HomeMy WebLinkAbout2020-09-24 Housing & Human Services PACKET
Ashland Housing and Human
Services Commission
Regular Meeting Agenda
September 24,2020:4:00–7:00pm
Siskiyou Room of the Community Development Building
51 Winburn Way
1.(4:00)Approval of Minutes (5 min)
July 23, 2020
2.(4:05) Public Forum (5 min)
3.(4:10)Affordable Housing Trust Fund Review and Recommendation(60min)
Linda Reid, Housing Program Specialist
4.(5:10)Affordable Housing Program Revisions Review and Recommendation(60
min)
Brandon Goldman, Senior Planner andLinda Reid, Housing Program Specialist
5.(6:10)Cohoots Program Update(10min)
Rich Rohde, Commission Chair
6.(6:20)Utility Assistance Recommendation Updates (10 min)
Linda Reid, Housing Program Specialist
7.(6:30)General Announcements and Updates (20min)
8.(6:50)Upcoming Eventsand Meetings
Next Housing Commission Reglar Meeting
September 24, 2020
9.(7:00)Adjournment
Written testimony from the public will be acceptedviaemail tolinda.reid@ashland.or.us
for both general public forum items and agenda items. Writtentestimoniessubmitted by
the public by10:00a.m. on Wednesdaywill beavailable to the Housing
andHuman Services Commission before themeeting and will be included in the
meetingsminutes.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting,
please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48
hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the
Ashland Housing and Human Services Commission
DraftMinutes
July 23, 2020
Call to Order
Commission Chair Rohdecalled the meeting to order at 4:00pm in the Siskiyou Room at the Community
Development and Engineering Offices located at 51 Winburn Way, Ashland, Oregon, 97520.
Commissioners Present:Council Liaison
Rich RohdeDennis Slattery-ABS
Echo Fields
Gina DuquenneSOU Liaison
Tom GundersonNone appointed at this time
Heidi Parker
Chris MannStaff Present:
Jackie BachmanLinda Reid, Housing Program Specialist
Linda ReppondBrandon Goldman, Senior Planner
Commissioners Not In Attendance:
Erin Crowley
Approval of Minutes
CommissionersJackie Bachman /Gina Duquenne m/s to approve the minutes ofMay 28, 2020.
Voice Vote:All Ayes. Motion passed
Public Forum -None
Affordable Housing Standards Land Use Ordinance Amendments
Linda Reid and Brandon Goldman presentedthe proposed changes for the Ordinance.
Commission discussion:
Heidi concerned that the new rental at 60% AMI is too high
Rich likes the Development Timing proposed amendment as he feels it promotes developers to partner
with low income or non-profit projects.
Echo does not like the Housing Distribution proposed amendment, feels it adds to the stigma.
Jackie feels the opposite
Gina feels she does not see that in Snowberry
Heidi in regard to Term of Affordability, she is concerned about repairs needs after 30 years and how low
income would handle that.
Rich feels the longer time frame is a selling point forAffordability. Wants more feed back from loaning
institutions about the longer time frame
Heidi asks Brandon about an attachment on a bill of sale that city has the right of first refusal.
Analysis of Impediments to Fair Housing Choice-Public Hearing
Review by Linda Reid.
Commissioners Heidi Parker / Echo Fields m/s to approve the 2020-2024 Analysis of Impediment
to Fair Housing Choice presented by Linda Reid. Voice Vote: All Ayes. Motion passed
COVID-19 Updates
Speaker Dr Jim Shames(Jackson County Public Health Officer)answers questions about COVID come winter
shelter timeand about testing for COVID in the homeless and elderly communities.
Commission discusses any money procured for COVID and housing issues.
Upcoming Eventsand Meetings
Work Group for Hardesty property: Gina Duquenne, Linda Reppond
Next Housing Commission Regular MeetingTBD
Adjournment:Rich Rohdeadjourned the meeting at 5:50p.m.
Respectfully submitted by Liz Hamilton
Staff EvaluationAHTF
To:Ashland Housingand Human ServicesCommission
Title: Affordable Housing Trust Fund(AHTF)Award Revisited
Date:September 24, 2020
Submitted by:Linda Reid, Housing Program Specialist
th
At a virtual meeting held on March 26, the Housing and Human Services Commission reviewed
Affordable Housing Trust Fund applications and made a funding recommendation to forward to the
Council. At that time whether and when Affordable Housing Trust funds would be awarded was thrown
into question by the onset of the Coronavirus Pandemic. Since that time, the City has received
additional funding to address the needs created by the pandemic and has been working with area non-
profit and service providers to address those needs as they arise with the funding available.
Consequently, the City was able to maintain the Affordable Housing Trust fund, utilizing only a small
portion to address urgent needs.
ResourceTotal Amount H&HSC Funds CommittedRemaining
AvailableRecommendationBalance
Affordable $216,986$110,000-OHRA$3,500-OHRA$211,986
Housing Trust $43,500-NWU$1,500-JxCo
Fund
The City of Ashland originallyreceivedthreeapplications for$216,986in competitively available
Affordable Housing Trust Funds(AHTF).The City of Ashland Housingand Human Services
Commissionhelda public hearing on March 26, 2020toreview the grant requestsand madea
recommendation to forward to the City Councilfor consideration.
Commissioners Echo Fields / Jackie Bachman m/s to recommend funding immediately OHRA, the above
proposed\[$110,000\]amount with flexibility to direct those funds to match the emerging needs during this
pandemic. Commission also recommends funding Neighbor-works Umpqua the above proposed amount
\[$43,500\].
This item has come backbeforethe Commission to consider a revision to an earlier request and an
additional request for funding. The original request from OHRA was with the expectation that the
winter shelter program would continue in its current location. However,due to the need to practice
social distancing to prevent the spread of the Coronavirus in congregate shelter settings OHRA has had
to develop analternative winter shelter plan to ensure the safety of the shelter guests and the shelter
staff.Due to thischange OHRA is resubmitting a funding request. This is a new request, not a request
in addition to the original request.Similarly, Maslow Project is requesting funding to address the needs
of the homeless youth population the they serve while continuing to practice social distancing and
ensure the health and safety of those populations and their employees.
Some or all of the non-congregate sheltering activities proposed by both OHRA and Maslow Project
may be eligible to receive reimbursement through the Federal Emergency Management Agency
(FEMA), but only if they are paid with City funds. Affordable Housing Trust funds would qualify for
FEMA reimbursement, but CDBG funding would not because they are already a federal funding source
and therefore would not be reimbursable by another federal funding source, in this instance, FEMA.
Once the commission reviews the new information, staff would like the Commission to make a funding
recommendation. Anyrecommendation,revised or not,will be forwarded to the Council. The City
Councilis scheduled to review applicationsand hear recommendationson October 6,2020.
Because new information is being provided, staff has notified both new and previous applicants of the
Commission’s intention to revisit and potentially revise the original recommendation. All applications
have been invited to speak to the commission in support of their proposals and to make the
Commissioners aware of any changes to the original proposals.
Original Proposals Received
OrganizationProposed AHTF Resolution 2008-Consolidated Council Goals
ProjectFunds 34 PreferencesPlan Goal and
RequestedRank*
Darrell Develop 1 unit$50,0004.1a-New High-Provision 5.Seek opportunities to
Cottage of Affordable affordable of Affordable enable all citizens to
Housing Housing targeted housing unitsHousingmeet basic needs
Proposalto ownership 4.1f-Green 5.2Support and
households Buildingpromote, through policy,
earning 120% programs that make the
AMI or below. city affordable to live in.
Andone unit of 5.3Leverage
market rate partnerships with non-
housing.profit and private
entities to build social
equity programming.
Neighborworks Short Term: A $43,5004.1c-Utilizing a High-Provision 5.Seek opportunities to
Umpquaproposal to land trust modelof Affordable enable all citizens to
build capacity Housingmeet basic needs
4.1h-Long-term
and enhance, affordability5.3Leverage
strengthenand 4.1i-Sponsored by partnerships with non-
expand existing a non-profitprofit and private
housing entities to build social
programs.equity programming
Long Term:
Predevelopment
costs for
potential
housing
development.
Options for Funding to $110,0004.1i-Sponsored by High-Addressing 5.Seek opportunities to
Homeless continue a non-profitissues of enable all citizens to
Residents of operating the homelessnessmeet basic needs
Ashlandwinter shelter 5.2.aPursue affordable
program and High-Services to housing opportunities,
provide case Special Needs especially workforce
management toPopulationshousing. Identify
remove barriers specific incentives for
and assist in developers to build more
obtaining affordable housing.
permanent 5.3Leverage
housingpartnerships with non-
profit and private
entities to build social
equity programming
5.4Encourage the
ongoing effectiveness of
the resource center.
Revised/AdditionalFunding Requests
OrganizationProposed ProjectAHTF Funds Requested
OHRAWinter Shelter$190,223
Maslow ProjectEmergency Housing$30,000
Attachments
Darrell Cottage Housing Proposal
Maslow Project Proposal
Neighbor Works Umpqua Proposal
OHRA Revised proposal
City of Ashland
Housing Program Funding request
FY2020-2021
General Information
Please indicate if this activity seeks to prevent, prepare for and respond to issues created by the COVID-19
Pandemic: Yes, this activity is to prevent, prepare, and respond to health and safety issue related to COVID 19.
Agency Name: Maslow Project
Agency Address: PO BOX 999
City: Medford State: OR Zip: 97501
Application Contact Name: Mary Ferrell, Executive Director
DUNS# 832252071
Email Address: Mary@maslowproject.com Phone Number: 541-621-7085
Project Name: Maslow Project COVID Response to Vulnerable Populations
Project Location: City of Ashland
1. Project Eligibility
The CDBG-CV funds allocated under the CARES Act may be used for a range of eligible activities that prevent and
respond to the spread of infectious diseases such as the coronavirus disease 2019 (COVID-19).
The proposed activities must meet one of the three National Objectives as required by CDBG regulation:
Benefit low-and moderate income persons
Aid in the prevention or elimination of slums or blight, and
Meet an urgent need
For Housing Trust Funds eligibility please refer to Section 3 of Resolution 2008-34
Indicate Project Type(s) that agency is applying for with an X:
Emergency Shelter Operations Homeless Prevention
X
Emergency Shelter Case Management (essential Case Management (non-shelter based)
X X
services)
1
Rent/Utility Assistance Other Public Service
Other Please Explain:
2. Project Overview
Provide a short summary of the project and how the funding request will be used to support the project:
Maslow Project is requesting $30,000 in grant funding from the city of Ashland to provide emergency
shelter for homeless youth and their families in Ashland during the COVID 19 pandemic and the
natural wildfire disaster. Maslow Project would use the funding for motel and campground fees. This
would keep the most vulnerable youth and families off the street to keeps kids and families safe. These
funds would help us take care of the most at risk families first, pay for the families to stay in hotels
during the pandemic. These foundational, low-barrier services are stabilizing and are preventive in
nature to prevent further crisis from occurring.
Describe what services will be provided by the funds being requested (e.g. meals, case management, essential
services, etc.). Include a description of the range of services: 1) Case Management & Advocacy 2)
Navigation of community service agencies related to food, housing, health, employment, utility
services and 3) Emergency Services: Crisis counseling, hotel and rental assistance, & food/essential
supplies (hygiene & baby supplies) assistance.
Describe what staffing will be provided by the funds being requested:
Staffing includes: 1 Supervisor, 1 Case Manager, and 1 Family Advocate
Total project budget: $_199,706_____ (Include Detailed Project Cost Form-Attached)
Total City of Ashland funding request: $___30,000________
Source of City of Ashland Funding Requested (provide amount(s))
Affordable Housing Trust Funds $_30,000_
Community Development Block Grants $__________
Is the agency anticipating the submission of an application for EFSP - FEMA funds? Yes / No
If applying for FEMA funds please describe how the applicant intends to conduct COVID-19 Risk assessments
for programs:
3. Program Design
2
a. What Population will this project target and primarily serve ? Youth and families experiencing
homelessness
Very Low Income X Special Needs
Seniors X (Homeless families with vulnerable
Low income
elderly )
Moderate income
Covid-19 High Risk X
Homeless X
Other (explain)
At Risk of Homelessness X
b. Non-congregate shelter - If the project relates to providing emergency shelter specifically to reduce risk of
COVID-19 transmission please provide the following:
$500 deposit/ 3 rooms =
b.1. Leasing costs (if any)
$1500
3 (Secured)-$14,400
Emergency hotel shelters
b.2 Number of hotel rooms to be secured (if any)
for COVID or Wildfire
$14,100
b.2.i Period of expected occupancy per hotel room (days)
180 days
$27 per room
b.2.ii Per night cost of Hotel Room (include taxes)
b.2.iii Deep Cleaning Cost per room and cleaning interval
b.3 Hotel(s) partnerships
Is there a rental agreement for the number of rooms requested and the price per night for specific hotels?
If so provide the hotel name, location, and number of rooms to be provided:
b.3.i Hotel #1 (Written agreement in the process, verbal commitment made 3 rooms) Carlise Inn Garden
Suites 637 E Main Street
b.3.ii Hotel #2 Emergency Hotel shelters for COVID or Wildfire
b.3.iii Hotel #3
b.4.iiii Additional Comments:
c. Meals Program - If the project relates to providing meals for homeless individuals please provide the following:
3
c.1. Total Number of Meals provided 288 Meals
c.2. Period of expected Meal program - Start Date / End Date Nov 1 to April 30
Delivery and -
c.3. How will Meals be distributed
services at our center
$3.50 per person / per
c.4. Total cost per Meal provided (single meal cost)
meal
e. Other-Please Explain:
6. Other Requirements
a. Affirmatively Furthering Fair Housing:
If the project assists the homeless clients with placement in permanent affordable housing, discuss how your
agency will assist the clients by expanding fair housing choice outside concentrated areas of poverty:
Community-based collaborations are at the heart of our service delivery model, enabling us to provide
effective, comprehensive wrap-around support to homeless youth &families. We coordinate with over 40 local
community agencies/organizations forming a continuum of care that addresses the full range of needs of our
clients. Long-standing partnerships ensure wrap-around supports, coordinated care and, multiple access points,
eliminating duplication of services, expediting the provision of basic needs and referrals and increasing linkages
for our clients.
As an identifier of homeless youth/families in the region we also participation in Jackson Co. Continuum of Care
and Homeless Task Force, and activity participating in local coordination entry efforts (VI SPDAT & TAYSPDAT
screening, entering in to service point, etc.) to ensure effective referrals and successful outcomes, continuously
improve inter-agency relationships, coordinating resources, and reducing duplication of services.
We provide financial assistance for rental deposits, rent, rental diversion, & utility payments to help our clients
become and remain stably housed.
Case management offers a coordinated service approach to meet clients they to stabilize and
engage to: 1) identify and coordinating resources in the community; 2) housing navigating and applications; 3)
working with landlords on rent deposits and application fees; & 4) navigate housing obstacles/eviction
diversion.
Has your agency received training in Fair Housing in the last year? Yes / No
If Yes, please list date(s) of training and provider of training: Basics of the Fair Housing Act- Youtube
Channel, every fall, last training, August 2020. Ongoing partnership and training with the Housing Authority of
Jackson County.
4
DETAILED PROJECT COST FORM:
Project Name:
Maslow Project COVID Response to Vulnerable
Populations
Agency Name and Address: Contact Person: Mary Ferrell
Maslow Project
Contact Phone Number: 541-621-7085
PO BOX 999
Medford, OR. 97501
Contact Email: Mary@maslowproject.com
Positions Salary Expenses REQUESTED Agency
related to the funding Total Annual Support from Other FUNDING from Contribution
request: Program Costs* Funding Sources City of Ashland
Director
Supervisors $51,000 $0
Case Managers
Navigation Services $40,000 $0
Monitors
Administrative Staff
Family Advocate $35,000 $0
Employee Benefits:
FICA at 7.65% $9,639
Other Fringe Benefits $16,821
Private
Foundations:
$50,000, Federal
and State
Grants:$60,000 &
School District
Contracts: $30,000,
& Individual
Donations: $12,460
$152,460 $152,460
Agency Expenses related to the funding request:
Rent
Utilities
5
Insurance
$1,000 Providing
kitchenette
supplies, sheets,
Program Supplies etc. $1,000
$1,000 for
families in
Emergency
Food shelter $1,000
Office Supplies/Equipment
Security
Repair & Maintenance
($1,500 deposit +
$14,400 for
secured hotel)
(emergency hotel
Homeless Prevention stays-$14,100) =
Assistance $30,000 $30,000
* Authorized by federal
government to DeMinus
of 10% Indirect Cost rate
for Overhead which
includes insurance,
$15,246 $15,246
supplies, etc.
Totals: $199,706 $152,460 $30,000 $17,246
To the best of my knowledge and belief, data in the proposal are true and correct, submission of the proposal
has been duly authorized by the governing body, and the governing body has agreed to execute required
certifications, statements of assurances and contracts if selected by City of Ashland to do so.
09/14/2020
Signature CEO/Chairperson/President/ Date
6
Coastal Housing Center
Main Office
93781 Newport Ln.
605 SE Kane St.
Coos Bay, OR 97420
Roseburg, OR 97470
Phone: 541-756-1000
Phone: 541-673-4909
1. Introduction
Umpqua Community Development Corporation dba NeighborWorks Umpqua (NWU)
is a non-profit community development corporation that serves Southern Oregon,
with an emphasis on Coos, Curry, Douglas, Jackson, and Josephine Countries. NWU
was founded in 1991 and is a rural-focused housing and community development
corporation committed to promoting opportunity for all. We do this by providing
quality housing, community development, property management, financial services,
education, and advocacy in order to attain economic, social and environmental
sustainability, and equity. We are members of the NeighborWorks America and Rural
LISC networks, allowing us access to industry expertise, peer sharing, and national
funding sources. NWU is a certified Community Housing Development Organization
(CHDO) for the State of Oregon’s HOME program demonstrating our dedication to our
mission, our board oversight, and economic justice for all.
As a regional community development organization, NWU is unique in Southern
Oregon. Using housing that is affordable as a platform, we engage in comprehensive
community development. We work to build assets and financial opportunity for
individuals, facilitate community based economic development, and expand housing
options, for both rental and for ownership. The way our programs are designed and
delivered shifts across the five-county service district, as we strive to meet the diverse
needs of each community. NWU engages with individuals and communities in the
region to improve the quality of life for residents and ensure that Southern Oregon
has opportunities for everyone to thrive.
In 2016, NWU adopted a new Strategic Plan to guide our efforts into the 2020s. The
plan emphasized growth and expansion and taking on a deeper and more meaningful
role in the region. In addition to unit production goals, NWU is focused on developing
new partnerships and methodologies to have a more meaningful impact.
This application to the City of Ashland Affordable Housing Trust Fund (AHTF) is a result
of those efforts. We propose to use AHTF support to strengthen the organization’s
capacity to manage and support Community Land Trust (CLT) style homes and expand
the CLT in Ashland to allow more people to have access to homeownership that is
permanently affordable.
Equal Housing Opportunity and Equal Housing
www.nwumpqua.org| CCB# 15199 | NMLS# 255912
Coastal Housing Center
Main Office
93781 Newport Ln.
605 SE Kane St.
Coos Bay, OR 97420
Roseburg, OR 97470
Phone: 541-756-1000
Phone: 541-673-4909
2. Project Description
CLT ownership has become an increasingly common way for communities to address
the shortage of affordable housing. CLT units are permanently affordable; while the
homeowner owns the unit, and land underneath is held and stewarded by a mission-
oriented entity. This entity stewards the land and ensure ongoing affordability and
program management.
Given the high costs of homes in Ashland, the CLT model is well suited for the
community. NWU proposes a three-part project to strengthening our capacity to
steward CLT units in Ashland, modernize existing CLT stewardship systems, and
expand the CLT model to provide additional affordable housing.
This project will help improve the long-term viability of 36 existing CLT units in
Ashland, providing housing to 36 low-moderate income families, and plan for the
development of up to an additional 30 CLT units starting in 2021. These new units
would be targeted for families earning less than 120% of Area Median Income (AMI),
with at least half of those targeted at families making less than 80% of the AMI. 66
permanently affordable CLT units in Ashland will be supported via this effort.
NWU currently stewards 30 CLT units in Ashland at the Rice Park, Siskiyou, and
Terrace communities. These communities provide affordable homeownership options
for low-moderate income people who are looking to live in Ashland but are priced out
of the market. NWU became the steward of these units in 2013 when Rogue Valley
CDC decided to cease operations. Since their initial creation and transfer, the CLT
sector has continually improved and refined the organizational structure and systems
needed to sustainably steward CLT communities. Via our membership in the
Grounded Solutions Network and Northwest Community Land Trust Coalition, we
have a better understanding of current best practices, and seek to employ that
knowledge for the CLTs in Ashland.
The first part of our project is the modernization of these existing CLT communities’
organizational structure. In the community meetings we held with each community in
late 2019 and early 2020, we heard clearly that residents are willing to have additional
rules and governance in order to better organize themselves and manage their
communities. While each community is different, in general this modernization would
consist of a conversion to transfer of the current land leases to the Grounded
Solutions Model Land Lease, and an assessment and plan to create a formal resident
lead group at each community, like a Homeowners Association. NWU seeks AHTF
backing to support our efforts working with the communities to plan and implement
Equal Housing Opportunity and Equal Housing
www.nwumpqua.org| CCB# 15199 | NMLS# 255912
Coastal Housing Center
Main Office
93781 Newport Ln.
605 SE Kane St.
Coos Bay, OR 97420
Roseburg, OR 97470
Phone: 541-756-1000
Phone: 541-673-4909
these transitions. We would seek out professional technical assistance to help NWU
with the technical and planning elements to ensure strength and success; AHTF
monies would allow NWU to access high quality technical assistance or consulting
services. Transitioning to a new lease and establishing an HOA will require some
attorney fees as well, to ensure the transfer adhere to all applicable laws.
The second part of the project in late 2019, NWU was approached by ACCESS to see if
NWU would be interested is becoming the steward of the 6 CLT homes they have in
Ashland, which they inherited from the Ashland Community Land Trust. NWU and
ACCESS agreed in principle that CLT stewardship is a better fit with NWU, and given
our existing presence in Ashland, it made sense to pursue. The barrier to moving
forward has been lack of resources for due diligence or other transfer expenses. Like
the CLT units NWU currently stewards, we would transfer these units to a new land
lease; as the 6 ACCESS units are scattered site, it is not anticipated that a HOA will be
formed. Expanding the NWU CLT portfolio would improve our ability to sustainably
steward CLT units in Ashland.
The third part of the project includes the planning and pre-development activities to
develop a new CLT project in Ashland. This project would be up to 30 CLT units.
NWU’s goal will be to develop a project that will be ready for the Oregon Housing and
Community Services Local Innovation Fast Track (LIFT) Homeownership application
cycle in early 2021. NWU has identified several parcels that may be viable options.
This project may be single site, scattered sites, or a mix, depending on available land.
The AHFT would support NWU dedicating staff time to this project. NWU would fund
the direct pre-development expenses from our revolving loan fund from Oregon
Community Foundation’s Oregon Impact Fund. Assuming a LIFT award in 2021,
construction could begin by late 2021. These units would largely be targeted to
families making 80% or less of the AMI. This project will help meet a need called for in
the Ashland Housing Needs Analysis for homeownership units for families making
below $75,000 per year. These units would be priced in the $240,000-$280,000
range. NWU emphasizes efficient land use and density, preservation of natural
environments and energy efficient design and construction in all our developments.
This project would begin in July of 2020, or once the AHTF award is made. Parts One
and Two can begin immediately after an award and would be complete by the end of
2020. These parts will be led by NWU’s Asset Manager, Lynn Williams. Part 3 will
likewise begin in July 2020 and will culminate in early 2021 with an application to the
LIFT for Homeownership Program. This part will be led by NWU’s Director or
Acquisitions and Development, Brian Shelton-Kelley. NWU is a host organization for
the California Coalition for Rural Housing’s Internship Program, a program that seeks
Equal Housing Opportunity and Equal Housing
www.nwumpqua.org| CCB# 15199 | NMLS# 255912
Coastal Housing Center
Main Office
93781 Newport Ln.
605 SE Kane St.
Coos Bay, OR 97420
Roseburg, OR 97470
Phone: 541-756-1000
Phone: 541-673-4909
to place recent college graduates with diverse backgrounds into affordable housing
and community development with rural housing organizations to increase the
diversity in rural community development. Our 2020 intern via this program will assist
on all the project parts.
This project will serve several existing locations in Ashland.
Rice Park: 15 homes at the intersection of Almeda Drive and Perozzi Street.
Siskiyou: 9 homes located at the intersection of Siskiyou Boulevard and Faith Avenue
Terrace: 6 homes located on Siskiyou Boulevard off of Park Street.
ACCESS Portfolio: 3 townhomes located at 114, 120, and 126 Crocker Street.
1 single family home located at 311 Hersey Street.
1 duplex with two units located at 37 and 39 Garfield Street.
The new project location is to be determined. NWU has looked at site on Nevada
Street and Clay Street. The goal will be to have a site or site under site control,
typically with an option to purchase, by the end of 2020.
3. Project Experience
NWU has nearly 30 years of experience with affordable housing development,
production, and management. We have developed or acquired over 600 units of
rental housing, built or rehabbed more than 100 single family homes, and have
assisted thousands of existing or prospective homeowners to buy and or retain their
home through counseling, education, lending, foreclosure prevention, and home
repair services. NWU senior staff have 90 years combined experience in affordable
housing issues. Our equity work is a strong driver towards creating new and
innovative ways of developing new housing design systems.
NWU has a staff of approximately 60 full time employees, and an annual operating
budget of $5 million. Our diverse Board of Directors provides leadership, strategic
rd
oversight, and governance. As a CHDO, 1/3 of our Board members represent low-
income communities. We have Board members representing the many geographies
and communities of our service area, including Jackson County.
NWU is well linked to the CLT community of practice. We are members in the
Grounded Solutions Network and Northwest Community Land Trust Coalition. We will
be hosting the NWCLTC annual gathering in Ashland in May of 2020. We have solid
Equal Housing Opportunity and Equal Housing
www.nwumpqua.org| CCB# 15199 | NMLS# 255912
Coastal Housing Center
Main Office
93781 Newport Ln.
605 SE Kane St.
Coos Bay, OR 97420
Roseburg, OR 97470
Phone: 541-756-1000
Phone: 541-673-4909
relationships with CLT leaders like Proud Ground in Portland and Champlain Housing
Trust in Vermont.
NWU currently has over 200 units in active development, and more in the
development pipeline. Highlights include, Deer Creek Village, a 68-unit affordable
rental project under construction in Roseburg ($17.5 million total development cost),
a 5-unit Mutual Self Help build in Myrtle Creek, and a 20 home Mutual Self Help build
planned for Winston. In 2019, NWU was awarded a multiyear capacity building grant
from Meyer Memorial Trust to support our efforts to jumpstart housing development
on the South Coast.
Expanding our housing development activities to Ashland using the CLT model is a
natural progression for NWU, and we can use our organizational experience to ensure
a successful project.
In additional to NWU, the other partners involved in the project will be ACCESS, Inc.
and the residents of the CLTs. Resident engagement and involvement will be critical
for a successful outcome and NWU will devote the time needed to meaningfully
engage with residents.
4. Funding Request
The total project cost is $96,500. NWU is requesting $43,500 from the AHTF to
support this project. This will be matched by $53,000 of applicant cash ($50,000) or
in-kind ($3,000) services. The AHTF request is 48% of the project budget. A detailed
budget in included. As existing CLTs have limited ability to pay back loans or other
forms of investments with repayment terms, local grant sources like the AHTF are
crucial resources to support this type of capacity building project. Supporting our pre-
development work for a new project will help leverage millions of development
capital for affordable housing production in Ashland via the new CLT project.
Equal Housing Opportunity and Equal Housing
www.nwumpqua.org| CCB# 15199 | NMLS# 255912
Match Source
NWU In-kind (SalesForce Set up and Programming)NWU Oregon Impact Fund Revolving Loan Fund
-------
3,000.003,000.005,000.005,000.005,000.00
10,000.0015,000.0010,000.0050,000.0050,000.0053,000.00
Match
$ $ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $ $
0
-------
7,500.005,000.003,500.007,500.007,500.00
10,000.0043,500.00
10,000.0036,000.00
Ashland AHFT
$ $ $ $ $ $ $ $ $ $
$ $ $ $ $ $
7,500.005,000.003,500.003,000.007,500.005,000.005,000.005,000.00
96,500.00
10,000.0010,000.0039,000.0010,000.0015,000.0010,000.0050,000.0057,500.00
Proposed Budget
$ $ $ $ $ $ $ $
$ $ $ $ $ $ $ $
$
Project Item CLT Management Strengthening Capacity Building/Project Management NWU Community Land Trust Modernization Technical Assistance / Consulting Legal/Professional Fees Access
CLT Integration Due Diligence and Transfer Expenses Legal/Professional Fees Set Up and Integration Total CLT Management Capacity Building CLT Expansion and Development New CLT
Pre Development Capacity Building / Project Management Pre Development Activities Site Control Expenses (Option/Earnest Money) Environmental Assessment Wetlands Assessment/Mapping
Site Planning/Civil Engineering Land Use Approvals / Entitlements Legal Pre Development Activities Total Total CLT Expansion and Development Total
Options for Helping Residentsof Ashland
Proposal to Ashland Affordable Housing Trust Fund
September 4, 2020
OHRA Winter Shelter
This proposalto theAffordable Housing Trust Fundis for funds to operatethe OHRA
Winter Sheltersafely and incompliancewith all requirements and precautionsdictatedby
COVID-19. The pandemic requiresus to move the shelter to a larger facility where we can
assure social distancing including proper spacing and barriers between beds. Precautionsalso
include cleaning every other day and providing staff and guestswith personal protective
equipment. A concern for safety hasalso led us to discontinue our volunteer program and to hire
paid Overnight Hosts.Funds requested in this proposal will help usensure that our program
meets all shelter COVID-19 safety requirementsand precautions.
Options for Helping Residents of Ashland (OHRA) will manage the OHRA Winter Shelter
(OWS) which will houseup to 40 individuals per night from November 1, 2020 to March 31,
2021.Guestswill be selected based on a combination of their vulnerability to COVID-19 using
CDC criteria and their overall vulnerability based on the Service Prioritization Decision
Assistance Tool(SPDAT).Once a person has beenaccepted they will have a bed guaranteed for
the rest of the shelter season unless they voluntarily leave or are excluded for cause.Breakfast
and dinner will be provided in prepackaged meals to be preparedby external volunteer groups.
The shelter site will be the Calvin Hall of the Ashland FirstPresbyterian Church,1601
Siskiyou Boulevard.Calvin Hall is approximately 7,700 sq.ft. with approximately 7,000 sq.ft of
usable square footage. The building has fourrestrooms, a commercial kitchen, large open areas
and 5 classrooms of approximately 250 sq.ft.each. The facility will be rented in the months of
October and April to allow for set up,beak down and cleaning. The proposed rent has been
negotiated at a rate less that the estimated commercial rate (perattached Letterof Opinion).
The hallwill be arranged withbeds spaced six feet apart and separated by temporary
barriers.CDC guidelineswill be followed in all operationsto ensure minimum risk of COVID-
19transmission. The facility will be open from6:00 pm to 9:00 am each night.
Because COVID-19 prevents us from using volunteers, the shelter willbe staffed by two
paid overnighthostsand a fire watch monitor. In addition, aResourceNavigator will meet with
guests in the evening and morning to help themaccessresourcesneeded to stabilize theirlives.
The facility will be cleaned by a commercial cleaningservice every other dayand deep cleaned
at the end of shelterseason.
In addition to operating the OHRA Winter Shelter, OHRA willprovide emergency motel
rooms to guests who been exposedCOVID-19 but have not been diagnosed with the disease or
to guests who have another medical reason to be isolated. These guests will be housed for as long
as is medically necessary.
The Affordable Housing Trust Fund will fund COVID-19 related expenses including the
overnight hosts, rent, utilities, set-up and breakdown costs, personal protective equipment and
boxes for individual meals. All other operational costs will be covered through a contract with
ACCESS.
1
Budget
OHRA Affordable Housing Trust Fund Proposal
Salaries
2.8 FTE Overnight Hosts @ $15.93/hr.x 5 months
$37,346
SUBTOTAL$37,346
Employee Benefits:
FICA at 7.65%$2,857
Other Fringe Benefits $878
SUBTOTAL$3,735
Operating Costs
Rent (Winter Shelter)$42,000
Rent (Motel Rooms)$45,300
Utilities$3,745
Program Supplies$7,716
Repair & Maintenance (shelter)$25,000
Repair & Maintenance (motel rooms)$5,000
SUBTOTAL$128,761
Total Salaries, Benefits and Expenses$169,842
Overhead @ 12%$20,381
TOTAL BUDGET$190,223
BUDGET NARRATIVE1
RentWinter Shelter):Rent for Calvin Hall, 7 months @ $6,000/month(negotiated rate).
Rent (Motel Rooms):Rent for motel rooms, average 5 rooms per night for 151 days at
$60/night.
Utilities: Electricity, gas, water and garbage for Calvin Hall(per estimate by church).
Program Supplies:Cleaning supplies, personnel protective equipment and boxes for
prepackaged meals to be supplied by volunteers(2boxes/guest/day x 40 guests x 151 days x
$0.20 each (per research on retail costs).
Repair and Maintenance (Shelter):Set up costs andcost of regular cleaning of Calvin Hallto
CDC standards by a commercial cleaner.
Repair andMaintenance (Motel Rooms):Cost of deep cleaning as required by motel
management.
2
City of Ashland
Housing Program Funding request
FY2020-2021
General Information
Please indicate if this activity seeks to prevent, prepare forand respondtoissuescreatedby theCOVID-19
Pandemic:
Agency Name: OptionsforHomelessResidentsofAshlanddbaOptionsforHelpingResidentsof
Ashland.
Agency Address:POBox 1133
City:Ashland State: OR Zip: 97520
Application ContactName: MichelleArellano,ExecutiveDirector
DUNS#067939147
EmailAddress:
Phone Number: 541-625-4055
executivedirector@helpingashland.org
Project Name: OHRAWinterShelter
Project Location: 1601SiskiyouBoulevard,Ashland,OR97520
1. ProjectEligibility
The CDBG-CV funds allocated under the CARES Act may be used for a range of eligible activities that prevent and
respond to the spread of infectious diseases such as the coronavirus disease 2019 (COVID-19).
The proposed activities must meet one of the three National Objectives as required by CDBG regulation:
Benefit low-and moderate income persons
Aid in the prevention or elimination of slums or blight, and
Meet an urgent need
For Housing Trust Fundseligibilityplease refer to Section3 of Resolution 2008-34
Indicate Project Type(s) thatagencyisapplyingfor withan X:
Emergency ShelterOperationsHomeless Prevention
X
Emergency ShelterCase Management (essentialCase Management(non-shelter based)
X
services)
Rent/Utility Assistance Other Public Service
Other Please Explain:
1
2. Project Overview
Provide a short summary oftheprojectand howthe funding request will be used tosupportthe project:
OptionsforHelpingResidentsofAshland(OHRA)willmanagetheOHRAWinterShelter
(OWS)whichwillhouseupto40individualspernightfromNovember1,2020toMarch31,
2021inamannerthatcomplieswithallprecautionsandrequirementsnecessaryto
minimizetheriskofCOVID-19transmission.Motelroomswillbeprovidedtoguestswho
needtoself-quarantinebecauseofCOVID-19exposureorillnesssuchastheflu.
Describewhat services will beprovidedbythe fundsbeing requested (e.g.meals,case management, essential
services, etc.). Include a description of the range of services:
OvernightwinterhousinginasafeenvironmentthatminimizesriskofCOVID-19
transmission.Casemanagementandmealswillbeprovidedthroughotherfundingsources
orvolunteeractivity.
Describewhat staffing willbe providedby thefunds being requested:
Two(2)overnighthostssevennightsperweek(2.8FTE).
Total projectbudget: $398,951 (IncludeDetailed Project Cost Form-Attached)
Total City of Ashland funding request: $190,223
Source of CityofAshland Funding Requested (provide amount(s))
Affordable Housing Trust Funds $190,223
Community Development Block Grants $0
Is the agency anticipating the submission of an application for EFSP - FEMA funds? Yes / No
If applying for FEMA funds pleasedescribehow the applicant intends to conduct COVID-19 Risk assessments
for programs:
2
3. Program Design
a.What Population willthisproject target and primarilyserve?
Very Low IncomeSpecial Needs
Low incomeSeniors
Moderate income Covid-19 High Risk
Homeless XX
Other (explain)
At Riskof Homelessness
b. Non-congregate shelter - If the project relatestoproviding emergencyshelterspecifically to reducerisk of
COVID-19 transmissionpleaseprovide the following:
b.1. Leasing costs (ifany)
b.2Numberof hotel rooms to besecured (if any)
b.2.iPeriod ofexpectedoccupancyper hotel room (days)
Seenarrativebelow
b.2.ii Pernightcost ofHotel Room (include taxes)
b.2.iii Deep Cleaning Costper room andcleaninginterval
OHRAwillrentmotelroomstohouseguestswhoeitherhavebeenexposedtoCOVID-19but
havenottestedpositiveorthosewhoexhibitsignsofillnesssuchasfluandneedtobe
quarantined.ShelterguestswhotestpositiveforCOVID-19willbetransferredtoacounty
programfortheircare.
Thelengthofstaywillvarydependingontheseverityoftheperson’sillnessortheoutcome
ofsubsequentCOVID-19testsinthecaseofapersonwhohavebeenexposed.
Weareprojectinganaverageoffiveroomspernightatacostof$60/nightandacostof
$5,000forcleaningofroomsattheendofeachstay.
b.3Hotel(s) partnerships
Is there a rental agreement for the number of rooms requested and the price per night for specific hotels?
If so provide the hotel name, location, andnumber of rooms to beprovided:
b.3.i Hotel #1 NOTAPPLICABLE
b.3.iiHotel #2
b.3.iii Hotel #3
3
b.4.iiii Additional Comments:
c. Meals Program - If the project relates to providing meals for homeless individuals please provide the following:
c.1. Total Number of Meals provided
c.2. Period of expected Meal program - Start Date / End Date
c.3. How will Meals be distributed
c.4. Total cost per Meal provided (single meal cost)
e. Other-Please Explain:
Allmealswillbepreparedanddonatedbycommunityvolunteer
groups.OHRA’sonlycostwillbetheindividualdisposableboxes
forthemeals.
6. Other Requirements
a. Affirmatively Furthering FairHousing:
If the project assists the homeless clients with placement in permanent affordable housing, discuss how your
agency will assist the clients by expanding fair housing choice outside concentrated areas of poverty:
ResourceNavigatorsassistguestsinfindingpermanenthousingthroughapplicationforHUD
vouchers,Section8orotherbenefitsprograms.Incaseswhereguestshaveincomewehelp
themfindaccommodationsthroughthecommercialmarket.
Has your agency received training in Fair Housing in the last year? Yes / No
If Yes, please list date(s) of training and provider of training:
SeniorDirectorofProgramServicesattendedtrainingin2019.
4
DETAILEDPROJECTCOSTFORM:
ProjectName:OHRAWinterShelter
AgencyNameandAddress:ContactPerson:MichelleArellano
OptionsforHomelessResidentsofAshlanddba
ContactPhoneNumber:541-625-4055
OptionsforHelpingResidentsofAshland
ContactEmail:
POBox1133
executivedirector@helpingashland.org
Ashland,OR97520
REQUESTED
Total Annual Support from Agency
FUNDING
Program Other Funding Contribution
from City of
Costs*Sources(“ Match”)
Ashland
Salaries
Director
$26,880$26,880$0$26,880
Supervisors
$37,500$37,500$0$37,500
Case Managers
$64,460$64,460$0$64,460
Monitors
$37,346$0$37,346$0
Administrative Staff
$11,000$11,000$0$11,000
SUBTOTAL
$177,186$139,840$37,346$139,840
Employee Benefits:
FICA at 7.65%
$13,555$10,698$2,857$10,698
Other Fringe Benefits
$11,664$10,786$878$10,786
SUBTOTAL
$25,219$21,484$3,735$21,484
Agency Expenses related to the funding request:
Rent (Winter Shelter)
$42,000$0$42,000$0
Rent (Motel Rooms)
$45,300$0$45,300$0
Utilities
$3,745$0$3,745$0
Insurance
$1,500$1,500$1,500
Program Supplies
$7,716$0$7,716$0
Office Supplies/Equipment
$3,000$3,000$3,000
Security
$20,540$20,540$20,540
Repair & Maintenance
$25,000$0$25,000$0
(Shelter)
Repair & Maintenance
$5,000$0$5,000$0
(Motel Rooms)
Homeless Prevention
$0$0$0
Assistance
SUBTOTAL
$153,801$25,040$128,761$25,040
Total Salaries, Benefits
$356,206$186,364$169,842$186,364
and Expenses
Overhead @ 12%$42,745$22,364$20,381$22,364
TOTAL BUDGET
$398,951$208,728$190,223$208,728
5
Tothebestofmyknowledgeandbelief,dataintheproposalaretrueandcorrect,submissionoftheproposal
hasbeendulyauthorizedbythegoverningbody,andthegoverningbodyhasagreedtoexecuterequired
certifications,statementsofassurancesandcontractsifselectedbyCityofAshlandtodoso.
________________________________________September8,2020
SignatureCEO/Chairperson/President Date
6
Memo
DATE:9/24/2020
TO:Ashland Housing and Human Services Commission
FROM:Brandon Goldman, Senior Planner
Linda Reid, Housing Program Specialist
RE:Affordable Housing Standards Land Use Ordinance Amendments
Beginning in 2018,Planning staff began the process of evaluatingthe affordable housing program. The
primary goals of the evaluation wereto improve administrative efficiency ofthe affordable housing
program for the many entities involved in Ashland’s Affordable Housing Program. These entities
include homeowners, homebuyers, members of the development community and real-estate
professionals. The changes proposed address specific concerns raised over the last several years from
the wide range of entities involved in the affordable housing process. The changesproposed havethe
overarching goal of balancing long-term affordability while allowing a reasonable rate of return for
homeowners and developers.Several revisions aim to increase the effectiveness andefficiency of the
program’sadministration, and several changes are proposedto address regulatory barriers or to help
simplify existing processes. All of the proposed changes should help to make the program more readily
understood by affordable housingand private market developers, as well as to increase the coordination
between affordable and private market developers. Additionally, should the changes be adopted,the
futuretransfer of homes to participating ownership householdswill be easier whileprovidinga more
predictable return on investment.
As part of the process, staff undertook a review of housing affordability program best practices and
evaluated a range of options. The Planning Commission held a study session to review the identified
issuesonMarch 10, 2020,the Housing and Human Services Commission held a meeting on July 23,
2020and the City Council held a Study Session on July 20, 2020.
Through the Housing Program and Affordable Housing Standardsevaluation process staff identified a
number of changes beingconsidered for resolution2006-13.As the Affordable Housing Program
resolution also referencesland use code requirements, once the land use standards are finalized itwillbe
necessary to amend the resolution for consistency. Amendments toResolution 2006-13 will be prepared
and presented to the City Council after adoption of the land use amendments currently proposed.
Lastly, staff is taking thisopportunityto address inconstancies in the land use ordinance and to explore
additionalchanges based on feedback from affordable housing and market rate developers regarding
barriers to developmentof affordable housing.
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 presented thepotential revisions to the Planning Commission, the Housing Commission and the
City Council (at the meeting dates listed above) as well as to group of private market and affordable
th
housing developers, and real-estateprofessionals at two stakeholder meetings held on August 11and
th
August 14to gain feedback.The input provided at these stakeholder meetings is summarized in a
separate memo entitled “Affordable Housing Standards –Stakeholder meeting “.
Based on the feedback from the elected and appointed officials and from the development and real-
estate communities, staff made additional changes to thethose which were originally presented.
The changes outlined below will provide a means of simplifying the affordable housing program to be
more readily understood by affordable housing developers and owners of affordable housing units.
The following provides a summary of potential revisions to the Affordable Housing Standards within
Ashland’s Land Use Ordinance that should be considered in order to address changes in market
conditions,correctinconsistencies in the land use code, facilitate coordination between market rate
developers and affordable housing providers, and implement housing program adjustments to better
enablelow-and moderate-income families to afford quality housing.
Summary of PotentialRevisions:
Change the method by which the maximum sale price is calculated for ownership units within
the Affordable Housing Program.Staff is suggesting afixed rate formula calculation for
establishing the maximum resale price that increases at a rate of 1.5% annually.The current
variable calculation method which incorporates lending interest rates, taxes, and homeowner
association (HOA) dues would still be utilized to calculate the initial sale price when an
affordable unit first enters the program. Thereafter the 1.5% annual increase in the maximum
purchase pricewould provide for a more predictable resale price for homeowners within the
affordable housing program. Further this new method of calculating resale price would ensure
homeowners are not faced with a stagnant home value due to increasing HOA dues or increasing
interest rates.The City of Ashland has an agreement in place with the Jackson County
Assessor’s office which ensuresthat the increase in assessed value of units deed restricted
throughthe City’s affordable housing program willbebased on the maximum sales price of a
givenunit as determined by the City’s affordable housing formula. This assures that the assessed
value for the purpose of determining the annual tax rate is commensurate with the formula’s rate
of increase.
o Establishing a fixed rate method of valuation increase for the purposes of establishing the
allowable resale price will allow homeowners to calculate their future return on
investment in a predicable manner. Currently determining the resale price of a covered
unit employs the use of a complex formula which considers current interest rates, median
incomes by household size, changes in HOA dues, and ultimately requires consultation
with City Housing Program Staff to derive the resulting maximum purchase price on an
annual basis. A fixed-rate formula increase eliminates such complexity and will thus
increase the efficiency of the City Housing Program Specialist’s administration of the
program.
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
Amend the provisions of the Ashland Land Use Ordinance relating to the monthly rental
amounts used in the affordable housing program (18.2.5.050.B.1). Instead of utilizing the
existing table outlining rental charges for affordable rental housing (Table 18.2.5.050.B)
feedback from stakeholders suggest referencing the maximum rents established by U.S.
Department of Housing and Urban Development (HUD) for the HOME program for the
corresponding bedroom sizeand for Low Income Housing Tax Credit (LIHTC) program for the
corresponding bedroom size for those units financed with that funding source.As These rents
are adjusted annually by HUD based on the median incomes in the Medford-Ashland
Metropolitan Service area.
o Correlating Ashland’s maximum rental amounts with the HUD Low-rent and High-rent
limits and the LIHTCprograms for our area will allow our program to better align with
affordable housing proposals that utilize state or federal funding for their projects. As
many affordable housing providers are already subject to the HUD established HOME
and LIHTCprogram rent limits due to their sources of funding, making our program
consistent with those rental rates will simplify the application processes for affordable
housing providers seeking State grant funding. Further, as the State of Oregon maintains
and adjuststhese programlimits each year, the City of Ashland will no longer be
responsible to annually calculate and maintain a unique maximum rental amount table for
use only for covered units within the City of Ashland.
Amend the provisions within the Ashland Land Use Ordinance relating to the base density
calculation used for determining the number of required affordable housing (18.5.8.050.G.1).
Amending this section would clarify that the base density of the property shall be calculated
using the area to be developed, excluding any portions of the property containing undevelopable
areas such as wetlands, floodplain corridor lands, slopes greater than 35 percent, or land
dedicated as a public park.
o Presently the affordable housing requirements are based on the entire lot size,
indiscriminate of any reductions of buildable area due to natural areas to be preserved.
The way this standard is presently written differs from other Land Use provisions which
otherwise allow the density of a development to be reduced in considerationof the
unbuildable natural areas to be preserved. Not providing for a corresponding reduction in
the density of affordable housing required can have the unintended consequence of
effectively increasing the proportion of required affordable housing as a proportion of the
housing units actually developed. This discrepancy can result in a scenario where the
number of affordable housing units required for an annexation or zone change could
exceed the number of market rate units that could otherwise be developed, thereby
making a residential housing project no longer financially viable without substantial
governmental subsidy.
Amend the provisions within the Ashland Land Use Ordinance establishing equivalence values
for affordable housing to newly allow rentalto households earning 80% Area Median Income
(AMI)to qualify as 1.25 units for the purposes of calculating the affordable housing unit
requirement(18.5.8.050.G.1.c).
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
o Rental units affordable to households earning 80%AMI or less are not currently being
provided by the marketat the rates needed, allowing such toqualify as part of an
annexation/zone change request could incentivize the creation of more rental units.
Presently the market rents in Ashland exceed what households earning 80%AMI can
afford without being cost burdened. Amending this standard for annexations and zone
changes would help address this disparity and allow developers to provide units
benefiting households earning up to 80% AMI while providing rental units that satisfy
the affordable housing requirements.
Remove the provisions within the Ashland Land Use Ordinance that allow newly constructed
affordable homeownership and rental units to be targeted to households earning 60% AMI
(18.5.8.050.G.1.d)for required affordable housing in annexation, zone changes, and condo-
conversions.
o Removing the 60%AMI target for ownership households, and instead focusing on
households earning 80%AMI, 100% AMI, or 120% AMI,is necessary in Staff’s
assessment as there are no longer lending packages for the 60%AMI income bracket and
units are therefore difficult to finance at change of ownership. Affordable housing
providers (e.g. Habitat for Humanity) have indicated that households earning 60% AMI
and below often do not qualify for loans (both subsidized and conventional) and thus
such units can be difficult to developor resale once completed.Raising the qualifying
incomes to 80%AMI or below for the lowest income bracket would not preclude a
household earing 60%AMI from purchasing a qualified ownershipunit, but it would
enable households earning up to 80%AMI to qualify.
o Allowing for rental units targeted to households earning 80%AMI will help ensure
rentalsdeveloped by the private market are financially viable. Due to the existing
availability of the 60%AMI rental option, private developers select the 60% rental option
simply to provide fewer affordable units, however the difficulty of developing and
administering affordable units at this income level is often not fully considered. Non-
Profit affordable housing providers (e.g. Housing Authority of Jackson County) will still
be able to develop rental units reserved forhouseholds earning 60% AMI as suchunits
will still qualify as meeting the “less than the 80%AMI”target.
Amend the affordable housing household “occupancybasis” as described Table 18.2.5.050.Cof
the Land Use Ordinance. Potential changes include removing the 4-bedroom/7-person option;
revisingthe 3-bedroom unit occupancy basis from 6 to 5 persons; and revising the 2-bedroom
unitoccupancy basis from 4 to 2 persons. Households with a greater or lesser number of
occupants shall remain eligible for covered units but the sale price shall not be adjusted based on
the median incomes of the larger household sizes.
Table 18.2.5.050.C. Occupancy Basis for Affordable Rental Housing
Unit Type Occupancy
Studio= 1 person household income for the designated income level
1 Bedroom = 2 person household income for the designated income level
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
Unit Type Occupancy
2 Bedroom = 4 person 3 person household income for the designated income level
3 Bedroom = 6 person 5 person household income for the designated income level
4 Bedroom =7 person household income for the designated income level
o Given Ashland’s average persons per household number (2.0 persons per household), the
larger household sizes indicated in the table are not typically realized in covered
affordable units. As the maximum sale price of a unit is based on household incomes,
these large household sizes setting the occupancy basis within the existing table have the
unintended effect of increasing the purchase price beyond the means of the more typical,
smaller, household sizes.
Amend the provisions within the Ashland Land Use Ordinance that establish the timing of the
development of affordable units (18.2.5.050.G.4) to clarify that dedication of land through
transfer of title to a non-profit affordable housing provider will satisfy these requirements and
there would be no further timing obligation for the market rate units. There has been concern
raised by private developers that they have no control over the timing of the development of
affordable units after the property is transferred to an affordable housing partner.
The Planning Commission also expressed concerns about the timing of the development of the
affordable housing component of the overall development as well as ensuring that the units
would be built as affordable. To address this concern language was added to stipulate that the
transfer of title to an affordable housing provider would have to be completedprior toreceiving a
certificate of occupancy for the first 25% of themarket rate units.This would facilitate the
transfer of title soon after infrastructure is in place to enable the lands development by the
affordable housing provider.
Remove the provision within the Ashland Land Use Ordinance that requiresaffordable units be
distributed throughout the project (18.2.5.050.G.5).
o The City has approved numerous exceptions to this standard in finding that the efficient
development of affordable housing often necessitates clustering the units together.
Further, given the small scale of developments within Ashland, the concern intended to
be addressed by this standard, that affordable units would be segregated and stigmatized
within an area, has not been evident in recent developments.
o Removing this requirement would provide developers more flexibility regarding the
location of affordable housing units within a project. This is often requested as a
condition of partnering with non-profit housing developers to complete the affordable
housing units. Affordable housing providers can benefit from consolidating their
affordable housing units into a contiguous area as it provides for efficiency in the initial
building process, and further simplifies management of the affordable units over time.
o Both private and affordable housing developers were in favor of this change.And while
there were concerns raised regarding social justice issues and issues of stigmatism at the
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
Housing and Human Services Commission as well as at the stakeholder meeting. The
evaluation and changes currently beingproposed are in response to barrier removalissues
that have been identified over the past several years. The uncertainty of the development
process when asking for exceptions to approval criteria hasbeen brought up as a barrier
to the development of affordable housing. Consequently, staff is recommending the
removal of this requirement.
Amend the provisions of the Ashland Land Use Ordinance relating to the comparable building
materials used for required affordable housing units (18.2.5.050.G.6) to newly allow different
housing types. By adding allowances for different “housing types”, the provision would be
amended to newly permit affordable units which are of a different housing type than the market
rate units. For example, in a new subdivision of detached single-family homes, the affordable
units could be attached-SFR, cottages, or apartments and still comply with this standard provided
they retain a comparable number of bedrooms to the market rate units. Essentially if a proposal
included an affordable housing provider or private developer that wanted to provide apartments
or cottages, of a compatible bedroom mix, that could be newly allowable.
o The Affordable Housing Standards as established do presently require affordable units to
be comparable in bedroom size, if all the market rate units are 3 bedrooms, then so to
should be the affordable units. Staff believes the City could consider allowing different
housing types that still provide the commensurate number of bedrooms required. The
City has identified a need for rental housing, and for smaller ownership units (e.g
cottages/townhomes). By clarifying within the ordinance that alternative housing types
are permissible, proposals for annexation and zone changes could more readily provide
for a mix of housing needs by providing apartments, cottages, or townhomes within what
is otherwise proposed as a detached single-family subdivision.
Amend theprovisions of the Ashland Land Use Ordinance relating to the maximum net assets
for households in the affordable housing program (18.2.5.050.C.1.c)to adjust thelimitsfor
consumer price index changes since2005. The current $20,000 asset limitation, or $130,000 for
retired households purchasing an affordable unit has been unchanged since Resolution 2006-13
was approved. Adjusting these figures to $25,000 and $175,000 respectively at this time will
updatethe amountsto the 2020 equivalents. Furthermore,staff would suggest an annual CPI
adjustment be included in the final ordinance and resolution language to account for changes
over time.
Amend the provisions of the Ashland Land Use Ordinance requiring a 60-year term of
affordability for covered affordable units through annexation or zone changes (18.2.5.050.G.8).
o Although 60 years of affordability is of benefit to the City in providing affordable
housing for longer, there have been concerns raised regardingissues with lenders,
conventional lenders can be reluctant to loan on a property where a deed restriction has a
term of affordability that extends beyond the typical 30-year term of a mortgage, and
with affordable housing developer.Similarly, there were concerns about homeowners
feeling like renters under such long deed restrictions. For these reasons Staff suggests
deed restricting affordable housing units fora30-yearperiod of affordabilityfor
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
ownership units, and a 60-yearperiodforaffordablerental unitsas part of this update of
the affordable housing standards.
o Both the Planning and Housing Commissionsdiscussed concerns regarding the reduction
of the term of affordability from 60 years to 30 years and wished to further examine
potential equity recapture opportunities that could be considered through resale
restrictions imposed on covered affordable housing units.To address this concern staff
will be presenting a proposed amendment to the resolution regarding System
Development Charge deferrals. SDCs deferrals constitute a direct financial subsidy the
City provides to qualified affordable housing units. The concept to be presented, as a
separate resolution,would be to recaptureall or a portion of the original SDC subsidyif
an affordable housing unit leaves the program after 30 years of required affordability, but
before a 60-yearperiod required for full forgiveness of the deferredSDCs.This method
of SDC recapture would mean after 30 years of affordability the homeowner couldsell
the unit at market rate and pay back the full amount of deferred SDC’s including accrued
interest.For owners of the affordable housing units maintaining ownership beyond the
30-year term of affordability, the deferred system development charges will be reduced
every year thereafter proportionately fora period of 30 years, until year 60 at which point
no payback of SDCs would be required.
Remove the provision of the Ashland Land Use Ordinance that limit the density bonus allowable
for affordable housing provided as part of an annexation to 25% (18.2.5.050.G.8). This limit is
less than is otherwise allowable through Performance Standardsordinance provisions which
allow for 35% maximum density bonus for affordable housing (18.3.9.050.B.4) and a cumulative
bonus of up to 60%, and as such is inconsistent with other density bonus allowances.
o Amending this section of the ordinance is a good example of creating consistency within
the code to eliminate inconsistencies and therefore simplify the application and approval
process for annexations. Specifically, this change will enable affordable housing
developers to provide as many affordable housing units on a development requiring
annexation as could otherwise be achieved upon a property already within the City limits.
This promotes the creation of more needed affordable housing within the community.
Amend the provisions of the Ashland Land Use Ordinance that relate to residential annexations
requiring there be less than a five-year supply of vacant or redevelopable land in the current City
Limits (18.2.5.050.H.1).
o Removal of this requirement was a recommendation of the Ashland Housing Strategy
Implementation Plan which was presented to the City Council in Mayof 2019:
“Revise the City’s annexation policies to eliminate the requirement to demonstrate
lessthan a five-year supply of land.
Existing policies were intended to help ensure orderlygrowth; however, this is the
role of the City’s Urban Growth Boundary (UGB). Creatingobstacles to annexing
land within the UGB for housing contributes to higher land costsand makes it
difficult to find land for larger housing developments.”
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
Next Steps
Planning and Housing Program Staff will present the potential amendments to the affordable housing
standards at a public hearing before thePlanning Commission at the regular meeting on October 27,
2020and at a public hearing before the City Council on November 17, 2020. Upon completion of
Council’s second reading of the ordinance,staff will prepare the corresponding amendments to
Resolution 2006-013 to present to Council prior to the effective date of the ordinance.
Attachments
Resolution 2006-13
Affordable Housing Standards Revisions_Stakeholder_Memo
Council Minutes December 17, 2018
Planning Commission Minutes March 10, 2020
Housing and Human Services Commission Minutes July 23, 2020
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
Memo
DATE:9/24/2020
TO:Ashland Housing and Human Services Commission
Ashland Planning Commission
Ashland City Council
FROM:Brandon Goldman, Senior Planner
Linda Reid, Housing Program Specialist
RE:Affordable Housing Standards –Stakeholder meeting
thth
On August 11and August 14, 2020 meetings were convened consisting of City Staff, Elected and
Appointed officials, and members of the development communities representing both affordable housing
providers and market-rate housing developers. Those in attendance at one or bothmeetings included:
Elected and Appointed OfficialsAffordable Housing Providers
Dennis Slattery, City CouncilCindy Dyer, Columbia Care
Alan Harper, Planning CommissionDenise James. Habitat for Humanity
Rich Rohde, Housing & Human Services Ryan Haynes, Housing Authority of
Commission Jackson County
Brian Shelton-Kelley, NeighborWorks
Umpqua
City of Ashland Staff
Bill Molnar, Community Dev. DirectorMarket Rate Developers
Brandon Goldman, Senior PlannerKyle Taylor, Taylored Elements
Linda Reid, Housing SpecialistMark Knox, KDA Homes
Laz Ayala, KDA Homes
Rick Harris, Realtor
During the stakeholder meeting(s) open discussion among the participants explored the intended and
potentially unintended consequences of the draft revisions to the affordable housing standards. The
group exploredAshland’s existing Affordable Housing Standards and discussed whether the changes
being considered would help or hinder the production of affordable housing.Through these discussions
it was evident that the production of affordable housing benefiting households earning less than 80% the
area median income could best be achieved by coordination between market-rate developers and
affordable housing providers. Below is a summary of various issues discussed by the meeting
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
participants. Staff was able to take these discussions into consideration and incorporate changes into the
draft ordinance being presented to the Commissions and Council for consideration.
60-year versus a 30-year term of affordability:
Annexations and Zone Change standards within the Ashland Land Use Ordinance currently require the
affordable units remain affordable for 60 years. Both market-rate developers and Affordable Housing
Developers expressed that the standard applying equally to both rentals and ownership did not afford
buyers of affordable housing units to realize equityreturns. Specifically,Habitat for Humanity noted
that the 60-year restriction was too long anddid not work with Habitatsequity share model where they
sell the finished home to the homeowner for the appraised cost, then recapture a portion of the equity
upon resale.Affordable housing providers further noted that a 60-year term for affordable rental
housing did align with other restrictions from primary funding sources such as the Low-Income Housing
Tax Program. It was further expressed that a30-year cap for affordable ownership units would be better
for lenders and homeowners. Additionally, it was stated that ownership housing is a tiered system that
provides for upward mobility, and as such affordable housing can provide the entry tier for
homeownership, and a 30-year term would better address this mobility objective. The Housing
Authority of Jackson County noted that to be competitive in obtaining state or federal funding for an
affordable rental housing project, a 60-year term is standard. This discussion raised the issue that instead
of changing the existing 60-year requirement to 30 years for all affordable units, perhaps the final
ordinance could provide differing periods of affordability for affordablerental housing and affordable
ownership housing.
Distribution of affordable housing throughout the Development:
Annexations and Zone Change standards within the Ashland Land Use Ordinance currently require that
the affordable units provided shall be distributed throughout the project. The stakeholdersdid discuss
existing ordinance’sunderlying intent to not cluster all the affordable units together and create a
separate neighborhood of low-income residences. It was also expressed that the size of Ashland’s
developable properties leads to smaller developments where such segregation or “stigmatization” of
low-income housing hasnot been evident. Noting that as such small developments arenot impacted by
the social justice issuethe ordinance intended to address, a market rate developer explained that needing
to providesome of thethe highest value land to the affordable unitsdue to the distribution requirement
undercuts the developer’s ability to “subsidize” the units through the sale of the market rate units.The
participants in the meeting(s) were in general agreement that removal of the distribution requirement
would help facilitate thedevelopment of affordable housing.
Transfer of land to a non-profit affordable housing provider:
Annexations and Zone Change standards within the Ashland Land Use Ordinance currently provide an
option that a market rate developer can transfer land to an affordable housing provider or public
corporation to satisfy the affordable housing requirement. However,this standard is presentlyunclear as
to whether this also satisfies the timing requirements for affordable housing to be developed concurrent
with the market rate homes. In discussing this potential clarification regarding transfer of land, the
participants expressed thatthe creation of affordable housing has historicallybeen accomplished through
a transfer to an affordable housing provider. Private market developers explained thatthey don’t have
the same access to affordable housing financing programs that the non-profits haveand such partnership
with an affordable housing provider is key. Further it was noted that holding costs of the property to
the private market developer were a barrier and if they could transfer it to the affordable housing
developerearly in the process that would assist in their financial project pro formas. It was also noted
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
that upon receipt of transferred land, an affordable housing provider would seek development financing
and that competitive process and award cycle is out of the control of the market rate development. As
there was general agreement that the transfer of land to an affordable housing provider was
advantageous to creating affordable housing, and that the market rate development should be able to
move forward independent of the development of the affordable housing once the transfer is complete.
Maximum Resale and Maximum Rental Formulas.
The proposedchanges to the affordable housing standards include revisions to how the resale value of
ownership units is calculated, as well as changing the formula calculation for affordable rents.
Stakeholder participants were favorable to moving the ownership calculationfrom the current variable
formulato a fixed rate formula as it was noted that having such clarity in the resale formula is really
helpful for homeownersand is beneficialinapplication witha land trust model. It was further supported
in that a fixed rate formula provides some predictable equity return for the homeowner. There was
concern that the 1.5%ratemay be insufficient to keep up with market rate appreciation. Affordable
rental providers were favorable to changing the rental rate formulato be indexed using the HOME
program as proposed, but further questioned whether the formula could also consider the maximum
rents per the Low Income Housing Tax Credit program for projects that receive LIHTC funding. In
consideration of these differing indexes, and in acknowledging that LIHTC is a significant funding
source for larger rental developments, Staff has modified the draft ordinance to address this issue.
Conclusion
Overall, the stakeholder meetings allowed members of the development community to review the
proposals being considered and provide early input to help shape the final ordinance. In addition to
providing direct feedback early in the process, the meetings also functioned to inform the participants of
the potential changes, so theyare better able to provide informed testimony at the future public hearings.
Attendees voicedthat workforce housing (moderate income/ownership) programs should be supported
through the jurisdiction and Affordable housing (low-income/rentals) are bestaccomplished through
transfer of land to affordable housing providerswho are betterequipped to undertake and manage such
developments. The opportunity for market-rate developers and non-profit affordable housing developers
to meet and discuss the program together further clarified that their efforts to develop affordable housing
in Ashland is best accomplished through partnerships. The changes proposed to the Affordable Housing
Standards within the Ashland Land Use Ordinance should function to facilitate such coordination.
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
ORDINANCE NO. \[2020-xxxx\]
AN ORDINANCEAMENDING CHAPTERS 18.2.3, 18.2.5, 18.5.8 AND 18.5.9
OF THEASHLAND LAND USE ORDINACEREGARDING CONVERSION
OF MULTI-FAMILY RENTAL UNITS INTO FOR-PURCHASE HOUSING,
AFFORDABLE HOUSING STANDARDS, AND APPROVAL STANDARDS
FOR ZONE CHANGESAND ANNEXATIONS.
Annotated to show deletionsand additionsto the code sections being modified. Deletions are
boldlined through and additions are in bold underline.
WHEREAS, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the CityThe City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS,the above referenced grant of power has beeninterpreted as affording all legislative
powers home rule constitutional provisions reserved to Oregon Cities. City of Beaverton v.
International Ass’n of Firefighters, Local 1660, Beaverton Shop20 Or. App. 293; 531 P 2d 730,
734 (1975); and
WHEREASthe City of Ashland recognizes that under Goal 10 of Oregon’s Statewide Planning
Goals & Guidelines (OAR 660-015-0000(10)) that jurisdictions shall encourage the availability
of adequate numbers of needed housing units at price ranges and rent levels which are
commensurate with the financial capabilities of Oregon households and allow for flexibility of
housing location, type and density; and
WHEREAS, theHousing Element of theCity of Ashland Comprehensive Plan establishes the
goal of supportingthe creation and preservation of housing that is affordable to low-and
moderate-income households and that is commensurate with the incomes of Ashland’s
workforce; and
WHEREASthe City of Ashland City Council recognizes that for a healthy community the
provision ofa range of affordable housing is a top priority for the City of Ashland; and
WHEREAS, the City Council of the City of Ashland has determined that neither the private
market, nor the public sector, has yet provided the levels of housing affordability necessary to
maintain a balanced community, local government must take an active lead to ensure an
adequate supply of housing for residents and working people of all income levels;
Page 1of 15
WHEREAS,the City of Ashland Housing and Human ServicesCommission conducted on
th
September 24, 2020 a duly advertised public meeting on amendments to the Ashland Land Use
Ordinance concerning the standards relating to affordable housing, and standards for zone changes
and annexations, and following deliberations recommended __________of the amendments;
WHEREAS, the City of Ashland Planning Commission conducted on ____aduly advertised
public hearing on amendments to the Ashland Land Use Ordinance concerning the standards
relating to affordable housing, and standards for zone changes and annexations, and following
deliberations recommended __________of the amendments;
WHEREAS, the City Council of the City of Ashland conducted a duly advertised public hearing
on the above-referenced amendments _________; and
WHEREAS, the City Council of the City of Ashland, following the close of the public hearing
and record, deliberated and conducted first and second readings approving adoption of the
Ordinance in accordance with Article 10 of the Ashland City Charter.
WHEREAS, the City Council of the City of Ashland has determined that in order to protect and
benefit the health, safety and welfare of existing and future residents of the City, it is necessary to
amend the Ashland Municipal Code and Land Use Ordinance in manner proposed, that an adequate
factual base exists for the amendments, the amendments are consistent with the comprehensive
plan and that such amendments are fully supported by the record of this proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1.The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2.The Special Use StandardsChapter of Ashland Land Use Ordinance, sub-section
18.2.3.200.C.5 is hereby amended asfollows:
18.2.3.200Multiple-Family Rental Unit Conversion to For-Purchase Units
18.2.3.200.C
5.Affordable Housing Units provided under 18.2.3.200.C.2and18.2.3.200.C.3shall meet
the following affordability standards:
a.Affordable Rental Units shall be affordable for rent by households earning at or
below 6080percent of the AMI in accordance with the standards established by
section 18.2.5.050(Resolution 2006-13).
b.Affordable Ownership Units shall be affordable for purchase by households earning
at or below 80 percent of the AMI in accordance with the standards established by
section 18.2.5.050(Resolution 2006-13)..
Page 2of 15
SECTION 3.The Standards for Residential ZonesChapter of Ashland Land Use Ordinancesub-
section 18.2.5.050, Affordable Housing Standards,is hereby amended asfollows:
18.2.5.050 Affordable HousingStandards
A.General Eligibility–Rental and Purchased Housing.
1.All qualifying ownership or rental units required to be affordable through density
bonuses, annexation, zone change, condominium conversion, or other land use approval
under this ordinance shall not be eligible to receive a waiver of the Community
Development and Engineering Services fees associated with the development of said
affordable units unless a waiver is approved by the City Council.
2.All qualifying ownership or rental units required to be affordable through density
bonuses, annexation, zone change, condominium conversion, or other land use approval
under this ordinance shall be eligible to receive a deferral of the System Development
Charges associated with the development of said affordable units.
3.All qualifying ownership or rental units voluntarily provided as affordable to low income
households, consistent with subsections 18.2.5.050.A.1and18.2.5.050.A.2, above, shall be
eligible for a System Development Charge, Engineering Service, and Community
Development Fee deferral or waiver without obtaining approval from the Council.
4.Affordable HousingUnits covered under this section can only be sold or rented to
occupant households from the same income category as the original purchasers or renters
for a period of not less than 30 years, or as required through the condition of approval for a
unit required to be affordable through a land use approval.
5.System Development Charges, Engineering Services, and Community Development
Fees may be deferred or waived when units are sold or rented to low-income persons. For
purposes of this subsection, "low-income persons" means:
a.With regard to rental housing, persons with an income at or below 60 percent of the
area median income (AMI) as determined by the State Housing Council based on
information from the United States Department of Housing and Urban Development
(HUD); and
b.With regard to home ownership housing and lease to purchase home ownership
housing, persons with an income at or below 80 percent of the AMI as determined by
the State Housing Council based on information from HUD.
B.Rental Housing.Units designated for affordable rental housing in developments which
have qualified for density bonuses, annexation, zone change, condominium conversion, or other
land use approval under this ordinance shall be rented to individuals or households whose
annual income is consistent with the target income identified in the planning approval. Incomes
Page 3of 15
shall be qualified as being equal to or less than either atthe 60 percent or 80 percent median
income levelsmaximums annually establishedfor households in the Medford-Ashland
Metropolitan Statistical Area (MSA). This figure shall be known as the "qualifying household
income" and shall be determined by the City’s Community Development Department in May of
each year from the annual family incomes published by HUD for the Medford-Ashland MSA.
1.Area MedianIncome–60 and80 percent.The rent charged for such affordable rental
housing benefiting households earning 60 percent Area Median Incomeor less,and80
percent AMI of Area Median Incomeor greaterless, including any home-owners
association or maintenance fees, shall not exceed 23 percent of the qualifying monthly
income (qualifying family income divided by twelve) as provided in the following
formulas:not exceed 23 percent of the qualifying monthly income (qualifying family
income divided by twelve) as provided in the following formulas: comply with the
maximum rents established by U.S. Department of Housing and Urban Development
(HUD) for the HOME program for the corresponding bedroom size.
Table 18.2.5.050.B.Rent Charges for Affordable Rental Housing
Unit TypeMaximum Rent Charges
Studio Apartment23% of the average of 1& 2 person qualifying
monthly incomes
1 Bedroom23% of the average of 2& 3 person qualifying
monthly incomes
2 Bedroom23% of the average of 3, 4,& 5 person qualifying
monthly incomes
3 Bedroom23% of the average of 4, 5, 6,& 7 person qualifying
monthly incomes
4 Bedroom23% of the average of 5, 6, 7,& 8 person qualifying
monthly incomes
a.The City's Community Development Department shall maintain a table of maximum
rent levels permitted pursuant to the formulas of Table 18.2.5.050.B
established byU.S. Department of Housing and Urban Development (HUD) for
the HOME programand shall annually update the table in May of each year.
b.The HUD “Low Rent” limit shall apply to units targeted toward households
earning 60% of Area Median Incomeor less.
Page 4of 15
c.The HUD “High Rent” limit shall apply to units targeted toward households
earninggreater than 60%Area Median Incomeup to and including 80% of
Area Median Income.
d.Low-Income Housing Tax Credit (LIHTC) assisted affordable rental housing
units, subject to rent control through the LIHTC program,may utilize the rent
limitsestablished by the LIHTCprogram as an alternative to the rent levels
established by U.S. Department of Housing and Urban Development (HUD) for
the HOME program.Upon completion of the LIHTC compliance period the
maximum rent levels established in 18.2.5.050.B.1.a-c shall apply through the
remaining term of affordability.
2.Area Median Income–60 percent or lower.The rent charged for such affordable
rental housing benefiting households earning 60 percent AMI or less, including any
home-owners association or maintenance fees, shall comply with the maximum rents
established by the State of Oregon HOME Program based on the target income
qualification as adjusted annually by HUD for the Medford-Ashland MSA. The HOME
program indexed allowable rents are adjusted annually by the State of Oregon
Housing and Community Services Department (OHCS).
3.Owner’s Obligation.Theowner of the affordable rental housing shall sign a 30-year
agreement, or longer depending on the period of affordability established through this
ordinancea planning action approvalor legislative land use decision,with the City
that guarantees these rent levels will not be exceeded and that the owner will rent only to
households meeting the income limits. The agreement shall bind subsequent owners who
purchase the rental housing during the established period of affordability. The agreement
shall also require the owner to allow the unit to be rented to HUD Section 8 qualified
applicants and agree to accept rent vouchers for all of the affordable units when applicable.
The City shall file the agreement for recordationin the County Clerk deed records, Jackson
County, Oregon.
4.Certification of qualifying occupants.The owner of record, or the designated agent of the
record, owner, shall annually file with the City a signed certificate stating the occupants of
the record owner’s rental housing units continue to be qualified households, or are a
household that qualified at its initial occupancy, within the meaning of this resolution, and
any amendment made to it. The City shall provide the record owner or the record owner’s
agent with access to a form to complete and sign to comply with this provision.
C.Purchased Houses–Qualifying.Units designated for affordable housing available for
purchase in developments which have qualified foraffordable housingdensity bonuses,
annexation, zone change, condominium conversion, or other land use approval under this
ordinance must satisfy the criteria in subsections 18.2.5.050.C.1and 18.2.5.050.C.2, below:
Page 5of 15
1.They shall only be sold to occupant households whose:
a.Annual income is consistent with the target income identified in the planning
approval for the development. Incomes shall be qualified atthe applicable 60 percent,
80 percent, 100 percent, or 120 percent median income levels for households based on
number of people per household as adjusted annually by HUD for the Medford-Ashland
MSAMetropolitan Service Area (MSA).
b.The maximum initial purchase price shall be determined on the date the
designated affordable unit enters the affordable housing program. The maximum
initial purchase price is based on a formula that accounts for what a qualifying
household can afford to pay asamaximum monthly housing payment. The
formula used to calculate the maximum monthly housing payment incorporates
the following:
i.The maximum monthlyhousing payment shallnot exceed 30% of the
monthly income for the target income level indicated in subsection
18.2.5.050.C.1.a.
ii.The formula used tocalculatethe monthly housingpayment shall include
Principal, Interest, Taxes, and Insurance (PITI) and any homeowners or
regular maintenance fees.
iii.The formula used tocalculatethe monthly housingpayment will assume a
down payment equal to 10% of the purchase price.
iv.The formula used tocalculatemonthly housingpayment will assume a 30-
year fixed-ratemortgagewith an interest rate of5%.
b.c.The maximum monthly housingpayment for a covered unit shall be established
to not exceed the affordability limits, established in the paragraph abovethis section,
and pursuant to the occupancy number indicated in Table 18.2.5.050.C.
Table 18.2.5.050.C.Occupancy Basis for Affordable RentalOwnershipHousing
Unit TypeOccupancy
Households with a greater or lesser number of occupants shall remain eligible for
covered units but the sale price shall not be adjusted due tohousehold size above
the limits established above.
Studio=1 person household income for the designated
income level
1 Bedroom=2 person household income for the designated
income level
Page 6of 15
Unit TypeOccupancy
2 Bedroom=43person household income for the
designated income level
3 Bedroomor greater=65person household income for the
designated income level
4 Bedroom=7 person household income for the
designated income level
c.Net assets, excluding pension plans and IRAs and excluding the down payment
and closing costs, do not exceed $20,000$25,000 for a household or $130,000
$175,000if one household member is 65 years or older.
d.Mortgage payment does not exceed more than 30 percent of the monthly
income for the target income level indicated in subsection 18.2.5.050.C.1.a,
above on total housing costs which includes principal, interest, taxes, insurance,
and any homeowners or regular maintenance fees.
e.The maximum monthly payment for a covered unit shall be calculated by
utilizing the interest rate for the Oregon Bond Loan Rate Advantage as updated
by the OHCS.
2.They shall remain affordable as follows:
a.The purchasers of the affordable housing units shall agree to the City of Ashland
Affordable Housing Resale Restriction Agreement establishing a period of affordability
of not less than 30 years. In no event will a purchaser be required to sell the unit
subject to the aforementioned Agreement for less than his or her original
purchase price, plus any applicable closing costs and realtor fees.
b. The maximum resale price will be calculated using the current seller’s initial
purchase price plus an additional 0.125% of said initial purchase price for each
full month the current seller has owned the home.
c. In no event will a purchaser be required to sell the unit subject to the
Affordable Housing Resale Restriction Agreement for less than his or her
original purchase price, plus any applicable closing costs and realtor fees.
b.For housing financed by Farmer’s Home Administration (FHA), the
affordability shall be assured by the FHA’s recapture provisions FHA which
require sellers to repay FHA for all the subsidies accrued during the period the
sellers resided in the housing unit.
Page 7of 15
SECTION 4.The Annexations Chapter of Ashland Land Use Ordinance, sub-sections
18.5.8.050.C, 18.5.8.050.G and 18.5.8.050.Harehereby amended asfollows:
Annexation
18.5.8.050 Approval Criteria and Standards
An annexation may be approved if the proposed request for annexation conforms, or can be
made to conform through the imposition of conditions, with all of the following approval criteria.
A.The land is within the City’s Urban Growth Boundary.
B.The proposed zoning for the annexed area is in conformance with the designation indicated
on the Comprehensive Plan Map, and the project, if proposed concurrently with the annexation,
is an allowed use within the proposed zoning.
C.The land is currently contiguous with the present city limits.
D.Adequate City facilities for the provision of water to the site as determined by the Public
Works Department; the transport of sewage from the site to the waste water treatment plant as
determined by the Public Works Department; the provision of electricity to the site as
determined by the Electric Department; urban storm drainage as determined by the Public
Works Department can and will be provided to and through the subject property. Unless the City
has declared a moratorium based upon a shortage of water, sewer, or electricity, it is
recognized that adequate capacity exists system-wide for these facilities.
E.Adequate transportation can and will be provided to and through the subject property. For
the purposes of this section "adequate transportation" for annexations consists of vehicular,
bicycle, pedestrian, and transit transportation meeting the following standards.
1.For vehicular transportation a 20-foot wide paved access exists, or can and will be
constructed, along the full frontage of the project site to the nearest fully improved collector
or arterial street. All streets adjacent to the annexed area shall be improved, at a minimum,
to a half-street standard with a minimum 20-foot wide driving surface. The City may, after
assessing the impact of the development, require the full improvement of streets adjacent to
the annexed area. All streets located within annexedareas shall be fully improved to City
standards. Where future street dedications are indicated on the Street Dedication Map or
required by the City, provisions shall be made for the dedication and improvement of these
streets and included with the application for annexation.
2.For bicycle transportation safe and accessible bicycle facilities exist,or can and will be
constructed. Should the annexation be adjacent to an arterial street, bike lanes shall be
provided on or adjacent to the arterial street. Likely bicycle destinations from the project site
shall be determined and safe and accessible bicycle facilities serving those destinations
shall be indicated.
Page 8of 15
3.For pedestrian transportation safe and accessible pedestrian facilities exist, or can and
will be constructed. Full sidewalk improvements shall be provided on one side adjacent to
the annexation for all streets adjacent to the proposed annexed area. Sidewalks shall be
provided as required by ordinance on all streets within the annexed area. Where the project
site is within a quarter of a mile of an existing sidewalk system, the sidewalks from the
project site shall be constructed to extend and connect to the existing system. Likely
pedestrian destinations from the project site shall be determined and the safe and
accessible pedestrian facilities serving those destinations shall be indicated.
4.For transit transportation, should transit service be available to the site, or be likely to be
extended to the site in the future based on information fromthe local public transit provider,
provisions shall be made for the construction of adequate transit facilities, such as bus
shelters and bus turn-out lanes. All required transportation improvements shall be
constructed and installed prior to the issuanceof a certificate of occupancy for any new
structures on the annexed property.
F.For all residential annexations, a plan shall be provided demonstrating that the development
of the entire property will ultimately occur at a minimum density of 90 percent of the base
density for the zone, unless reductions in the total number of units is necessary to
accommodate significant natural features, topography, access limitations, or similar physical
constraints. The owner or owners of the property shall sign an agreement, to be recorded with
the county clerk after approval of the annexation, ensuring that future development will occur in
accord with the minimum density indicated in the development plan. For purposes of computing
maximum density, portions of the annexed area containing undevelopable areas such as
wetlands, floodplain corridor lands, or slopes greater than 35 percent, shall not be included.
G.Except as provided in 18.5.8.050.G.7, below, annexations with a density or potential density
of four residential units or greater and involving residential zoned lands, or commercial,
employment or industrial lands with a Residential Overlay (R-Overlay) shall meet the following
requirements.
1.The total number of affordable units provided to qualifying buyers, or to qualifying
renters, shall be equal to or exceed 25 percent of the base densityas calculated using the
unit equivalency values set forth herein.The base density of the propertyfor the
purposes of this calculationshall excludeany undevelopable portions of the
property such as wetlands, floodplain corridor lands, water resource areas,
slopes greater than 35 percent, or landareadedicated as a public park.
a.Ownership units restricted to households earning at or below 120 percent the area
median income shall have an equivalency value of 0.75 unit.
b.Ownership units restricted to households earning at or below 100 percent the area
median income shall have an equivalency value of 1.0 unit.
Page 9of 15
c.Ownership or rentalunits restricted to households earning at or below 80 percent
the area median income shall have an equivalency value of 1.25 unit.
d.Ownership or Rental units restricted to households earning at or below 60
percent the area median income shall have an equivalency value of 1.5 unit.
2.As alternative to providing affordable units per section 18.5.8.050.G.1, above, the
applicant may provide title to a sufficient amount of buildable land for development
complying with subsection 18.5.8.050.G.1.b, above, through transfer to a non-profit (IRC
501(3)(c) affordable housing developer or public corporation created under ORS 456.055to
456.235.
a.The land to be transferred shall be located within the project meeting the standards
set forth in 18.5.8.050.G, subsections 4 -6.
b.All needed public facilities shall be extended to the area or areas proposed for
transfer.
c.Prior to commencement of the project, title to the land shall be transferred to the
City, an affordable housing developer which must either be a unit of government, a
non–profit 501(C)(3) organization, or public corporation created under ORS 456.055to
456.235.
d.The land to be transferred shall be deed restricted to comply with Ashland’s
affordable housing program requirements.
3.The affordable units shall be comparable in bedroom mix and housing typewith the
market rate units in the development.
a.The number of bedrooms per dwelling unit in the affordable units within the
residential development shall be in equal proportion to the number of bedrooms per
dwelling unit in the market-rate units within the residential development. This provision
is notintended to require the same floor area in affordable units as compared to
market-rate units. The minimum square footage of each affordable unit shall comply
with the minimum required floor based as set forth in Table 18.5.8.050.G.3, or as
established by the U.S. Department of Housing and Urban Development (HUD)
for dwelling units developed under the HOME program.
Table 18.5.8.050.G.3.
Minimum Required Unit Floor Area
Unit Type
(Square Feet)
Studio350
1 Bedroom500
2 Bedroom800
Page 10of 15
Minimum Required Unit Floor Area
Unit Type
(Square Feet)
3 Bedroom1,000
4Bedroom1,250
b.The required on-site affordable units shall be comprised of the different unit
types in the same proportion as the market dwelling units within the
development.
4.A development schedule shall be provided that demonstrates that that the affordable
housing units per subsection 18.5.8.050.Gshall be developed, and made available for
occupancy, as follows.
a.That 50 percent of the affordable units shall have been issued building permits prior
to issuance of a certificate of occupancy for the last of the first 50 percent of the market
rate units.
b.Prior to issuance of a building permit for the final ten percent of the market rate
units, the final 50 percent of the affordable units shall have been issued certificates of
occupancy.
c. Transfer of title of buildable landto a non-profit (IRC 501(3)(c) affordable
housing developer,or public corporation, shall be considered a demonstration
that 18.5.8.050G.4(a) and 18.5.8.050G.4(b) are satisfied, provided the transferred
land is deed restricted to be developed as affordable housing in compliancewith
subsection 18.5.8.050.G.2and the transfer of title is completed prior to the
issuance ofa certificate of occupancy for the last of the first 25% of the market
rate units.
5.That affordable housing units shall be distributed throughout the project.
6.That affordable housing units shall be constructed using comparable building materials
and include equivalent amenities as the market rate units.
a.The exterior appearance ofthe affordable units in any residential development shall
be visually compatible with the market-rate units in the development. External building
materials and finishes shall be substantially the same in type and quality for affordable
units as for market-rate units.
b.Affordable units may differ from market-rate units with regard to floor area, interior
finishesand materials,and housing typeprovided that the affordable housing units
are provided with comparable features to the market rate units, and shall have
generally comparable improvements related to energy efficiency, including plumbing,
insulation, windows, appliances, and heating and cooling systems.
Page 11of 15
7.Exceptions to the requirements of 18.5.8.050, subsections G.2–G.56, above, may be
approved by the City Council upon consideration of one or more of the following.
a.That an alternative land dedication as proposed would accomplish additional
benefits for the City, consistent with the purposes of this chapter, than would
development meeting the on-site dedication requirement of subsection 18.5.8.050.G.2.
b.That an alternative mix of housing types not meeting the requirements of
subsection 18.5.8.050.G.3.bwould accomplish additional benefits to the City
consistent with this chapter, than would the development providing a
proportional mix of unittypes.
cb..That the alternative phasing proposal not meeting subsection 18.5.8.050.G.4
provided by the applicant provides adequate assurance that the affordable housing
units will be provided in a timely fashion.
dThat the distribution of affordable units within the development not meeting
subsection 18.5.8.050.G.5is necessary for development of an affordable housing
project that provides onsite staff with supportive services.
e. That the distribution of affordable units within the development as proposed
would accomplish additional benefits for the city, consistent with the purposes
of this chapter, than would development meeting the distribution requirement of
subsection 18.5.8.050.G.5.
f.c.That the materials and amenities applied to the affordable units within the
development, that are not equivalent to the market rate units per subsection
18.5.8.050.G.6, are necessary due to local, State, or Federal Affordable Housing
standards or financing limitations.
8.The total number of affordable units described in this section 18.5.8.050.Gshall be
determined by rounding down fractional answers to the nearest whole unit. A deed
restriction or similar legal instrument shall be used to guarantee compliance with affordable
criteria for a period of not less than60yearsfor units qualified as affordable rental
housing, or 30years for units qualified as affordable for-purchase housing.
Properties providing affordable units as part of the annexation process shall qualify
for a maximum density bonus of 25 percent.
H.One or more of the following standards are met.
1.The proposed area for annexation is to be residentially zoned,and there is less than a
five-year supply of vacant and redevelopableland in the proposed land use
classification within the current city limits. “Redevelopable land” means land zoned
for residential use on which development has already occurred but on which, due to
present or expected market forces, there exists the likelihood that existing
development will be converted to more intensive residential uses during the planning
period. The five-year supply shall be determined from vacant and redevelopable land
Page 12of 15
inventories and by the methodology for land need projections from the Housing
Element of the Comprehensive Plan.under the Comprehensive Plan,and that the
applicant will obtain planning action approvalfor an outright permitted use, special
permitted use, or conditional usein conformance with the annexation request.
2.The proposed lot or lots will be zoned M-1,CM, E-1, or C-1 under the Comprehensive
Plan, and that the applicant will obtain Site Design Review approval for an outright
permitted use, or special permitted use concurrent with the annexation request.
3.A current or probable public health hazard exists due to lack of full City sanitary sewer
or water services.
4.Existing development in the proposed annexation has inadequate water or sanitary
sewer service, or the service will become inadequate within one year.
5.The area proposed for annexation has existing City water or sanitary sewer service
extended, connected, and in use, and a signed consent to annexation agreement has been
filed and accepted by the City.
6.The lot or lots proposed for annexation are an island completely surrounded by lands
within the city limits.
SECTION 5.The Application Review Procedures and Approval CriteriaChapter of Ashland
Land Use Ordinance, subsection 18.5.9.020.Ais hereby amended asfollows:
18.5.9.020 Applicability and Review Procedure
Applications for Plan Amendments and Zone Changes are as follows:
A.Type II.The Type II procedure is used for applications involving zoning map amendments
consistent with the Comprehensive Plan map, and minor map amendments or corrections.
Amendments under this section may be approved if in compliance with the Comprehensive
Plan and the application demonstrates that one or more of the following.
1.The change implements a public need, other than the provision ofaffordable
housing,supported by the Comprehensive Plan.
2.A substantial change in circumstances has occurred since the existing zoning or Plan
designation was proposed, necessitating the need to adjust to the changed circumstances.
3.Circumstances relating to the general public welfare exist that require such an action.
4.Proposed increases in residential zoning density resulting from a change from one
zoning district to another zoning district, will provide 25 percent of the proposed base
densityasaffordable housingconsistent with the approval standards set forth in subsection
18.5.8.050.G.
Page 13of 15
5.Increases in residential zoning density of four units or greater on commercial,
employment, or industrial zoned lands (i.e., Residential Overlay), will not negatively impact
the City’s commercial and industrial land supply as required in the Comprehensive Plan,
and will provide 25 percent of the proposed base density asaffordable housingconsistent
with the approval standards set forth in subsection18.5.8.050.G.
6.The total number ofaffordableunits described in18.5.9.020.A, subsections 4 or 5,
above, shall be determined by rounding down fractional answers to the nearest whole unit.
7. A deed restriction, or similar legal instrument, shall be used to guarantee compliance
withaffordablecriteria for a period of not less than60yearsfor units qualified as
affordable rental housing, or 30years for units qualified as affordable for-purchase
housing..18.5.9.020.Asubsections 4 and 5 do not apply to Council initiated actions.
SECTION 6.Severability.The sections, subsections, paragraphs and clauses of this ordinance
are severable. The invalidity of one section, subsection, paragraph, or clause shall not affect the
validity of the remaining sections, subsections, paragraphs and clauses.
SECTION7.Codification. Provisions of this Ordinance shall be incorporated in the City
Comprehensive Plan and the word “ordinance” may be changed to “code”, “article”, “section”,
or another word, and the sections of this Ordinance may be renumbered, or re-lettered, provided
however that any Whereas clauses and boilerplate provisions (i.e. Sections 1, 6-7)need not be
codified.In preparing this ordinance for publication and distribution, the City Recorder shall not
alter the sense, meaning, effect, or substance of the ordinance, but within
such limitations, may:
(a) Renumber sections and parts of sections of the ordinance;
(b) Rearrange sections;
(c) Change reference numbers to agree with renumbered chapters, sections or other parts;
(d) Delete references to repealed sections;
(e) Substitute the proper subsection, section, or chapter numbers;
(f)Change capitalization and spelling for the purpose of uniformity;
(g) Add headings for purposes of grouping like sections together for ease of reference; and
(h) Correct manifest clerical, grammatical, or typographical errors.
The foregoing ordinance was first read by title onlyin accordance with Ashland Municipal Code
§2.04.090on the _____day of ________________, 2020,
and duly PASSED and ADOPTED this _____ day of ________________, 2020.
_______________________________
Melissa Huhtala, City Recorder
SIGNED and APPROVED this day of , 2020.
Page 14of 15
____________________________________
John Stromberg, Mayor
Reviewed as to form:
_________________________
David Lohman, City Attorney
Page 15of 15
Memo
DATE:September 24, 2020
TO:Housingand Human ServicesCommission
FROM:Linda Reid, Housing Program Specialist
RE:Cahoots ProgramUpdate
Commission Chair Rich Rohde has an update regarding the Cahoots Mobile Mental Health Crisis
Program based in Eugene, Oregon.
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
Memo
DATE:September 24, 2020
TO:Housingand Human ServicesCommission
FROM:Linda Reid, Housing Program Specialist
RE:Utility Assistance Update
In March of this year the Housing and Human Services Commission made a recommendation based on
the work of the Utility Ad Hoc Group members: (SVdP-John Englehardt, OHRA-Jackie Bachman,
H&HSCommissionChair-Rich Rohde, City Council Liaison-Dennis Slattery, City Administrator-Kelly
Madding). Due to Covid implementation of these items wasput on hold, as the Utility Department
suspended Utility shut offs. Staff will provide an update of recommended actions which have taken
place.
1.Increase awareness of utility assistance programs to those in need
a)Mailer included with utility bill and city source newsletter showing programs and
income levels associated with each. Make it colorful and easy to read!
b)When client calls Utility office for help in paying their bill, work with them to see if
they are eligible for any assistance programs.
c)When client calls Utility office for help and is not eligible for programs, refer them to
sources of help: OHRA, SVdP, Access, Salvation Army, etc.
d)Get ACCESS involved in signing people up for assistance here in town.
2.Expand awareness of ways citizens can contribute to Assistance Funding
a)Expand Round Upprogram to allow for additional $ contributions
b)Make donation process easy for ongoing contributions as well as one-time donations.
c)Make it clear that the donations are dedicated to Assistance programs
d)Reach out to churches andother NGOs to spread the word about the assistance
programs and donation process
3.Reorganize the utility shut-off door hanger
a)Mention all 3 assistance programs on the door hanger
b)Reorder the list of agencies that can provide help: OHRA, SVdP, Access, Salvation
Army, AFS, JCFC
4.Track signups for assistance programs for historical data analysis and success of efforts
going forward
a) Provide periodic reports to Ashland’s Housing and Human ServiceCommission
in collaboration with OHRA and SVdP on success of recommendations being
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
implemented (ex: # clients on each assistance program, # accounts participating in Round
Up and other donation options, etc.)
5.Analyze the Call-Out process for efficiency, success, and response in collaboration with
OHRA & SVdP to include:
st
a)Comparison with pre-callout success rate (# responding after 1door hanger)
b)Exploration of why the # of door notices and disconnects increased substantially in
2019, concomitant with implementation of Call-Out process
c)Send analysis to city’s H&HS Commission
6.Increase awareness of conservation and energy audit programs
a)Mention energy audit and conservation programs in City Source newsletter
b)Suggest helping agencies inform clients to initiate contact with city regarding energy
assistance/conservationprograms
c)Suggest a meter check if bill seems abnormally high.
7.Consider increasing the financial benchmarks for the 3 assistance programs.
a)Use the financial thresholds from Access as a starting point, but allow for increase as
allowed by city ordinance
b)Consider a higher income threshold for single households, as they bare a
disproportionate share of the fixed costs ($99.25 per bill)
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