of MFR dwellings through changes to the Land Use Ordinance - Evaluate using Urban Renewal Fair Housing. Supporting Fair Housing is accomplished by increasing access to housing for people, in state and federal protected classes, Affirmatively Furthering Fair Housing, addressing disparities on access to housing opportunity for underserved communities, and decreasing patterns of segregations or concentrations of poverty. Actions within the HPS that further Fair Housing policies include: Existing actions and programs Education, outreach, and compliance enforcement through partnership with the Fair Housing Council of Oregon, - Educational events with elected and appointed officials and for the public. - Past support for the Center for Non -Profit Legal Services for fair housing assistance through the City's Social Service Grant fund. . Actions in the HPS Production of affordable rental and homeownership housing, increasing housing stability, identifying housing options for people experiencing homelessness, and increasing housing choice are all part of supporting Fair Housing. These issues are addressed above. Host educational events with the Housing and Human Services Advisory Committee or other organizations. - Develop an Equitable Housing Plan Taken together, the policies and actions included in Ashland's Housing Production Strategy are intended to work together to achieve equitable outcomes for all residents of Ashland, with an emphasis on improving outcomes for underserved communities, lower -income households, and people in state and federal protected classes. ECONorthwest Ashland Housing Production Strategy 45 This is Ashland's first HPS. As a result, the City is required to describe how it will measure the implementation and progress of the HPS. This section focuses on these issues. Ashland is required to report progress on implementation of the HPS to DLCD every four years.22This report must include: A summary of the actions taken to implement the HPS. If there are actions that the City has not implemented on the schedule for the first four years of the HPS (i.e., actions expected to be adopted by December 31, 2024), the City needs to provide an explanation of the barriers to implementation and a plan for addressing the need that the action was intended to address. That plan could include identification of other actions in the HPS that will meet the identified need or it could include development of a new action to meet the need. A reflection of the efficacy of the actions the City has implemented. This reflection should discuss the outcomes the City is observing from the actions they have implemented to date and could include expectations for future outcomes. A reflection of the efficacy of the actions in the context of the outcomes described above. This section evaluates the goals and actions in the HPS for expected outcomes such as increasing housing options for affordable homeownership, affordable rental housing, housing stability, housing options for people experiencing homelessness, housing choice, location of housing, and Fair Housing. The report should describe whether the goals and actions implemented have resulted in the outcomes described above. In addition, Ashland is required to report about actions that will not be adopted on the schedule presented in Exhibit 16. The City must notify DLCD that it will be unable to adopt the action within 90 days of the end of the timeline to implement the action. This notice must identify the actions or combinations of actions that the City will take to address the need that the action was intended to address. This could include identification of other actions in the HPS that will meet the identified need or it could include development of a new action to meet the need. The City will review its progress toward the plan on an annual basis, coinciding with Council work planning. During the review, the City will report on the implementation actions taken over the previous year for the strategies in progress or scheduled to begin that year, along with the housing development activity that has occurred. Every four years, these annual updates will be combined into a report. Key questions that Council can consider in its assessment include: N Are additional actions needed, to address new or changing conditions? 22 This report is due to DLCD no later than December 31 four years after Ashland adopts its HPS. ECONorthwest Ashland Housing Production Strategy 46 ® Is staff capacity sufficient to meaningfully advance the strategies? What benefits has the City seen from its efforts to date? Are the City's residents, and especially its lower -income residents and communities of color, seeing a return on the investments that the City has made? In addition, the City can track indicators of plan progress in Exhibit 17. Exhibit 17. Monitoring by Strategy Strategies Annual monitoring Overall Monitoring ® Number of affordable units developed by income range a Number of affordable projects developed Evaluate participating in or establishing a land bank. ■ Number of acres acquired for land banking - Number of dwelling units developed on land from land banking w Amount of funding contributed to land bank Evaluate opportunities to participate in a land trust, ■ Number of partnerships with land trusts ® Number of acres contributed to land trusts ■ Amount of funding contributed to land trust m Number of dwelling units developed in land trusts Host educational events with the Housing and Human ® Number of events hosted Services Advisory Committee ■ Number of attendees at events ® Demographics of attendees ■ Topics of events, such as affordable housing or Fair Housing Develop an equitable housing plan ■ Equitable housing plan developed and adopted. Disallow SFD in High Density R-3 Zone a Ordinance developed and approved. ® Comparison of newly developed housing in R-3 with historical densities Maintain quality and support development of a new ■ Ordinance developed and approved. manufactured home park ■ Number of partnerships established to support preservation efforts. ■ Amount of funding contributed to support preservation. ■ Changes in manufactured park ownership Increase development capacity of MFR dwellings w Ordinance developed and approved. ® Comparison of newly developed multifamily housing with historical densities Implement the Multiple Unit Property Tax Exemption ■ Exemption developed and implemented (MUPTE) to support multifamily or affordable housing ® Number of inquiries about tax exemption ■ Number of projects (and units) granted tax exemption Preserve and improve existing low-cost, unregulated, ■ Amount of funding used for rehabilitation or preservation rental housing ■ Number of units where funding was given for rehabilitation or preservation ® New partnerships established or expanded for preservation Work with partners to support development of , New partnerships established or expanded additional permanent supportive housing ® Number of permanently supportive housing projects (and units) developed Evaluate opportunities to improve energy efficiency and reduce GHG emissions during housing ® Number of new ordinances or policies that encourage energy development efficiency ■ Number of new housing units developed under those policies. Establish a Construction Excise Tax ® Ordinance adopted ■ Plan developed for the use of CET funds. , Use of CET funds • Number and types of units developed supported by CET; affordability levels Evaluate using Urban Renewal ■ Urban Renewal Plan developed and adopted ■ Amount of funding investments made with urban renewal dollars to support affordable housing ® Number of all units and of affordable units built using urban renewal dollars ECONorthwest Ashland Housing Production Strategy 47 Identify additional funds to support the Affordable ® Additional funding sources identified. Housing Trust Fund ® Amount of additional funding directed to the Affordable Housing Trust Fund. ® Use of AHTF funds Number and types of units developed supported by AHTF; affordability levels In addition, the City could monitor current market conditions to help the Council understand the context in which the overall Housing Production Strategy is operating: ® Number and type of new homes produced and total within the city over time - tenure, size, sales price/asking rent, and unit type ® Share of rent -burdened residents ® Sales prices and rents for existing homes ® Number, location, and expiration date of regulated affordable units with change in units provided over time When Ashland produces its next HPS in eight years, the City will be required to summarize the efficacy of each action included in this HPS. The information resulting from these measures will help Ashland to summarize the outcomes and efficacy of the actions in this HPS. ECONorthwest Ashland Housing Production Strategy 48 Appendix A: Contextualizing Ashland's Housing Needs This chapter provides information to contextualize Ashland's housing needs. It provides an understanding of the issues, before solutions are proposed. This appendix draws its information and findings from other planning efforts, described in the main report. Where appropriate, this appendix also draws on information gathered through the City of Ashland's past engagement efforts with housing producers and consumers, including underrepresented communities. As a part of providing context to better understand Ashland's housing needs, this appendix presents information about housing in Ashland for race, ethnicity, age, disability status, and other characteristics of the community to understand disproportionate housing impacts on different groups. Demographic and Socio-Economic Characteristics Affecting Ash[and's Housing Needs This section describes unmet housing needs for people in Ashland by age, race and ethnicity, disability, household size and composition, and household income. Data Used in this Analysis Throughout this analysis data is used from multiple well -recognized and reliable data sources. One of the key sources for housing and household data is the U.S. Census. This report primarily uses data from two Census sources:23 The Decennial Census, which is completed every ten years and is a survey of all households in the U.S. The Decennial Census is considered the best available data for information such as demographics (e.g., number of people, age distribution, or ethnic or racial composition), household characteristics (e.g., household size and composition), and housing occupancy characteristics. As of 2020, the Decennial Census does not collect 23 It is worth commenting on the methods used for the American Community Survey. The American Community Survey (ACS) is a national survey that uses continuous measurement methods. It uses a sample of about 3.54 million households to produce annually updated estimates for the same small areas (census tracts and block groups) formerly surveyed via the decennial census long -form sample. It is also important to keep in mind that all ACS data are estimates that are subject to sample variability. This variability is referred to as "sampling error" and is expressed as a band or "margin of error" (MOE) around the estimate. This report uses Census and ACS data because, despite the inherent methodological limits, they represent the most thorough and accurate data available to assess housing needs. We consider these limitations in making interpretations of the data and have strived not to draw conclusions beyond the quality of the data. ECONorthwest Ashland Housing Production Strategy 49 more detailed household information, such as income, housing costs, housing characteristics, and other important household information. The American Community Survey (ACS), which is completed every year and is a sample of households in the U.S. The ACS collects detailed information about households, including demographics (e.g., number of people, age distribution, ethnic or racial composition, country of origin, language spoken at home, and educational attainment), household characteristics (e.g., household size and composition), housing characteristics (e.g., type of housing unit, year unit built, or number of bedrooms), housing costs (e.g., rent, mortgage, utility, and insurance), housing value, income, and other characteristics. This report primarily uses data from the 2014-2018 and 2015-2019 ACS for Ashland and comparison areas .24 Where information is available and relevant, we report information from the 2000 and 2010 Decennial Census. 25Among other data points noted throughout this analysis, this report also includes data from Oregon's Housing and Community Services Department, the United States Department of Housing and Urban Development, Costar, and other sources. Population growth is the primary driver of growth in housing. Between 2000 and 2021, Ashland's population grew by 2,032 people (10%) with most of the growth occurring between 2010 and 2021 where Ashland's population grew by 1,476 new residents. Between 2000 and 2021, Ashland grew at a slower rate than Jackson County.21 Growth in Ashland's senior population, as well as other age cohorts, will continue to shape the city's housing needs. Seniors account for 31% of Ashland's existing population and Jackson County expects to have more than 18,458 more people over 60 years old by 2040 than in 2020.27 Growth in the number of seniors will result in demand for housing types specific to seniors, such as small and easy -to -maintain dwellings, assisted living facilities, or age -restricted developments. Senior households will make a variety of housing choices, including remaining in their homes as long as they are able, downsizing to smaller single-family homes (detached 24 Five-year 2020 ACS data was not available when this report was compiled. 25 The 2020 Census was completed at the end of 2020. However, extenuating circumstances brought on by the COVID-19 pandemic has led to some challenges with the data. The Census Bureau is undergoing a post -enumeration survey to understand the accuracy of the 2020 Census which was not complete as of February 2022. The 2020 Decennial Census data is more limited than usual as a result of the COVID-19 pandemic. 26 Certified Population Estimates July 1, 2021, prepared by the Population Research Center at Portland State University. 27 Final Population Forecast for Jackson County, prepared by the Population Research Center at Portland State University, June 20, 2017. ECONorthwest Ashland Housing Production Strategy 50 and or multifamily units, moving in with family, or moving into group housing (such oeassisted living facilities or nursing hozuea),aotheir health declines. 58%ofAshland's residents were between the ages of2Oand 59 years. Ashland had alarger share ofpeople over the age nf6Othan the county and state and asmaller share ofresidents under the age of20. About 55%ofAshland's population isfemale and 4596iamale. Females account for a larger share ofpopulation among each age group, with the largest different for people 08years and older. Exhibit 18.Population Distribution byAge, Ashland, Jackson County, and Oregon, 2O14-2018 Source: U.S. Census Bureau, 2014-2018 ACS, Table B01001. 20% 15% 0 r% Under20 20 to38 40to59 6DYears + EAshland -;I-lackson County Oregon Exhibit 19.Population byAge and Sex, Ashland, 2O15-2O1Q Source: U.S.Census Bureau, 2014-2018ACSTable B01001. 20% �O 70 16% 14% Ca 75 12% .10% � 8% I(LD G% ^� zm —' unuerzo zmmae 40to5e 60* ECONorthwest Ashland Housing Production Strategy 51 There are more females Exhibit 2O.Population Distribution bySex for inevery age group than Each Age Group, Ashland, 2O15-201Q males. Source: U.S.Census Bureau, 2n15-201SACS.Table B01001. 0% Under 20 20m39 40to59 80+ mK8oles E-Femo|ee Between 2000 and Exhibit 21. Population Growth by Age, Ashland, 2000' 2014-2018 2018,the population Source: U.S.Census Bureau, 2000Decennial Census Table P012and 2O14-2018 aged GUand older grew CS ATable ' . 1301001. the most. |nthis time, those aged 35% 319& 60yeans and older grew ��9& 3OY� 2896 by2.8O8 0mop|S (from 26�� ' 3.509 people in 2000to I�� 2�54 0.499 people in 2018). 212O% 18%. � to15% � 10% 5% O% Under20 20-39 40-59 80+ Age Cohort ECONorthwest Ashland Housing Production Strategy 52 Race and Ethnicity Understanding the race and ethnicity characteriStiCS28 ioAshland ia important for understanding housing needs because people o1color often face discrimination when looking for housing. About 3,000people identify osarace or ethnicity other than White, non -Hispanic inAshland. Nearly 1,500people identify as Latino. Not shown inthe exhibit are the 18'O05people identifying ayWhite, non - Hispanic inAshland. Residents who identify ao Latino (of any race) account for 796of Ashland's population. The largest racial group in Ashland besides White, non -Hispanic are Two or More Races accounting for 396ofAshland's population. Not shown |nthe exhibit, is about 8696ofAshland's population and 81Y6ofthe JaokoonCounty'a population identifying as White, non -Hispanic. Exhibit 22.Population byRace/Ethnick&Ashland, 2O15-2O19 Source: u�Census Bureau, oo15-201swCS.Table eu30o. 1,600 1,400 1,200 1,000 oon vuo 400 uoo w* 134 m Some Other mauve wmnncan Race alone Hawaiian Indian and and Other Alaska Pacific Native omne wunum mo^n 614 394 296 M �� mnmo Asian alone Two o,More Latino (of American Races any race) Exhibit 23.Population Distribution byRace and Ethnicity, Ashland, 2O15-2019 u% a% 2m 1m 2m /m rw 0�� sumommeruavo BlackorAfrican Asian alone Two orMore Latino (of any a/mm xmm/oauwmne *amw ,ao4 mThe D�Census Bureau considers race and effmicity as two distinct concepts. Latino is an ethnicity and not arace, meaning individuals who identify as Lotirmmay bcof any race. ECONorthwest Ashland Housing Production Strategy 53 The share ofAshland's Exhibit 24.Change inPopulation bVRace and Ethnicity oa8Percent households that identified of the Total Population, Ashland, 2010 and 2015-2019 asLatino (of any race) Souxm�U.S.Consuo Bureau,2O1ODecennial CensuTable PO05O01,2O15 2019 increased fronm1'020 B050O2b|a AC3Ta. people in2O1Oto1.494 people in2010,consistent a% with regional trends. a% 1% zm Vm Some Other Black o,African Asian alone Two o,More Latino (of any Race alone American alone xwoee race) ECONorthwest Ashland Housing Production Strategy 54 People with a Disability People with one or more disabilities have special housing needs because they may need housing that is physically accessible, housing that meets the needs of people with cognitive disability, or housing with specialized services. About 10% of Ashland's population has one or more disabilities (about 2,100 people). Exhibit 25. Persons Living with a Disability by Type and as a Percent of Total Population, Ashland, Jackson County, Oregon, 2014-2018 Source: U.S. Census Bureau 2014-2018 ACS, Table S1810. 9% cn 0% 8% Ashland Jackson County Oregon ®Ambulatory Difficulty M, Independent Living Difficulty Cognitive Difficulty mHearing Difficulty Self -Care Difficulty ®Vision Difficulty ECONorthwest Ashland Housing Production Strategy 55 Household Size and Composition Housing need varies byhousehold size and composition. The housing needs ofa household are different than those ofm On average, Ashland's households are smaller than Jackson County's and Oregon's. Ashland's average Exhibit 20.Average Household Size, Ashland, Jackson County, household size was smaller 0ragon,2O14-201O than Jackson County'sand Source: U.S.Census Bureau, 2O14-2018ACS5-yearestimate, Table 825010. Oregon's. ��.��6 F`ersons 2.41 Persons 2.51 Persons Ashland Jackson County Oregon Ashland had olarger share of one -person households compared tothe County and State' Exhibit 27.Household Size, Ashland, Jackson County, and Oregon, 2O14-2O18 Source: U.S.Census Bureau, 2014-2Oi8KCS5-yearestimate, Table B25010. 1006 n& Ashland Jackson County Oregon ECONorthwest Ashland Housing Production Strategy 56 Ashland has alarger share ofhouseholds with adults only that live alone orwith others (non-uuup|ns)than Jackson County and Oregon. About 19Y6ofAshland's households have children, compared with 259&of Jackson County households and 2596ofOregon Exhibit 2EiHousehold Composition, Ashland, Jackson County, and Onagon.2D15'2O1S Source: U.S.Census Bureau, 2015'201S&CS5-yearestimate, Table DPU2. [% Ashland Jackson County * Coup lesurham0eawith Chi Nmn Single Parents * Coup |emwith out ch||dren * Living Alone, with nr|aovoaorOther Adults without Children ECONorthwest Ashland Housing Production Strategy 57 Overcrowding Overcrowding occurs when the relatively high cost of housing either forces a household to double -up with another household or live in a smaller housing unit to afford food and other basic needs. An overcrowded household is defined by the Census as one with more than one person per room, excluding bathrooms, kitchens, hallways, and porches. Severely overcrowded households are households with more than 1.5 persons per room. Overcrowding can indicate that community does not have adequate supply of affordable housing, especially for larger families. Approximately 2.6% of all renter households (118 households) in Ashland are overcrowded. No owner households are overcrowded. Exhibit 29. Overcrowding by Tenure, City of Ashland, 2015-2019 Source: U.S. Census Bureau, 2015-2019 ACS 5-year estimate, Table B25014. 2_5% 2.2% 2.0% t 1.0% 2 0-5% 0.4% 0.0% 1-01 - 1-5 persons per room 1.51 persons or more per room ECONorthwest Ashland Housing Production Strategy 58 Household Income Income is one of the key determinants in housing choice and households' ability to afford housing. Income for residents living in Ashland was slightly lower than the Jackson County median household income and the state's median household income. Median household income or median earning data is available for many groups of people, as shown in the exhibits below, but is not available by sex at the city level. Median earnings is available by sex for the U.S. as a whole. On average, median earnings for males is $52,989, compared with $43,215 for femails, $9,774 less than males' incomes on average .29 Ashland's median household income ($56,315) was similar to the county's, but about $6,500 less than the state's median household income (Ml-11). Exhibit 30. Median Household Income, Ashland, Jackson County, Oregon, Comparison Cities, 2015-2019 Source: U.S. Census Bureau, 2015-2019 ACS 5-year estimate, Table B25119. Oregon Central Point Ashland Jackson County M edford Grants Pass Talent Phoenix 161&11�6 �--# # �## I 29 U.S. Census Bureau, 2019 ACS 1-year estimate, Table S2002. ECONorthwest Ashland Housing Production Strategy 59 4596ufall households in Ashland earned less than $50,000,compared to 47Y6ofJackson County households, and 4896of Oregon households. Ashland has more households earning $75.ODO+compared b) Jackson County. Exhib�31.Household |nconooDistdbuton.Ashland, Jackson County, �! Oregon.2D15O19 Source: U.S. Census Bureau, 2015-2019 ACS 5-year estimate, Table B19001. 30% Median household income Exhibit 32.Median Household Income byHousehold Size, Ashland, in Ashland tends to Jackson County, 2015-2019 increase with household Source: U.8.Census Bureau, 2815-2019ACS5-yearestimate, Table B1SO19 Note: Exhibit and peaks with �� to -- ' w Jackson County information providing additional context. Data for 8-and T'pemon person households. households was not available atthe City level, $120,000 �$1Do�oo — $80,000 � �so.nno �'_ � $40,000 $0 ECONorthwest Ashland Housing Production Strategy 60 |nAshland, households Exhibit 33.Median Household Income byAge with ahouseholder under Source: U.S.Census Bureau, 2O13-201gACS5-yoarestimate, Table B1B049. the age of4Gmake less $80.000 than the city median $7oono income.' Household income peaks poe $«u»»» between ages 45and 05 0 M. and declines after age 85. � $50'000 $40,000 $so'oon Z' $20,000 $zo'ouo C' All '25xonm csto^* 45to64 os+ *000e»o/dn mxux|anu q-Ja^uovncvvnty Forty-four percent of Exhibit 34.Household Income Distribution for Householders Aged 05 households with ohead of Years and Older, Ashland, 2015-2O1B householder aged Q5or Source: U.S.Census Bureau, 2O15-2019ACS5-yoarestimate, Table G19027. older earned less than 25% $50.0O0per year. 23% 21% ME 15% = No 14% 5% 0m NEEMmM MEmMEM <$25K $25K' $soK- $75K $100K- $150K+ $49x $74K $ssK $ouex ECONorthwest Ashland Housing Production Strategy 61 Latino and some other Exhibit 35.Median Household Income byRace and Ethnicity for the race alone households had Head ofHousehold, Ashland, 2815'2O10 incomes below the Cih/s Source: U.S.Census Bureau, 2015'201SACS5-yaarestimate, Table S1801. Nme:B|aok/A�oanAmer|oanAmerioan|nU|on/x|eskallobvuAuianand two nr ' ' median.' more races were not included for Ashland due to high margins of error. Black bars denote the potential upper and lower bound o[the estimate using the margin /f error reported bythe Census. $100,000 $/x,wo $50,000 $,n,0m $0 .� wmtem=e mac*mfri"" w"- Asian Alone o""°"m", r°v",m°." Latino*"' ove=n American Indian/Alaska Race Alone Races race) mon" Native Alone "m*wnd =Ja*"ono=nty ECONorthwest Ashland Housing Production Strategy —�� 62 Exhibit 36toExhibit 38 compare household income for POC households with White non - Hispanic households to show disparities in come levels. The income levels shown in these graphs are the same used throughout this report: • Extremely Low Income: Less than 3O%MFI • Income: 3O%ho5O%of2WFI � Low Income: 5O%to8O%u[MPI � Middle Income: 8O%tVI2O%of MFI � High Income: 1ZO%ofMFIormore Households headed bya Exhibit 36.Household Income byIncome Grouping POC'White non- person likely ho be low income Source: CHAG.Table 2 than the average Note: P0Ccategory includes Hispanic. household inAshland. aom About 48Y6ofhouseholds 63%62% headed byeperson 8fcolor 60% 52% had @Dincome below 80Y6 median family income compared to9796Of 40% 30% households with ahead of household who identifies 20% 14%13% 10% znmznm as White. w 8% uo%1D% �� a�m��N�� 0% � Extremely Low Very Low Income Low Income Mid die o,High |novmv Income xouyonn/uIncome byMedian Family Income Category NPOC E White alone, non -Hispanic Overall ECONorthwest Ashland Housing Production Strategy 63 Over 5OY6ofall renter Exhibit 37.Renter Income bvIncome Grouping for POC'White non - households make below Hispanic, and All Households, Ashland, 2O.14-2818 8096 K8F| (have |nvv. very Source: CMA5.Table 2. |o»v. or extremely |ovv Note: PnCcategory includes Hispanic. income). 50% 48%45% Sixty-two percent ofPOC renter households are low 40% `~~ 36% income compared tn54Y6 ofWhite households. 30% u1%2nm 2rm 15� 14%14% 10% 0% Extremely Low Very Low Income Low Income Middle orHigh Income Income Household income uyMedian mmnyIncome Category mPOC EiWhite alone, non -Hispanic xOveraU ` Nearly 7096ufPOC Exhibit 38. Comparison by Tenure and Income POC, White non - households are renters Hispanic, and All Households, Ashland, 2O14-2O18 compared to44Y6ofWhite Source: CHAS.Table 2. households. Note: P0Ccategory includes Hispanic. an% Over 4O96ofPOC 69% households that rent are low income. eo% 4sm 4om 44m 42m 40% ar% aa% 24% 25% 20% o% Romrm Low income Low income renters (o-ao%HAM n) (*e0%HAMF|) nPoo LqWhite alone, nur�-Hiupun|c mo"°mV EC0Northwest Ashland Housing Production Strategy 64 An analysis of housing market conditions and trends in Ashland provides insight into the functioning of the local housing market. The housing types used in this analysis are consistent with needed housing types as defined in ORS 197.303: Single-family detached includes single-family detached units,- manufactured homes on lots and in mobile home parks, and accessory dwelling units. Single-family attached is all structures with a common wall where each dwelling unit occupies a separate lot, such as row houses or townhouses. Multifamily is all attached structures (e.g., duplexes, tri-plexes, quad-plexes, and structures with five or more units) other than single-family detached units, manufactured units, or single-family attached units. This analysis groups multifamily units into two sub -categories: (1) duplexes, triplexes, and quadplexes and (2) multifamily units in buildings with five or more units per structure, Existing Housing Stock According to the 2014-2018 American Community Survey (ACS) from the U.S. Census, Ashland had 10,705 dwelling units, an increase of 1,634 dwelling units from 2000. Most new units built were single-family units. About 66% of Ashland's housing stock was single- family detached housing. Ashland had a larger share of multifamily housing than Jackson County. Exhibit 39. Housing Mix, Ashland, Jackson County, and Oregon, 2014-2018 Source: U.S. Census Bureau, 2014-2018 ACS Table B25024. 1 nno/1 80% 60% 40% 20% nol Ashland Jackson County Oregon m Single -Family Detached ESinggle-Family Attached Duplex, Triplex, Quadplex Multifamily (5+ units) Exhibit 40 shows the types of dwelling units by race and ethnicity in Ashland. It shows that households that identified as Asian Alone were most likely to live in single-family detached housing (78%). Households that identified as Black/African American Alone or Some other Race ECONorthwest Ashland Housing Production Strategy 65 Alone were most likely tolive bn multifamily housing.Ofany race, about 4I%ofthe households that identified aaLatino lived in detached Exhibit 4Oincludes anindication of margin oferror (the "vvbiaker"lines shown buthe . The number of people of color in Ashland is relatively small. Exhibit 22 shows that groups like Black mAmerican Indian include usmall number of people living in Ashland. Exhibit 40shows ahigh margin of error in the data for these groups, with either a long "whisker" line or an asterisk (+)toindicate that the margin oferrorexcmedm5O%(bndicating high uncertainty about the data). The point from Exhibit 4Nis that some people of color (no are more likely tolive bu multifamily housing than the Ashland average bnExhibit 39,which shows that 14% of households live in multifamily housing. Exhibit 4O.Occupied Housing Structure byRace and Ethnicity, Ashland, 2O14-2O18 Source: V/;.Census Bureau, 2014-2018ACSTable B25O32A}. Note: Margin oferrors marked with unasterisk (*) indicate the value exceeds 50%. m Asian Alone WhiteAlono Two mMore Am. Indian & EUuohnr Gomomher LotNo(ofany Races Alaska Native African Am. RacoAlon* race) Alone Alone sSingle-family detached nSingle-family attached Multifamily ECONorthwest Ashland Housing Production Strategy 66 H0U3jOg TeDUP2 Housing tenure describes whether o dwelling ieonnner-or Iothe 2Ul4-2Ol8 period,, about54% of Ashland's housing stock was owner occupied and 46% was renter occupied. Ashland's homeownership rate increased by two percentage points since 2000. Ashland had alower homeownership rate than Jackson County and The majority of homeowners (08Y6)lived in single-family detached housing. |ncomparison, less than half ofAshland's renters (4096) lived in single-family detached housing; over half lived insome form of multifamily hnua|ng(51Y6). Exhibit 41-Tenure, Occupied Units, Ashland, Jackson County, and 0rngpn.2O14'2O18 Source: U.S.Census Bureau, 2O14-2018ACS5-YemrEstimates, Table B240O3. 100% MrMaMMYWO ��_Wr. 80% � � � � {% — Ashla nd Jackson County Oregon Exhibit 42.Housing Units byType and Tenure, Ashland, 2O14-2O18 Source: U.S.Census Bureau, 2014-2O18ACSTable B25O32. MW um om Owner Renter m SinglefamOydetachm1 c-i Single-famUyauuchud ECONorthwest Ashland Housing Production Strategy 67 Ashland's homeownership rate increased with the age ofthe household. |nAshland, about Y596of householders sixty years of age nrolder owned their honnee. Households ofcolor are more likely torent their housing than White households. Exhibit 43.Housing Tenure byAge ofthe Head ofHousehold, Ash|end.2O15-2O1S Source: U.S. Census Bureau, 2015-2019 ACS Table B25007. 100% 60% n% '===�� '==�� es� —�=�==' u5to34yea Is. aoto44years 4utomeyears aoyears + Exhibit 44. Tenure by Race and by Ethnicity, Ashland, 2014-2018 Source: U/S.Census Bureau, 2014-2018ACSTable B25VO3A-1.Black bars denote the potential upper and lower bound ofthe estimate using the margin oferror reported hythe Census. Margin oferrors marked with enasterisk (*) indicate the value exceeds 50%. ^"". ...� mum 80% som 40% 20% om vhitealonn xsiaommm Twommwe xmmican mumor xwmeommLatinv(oxov races alone Indian and AM can race alone race) Alaska Native American alone m000 a Owner Occupied -P. Renter Occupied ECONorthwest Ashland Housing Production Strategy 68 Rent -Restricted and Emergency Housing There are 10 government -assisted housing developments in Ashland with a total of 267 dwelling units. Over three quarters of the 267 dwelling units (79%) are units with one- or two - bedrooms. About 26 of Ashland's rent -restricted dwelling units (10%) were larger units with three- or four -bedrooms. Ashland had approximately 10,705 dwelling units in the 2014-2018 period. Rent -restricted units accounted for about 2.5% of Ashland's total housing stock. In addition, the following government -assisted housing developments are under development or recently completed in Ashland: ® Snowberry Brook 2, which has 60 units of affordable housing ® Rogue Ridge, which has 30 units of affordable housing These new developments increase the affordable housing in Ashland by 90 units, bringing the total to 357 units of affordable housing in Ashland. Exhibit 45. Government -Assisted Housing, Ashland, 2019 Source: Oregon Health and Human Services, Affordable Housing Inventory in Development Name Total Affordable Units Studio 1-bedroom units units 2-bedroom units 3-bedroom units Chestnut Apts 40 8 28 4 As hl ey Senior Center Apts 83 29 54 Bridget Street 4 2 2 Chestn ut Apts 4 2 2 Grant Street Apts 2 2 Hyde Park 6 3 1 2 Parkview Apts 6 2 3 1 Snowberry Brook 60 12 38 10 Star Thistle Apts 11 11 Stratford Apts 51 17 29 5 Total 267 31 105 105 26 People experiencing homelessness in Ashland have access to 198 emergency shelter beds (84 of which are voucher/seasonal/overflow beds), 272 transitional shelter beds, and 538 permanently supportive housing beds. ECONorthwest Ashland Housing Production Strategy 69 Exhibit 46. Facilities and Housing Targeted to Households Experiencing Homelessness in Ashland, 2020 Source: Ashland's 2020-2024 Consolidated Plan. Households with Ad ult(s) and Children 57 69 247 Households with Only Adults 116 143 190 Chronically Homeless Households - - 68 Veterans 10 58 33 Unaccomoanied Youth 15 2 - Manufactured homes provide a source of affordable housing in Ashland. They provide a form of homeownership that can be made available to low- and moderate -income households. Cities are required to plan for manufactured homes —both on lots and in parks (ORS 197.475-492). Ashland has five manufactured home parks within its UGB. Within these parks, there are a total of 255 spaces (of which 21 spaces were vacant as of November 2020). Exhibit 11. Inventory of Mobile/Manufactured Home Parks, Ashland UGB, 2020 Source: Oregon Manufactured Dwelling Park Directory. Pines Mobile Home & RV 1565 Siskiyou Blvd Family 52 1 commercial Siskiyou Village 2799 Siskiyou Blvd Family 49 10 Employment Tolman Creek Park 215 Tolman Creek Rd Family 38 - Residential - Suburban Wingspread 321 Clay St Family 116 - Residential -Low Density Multiple Family Total - 255 21 ECONorthwest Ashland Housing Production Strategy 70 People Experiencing Homelessness According to HUD's 2021 Annual Homeless Assessment Report (AHAR), across the United States, the number of people experiencing sheltered homelessness has been decreasing since 2015, but the drop between 2020 and 2021 was steeper than in recent years.31 It is likely that some of this decline is due to COVID-related precautions that resulted in fewer beds available (due to the need to have more space between beds). Other factors include people being unwilling to use shelter beds due to health risks as well as eviction moratoria and stimulus payments which may have prevented people from needing emergency shelter. Pandemic -related disruptions to unsheltered homelessness counts made it difficult to determine if this population is increasing or decreasing in communities. Many communities chose not to conduct unsheltered PIT counts due to the risk of increasing COVID-19 transmission. While the communities that conducted unsheltered counts seem to indicate that this population did not increase, trends on unsheltered homelessness are known for only half of communities. The Oregon Statewide Homelessness Estimates 2021 report from the Oregon Housing and Community Services presented two counts in their report — estimated and reported counts. The estimated counts were developed to address concerns that data limitations imposed by the COVID-19 pandemic resulted in an undercount.31 This report uses the estimated count. The following exhibits provide more localized estimates of homelessness in Ashland's region Jackson County's Point -in- Exhibit 47. Number of Persons Homeless, Jackson County, Point - Time Homeless count in -Time Count, 2015, 2019, and 2020 increased by 31% from Source: Oregon Housing and Community Services and Annual Homeless 2017 to 2021. Assessment Report (AHAR) data. Note: OHCS reported two counts in 2021 - estimated and reported counts. This report uses the estimated counts. 633 Persons 712 Persons 831 Persons 2017 2019 2021 30 The U.S. Department of Housing and Urban Development (2021). The 2021 Am-tual Homeless Assessment Report (AHAR) to Congress. Office of Community Planning and Development. 31 The reported count for sheltered homelessness is what was collected/reported while the estimated count is the largest sheltered count reported during 2019-2021 in Jackson County. For unsheltered, the 2021 PIT count is not available for all counties, so the report modeled it by adding the predicted 2019-2021 change, determined through analysis of past trends and other homelessness data, to the 2019 PIT count. ECONorthwest Ashland Housing Production Strategy 71 \n202zLanestimated 831 people experienced homelessness inJackson County, the majority of which were unsheltered. Oregon Housing and Community Services presented two counts in 2O21-estimated and reported counts. The estimated counts were developed toaddress concerns that data limitations imposed bythe COV|D-19pondennio resulted inanundercount. This report uses the estimated count. About 1O%ofpeople experiencing homelessness inJackson County are in Ashland. From the 2O18-19school year tothe 2O18-2Oschool year, student homelessness decreased from :135 students to 125studcnta, o decrease of10students. 0fthe 125students in 2018-20axpehencing homelessness, 24were unaccompanied. Exhibit 48. Point -in -Time Homelessness Estimates, Ashland, Jackson County CuC'2017`2O21 Source: Oregon Housing and Community Services and Annual Homeless Assessment Report (Axn)dom. Note: OHCS reported two counts in 2021 - estimated and reported counts. This report uses the estimated counts. 'we 700 500 400 300 200 Q- 100 O 2017 201 INShaUemd fnUnuheltoned Exhibit 49.Students Homeless byLiving Situation, Ashland School District, 2018-2O1Sand 2O19-2O2O Source: McKinney Yento.Homeless Student Data. 1403U.1301 m *v w no um 120 140 xw Students Experiencing Homelessness w In Shelter -,,q Doubled -Up ' Motel/ Hote I M Unsheltered ECONorthwest Ashland Housing Production Strategy 72 Based onthe Oregon's Regional Housing Capacity Analysis, Ashland will need about 31Uhousing units to accommodate people experiencing homelessness inthe 2O2O-204Operiod. Exhibit 50. Estimate of Future Housing Need for People Experiencing Homelessness, Ashland, 2O2Oto2040 Source: From the Report Implementing aRegional xo Methodology in Oregon: Approach, Results, and Initial Recommendations by ECONorthwest, August 2020, New Units Needed for People Annual Average Experiencing Homelessness (2020- 2040) This section describes changes in sales prices, rents, and housing affordability buAshland and o comparison of geographies.0otb housing sale prices and rents have increased steadily in Ashland and the greater region over the last several years. Housing Sate Prices Ashland's median home Exhibit 51-Median Home Sale Price, Ashland and Comparison sales price was higher than Cities, November 2021-January 2O22 most other Southern Oregon Source: Southern Oregon Multiple Listing Service. subrnarkets. Jacliso wom Ashland pxwmm Eagle Point ro/ont East Medford Southwest Medford Central Point Northwest Medford � vmHeCity West meomm $o *uou,000 $400,000 $600,000 *eon,cwu ECONorthwest Ashland Housing Production Strategy 73 The median price ofahome inAshland increased 3396 from $415/}0Ointhe November 2O18to $55O,00OinNovember 3021. Increases inother comparable cities over the same period ranged from $OO.00O(Northwest Medford) to$14S.0OO (Phoenix). Exhibit 52.Median Sales Price, Ashland, and Comparison Cities, 2O18through 2O22 Source: Southern Oregon Multiple Listing Service. mrooK $/oox *soox *sno: $4unu ^x $4nox *000x t3oox $xsnx nxoox *umx $1uox West Medford —White City —Talent —Northwest Medford —Eagle Point —Phoenix —southwest Medford —East Mom^m —Central Point --*amaou �—Jacksonville ECONorthwest Ashland Housing Production Strategy 74 The median gross rent ioAshland was $iO85tuthe 2O15-2OI9 period,Lup6m)nz$582bu2OOO. However, additional research shows that asking rents for currently available rental properties LnAshland ioDecember 2O2Owere $1,l45to$I,56Ofor u2-bmdrnoznunit and $1,595to$1,995 for u3-bodc000uuniLaz According bothe 2015-2O18 Exhibit 53.Median Gross Rent, Ashland, Jackson County, Oregon, AC8.the median rent in and Comparison Cities, 2015-2O1A Ashland was similar tothe Source: U.3.Census Bureau, 2O15-2O19ACS5-yaarestimate, Table B25004. median rent inJackson County aaawhole. $1.400 32 CMP Real Estate Services, li-ic., December 2020. ECONorthwest Ashland Housing Production Strategy 75 Housing Cast Burden Financially attainable housing costs for households across the income spectrum in Jackson County are identified in In Ashland, a household would need to earn $137,000 to $157,000 (187% to 215% of MFI for a family of four) to afford the median sales price of a home in Ashland. A household would need to earn about $62,000 (85% of MFI for a family of four) to afford the median gross rent ($1,550). Exhibit 54. For example, a household earning median family income in Jackson County (about $73,100 per year)33 can afford a monthly rent of about $1,830 or a home roughly valued between $256,000 and $292,000 without cost burdening themselves. In Ashland, a household would need to earn $137,000 to $157,000 (187% to 215% of MFI for a family of four) to afford the median sales price of a home in Ashland. A household would need to earn about $62,000 (85% of MFI for a family of four) to afford the median gross rent ($1,550). 33 Note that Median Family Income for the region is different than Median Household Income (MHI) for Ashland (see Exhibit 27). MFI is determined by HUD for each metropolitan area and non -metropolitan county. It is adjusted by family size — in that, 100% MFI is adjusted for a family of four. MHI is a more general term. MHI includes the income of the householder and all other individuals 15 years old and over in the household, whether they are related to the householder or not. ECONorthwest Ashland Housing Production Strategy 76 Exhibit 54. Financially Attainable Housing, by Median Family Income (MFI) for Jackson County ($73,100), Ashland, 2021 Source: U.S. Department of Housing and Urban Development, Jackson County, 2021. Oregon Employment Department. ►f your ho (30% of t Then you $550 monthly re Social Se'curit: $17,410 F Because the local housing market cannot produce income -restricted, subsidized affordable housing at sufficient levels — and because it cannot often produce middle income/workforce housing without subsidy, many households in Ashland are cost burdened (as Exhibit 55 through Exhibit 60 show). A household is defined as cost burdened if their housing costs exceed 30% of their gross income. A household that spends 50% or more of their gross income on housing costs is said to be severely cost burdened. ECONorthwest Ashland Housing Production Strategy 77 Overall, about 4G9&ofall Exhibit 55.Housing Cost Burden, Ashland, Jackson County, Oregon households inAshland were and Other Comparison Cities, 2014-2018 cost burdened. Source: U.5.Census Bureau, 2014-2O188CSTables B230S1and B2507O. Ashland had ohigher share ofcost burdened households compared to Jackson County and the state. From 2OO tothe 3014 2018pehod'thenunnbenof cost -burdened and severely cost -burdened households increased slightly. Phoenix Talent Ashland Medford Grants Pass Jackson County Eagle Point Central Point Oregon m Severely cost burdened 9, Cost burdened Exhibit 5G.Change inHousing Cost Burden, Ashland, 2OOOLo 2O14-2O18 Source: U.S.Census Bureau, 2000Decennial Census, Tables H063and H0S4and 2O142018AC3Tables B250S1and B2507O. MSeverely Cost Burdened 2014-2018 U! Cost Burdened ECONorthwest Ashland Housing Production Strategy 78 Renters were much more likely tobecost burdened than homeowners in Ashland. About G3Y6ofAshland's renters were cost burdened u[severely cost burdened, compared to3196of homeowners. About 35%ofAshland's renters were severely cost burdened, meaning they paid 500 or more of their gross income nnhousing costs. Most households earning less than $50kare cost burdened. Exhibit 57.Housing Cost Burden byTenure, Ashland, 2014-2O18 Source: U.S. Census Bureau, 2014-2018 ACS Tables B25091 and B25070. 40% � Owners Renters Tota I m Severely Cost Burdened N Cost Burdened Exhibit58.Cost Burdened Renter Households, by Household Income, Ashland, 2O15-2O19 Source: U.S.Census Bureau, 2015'201SACSTable B25O74. 100% Cn ou% � 40% � 20% 47 {% Leeo1hun $20.000to $35.000to $50.008tu $75i000or $20.008 $34.999 $48.999 $74`999 more aSeverely Cost Buvden*U LACostBundened ECQNorthwest Ashland Housing Production Strategy 79 The difference in rates of cost burden for POCis smaller than inmany of Oregon's communities. Part ofthe reason for this may bcthe small population of POCinAshland. The difference inrates of cost burden for POC,both osrenters and owners, is smaller than inmany of Oregon's communities. Part ofthe reason for this may bethe small population ofPOCin Ashland. Exhibit 5Q.Cost Burdened for POC.White non-Hiapenio.and All Households, Ashland, 2014-2O18 Source: CHAS Table 9. 10% White alone, non -Hispanic POC -.7 Cost Burdened Overall Exhibit SO'Cost Burdened byTenure for P0C.White non-Hkspenio. and All Households, Ashland, 2014-201O Source: CHASTable S. sow 25% 20% 18% _- om N ---~~~- ------' mstavmonou Severely Cost Cost nummou Severely Cost Burdened ooxmneu Renter occupied Owner occupied npon 3wmuoalone, non -Hispanic ECONorthwest Ashland Housing Production Strategy 80 Exhibit 61 to Exhibit 62 show cost burden in Oregon for renter households for seniors, people of color, and people with disabilities.14 This information is not readily available for a city with a population as small as Ashland, which is why we present statewide information. These exhibits show that these groups experience cost burden at higher rates than the overall statewide average. Renters 65 years of age and Exhibit 61. Cost Burdened Renter Households, for People 65 Years older were of Age and Older, Oregon, 2018 disproportionately rent Source: S. Census, 2018 AGS 1-year PUMS Estimates. From the Report Implementing a burdened compared to the Regional Housing Needs Analysis Methodology in Oregon: Approach, Results, and Initial Recommendations by ECONorthwest, August 2020. state average. About 60% of renters aged 70% 65 years and older were rent 60% burdened, compared with 50% the statewide average of 48% of renters. 40% 300/0 20 10% 0% People 65 Years and Older Statewide Average mSeverely Rent Burdened n- Rent Burdened 34 From the report Implementing a Regional Housing Needs Analysis Methodology in Oregon, prepared for Oregon Housing and Community Services by ECONorthwest, March 2021, ECONorthwest Ashland Housing Production Strategy 81 Renters with edisability in Exhibit 02.Cost Burdened Renter Households, for People with Oregon were Disabilities, Oregon, 2O18 disproportionately cost Source: S.Census, 2otoxnS 1-year PUMS Estimates. From the Report Implementing a Regional Housing Needs Analysis Methodology in Oregon: Approach, Results, and Initial burdened. Recommendations uvscowortxwom.August oo2o. 70% m Severely Rent Burdened t Rent Burdened ECONorthwest Ashland Housing Production Strategy 82 M-M The City has conducted extensive engagement on housing related issues, including targeted outreach to students and low-income households. The full summary of recent engagement and community feedback is included as Appendix D. Based on the comments provided, it appears that off -campus housing in Ashland for SOU students is generally expensive and difficult to find. Many students are struggling to afford housing and are forced to take on multiple jobs or rely on financial aid in order to pay for rent. Some students have resorted to living in hotels or with roommates in order to save money. There is a lack of affordable apartment options in the area, and the high cost of rent often forces students to choose between affording housing or transportation. Some students have also reported being evicted or scammed while searching for housing on websites like Craigslist. Additionally, the feedback received indicates there are a number of unhoused college students in the area who are couch surfing or living in hotels due to the high cost of rent. It is suggested that increasing the supply of housing options in Ashland could potentially lower prices and make housing more affordable for students. Similarly, respondents to community questionnaires administered through an online format, through tabling events, and at the Annual Rent Burden forum, also identified housing price as the most pressing housing issue in Ashland. ECONorthwest Ashland Housing Production Strategy 83 This appendix presents applicable key terms used in Ashland's Contextualizing Housing Needs report. Per the Department of Land Conservation and Development, the following key terms will be incorporated into the Definitions section of OAR 660-008 (if they are not already): ® Consumers of Needed Housing: any person who inhabits or is anticipated to inhabit Needed Housing, as described in the definition of "Needed Housing" in ORS 197.303. Housing Production Strategy Report: the report cities must adopt within one year of their deadline to complete an updated Housing Capacity Analysis, pursuant to OAR 660-008-0050. Housing Production Strategy: a specific tool, action, policy, or measure a city will implement to meet the housing needs described in an adopted Housing Capacity Analysis. A Housing Production Strategy is one component of a Housing Production Strategy Report. Needed Housing: housing types determined to meet the need shown for housing within an urban growth boundary at particular price ranges and rent levels, including (but not limited to) renter and owner -occupied attached and detached single-family housing, multifamily housing, and manufactured homes. Producers of Needed Housing: developers, builders, service providers, or other persons or entities providing materials and funding needed to build housing. Producers of Needed Housing may include non-profit organizations or public entities. Unmet Housing Needed: occurs when housing need determined pursuant to subsection(3)(b) is greater than the housing capacity (i.e., buildable, residential land is insufficient to accommodate demand for housing). ECONorthwest Ashland Housing Production Strategy 84 Appendix B: Trends in Gentrification and Displacement Risk This appendix presents an analysis of trends in gentrification and displacement risk developed for Ashland as part of the HPS. DATE: July 18, 2022 FROM: Beth Goodman, Emmanuel Lopez, and Justin Sherrill SUBJECT: Trends in Gentrification and Displacement Risk in Ashland As the City of Ashland sets the stage for its Housing Production Strategy, staff are interested in understanding current trends in gentrification and displacement risk in Ashland. The Housing Production Strategy Project Team will use this information to inform potential actions that the City could take to mitigate the risk that the city's most vulnerable populations would be displaced from their housing. The initial, high-level results of our analysis reveal that: Highway 99 is a dividing line when it comes to socioeconomic vulnerability. In general, more vulnerable and gentrifying areas are to the north of the highway, and more stable or very late -stage gentrified areas to the south. Most Ashland residents live in neighborhoods that are not currently at risk of gentrification. Approximately 90% of households live in tracts that are either already gentrified or have remained demographically and economically unchanged since 2010. Ashland has a substantial number of households that are at -risk of displacement and vulnerable, especially in the northern parts of the city. 39% of Ashland households live in tracts that display high rates of socioeconomically vulnerability and risk of displacement should gentrification start occurring, such as people with less than a Bachelor's degree, Hispanic population, and People of Color. In the following sections, we will examine results and trends in further detail. An overview of the methodologies used in this analysis are within this memorandum. ECONorthwest Ashland Housing Production Strategy 85 0 0 ECONorthwest conducted this analysis by combining two parallel models that look at 1) where the city's most socioeconomically vulnerable populations are currently clustered and (2) where gentrification has been most rapidly advancing within Ashland since 2010. Within the socioeconomic model, we designed a model that identified the Southwestern Oregon region's most disproportionately cost -burdened demographic groups (such as households with children present or households with people of color, or households with people with a disability) using 2016-2020 ACS PUMS data, then compiled Census tract -level estimates of these demographic groups. Within the gentrification model, we used Dr. Lisa Bates' 2018 gentrification and displacement methodology that the Portland Bureau of Planning and Sustainability (BPS) used for the city of Portland, which identifies areas in different stages of gentrification, from stable (low risk of gentrification) to early -stage gentrification to late -stage gentrification. The data we used was similar to the data Dr. Bates used but shifted over a few years for ease of accessibility, for example: rather than using decennial census, we used American Communities Surveys for the years of 2006-2010, 2011-2015, and 2016-2020. For housing market conditions, we utilized Property Radar data to capture median sale prices within a census tract for the years of 2010 and 2020. Exhibit 63. Bivariate Analysis Outline Socioeconomic + Gentrification = Bivariate vulnerability risk results ECONorthwest Ashland Housing Production Strategy 86 Socioeconomic Vulnerability Methodology In this part of the analysis, ECONorthwest answers the question, "Who is most likely to be displaced if housing market conditions were to further appreciate in price or stay the same?" We began with identifying groups that are inequitably burdened by housing costs, meaning that these groups have higher rates of cost burden compared to all households. First, we developed a weighted vulnerability indexing analysis, based on Oregon's 2019 Public -Use Microdata Survey (PUMS) data at the state level to identify demographic groups that are unequally burdened by housing costs. This means that a given group's share of the state's cost - burdened households is greater than its total share of all state households. For example, households with a Hispanic/Latino head comprise 8.6% of the state's households, but 13.4% of the state's cost -burdened households — a difference of 4.8% points. Our analysis identified six demographic groups that were most disproportionately burdened: ® Households with children present ® People of Color (neither White non -Hispanic, nor Hispanic/Latino people are included in this group) People of Hispanic/Latino origin, any race People five years and older with limited English proficiency (LEP) People with one or more disabilities People 25 years and older who have an educational attainment of less than a Bachelor's degree Disproportionate cost burdening varies across the state. To capture this variation, ECONorthwest compared disproportionate cost burdening among these groups for six geographic areas of the state and compared levels of disproportionate cost burden among the demographic groups for Census tracts in Ashland with state and regional results.35 The result of this analysis is identification of Census tracts with lower and higher percentages of people in vulnerable groups. Census tracts with higher vulnerability levels would indicate places where it is more likely that not only current, but where future housing cost burdening and possible displacement are more likely to occur. 35 ECONorthwest rank -ordered vulnerable demographic groups by six geographic areas of the state. We used the rank (1 through 6) as a weighting factor. Based on this rank -ordered list, we next used tract -level 2019 ACS estimates of all six demographic groups to calculate each tract's percentage of its region's total number of vulnerable groups. This share was then converted to decile ranks, and each decile rank was multiplied by the rank -ordered weighting factor, These "scores" were then summed for each tract, with total scores ranging between 21 to 210. Lastly, this score was then divided by the maximum possible value to compute a more intuitive percentage value, with "100%" indicating tracts with the highest levels of all vulnerable demographic groups. ECONorthwest Ashland Housing Production Strategy 87 ECONorthwest Ashland Housing Production Strategy 88 Gentrification Et Displacement Methodology Gentrificatfon has many definitions such as "a process of neighborhood change that includes economic change in a historically disinvested neighborhood —by means of real estate investment and new higher -income residents moving in — as well as demographic change — not only in terms of income level, but also in terms of changes in the education level or racial make-up of residents. "31 This analysis uses the methodology developed by Dr. Lisa Bates at Portland State University in tandem with the City of Portland's Bureau of Planning and Sustainability (BPS) in their "2018 Gentrification And t"117 The analysis identifies Census tracts in Ashland where gentrification is taking place or may take place in the future. These tracts where place -specific ordinances and location -specific research can serve to protect vulnerable populations and determine how much the data matches the lived experience of residents on the ground. The Gentrification and Displacement Risk Analysis methodology used in this analysis mirrors closely to what BPS and Dr. Lisa Bates utilized in 2018 with an additional typology, explained below.31 The analysis considers the following characteristics:31 ® Vulnerable populations are ones with: High rates of renting households relative to the region Large shares of communities of color relative to the region Large shares of adults (25 years and older) without a four-year degree relative to the region 36 Chapple, K., & Thomas, T., and Zuk, M. (2021). Urban Displacement Project website. Berkeley, CA: Urban Displacement Project. ** The Stable — Low Vulnerability typology was developed to show tracts that have historically not had a vulnerable population (between 2010 and 2020) while also experiencing low amounts to no demographic change. 37h1 previous anti -displacement in gentrification analysis, Dr. Lisa Bates of Portland State University and BPS used a large sample of 168 census tracts (as of 2019 Census Tract estimates) to measure and compare statistics. In this analysis ECONorthwest sought to maintain consistency with the previous methodology. Given that the City of Ashland has just 9 tracts, we used regional level data to calculate the baseline statistics for each of the indicators of gentrification and social vulnerability analysis. We compared Ashland against the regional analysis. The intention behind this was to provide a more robust picture for what the City of Ashland should compare itself to. It would not have been effective to compare the city of Ashland to the city of Medford or Grants Pass, but instead to compare it to the entire region to provide a more accurate depiction of housing market conditions, socioeconomic vulnerability, and other considerations in the analysis. 11 The methods used by ECONorthwest draw from the work of Dr. Lisa Bates and BPS, but used the observation years of 2010, 2015, and 2020 for both Census and American Communities Surveys years. 39 More information about the definitions for the "Vulnerable Population", "Demographic Change", and "Housing Market Condition" can all be found in the 2018 report here. ECONorthwest Ashland Housing Production Strategy 89 Large shares of low-income households (below 80% Median Family Income) relative to the region Demographic changes (over the last decade or so) require three of the following four conditions being true or the two bolded were true: Share of homeowners increased or decreased slower than the regional average Share of white population increased or decreased slower than the regional average The share of adults with a four-year degree increased faster than the regional average Median household income increased faster than the regional average ® Housing market conditions are Census tracts with the following conditions: Adjacent tracts: - Had low or moderate 2010 home values/rents - Experienced low or moderate 2010-2020 appreciation (or 2015-2020 rental appreciation) - Touched the boundary of at least one tract with high 2020 values and/or high 2010 appreciation (or 2010-2020 rental appreciation) Accelerating tracts: - Had low or moderate 2020 home values/rents - Experienced high 2010-2020 appreciation (or 2010-2020 rental appreciation) fl Appreciated tracts: - Had low or moderate 2010 home values/rents - Had high 2020 home values/rents - Experienced high 2010-2020 appreciation This analysis of change (in populations, demographics, and housing markets) over time is completed at the regional and Census -tract levels, rather than at the household level. A basic limitation of census and ACS data is that they cannot provide longitudinal data on individual households between surveys (e.g., over +10 year spans of time). Whether or not low-income families in Ashland have been displaced from other neighborhoods in that time (tracts labeled Late: Type I or Dynamic) requires a much deeper level of analysis and qualitative analysis done by either academics or the City. Exhibit 64 shows a summary of the typologies used in this analysis. They are: Early -Stage Gentrification. These tracts have not started to gentrify or show early signs that they could be gentrifying. ECONorthwest Ashland Housing Production Strategy 90 Susceptible. These tracts have higher shares of vulnerable populations but have not yet experienced demographic changes. Their housing market sales and rents were low or moderate in costs, but they are adjacent to tracts whose housing costs are already high or are increasing rapidly. Early: Type 1. These tracts have higher shares of vulnerable populations but have not yet experienced demographic changes. Their housing market is still low or moderate in cost but has experienced high appreciation since 2010. Early: Type 2. These tracts have higher shares of vulnerable populations but have experienced demographic changes showing the loss of vulnerable populations. Their housing market is low or moderate in costs, but they are adjacent to tracts whose housing costs are already high or are increasing rapidly. Mid -Stage Gentrification. Dynamic. These tracts are currently undergoing gentrification. They have higher shares of vulnerable populations and have experienced demographic changes by losing vulnerable populations. Their housing market is still low or moderate in costs but has experienced high appreciation since 2010. Late -Stage Gentrification. These tracts have mostly gentrified but vulnerable populations may still reside in there. The housing market has completely shifted from low or moderate to high housing costs. Late: Type 1. These tracts have higher shares of vulnerable populations but have experienced demographic changes by losing vulnerable populations proportionally. Their housing market used to be low or moderate in 2010 but has appreciated rapidly since, and now values are high. Late: Type 2. These tracts no longer have high shares of vulnerable populations like they used to in 2010. They have experienced demographic changes by losing their once -high share of vulnerable populations. Their housing market is still low or moderate but has experienced high appreciation since 2010. Continued loss. These tracts no longer have high shares of vulnerable populations like they used to in 2010 or in 2015. The share of white people is growing and/or the share of people with a four-year degree is growing. Their housing market used to be low or moderate in 2010 but has appreciated rapidly since, and now values are high. Stable Low -Vulnerability Communities. These tracts are ones that have had historically low levels of vulnerable populations relative to the region (from 2010-2020). ECONorthwest Ashland Housing Production Strategy 91 Exhibit 64. Gentrification/Displacement Methodology 33=0 'I ,Early -Stage Gentrification ... ... ....... Susceptible . Yes No Adjacent ----- . .. .... Early, Type I Yes No Accelerating Early: Type 2 Yes Yes Adjacent Mid -Stage Gentrification - - : ", - --- -- -- -- --- ------ -------- - -- Dynamic Yes Yes Accelerating Late -Stage Gentrification Late: Type I Yes Yes Appreciated Used to be in 2010 or Late: Type 2 2015 Yes Accelerating Increasing share of white Used to be in 2010 or people and adults with Continued loss 2015 bachelor's degree Appreciated Stable - Low Vulnerability No No Any** What neighborhoods are at most risk of gentrification and disp[acement? The most at -risk neighborhoods are in the central east areas of Ashland, while the more stable, tow -risk neighborhoods makeup the rest. The majority of households (-90%) live in Census tracts that are stable and not showing recent signs of gentrification, while around 10% are in susceptible areas (see Exhibit 66). Only one tract in Ashland can be considered Susceptible (see Exhibit 65). Central Ashland (along the junction of Highway 99 and West of the Highway 66) have a census tract that is considered Susceptible to gentrification, meaning that it has a high share of economically vulnerable households while also being around census tracts that have had high rates of home sale appreciation or rent appreciation. Exhibit 65 shows Ashland's gentrification typology by census tract. ECONorthwest Ashland Housing Production Strategy 92 Exhibit 65. Gentrification Typology by Tract Source: ACS 2010, 2015, 2019 (5-year), RLIS, ECONorthwest, Bates/BPS 1k, Ashland Gentrification typology Susceptible Early: Type 1 Early: Type 2 Dynamic Late: Type I Late: Type 2 Continued Loss Stable - Low Vulnerability About 10% in Ashland live in one tract that is classified as in the Susceptible stages of gentrification, as shown in Exhibit 66. While this does not necessarily indicate that 10% of all households are at risk of gentrification, it indicates that the majority of Ashland shows signs of housing stability relative to its surrounding region. The tract in Ashland's northwest comer does contain a few dozen houses close to Highway 99, but the majority of this tract is within Talent and has therefore been omitted from our summary tables. ECONorthwest Ashland Housing Production Strategy 93 Exhibit 66. Total Ashland Households by Tract Gentrification Typology Source: ACS 2010, 2015, 2019 (5-year), RLIS, ECONorthwest Stable - Low Vulnerability 1 9,205(90%) >1 Late: Type 210 (0% 0) 0 0 CL >11 Late'. Type 1 - 0 (0%) Dynamic 0 (0%) (D Early: Type 210 (0%) Early: Type 110 (0%) I 1 1 4,000 8,000 1Z000 Households (2019) Neighborhood -Level Observations Results Gentrification can be quite a nuanced topic. While the data presents one story about an entire census tract, Ashland's neighborhoods that are in the process of being gentrified may be a much smaller portion of that Census tract. For Ashland, one tract falls under the definition of Susceptible. This typology is characterized by having high levels of economic vulnerability, low rates of demographic change, and having nearby tracts (called "adjacent" tracts) becoming more valuable (rents and/or sale prices appreciating quickly) between 2010 and 2020. This tract is one where the City may want to focus active monitoring to make sure that residents who are already cost -burdened are not forced to leave due to gentrification. Given that a portion of this tract is taken up by Southern Oregon University, this area is likely to have a high student concentration, both in dorms and student housing, as well as other households in Ashland. ECONorthwest Ashland Housing Production Strategy 94 Most tracts in and around Ashland are classified as Stable — Low Vulnerability. This typology is characterized by low levels of economic vulnerability, little to no recent demographic change, and a housing market that has already appreciated or has stayed relatively flat in the last 10 years. While the previous section provides information on how tracts in Ashland have or have not gentrified, based in part on the Dr. Bates[BPS methodology, this does not answer the question of which neighborhoods and demographic groups are most disproportionately burdened by housing costs. To address this issue, ECONorthwest developed a separate model (described on page 87) using ACS/census datasets to.determine which tracts in Ashland are most acutely and unequally burdened by housing prices — the implication being that, should trends hold, the most burdened households today will likely be the first to be displaced tomorrow. Tracts showing the highest levels of vulnerability are mainly clustered around Ashland's northern boundary. Exhibit 67 shows the results of the Socioeconomic Vulnerability model. These "high- vulnerbility" tracts contain the combined largest shares of the region's most disproportionately cost burdened demographic groups, such as people without a bachelor's degree or higher, people of color, and people living with one or more disabilities. Low -vulnerability tracts in Ashland are mostly found in the south and central areas of the city. Ashland's most vulnerable tract is one that spans along the north side of Highway 99, but the demographic groups that could be impacted by rising housing prices can be found across Ashland. Exhibit 67. Overall Socioeconomic Vulnerability by Tract Source: ACS 2010, 2015, 2019 (5-year), RLIS, ECONorthwest ECONorthwest Ashland Housing Production Strategy 95 99 L H U = Ashland Vulnerabile group concentration 11 High Medium Low Who is most likely to be displaced if housing market conditio housing market conditions continue to appreciate or stay the same? I Some interesting trends include a noticeable clustering of all demographic groups along Ashland's northeastern boundary, along with a higher POC, LEP, and Hispanic household shares in Ashland's central east neighborhood area. Exhibit 68 shows the results of our Socioeconomic Vulnerability analysis, broken out by each demographic group examined. Across the state of Oregon, having less than a Bachelor's degree was the strongest determinant of cost -burdened households. Ashland's largest vulnerable group is Less than a Bachelor's degree as well, though this group can also include relatively more financially secure elder or retired residents. ECONorthwest Ashland Housing Production Strategy 96 ExhibkS8. Vulnerable Group Concentration by Tract Children present Hispanic, any race LEP Less than Bachelor's degree With disability VU|nG[Gh||e group concentration .j Ashland ECONorthwest Ashland Housing Production Strategy 97 Exhibit 69 depicts the combined Socioeconomic Vulnerability model results in terms of number of households that reside in tracts with intersecting gentrification typologies and socioeconomic vulnerability groupings. For instance, we find that the most common intersection of our model are the 5,651 people living in Stable — Low Vulnerability tracts and having an educational attainment of less than a bachelor's degree. These demographic groups are not mutually exclusive, so many households would be counted in multiple groups (i.e., a POC individual with a disability would be counted twice). Exhibit 69. Estimated Households or Population by Vulnerability Group and Gentrification Typology Source: ACS 2010, 2015, 2019 (5-year), RLIS, ECONorthwest Stable - Low Vulnerability Continued Loss 0) >1 Late: Type 2 0 0 CL Late: Type 1 0 Dynamic 0 Early: Type 2 Early: Type 1 Susceptible Children Hispanic, LEP Less than POC With present any race (Population) Bachelor's (Population) disability (Households) (Population) degree (Population) (Population) Vulnerable Group Most socioeconomically vulnerable residents in Ashland are in the "Less than Bachelor's Degree" group, which falls in line with high degrees of housing cost -burdening across the state of Oregon. This sub -group is the most common within Ashland's Susceptible traCt,41 followed by Hispanic and POC residents. In Ashland's Stable — Low Vulnerability tracts, residents with less than a Bachelor's degree are again the most common, followed by households with children present and people living with one or more disabilities. 40 This tract contains Southern Oregon University and a high concentration of college students in university housing. ECONorthwest Ashland Housing Production Strategy 98 Where do areas with higher gentrification risk and vulnerable populations intersect? Highway 99 is a dividing line when it comes to gentrification and vuinerabitity. Ashland, along with portions of nearby Talent, contain significant amounts of the region's most vulnerable tracts when considering displacement risk, but only one tract in Ashland has been classified as Susceptible to gentrification. Interestingly, our model does not show an intersection between gentrifying and more socioeconomically vulnerable tracts in Ashland. Exhibit 70 shows areas with higher gentrification risk and areas with higher social vulnerability. ECONorthwest Ashland Housing Production Strategy 99 Exhibit 7O.Composite Gentrification O'Socioeconomic Vulnerability Risk, by Tract Indicators of higher gentrification risk include: ° high shares of low-income households, ~chen8inQ socioeconomic demographics as compared to the region • rising prices of houoingfor sales and rent Indicators of higher social vulnerability include: • higher shares of the region'a POCor Hispanic population w higher shares of the na8ion's population without bachelor's degree or higher Higher Social Vuln. Exhibit 71 provides more context about the risk for gentrification and the level ufsocial vulnerability bzExhibit 7O.The following describes the gentrificationrisk and social vulnerability at each comer mfthe matrix bzExhibit 71. = Top row, left side —inblue. These areas are atrisk u1 displacing existing populations but the populations inthese areas are generally less vulnerable amcompared bothe region. This may also indicate that neighborhoods nearby are experiencing appreciations {^pr ' ° Top row, left side — in dark grey. These areas are the highest risk of displacement of existing vulnerable population, such as lower -income households, people of color, Latino households, orother vulnerable populations. ECONorthwest Ashland Housing Production Strategy 100 Bottom row, left side — in light grey. These are areas with little risk of displacement and few vulnerable populations. Bottom row, right side — in pink. These areas have little existing risk of displacement but are home to vulnerable populations. Exhibit 71. Gentrification & Socioeconomic Vulnerability Risk Matrix T 0 Most Ashland residents live in neighborhoods that are not currently at risk of gentrification just over half (51%) of Ashland residents live in Census tracts that combine a low gentrification risk and a low socioeconomic vulnerability level. Exhibit 72 shows a more simplified version of the percentage of population in Ashland in each of the groupings shown in Exhibit 70 and Exhibit 71. 10% of Ashland households reside within a tract identified as at high risk of gentrification (either in early or susceptible stages), but this same tract does not display high rates of socioeconomic vulnerability according to our model. ECONorthwest Ashland Housing Production Strategy 101 � 39%ofhouseholds reside in tracts identified aauthi�ao�oe�onozu�r�kVf _ - displacement, but low risk of gentrification. Exhibit 72. Ashland Households Within Composite Gentrification & Socioeconomic Vulnerability Tracts Source: ACS2V10.2015.201S(5-ynar).RL|S.EC0Northwoat we- � o Low 5,207 Low Medium High Social Vulnerability Level This analysis shows that one central area of Ashland is in early stages of gentrification or at -risk of gentrification. As neighborhoods that were once low-income begin toappear aaappealing to new residents, itiaimportant to recognize that the people living in those neighborhoods may not have the same economic opportunities as the people moving in. For the City of Ashland to validate what iehappening on the ground, it is important to consider neighborhood characteristics and design community charcUeotu accurately represent what change looks like tothe residents there now. Ashland may want totake steps tofurther understand potential for gentrification and potential displacement of vulnerable population, such as conducting additional research about areas at risk for gentrification to better understand the demographic characteristics ofpeople who may bedisplaced. JECONorthwest Ashland Housing Production Strategy 102 The HPS may include actions to preserve existing affordable housing, stabilize households, and prevent future displacement and gentrification. ECONorthwest Ashland Housing Production Strategy 103 Appendix C. Housing Devetoper Interview Summaries This appendix summarizes the interviews conducted as part of the Housing Production Strategy with stakeholders in the Ashland development community. DATE: September 12th, 2022 TO: Brandon Goldman, Linda Reid, City of Ashland FROM: Kaitlin La Bonte, Mackenzie Visser, ECONorthwest SUBJECT: Summary of Developer Interviews FWAT ECONorthwest collected input from stakeholders in Ashland, including developers, builders, planners, and architects. The goal of these meetings was to collect feedback on potential strategies and get insight into development barriers in Ashland. Five interviews were conducted over the course of August, 2022. Interviews were conducted in a semi -structured interview style, where conversations included the following topics and questions: Barriers to development: ® What are the biggest challenges to development in Ashland? Are there specific barriers to housing development you've encountered in the development code? Are there specific barriers to housing development you've encountered in the review process? Initiatives proposed in the HPS, including: ® Encourage development of low- and moderate -income affordable rental housing. ® Increase opportunities for affordable homeownership. • Encourage development of income -restricted affordable housing units. ® Preserve existing of low- and moderate -income affordable housing. ECONorthwest Ashland Housing Production Strategy 104 Potential strategies, including: Increasing development capacity of MFR dwellings through changes to the Land Use Ordinance. Disallowing SFD in High Density R-3 Zone. ■ Implementing the Multiple Unit Property Tax Exemption (MUPTE) to support multifamily or affordable housing. Exploring the potential of Inclusionary Zoning, Establishing a Construction Excise Tax. Evaluating using Urban Renewal. ;41�11111 E=J Key feedback and themes from the stakeholder interviews are summarized in the table below: Stakeholders agreed ® There is a shortage of available land to develop on in that the cost of land Ashland, pushing up land prices. in Ashland was a ® The price of land is a major barrier to development in the major driver of City, leading to increased housing costs. development costs. ® Existing land can be difficult to build on due to slope, solar ordinances, wetlands, and other factors. Some administrative ® The pre -application waiting period can be a barrier to processes create development. An expedited permitting process for barriers to experienced developers could shorten the development development. process by several months. ■ Increased communications between City departments (such as engineering, permitting, etc.) could facilitate the application process. ■ Planning Commission procedures, such as reviewing planning decisions only once a month and delaying adoption of findings until a second hearing, add substantial time to review procedures. ■ Additional City staff could facilitate development by expediting review times, helping developers navigate the code, and providing other supports. ECONorthwest Ashland Housing Production Strategy 105 Decreasing SDCs could incentivize development in Ashland. Parking requirements Certain code requirements create de facto density limitations. Certain code requirements create confusing and unpredictable review Stakeholders agreed that housing costs were too high for many Ashland households. Stakeholders gave g mixed feedback on the City's performance. • Stakeholders felt that SI)Cs were a barrier to providing affordable, workforce, and multifamily housing. • Respondents believed that SDC fees and permit fees are more expensive than neighboring jurisdictions, which may deter development h-i Ashland. • Parking minimums add to development costs. • Two stakeholders cited the Solar Ordinance as a requirement that limits buildable area on a site. ■ One stakeholder mentioned that driveway spacing requirements as a barrier to density. ■ Other limitations on density that stakeholders cited included tree preservation requirements, stormwater retention facility requirements, requirements for gravel barriers around houses, and the lot coverage limitations in woodland zones. ■ Stakeholders cited the annexation process, the solar ordinance, the modified flood zone, and street standard requirements as challenges to. navigating Ashland's development code. ■ Stakeholders generally agreed that building more affordable and workforce housing is an important priority for the City. ■ Stakeholders generally supported increasing density and vertical development in Ashland, but recognized the difficulties associated with doing so. ■ Two stakeholders expressed they would like the City to use more of the zoning and urban planning tools at its disposal. ■ Two stakeholders expressed that they were satisfied with the work the City is doing, especially compared to neighboring jurisdictions. Urban Renewal ■ Two stakeholders were engaged with Urban Renewal efforts in other jurisdictions and reported that it was helpful in facilitating development. ECONorthwest Ashland Housing Production Strategy 106 ■ Another stakeholder was not confident that Urban Renewal would be successful in Ashland and felt the City should focus more on other strategies. ADUs ■ Under current conditions, ADUs are generally not feasible to develop as rental units, as high development and materials costs require higher revenues to pencil. ■ Requirements for separate water meters, sewer, power, and storm systems for ADUs drive up costs. ■ Reducing SI)Cs based on size could encourage ADU development, Annexation ■ Two stakeholders mentioned the Grant Terrace project and felt it was a positive development for Ashland, though noted the challenges involved in the annexation process. ■ Multiple stakeholders felt easing the annexation process could increase the amount of buildable land in Ashland, lowering costs. Some stakeholders felt the City should annex additional land to increase development, rather than increasing density. Increasing ■ Two stakeholders felt increasing lot coverage allowances development capacity would support development. of MFR dwellings ■ Two stakeholders doubted whether this strategy would have through changes to much of an impact because there is not sufficient demand for the Land Use higher density MF developments Ordinance Land banking ■ One builder expressed interest in building more workforce housing if they could do so feasibly and would be interested in partnering with the City if the city had land available. To promote housing ■ Evaluate opportunities to streamline development review. development Increase Cottage Housing SF allowances to 850 feet. The 800 SF maximum limits flexibility for an amenity such as a 1/2 bath or powder room, and limits tenant type to single users and not families or single adult and one child. ■ Allow temporary residential use of future commercial spaces to provide affordable housing while the market adjusts. It ECONorthwest Ashland Housing Production Strategy 107 To encourage density To increase feasibility of ADU development can be difficult to get financing for commercial spaces, limiting overall mixed -use development. Push for Vertical Housing Tax Credits in all R-3 and Mixed - Use Zones, including the Downtown, by eliminating unnecessary regulation and providing staff assistance with the application materials; Review the code for unintended barriers to density. Amend code to increase "lot coverage" allocations with ADU proposals. For instance, allow an extra 15% of lot coverage for ARU's less than 350 sq. ft. Reduce or eliminate current building separation requirements for structures on the same lot, specifically main house and ARU units ECONorthwest Ashland Housing Production Strategy 108 Q) (U bb UO u u CQOcn r cn C3 U) n u cn 0 LO 00 ON co u bJO 75 C5 (U O ral u bJD cn tt co M m U) a U) CA Q) 0 bfj O v v v v u cn (U V� '-0 r, cu u tj bf bf tj W 14� nz� m C) U u CD o CD C,4 cz 4.1 CU u -05 5 W > ed b.0 u (U V) C/3 (u U M41 U u b�O bJ3 o U� o O En > cn 14� 14--4 LO m b,O b�O 14� 0 o r 0 (A Cl) cn (u Q) M u cu > u u 0 0 0 r-1. 0 C) CD - an (14 CD QJ ft 7H N di LO 't bn W b�o u bJ� b�O bO .5 cn 7j Q) w (U Cal x Tj bf, (75 bi u u ru 14 -q C) Cu cG 4.1 cu O 14 as CU bO 4-1 55 C'n Cl) bl� 41 bb cz Cf) bb bO NO CA � M u V) > U) o (2) 175 (a) -- CU 14, 7� (U (U u m CD CD C) C) CDN CIA cq N N C11 C) N cq cq Lf) a 't cq C:) CD ON ON 01\ 11:5 In ra, 75 C) go 0 co ra UO fD m 0 U) bt up U) m OC) 110 CIA C) CC) O t�l U v co 1G ITJ- Qj 61 bf bf. bf bf tj Ln 0 bJD C) It M Cl) 0 —& CA Q'i C) 4 .0 CA (u .2 4D 7 E bO bO Cl) 4.1 ra, 4,11 -rl U cu m r lk 4" 0 bJ� ce) 75 C) CZ P, bt > 0 C/) 0 C)14� — 0 0 '4� sO 14-4 u u O -C- m m N CIA N N N C\l N CD C:) C=) CZ) cq CD C\l C) N co CY) It U) CD U-) (Z) 00 C) 00 CD co C=) cn C/) b�O ND >1 0 (z 0 u � >' 0 P, � S_- t-- 0 0 14, 14— U) 14� C73 cam. ° LO 7� biD ii ° ii cli bO cq CD CIO 65 M ca m w cn rc QJ tj bi bf, CIS by LO cf) al 7j— ITJ— 0 73 O ti 75 (U uj bb bb 0 75 u u 4. U 1-0 H w 4 4� U� ;-4 () cn bO ca U b,OQ bO M 4-1 cs cz O 0 N 0 75 CD N 75 (z CD 7i b-O > -�5 cf c, bjJ cn .d CJ cn > pP4 cz cn u P- En u u P. P 75 N O U P.— r-H CD C:) N U*) C:) CD b-0 tlo C-A 7� b�O by .(n cz 175 C\l u ul a) N P. bC 4.1 4.1 bO 75 (u UJ ul (U C) C) ON ct CD bJ� Ll L-1 cz 0 (U II II II II bJO 0 o biD U) 0 cn > 'ncn b�D b�D a) U) b�O u 7) Q) 0 CC, bjD bJD �t r� Q) b v tcS bl w W bf (u 0 nzi U) > >cz 0 0 0 0 bo u -M cw tom! W cl) > (U C/3 cl) rq ft cr, (U s� 110 7� (z 4-1 M bJO w ra, r. u tt co 4-1 u bz C) cz U-)n (z w p US as U'l C) (U cn cn O (U C) C-1) cn Cj) W � .�, cn (z U u bJD u LO Lr) cq m Lr) CZ ca O 7:5 cz cn W cn m u C) C) cn u 0 > u 00 00 ON rn 00 cq cq CA N LO ct'00 O CD rq N m ON CD cz bjJ b-O bt bO bjo b.0 a bO bC to cn (U u O w 0 p 0 C) —W 0 (U cu 0 (1) :2 cz 0) C) 4.1 41 Cr II II Q 'Ell �a u u CI U'l cn cG 7� n:5 10 bl bf u u V) 7-j cz -Z:5 TS (2) M M (n btD cn a) tt Cl) tO m (a) Wb cn (L) . cn bio w N� b�o CA u m;5 .5 cn u 41 ;:5 V3 4.1 4-1 4� 0 75 U bO R (1) GO u cn u m bO u 7:5 u bO -0 C�5 cz �l > 75 cn 17:5 0 u 7� .Q �n ILI cn ON cq cq rq 75 cq O LO M \10 00 Ti 75 Li O bA M Q) vu>' bfJ u bO 0 44 41 141 Cl�14� 14, ;-4 bO b (z C) 4ccS '41 bO bO- 141 u r, 45 cn bO bO CA 0 75 �, cn r. o ;� u u U-) C) 14, 4t 41 4cf�j 0 4� bO > C) C:) tO m CU a) > C) � U bjO YJ (U Q) bt M ?" r. m C:) C) <U C) au > 14� rh C/I Im" 29 >1 u C) u bO b 'o 4t bO 0 bO —Ct — w -S b C) cabOUl Rt b.0 (U bjO Z4,O 0 14� bO m 14-4 0 0 14-4 u 4-1 bO cl) 4-1 u bJO bt cz ate_, as s2). CD bO cn � 4� (U u bO to bO O M (1) C) u cn .- 0 In 'm bO 41 cn 0, -11, T- j cu 00 Fl > OR as N Vo YJ 4� ON UO 175 cu cu a) a) b,� b.0 b-0 (1) 44 u bC (t (D -4 U (Z cz bJ3 bO (D 0 a) rq C14 rqCZ) 00 cz o > 0 Contents Summary of responses 2 11wwwoponNwnhu||.c*m/1208I Created with VpenGov|October G\2O22. 8:55&M Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. &smfOctober 17,2022,8:55 AM, this forum had: Topic Start Attendees: 339 August 24.2O22. 3:28PIM Responses: 236 Hours of Public Comment: 11.8 QUESTION |nwhich type ofhousing dmyou currently live? 0/0 Count Apartment 20.496 48 Dupux 2.896 6 Townhorne 7796 18 Single Family Home 56.296 132 Condominium 1.796 4 Manufactured orMobile Home Park 5.1% 12 Recreational vehicle, travel trailer � 1.3% 3 Group Housing (i*Dormitories, Senior Assisted 1.3% 3 Living, Supported housing) � Currently un-housed(tent orcar camping, etc. \ 13Y6 3 Living intemporary ortransitional housing for 2696 6 unhoused persons Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. QUESTION 2 How long have you lived in Ashland? % Count 2 years or less 20.4% 48 3-5 years 19.1% 45 6-10 years 15.7% 37 11-20 years 16.2% 38 More than 21 years 28.5% 67 QUESTION 3 Which of the following best describes your current housing situation? % Count Homeowner ME= 52.6% 123 Renter 32.5% 76 Living with others and contributing to rent or 9.0% 21 mortgage payment Living with others but not paying rent or mortgage 2.6% 6 Living without regular or stable shelter (i.e. 3.4% 8 camping, living in vehicle or RV/travel trailer, couch surfing, living in a hotel , etc.) QUESTION 4 What barriers have you personally faced when renting or buying housing in Ashland? (Select all that apply) 3 1 www.opentownhall.com/12081 Created with OpenGov I October 17,2022, 8:55 AM Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. 0/0 Count Price range: There are no available rentals or 91796 166 properties for sale within nnyprice range Size: Housing that isavailable isnot the right size 29.396 53 for noyneeds (ie.not enough bedrooms or bathrooms) Housing purchase: financing requirements were 22.1% 40 too difficult toqualify (cr*dit.income, down payment, association dues) Housing purchase: Lost competition between 19.396 35 multiple bidders to purchase horne, or out -bid by cash -offer Housing rental: Lost competition between multiple 40.996 74 rental applicants Housing rental: Problems with credit history or 7296 13 rental history such as prior evictions Housing rental: Not able toafford application fees, 33.1% 60 required first & last rnonth'srent, and/or security deposit Housing rental: Rental only available for ashort 22l96 40 time, seasonal, not full year, short term lease Housing rental: Pets not being permitted nr 43.1% 78 insufficient space for pets Discrimination: Denied housing due toany ofthe 1I.696 21 following: physical disability, mental health status, having service aninna|, raom, national origjn, aex/gender.sexual orientation orgender identity, age, religion, orsource ofincome QUESTION Ofthe barriers listed above which one doyou think isthe biggest problem in Ashland? (pick one) % Count Price range: There are noavailable rentals or properties for sale within my price range 41www.opuntownhaU.00m4208I Created with OpenGov|October 17,2022 8:55AN Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. Size: Housing that isavailable isnot the right size for rnyneeds (ienot enough bedrooms or @ bathrooms) Housing purchase: financing requirements were too difficult toqualify (credit.income, down � payment, association dues) Housing purchase: Lost competition between multiple bidders to purchase home, or out -bid by cash -offer Housing rental: Lost competition between multiple rental applicants � Housing rental: Problems with credit history; or rental history such msprior evictions � Housing rental: Rental only available for ashort time, seasonal, not full year, short term lease � Housing rental: Pets not being permitted or insufficient space for pets � Discrimination: Denied housing due to any of the following: physical disability, mental health status, � having aservice animal, race, national origin, sex/8ender.sexual orientation orgender identity, age, religion, orsource ofincome 4346 B 3396 7 QUESTION Please provide any additional comments you would like tmshare regarding barriers tufinding safe, quality, and affordable housing you have experienced within Ashland (optional). Answered 102 Skipped 134 QUESTION You've got 15 dots tw'apend'-PUmasespemd them on prioritizing the following housing issues with more dots spent on the issues most important to you. 5| U.00m/12081 Created with OpenGov|October 17,2O22. 8:55AM Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. 0/0 Count Accessibility for persons with disabilities, ADA 3.8% 13I compliance � � Cost ofHome Ownership / Buying aHome 17.7% 607 Cost torent housing 23.896 817 Discrimination inhousing � 3.896 132 Energy efficiency/environmental impact 6]96 218 Housing type options and availability 8896 335 Lack nfhousing for persons who have jobs in 16.496 563 Ashland, "workforce housin0" Safe, healthy, well -maintained housing 5.996 204 Too little growth, promote more new construction 6.396 218 Too much growth, reduce new construction 2.8% 95 QUESTION Look at the strategies listed below and indicate whether you think that idea would improve housing options for residents of Ashland: Allow more "Umf iUl,~and "denmDy,°allow building dwellings mmsmaller lots, closer together, etc. 9t Count significant positive difference NMI= 40.396 94 some difference little or no difference :1 51www»pnnkvwnha|inom/1208I Created with 8penGov|October 17,2022 8:55NN Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely'accepted solutions can be created. NOT67-672"I I 0/0 Count 4.7% 11 Areas zoned for multifamily and high density housing (like apartments or townhouses) should not allow new single-family housing construction in those zones. % Count significant positive difference 42.1% 98 some difference 28.8% 67 little or no difference 12.9% 30 No Opinion 10.7% 25 Create policy that supports the construction different types of homes and broadens what is acceptable as a "dwelling unit:" Examples: cottages, accessory dwelling units, duplexes, triplexes, manufactured home parks, tiny homes, 3D printed homes, domes, repurposed cargo containers, etc. % Count significant positive difference 54.5% 127 some difference 25.3% 59 little or no difference I1.6% 27 No Opinion 4.3% 10 Collect a "vacancy tax" or "empty dwelling fee" on housing that is unoccupied for long periods of time when not available for rent or purchase. Use revenue to support affordable housing. 0/0 Count significant positive difference 44.6% 104 some difference 26.2% 61 little or no difference 19.7% 46 7 1 www.opentownhall.com/12081 Created with OpenGov I October 17, 2022, 8:55 AM Ashland Housing. Production Strat The City is working on a Ashland Hot households at all income levels. As r that more effective and widely accer sing Production Strategy to increase Ashland's range of housing options for art of this process, the City is interested in hearing from Ashland's residents so Led solutions can be created. % Count No Opinion 6.0% 14 Collect a tax on new residential or commercial construction permits within the City and use that revenue to help fund affordable housing and shelter needs (Construction Excise Taxes). 0/0 Count significant positive difference 27.0% 63 some difference 26.2% 61 little or no difference 27.5% 64 No Opinion 10.3% 24 Expand the City's urban growth boundary bring more land into the city to accommodate future housing development. % Count significant positive difference 30.5% 71 some difference 26.6% 62 little or no difference 25.3% 59 No Opinion 11.2% 26 Free up more land for housing by reducing the numbers of required parking spaces. 0/0 Count significant positive difference 16.7% 39 some difference 24.5% 57 little or no difference 39.1% 91 No Opinion 12.4% 29 8 1 www.opentownhall.com/12081 Created with OpenGov I October 17, 2022, 8:55 AM Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. Identify additional funding sources to support the Ashland Affordable Housing Trust Fund that awards funds to developers or non -profits who can build new affordable housing. % Count significant positive difference 45.9% 107 some difference 30.0% 70 little or no difference 12.4% 29 No Opinion 4.7% 11 Limit the number of vacation rentals as well as limiting the converting existing housing into vacation rentals. 0/0 Count significant positive difference MIMMEMES 57.1% 133 some difference 20.6% 48 little or no difference 15.9% 37 No Opinion 3.4% 8 Make it easier to build mixed -use buildings that containing both housing and shops/offices in the same building. 0/0 Count significant positive difference 47.2% 110 some difference 34.3% 80 little or no difference 9.9% 23 No Opinion 4.7% 11 Promote building larger apartment buildings with more units per acre, or taller, multi -story buildings (3-5 stories), increasing density. 9 1 www.opentownhall.com/12081 Created with OpenGov I October 17, 2022, 8:55 AM Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels, As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. 0/0 Count significant positive difference 42.9% 100 some difference 26.6% 62 little or no difference 15.5% 36 No Opinion 6.0% 14 Require private developers to include a percentage of affordable housing units in projects that would contain more than 20 dwelling units, referred to as "Inclusionary zoning". 0/0 Count significant positive difference 57.9% 135 some difference 23.2% 54 little or no difference 12.9% 30 No Opinion 1.7% 4 Sell surplus city -owned land and then use the proceeds from those sales to fund strategies for constructing more affordable housing. % Count significant positive difference 30.5% 71 some difference 29.6% 69 little or no difference 24.5% 57 No Opinion 9.4% 22 Support using city -owned land for the construction of affordable housing. 0/0 Count significant positive difference 50.2% 117 10 1 www.opentownhall.com/12081 Created with OpenGov I October 17, 2022, 8:55 AM Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. 0/0 Count some difference 26.2% 61 little or no difference 14.6% 34 No Opinion 4.7% 11 Support and fund non-profit organizations that help residents in finding and paying for housing to rent and purchase. 0/0 Count significant positive difference 47.6% ill some difference 27.0% 63 little or no difference 16.7% 39 No Opinion 3.4% 8 Support and fund non-profit organizations who build new housing that people of varied income levels can afford. % Count significant positive difference 51.9% 121 some difference 29.6% 69 little or no difference 9.9% 23 No Opinion 3.0% 7 Support and fund organizations that serve un-housed populations and help houseless people get into more stable housing; for example more units of supportive housing. % Count significant positive difference no= 49.8% 116 some difference 24.9% 58 111 www.opentownhall.com/12081 Created with OpenGov I October 17,2022, 8:55 AM Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. 0/0 Count little or no difference 18.5% 43 No Opinion 2.6% 6 Support the preservation of existing manufactured home parks (also called mobile -home parks). % Count significant positive difference 44.6% 104 some difference 31.3% 73 little or no difference 15.0% 35 No Opinion 4.3% 10 Support the development of a new manufactured home parks. 0/0 Count significant positive difference 30.9% 72 some difference 32.6% 76 little or no difference 22,7% 53 No Opinion 7.3% 17 Support incentives such as loans or grants for private owners of existing rental housing to repair, maintain, upgrade and make their housing more energy efficient and environmentally sound. % Count significant positive difference 38.2% 89 some difference 26.6% 62 little or no difference 21.9% 51 12 1 www.opentownhall.com/12081 Created with OpenGov I October 17, 2022, 8:55 AM Ashland Housing Production Strategy The City is working on a Ashland Housing Production Strategy to increase Ashland's range of housing options for households at all income levels. As part of this process, the City is interested in hearing from Ashland's residents so that more effective and widely accepted solutions can be created. 2MMI= 0/0 Count 6.4% 15 Support the purchase of property by the City to be used for affordable housing development, for example, to create a Community Land Trust/Land Bank. % Count significant positive difference 42.9% 100 some difference 30.0% 70 little or no difference 14.2% 33 No Opinion 5.2% 12 Support a property tax exemption that would give developers an incentive to build multi -family housing for middle & lower income households (example: Multiple Unit Property Tax Exemption) % Count significant positive difference 34.3% 80 some difference 34.3% 80 little or no difference 16.3% 38 No Opinion 6.9% 16 QUESTION 9 Please provide any additional comments you would like to share regarding the strategic actions listed in the prior questions (optional). Answered 103 Skipped 133 13 1 www.opentownhall.com/12081 Created with OpenGov I October 17,2022, 8:55 AM RMTSOTIM Comments received as of close of survey 022 BIPOC folks, low income families, people with disabilities and mental health issues, renter should be prioritized with dedicated funding, centering their voices in policy development and ongoing participation. | strongly support the preservation ofexisting mobile home parks. It's cheaper tumaintain affordable housing stock than to create new affordable housing. In addition, these parks allow low-income people to own a home. Because this housing is in high demand, these homes continue to appreciate rather than depreciate in value, allowing low-income families to build wealth. This benefit is particularly positive for working adults and Latinxfami|ies. It is time to get creative, like smaller houses, without scrunching. mobile home parks provide good low-income housing Some ofthese questions weredeDnite'no'ansvversbutwe had tnpick either noopinion orlittle orno difference. For instance, question I re density is a 'no.' Expanding the city's urban growth is a 'no,' Freeing up land for parking spaces (we don't understand this one) Promote building larger apt. buildings is a 'no', Selling surplus land sounds like aloaded question, respectfully. House the peop|e!! We need to explore every option available to increase the -number of workforce and affordable units, including expanding our footprint, increasing height, reducing parking, easing lot coverage requirements, and focusing on HOUSING as the goal, not parking, not solar, not tree protection, not greenspaces. Contrary to predictions of growth in past strategic plans, Ashland's population has been essentially stable over the last 28years. Why dovvethink this issoand how should itfactor into conversations about building more dwellings ofany type? I really support the ideas of relaxing height and density requirements, There are ways to create more affordable housing with taller buildings while also preserving the small-town charm of the city. We need to make land trust housing available in perpetuity from every parcel of land in the city, not just new lands that are brought infrom outside city. This town could be really amazing, but it's become a weird, gentrified, money/propertygrab. | really like it here. VVewant tostay, but everyone isbeing driven out. Can anyone moving here from out ofstate be charged a fee? Can people buying from out of state only be allowed to purchase one property that they have to live in. Then after three years they can purchase only one more for passive income, but not until then? There have tnbecreative solutions. Also, if webuild upfor more density, then vveare going to have to think about how the added traffic will be for a wildfire evacuation. That is just good planning. We have to extend the boundaries and build out. A little bit more up, but definitely out. Yes to energy efficient homes. Yes tocommunity. Let's dothis, Ashland! Gentrification is the issue, that coupled with high priced property managers, allow out of state investors todictate unreasonable rent. My favorites are expanding the building and maintenance of manufactured housing parks itseems like creating a new one, maybe on the Croman Mill site, would be a way to get a bunch of affordable homes quickly-, and also taller buildings in the downtown area with commercial on the bottom and residences above. I am opposed to reducing parking space requirements because that just causes parking crowding on city streets; it does not actually reduce people's need for a car, it just annoys the neighbors. I would support a permanent campground for people who want to live in RVs, with a shower hall. I support the pallet shelter with a cooking hall and shower hall. I support bringing more land into the UGB only if the feedback from builders says that would help provide affordable housing. The shouldn't just beif itwould make adifference but ifkisagood idea. Some ofthe ideas above would beharmful but nooption for that. Large "affordable" subsidized housing developments are a bad idea. People do better when they have connections across socioeconomic lines and mixed income communities promote this. My suggestion is to expand the UGB and create a new mixed use walkable neighborhood with its own parks and business area. The median income needs kzbereassessed. Someone who makes what used tobeagood wage with benefits still struggles to pay the typical rent in Ashland, I make $56k this year and pay $1615 for a two bedroom apartment. I've lived in the same home for 15yrs and can't qualify for a home loan but my landlord can continue to increase the rent. I'm trapped. My gainful employment is in Ashland and I need tolive near the job tomake ittowork. There aren't jobs for young people so that is more important than housing —why encourage if there is no way tomake aliving I appreciate having my opinion solicited, yet feel like I'm providing opinions based on little background information. For example, the demographic profile of Ashland is of interest and would have made an excellent accompaniment tnhis poll. |fhalf the people have housing cost challenges and ahuge proportion of us are old and retired, where is all that money that is locking up all the housing in Ashland? Given the high desirability of living in Ashland from a political point of view, I think something as drastic as the redistribution of wealth might make a difference in the housing market ... Or perhaps a few more seasons of horrible smoke and fire... Or perhaps more peculiar behavior by the Mayor an d City Council driving people away. Money talks, yet vvearen't listening ... I'm one ofthose fools who thinks life ought to be fair, but Ashland is striving to take us way too far that way in all ways at once ... Get the financial and water houses inorder, and then start thinking about saving the world. This survey is ridiculous. I'm not a land use or policy expert. That's what you're supposed to do! Rather than expand boundaries, let's allow taller buildings What exactly, if anything have our city planners, who get paid an exorbitant amount of money and benefits, been doing for past 3Uyears? | don't believe expanding the UGB is an effective strategy in providing affordable housing. Let's work to use the current housing opportunities inour "urban foctprint" "Inclusionary zoning" is so easily avoidable if developers build under 20 units, which is easy in a town this small with not a lot of space for large developments. The number of dwelling units should he lowered, or be 2O%ofthe development, which would allow for a larger percentage of affordable housing units. We need regulations put on companies like [PIVI and Pacific Properties who are extremely exploitative to renters. The financial challenge to creat affordable, safe, energy efficient, and carbon neutral housing is too large for the city to achieve through taxes or regulation but, instead, must be met with State and Federal funding. This problem isn't unique to Ashland. To solve it will require regional, statewide, and national Many of the above listed strategies will (or should) be reflected in the city's designation of Climate Friendly Areas (a new requirement of the Oregon Land Conservation and Development). The Housing Commission's involvement in this undertaking and the city's update of its Transportation System Plan is critical to change the status quo. Together these planning efforts can transform Ashland and make it more affordable (by making owning acar achoice not arequirement tolive inAshland) and increase housing choices. Some of the listed items are already in place in Ashland J.e. parking for normal need not maximum possible need, the encouragement of mixed uses, and the accessory dwelling unit ordinance. Nationally weare addicted topopulation growth. That growth fuels price increases indesirable cities and neighborhoods. Time is of the essence. It is preferable to adopt solutions that put more housing stock in the market through the most direct means. For example using city -owned land to construct housing would seem a more direct and speedier solution than selling the land and using the proceeds to support housing strategies. Instead of subsidizing developers for affordable housing; A basic, small house, under 1000 sq. ft. should not have property tax. 0ruse asliding scale for property tax. Less monster homes would bebuilt and this would promote smaller homes somore people could afford them. Increase property tax onahouse only when it issold, sothat ahomeowner could manage tolive intheir home despite rising property values. Convert the abandoned, slum dwellings owned by SOU on HenrysL and Walker Ave. to decent affordable housing. I do not pretend to have any answers for this complex issue. This isNOT agood survey! It's not that these will 'make little differenoe' It's that | disagree! You left no way to disagree! NO WAY should there be more crowded lots, smaller plots etc. Build up (-4 stories) in places where it doesn't obstruct any existing homes. Apartments should be constructed with concrete (or similar) for soundproofing. Should have large windows, openings to the outside (porch), ideally more than one window direction, NOT STACKED one on top ofthe other like prison cells. EVcharging for each apartment isamust can heassimple asaccess tu anoutlet. Each apartment should have views, oragarden. |tshould beaplace any reasonable person would be happy to call a forever home, not a place of last resort. Higher density housing and multiple use zoning are necessary for addressing housing crisis. Taxing new construction can end up raising the cost of that housing. Mobile home parks can be affordable, but mobile homes tend to decrease in value overtime. Home ownership has historically been one of the main paths out of poverty, but mobile homes don't provide that for the residence, instead mainly enriching the owner-ofLhepark. The city should stay out this area and let the free market determine the cost ofhousing. People can live outside the city boundaries and commute. What percentage of highly paid city workers choose to live outside Ashland? 70% plus or minus. They want the most value for their money just like everyonee|se. Donot sell public land. Instead of subsidizing developers for affordable housing, a basic, small house, under 1000 sq. ft. should not have property tax. Or use a sliding scale for property tax. Less monster homes would be built and this would promote smaller homes somore people could afford them. Increase property tax onahouse only when it issold, sothat ahomeowner could manage tolive intheir home despite rising property values. Convert the abandoned, slum dwellings owned by SOU on Henry st. and Walker Ave. to decent, affordable housing. The question about building 3-Sstory apt. buildings | fear losing some ofwhat makes Ashland solovely J thisisdone,and|fearunsc/upu|ousdeve|opeoputtinQup'quickanddidy'bui|din8s."Affordab|e"and "Cheap" are not the same thing. | think other solutions are better choices A|so'|'mnotsofami|iarvviththoparkinQspacereQu|a1ions,butit'sa|readytrueLhatthereareVVAYmore cars parked in neighborhoods on the street than ever. And downtown it can get pretty bad as well. I think the city can make better use of land it already owns for affordable housing. Also need to address lack of labor to build, and having a pipeline of apprenticeships, support for builders who can apprentice in the trades. It's hard to control prices for inputs, but labor is a big factor in the speed at which new housing can be created, and lack of skilled labor is slowing down building even when funding, zoning, etc isideal Ashland caters toeye candy. Parks are great. Services for families are better. Come here and retire! they said. Senior programs? Why bthe only after -school program the YMCA. Bring back the Grove itwas BUILT WITH COMMUNITY AND FAMILY |N MIND. NOT EFF|NGOFFICES FOR AP&R | guess I'm left wondering how much our city can really grow thinking ofwater resources and our schools. Also, it's painful when I see a house being sold to an investor and then put on the market as a rental with a higher price. Rent is on par or perhaps higher in town than a mortgage payment? I believe one of the most necessary actions to be taken is to limit the reach of the vacation rental industry; between Airbnb and it's offshoots devouring available real estate with [erberuseanfervor, the upcoming generation is poised to enter housing market in which their chance of ownership is in the negative. The generation behind my own will be relegated to perpetuoUy"shahng" their resources Lo pay another's mortgage with no recourse available but to abandon ship and search out of state for greener pastures, that is, if they are even able to take such an option. If we lose the young, who will run the services that Ashland relies on for its Tourism sector? If that fades what does Ashland exist for, other than apitstopon|'5iovvardmorein1onasdn8p|aces?A|imi1onthe,asofyetunrestrainedavariceofthe Vacation Rental industry is long overdue. And anyone who opposes this type of measure should be asked to share with the public how many of these types of properties they control themselves, inmyhumble opinion. WHERE is the water going 10 come from to support all this new housing???!!!!!! Hello? DROUGHT!!!!!!!!! Please limit orvery heavily tax vacation rentals esnice asthey are for visitors, they take somany units off the market for people who actually live here. PLEASE explore a vacancy tax - I know of properties right downtown that have sat vacant for years (even decades) and it is maddening, especially after the fire when so many people need housing. Also, please define "affordable" when labeling housing that way in recent developments, "affordable" has meant homes or condos that sell for $350k+, and who exactly is that affordable to? Not many people actually employed in Ashland. The housing crisis inAshland threatens our community's future. Assomeone with ties toAshland for many years, | know how much this city means to so many nfus. The answers | have heard sofar too often tinker around the edges rather than addressing the structural issues that got us here in the first place. | would love to see long-term solutions tuthese issues rather than piecemeal approaches with |kde proven track record ofsuccess. To City Staff (especially in the Building Dept & Planning Dept): keep up the hard work. We appreciate you and respect the way you've served our community. This survey structure is not balanced. You also need a choice for opposing each idea. This survey is not weighted correctly and isgoing tngive you misleading answers. "Affordab|e"needs tobedefined. Manytimes"offordab|e"is,formidd|oincome|imhs@15O/}OO- l2O,OOO.Lovverincomefn|ksendupgettin8|ockednutformonyreasonsUessfinanc'a|agi|ity fevve. resources or access.) "Affordability" should be tiered to include multiple income levels. See Karen [happ|e's"missing n1idd|e"housing research As usual, the options in the survey don't always express the choices a respondent might make. The questions about housing access difficulty did not apply to me, a homeowner educated on this topic, as they were all in the first person. This does not allow a person like myself to express an opinion about what they might view as the relevant issues. The problem is not lack of land but owners who want to sell or develop. It is also a lack of people who want Lobelandlords. Subsidizing the sale of property to developers such as the Housing Authority is probably your best shot. Also, we are a small town and while there are wealthy among us, there is a limit to how much a small town can provide in a nation with a significant housing problem. On the multiple choice questions you need to have an option for saying "I disagree and think this would beabad idea." This organization is doing great work for how to address the housing problem in the PNVV https)Ywww.siQht|ine.ore/nasearch/housing-urbanisrn/ There is a lot of space in Ashland that is underutilized and used for storing automobiles which could instead beused 10house people that work and pay taxes, Much ofthe city isalso zone R1which isthe most expensive type of housing and it is difficult to infill with current regulations (solar and parking ordinances). Development needs to be coupled with smart planning and affordability incentives/requirements for developers. Uwelimit parking/build more densely, which seems like agood idea, then let's also make sure that our town is truly walkable and bike -able and perhaps increase options for public transit. . |mrentin8andfee||uckvtohavefoundap|acewkhenou8hspaceformytamik/andabkofyard.Butmy rent is almost half myfami|y's monthly income, which does not allow ustosave much. We'd love tosave for adown payment for ohouse but feel kind oftrapped. Maintain existing qualities. Thank you for doing this. There's a huge issue with housing in Ashland between the shortage and exorbitant rent amounts, even for people who work in Ashland like my partner and 1. I'm hoping we can see some real ch a nge herein the future, not just for people like me, but for our un housed population, and for everyone else inthis town that's been struggling with housing. There should beanother option for the above: "Not infavor ofthis s1ratogy" .Forexamp|e,|amaAainst the Construction Excise Taxes option but any of the four answers doesn't represent my sentiment. In fact, byanswering that question, | would imply |aminfavor ofit. | had to make adjustments to mylife to be able to eventually buy in Ashland. No one offered me a hand topurchase here, | made personal sacrifices tnmake adream come true. I am strongly against using city funds for housing when the city departments are being asked to reduce budgets by 10Y6 across the board. These cuts hurt not only city services but also the citizens aswell. Residents would enjoy better served by expanding urban growth boundaries and allowing natural market generated growth. | yhinksevens| of these "strategic actions" would definitely make a difference, but negative difference, not a positive one. That really should have been an option among the responses.And just as is the case for positive differences, there should been response option for "siQn|ficant" differences and "some" differences. This is really a fundamental error that reveals clearly just how amateurish this survey is, or maybe how the survey designers incorporated their own prejudices in the survey, and that's really a shame. It's a pickle! How to thoughtfully grow and expand so that more, and a more diverse population, can feel welcomed and afford to live here. | appreciate the efforts to have this conversation. | support density over sprawl. I really think there needs to be more oversight of property managers and potentially exploitative housing practices by individuals renting apartments/houses. I think it should be harder for people to ban pets from renters. We need to create enough housing that can be rented or purchased at rates affordable to folks who work here. Making it possible for workers and their families to live here is essential to keeping our community healthy. And it's better for the environment if people can walk or bike to work and school. We need to provide housing for our unhousedresidents. ' | question the absence of allowing survey participants the option tovote AGAINST ideas we think are regressive. | support LOANS to landowners 1nweatherize and improve energy efficiency ufexisting rentals but not grants. Your survey prevented us from voting on those types ofd|sdc1ions. Similarly, |'d support some strategies to shelter unhoused people but not to create housing for people with "varied" income. Please accept that this survey can ONLY be a GROSS snapshot of participants' thinking on these issues. Some of these ideas take us in the wrong direction but could solicit knee-jerk support by people who don't know or understand the complexities, tradeoffs, and unanticipated outcomes of strategies. This was done without information about what these strategies might be expected to produce, or about what budgetary limits and outside funding there might be. Some of these strategies were attempted in the 1990s and early 2000 and didnt produce the results we needed. Relying on the benevolence of builders made them richer without giving residents the benefits of the tradeoffs. increasing the debt burden on developers in fees or taxes will not spur development. I live near SOU and notice there are MULTIPLE homes sitting completely empty and becoming run down. Those are on the Henry St and N Mountain Ave intersection. Given that rents are so high, it's very frustrating to see this going on for so many years not Require private developers to include a percentage of affordable housing units in projects that would contain more than ZO dwelling units, referred to as ^|nc|usionaryzonino" This is already an ordinance that states 10% for developments of 10 units or greater must be affordable housing. When a development is split into multiple lots, they can bypass this. Stop building and start preserving what's in Ashland. We don't want to live in an overcrowded city.People can move elsewhere ifthe can't afford to live here and/or commute like the rest ofthe world. Spend money on better, environmentally -friendly transportation options. Don't just cram more people in less spoceJhat's an awful plan. People who want to promote that and want to live like that can move to larger cities. Any options that lead with equitable and humanitarian values are the options that represent myself, and a large majority of my economically diverse age/peer group here in Ashland. There's barely any parking inAshland asis, please don't take itaway. Also ifsomething could bedone to keep these rude rental companies in check that they can't gouge people with their absurd requirements that people can't meet that would be great. I wish I could live in Ashland, especially with the price of gas these days, but if the rental market continues to be how it was last fall when I was looking, I'm going to have tostay inPhoenix and keep commuting. Ashland prides and promotes itself on being inclusive and embracing diversity, when in reality it does not. There are the elitist "above the boulevard folks", the across the track's neighborhoods, the separate world of the railroad district and the lower income southeast side. Giving tax cuts and subsidies to private developers has shown time and time again that these strategies do not function well. There will always be underlaying problems when we put money into the hands of private companies who prioritize profit. Bidding wars to obtain the cheapest offers come with poor and |uvv quality attention. Such contracts are often prioritized with lesser importance, as well leading to more delays, and more spending, leading to projects going over budget, ultimately leading to more tax money being misused and having the people front of the cost. We need to prioritize a social program that allows the city to own and control more affordable housing directly, Land Trusts/Land Banks with transparency, especially asthe vacation homes displace a lot of individuals looking for affordable housing. Cutting out the middle person (private landlords) we can insure that housing is not only obtainable but accessible. We can also ensure that mutual funds are neither misplaced nor mismanaged. Having a transparent system is a step in the right direction to take hold of the our current housing crisis that plagues our valley. By the city obtaining ownership and control of housing we can move forward into making housing more affordable, and potentially use the eventual profits from such programs to invest more into the community in areas ofneed. Some of these would ostensibly help, but if you tax too much it ultimately ends up driving up prices. Please donot diminish Ashland's parklands infavor nfhousing projects, My previous home town used city funds to purchase a large tract of land for a low price and then sold it off at cost in parcels to developers to build affordable, high quality housing, and it was o great success. Also, the number of people who own "holiday homes" in Ashland that they only use a few weeks a year is problematic from both a housing and an overall economic perspective. Those homes are empty rather than having families living in them and spending their money in their community. Also, by driving people out of the downtown core you are necessitating that more people drive to downtown, making the already ridiculous parking situation that much worse. Survey isflawed. Not enough choices. How about a"no"answer? Vermont has two tax structures. Standard property tax for full time residents and a much, much higher tax for part time vacation home residents. Ashland is full of empty homes that should he taxed at a high rate that can go into affordable housing. Anything you do to upgrade rentals needs to be tied to renters security so the rent does not go up or the renter evicted so landowner can charge more money. Address the rampant avarice in rentals and house sales. Drive out predatory rental management companies. Create areview board that will take incomplaints. Reduce the number ofcredit application fees that can berequired. Eliminating the parking requirements would he great. Remove barriers to providing smaller housing and more alternative housing such as converted garages, attic apartments, etc. | feel that allowing for more structures on properties would help with some level of intention. Especially allowing for Yurtzand other forms nfhousing. Being aware of how increases in taxes affect owners and what they can charge tenants. Supporting Home owners who are offering affordable housing inthis area. I find that many home owners are nervous rentaing ( and prefer vacation rentals), because laws can protect tenants ( even if they are not paying for months) and they can't get them to leave ( and still have to cover mortgage costs). So I am wondering if there can be support for owners as well in some form. Acknowledging that all increases in property taxes impact owners and what they have to cover. Some way to take the rising value of property in the area and, how that affects taxes which affect owner and what they need tocharge tocover their costs. Also how dovvewelcome animals. Create/prioritize low income housing that prioritizes ownership (like the work CASA of Oregon and Coalicion Fortaleza are doing in Phoenix) Higher density housing with parking garage underneath the building (too many vehicles parked on streets) We really need to discourage vacation rentals and dwelling being left unused. Our middle class can't find housing inthis competition because it's sitting empty, this makes competition for affordable housing saturated and our workers end up being displaced. Right now vve have successful business owners and bartenders alike fighting for housing and there ARE homes available. Constructing affordable housing will always improve the situation when funded and executed properly, but both parts need tobeaddressed. We should discourage these vacation home type purchases and constructions at least until we have our housing problem under control if that's 5 years/20 years. We should also work to bring current rentals back up to safety standards and make sure the rent reflects the property in some capacity. Predatory landlords and development practices are the single largest barrier to housing at this time in Ashland. Its literal plantation. Please don't take 5Oyears to fix this; construction should have started years ago but also, thank you for your efforts. While greater density will create more housing, this also needs to consider resource issues such as a water budget. The watershed is finite, and climate destabilization means counting on past trends is not reliable. There maybe afiniLe number ofpeople this land can sustain. A land hosL is an amazing idea, especially for affordable homeownership. The main thing with all of this is that you cannot rely onthe free market Lomaintain affordability. Rents inall desirable locations just Bo higher and higher. There has to be mandated affordability built in somehow (in multiple ways, ideally). Thank you for working on this, it's so important. My mom and | already pay half our income in rent and it goes up every year. She's retired on a small fixed income and I work part time because she has A|zhekner's and | am her caregiver. Not sure how long this will besustainable for us, orifI'll be able to stay in the area after she needs to go into a home' even though | |uvu it here, We must maintain our public open spaces and parks sothat inDU cdU allows citizens, all citizens, the opportunity to participate and recreate in the out of doors. We need to build a transportation network that connects the community sothat walking, biking and rolling are safe for all members and move away from our auto centric community. This will save money and make housing more afforclable.And the community greener. The Climate Friendly and Equitable Rules adopted by the DLCD should be embraced and should bepolicy. And the State and Federal Government should bepressured Lopay for all ofthese infrastructure improvements. Youarechoicesforiheabovequesdnnsarenneyidodandincomp|ete.Thereshou|dbeachoioefor'that would beobad idea." idid not check any box for strategies that |donot agree with in our little neighborhood of 61 homes, almost 2/3 are rentals, but high priced, unafforclable rentals for working folks. They are investments for folks from out of state who find entry price of purchasing the home lucrative compared ioother markets. Although there are exceptions, these rentals turn over frequently. This situation drives up the costs of both purchasing a home and renting a home and neither the owner nor the renter have much commitment to the neighborhood. I would like to see more done to limit the number ofhomes that can bepurchased and flipped into temporary rentals for profit without thought orcommitment tothe health ofthe neighborhood orthe city I would like to see more low-income housing and more low-income senior housing. Most of these questions mix affordable and low-income housing, but I find that most development in recent years favors houses that are officially in the "affordable" range, but still way too expensive for the most residents. I also want to see more small units for our current demographic, and see universal design required in all new development, or at least all ground floor units if there is no elevator. Reducing parking spaces means better public transit first Thisisadiff icu|isurvey Thank you for seeking input onthis issue. I want to see the minimum wage to make sense with the rent prices. The rent is too high for the area just because old rich retirees |k/e here Horribly written survey. Incredibly leading questions. Just need more housing available for under 1000 a month for single parent homes idid not check any box for strategies that |dVnot agree with Everything and anything that can be done needs to be done. Affordable housing is the #1 issue in our town. That survey shows already that the problem is not understood at City level, nor by the Council. City should change ZONING and DENSITY and let the market solve the problem. City of Ashland has good intents but has no$.VVemust prioritize. Higher fees to build just get passed on to the buyers. Love energy efficiency but how does that markedly help the fact that new professors at SOU have to buy houses in White City because they are totally priced out of Ashland? We lose good candidates all the time because of it. I would support mobile home parks that are beautiful. Most look pretty tragic after afew years lots oftrees and alittle more spacious. And CLEAN with decent fire deptaccess. Do not sell lands to investors/developers uncommitted to low income housing have awhole low income housing development -haveavvorkforcehousinQdeve|opmenL make parks and recpart ofthe city instead ofindependent public body. Many of your suggestions might produce more units, but ignore other problems. For example, building larger apartment buildings you did not mention larger apartments, ones that would accommodate on actual family instead of one person in 500-800 sq ft. I think it is important to ensure that affordable units are mixed in with regular homes throughout the community, not segregated in certain zoning areas. Thanks for asking. Manufactured and not so "mobile" mobile homes are a poverty model of housing. This type of home forces the lowest income earners to live in dwellings that depreciate in value and fall apart over time; living on borrowed land that one can never own. Addition ally, if one looks at other geographical areas, unless there are caps on the ability to raise space rent, predatory hikes often occur, particularly when housing is scarce as it is now. When one actually looks at the numbers, does it make sense for individuals of lower socioeconomic strata to pay as much or more in space rent fees as someone who pays taxes on a home that they own? An individual who lives on leased land will never be able to get oUt of this covert cycle of poverty as this type of housing is often the only accessible option for housing. What about smaller single bedroom or two bedroom homes where one can purchase and own the home and land for a reduced mortgage. Here isanexample ofinnovative and equitable housing: =2 There are way too many vacation rentals in this town. Many other cities are looking atthis issue. many ashland businesses like restaurants and art galleries wouldn't survive without tourism, Tourists need places to stay.. discouraging short term renting by anyone except B&Bs feels unfair 1othose who would like to see Ashland attract visitors and be a world renowned vacation destination Developers have told me that Ashland restrictions and fees on new multi -unit properties, along with the city requiring the developer 10have several units aslow income does not make Ashland adesirable place to develop. The city also changes the rules on properties they sponsor to develop have a different set of rules or they change the rules to get the pro/ectdone. Private builders do not have the same benefits. It seems that one of the primary barriers to making headway with affordable housing is the planning commission. I would like to see the planning commission support the efforts of various organizations to provide solutions to the housing shortage. I hope the efforts laid out here to not go unnoticed or ignored by the commission. Thank you for your work in addressing this very important issue. Please don't rob Peter to pay Paul. It's ironic, and disturbing, when politicians claim to be worried about housing affordability, and then raise taxes and fees that make housing costs higher for all but the highly subsidized. Legislature concerning ret increase rates within city limits would be a major step io help curtail the them are now owned by a single large corporation, """' orthwest ECONOMICS • FINANCE • PLANNING ■ Discussion Hill Overview of input on the HPS Hill Focus on HPS actions, partners, funding sources, and adoption Hill Do you have any questions about the information in the document? Hill Are there any suggested changes to the HPS report? An 8-year action plan that identifies near and long-term strategies that the City can take to support the development of needed housing, especially low- and middle -income housing. We re herel U Tasks Task 1: Kickoff Task 2: Cointextudlizing Task 3: Strategy Dev Task 4: Task 4: Draft/ Final HIPS Report Task 5: Adoption 2022 �2023 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN 1AC Meeting I Open House 111111 CC Meeti Ing meeting HHSCMeetiing III PCMeetiing * Staff -led HHSC Meeting Draft Deliverable IIIII11`iinal DdiverabIe FEB MAR APR MAY ■ HHSAC - Recommended adoption of the HPS (Feb 23rd, 2023). • Highest priority actions included: • Identify additional funds to support the Affordable Housing Trust Fund • Support preservation and development of manufactured home parks • Participate in a land trust • Participate in or establish a land bank. ■ Advisory Committee - Recommended adoption of the HPS (Feb 2023) Highest priority actions included: • Support preservation and development of manufactured home parks • Work with partners to support development of additional permanent supportive housing. • Preserve and improve existing low-cost, unregulated, rental housing. ■ City Council (Aug 2022) - • Was supportive of: • Land banking • Land trust - they were very interested in long-term affordability • Preservation of manufactured home parks • Evaluating using Urban Renewal • Potentially using a CET ■ Interviews with developers (Aug 2022): • Priorities included: • Urban Renewal has been effective in neighboring jurisdictions and could be a useful tool in Ashland. • Land banking could allow developers to construct more workforce housing. • Review the code for unintended barriers to density. • Evaluate opportunities to streamline development review. """' orthwest ECONOMICS • FINANCE • PLANNING Cities can directly influence public policy, land, and infrastructure. Cities may have limited influence on market feasibility Policy —including zoning, density, and design requirements- must allow developer to build a profitable project. Public Policy Land Developer must control the site with reasonable acquisition \ Capital costs Market Feasibility Developer must be able to access resources for investment (e.g., equity investment, bank loans) There must be sufficient demand (rents, sales prices) to support a profitable project N ■ For strategies identified in the final HIPS, the City of Ashland will: HIM Commit to implementation HIM Be required to update DLCD on implementation progress, and be required to comment on its effectiveness in the future ■ Strategies not identified in the HIPS may still be implemented by the City, but the City will not be held to specific action by the State. 19 ■ The new House Bill 2003 will change how Oregon cities do housing capacity analysis and includes new requirements for housing production strategies. ■ Cities currently doing HIPS will not be impacted by HB 2001. ■ Most HB 2001 requirements will start taking effect in 2025. ■ After 2025 DLCD will begin to evaluate performance for implementing the new affordable housing development targets for cities newly conducting an HCA IIII Cities found not to be meeting the new requirements may be audited by DLCD IIII Enforcement will start with support, collaboration, and technical assistance Encourage development of low- and moderate - income affordable rental housing. This initiative seeks to increase the housing options for unregulated rental households earning between 60% and 120% of MFI ($43,900 to $87,700). Increase opportunities for affordable homeownership. This initiative seeks to increase the housing options for homeownership for households earning less 120% of MFI (less than $87,700). Encourage development of income -restricted affordable housing units. There are limited options available in Ashland that are affordable to households with income of less than 60% of MFI ($43,900). This initiative supports development of housing affordable in this income group. Preserve existing of low- and moderate - income affordable housing. This initiative seeks to increase the housing options for households earning less than 120% of MFI (less than $87,700). 10 0 Primary Focus of the initiative El Secondary Focus of the initiative A. Evaluate participating in or establishing a land bank. B. Evaluate opportunities to participate in a land trust. C. Host educational events with the Housing and Human Services Commission El 0 0 0 D. Develop an equitable housing plan E. Disallow SFD in High Density R-3 Zone F. Evaluate increasing allowances for residential dwellings in commercial and ■ employment zones G. Maintain quality and support development of a new manufactured home park L1 0 0 H. Increase development capacity of MFR dwellings I. Implement the Multiple Unit Property Tax Exemption (MUPTE) to support multifamily or affordable housing J. Preserve and improve existing low-cost, unregulated, rental housing ■ K. Work with partners to support development of additional permanent supportive ■ housing L. Evaluate opportunities to improve energy efficiency and reduce OHO emissions during ■■L1 housing development M. Establish a Construction Excise Tax N. Evaluate using Urban Renewal El El 0 0 0. Identify additional funds to support the Affordable Housing Trust Fund 0 0 0 0 A. Eva ILIate participating in orestablishing a land bank. X B. Evaluate Opportunities to participate in a land trust X C. Host educational events with the Housing and Human Services Advisory X Com mittee D. Develop an equitable housing plan X E Disallow SFID in High Density, R 3 Zane X F. Evaluate increasing allowances for residential dwellings in commercial X and employment zones G. Maintain quality and support development of a new manufactured home X park H. Increase development capackyof MFR dwellings X II. I mplement th a Multiple Unit Prolperty Tax Exemption (M U PTE) to su p p art multifamily or affordable Ihousing J. Preserve and improve exisung low-cost, unregulated rental housing X lk. work with partmers to support development of additional permanent X supportive housing L. Evaluate opportunities to improve energy efficiency and reduce GHG X ennimlons during housing development ,o�+fliU l��nIn,p1lm�r "NNNNN'�4�ign,�m�l1��I(I(��I IIIIIIII �Illlllllllllllfl�:•a� :��I�WWI�� uWW�� M. Establish a Construction Excise Tax X N. Evaluate using Urban Renewal or other financing tools X o. Ideintify additional funds to support the ,Affordable Housing Trust Fund X X Small to Moderate High Moderate More Moderate to Less X Small toModerate High Dopendis-h-rgo More nonprofit partner partner. X X Small Lo'w More More X. X Small Low More Moderate X X Small to Moderate Low Moderate Moderate X X Small to Moderate Low Moderate Moderate X Small to Moderate Low Moderate to Less Less Depends on funding X . X Small Low More Moderate X Moderate Medium Moderate Moderate X Small to Moderate Medium Moderate to Less More '... '.... Depends on funding Small to Moderate Medium Moderate to Less Less Depends on funding X X Small Medium Moderate Less i 1��l��7��%a��IIII��IIII��IIIIIIIIIIIIIIII�IIIIIIIIIIIIIIIIIII�UII�lllllllllllllllllllllllllllllllllllllll�llllllllllllllllllllllllllllllllll IIIIIIIIIIIIIIIIIIIII X Moderate to large Medium Less to More Moderate X X Moderate High Less to More Moderate X _ Moderate to large High Less More A. Evaluate participating in or establishing a land bank. Contribute land or funding B. Evaluate OPPOrILInil to participate in a land trust. Contribute land or funding C. Host educational events with the HOLIsing and HILIman Services Partner to identify needs, Commission develop materials, do OLItreach and plan/host events D. Develop an equitable housing plan Develop plan, adoption, Provide input implementation, E. Disallow SFD in High Density R-3 Zone Revise development code F. Evaluate increasing allowances for residential dwellings in Revise development code commercial and employment zones G. Maintain qLalltY and support development of a new Revise development code; OHCS: partnership on manufactured home park outreach to property preservation efforts owners and nonprofits H. Increase development capacity of MFR dwellings Revise development code 1. Implement the Multiple Unit Property Tax Exemption (MUPTE) to Outreach, develop eligibility Taxing Districts: consider support MiLlItniamily or affordable housing, criteria, adoption, exemption approval implementation, promotion J. Preserve and improve existing low-cost, unregulated, rental Develop program, funding; Ashland Housing Authority: housing outreach & promotion provide input& rnaterials; outreach K. Work with.. partners to SLIpport development of additional Provide funding and Jackson County. permanent SiLlipportive housing development assistance partnershipto develop opportunities regional approach. L. Evaluate opporrUnifieStO improve energy efficiency and reduce Evaluate nlplponunfties; Ashland Building Division: GHG emissions during housing development determine implementation provide input steps and identify Partners M. Establish a ConstRiction Excise Tax Develop and implement plans N. Evaluate Laing Urban Renewal of other financingtools Establish and partner URA: Select projects; w/Urban Renewal Agency im pl ement the Phan 0. 1 d entify add iti ona I funds to support the Affordable ble H 0 Lisi n g TrUst Evaluate new sources of Fund I'Linding, develop, and implement plan Develop hOLISing Develop IhOLISing Provide input Provide input Provide input Provide input Provide input Manage Land Trust Partner to identify needs, develop materials, do OLItreach and plan events Provide input Coordinate with HHSC Coordinate with HHSC Partnership on preservation Owners of manUf@CtUred efforts home parks: provide input Partnershi# provide input & materials� outreach Service providers: identify and Utilize funding and development assistance opportunities. Property owners Ashland Climate Policy. Commissiom provide input Major employers, and the business community. provide InpLlt Property owners Residents: provide in P Lit Recommendation for Inclusion In the IHPS,asan Action? Revenue Source Rationale for I ndjusion/Exclusicin? Yes New Urban IRenewall Area, it established Could prowicle a stable, dedicated reven ue source iin an area with limited existing infrastructure, Yes Use of C:ET funding, If esta bllishedl Prmfides a f und i ing source to support developer incentives„ affordable hompownersh (p and affordable (housing Vograms. INo but staff will cGriti nue to pursue Grants and State Funding Not inciuded as an action but considered as a SOUIrCe Of fUndingfof other housing strategies„ No but the City wil I acre pt these Private donations and gifts Pursue as the City has staff capacity, without dedicated staff this is not likely to be a Substantial SOLIMeof funding Consider as a seurce of funding for the AHTF General Obligation lBornd Requires voter approval and Imay be diff icult to pass Nb New Ilocal carbon Wyy Requires voter approval, unlike to pass Na, Increased lodgmg tax Only 3,0% iincreesed revenue could go to housing 70% dedicated to tourism promation No Marijuana tax A portion of the procee& from the City's, portion of the State Ifuf4arijuana Tax is, already a liong-term revenue source to Rind the AHTF. No Increase Systerns Development Charges Does notprovide a. source of f unidiing for development or preservation of housing. No Increased utflity fee Does not provide a source of f unidiing for dlevelopment or presmatJon of housing. NO Increased bu[Idling and planning permit fees Does not provide a source of f unidiing for dlevelopmetnt or presmatJon of housing. NO New, business ficense fee May, hindler locai business development Nb Now food and beverage tax The city passed this, but revenue was notall ocated for housing, Nb Newsales taK May not be polificaffy f easible Nb New payroiVbusiness ftome tax May not be paliflcailry f eas;ible Nb New ticket tax May not be pal iflcailry f eas;ible No New real estate transfer tax Not, legal in Oregon No New,vacant/second home tax Untested and possibly not legal in Ciregan Imptementation Schedute IN A. Evaluate participating in or establishing a land bank. ill, N III Gat polfey dhmetiw Inonplmmarut ppwtunulm firbak Oky dmarlrodM B. Evaluate opportunities to parbapate in a land trust. E,d-t. Clot policy Gppljr�Loffi�- dletdlon firb"k a. 6ppootur,ft 8r-8 poity cwnl C. Host educational events with the Housing and Human Services Commission D. Develop an equitable housing plan D—bp IPlmry Adopi hmplammnt E, Disallow SFD in High Densilty IR-3 Zone Da-ip Irmplmvnmrut ckdi-h Adbipt F. Evaluate increasing allowances for residential dwellings in comrrmerciall and employment zones Adopt miplma,r.rd G. Maintain quality and support development of a new manufactured home park B.gwl R.RiNng Adopu Implam"t H. Increase development capacity of MIFR dwellings Da-ip IMPI�WA Moo I I. Implement the Multiple Unit Property Tax Exemption (IMUIFTE) to support B.gwl multilfarnily or affordable housing J. Preserve and improve existing low-cost, unregulated, rental housing Gat polfey LvWu.t. dkAd1w P,Z.,M firb"k Oky drurldlu K. Work with partners to support development of additiolnall permanent supportive housing L. Evaluate opportunities to improve energy efficiency and reduce GHG emissions ciot policy during housing development dimcgon ftom LY Implem"t Gaunmall M. Establish a Construction Excise Tax Evd-t. Adopt lempimmmrd< .pp..ch N. Evaluate using Urban (Renewal or other finanicingtoolls If=darumm It—O.p Addy limplwm"t OPP—& PN— O. Identffy additional funds to support the Affordable Housing Trust IFund t"Ity wvurlefi to giv. pollev OV1,Garig Overall Monitoring # of affordable units developed by income range ® # of affordable projects developed A. Evaluate participating in or establishinga land bank. B. Evaluate opportunities to participate in a land trust. #of acres acquired for land banking # of dwelling units developed on land from land banking Amount of funding contributed to land bank ® # of partnerships with land trusts ® # of acres contributed to land trusts ® Amount of funding contributed to land trust ® # of dwelling units developed in land trusts III # of events hosted C. Host educational events with the Housing and Human Services # of attendees at events Advisory Committee Demographics of attendees Topics of events, such as affordable housing or Fair Housing D. Develop an equitable housing plan E. Disallow SFD in High Density R-3 Zone F. Maintain quality and support development of a new manufactured home park G. Increase development capacity of MFR dwellings ® Equitable housing plan developed and adopted. Ordinance developed and approved. Comparison of newly developed housing in R-3 with historical densities ® Ordinance developed and approved. ® # of partnerships established to support preservation efforts. ® Amount of funding contributed to support preservation. ® Changes in manufactured park ownership Ordinance developed and approved. Comparison of newly developed multifamily housing with historical densities H. Implement the Multiple Unit Property Tax Exemption (MUPTE) to Exemption developed and implemented support multifamily or affordable housing # of inquiries about tax exemption ® # of projects (and units) granted tax exemption I. Preserve and improve existing low-cost, unregulated, rental housing J. Work with partners to support development of additional permanent supportive housing K. Evaluate opportunities to improve energy efficiency and reduce GHG emissions during housing development L. Establish a Construction Excise Tax M. Evaluate using Urban Renewal N. Identify additional funds to support the Affordable Housing Trust Fund Amount of funding used for rehabilitation or preservation # of units where funding was given for rehabilitation or preservation New partnerships established or expanded for preservation ® New partnerships established or expanded ® # of permanently supportive housing projects (and units) developed # of new ordinances or policies that encourage energy efficiency # of new housing units developed under those policies. ® Ordinance adopted ® Plan developed for the use of CET funds. ® Use of CET funds ® # and types of units developed supported by CET; affordability levels Urban Renewal Plan developed and adopted Amount of funding investments made with urban renewal dollars to support affordable housing # of all units and of affordable units built using urban renewal dollars ® Additional funding sources identified. ® Amount of additional funding directed to the Affordable Housing Trust Fund. ® Use of AHTF funds ® # and types of units developed supported by AHTF; affordability levels ■ Develop pre -approved plan sets for Middle Housing Typologies and Accessory Dwelling Units. ■ Consider staff capacity for implementation of the HIPS. 18 ■ Do you have any questions about the information in the document? ■ Are there any suggested changes to the HPS report? 19 ■ City Council Adoption Hearing - May 2 20 ��omm : ovol 1,14 """" orthwest ECONOMICS • FINANCE • PLANNING i �i nrq i Seattle I36se Purpose: Land banks support low- and moderate -income affordable housing development by reducing or eliminating land cost from development, increasing a nonprofits' capacity to build affordable housing. Action Timeline 22 Purpose: Land trusts hold land in perpetuity and sell or lease the housing on the land at below -market rate prices. Land trusts most frequently provide opportunities for homeownership that remain affordable over the long-term. Action Timeline 23 Purpose: Provides education around housing issues, which can help prevent and address housing discrimination, ensure rights are protected, and connect residents with housing resources. Action Timeline 24 Purpose: Addresses identified impediments to fair housing such as: limited community awareness about fair housing protections and resources, instances of discrimination in housing transactions, and a lack of affordable housing. Action Timeline 2 Purpose: Increases efficient use of land in the R-3 by focusing on opportunities for higher density development by removing single-family detached housing as an allowed use for new development Action Timeline 26 Purpose: Lowering or eliminating barriers to residential development in commercial or mixed -use zones can help encourage the development of more dense multifamily housing in these zones. May increase allowances for residential dwellings in commercial and employment zones. Action Timeline 27 Purpose: Preserve and support development of new manufacturing housing parks because they play a significant role in providing naturally occurring affordable housing. The City could adopt a zone that allows manufactured home parks as a permitted use and prohibits other types of single-family detached or multifamily housing. Action Timeline 28 Purpose: Removing barriers to development of multifamily housing in the land use ordinance, such as: • Increasing the maximum allowed densities in R-2, R-3, and parts of the Normal Neighborhood and Croman Mill District designations. • Increasing allowed height in the R-2 and R-3 multi -family residential zones, outside of designated historic districts, from 2 1Y2 to 3 stories and from 35 to at least 40 feet, and up to 50 feet. • Increasing lot coverage allowances slightly in the R-2 and R-3 zones to support the other code amendments • Evaluating the code to identify and remove unintentional barriers to density, such as the certain elements of the solar ordinance, parking or driveway requirements. Action Timeline 29 Purpose: Provides a way to leverage private, market -rate development to expand affordable housing. Offers multi -unit developers that meet City -set affordability criteria a partial property tax exemption Action Timeline 30 Purpose: Supports needed repairs for low-cost unregulated housing without displacing tenants. The City could evaluate programs, technical assistance opportunities, regulatory changes, and other options to support property improvements. The City could provide grant funding in support of rehabilitation, weatherization or accessibility upgrades. Action Timeline 31 Purpose: Supports development of income -restricted housing that includes services with a goal of ending chronic homelessness. The City would work with service providers to identify and utilize funding and development assistance opportunities. Action Timeline 32 Purpose: Helps the City meet its Climate and Energy Action Plan (CEAP) goals and can lower -long term energy costs. The City can evaluate opportunities to incorporate elements of the CEAP into housing developments. The City could also facilitate access to energy efficiency incentives available from the federal and state government, particularly for development of affordable housing. Action Timeline 33 Purpose: Construction Excise Tax (CET) is one of few options to generate additional locally -controlled funding for affordable housing. The City could use CET revenue funds to support the development or re -development of affordable housing. Action Timeline 34 Purpose: Provides a flexible funding tool that can support many of the key strategies identified in the Housing Production Strategy. Action Timeline 3 Purpose: Identifying additional funding sources for Ashland's Affordable Housing Trust Fund would provide direct financial resources to the development of affordable housing for low-income households. Action Timeline 36