HomeMy WebLinkAbout2021-03-25 Housing & Human Services PACKET
Ashland Housing and Human
Services Commission
Regular Meeting Agenda
March25,2021:4:00–6:00pm
Please click the link below to join the webinar:
1.(4:00)Approval of Minutes (5 min)
February 25, 2021
2.(4:05)Public Forum (5 min)
3.(4:10)Housing Capacity Analysis Discussion(60min)
Brandon Goldman, Senior Planner
4.(5:10)CDBG Applicant Presentations(20min)
Linda Reid, Housing Program Specialist
5.(5:30)CDBG Application Review and Recommendation(15min)
Linda Reid, Housing Program Specialist
6. (5:45)Liaison Reports (10min)
Liaison Reports
Council(Jackie Bachman)Staff (Linda Reid)
SOU Liaison (Unfilled)General Announcements/Local Housing
SOU program report (Chris Mahon) Updates
7.(5:55)Upcoming Eventsand Meetings
Next Housing Commission Regular Meeting
April 22, 2021
8.(6:00)Adjournment
Ashland Housing and Human Services Commission
DraftMinutes
February 25, 2021
Call to Order
Commission ChairRohdecalledthemeetingtoorderat4:00pm in the Siskiyou Room at the Community
Development and Engineering Offices located at 51 Winburn Way, Ashland, Oregon, 97520.
Commissioners Present:Council Liaison
Rich RohdeGinaDuquenne
Echo Fields
(vacant)SOU Liaison
Linda ReppondNone appointed at this time
(Vacant)
Tom GundersonStaff Present:
Heidi ParkerLinda Reid, Housing Program Specialist
Chris MahanLiz Hamilton, Permit Technician
Jackie Bachman
Commissioners Not In Attendance:
Approval of Minutes
CommissionersHeidi Parker /Jackie Bachmanm/s to approve the minutes ofJanuary 28, 2021.Voice
Vote: All Ayes.Motion passed
Public Forum None
Presentation of Resources for Homeless and At-Risk Households
Gerardo Padilla, DHS employee, gave presentation on the Self SufficiencyProgram (SSP)that is availablethru
the Department of Human Servicesfor low income Oregonians.
Racial Justice and Housing Template Review and Discussion
Echo Fields, Commissionergoes over several examples of templates that other cities are using. The
commissioners discuss what templates they like and how to implementthese policies. Rich Rohde put forth a
motion to adopt a racial&social equity lensefor decisions.After much discussionRich withdrew his motion and
the Commission agreedtotable the topicfor an agenda item at a later date.
Goal Setting Reviewand Prioritization
Commission discusses the goals and how they want to proceed.
2021 Goals for Housing and Human Services Commission
Alternative Shelter solutions: to include,
o RV parking support,
o emergency shelter,
o pallet shelters, and
o campgrounds.
Mental Health:
o Cahoots Model,
o Implementation of Measure 110.
Workforce Housing:
o Study expanding the Urban Growth Boundary (pros/cons/political ramifications)
o Explore collaborations with Phoenix Talent to look at regional coordination around
building/development
o Ask Brandon to educate the Commission on the UBG expansion process
oExplore workforce housing partnerships
•Food Resources: (lower priority)
oFocus on food distribution, rather than food resources
oQuarterly report on food support system that serves Ashland
•Work with Energy Action Plan:
oFocus on energy efficiency measures and climate impact in development projects
oFocus on economic benefits to low income households.
•Vocational Programs
•Fair Housing: (lower priority)
CommissionersLinda Reppond/Jackie Bachmanm/s to adopt the above listed goals as
th
outlinedat the December 10goal setting retreatwith the notionthat thecommission
will refine the categoriesin April.Voice Vote: All Ayes.Motion passed
Affordable Housing Trust Fund Donation Information
Linda Reid, Housing Program Specialiststates thecity’s policy of donations. Commission would like to promote
that the trust can accept donationsand wouldlike some discussion with the City Legal department on how to
refine the process.
Upcoming Eventsand Meetings
Next Housing Commission Regular Meeting
March25, 2021
Adjournment:Rich Rohdeadjourned the meeting at p.m.
Respectfully submitted by Liz Hamilton
Memo
DATE:March 25, 2021
TO:AshlandHousing and Human ServicesCommission
FROM:Brandon Goldman, Senior Planner
RE:Ashland Housing Capacity Analysis
The City of Ashland working draft Housing Capacity Analysis(HCA)includes an assessment of
housing needs, residential land supply, and identifies a variety of strategies and actionsfor
accommodating needed housing. The primary purpose of this HCA would beto ensurethat Ashland has
an available land supply sufficient to accommodate our population’s housing needsover the next 20
years.
The City of Ashland received a grantfrom the State Department of Land Conservation and
Development (DLCD) to undertake this effort,with consultant services provided by EcoNorthwest.
Thisanalysis is to be completed byJune30,2021, at which timethe City will have ahearings-ready draft
Housing Capacity Analysis(HCA).The City’s finaladoption of the HCAisnot required as part of the
grant funded project, howevertheCityanticipatesbeginningthepublichearingprocessfor adoption of
the HCA,as atechnicalsupportingdocumenttotheHousingElement oftheComprehensivePlan,
immediately following completion of the analysis.The HCAwill not establish new policiesin itself, but
rather will provides technical information and factual basis for future discussions in relation to the City’s
future housing needs, amendments to existing land use ordinances, or amendments to the policies in the
Housing Element of the Comprehensive Planas needed to accommodate needed housing.
Thecompletionof theHCAthrough thisproject,andsubsequentadoption by theCity ofAshlandwill
allow theCitytofulfillrequirements setforth in HouseBill2003for cities to update their HCA on a
regular basis. Ashland’s state mandated deadline of for adoption of an updated HCAis December31,
2023.Completingtheupdateby June 30,2021,and adopting it soon after, willallow theCity toaddress
the existinghousingcrisismoreexpeditiously.
On January 21. 2021 the Planning Commission and Housing and Human Services Commission held a
joint study session to review initial findings presented by EcoNorthwest relating to the land supply and
projected housing needs. The HCA Advisory Committee has also been meeting to discuss these
findings as well as a range of housing policy options and strategies for the City of Ashland to consider
as it addresses its housing needs.
Page 2of 2
Thefinal Housing Strategy section produced as part of the Housing Capacity Analysis will ultimately
provide the City with a starting point for the developmentof the HB2003 required Housing Production
Strategy. Developing the Housing Production Strategy will involve revisiting the recommended actions
in this document, assessing whether there are additional strategies are necessary, providing more detail
about each strategy, and setting animplementation schedulefor selected actions.
This evening the Commission will be asked to discuss the results of the residential land needs analysis,
as well as continue our discussion of potential actions to address strategic housing priorities.Included in
your Commission packet you will find the draft Ashland Housing Strategy document prepared by
EcoNorthwest, which includes the strategies and actions we will be discussing. As you look through
this attached document in advance of the upcoming meeting please consider whether you have any
concerns regarding any of the included actions, or whether there are additional actions that were not
included in the memorandum from EcoNorthwest that you think should be further considered.
Attachments
Draft Ashland Housing Strategy dated March 15, 2021
Summary of Ashland’s Residential Land Needs Analysis dated January 22, 2021
Summary of Ashland’s Housing Needs dated January 5, 2021
Summary of Ashland’s Buildable Lands Inventory dated January 5, 2021
Online Project Archive: https://www.ashland.or.us/HCA2021
DEPT. OF COMMUNITY DEVELOPMENTTel: 541-488-5305
20 E. Main StreetFax: 541-552-2050
Ashland, Oregon 97520TTY: 800-735-2900
www.ashland.or.us
DATE: March 15, 2021
TO: City of Ashland Planning Commission and Housing and Human Services Commission
FROM: Beth Goodman, ECONorthwest
SUBJECT: DRAFT ASHLAND HOUSING STRATEGY
ECONorthwest is working with the City of Ashland to develop a Housing Capacity Analysis.
The Housing Capacity Analysis will determine whether the City of Ashland has enough land to
accommodate 20-years of population and housing growth. In addition to this analysis,
ECONorthwest is working with the City of Ashland and an advisory committee to develop a
Housing Strategy. The Housing Strategy is meant to propose actions that can address Ashland’s
strategy housing priorities.
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.
AshlandHousing Strategy
Ashland’s housing strategy presents a comprehensive package of interrelated actions that the
Ashland HCA Advisory Committee has evaluated to implement and address the City’s
strategic housing priorities over the next eight years. The City will need to develop a Housing
Production Strategy within one year of adopting the Housing Capacity Analysis. This Housing
Strategy will provide the City with a starting point for the Housing Production Strategy.
Developing the Housing Production Strategy will involve revisiting the recommended actions
in this document, providing more detail about each strategy, setting an implementation
schedule, and getting stakeholder input on the strategies in this document and assessing
whether there are additional strategies that should be incorporated into the Housing Production
Strategy. Implementation of the Housing Production Strategy will occur over an eight year
period and will require additional public and stakeholder involvement.
Introduction
Ashland last updated its Comprehensive Plan, including policies in the Housing Element, in
June 2019. As a result, Ashland does not need an analysis to revise all of its Housing policies in
the Comprehensive Plan. The City needs an housing strategy that provides guidance on
strategies the City could implement to meet the unmet housing needs identified in the Housing
Capacity Analysis.
This housing strategy recognizes that the City does not build housing. The strategy focuses on
tools to ensure there is adequate land planned and zoned to meet the variety of housing needs
and opportunities for a variety of housing types, whether market rate or subsidized. This
strategy strives to provide opportunities for lower-cost market rate housing, to the extent
possible, to achieve more housing affordability without complete reliance on subsidies if and
when possible.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
The housing strategy primarily addresses the needs of households with middle, low, very low,
or extremely low income. It distinguishes between two types of affordable housing: (1) housing
affordable to very low-income and extremely low-income households and (2) housing
affordable to low-income and middle-income households. The following describes these
households, based on information from the Ashland Housing Capacity Analysis.
Very low-income and extremely low-income households are those who have an
1
income of 50% or less of Jackson County Median Family Income (MFI) which is an
annual household income of $32,600. About 34% of Ashland’s households fit into this
2
category. They can afford a monthly housing cost of $820 or less. Development of
housing affordable to households at this income level is generally accomplished through
development of government-subsidized income-restricted housing.
Low-income and middle-income households are those who have income of 50% to
120% of Jackson County’s MFI or income between $32,600 to $78,100. About 31% of
Ashland’s households fit into this category. They can afford a monthly housing cost of
$820 to $1,630. The private housing market may develop housing affordable to
households in this group, especially for the higher income households in the group.
Summary and Schedule of Actions
Exhibit 1 presents a summary of actions items, listed in this strategy. This strategy recognizes
that some actions will be more productive than others; thus, Exhibit 1 also identifies the scale of
impact for each action. A low impact strategy may result in 1% or less of new housing, a
moderate impact strategy may result in 1% to 5% of new housing, and a high impact strategy
may result in 5% or more of new housing.
Exhibit 1. Summary and Schedule of Actions
Source: Summarized by ECONorthwest.
Scale of Impact
Action
LowModerate High
Strategy 1: Ensure an adequate supply of land is available and serviced
Evaluate increasing the maximum allowed densities in the Multi-
1.1 Family Residential (R-2), High Density Residential (R-3), and
X
parts of the Normal Neighborhood designations.
Evaluate increasing allowed height in the R-2 and R-3 multi-
1.2
X
family residential zones, outside of designated historic districts.
Identify opportunities to increase allowances for residential uses
1.3 on the ground floor of buildings within commercial and
X
employment zones.
1.4 Evaluate decreasing multifamily parking requirements.
X
1
Median Family Income is determined by the U.S. Department of Housing and Urban Development. In 2020, Jackson
County’s MFI was $65,100.
2
This assumes that households pay less than 30% of their gross income on housing costs, including rent or mortgage,
utilities, home insurance, and property taxes.
ECONorthwest Ashland Housing Strategy 2
Scale of Impact
Action
LowModerate High
Evaluate decreasing parking requirements for affordable
1.5 X
housing developments in areas with access to transit.
Evaluate increasing lot coverage allowances slightly in the R-2
1.6
X
and R-3 zones.
Identify opportunities to create greater certainty and clarity in
1.7
X
the annexation process
Evaluate changes to Ashland’s zoning code to disallow single-
1.8 family detached housing in the High Density Residential Plan
X
Designation (R-3 zone).
Increase supply of High Density Residential lands by rezoning
1.9 lands within lower density Plan Designations that have a surplus
X
of capacity.
1.1Create processes and materials necessary to support
X
0 developers in their development applications.
Strategy 2: Provide opportunities for housing development to meet the City’s identified housing needs
Broaden the definition of dwelling unit to include other types of
2.1 units such as shared housing and co-housing, single-room
X
occupancies, and other dwelling units.
Evaluate opportunities incentivize smaller units through
2.2
X
amendments to allowable densities.
Identify and reduce any local obstacles to building with less
2.3
X
conventional construction materials.
Identify opportunities to increase development of housing in
2.4
X
commercial and mixed use zones.
Evaluate allowing residential uses in ground floor commercial
2.5
X
spaces.
2.6 Develop an equitable housing plan.
X
Encourage development of diverse housing types in high
2.7
X
opportunity neighborhood.
Strategy 3: Provide opportunities for development affordable to all income levels
Create processes and materials necessary to support
3.1
X
developers in development of affordable housing.
3.2 Evaluate using the Multiple Unit Property Tax Exemption.
X
Adopt a property tax exemption program for affordable rental
3.3
X
housing developed by nonprofit affordable housing developers.
3.4 Evaluate participating in or establish a land bank.
X
Evaluate whether the City or other public agencies have vacant
3.5 or redevelopable publicly owned property could be used for X
development of affordable housing.
ECONorthwest Ashland Housing Strategy 3
Scale of Impact
Action
LowModerate High
Identify opportunities to purchase land in Ashland’s urbanizing
3.6 area (within the Ashland UGB and outside of the City limits) as
X
part of a land banking strategy.
Identify partnerships with area employers to increase
3.7
X
development of housing affordable to workers in Ashland.
Continue to collaborate with community partners to work
3.8 towards providing housing and support services to alleviate
X
homelessness.
Evaluate opportunities to make development of housing less
3.9
X
costly to the development through changes in City fees.
Strategy 4: Identify funding sources to support development of infrastructure and housing
affordability programs
4.1 Evaluate establishing a Construction Excise Tax.
X
Evaluate using Urban Renewal to support development of
4.2
X
infrastructure necessary to support housing development.
Coordinate Capital Improvements Program and Transportation
4.3
X
System Plan infrastructure investments.
Continue to identify a variety of funding sources to support the
4.4 X
Affordable Housing Trust Fund.
Identify additional funds to support development of new
4.5
X
affordable housing.
Strategy 5: Align housing planning with the Climate and Energy Action Plan
Evaluate opportunities to decrease dependence on automotive
5.1
X
transportation in areas planned for housing.
Evaluate opportunities to incorporate elements of the CEAP into
5.2 X
housing developments
Initiate a process to identify opportunities for development or
5.3 redevelopment of mixed-use districts and initiate an area
X
planning process to guide redevelopment.
Evaluate opportunities for planning transit-oriented development
5.4
X
as transit becomes more available in Ashland.
Evaluate sustainable building practices, including certifications,
to determine whether the City should offer incentives for
5.5
X
certification or require certification of new buildings as
sustainable.
ECONorthwest Ashland Housing Strategy 4
StrategicIssue1: Ensure an adequate supply of land is available and
serviced
This strategy is about ensuring an adequate land supply—not only a twenty-year supply (as
Goal 10 requires) but also a pipeline of serviced land that is available for immediate
development. The following recommended strategies and actions are intended to ensure an
adequate supply of residential land through a combination of changes to development
standards, annexation policies, and other changes. Efficient use of Ashland’s residential land is
key to ensuring that Ashland has adequate opportunities to grow from 2021 to 2041, and
beyond.
Issue Statement
Statewide planning Goal 10 (Housing) requires cities to inventory residential lands and provide
a 20-year supply of land for residential uses. Moreover, 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 experience throughout Oregon in recent
years is that the cost of services is increasing, and cities are turning to creative ways to finance
infrastructure. This priority addresses both long- and short-term supply and availability of land.
a)Provide a 20-year supply of land for residential use. The HNA concluded that Ashland
has enough residential land and housing capacity within the Ashland UGB.
b)Ensure short-term supply to support development. 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. In addition, HCA Advisory
Committee members suggested that there were opportunities to improve the
annexation process for bringing land from Ashland’s urbanizing area into the city
limits by creating greater certainty that in turn could expedite approvals and reduce
costs.
The Housing Capacity Analysis provides a thorough analysis of the existing supply and
affordability of housing in Ashland. It concludes that Ashland will need 858 new housing units
between 2021 and 2041. It shows that Ashland has sufficient land within the UGB to
accommodate growth over the 2021-2041 period but Ashland has very limited capacity (and
nearly a deficit of land) for housing in the High Density Residential zone. Ashland is expected
to add 1,691 people, resulting in demand for 858 dwelling units. Ashland has capacity for
development of 2,754 dwelling units within the UGB under current policies, with much (36%) of
the current capacity within Low Density Residential Plan Designations.
However, about 1,299 dwelling units of total capacity (47%) is in the urbanizing area (the area
between the city limits and UGB) and will require annexation before development occurs. The
Plan Designations with the most capacity in the urbanizing area are Normal Neighborhood and
Single-Family Residential.
ECONorthwest Ashland Housing Strategy 5
Ashland needs land that is vacant with urban services that support residential development,
such as municipal water service, sewer and wastewater service, stormwater management
systems, and transportation connections with adequate capacity to accommodate growth. A
part of ensuring that there are development opportunities is making zoning code changes to
allow for a wider range of development, especially multifamily housing types, and streamlining
the annexation and development process to make annexation faster and provide more
predictability in the process to developers.
Recommended Actions
Note to reviewer: The final version of this report will include the revised list of actions and some
information about each action.
The recommended actions to address strategic issue 1 under consideration include:
Action 1.1: Evaluate increasing the maximum allowed densities in the Multi-Family
Residential (R-2), High Density Residential (R-3), and parts of the Normal
3
Neighborhood designations. Prior analysis shows that two to three as many units per
acre as allowed under the current density standards can potentially fit on a typical site
with limited changes to other development standards. Higher densities are especially
important for small infill sites where efficiency is at a premium. Allowing more housing
on a given infill site helps the City meet its housing needs with less outward expansion
and spreads the land and infrastructure cost across more units.
Action 1.2: Evaluate increasing allowed height in the R-2 and R-3 multi-family
residential zones, outside of designated historic districts,
35 to at least 40 feet.
Action 1.3: Identify opportunities to increase allowances for residential uses on the
ground floor of buildings within commercial and employment zones.
Action 1.4: Evaluate decreasing multifamily parking requirements. Parking reductions
increase efficiency and reduce costs when combined with increases in density. In
addition, parking reductions may be an important part of Strategic Issue 5, Action 5.1.
Action 1.5: Evaluate decreasing parking requirements for affordable housing
developments in areas with access to transit. In addition, parking reductions may be an
important part of Strategic Issue 5, Action 5.1.
Action 1.6: Evaluate increasing lot coverage allowances slightly in the R-2 and R-3 zones
to support the other code amendments discussed in Actions 1.1, 1.2, and 1.3.
Action 1.7: Identify opportunities to create greater certainty and clarity in the annexation
process through evaluation of the level of design necessary for assessment of compliance
with development standards, with the goal of reducing the time and expense of
preparing annexation applications.
3
ECONorthwest, Ashland Housing Strategy Implementation Plan, June 2019.
ECONorthwest Ashland Housing Strategy 6
Action 1.8: Evaluate changes to Ashland’s zoning code to disallow single-family
detached housing in the High Density Residential Plan Designation (R-3 zone), to
preserve this zone for higher-density housing. Such a change would not include very
small existing lots, where single-family detached housing is all that is buildable.
Action 1.9: Increase supply of High Density Residential lands by rezoning lands within
lower density Plan Designations that have a surplus of capacity, such as land in the
Single-Family Residential Plan Designation. The purpose of increasing the supply of
High Density Residential land is that Ashland has a small surplus of land in this zone
and increasing the supply now, while there is a surplus of land in other zones, provides
an opportunity to coordinate long-term planning for multifamily land with other
planning processes that the City engages in over the next five to 10 years.
Action 1.10: Create processes and materials necessary to support developers in their
development applications, with the purpose of increasing clarity and certainty of in the
development review process.
Areas for further consideration
The following are actions suggested by members of the HCA Advisory Committee that should
be further considered by the City of Ashland as it develops it housing policies.
Evaluate revision to development standards that may result in lower density
development, such as requirements for traffic analysis for developments that generate
more than 50 trips per day.
Evaluate the impacts on housing capacity and density of development resulting from
Ashland’s physical and environmental constraints lands including water resources
protection zone overlays.
Evaluate the impact of the Ashland Solar Ordinance on limiting development of multi-
story multifamily and mixed-use housing in consideration of energy conservation goals.
Strategic Issue 2: Provide opportunities for housing development to
meet the City’s identified housing needs
This strategy focuses on actions that are intended to ensure new residential structures
developed in Ashland are diverse and include affordable housing for households with incomes
below 60% of MFI, housing affordable to households with incomes of between 60% and 120% of
MFI, housing for families with children, low to moderate-income households, senior housing,
and other housing products to achieve housing affordability for households and to meet
Ashland’s twenty-year housing needs.
Issue Statement
Continued increases in housing costs may increase demand for denser housing (e.g.,
multifamily housing, single-family attached housing, and compact single-family detached
ECONorthwest Ashland Housing Strategy 7
housing). To the extent that denser housing types are more affordable than larger housing types
(i.e., single-family detached units on larger lots, such as 2,500 square foot dwelling units on lots
larger than 5,000 square feet), continued increases in housing costs will increase demand for
denser housing.
4
was 66% single-family detached, 9% single-
Ashland’s housing mix in the 2015–2019 period
family attached, 12% duplex/tri-plex/quad-plex, and 13% multifamily with 5 or more units per
structure. The HCA assumes that the housing mix of new dwelling units in Ashland will be
about 35% single-family detached, 10% single-family attached 20% duplex/tri-plex/quad-plex,
and 35% multifamily with 5 or more units per structure.
To achieve this mix, Ashland will need to implement policies that allow a wider variety of
housing types, including smaller housing and housing produced with innovative processes or
building materials, as well as more mixed-use housing.
In addition, Ashland will allow for development of housing that is affordable to workers in
Ashland and is located in proximity to employment opportunities to attract needed labor force
for its employment and mixed-use lands. These types of housing include (but are not limited to)
live-work units, “skinny” single-family detached housing, townhouses, cottage housing,
duplexes and triplexes, and less costly types of multifamily housing.
Ashland is in the process of amending the land use code to allow duplexes wherever a single-
family dwelling unit is permitted per the requirements of HB2001. Code amendments will be
enacted before July 1, 2021.
RecommendedActions
Note to reviewer: The final version of this report will include the revised list of actions and some
information about each action.
The recommended actions to address strategic priority 2 under consideration include:
Action 2.1: Broaden the definition of dwelling unit to include other types of units such as
shared housing and co-housing, single-room occupancies, and other dwelling units.
Broadening the definition of dwelling units, which would broaden the types of units
allowed in residential districts, would allow for greater flexibility of housing type.
Action 2.2: Evaluate opportunities incentivize smaller units through amendments to
allowable densities, such as allowing tiny house clusters or smaller units in medium
density zones such as units as small as 200 square feet.
Action 2.3: Identify and reduce any local obstacles to building with less conventional
construction materials, such as shipping containers, prefabricated construction
materials, 3-D printed materials, etc., with the purpose of allowing for development of
4
Based on 2015–2019 ACS five-year estimates for Ashland.
ECONorthwest Ashland Housing Strategy 8
more affordable housing. However, the building code is managed and applied by the
State and not under local control.
Action 2.4: Identify opportunities to increase development of housing in commercial and
mixed use zones, which may require allowing more residential uses in commercial
areas.
Action 2.5: Evaluate allowing an increase in residential uses in ground floor commercial
spaces.
Action 2.6: Develop an equitable housing plan, which could include initial steps, action
plan with goals and a method to measure progress to achieve more equitable housing
and continuously examine ways to make improvements to the housing system to
achieve equity. The equitable housing plan could address the issues identified in the
2020-2024 Fair Housing Analysis of Impediments to Fair Housing Choice Update for the City of
Ashland. This report identified impediments such as: limited community awareness
about fair housing protections and resources, instances of discrimination in housing
transactions, and a lack of affordable housing.
Action 2.7: Encourage development of diverse housing types in high opportunity
5
with a goal of reversing historical patterns of racial, ethnic, cultural and
neighborhoods,
socio-economic exclusion.
Strategic Issue 3: Provide opportunities for development of housing
affordable to all income levels
The following recommended strategy and actions are intended to use a deliberate set of
mandates and incentives to support the development of new affordable housing and preserve
existing affordable housing.
Issue Statement
The Housing Capacity Analysis clearly identifies a lack of housing that is affordable to
households with lower and moderate incomes. It is clear that the private sector cannot feasibly
develop lower cost housing without government intervention. The amount of government
support that is available for lower cost housing is insufficient to meet identified needs.
Availability of housing that is affordable to households at all income levels is a key issue in
Ashland. For the purposes of this strategy, affordable housing is defined as: (1) housing for very
low–income and extremely low–income households at 50% or below the median family income
6
(MFI) $32,600 in 2020); (2) housing for low-income households with incomes between 50% and
80% of the MFI ($32,600 to $52,100 in 2020); and (3) housing for middle-income households with
incomes between 80% and 120% of the MFI ($52,100 to $78,100 in 2020).
5
HUD defines high opportunity neighborhoods as areas that have a positive effect on economic mobility of residents,
such as access to jobs, high quality schools, and lower concentration of poverty.
6
Based on U.S. Department of Housing and Urban Development Median Family Income of $65,100 for Jackson
County in 2020.
ECONorthwest Ashland Housing Strategy 9
In Ashland, 63% of renter households and 31% of homeowner households are considered cost
burdened (paying more than 30% of their income on housing). These are households struggling
to find affordable housing, at all points along the income spectrum. This strategic priority is to
evaluate mechanisms (mandates and/or incentives) that will support development of affordable
housing in Ashland.
The City’s policy options for providing opportunities to build housing, especially affordable
housing (both market-rate and government-subsidized affordable housing) are limited. The
most substantial ways the City can encourage development of housing is through ensuring that
enough land is zoned for residential development and within the city limits, in addition to
assembling and purchasing land for affordable housing development, eliminating barriers to
residential development where possible, and providing infrastructure in a cost-effective way.
A key part of this strategy is providing informational resources to developers of housing
affordable to both very-low and extremely low-income households, as well as low- and middle-
income households. Smaller, local developers need resources to better understand the kinds of
support that is available to build more affordable housing, such as funding opportunities,
partnerships, etc. The affordable housing realm is very complex and existing
developers/builders would benefit from additional assistance and clarification about the
requirements for development and management of affordable housing, as well as City
assistance identifying potential non-profit affordable housing development partners that can
secure funding for affordable housing development.
In addition to supporting development, an important angle of this strategic priority is to
identify strategies that preserve naturally occurring affordable housing that already exists in
Ashland. Naturally occurring affordable housing are dwelling units that are unsubsidized, yet
affordable to households earning incomes below the area’s median household or family income.
Recommended Actions
Note to reviewer: The final version of this report will include the revised list of actions and some
information about each action.
The recommended actions to address strategic priority 3 under consideration include:
Action 3.1: Create processes and materials necessary to support developers in
development of affordable housing, with the purpose of making it easier to develop
affordable housing in Ashland. The City could act as a convener between “market-rate
developers” required to provide affordable housing and those nonprofits and other
organizations who are well versed in the complexities of developing affordable
7
housing.
7
The City of Medford is developing a toolkit to help developers gain support for development of affordable housing
in Medford. This toolkit may provide good ideas that could be customized for use in Ashland.
ECONorthwest Ashland Housing Strategy 10
Action 3.2: Evaluate using the Multiple Unit Property Tax Exemption to incentivize
preservation and development of housing for low- to middle-income households
Action 3.3: Adopt a property tax exemption program for affordable rental housing
developed by nonprofit affordable housing developers. Evaluate which of the two
available options under state statute is better suited to the needs of housing providers in
Ashland. The options are the Low-Income Rental Housing Tax Exemption and the
Nonprofit Corporation Low Income Housing Tax Exemption.
Action 3.4: Evaluate participating in or establish a land bank for development of housing
affordable to households within incomes below 80% of MFI for renters or below 120% of
MFI for homeowners. The land bank may best be run by a nonprofit, with the City
participating as a partner in the land bank.
Action 3.5: Evaluate whether the City or other public agencies have vacant or
redevelopable publicly owned property that is not being otherwise used and could be
used for development of affordable housing. This property could be used to for
affordable housing, either as part of a land bank (Action 3.4) or directly in development
of an affordable housing project.
Action 3.6: Identify opportunities to purchase land in Ashland’s urbanizing area (within
the Ashland UGB and outside of the City limits) as part of a land banking strategy. The
City could acquire land and write down land costs for developers who are willing to
build housing either affordable to households with incomes below 60% of MFI or for
households with incomes between 60% and 80% of MFI.
Action 3.7: Identify partnerships with area employers to increase development of
housing affordable to workers in Ashland. Potential partnerships may be with Southern
Oregon University (SOU), for development of workforce housing for people employed
at SOU or students at SOU, Ashland School District, or with the Oregon Shakespeare
Festival.
Action 3.8: Continue to collaborate with community partners to work towards providing
housing and support services to alleviate homelessness for families with children,
domestic violence victims, veterans, and other vulnerable populations.
Action 3.9: Evaluate opportunities to make development of housing less costly to the
development through changes in City fees. For example, the City might allow a
developer to pay application fees over time, rather than requiring the fee at the
beginning of the development process. The City might set a cap on application fees.
Strategic Issue 4: Identify funding sources to support development of
infrastructure and housing affordability programs
The following recommended strategy and actions are intended to consider a range of funding
tools that Ashland may implement and use to support residential development.
ECONorthwest Ashland Housing Strategy 11
Issue Statement
A primary barrier to residential development, particularly for housing for very low-income and
low-income households, is costs and financing. This strategic priority intends to evaluate
opportunities for the City of Ashland to support needed, residential development by evaluating
creative funding and financing mechanisms that reduce development costs. Funding
opportunities may include options to reduce the cost of land, reduce hard costs (such as
infrastructure development), and reduce soft costs (such as system development charges or
permit costs).
Recommended Actions
Note to reviewer: The final version of this report will include the revised list of actions and some
information about each action.
The recommended actions to address strategic priority 4 are:
Action 4.1: Evaluate establishing a Construction Excise Tax (CET) for residential,
commercial, and industrial development. The Ashland School District has an existing
CET of $1.07 per square foot of residential construction or $0.53 per square foot of
commercial construction. When the City evaluates implementing a CET, the City should
consider how much funding the CET could produce and decide if that funding would
meaningfully help in production of affordable housing.
Action 4.2: Evaluate using Urban Renewal to support development of infrastructure
necessary to support housing development, as well as to support development of
housing affordable to households with incomes below 80% of MFI. For example, a Tax
Increment Financing (TIF) set-aside of a minimum of 30% for affordable housing
development to serve households earning 0-60% Median Family Income, to apply to
existing and future urban renewal areas in the City. TIF set-aside funds would also
potentially be available for affordable housing units within market rate, mixed-use and
mixed-income development.
Action 4.3: Coordinate Capital Improvements Program infrastructure investments and
Transportation System Plan to strategically develop needed infrastructure within areas
where residential growth is expected.
Action 4.4: Continue to identify a variety of funding sources to support the Affordable
Housing Trust Fund.
Action 4.5: Identify additional funds to support development of new affordable housing,
including housing options for people experiencing homelessness, increasing housing
stability and reducing risk of homelessness, and housing for households with incomes of
less than 60% of MFI. These funds may be contributed to Ashland’s existing Affordable
Housing Trust Fund. One funding option with substantial revenue potential is a General
Obligation (GO) bond. Cities or other jurisdictions can issue bonds backed by the full
faith and credit of the jurisdiction to pay for capital construction and improvements.
ECONorthwest Ashland Housing Strategy 12
Strategic Issue 5: Align housing planning with the Climate and Energy
Action Plan
The following recommended strategy and actions are intended ensure that planning for
housing is aligned with Ashland’s plans for climate change.
Issue Statement
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
8
environment, infrastructure, and people.” The plan identified six strategic initiatives:
Transition to clean energy
Maximize conservation of water and energy
Support climate-friendly land use and management
Reduce consumption of carbon-intensive goods and services
Inform and work with residents, organizations, and government
Lead by example
To the extent possible, housing planning and actions to address Ashland’s housing needs
should emphasize these initiatives and allow them to guide decision-making. The nexus
between the CEAP and housing development includes:
Location of housing. Housing that is located in areas where less driving is necessary,
either through more use of transit or a closer location to services and work, may help the
City meet its CEAP goals. Some of Ashland’s residential development is located in areas
with access to transit and closer to services and employment but some land does not
have these locational advantages. In addition, some people will choose to locate in
Ashland but work in other parts of the region.
Energy efficiency of housing development and the structures. Housing that is
developed with energy-efficient processes, uses energy-efficient materials, and operates
in an energy-efficient way over time can also help the City meet its CEAP goals.
Increasing energy-efficiency can both increase development costs, through more
expensive materials or development process, as well as lower long-term energy costs.
Ashland should be careful to consider the advantages and disadvantages when
requiring energy-efficient development, to make sure that the requirements do not make
housing substantially less affordable in Ashland.
8
Climate and Energy Action Plan:
http://www.ashland.or.us/Files/Ashland%20Climate%20and%20Energy%20Action%20Plan_pages.pdf
ECONorthwest Ashland Housing Strategy 13
Recommended Actions
Note to reviewer: The final version of this report will include the revised list of actions and some
information about each action.
The recommended actions to address strategic issue 5 are:
Action 5.1: Evaluate opportunities to decrease dependence on automotive transportation
in areas planned for housing, such as increased focus on development in walkable and
bikeable areas and increases in transit service (amount and frequency of transit, as well
as increased destinations for transit). The prior action that suggests parking reductions
(Action 1.3) may reduce reliance upon automobiles and decrease of impervious surfaces
dedicated to parked vehicles.
Action 5.2: Evaluate opportunities to 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.
Action 5.3: Initiate a process to identify opportunities for development or
redevelopment of mixed-use districts and initiate an area planning process to guide
redevelopment.
Action 5.4: Evaluate opportunities for planning transit-oriented development as transit
becomes more available in Ashland, consistent with mixed-use planning.
Action 5.5: Evaluate sustainable building practices, including certifications, to determine
whether the City should offer incentives for certification or require certification of new
buildings as sustainable.
ECONorthwest Ashland Housing Strategy 14
Appendix A: Potential Housing Policies and Actions
This appendix provides the City with information about potential policies that could be
implemented in Ashland to address the City’s housing needs. This appendix provides a range
of housing policy options for the City of Ashland to consider as it addresses its housing needs.
These policy options are commonly used by cities in Oregon and other states. Policy options are
categorized as follows:
Land Use Regulations
Increase Housing Types
Financial Assistance to Homeowners and Renters
Lower Development or Operational Costs
Funding Sources to Support Residential Development
The intention of this memorandum is to provide a toolbox of potential policies and actions that
the City can use to address strategic issues. For many of the policy tools described below, we
give an approximate scale of impact. The purpose of the scale of impact is to provide some
context for whether the policy tool generally results in a little or a lot of change in the
housing market. The scale of impact depends on conditions in the City, such as other the City’s
other existing (or newly implemented) housing policies, the land supply, and housing market
conditions. We define the scale of impact as follows:
A small impact may not directly result in development of new housing or it may result
in development of a small amount of new housing, such as 1% to 3% of the needed
housing. In terms of housing affordability, a small impact may not improve housing
affordability in and of itself. A policy with a small impact may be necessary but not
sufficient to increase housing affordability.
A moderate impact is likely to directly result in development of new housing, such as
3% to 5% of needed housing. In terms of housing affordability, a moderate impact may
not improve housing affordability in and of itself. A policy with a moderate impact may
be necessary but not sufficient to increase housing affordability.
A large impact is likely to directly result in development of new housing, such as 5% to
10% (or more) of needed housing. In terms of housing affordability, a large impact may
improve housing affordability in and of itself. A policy with a large impact may still
need to work with other policies to increase housing affordability.
ECONorthwest Ashland Housing Strategy 15
ity.on
on
C
---
16
to
small
on
housinghousing
impact
stock.
is
s
impact
ofof
of
moderate
ImpactImpactImpact
made
TheExpedited
to
ofofof
..
level
housingdepend
housing
Scale of Impact ScaleSmallproductionandaffordabilityandchangesprocedures.Streamlining procedures may not be sufficient to increase production.ScaleSmallpermit processing will benefit
a limited number of projects. It may be necessary but not sufficient to increase housing production on its own.ScaleSmallTheproduction
available
and
esign (LEED)
building permit
affordability
housing
Implementation in AshlandPriority planning action processing and issuance for affordable housing is not codified in Ashland Municipal Code. Ashland does provide priority plan check and
planning action processing for green buildings pursuing certification under the Leadership in Energy and Environmental Drating system.
by
increase
of
in
to
to
review
for
as
hearing
can
planning
date
foraffordable
how
the
factor
decision
such
is
the
ordinances
use
public
-
buildings).
developmentof
consuming,
submittal.
policies.
permitting
federal
complex
regulations
of
first
complicatedforms
other
achievewritten
or
regulations
inducing
time
mixed
re
green
-
analysis
a
and
use
weeks
the
or
ofdate
stillmore
requirements
and
or
costapproved
state
-
(e.g.
two
land the
and
difficult,
review
However,
pre
receive
types
of
its
development
require
local,
major
additional
specific
to
for
within
written,
a
development
residential
more
that
these
local
hasbe
subdivision,
process
beetc.
weeks
modify
in
of
Any
expedited
require
development.
eligible
will
six
receives
permits
can
characteristics
Ashland Housing Strategy
is
can
applications.
review
projects
zoning,
Oregon
that
studies,
Department
offers
withinof
City delay
Streamlining
the
housing.
development
For
decision
building
objectives
building
frequentlyfundingincreased
the
a
Bend
held
exity
consideration
impactin
or
of
costly.
make
Planningbe
development
key
ways
streamlineintendedreview,will
DescriptionRegulatorydevelopment.ofprojectstrafficAExpeditetypesCityaffordabledevelopmenthousingthesubmittal.Complcanandresult
on
-
and
focus
Regulations
Fast
/
Building
Code
Use
Ordinances
policies
Procedural
orthwest
se
Strategy NameRegulatory ChangesAdministrativeandReformsExpeditedtrackedPermitStreamlineZoningother
CON
Land The E
.
.
of
and
as
family
–
17
mixed-
—
made
depend
sizes.
most
SF.
Small
areas
see
code
lot
sizesget
be
will
in
is
adoptedto
maximum
,000it
lot
moderate
moderate
ImpactImpact
2
small.
may
other
changes
to
to
of
of
zoninghavesubdivisions
as
ordinances.
housing
thistypically
the
size
the
with
Scale of Impact andaffordabilityontootherScaleSmallCitiesminimumsmallHowever,uncommonentirelotslotsinThis tool generally increases density and amount of singledetached and townhouse
housing in a given area, decreasing housing costs as a result of decreasing amount of land on the lot.ScaleSmallMandatinglotappropriate
-
space.
allow lots
3.5 zone has a
in SFR zones (R
-
cottage housing 1
rket development
ts
-
7.5)
-
1
-
5 & R
-
Implementation in AshlandPlanned Unit Developments in all SFR and MFR zones will allow for small lots (up to zero lot line) at allowable Densities. Additionally,developmen1smaller than
the minimum lot size for the zone in conjunction with common openAshland’s Rminimum lot size of 3,500 SF. Ashland does not have a maximum lot size or minimum density requirement in
Single Family Residential zones, although ma
a
or
zone,
lower
SF and
height
a
might
a
and
individual
allowed
of
effective
evaluate
and
size
be
an
5,000example,
include
lot
allows
subdivision
may
can
housingsize
For
than
the
may
developmentlot
lots
yielding
dimensions
n
citiespolicy
less
o
unit
zones.
minimum
his
size
and
Small
workforce
through
barriers
SF
lot
bound
size
process,family
ordinances.
-
limit sprawl, contribute to a more
generally
planned
lot
6,000
of
upper
lots
are
a
-
Potential
single
affordable
anmaximum
subdivision.
in
to
lots
implemented
Ashland Housing Strategy
with
a
SF
minimum
streamlining
be
development
parking requirements, and other zoning
housing.complexityplaces
zone
the
the
withindensity
barriers
8,000
unit
in
of
could
on
residential
lots
an
policy
part
they
ities across Oregon allow small residential lots, including
DescriptionAspotentialmultifamilylimitations,regulations,standards.Many of the remaining tools in this section focus on changes to the zoning code.Smallsometimes closer to 2,000 SF.
TsmalloutrightorplannedThis policy is intended to increase density and lower housing costs. Smallefficient use of land, and promote densities that can support transit. Small lots also
provide expanded housing ownership opportunities to broader income ranges and provide additional variety to available housing types.Cmany cities in the Metro area.Thisboundresidentialhave
Lots
Lot
Small
orthwest
Strategy NameAllowResidentialMandateMaximumSizes
CON
E
.
on
the
is
family
cities
18
family
—
-
a
-
than
in
ensuring
amountand
or
conversion
have
minimum
have
substantially
market
For cities
density
densities.
and
moderate
Impact
moderate
at
not
depending
the
to
of
may
densities
to
urban
do
allowed
observed
underbuild
gh density zones, this
ScaleSmallIncreasingdensitiesclearplanssmallimpacttheofminimumstandard.that allow singledetached housing in hipolicy can result in a moderate or larger impact.
Scale of Impact wherebuildinglowerarethatminimumThis tool generally increases density and amount of singledetached and townhouse housing in a given area, decreasing housing costs as
a result of decreasing amount of land on the lot.
) on
3
-
are in place
and are
2 and R
-
steep slopes,
mum Density requirements
Mini(80% base density) in MFR zones (Rlots large enough to accommodate 3 or more units. Minimum densities required of any residential annexation (90% Base Density).
Implementation in Ashlandtypically 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. floodplains, wetlands and riparian areas)
of
at
sity
per
-
sizes
use
typically
number
lot
eliminate
applicable
units
growthdensity
typically
are
-
building
residential
in
residential
provision
holding
Minimum
multifamily
-
in
and
onare
development.
efficiently
In
land
density multifamily
minimum
density single
family
dwelling
-
make
-
Maximum
-
adevelopments
plans
density.
zones
standards
7.3sizes.
sprawl
as
provisions
bounds
and
development,
densities
on
single
lot
densities,
and
density.in
Such
increases
family
codeMandating minimum den
promote
-
reduce
placesareas,
5.4sprawl
bound
It
urban
acre.
expressed
minimum
and
policy
single
applied
zoning
maximum
comprehensive
net
in
size.
family detached housing is allowed.
allowablelower
reduce
effective.
-
densities
This
a
between
lot
per
Ashland Housing Strategy
residential
usually
local
ensures
cost
in
They
typicallythroughthrough
appropriate
are
resources,
range
isunits
places
zones.
densities
with
limitingmaximum
Minimum
more
they
land
byand
policy
approach
than
promote
densityacre.
dwelling
implementedresidentialcapacity.consistentassumptions.underbuildingservicesis generally most effective in medium and highzones where singleThe minimum density ensures that lowfamily housing
is not built where higherhousing could be built.
DescriptionnetnetThiszoneslesscanlimitedThis tool is used by some cities but is used less frequently than mandating minimum lot sizes.Thiszonesresidentialimplementedzones,of
orthwest
Strategy NameMandateMinimumResidentialDensities
CON
E
of
.
.
to
family
areas
19
prove
-
—most—
—
very
scale
require
not
could
reduced.
to
erate
currently
be
density,
areas
wants
is
the
otherbe
increasing
higher
Clustering
are
in
that
be
if
where
moderate
mod
Impact
ImpactImpact
can
in
could
city
or
development.
can
a
to
to
of
ofof
site
tool
City
increase
density
developer
the
ScaleSmallThiseffectivedensitieslowallowedwhereencouragedensityThis tool generally increases density and amount of singledetached and townhouse housing in a given area, decreasing housing
costs as a result of decreasing amount of land on the lot.
Scale of Impact ScaleModerate.canhowever,ofotherwisedevelopeddeveloped,impactScaleSmallThethe
-
-
city
for
).
Planned Unit
or less
d transfer of density
SF
which allows clustering
ntial densities outside of
uirements create the 3D
Ashland recently removed the maximum residential densities within the Transit Triangle Overlay area (Ashland Street, portions of Siskiyou Blvd, and Tolman Creek Road). A formbased approach
is used where limitations on height, lot coverage, and setback reqenvelope 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. Ashland has not increased residethe this Overlay area.
Implementation in AshlandAshland permits Developments in SFR and MFR zones of units anfrom naturally constrained areas to the developable portion of the site.Ashland provides parking
reductions for small units wide (one space per unitunits 500
of
site.
This
the
more
most
type
gives
zoning
streetin
a
by
a
-
Itthe
capacity.
on
be
provision
any
off
as
of
densities
and
footprints,
local
during
more
of
removing
commonlypreserve
the
may
site
densities.
zones.
the
parking
to
capacitydensityflexibility
areas
the
during
Higher
most
make
options,
minimum
building
landholdingprovide
of
is
higherused
change
consider
other
processed
review.
through
holding
to
and
provide
zones.
increase
urces.
Reducing
residential
development
This
hazards
as
to
in
housing
eliminate
reso
strategy
of
residential
typically
well
densities,or
buildingcommonly
determining
appropriate,
increase
impact
preserving
is
land
naturalas
This
ofin
effective.
residential
tocharacteristics
density
development
densities.
implemented
development
most
variety
of
while
developers
where
reduce
cost
increase
requirements.
Ashland Housing Strategy
be
avoid
code.
uses
option
scarce
seekstool
maximum
It
orpositively
site,acan
of
Clustering
sprawl
the
more
phase
a
greater
allowable
allowsis
allowable
multifamily
would
with
a
ofparking
use
etc.
consideration
requirements,
to
areas
densitiesdensities,
approach
reduce
review
cities
development
services
Formaximumrelevant.HigherHigherhousing,efficientalsoof
DescriptionThisincreasingdevelopersapproachorappliedClusteringportionsClusteringnaturaldevelopment.primaryaccess,siteJurisdictionsparkingmeetingrequirements
Parking
Clustered
orthwest
Strategy NameIncreaseAllowableResidentialDensitiesAllowResidentialDevelopmentReducedRequirements
CON
E
is
20
cities
—
in
public
policy
relatively
housing
reducing
and
Impact
requirements
or
This
of
.
effective
streets.
require
need
increase
Scale of Impact thebenefitparkingReducing parking requirements can have a moderate to large impact on housing affordability if little or no parking is required.ScaleSmallmostthatwide
toaffordability.
or less
site shared
ve a
-
riangle
T
implemented
SF
as affordable
00
long
8
use development
-
Street” standard
for units designated
street space along the
parking requirements
-
street parking credit for
-
its (sharing the same space
for units
in approved cottage
Narrow
ithin the Transit
verlay
Implementation in AshlandWOare reduced to one space per unitCottages of 800 SF or less withhousing developments require one space per unit.Many parking credits may be allocated to projects
including: An offeach onproperties frontage; joint use and mixedcredbetween a commercial use and residential use when demonstrated their time of use is not in conflict); offparking;
transit facilities credit; Transportation Demand Management plan implementation. Ashland does not haspecific parking reduction available and regulated housing. Ashland hasa “through
the Street Standards and Transportation System Plan.
in
2
for
for
no
orlocal
and
to
or
as
used
1.5more
on
exclude
applied
service.
Portland
or
to
described
be
-Affordable
little
Reduced
size,streets
unit,
of
3
or
the
affordable
criteria
of
inclusionaryand
transit
based
for
applied
in
-
unit.
per
affordable
forCity
requirements
affordableaffordablecould
developments
frequently
development
the
multifamily
requirements
provide
typically
for
for
incentives
used
units
to
The
reduced
bedroom
to
-
market
service,
most
are
of
eligibility
1frequent
ordinances.
meet
spaces
dwelling
parking
regardless
landstrategy
housing
for
2
or
commonly
have
are
parking
subsidized
exceptions
circumstances.
that
Parking
transit.
from
housing
multifamily
same
service
transit
unit
from
rate
ofand
This
detached
to
reductions
number
most
studio
reduce
the
perrate
standards
-
detached
arkingreduce
unit,
units
the
subdivision
to
Portlandare
further
specific
transit
per
to
family
market
zones.
-
frequenton
in
proximity.
meet
parkingrate
requirements
affordable
like
adjacent
space
Street
requirements
market
Ashland Housing Strategy
1
offers p
and/or
developments
space
nearlocated
development
housing
single
ismust
allows
for
bedroom
intended
1
frequent
sites
citiesoffers transit-
Bend
standards
of
2market
ts
housingis
traffic.
parking
to
of
residential
parking
unit
frombut
also
depending
and
andunitsuni
near
perper
in
requirements
Portland
Bend
housing
located
width
City
down
if
policy
City
of
of
affordable
development
thedevelopmentsThelocatedparking,development.
comparedspacesbedroomspaceshousingotherCityhousingallowszoningzero
Descriptionhousing,housing.Reducedconjunctionhousing,eliminatedmultifamilyCityhousinghousingThisslowinstreetstreets
Street
Standards
orthwest
Strategy NameReduceWidth
CON
E
a
the
.
.
in
by
in
the
21
by
can
—
—
of
on
Oregon.
impact
been
zoning
zoning
stock
limited
in
small
housinghousing.
of
is
moderate
ImpactImpact
especially
more
housing
adopted
difference
it
to moderate
to
of
ofdepend
legal
a
ng
scale
recently
but
availabilityexisting
Scale of Impact ScaleSmallPreservingexistimaketheaffordablecitythehousing,smaller,affordableCities with older housing stock are more likely to benefit from this policy.ScaleSmallInclusionaryhasmadeTh
ewouldinclusionarypoliciescity.
riods
(25% of
residents,
as part of
’s newly
.
the conversion of
demolition ordinance
longer notice pe
’s
affordable housing
imits for proposed structures
Implementation in AshlandAshland does have ordinances that regulate the closure of manufactured home parks and displacement of the as well as apartments into condominiums, wherein prior
to tenant displacementand relocation assistance can be requiredAshlanddoes regulate demolitions but does not have standards relating to tenant displacement. Ashland requires a percentage
ofthe base density exclusive of unbuildable areas) annexations and zone changes for residential developments.Ashland has not implemented an inclusionary zoning ordinance for residential
developments within the City Lcontaining 20 units or more under the State
-
and
the
to,
also
of
to
the
low
on
income
relatively
housing.
ofmay
housing
of-
costs.
on
canwhere
lieu
housing
areinlow
providesnclusionary
requires
types
approval
to
of
proposed
condition
streets
existing
a
feeshousingpassed
process
provision
alleys
expenses
affordable
of
zoning
zoning
costs.
housing
the
Critics of i
maintenance
that
availablepart
freeing
typically
more
is often
existing
for,
ordinances
percentage
Narrower
anddevelopment
as
"filtering"
of
elsewhere,
ordinancesordinances
land
certain
relocation
tie
ensure
the
of
housing.
inclusionary
for
inclusionary
to
smaller,incentives.
housing
housing,
certain
maintenance
more
housing
ofaof
ordinancesrate
incentives
-
housing
occupancy
policies
new
-
based
demolitions
-
streetimpedes
development
residents.
make
development.
Preservation
income
Ashland Housing Strategy
payment
preservationreplacement
types
-
such
required,
income
room
market
provide
Mandatory
-
or-
replacement
of
include:zoning
low
term
of
-
to
or
regulatory
basedother
of
reduce
streets
purchase
-
when
income
preservationIncentive
preservation
-
tenants.
or
long
to
Manufactured home preservationSingleRegulating
HousingHousing
contend it
on
price
moderate
lower
provide
alleys,
zoningresidentsfor
DescriptiontonarrowNarrowereconomicreduceHousingdemolitionreplacementreplacement,existingfocusApproachesInclusionaryoranddevelopment.developershousing.densityThepurchasers
Housing
orthwest
Strategy NamePreservingExistingSupplyInclusionaryZoning
CON
E
22
Scale of Impact
use
-
vacant low
ndividual
I
in Plan, Croman
inclusionary zoning
.
Rezoning land in Ashland is not a common practice. The City has implemented a number of master planning Efforts (Normal Neighborhood, North MountaMill District) which have identified
lands to be developed as multifamily or mixeddevelopment. 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 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.
Implementation in AshlandapprovedlegislationMixed use projects arepermitted and encouraged in
to
land,
Such
or
new
housing
designate
corridors
-
multifamily
established
location,
adjacent
comparatively
from
rezoningzones.
opportunities
uses.
employment
an
vacant
employment
In
for
transit
landemployment
where
areand
or
multifamily
benefit
use.
zone and re
provides
along
apply to structures with
-
compatible
between
limited
rezoning
areas
uses
commercial
a
compatible
and
in
would
mixed
housing
(i.e.,
opportunity
in
denser
in
with
residential
or
buffer
for
When
that
other
a
denser
land
land
housing
be
parcels)
and
projects
uses.
density
increases
-
other
compatible
encourage
rezonedcenters
can
select
While Portland’s inclusionary zoning
use
Ashland Housing Strategy
choose
multifamily
-
lowto
be
and
to
to
smaller
to
that
land
change
multifamily
of
residential
mixed
best
seeks
(i.e.,
would
vacantland
commercial
of
is
it
as
employment
policy
rezoned
tool
types
important
mixing
gram is resulting in production of affordable multifamily
part
in
is
capacityhousingorhousing).ThisaffordableforCities across Oregon frequently reland to address deficits of land for new housing.
DescriptionOregon’s inclusionary zoning laws 20 or more multifamily units, with inclusion of units that are affordable at 80% of the median family income of the city.The City of Portland
has implemented an inclusionary zoning program. prounits, there is considerable discussion and disagreement about the impact of number of multifamily units being built and potential
changes in the location of units. Thepartiallylanditsuchneighborhoodexistingland,Thisas
or
for
land
designate
orthwest
-
Strategy NameRerezonehousingEncouragemultifamily
CON
E
23
Scale of Impact
efficient
-
or ownership
ng projects
can be modified in
ose ratios
Implementation in AshlandAshland Commercial and Employment zoned. There is current discussion regarding the percentage of the ground floor that is to be reserved for commercial uses
and whether thAshland does not have a Transfer of Development Rights program or designated receiving zones. Ashland has four density bonuses, one of which is for development of affordable
housing at higher densities and another for energyhousing. Affordable housimeeting eligibility requirements (including rental
consideration of changing market demands for in retail and office space.
is
of
usesfloor
used
be
desired
zones
or
zoning
They
housing
policy
where
in
the
This
can
use the
from
-
ground
by
build
Development
of
provisions
zones
This
and
zones.
multifamily
met.
to
residential
for
commonly
-
(zones
receiving
density
appropriate
densities.
foruse
allowed).
use-
are
residential
in
-
nonare
areas.
allowed
and
to
zones”
through
are
forzones
densities.
mixeddevelopment
subsection
housing
mixed
a
developers
or
allowed
orresidential
usually
development.
bonuses
requirements
barriers
is
ial
move
overall
opportunities
desirable)densities
sending
“receiving
appropriateare
requirements
that
greater
to
allows
and
to
through
(e.g.,
areimplemented
of
ities outside of Oregon.
both
requirements
Density
than
minimum
more
eliminate
commerc
Ashland Housing Strategy
code
certain
commercial
toincrease
increase
zones
increased
or
inonintended
density
nsferred
higher
encourage
can
is
can
densities
zoning.
generallyzones.
tra
identifies
government
areas
theto
zoning
requiring
is
lower
eliminating
implemented
where
and
provided
oralong residential buildings or as mixed
are
-and
policytool
policy
local
local
a
densities
commercial
codedecreased(zonesTransfer of development rights is done less frequently in Oregon, as cities generally zone land for higher density housing where they would like it to occur. This
policy is frequently used by cstrategytheresidential
Descriptionpoliciesdevelopmentincludeinretail)ThisdevelopmentincreaseCities across Oregon frequently encourage multifamily housing development in commercial zones, either as standbuildings.Thissensit
iverightstradedusuallyTheatunderlyingasareas,
in
of
to
or
Density
orthwest
Strategy NameresidentialdevelopmentcommercialzonesTransferPurchaseDevelopmentRightsProvideBonusesDevelopers
CON
E
24
housing
Scale of Impact
of
increase
to
lots.
of a 35%
.
ses of
or less
order
City
in
0%
8of 30 years)
n.
density bonus
existing
.
over the base density
space, conservation) can available
for a mi
within
Implementation in Ashlandhousing affordable to households at The maxinclusive of other bonuses (openbe 60%within the zone.Ashland’s Cottage Housing Development ordinance effectively
provides a doubling of the allowable density in the zone for provision of the small cottage housing units. Ashland classifies small units, of 500 SF or less, as only 75% of a unit for
the purpodensity calculations. A greater number of small units can be developed within existing density allowances without employing a density bonus.
AMI receive a density bonus of two units for each affordable unit provided, up to a maxincrease in density.
ousing
h
.
of
the
residents
if
of
of
for
of floor
types
SF
SF
affordable
the
zoning
allow
of
by
number
affordable
rd maximum
the
would
to 1,500
increase
encourage or
number
allowed
to
can
bonus
workforce
than
City
density
used
certain
or
a
be
unit homes (up to 1,000
built the
it) are allowed at double the
-
eements and restrictions to
housing
be
also
income
housing
to
-
which
provides
Ashland Housing Strategy
can
lowfoot building height bonus for multifamily in
-
and three
units
-
offers density bonuses for duplex, triplex,
of
affordable
ways
project
increasing
An
, WA
on
densities
on
housing
ing when affordable housing units are gained and for
focus
focus
DescriptionBonusdevelopmenthousing.moreproposedunits.City of Bend offers affordable housing density and height bonuses. Qualifying affordable housing projects are eligible for a 10housa
density bonus. The density increase is based on the percentage of affordable housing units within the proposed development: if 10% of the units are affordable, the maximum density is
110% of the standadensity. The maximum density bonus is 50% above the base density. Qualifying projects must be affordable to households at or below 60% of the AMI for rental housing
and at or below 80% of the AMI for ownership housing and require development agrensure continued affordability. Kirklandand cottages. Cottage homes (limitedarea) and twofloor area average
per undensity of detached dwelling units in the underlying zone
policies
Policies
Housing Types
orthwest
following
Strategy Name
CON
Increase Theaffordability.E
25
of
of
.
few
––
may
may.
typestypes
more
more
new,new,
affordable,
affordable,
ImpactImpact
these
these
inopportunities.inopportunities.
ofof
relativelyup to a large
districts
districts
to moderateto Large
ofof
Scale of Impact
zoninghousingThe scale of impact will depend, in part, on the amount of vacant or redevelopable land in medium density zones, as well as the types of housing newly allowed in the medium
density zone.
ScaleSmallAllowinghousingzoningprovidenumberrelativelyhousingScaleSmallAllowinghousingprovidenumberrelatively
-
gh
2),
5
-
-
1
-
3.5 zone
-
be
ng unit is
Houses,
1
-
10) throu
-
1
-
Plexes
-
Row
lot size for the zone.
7.5, R
7.5 zones on lots that
Quad
-
-
1
1
family dwelli
-
-
-
and
-
5, R
Implemented in Ashland?
-
Ashland is in the process of amending the land use code to allow duplexes wherever a singlepermitted per the requirements of HB2001. Code amendments will be enacted before July 1, 2021.Ashland
passed a cottage housing ordinance in 2018 and allows cottage housing developments in the Rand Rare greater than 1.5 times the minimumCottage Housing developments canbetween 3 to 12
units depending on lot size. TriTownhomes,Stacked Townhouses are permissible in Ashland’s Medium Density zone (Rand Townhomes are further permitted in the Ror other residential zones
(R1planned unit developments.
listlist
inin
housinghousing
typestypes
andand
throughthrough
overalloverall
achievedachieved
wouldwould
usesuses
bebe
maymay
andand
optionsoptions
housinghousing
andand
multifamilymultifamily
increaseincrease
wouldwould
codecode
ofof
allowableallowable
implementedimplemented
TheseThese
cancan
housinghousing
bebe
thanthan
ld
typesoutrighttypesoutright
zones.zones.
unitsunits
wouwould
developmentdevelopment
Description
asas
alone.alone.
percentagepercentage
developmentdevelopment
affordableaffordable
oror
Ashland Housing Strategy
housinghousing
family zones.
typestypes
-
higherhigher
homeshomes
residential
residential
approachresidentialapproachresidential
aa
residentialresidential
zoningzoning
thesethese
additionaladditional
ofof
ThisThis
housinghousing
moremore
locallocal
detacheddetached
appropriateprovideallowbyHouse Bill 2001 requires cities to allow these housing types in singleprovideallowby
Allowingdensityencouragetypes.thetheseAllowingdensityencouragetypes.thetheseappropriate
-
RowRow
Tri
and
in
-
Plexes
-
Tri
andStacked
housing,
Plexes
Duplexes,Cottage
-
Quad
orthwest
low density
Strategy Name
AllowCottageTownhomes,Houses,andinzonesAllowhousing,QuadTownhomes,Houses,Townhouses, Cottage Courts, Duplex/Townhouse Courts, & Garden Apartments medium density zones
CON
E
26
ofof
to
––
-
zones
allow
..may
law
typestypes
to
a large
moremore
new,new,
affordable,affordable,
ImpactImpactImpact
thesethese
inopportunities.inopportunities.
changed
ofof
up to a large
cities
districtsOregon
to Largeto Large
ofof
of
.
provide
Scale of Impact
ScaleSmallAllowinghousingmaynumberrelativelyhousingThe scale of impact depends on the amount of vacant/redevelopable land in high density zones and the housing types allowed in the zones.ScaleSmallAl
lowinghousingzoningprovidenumberrelativelyhousingScaleSmallrecentlyrequireADUs.
-
.
1)
-
scale
-
in all
although
s
existing lot
largerccupations
residential
O
and
permitted
3 zones. However
-
ome
townhomes,
H
family home
.
-
work housing and mixed
-
special
2 and R
-
DU) as an accessory use to
Implemented in Ashland?
ive
Stacked condominiums, garden apartments apartments are permitted in Rdue to small lot sizes of vacant/partially vacant properties available in these zones, larger scale apartments are
not often achievable givensizes, height limitations, and density allowances.Ldevelopment would be a permitted use within commercial zonesnot specifically listed in the allowable use
table for either commercial orzonesare zoning designations with the exception of industrial (MAshland allows Accessory Residential Units (ARU or Asinglethroughout the City, and further
provides reduced
-
listlist
to-
inin
housinghousing
typestypes
andand
throughthrough
single
overalloverall
achievedachieved
wouldwould
cities
single
usesuses
bebe
maymay
andand
optionsoptions
housinghousing
andand
multifamilymultifamily
increaseincreasedetached
requires
wouldwould
codecode
detached
ofof
allowableallowable
implementedimplemented
for
TheseThese
cancan
housinghousing
bebe
thanthan
each
197.312
zoned
typesoutrighttypesoutright
for
zones.zones.
unitsunits
wouldwould
developmentdevelopment
Description
asas
alone.alone.
percentagepercentage
ORS
developmentdevelopment
affordableaffordable
ADU
areas
oror
Ashland Housing Strategy
in
housinghousing
typestypes
one
higherhigher
homeshomes
2018,
residentialresidential
approachresidentialapproachresidential
aa
1,
residentialresidential
zoningzoning
thesethese
least
additionaladditional
ofof
ThisThis
dwellingdwellings.
housinghousing
moremoreJuly
at
locallocal
of
detacheddetached
nsity
allowbyallowby
Allowingdensityencouragetypes.thetheseappropriateprovideAllowingdeencouragetypes.thetheseappropriateprovideAsallowfamilyfamily
-
high
andin
Work
-
Units
zones
ents
scale
Stacked
-
orthwest
Strategy Name
AllowTownhouses, Garden Apartments largerApartmdensity Allow Livehousing or Mixeduse housing in commercial zonesRemove barriers to Development of AccessoryDwelling
CON
E
27
tiny
and
-
for
impact
where
of
regulation
Impacton
allowed,
demand
Scale
homes,
of
are
Scale of Impact
tiny
ScaleSmall:dependsoftheymarkethomes.
ilities.
requirement
opportunities for
SF.
occupied
-
within the City.
Implemented in Ashland?
SDCs for small units of less than 500 Per ORS 197.312 no additional parking is required for ARUs in Ashland, and there has never been any ownerSmall, or tiny, units that are built on
a foundation are permitted in Ashland and have been developed as ARUs. Tiny homes on wheels would have to be located in an RV park, and there are thus limited their placement in Ashland.
As an emergency provision in response to the Almeda fire, RVs, campers, and trailers can be located on residential properties in Ashland as temporary shelter provided, they are connected
to sanitation and ut
for the development of an ARU
to
SF
for
land
small
more
100locating
or
500
respects
as
very
primaryfortemporary
procedures,
are
charges
or
ADUs
ways:
the
increasing
and
units.
ofmany
of
small
that
in
units
homeowners.
as
lots,
where
subdivisions,
for
are
variety
of
opportunities
dwelling
alone
similar
-a
development
standards
dwellings
in
home
smaller
are
development
stand
houses
for
tiny
Description
provide
especially
sited
regardlessoccupied.(they
systemstypicallytiny
accessory
make
-
be
restrictive
allow
Ashland Housing Strategy
They
RVs),
as
include
are
can
can
parks
ADUs
units.
Some
owner
housing,
them
is
limiting
They
reducing
homes
RV
Model
.
homes
, reducing or eliminating parking requirements,
byin
as
homes
SF
efficiency.
allowingsmaller.
Park
toallowingSmalleruseaffordablePortland and Eugene allow tiny homes as shelter for people experiencing homelessness.
JurisdictionslikelysuchADUsor dwelling“Tiny”or150multifamilyTinythem
-
or
single
in
zones
small
homes
orthwest
Strategy Name
(ADUs)familyAllow“tiny”
CON
E
an
few
-is
new
28
a
have
forover
to
housing
localized
to
large.
Impacta
assembly
to
of
on
providing
likely
.
assistance
time
Scale of Impact ScaleSmallParcelmosteffectarea,opportunitiesmultifamilydevelopment
stock.
s
financial
on
nit
a
s
u
-
d
(60 units
housing
provide
can) to assist in
.
Most recently the
cooperation with the
available
(AHTF)
and
Implemented in Ashland?The City has limited experience acquiring property for the future development of affordable housing, having acquired 10 acres on Clay Street in Housing Authority
of Jackson County. Over the last decade this property providelocation for 120 units of affordable housingdeveloped, 60 units under construction)The City typically relieaffordable housing
partnerto identify property for a proposed development and has provided financial assistance (CDBG or Affordable Housing Trust Fundacquisition. City helped purchase a parcel using
AHTF for Columbia Care to develop a 30affordable housing project.
development
in
for
kick
affordability
theto
with
directly
inprojects
lands
being
locations
involved and
can
cities
It
development
reduce
development.
housing
lands
partnersfor
with
housing
to
assembly
entities
arterials
strategic
purchase
rate
apartments
role
(2)
City
in
to
force
increase
other
the
assembly.near
and
parcel
multifamily
rental
land
to
multifamily
market
units
of
of
work
associated
ability
(affordable to households
site
and
for
(e.g.,
importantfor
where
or
,and
cost
osts
order
City
goals
rental
servicesoften
city’s
too
limited
C
sitesdevelopers.
in
is
tothe
purchase
to
housing
the
the
using
critically
to
locations
ho
a city
Typical
close
lower
provide
catalysts
housing
in aggregation
which
able
related
multifamily
to
Ashland Housing Strategy
assembly
is
in
involvescan
affordable
land
(1)
costs
perational
of
City
of
issues
affordable
services).
locations
O
appropriatepositive
ways
Parcel
are:
in
affordable
the
be
the
on
or
developing
assembly
assembly
quality
time.
of
can
purpose
focusoperational
that
appropriatecostParcelbecauseoverdevelopmentwith income below 60% of MFI)nonprofitParcel assembly can be start
DescriptionParceltheaddressavailablecommercialprograms
or
policies
evelopment
ssembly
D
A
development
orthwest
following
ower
Strategy NamePrograms or policies to lower the cost of developmentParcel
CON
L Thelower E
toto
onon
andand
--
--
levellevel
AA
trusttrust
29
buildbuild
have
lowlow
have
thethe
howhow
impactimpact
toto
affordableaffordable
affordableaffordable
ofof
landcapacitylandcapacity
housing.housing.
will
incomeincome
will
--
large. islarge. is
ImpactImpact
aa
ofof
andand
forfor
itit
toto
ofof
increaseincrease
affordable
banktrust
typetype
biggestbiggest
needneed
housing.
Scale of Impact ScaleSmalllandtheproductionmoderateaffordableConsideringdifficultthishousingofhousing,couldnonprofits’buildScaleSmalllandtheproductionmoderateaffordableConsideringdifficultthishousing
ofhousing,couldnonprofits’
.
ACCESS
administrator of a
within Ashland
Implemented in Ashland?There is no Land Bank There are 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 byInc. Rogue Valley Community Development Corporation developed 31 units under the land trust model which
were
of
for
for
landfor
price
title
partner
or
formal
overlands
to
lands.
qualified
of
banks.
several
-
land
a
eventually
-
ofneed
ofowns
of
can
with
up
market
method
portfolio
-
goal
land
take
a
nonaare
including
sethousing
that
have
income
reducingor
environmentally as
the
islands
without
Cities
can
below
own
the
to
or
by
purpose
Landsredevelopment.
may
in
development
withownership
profit
used
bank
-
evenbuildings may have also
theirstewardship
goals.
They
land
sit.
/
managing
publicly owned
and
acquire
resources,
achieve
non
term
of
explicit
-the
land
organization
term
a
blighted,
-
a
housingalso
includedacquired
leaseoncan
Lands
the
reuse
housing
by
development.
manage
short
housing.
development
commonly
orlong
not
ownership
for
for
structures
may
ofmission
development,for
is
vacant,
for
trusts
a
Ideally,
nonprofit
sell,
most
housing
a
buildings
administrative
housing
home
affordable
from/
land
owner
housingbanks
withland
often
affordable
derelictare
the
sometimes
disposal,
and
Ashland Housing Strategy
of
the
administered
cost
purposed
are
ordonate,new
purposed
decades.
Landredevelopment.
affordability
entityLands
a
typically
trusts
support
arewhich
supportorarebuyers,
or
leases
is
toare
organization.
land
affordable
also
/
theaffordable
to
of
or
propertyprofits
financial
-
or
Because
Land
Many
acquired
trust
may
years
banksbanks
bank’
trusts
non
sellsbuildings.
development
tenants
land
Landeliminatingincreasingforms.governmentalpropertiesmanymanagestrategicsupportingwithCitiesthe‘landLandLandscontaminated.defectstransferred
andremediationbeen acquired to preserve affordability, prevent deferred maintenance, or protect against foreclosure
DescriptionAandbuyers.forpricing.supportingLandProud Ground (Portland Metro Area) was founded in 1999 and has grown into one of the largest community land trusts in the country. The
organization focuses on affordable homeownership and controls ground leases associated with
BankingTrusts
orthwest
Strategy NameLandLand
CON
E
.
–
be
30
future
whether
surplus
for
on
Impactwould
development.
has
to moderate
of
affordable
that
City
ScaleSmallDependsthelandappropriatehousing
Scale of Impact buildhousing.
profit
-
r
e housing
orks Umpqua was
W
nds in 2020 to assist in
Ashland has dedicated surplus City property for the development of affordable housing or sold surplus City property and directed the proceeds into the Ashland Housing Trust Fund to support
affordabldevelopment. Ashland is a CDBG entitlement community and prioritizes the use of CDBG funds to support affordable housing development and preservation. Local nonaffordable
housing providers including ACLT, RVCDC, ACCESS Inc, Habitat foHumanity and the Housing Authority of Jackson County have utilized Ashland’s CDBG funds to acquire property or complete
public improvements for affordable housing developments.
Implemented in Ashland?transferred to NeighborWorks Umpqua for administration.Neighborgranted $50,000 in Ashland’s Affordable Housing Trust Furefining the legal structure of the land
trust agreements for use in Ashland.
for
help
from
be
to
land
public
with
can
come
the
beenthat
development
108
of
through
can
projects
has
orgives
acquired
5,
-
that
Section
and
development
dispose
variousincreases
Land
EB5.
Fundingorient development
a
-
-
, Clackamas, and Clark
to
land
for
HUD
it
EB
via
costs
This
or
or
ngton
rates
goals
controls
enable
increment,
developer.
108,blic land into land banks or land
its
CDBG
tax
the
that
objectives.
redevelopment.
use of construction staging sites for
market
as
-
development
as
with
achieve
plus school district land for future housing
such
Ashland Housing Strategy
sometimes
below
such
to
CDBG/HUD
at
nonprofit
resources
reducing
rate of housing development. In some cases,
process
-
sector
by
with
redevelopment
sources
resources
leased
and/or
leverage
or
public
Increment,
Met is evaluating re
-
federalsoldachievefeasibilitysectoragreementTaxCities across Oregon use publicly land to support affordable and marketmunicipalities put surplus putrusts.Trifuture affordable housing
and/or transitsites.Cottage Grove is working with the school district to discuss and plan for use of surdevelopment.
Description270 homes in Multnomah, WashiCounty.Theacquiredprivatefunding
Land
orthwest
Strategy NamePublicDisposition
CON
E
-
31
Impact
of
.
Scale of Impact ScaleSmall
ars of
e Ashland
but less than 60
Implemented in Ashland?Ashland has not utilized the section 108 loan program to leverage up to 5 yeCDBG allocations for land acquisition for affordable housing. Ashland waives or defers
all System 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 thHousing Program. Ashland waives Community Development Fees, and Engineering Services fees for voluntarily provided affordable housing
units that remain affordable for 60 years. Affordable ownership units that leave the program after 30 years, years, must repay a prorated amount of SDCs, Community Development Fees,
and Engineering Services Fees that were deferred.
-
or
be
of
fees
levied
permit
year
-
the
building
and
mixed
housing.
can
60reduced
or
for
serve
in
an
or
a
or
SDCs
permit
reduced
are
as
for
parks
reduced
Reduction.
must
use
years
developers
other
utilized
seek
fees
10
AMI
and
Feeaffordable
paying
or
be
transportation,
to
water,
planning
projects
mixed
for
the
100%.
improvements
projectsfor
implemented
least
development
from
of
at
for
andmust
exempts
at
of
often
for
avenues
rental
SDCs
60%
exemptions
Stormwater
developmentagreements
of
types
projects
Building
constructionprorated
property
exemptions
and
Program
stormwater
tools,
exempted
city.
transportation,
SDC
below
processes.
Eligible
are
persons
The
or
for
arethe
SDC
various
number
used
housing
at
to
a
offers housing
qualifying
projects
housing.
Commercial
Ashland Housing Strategy
example,
development
parks
offers Exemption
income
are
-paid
services.
reduce
the
Portland
negotiation
For
earning
andbe
with
induce
low
eligible
of
remodel
SDC
commonly
that
affordable
to
There
for
affordablefor
or
developments.
fees.
Portland also offers SDC waivers for development of
PortlandMcMinnville
City
must
are
through
for
ofof
new
the50%
feesforbywastewaterReductions/exemptionsincomehousingSDCs
ThereconjunctiondevelopmentCityPortland’squalifyingbyenvironmentalhouseholdsperiod.ADUs.City
DescriptionProgramsincentivefeatures.waivedmade
/
fees,
Building
fee,
orthwest
SDCs
Strategy NameReducedWaivedPermitPlanningor
CON
E
.
in
City
––
32
should
impact
and
ensure
the
to
out
but
-
ImpactImpact
changes
mayallow
impact
to moderate
ofoftowant
egatively
Cityn
theentity.
-
spread
Scale of Impact ScaleSmall to moderateScaleSmallTheconsiderSDCsfinancing,wouldthatbenonone
the
Water
thus,
smaller
Code
and
year period
-
and
e
full size units
Thus,
nits less than
SF.
annual installments.
and 75% of the
-
year installment loan
-
ficate of Occupancy,
SF
aller household sizes and
Ashland amended the SDC collection of charge provisions in 2019 withinAshland Municipal (4.20.090). These amendments allow SDCs to be paid over a 10in semi
Implemented in Ashland?Ashland’s SDC method charges 50% of the calculated per unit SDC amount for u500calculated per unit SDC amount for units between 500 and 800 units pay proportionately
less SDCs for Transportation, Parks, and Sewer compared todue to their potential for smcommensurate impacts. Storm Water SDCs are based on lot coveragsmaller units have lower Storm
Water SDCs. A oneshall not be subject to an annual interest rate provided all charges are paid prior to the City’s issuance of the Certitime of sale, or within one
its
be
to
fee
inof
of
time
control
and
-
Alternately,
districts.
family
change
behalf
number
SDC
-
can
one
a
a
on
or
is
their
centers,
costs.City
improvements
special
lasting
them
thereducing
and
which
stretch
upfront
that
makes
to
roads,
necessary
manage
development
recreational
County
Note
charge,
or
services.
project
family detached units as for small
reducing
new
the
-
makecities
is
SDC
the
to
SDCs.
improving
parks
developers
water
an
small
as
therethereby
when
the
including
Ashland Housing Strategy
paying
often
such
improve
enables
f smaller units, such as small single
of
time,
when
removing
developers
or
offset
but
granted
lieu
to
over
in
allow
issued
family detached units or accessory dwelling units. Some
are
-
jurisdictions
create
financing
help
SDCs,
is
site
me SDCs for large single
otherSDCsimprovements,trips,permanently
DescriptionCities often charge a set SDC per dwelling unit, charging the sasinglecities have started scaling SDC based on the size of the unit in SF. Offering lower SDC for smaller units
can encourage development odetached units or cottage cluster units.Newport Oregon scales SDCs for water, wastewater, stormwater, and transportation. The City has a base SDC rate (per
SF) of built space. For example, a 1,000 SF unit wouldcharged $620 for water SDC ($0.62 per SF). A 2,000 SF unit would be charged $1,204 for the water SDC ($0.62 per SF for the first
1,700 SF and $0.50 for the additional 300 SF).Maythatuse.SDCpaymentcreditstheown
Financing
orthwest
Strategy NameScaling SDCs to Unit SizeSDCCredits
CON
E
.
the
–
used
such
33
is
it
how
Urban
tools,
on
Impact
or
to moderate
ofimplemented
other
whether
is
LIDs
ScaleSmallDependstoolandwithasRenewal.
Scale of Impact
-
-
five
ement Financing.
Ashland does not employ a geographic area specific dedication of SDCs, rather they are applied to the capital projects outlined in the respective masterplan (Water/Sewer, Transportation,
Parks). Ashland does not have an Urban Renewal District for Tax Incr
Implemented in Ashland?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 year installment loan or seven percent (7%) for a 10year installment loan.Ashland has an Affordable Housing Trust Fund, and the City Council has dedicated
Marijuana Tax revenue (up to $100,000 annually) to support the AHTF through the annual budgeting process.
that
also
to
those
than
online
could
need
The
of
or
other
general
eligible
could
-
funds
withindistrict
credits”
Increment
rather
geographic
or
program
a
supply
comes
with
a
impact.
parking
City
SDC
for
income,
those
provides
access
(Tax-to
redevelopmentfund
Examples
funds,
limited
The
“parking
for
low
shared
a
that
and
funds
blended
SDC
or
facilitate
financial
etc.
enablesadjust
City
The
be
an
Improvements
development,
fundto
Renewal
no
development
projects.
lieu
revenue
generates
within
-
Thisthe
sector
student,
could
in
be
-
catalyticalsofunds,
the
newfrom
of
that
supply.
Urban
from
City
the
wide.
mayfees
can
specificparking
-
flexibility
from
private
street
formwhen
areaenterprise
come
the
and
city
pay
tool
developersthe
an
fund
there
the
shared
the
improvements.can
to
raise
by
need
to
useLIDsininclude
enhancefunds,
purchase
This
Ashland Housing Strategy
into
tothe
benefits
as
wherein
for
paidwithin
can
these
cases,
can
into
come
fees
area.
Funding
would
parking
for
such
maintaining
housing.
revenue
directly
developers
thecanfunds
program
SDCs
some
garage
areas
user
available
ofof
also
Ininitial
them
that
this
resourcesFinancing).fund.housingworkforceuseparkingallowingdevelopers“entitlement”meet
DescriptionRetainsareabeingimprovementskeepsmallervalueDirectsdedicatedtypesstormwater/sewerwhile
Other
or
Source
orthwest
Strategy NameSoleSDCsFeesDedicatedRevenue
CON
E
.
–
34
moderate
Impact
to
of
Scale of Impact ScaleSmall
site
-
those
a developer to
Off
mprovements
;
was amended in
Connection of
of excess costs
exceed
Full street i
Implemented in Ashland?Ashland’s municipal code(13.30.0150) 2010 to enablerequest the City establish a Reimbursement District to collect public improvement costs that attributable to
service the property owned by the applicant. Examplesinclude (but are not limited to):instead of half street improvementssidewalks;street sections for continuity;Extension of water
lines; andExtension of sewer lines.
bythe
for.
a
of
the
time
(butfor
the
in
inwhen
within
are
the
size
in
creates
proposal.
(or
and
at
a
streams
developers.
Fee
provide
would
the
sewer,
fees
properties
the
hearing
in
of
include
to
accounteda
sewer)
reimbursed
and
isdeveloper
developer
infrastructure
of
demonstratingthan
develop
generated
be
property
are
cost
A
owners
specified
Applications
public
mechanism,anby
isbenefitted
revenue
the
modify
results
project,
public
a
addition,
a
the
of
typically
to
or
improvement
methodology
improvement
In
would
greater
newthe
the
purpose
modes
patterns
over
After
of
the
District
among
propertythe
sharing
Reimbursement
for
Districtbegin.
cover
businesses,
benefitted
intoReimbursement
reject
own.
connections
Engineer
Theto
costs
by
to
for
projects
the
or
detailed
can
the
cost
developerimprovement.
allow
distributed
Citynotice
a
their
a
demand
improvements.
Area.
paid
drains
pay
of
alternativethe
the
is
measurablyproperties
are
the
the
Districtand
when
residents,approve,
description
application.
to
required
be
sufficientthat
fees
aestimated
like
in
developer.
street
connection
must
from
and
beyondwill
District
a
from
revenues
or
from
Reimbursement
fee
District
the
Reimbursement
ew,
construction
Ashland Housing Strategy
construction
must
bya
a
or
project,
a
City
method
benefitted
distribution
to)
surface
revi
through
impacted,
howof
ordinarilyreportsubmitted
comewater
council
elasticityphysical
benefits
the
fees
influences
A
of
a
be
properties
before
and
from
createbe
asproperties
sewer
the
by
the
can
include:
Initiated
City.
Reimbursementa
to
limited
to
of
and
storm
these
of
time
make
approval
would
the
not
improvement
propertyReimbursement
impervious
Reimbursement
resolutionproperties
otherwiseEligiblearewater,typicallyadministrativethatcalculationpaymentstimeframe.reviewprocess,The
DescriptionoverdistrictFundingAlso,intoAtypicallyreimbursementimprovement,theappliesbenefittheBenefittedtheycaseanthecollected
orthwest
Strategy NameReimbursementDistrict
CON
E
of
..
tax
––
the
35
which
the
scale
of
use
program
whether
the
moderatemoderate
Impact
Impact
many
toto
of
of
design
how
impact.
impactaffect
abatement,
ScaleSmallTheabatementwillanddeveloperstaxwillthe
Scale of Impact ScaleSmall
on new
On December 15, 2020, Ashland passed a Vertical Housing Tax Credit and designated Commercially zoned properties within the Transit Triangle overlay area as an eligible Vertical Housing
Development Zone.
Implemented in Ashland?Ashland does not assess linkage fees developments within the City,
-
be
to
and10
10
be
may
city
Cityincome
over
-
cana
benefitspartial
project
sewer,
for
connectionwages
a
land
low
existing
administers
typicallyencourage
affordable
local
below).
that
accordance
Oregon
the
the
the
usually
use
of
to
for
-
the
them,
or
legalin
percent
are
value
to
the
is
a
property
on
cts
only,
from
longer
to
80
providing
housing
mixed
theof
moving
no
varies
which
a
proje
of
income
by
property
housing
on
implement
time
identifies
(OHCS)
rehabilitation
connection
Program
use"
development,
-
OHCSexemption
developments,
To
the
at
District,
that
median
developmentandfloors
legislation
exemption
attax
newthe
exemption
is
availability
2017.
inincreased
"mixed
on
tax
residential
HousingServices
study
The
the
housing.
on
construction.
area
typically
redevelopment
6th,
the
passed
of
system.
property
industrial
or
and
of
residential
acquisitionnew
housed
properties
Oct
nexus
Ashland Housing Strategy
or
charges
Vertical
property
of
all
/
a
for
for
subsidizes
Reimbursement
drain
of
pay,
or
jobs
are
Community
affordable
units.
exemptionpercent
and
the
will
additional
Legislature
used
used
new
developments.
improvement,
andtax
ofstorm
(80
fees
number
benefitted
fund
beginningsome
be
be
An
development
maximum
oremployees.
jobs
if
toundertake
bythe
thea
2017legislation
program.
years.
Canaffordable
Can
thosewithyears.givenpersons
Descriptionduration15PaidfromwaterLinkagecommercialusedmustbetweenthoseTheadministrationHousingCountythisThedensepropertyqualifiedwith
Fees
Enabled
Housing
AbatementManaged)
orthwest
Strategy NameLinkageTax abatement programs that decrease operational costs by decreasing property taxes VerticalTax(Locallyand
CON
E
.of
tax
–
the
36
which
the
scale
of
use
program
whether
the
moderate
Impact
many
to
of
design
how
impact.
impactaffect
abatement,
Scale of Impact ScaleSmallTheabatementwillanddeveloperstaxwillthe
Unit Limited Tax
-
Implemented in Ashland?Ashland has not enacted a MultiExemption program.
-
of
to
-
the
for
as:
City
to
tax
case
incent
thetax
by
a
below
offer
goals
multi
housing,
tax
outside
the
of
on
an
is
each
or
counties
can
on
its
The
Tax
in
housing
that
strengthen
tax
at
this
dwelling
affordable
percentagehousing”
requirements,
in
property
and
to
years
afor
less.
competitive
households,
are
the
a
of
more
inclusionor
workforce
achieveprojects
facilities.”(common
program,
improvements
administered
rental
constructed
cities
Housing
income
depending
exemption
or
property
or
that
to
jurisdiction
lacking
craftedwithis
renovated
program
create
referenced
a
athe
eligible
income
unit
the
living
-
-
or
to
selectmonth
four
process.
newly
number
was
Through
rates
on,
Rental
$55,000
annual
of
low
fees,
which
or
per
structural
centers
canrequiring
directly
built
bill
of
the
“Multi
program
to
an
receive
where
enables
affordable
boundaries
and
sustainability,by
on
units.
assisted
of
are
theCity
potentially
counties
specifically
The
AMI
exempti
can
withmonthly
urban
Multiunit
whichdistricts
$1,650
their
state
-
atan
competitive
notthatare
defines
in
taxconsisting
Theand
years
in
of
-
a
increases
available
shape
theprocess
years.
housinginclude
rehabilitated
and
with
tenAMI
taxing
2377
to
withinunits
cap.
projects
percentagerent
While
cities
affordability
investment,Ashland Housing Strategy
geography
not
toof
all
options
made
city
308.701
HB
to
property
MFI,
households
uniton
through
newly
up
a
schedule
the
-
provided
Thoughfor
of
that's
multifamily
of
to
a
sIn
space,
allows
“does
i
for
for120%is
workforce
units
housing
applicationORS
program
multi
the
consecutive
basis
of
or
housing
multifamily
opportunity
(return
and;
10
and
households.
rented
passing
percentbelow
rental
an
residential
connection
property.
to
case
new
controlling
establish
Portland),
-
suchmeasure,“(a)units”
exemptionunitnumberupthetoexemptionunits120
thehasbyavailable,criteriacommunityetc.),byTheExemption
DescriptionThroughdiversechoicesprocess,exemptionAllrentexemption.ofexemption
Unit
Enabled
Tax
-
Managed)
orthwest
Strategy NameMultipleLimitedExemptionProgram(Locallyand
CON
E
.
–
37
oderate
Impact
of
exemption
.
Small to mThereduces operating costs, meaning it is a tool more useful to property owners of
Scale of Impact Scale
-
program.aspx
-
incentive
-
tax
-
income rental housing
-
exemption for market rate
housing
-
Implemented in Ashland?Ashland has not implemented a lowtax developers that provide lowincome housing.
unit
-
or
).
pay
and
core.
or
AMI
school
of
Tax
under
city’s
must
with
operating
trouble
Program
feasible
AMI
standards,
307.548
60%
must
downtown
the
cities,
developmentof
contractingto
at
student
–
in
more
building
forma
Property
toward
downtown
Project
the
available
city’s
density
proIncentive
construction
other100%
benefit.
Unit
projects
have
financially
-
the
green
at
307.540
located
the
Tax
including
and
bein
criteria.
year
participateeasternaffordable
include:
-
development,
may
be
Multi
public
business,
to
abatement
its
10
not
ORS
spur
(not
minimum
exemptions
/
other
in
one
to
year
tax
minimum
-
units,
exemption,
local https://www.cityofsalem.net/Pages/multi
housing
affordableHousing
tax
housing
agreeMUPTE
housing
meet
would
with
the
ten
theleast
with
2012
construction
unit
ahousing
Unit
ofproviding
-
jurisdictionsthat
units-
307.523
projectsat
in
of
for
of
must
by
throughto
dwelling
Program,”
incomeproject
for
the
separate
comply
grantingmulti
Multi
offers
value
be
affordable
comply
9
of
etc.
units
two
Ashland Housing Strategy
the
forwo
smaller
include
qualify
and
portion
the
adopted
program.
a
to
must
Incentive
307.515
must30%
of
that
least
jurisdictions
more
this,
and
exemptionSalem’s
Eugene
(MUPTE)
moderate
was
this
Tax
at
criteria
toor
regulated
of
of
counties,
, development
order
10%
ORS
5
theMUPTE
of
supportive”
(
taxing
for
area,”
In
of
provide
Due
City
City
Housing
fee
“transitcore.consist“core
housing)developmentrequirements,requirementsmustasupportingdemonstratewithoutwithoutThe(MUHTIP)
DescriptionCity.managingLocaldistricts,TheExemptionEugene’sprovideNote: These are tstatuteThey are grouped together for their similarities (but differences are noted).Land and improvement
tax exemption used to reduce costs
Unit
Multi
Low
Housing
orthwest
Strategy NameNonprofitCorporationIncomeTax Exemptionand
City of Salem, “CON
9 E
38
Scale of Impact affordable housing projects. Developers, who do not own and operate their own projects, may be less inclined to use the program.
profit
-
profit
-
h they are taxed at
Jackson County
ce due to their non
Implemented in Ashland?TheAssessor office has historically worked with the City of Ashland to reduce the assessed value of ownership units within Ashland Affordable Housing Program,
and as suctheir restricted resale value instead of their Real Market Value (RMV). Affordable Multifamily rental units owned by nonaffordable housing providers are also provided with
property tax relief by the Jackson County Assessor offistatus.
of
for
the
such
20
as
criteria.
value
program
lasts
long
complete
full
guidelines
as
be
theincentives,
additional
housing
and
must
add
other
exemption
reflect
continue
income
can
-
with
can
must
standards
low
City
program
but
mechanisms.
construction
ng
tandem
adoptand
Rents
year
in
to
that
housi
ity
well
corporation
every
criteria.
Ashland Housing Strategy
ork
enforcement
for
rental
abatement
the
tax
and
requirement
nonprofit
o
meets
applied
income
he
banking.
-
application.
T
. Requires the C
be
to
low
property
land
he
priorPrograms both was
DescriptionbelowapplicationsTyears.mustpropertytheThere is n
Housing
Income
-
orthwest
Strategy NameLowRentalTax Exemption
CON
E
39
or
low
and
that
to
tool
cities
orCity,
costs
the
funding
Impact
SDC
funding
used
loan
Urban
the
Renewal
of
as
.
the
District
allows
flexible
programs
develophousingcatalyze
a
Moderate
development.
programs).PortlandUrbantoredevelopmentacrossincludingPearlSouthWaterfront.
Scale–LargeRenewalisthattoessentialinfrastructureprovidesforlowerofdevelopment(suchreductionsinterest
Scale of Impact
n
infrastructure
and
programs
Ashland does not have aUrban Renewal District.
Implemented in Ashland?
housing
are
tax
long
the
infill
the
and
ubstantial
thein
bonds
or
s
assessed
first
capital
capital
lighting,
City
affordable
is
the
useintersection
as
of
property
it -
Over
district,
total
businesses
theuse
the
new-
in
invested
the
produce
re
jobs
by
such
time
When
mixed
in
be
variety
bonds.
general
startup
the
including
a
as
could
wage
off
can
or
-
the
private
including
increasefor
bonds.
from
to
or
such
increase
off
the
strategies,
pays
implementing
unds
/
small
district
family
s
F
accumulation
projects
by
of
grants
to
for
the
public
districtpay
or
tax
values
returned
projects,spaces
expires
for
costs
enhancements,
is
linked
loans
taxes
projects.
improvements,
loans
on
the
years),
open
besidewalks
development
renewal
Ashland Housing Strategy
generated
+
propertydistrict
developments
for property
preservation
20
are
and
can
and
capital
assembly
As
the
valuation
interest
pay
urbanproperty
-
defer
for
in
to
the
an
until
low
TransportatiimprovementsHistoricParks
RedevelopmenthousingEconomicimprovementwhichStreetscapetrees,Land
Support Residential Development
in
typically
TIFs
of
(
off,
revenues
ways
on
Urban renewal is a commonly used tool to support housing development in cities across Oregon.
termrevenuesforminvestments:
DescriptionTIF valueestablished.increasepaidrolls.County
/
focus
(TIF)
Renewal
policies
Increment
orthwest
Strategy NameUrbanTaxFinance
CON
Funding Sources to These E
40
of
on
.
Impact
of
amount
Depends
Scale–thefundingavailable
Tax for
Ashland does not collect a Construction Exciseaffordable housing as allowed by SB 1533.
l
to
a
are
or
loca
uses,
to
fee
therate
unless
funds
CET,
nonprofit
by
be
newleviesrevenues
of
a
uses.
of
Services
for
only,
It
The
(e.g.
of
cities
and
revenues
and
funding
Oregon
housing
CET:
with
residential
4%
must
pay
sought,,
housing
industrial
all
issued
adopt
the
on
is
2016.
percent
valuestate
or
CET
developer
profit
to
a
developer
in
permits
industrial
with
retain
)
the
for
by
industrial
incentives
with
asin 2006
or
residential,
Community
commercialvalue
2016,
AMI,
permits
affordable
permit
commercial
unrestricted.
onwere
residential
remaining&revenues
may
In
effecton
affordable
a
which
and
a
more,
uses
for
on
allowed
are
only,along
60%
City
for
orThe
permitCity
tax.
into
commercial
jurisdiction.
funds
for
(CET)
0.3%
1533
uses
rate
which
assessed
developer
the
abatements
funds50%
on
programs.
thethe
Housing
of
the
The
If
commercial
istax
allowed
below
Billwent
The
for
development
for
of
zoning,
developments
City
constructionused
taxflexibly
by
on
or
tax
housing.
CET
from
raise
commercial,
CET
residential
$100,000
The
be
on
1%
the
a
CETat
a
fund
to
used
excise
ifOregon
at
costs.
used
uncapped
bestatute.
to
The
Senate
to
remaining
levied
to
be
Ashland Housing Strategy
defined
must
be
anwaivers,
industrial
up
homeowner
if
programs.
may
commercial.
the
state
be
inclusionary
housing
valuedaffordable
for
exempted
assessedadoptedloans
and
projects1%and
follows,
mustmayflows
improvements
residential,
SDC
passed
Portland’s
funds
isof
the
and
for
and
to
counties.implements
construction.as
tax
CETs
ofon
the
construction
by
the
would50%and35%programs15%Dept.
a
Bend
a
administrative
toward
of
and
City
isof
exceed
Cityof
CET
projecttax
the
allocated
adoptconstructionprojects.residentialtheconstructionindustrialdefinedcoverdevelopmentgoingproductionincentiveshomeownership
CETcitiesvaluetheLegislatureIf50%incentivesmayThe1%Citycommercial,dedicated
Tax
orthwest
ConstructionExcise(CET)
CON
E
41
or
low
that
to
to
or
Bonds
costs
Impact
fundingSDC
essential
loan
used
GO
of
as
the
.
be
programs
housing
Moderate
arge
Scale–lcandevelopinfrastructureprovidesforlowerofdevelopment(suchreductionsinterestprograms).
Scale of Impact
General Funds in the form of the Affordable Housing Trust fund are set aside annually to support the development and preservation of affordable housing. The City has not utilized or
presented to the voters a general obligation bond to support the development of affordable housing or acquisition of property for this purpose.
Implemented in Ashland?
for
to
as
Us,back
to
1,300
land
bonds
units.funding
million
2017.ADCET.
state
to
desired
pay
of(such
bydependent
to
the
up
615
$11
for
issue
vacant
and looked
available
not
federal
opportunities.
commercial
economicplans
payor
fund
housing,
canaffordable
opportunities
raisedpaying
to
and
to
units
for
the
required
or
for
areas).
preserve
November
that is
area
commercial,increasedunits
-
as
bond.city
hashousing
inor
from
50%
state
fromsought
on
hand
are
sub
bond
money
thethe
fee
in
affordablemore
housing
on
citydevelopment
funds
andbuild
renewalof
funding
CET
or
towardwith
funds
The
lend
to
taxes
a
back
20+
million
The20
to$100,000
million
MFI,
to
credit
50%urban
for
of
was
monies
ofareas
development
restricted
-
City$63allocates
flexible
$258
than
in
and
and
years.
adopted
Property
usedgoal
fund
project7
the
zoned
nontraditional
that
120%
deed
developers.less
be
to
equity.faith
Ashland Housing Strategy
toThe
the
5
properties
passed
industrial
in
and
will
full
up
leveragedordinance
programs
general
from
Riverfront,
allowing
next
Milwaukieand
2016.
the
housing
,
has
specifying
ofexempted
millionuse
in
existing
bonds.
by
the
Portland
appropriately
improvements.
making
2016,
in
traditional
of
fundCityCityadoptingcan
$14improvementsis
GO
revenue
of
improvementsthosedevelopmentDowntowntheCityhousingunitsacquirethatboth
DescriptionaffordableasTheandTheresidential,TheandThestatutes,GO bonds provide capital project onCitybackedpublic
(GO)
Fund
General
orthwest
Strategy NameGeneralandObligationBonds
CON
E
42
of
of
on
on
and
.
Impact
Impact
.
of
of
amount
amount
Depends
Depends
fundingavailableBondingcapacity
Scale–thefundingavailable
Scale of ImpactScale–the
Affordable Housing
dable housing. The City
Ashland has utilized LIDs for specific public improvement projects within the City.
Implemented in Ashland?Ashland’sTrust Fund is part of the General Fund and is used to support the development of afforhas not issued a bond to generate revenue for affordable housing.
in
the
can
-
was
the
There
a
is
of
process
event
non
invest
repaid
the
as
of
are
loans
shared
property
which
is
as
to
the
to
the
ofthe
owners
benefitted
public
cost
including
propertyor
or
in
value
by
in
cost
for
such
all
that
hearingrequirements,
such
The
feasibility.
have
assessment
,
owners
the
dollars
actual
dollars
held
costs
loans,
timated
grants
for.
property
the
utilities,
affected
that
esor
be
among
publicthe
estimation
fund
of
if
sharerevenue
a
pay
those
challenged
an
the
These
to
property
assessment
to
improvement
which
of
placed
compliance
-
be
would
grants
increment
improvements,
development
ing programs
to
agencies
prorated
pre(on
upfrontgeneral
majority
was
throughtax
where
s
deficit
fund
a
be
includes
ownersrecords.
underground
the
property,or
portionregardless
a
projects.
cost
LIDs
hearing
maintain
capitaluseoperat
by
agreements.
improvement.
improve
the
responsible
for
to
and
fund
passed
for
district
would
generate
to
make
general
be
exceed
process
public
and
property
be
government
to
option
assessorhousing
pay
assessment
Ashland Housing Strategy
funds
of
residential
will
allows
or
estimated
may
tothis
which
on
supported
using
general
capacity
must
costs
funding
of
successfully
For
the
cannot
bonds
enhancements,
fee
City
be
for
Another
group
Anotherto trusts
use
cost,
a
infrastructural
assessment
gapfor
collects
owners
based
a
Part
processthe
affordable
than
underestimation).
additional
or
must
as
can
intergovernmental
space.land
to
time.
City
an
options
ordinance
specialcity
additionalproperties.that(due
streetscapeopenassessmentpropertyAnwhichowners.improvementpropertyhearingowners.Thegreaterbased),potentialovercontributeprofitadministrativeusing
DescriptionEnablesprojectAassessedAspecificserveare
Loans
Fund
(LID)
or
orthwest
Strategy NameLocalImprovementDistrictGeneralGrants
CON
E
43
TLT
of
use.
on
beonly
small,
.
Impact
Impact
The
of
from
to
TLT
of
of
have
that
of
amount
likely
Small.
Depends
Scale–amountfundingisrelativelygiven30%fundsunrestricted
Scale of Impact–thefundingavailable
Scale
ing
The
.
/year
economic
income
-
ommunity and
c
.
$175,000
activities,
year Consolidated Plan for
-se of CDBG funds prioritizes
Ashland collects Transient Occupancy Taxes (TOT), and applies them toward tourism related development grants, and social service grants annually in accordance to the restricted/unrestricted
use parameters
Implemented in Ashland?Ashland is a direct CDBG entitlement receives HUD allocations of approx.
5ucapital restricted CDBG funds toward affordable housing and shelter and 15% of theaward is typically provided to service providers benefitextremely lowindividuals.
any
on
by
basis
the
the
also
as
the
rates
andtax.
other
a
lodging
of
for
of
lodgings.
or
is
statutestransient
can
tax
and
guests
use,address
units,
-
room
awarded
on
for
formula
70%
which
in
The
a
of
jurisdiction
low
and
are
percent
must
(for
on
temporary
used
programleast
a
taxes
counties
temporary
agreement
promotion
their
in
at
forbe
affordable
community
governmentbenefit
an
percent
and
touristsfor
Grants
activity
grants
that
other
limitations.
can
Grants
unrestricted
impose
share
that
tourism
totallocal
rate
Taxes
have
is
community
cities
and
each
taxing
existing
for
mayStates.
thefunds
theBlock
annual
the
certain
citiesprioritizes
andof
30%
cities
required
of
1.8%;
in
to
set
and
isactivities
used
at
and
that
services.
TLT
and
It
These
primarily
befor
some
counties
tax
provides
by
Additionally,welfare
subject
reduction
Ashland Housing Strategy
the
campgrounds,
and
mustused
or
lodging
that
Developmentperiod.
a
specified
rehabilitation
facilities
TLT
statewide
is
efforts.
are
begovernments
governments
a
construction
70%
year
and
Cities
revenue
income.
-
unavailable).
taxhealth
impose
motels,
3-
local
Alternatively,
has
relatedis
local
thatprogram
alocaltonew
to
funds
or
temporary
cannot
as
state
Communityas
2,
hotels,both
1,
specifytourismthereThevaryordinance.lodging.countyrevenue.moderatethreatsfundingacquisitionwelldevelopment
DescriptionGeneratesusingatOregonchargeTheflexibletoaCDGB
Tax
orthwest
Strategy NameTransientLodging(TLT)CDBG
CON
E
DATE: January 22, 2021
TO: City of Ashland Planning Commission and Housing and Human Services Commission
CC: Brandon Goldman, City of Ashland
FROM: Beth Goodman and Sadie DiNatale, ECONorthwest
SUBJECT: Summary of Ashland’s Residential Land Needs Analysis
1
This memorandum summarizes Ashland’s residential land needs analysis. ECONorthwest
conducted this analysis using findings from Ashland’s buildable land inventory, which
included an estimate of housing capacity within Ashland’s UGB, as well as results of Ashland’s
20-year housing forecast. This analysis is preliminary and will change as the project develops.
Ashland’s Preliminary Residential Land NeedsAnalysis
Ashland’s residential land needs analysis answers the question: Does Ashland have enough
buildable land to accommodate its 20-year housing forecast for the 2021-2041 period?
Exhibit 1. Revised BLI and Capacity Estimate, Ashland UGB, 2020
To answer this question,
Source: City of Ashland Buildable Lands Inventory (2019) and City of Ashland
this analysis compares
building permit data.
Ashland’s capacity for
dwelling units within the
UGB to demand for
housing in the UGB over
the 20-year planning
period.
As Exhibit 1 shows
Ashland has a capacity
for 2,764 dwelling units
within its UGB.
About 25% of the 2,764
dwelling units are
located in the Single-
Family Residential Plan
Designation (706 units).
1
ECONorthwest prepared this memorandum for the City of Ashland, as part of the larger Housing Capacity
Analysis project. This project is funded by Oregon general fund dollars through the Department of Land
Conservation and Development (DLCD). The contents of this document do not necessarily reflect the views or
policies of the State of Oregon.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
Exhibit 2. Forecast of demand for new dwelling units, Ashland
The official population
UGB, 2021 to 2041
forecast for Ashland over
Source: Calculations by ECONorthwest.
the 20-year period is for
growth of about 1,961
people.
Based on the
assumptions shown in
Exhibit 2, Ashland will
have demand for 858
new dwelling units over
the 20-year period, with
an annual average of 43
dwelling units.
Exhibit 3. Housing Forecast by Housing Type, Scenario 1 and
This analysis forecasts
Scenario 2 Housing Mix, Ashland UGB, 2021 to 2041
future housing need by
Source:Summary by ECONorthwest.
Exhibit 3
housing type.
shows that this analysis
evaluates two housing mix
scenarios.
Scenario 1 reflects a larger
share of single-family
detached housing (40%)
than Scenario 2 (35%).
Scenario 2 reflects a larger
share of plex housing
(20%) compared to
Scenario 1 (15%).
Ashland’s previous HNA lumped single-family detached and attached together and all
multifamily/plex housing together. Both categories represented 50% of the forecast of new units.
Scenario 1 plans for a similar share of single-family housing as the previous HNA. Scenario 2
plans for a smaller share (45%).
ECONorthwest Summary of Ashland’s Residential Land Needs Analysis 2
Exhibit 4 and Exhibit 5 compare the capacity of existing buildable lands (see Exhibit 1) to
demand for housing-by-housing type (see Exhibit 3), by Comprehensive Plan Designation.
Exhibit 4. Residential Capacity by Plan Designation Using Scenario 1, Ashland UGB, 2020-2021
Source: Calculations by ECONorthwest.
Exhibit 5. Residential Capacity by Plan Designation Using Scenario 2, Ashland UGB, 2020-2021
Source: Calculations by ECONorthwest.
In both scenarios, Ashland has more than enough capacity to accommodate growth over the 20-
year period. However, Ashland has a limited surplus of capacity in its High-Density Residential
Plan Designation, as it starts with only 12 acres of unconstrained vacant and partially vacant
land in this Plan Designation. This, and other constraints on future development (such as
annexation and serviceability of vacant lands), will be discussed in the Housing Capacity
Analysis and the Housing Strategy.
ECONorthwest Summary of Ashland’s Residential Land Needs Analysis 3
DATE: January 5, 2021
TO: City of Ashland Planning Commission and Housing and Human Services Commission
CC: Brandon Goldman, City of Ashland
FROM: Beth Goodman and Sadie DiNatale, ECONorthwest
SUBJECT: Summary of Ashland’s Housing Needs
This memorandum summarizes Ashland’s housing needs. ECONorthwest identified these
1
which, among
needs using findings from Ashland’s 2021-2041 Housing Capacity Analysis
other topics, analyzed the local housing market, socio-economic characteristics of Ashland’s
residents, housing affordability factors, and a forecast of housing demand.
Ashland’s KeyHousing Needs
The purpose of Ashland’s Housing Capacity Analysis is to provide background on the kinds of
factors that influence housing choice and needs. Generalizations about housing choice are
difficult to make and prone to inaccuracies, however, it is a crucial step to informing the types
of housing that will be needed in the future. Ashland’s key housing needs are:
Housing for Seniors. Ashland, like the region, has a growing share of seniors. From
2000–2018, Ashland residents aged 60+ grew by nearly 3,000 people. Between 2020–2040,
the County’s population aged 60+ will grow by over 18,000 people.
Research shows that seniors prefer to live in a familiar environment as long as possible
(i.e., growing old in their own homes or in their current community). While many
seniors will stay in their homes as long as they are able, some will downsize into smaller
housing products before they move into to a dependent living facility or into a familial
home. As the population ages, the percent of single-person households in Ashland may
grow, increasing demand for a wider range of smaller housing types such as cottages,
townhomes, multifamily housing, as well as age-restricted housing communities, and
housing products that enable multigenerational living (larger units and accessory
dwelling units).
Housing for Families. About 53% of Ashland’s households are non-family households
and 75% of Ashland’s households are one- or two-person households. While these
figures suggest a need for smaller units, Ashland also has need for housing for families
with children. Ashland’s ability to attract and retain families will depend, in large part,
on whether the city has opportunities for housing that both appeals to and are
affordable to families, as well as jobs that allow younger people to live and work in
Ashland.
1
ECONorthwest prepared this memorandum for the City of Ashland, as part of the larger Housing Capacity
Analysis project. This project is funded by Oregon general fund dollars through the Department of Land
Conservation and Development (DLCD). The contents of this document do not necessarily reflect the views or
policies of the State of Oregon.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
Housing that is Affordable for all Income Levels. Ashland has a median household
income that is about $8,800 less than Oregon’s median income. However, the city has
some of the highest housing costs in the region. The median sales price in Ashland is
$434,438, compared with Medford subarea median prices ranging from $229,500 to
$299,750. About 31% of homeowners and 63% of renters are cost burdened in Ashland.
One approach to increasing affordability of housing is building a wider range of
housing. Under current conditions, 3,395 of Ashland’s households have incomes of
$33,000 or less. These households cannot typically afford market-rate housing without
government subsidy. Another 3,103 households have incomes between $33,000 and
$78,000. As Ashland grows, demand for housing affordable to low-and moderate-
income households will also grow. These households will all need access to relatively
affordable housing, such as smaller single-family detached housing, townhouses,
duplexes, tri- and quad-plexes, and apartments/condominiums. To support
development of housing affordable to these households, Ashland will need to take
actions in addition to diversifying the housing types allowed in the city, as described in
the Housing Capacity Analysis.
The kinds of housing that Ashland needs, includes:
Broader range of single-family housing, including small-lot single-family, cottages,
ADUs, tiny homes, manufactured housing on lots, and other more “traditional” forms.
“Middle-housing” products, including townhomes, duplexes, triplexes, and quadplexes.
Larger multifamily housing for rent (apartments) and ownership (condominiums),
including mixed-use housing.
Small-lot Single-Family Accessory Dwelling Unit Manufactured Dwelling
Triplex
Duplex Townhomes
Cottage Cluster (Photo by Ross Chapin) Multifamily Apartment Complex Mixed-Use Residential
ECONorthwest Summary of Ashland’s Housing Needs 2
DATE: January 5, 2021
TO: City of Ashland Planning Commission and Housing and Human Services Commission
CC: Brandon Goldman, City of Ashland
FROM: Beth Goodman and Sadie DiNatale, ECONorthwest
SUBJECT: Summary of Ashland’s Buildable Lands Inventory
This memorandum summarizes key information related to the City of Ashland’s 2019 Buildable
Lands Inventory (BLI) and the results of an update to the BLI for use in Ashland’s 2021-2041
1
Housing Capacity Analysis.
Ashland’s Residential Buildable Lands Inventory(BLI)
A BLI estimates the number of unconstrained buildable acres a jurisdiction has within its urban
growth boundary (UGB). The methodology and detailed results of the Ashland BLI are
2
documented in the report City of Ashland Buildable Lands Inventory, 2019, which was adopted by
3
the City of Ashland in January 2020.
The inventory will be used in the Housing Capacity Analysis is to assess whether Ashland has
sufficient land within its UGB to accommodate future population growth and resulting need for
new housing. The legal requirements that govern the BLI for the City of Ashland are defined in
Statewide Planning Goal 10 and OAR 660-008.
Results of the 2019 Inventory
In 2019, the City of Ashland’s Department of Community Development prepared the city’s BLI.
4
The 2019 analysis determined it had approximately 648 net, unconstrained, buildable acres in
plan designations that allow housing outright with clear and objective standards. These 648
acres result in a capacity of 2,847 dwelling units. About 26% of Ashland’s housing capacity is
located in its Single-Family Residential plan designation.
Exhibit 1 presents the results from the 2019 analysis. Exhibit 2 shows the results of the 2019 BLI
in a map.
1
ECONorthwest prepared this memorandum for the City of Ashland, as part of the larger Housing Capacity
Analysis project. This project is funded by Oregon general fund dollars through the Department of Land
Conservation and Development (DLCD). The contents of this document do not necessarily reflect the views or
policies of the State of Oregon.
2
The report can be downloaded from the City’s website: https://www.ashland.or.us/Page.asp?NavID=11740
3
Resolution No. 2020-01
4
Land constraints taken into account: slopes greater than 35%, lands within the floodway or flood plain, and lands
within resource protection areas.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
Exhibit 1. Net Buildable Acreage and Housing Capacity by Plan Designations, Ashland UGB, 2019
Source: City of Ashland Buildable Lands Inventory, 2019.
Exhibit 2. Buildable Land, Ashland UGB, 2019
Source: City of Ashland Buildable Lands Inventory (2019) and City of Ashland building permit data.
ECONorthwest Ashland 2020 BLI Summary 2
2020 BLI Update
ECONorthwest worked with City staff to update the 2019 BLI results based on development
that was permitted between July 1, 2019 through June 30, 2020, which accounted for housing
development that occurred after development of the 2019 BLI.
In the July 2019 – June 2020 period, the City permitted 83 dwelling units which consumed about
5.8 net acres of buildable land. ECONorthwest subtracted these acres of land and capacity for
new housing from the 2019 results, as shown in Exhibit 3. Thus, the 2020 BLI results determined
that Ashland’s UGB has 643 net buildable acres with a capacity for 2,764 dwelling units.
Exhibit 3. Net Buildable Acreage and Housing Capacity by Plan Designations, Ashland UGB, 2020
Source: City of Ashland Buildable Lands Inventory (2019) and City of Ashland building permit data.
ECONorthwest Ashland 2020 BLI Summary 3
Memo
DATE:March 25, 2021
TO:Housingand Human ServicesCommission
FROM:Linda Reid, Housing Program Specialist
RE:Grant Applications and Presentations
The City received two applications for the available CDBG funding offered through an RFPprocess in
January 2021. The two applications are linked below. The applicants have the opportunity to present
their proposals to the Commission and answer any questions that they may have.
OHRA Project Turnkey Rehabilitation Proposal
Maslow Project School Based Services Proposal
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-488-6006
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Staff Evaluation
To:Ashland Housingand Human ServicesCommission
Title: Community Development Block Grant (CDBG) 2021RFP
Date:March 25, 2021
Submitted by:Linda Reid, Housing Program Specialist
The City of Ashland advertised$270,170in Community Development Block Grant funds
available for award. Since issuing the RFP the City has received notification of the funding allocation
for the 2021 program year and the allocation is for a greater amount than anticipated in the RFP.The
City anticipated receiving the same allocation as was received in Program year 2020 which was
$176,899. The Actual allocation for Program year 2021 will be $188,801.The City also had previously
allocated funds to reallocate that wasnot accounted for in the RFP. Together these additional resources
would allow the City to fully fund the two grant proposals received.The award of CDBG funds to
public services is limited to 15% of each year’s annual allocation.For the 2021program year the City
can award up to $28,321to publicservice activities.The City has received one application totaling
$25,000 for public service activities.The City received oneapplication for capital improvement projects
totaling $270,170. In total the two applications would expend $295,170.
The City of Ashland Housingand Human ServicesCommissionwill hold avirtualpublic
hearing on March 25, 2021toreview the grant requestsand make a recommendation to forward to the
City Councilfor consideration.The Council will make the final award selections at a public hearing
scheduled for April 20,2021.Staff’s eligibility assessment of each of the proposals received, and
recommendations regarding the allocation of the 2021CDBG funds areprovided on the following
pages.
Proposals Received
OrganizationProposed CDBG GoalConsolidated Plan Goal
ProjectFunds
Requested
Public service activities other
Maslow ProjectEncourage $25,000Provide access to basic
than Low/Moderate Income
stability, self-needs, information and
Housing Benefit:
sufficiency and referral. Provide case
100 Persons Assisted
school management to improve
achievement for stability to
Public service activities for
homeless youth.approximately 85-90
Low/Moderate Income
*Public Serviceidentified homeless
Housing Benefit:
youth ages 0-24.
50 Households Assisted
Homeless Person Overnight
Options For Modification of $270,170With CDBG funds
Shelter:
Helping Residents existing hotel to provide modifications to
50 Persons Assisted
of Ashlandserve as an a facility to be used as
emergency an emergency shelter for
Overnight/Emergency
shelterand up to 98homeless and
Shelter/Transitional Housing
resource center.displacedindividuals
Beds added:
*Capital and a resource center
50 Beds
Improvementserving up to 759
individuals a year.
Funding Requested/Available
A total of $295,170in CDBG funds has been requested and isavailable to distribute to eligible
recipients for projects meeting the CDBG national objectives, and which are consistent with the City of
Ashland 5-yearConsolidated Plan.
These funds will be available upon approval of the 2021Action Plan, and upon the completion of any
regulatory requirements including but not limited to environmental review clearance.Upon completion
of the Action Plan a public hearing for review and approval will be held before the Housing and Human
Services Commission to ensure consistency with the awards designated by the City Council. TheU.S.
Department of Housing and Urban Development (HUD) must review the annual Action Plan submitted
by the City to ensure the activities funded are consistent with federal requirements, and with the local
Consolidated Plan.The City will reservethe right to award more or less than this estimate dependent on
the final entitlement amount authorized by Congress and the Department of Housing and Urban
Development.
AssessmentCriteria
Staff has assessed theproposalsto determine whether theymeet theFederal CDBG regulations and
address the priorities identified within the City of Ashland 5-yearConsolidated Plan.
Three areas are evaluated for each proposal regarding compliance with federal regulations.
Projects must meet the National Objective of the Community Development Block Grant
Program.
All CDBG funded projects must be an “eligible” use under the Community Development Block
Grant Program.
If a project meets all federal requirements and is selected for award, then federal regulations
must be met throughout the course of the project.
Some examples of federal regulations which pertain to Community Development Block Grant funded
projects are;allprojects funded in whole or in part, with CDBG dollars require an environmental review
in accordance with the National Environmental Policy Act (NEPA).Certain construction projects must
use federal Davis-Bacon wage rates. Housing involving structures built prior to 1978 must be tested for
the presence of Lead Based Paint and if found steps to mitigate Lead Based Paint must be taken. Any
project involving the displacement of residents or businesses as a result of the federally funded project
are entitled to assistance under the Uniform Relocation Act. Most importantly the beneficiaries from the
application of CDBG funds must qualify as eligible populations under the Federal requirementsfor the
CDBG program. Areas of concern are described for each proposal received. The Housing and Human
Services Commissionand the City Council can only award CDBG funds to projects that can meet all
federal requirements and meets an objectiveas outlined in theCity’s 5-yearConsolidated Plan.
Priorities within the City of Ashland’s 5-yearConsolidated Plan are given a priority ranking of High,
Medium, or Low. The rankings areintended to assist in directingCDBG funds to the greatest needs. In
cases where there are competing projects for limited funds, the projects(s) that are ranked the highest
will be funded.
Public Service Proposal Evaluation
Maslow Project-School Based Services for Ashland Homeless Youth
Staff has reviewed the Maslow Project, School Based Services for Ashland Homeless Youth Proposal to
determine whether it meets the Federal CDBG regulations, and if the proposal addresses the priorities
within the City of Ashland 2015-2019 Consolidated Plan. Maslow Project requested $25,000in Public
Service Grant funds to continue to support a case manager in the elementary, middle and high schools,
providing outreach to high risk homeless youth and providing them with immediate needs, case
management to keep youth engaged in school and promote stability and self-sufficiency for the
homeless youth and their families, and to provide temporary housing to homeless youth and families
engaged in services.
This project proposal qualifies under the Low-Moderate Income (LMI) benefit national
objective; homeless populations are a presumed benefit population under the CDBG program.
Services to homeless and at-risk populations are an eligible use of CDBG funds.
Maslow’s proposal expects to provide services and housing to 90-100 identified homeless school
children currently enrolled in the Ashland School District.
MaslowProject has proven capacity to administer CDBG grant funds-this would be Maslow’s
eighth year of undertaking this activity in Ashland.
Staff finds that Maslow Project’s proposal is consistent with goals identified in the City of
Ashland’s 5-year Consolidated Plan.
Staff sees that Maslow Project’s proposal is an eligible use of CDBG funds and is consistent with the
City of AshlandStrategies as outlined in the 5-year Consolidated Plan.This activity assists in the
prevention of homelessness for low-income households.Maslow has successfully administered this
program within the Ashland School District for the past five years. Furthermore,this project meets and
exceeds the 10% leverage requirement of the City of Ashland’s CDBG program and leveragingfunding
from other sources.
Capital Improvement Proposals
Options for Helping Residents of Ashland Housing Match Program
Staff has reviewed the Options for Helping Residents of Ashland’s (OHRA) Super 8Motel Conversion
proposal to determine whether it meets the Federal CDBG regulations, and if the proposal addresses the
priorities within the City of Ashland5-year Consolidated plan. OHRA has requested $270,170 to assist
in the conversion of an existinghotel to be used as an emergency shelter and the new home of the
resource center to serve homeless and at-risk populations in obtaining and maintaining housing, and also
will providecase management and resources to remove barriers to employment and housing.
This project proposal qualifies under the Low-Moderate Income (LMI) benefit national
objective.
Modifications to a facility to convert it into a homeless shelter and resource center is an eligible
capital improvement activity.
OHRA expects to assist at least 98 individuals a year through the provision of emergency shelter.
OHRA expects to assist approximately 759 individuals a year through the resource center in this
new location.
Staff finds that OHRA’s proposal is consistent with the goals identified in the City of Ashland’s
5-year Consolidated Plan.
Staff sees that OHRA’s proposal is an eligible use of CDBG funds and is consistent with the City of
AshlandStrategies as outlined in the 5-year Consolidated Plan.This activity assists in the prevention of
homelessness for low-income and special needs households. Further thisproject meets and exceeds the
10% leveragerequirement of the City of Ashland’s CDBG program.
STAFF RECOMMENDATIONS
Staff recommends award of the 2020CDBG funds as follows:
$270,170to Options for Helping Residents or Ashland Housing MatchProgram
$25,000to Maslow Project School Based Services
Staff’s recommendations are based on evaluation of CDBG eligibility, the City’s five-yearConsolidated
Plan Goals, agency experience and capacity, and readiness to proceed.
Public Service Projects:TheCity received one public service project proposal. Maslow Project has a
successful track recordsofproviding counseling services, resource referrals and,case managementto
homelessyouth and families and those at risk of homelessness. The Maslow project’s proposed activity
wouldcontinueto benefithomeless populations as well butwith an emphasis onhomeless children
enrolled in Ashland schools.It is clear that Maslow hasthe experience and capacity to administer
CDBG grant funds and hasexceeded the matching requirements of the grant.
Capital Projects:The City received onecapital project proposal,OHRA’s Super 8 Motel Conversion
project.Theprojectqualifiesaseligible usesof CDBG funds, the project is ready to proceedand would
beable to expend the funds in a timely manner thereby allowing the City to expend the majority of the
City’s backlog of capitalfunding.Both the timeline for completion and the budget for the activity is
well thought out and achievable. Matching funds have been identified and secured,andthe project
serves an eligible population.
MP
333N/AN/A23333
33323333
N/AN/A
OHRA
income people, at least
-
50%=2, 50%+=3)
-
substantially improving their living
e with special needs.
(10%=1, 20
income persons the higher the ranking the project
income people. The longer period of time the jobs
-
capacity to carry out the project
income households in
-
income persons, the higher the ranking the project shall be given. The
-
Ratings: High=3, Medium=2, Low=1
that meet basic needs shall only be funded if it can be demonstrated that clients receiving
l be given.
The Project provides benefit to a demographic group that has a need documented in the City of Ashland CDBG Consolidated PlanThe project assists low and moderateconditions. The proposed
project must have or be part of a comprehensive approach that takes clients from the beginning to the end of the process that improves their living conditions. “Safety net” services
or servicesthose benefits are part of a program that will eventually help them obtain self sufficiency. Exceptions to this requirement are projects targeted at helping peoplThe project
is a proven effective strategy to improve conditions or solve an identified problem.If the project is related to affordable housing, the project retains the units as affordable. The
longer the period of time the units remain affordable, the higher ranking the project shall be givenIf the project is related to economic development for jobs for low and moderate51%
of the jobs shall be held by low and moderate are held by low and moderatelarger percentage of jobs held by low and moderateshalThe project maximizes partnerships in the communityThe
project has at least 10% of the total project in matching funds. The larger the amount of matching funds the higher the ranking the project shall be givenThe project utilizes already
existing resources in effective and innovative ways. The project shall not duplicate service provided by another organizationThe agency submitting the proposal has the The budget and
time line are well thought out and realistic
I
J
F
E
BC
ADGH
332
333
implementation within a year of a CDBG award notification
The proposal demonstrates CDBG funds are the most appropriate funding source for the projectThe project is ready for The organization proposing the project has the experience and capacity
to undertake the proposed activity.
L
K
M