HomeMy WebLinkAbout2006-01-09 Housing PACKET
Ashland Housing Commission
Regular Meeting Agenda:
January 9, 2006 6:30 - 8:30pm
Community Development & Engineering Services Building
51 Winburn Way, Ashland OR.
1. (6:30) Approval of Minutes (0 min)
- None provided Î
Minutes from the December regular meeting will be available at the February
regular meeting
2. (6:30) Public Forum (10 min)
- items not on the agenda
3. (6:40) Reports and Updates (10 min)
- Subcommittee Reports
- Education
- Finance (no meeting)
- Land Use (no meeting)
- Liaison Reports
4. (6:50) Other Business from Housing Commission Members (5 min)
- New and miscellaneous commissioner discussion items not on the agenda
5. (6:55) New Business
- Ashland Community Land Trust Î Handyman site proposal
- Presentation (10 min)
- Commission discussion and recommendation (25 min)
6. (7:30) Old Business
- Housing Priorities - full commission discussion (30 min)
- Council Presentation by Housing Commission Î discussion (20 min)
7. (8:20) Commission Coordination (5 min)
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Jackson County Housing Coalition, January 17, 3:00; Lausmann Annex ÎRm 151
Medford (near City Hall)
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Housing Commission Presentation to City Council: January 17, 2006
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Council, Parks, ASD joint study session January 19, 7:00 p.m. in the Council Chambers
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Workforce Housing Summit: Tues. Feb. 21, time 8:00am- 5:00pm
(Medford Red Lion Inn)
Medford Housing Commission: Meets the first Wednesday of every month from 5:30 to 7:00 p.m.
(February 1, 2006). City Hall Council Chambers - 3rd Floor, 411 West 8th St Medford, OR 97501
8. (8:25) February 27, 2005 Meeting Agenda Items (5 min)
9. (8:30) Adjournment
NEW BUSINESS
Ashland Community Land Trust
Handyman Site Proposal;
Presentation and Discussion
Ashland Housing Commission Packet
Jan 09, 2006
Memo
TO: Housing Commission
Title: Ashland Community Land Trust Handyman Site Proposal
Date: January 9, 2005
Submitted By: Brandon Goldman, Housing Program Specialist
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At the regular Housing Commission meeting on December 19, Tom Bradley of the Ashland Community Land
Trust spoke during Public Forum regarding a proposal to redevelop the Handyman site on Ashland Street into a
mixed use non-profit center with transitional housing on the upper stories. Further ACLT was requesting that the
Housing Commission consider this proposal and forward a recommendation to the City Council to support its
development.
The Housing Commission requested that the proposal materials be provided to the commission and that the item
be discussed at the subsequent regular Housing Commission meeting. ACLT shall present the proposal in greater
detail at this meeting and there is opportunity for the Commission to evaluate the merits of the proposal to
forward a recommendation to the Ashland City Council.
Ashland Community Land TrustÓs proposal includes the request that the City of Ashland contribute $650,000
toward the acquisition of the property to accomplish the proposed development. The total development would be
composed of three separate buildings. The primary building is proposed to be approximately 33,500 sq. ft in size
with offices on the first story and residential uses on second and third story. A secondary building to the west of
the primary building is shown on the site-plan at two stories equaling approximately 10,000 sq.ft of floor area.
Cumulatively these two buildings would provide 22,000 square feet of residential floor area (approximately 24
units) according to the ACLT proposal. The third structure (building C) located at the rear of the property has
received planning approval and is to be an 1100 sq.ft. building for use by the Food Bank as a distribution point
and storage facility.
The ACLT proposal indicates the total project costs would be 4.65Million and the potential proceeds from the
office/retail components would approach $150,000. Further this brief financial analysis identifies a gap of
$150,531 to cover the annual debt payments for the construction. As additional revenue the Òre-development
economicsÓ sheet provided by ACLT indicates 24 residential units would generate approximately $522.68 per
month rent each. This multiplies out to $150,531 in annual residential rent proceeds ($522.68 x 24 x 12). It is
important to note that this rough project performa does not account for costs other than debt service, such as
operating costs, taxes, maintenance, vacancy rates and numerous other costs that would be attributable to a
project. Further it appears that the average rent was established at 522.68 in an effort to close the debt service gap
independent of the affordability targets for low income households. Coincidently the $522.68 amount is nearly
identical to the current Fair Market rents established by HUD for the Medford-Ashland area at $523 for a 1
bedroom unit. Given the target households would likely include very low income households (transitional
housing) it is Staffs belief that this estimated rent average may be higher than could be affordable by the intended
beneficiaries. A two person household earning 50% or the area median income ($20,850) could potentially afford
the proposed rent provided utilities were included. Below this income level households would likely be
overburdened were rents to remain at the $523 level for a 1 bedroom unit.
Currently ACLT is seeking the Housing Commissions endorsement of the project as a concept. The specific
details of rents, use of the commercial floor area, financing streams, deed restrictions, and other aspects of the
project could be further refined by ACLT and the City in the event the City Council elects to assist the project
with the funds necessary for acquisition of the property.
Ashland Community Land Trust
550 East Main Street Ashland, OR 97520 541.488.1211 (phone/fax)
Request for Housing Commission Endorsement 19 December 2005
2200 Ashland Street (ÑHandymanÒ) re-development
Overview
The Ashland Community Land Trust (ACLT) board believes that re-developing the Handyman
property into affordable/transitional housing with operating facilities for non-profits serving
Ashland will further City priorities.
As the attached, draft proposal indicates, the site could accommodate over 44,000 sf of
transitional/affordable housing, offices, and food distribution and storage facilities. Local non-
profits that have expressed interest in locating their offices at the re-development include
Pathway Enterprises, ICCA, Access, OnTrack, and Living Opportunities.
Economics
Alan Deboer purchased the property for $525,000 in February of 2004 and recently started
building a 1,100 sf food storage/distribution facility thereon that the Food Bank has agreed to
lease.
As a gesture of good will and support for ACLTÔs mission to increase AshlandÔs affordable
housing inventory, Alan has agreed to sell the property to ACLT for $500,000, plus the cost of
the new Food Bank building and his holding costs. The market value of the property today,
Ñas-is,Ò exceeds $625,000 and will further appreciate upon completion of the Food Bank facility.
ACLT seeks $650,000 from the City of Ashland to purchase the property from Mr. Deboer and
to prepare the re-development plans for Planning and Building Department Approval.
Local retail banks have expressed interest in providing approximately $4.0M in subsidized
construction financing for the re-development if the borrower owns the land.
Organization/Operation
We propose that Ashland purchase the property, grant the title to ACLT, and restrict any
transfer of the deed to parties other than the City. Under a long-term lease, Pathway
Enterprises (http://www.pathway-inc.org) or an equally qualified, resident agency would
operate on the ground floor of the principal structure and manage the facilities and grounds as
directed by ACLT and the Housing Commission.
Cost/Benefit
$650,000 of City funds, leveraged by ACLT effort and coordination and subsidized construction
financing, would hereby procure at least 22,000 sf of affordable/transitional housing, or
approximately 24 units of housing ($30/sf, or $27,083 per 650 sf unit).
Residual income from the ground floor rents could be directed toward acquiring more
affordable housing inventory.
Attached Re-development proposal drawings
2004 pre-Application findings
financial synopsis
ACLT contact is Tom Bradley at 541-621-2136 or tom@bradleyprop.com.
ÑÈa non-profit, community-operated corporation established to preserve the character of our
City by providing affordable housing to low- and moderate-income persons who live and/or
work in AshlandÈÒ
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25 year fully amortizing deb24 units of 650 sf each
14%86%
100%
5.75%
650,000
4,650,000
$ $$ $ $
$
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"Handyman" re-development economics
Property Acquisition/Closing550,000Food Bank Building reimbursement65,000Design/Engineering budget35,000
nnual Debt Service(300,531)
City of Ashland financed:Gross Acquisition CostConstruction Debt4,000,000Gross Facility Redevelopment CosAnnual Ground Floor NNN rents150,000ADebt service gap(150,531)Imputed monthly
rent per unit (before utilities)522.68
The comments of this pre-app are preliminary in nature and subject to change based upon the
submittal of additional or different information. The Planning Commission or City Council are the
final decision making authority of the City, and are not bound by the comments made by the Staff
as part of this pre-application.
ASHLAND PLANNING DEPARTMENTSITE: 2200 Ashland Street
PRE-APPLICATION CONFERENCE APPLICANT: Alan DeBoer
COMMENT SHEETREQUEST: Commercial Site Review
Date: 12.01.04
ZONING:C-1; Commercial
LANDSCAPING REQUIREMENTS: 15% Landscaping Requirement. Site, size, and species specific
landscaping plan required at time of formal application. Include street trees, 1 per 30' of street frontage.
Also include trees in parking area - 1 tree per 7 parking spaces. Avoid using lawn. Provide irrigation
system.
PARKING, ACCESS, AND INTERNAL CIRCULATION: as per the Off-Street Parking chapter 18.92
LOT COVERAGE: 85 percent
SETBACKS:Standard setbacks for the zone -- plus applicable solar standard under 18.70
SIGNS: not applicable
PLANNING STAFF COMMENTS:
1.Determination of Use – The applicant needs to clarify which category of use the proposed living
accommodation fall within. This will allow Staff to determine if the accommodations are a Special
Permitted Use or a Conditional Use within the C-1 zoning District.
18.08.320 Hotel (Conditional Use)
A building in which lodging is provided to guests for compensation and in which no provisions are made
for cooking in the lodging rooms.
18.08.315 Hostel (Conditional Use)
Any establishment having beds rented or kept for rent on a daily basis to travelers for a charge or fee
paid or to be paid for rental or use of facilities and which are operated , managed or maintained under
the sponsorship of a non-profit organization which holds a valid exemption from federal income taxes
under the Internal Revenue Code of 1954, as amended.
18.08.630 Residential, or residential use (Special Permitted)
Any activity, as contrasted with commercial and industrial activities, which involves the peaceful, private
conduct of pursuits related to the living environment.
For the purpose of reviewing this pre-application, Staff has assumed the living accommodations are
considered “Residential Use”. Consequently, residential uses are a “special permitted use” under the
C-1 designation.
2.Off-Street Parking
Tentative proposal does not meet the required amount of off-street parking. The full build out of the
project requires 72 spaces, however, only 51 spaces are shown.
3.Traffic Impact Analysis & Access Management
The applicant is advised to conduct a Traffic Impact Analysis in coordination with the Oregon
Department of Transportation, and City of Ashland Planning and Public Works Staff. This needs to be
completed well before submittal of the land use application so that recommendations can be
incorporated into the design of the project.
A center median is proposed in the vicinity as part of the recent approval of a new ACE
Hardware/Mixed use building directly across the street. City Staff (as probably ODOT Staff as well)
have initial concerns with departing left turning movement from the site, due to sight distance
constraints and conflicts form cars entering and existing the center median. Consequently, access to
the project could be limited to right-in and right-out only.
4.Non-Conforming Site – Off-street parking located between the building and street
The existing parking layout does not conform to current City of Ashland Site Design and Use Standards
for locating parking. This is considered pre-existing, legal non-conforming. However, the final site plan
should attempt to not exacerbate the current situation. In addition, attempts to mitigate the non-
conforming status are required under the following standard:
II-C-1g) Expansions of Existing Sites and
Buildings
1) For sites that do not conform to these requirements, an equal percentage of the site
must be made to comply with these standards as the percentage of building expansion.
(e.g., if building area is to expand by 25%, then 25% of the site must be brought up to the
standards required by this document.)
5.Mixed-Use Requirement
Residential Uses within a C-1 (Commercial Zone) are subject to the following provision:
At least 65% of the total gross floor area of the ground floor, or at least 50% of the total lot area if there are multiple
buildings shall be designated for permitted or special permitted uses, excluding residential.
2. Residential densities shall not exceed 30 dwelling units per acre in the C-1 District, and 60 dwelling units per acre in
the C-1-D District.
6.Detail Site Review Zone and Standards for Large Scale Development
The property is located within the City’s Detail Site Review Zone and the project is greater than 10,000
square feet in size. Consequently, is subject to the City’s Detail Site Review Zone and Large Scale
Development Standards. That project design professional should review these standards and discuss
questions regarding the application of these standards with the Planning Staff.
7.Public Sidewalk Improvements –
Staff and the applicant will need to discuss in greater detail options for bringing up the existing sidewalk
system to City Standards.
Summary:Staff has provided a general summary of the some of the primary issues related to the
proposal. Given the intensification of uses on the site, Staff would suggest additional meetings with the
applicant to carefully examine the evolution of the proposal prior to submitting a land use application.
*************************************************************************************************************************
BUILDING DEPT: See attached comments. Obtain all necessary permits prior to construction. Contact
Mike Broomfield of the Building Division for further information – 552-2073.
CONSERVATION: See attached comments. Contact Larry Giardina of the Conservation Division for further
information – 552-2065.
FIRE DEPARTMENT: See attached comments. Contact Margueritte Hickman of the Fire Department for
further information - 552-2229.
STREETS AND TRANSPORTATION: Contact John Peterson of the Street Division for further information -
488-5313.
WATER AND SEWER SERVICE: Contact Mike Morrison of the Water Quality Division for further
information - 488-5353.
STORM WATER DRAINAGE: Provide drainage plan for all paved areas at time of building permits.
ELECTRIC SERVICE: See attached comments. Contact Scott Johnson of the Electric Department for
further information - 482-3211.
*************************************************************************************************************************
Application Process:
Type II –Public Hearing
Application Materials:
(2) Copies of Plans as required in 18.72.060 for Site Review:
The following submittals shall be required in order to determine the project's compliance with this
Chapter:
A site plan containing the following:
A. Project name.
B. Vicinity map.
C. Scale (the scale shall be at least one (1) inch equals fifty (50) feet or larger.)
D. North arrow.
E. Date.
F. Street names and locations of all existing and proposed streets within or on the boundary of
the proposed development.
G. Lot layout with dimensions for all lot lines.
H. Zoning designations of the proposed development.
I. Zoning designations adjacent to the proposed development.
J. Location and use of all proposed and existing buildings, fences and structures within the
proposed development. Indicate which buildings are to remain and which are to be removed.
K. Location and size of all public utilities in and adjacent to the proposed development with the
locations shown of:
1. Water lines and meter sizes.
2. Sewers, manholes and cleanouts.
3. Storm drainage and catch basins.
4. Opportunity-to-recycle site and solid waste receptacle, including proposed screening.
L. The proposed location of:
1. Connection to the City water system.
2. Connection to the City sewer system.
3. Connection to the City electric utility system.
4. The proposed method of drainage of the site.
M. Location of drainage ways or public utility easements in and adjacent to the proposed
development.
N. Location, size and use of all contemplated and existing public areas within the proposed
development.
O. All fire hydrants proposed to be located near the site and all fire hydrants proposed to be
located within the site.
P. A topographic map of the site at a contour interval of at least five (5) feet.
Q. Location of all parking areas and all parking spaces, ingress and egress on the site, and on-
site circulation.
R. Use designations for all areas not covered by building.
S. Locations of all existing natural features including, but not limited to, any existing trees of a
caliber greater than six inches diameter at breast height, except in forested areas, and any
natural drainage ways or creeks existing on the site, and any outcroppings of rocks, boulders,
etc. Indicate any contemplated modifications to a natural feature.
T. A landscape plan showing the location, type and variety, size and any other pertinent features
of the proposed landscaping and plantings. At time of installation, such plans shall include a
layout of irrigation facilities and ensure the plantings will continue to grow.
U. The elevations and locations of all proposed signs for the development.
V. Exterior elevations of all buildings to be proposed on the site. Such plans shall indicate the
material, color, texture, shape and other design features of the building, including all
mechanical devices. Elevations shall be submitted drawn to scale of one inch equals ten feet
or greater.
W. A written summary showing the following:
1. For commercial and industrial developments:
a. The square footage contained in the area proposed to be developed.
b. The percentage of the lot covered by structures.
c. The percentage of the lot covered by other impervious surfaces.
d. The total number of parking spaces.
e. The total square footage of all landscaped areas.
2. For residential developments:
a. The total square footage in the development.
b. The number of dwelling units in the development (include the units by the number of
bedrooms in each unit, e.g., ten one-bedroom, 25 two-bedroom, etc).
c. Percentage of lot coverage by:
i. Structures.
ii. Streets and roads.
iii. Recreation areas.
iv. Landscaping.
v. Parking areas.
3. For all developments, the following shall also be required: The method and type of
energy proposed to be used for heating, cooling and lighting of the building, and the
approximate annual amount of energy used per each source and the methods used to
make the approximation.
(2) Copies of a Tree Protection Plan as required in 18.61.200.(if applicable)
Tree Protection as required by this section is applicable to any planning action or building permit.
A. Tree Protection Plan Required.
1. A Tree Protection Plan approved by the Staff Advisor shall be required prior to conducting any
development activities including, but not limited to clearing, grading, excavation, or demolition work
on a property or site, which requires a planning action or building permit.
2. In order to obtain approval of a Tree Protection Plan; an applicant shall submit a plan to the
City, which clearly depicts all trees to be preserved and/or removed on the site. The plan must be
drawn to scale and include the following:
a. Location, species, and diameter of each tree on site and within 15 feet of the site;
b. Location of the drip line of each tree;
c. Location of existing and proposed roads, water, sanitary and storm sewer, irrigation, and other
utility lines/facilities and easements;
d. Location of dry wells, drain lines and soakage trenches;
e. Location of proposed and existing structures;
f. Grade change or cut and fill during or after construction;
g. Existing and proposed impervious surfaces;
h. Identification of a contact person and/or arborist who will be responsible for implementing and
maintaining the approved tree protection plan; and
i. Location and type of tree protection measures to be installed per AMC 18.61.230.
3. For development requiring a planning action, the Tree Preservation Plan shall include an
inventory of all trees on site, their health or hazard condition, and recommendations for treatment
for each tree.
(2) copies of written findings addressing the following criteria from Chapter 18.72 for Site Review
Approval:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage, and adequate transportation can and will be
provided to and through the subject property. All improvements in the street right-of-way shall
comply with the Street Standards in Chapter 18.88, Performance Standards Options. (Ord.
2655, 1991; Ord 2836 S6, 1999)
(1)copy of outline plan on 11” x 17" paper stock (too scale)
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NEXT APPLICATION DEADLINE: January 7, 2005
ADMINISTRATIVE HEARING DATE:
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PLANNING COMMISSION MEETING: February 8, 2005
FEE: Commercial Site
Review = $808 + .5% of Project Value Applications accepted on a first come-first served
basis with the first 15 COMPLETE applications
submitted each month processed. Additional
applications will be processed the following
month.
___________________________________________ ___________________________
Bill Molnar, Senior Planner Date
molnarb@ashland.or.us
552-2042
OLD BUSINESS
Carried over from the
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December 19 Regular Meeting
(please reference prior packet materials)
Housing Priorities
Council Presentation
Ashland Housing Commission Packet
Jan 09, 2006