HomeMy WebLinkAbout2007-04-26 Housing PACKET
Ashland Housing Commission
Regular Meeting Agenda:
April 26th, 2007 5:30 Î 7:30pm
Community Development Building
51 Winburn Way
1. (5:30) Approval of Minutes (5 min)
2. (5:35) Public Forum (10 min)
items not on the agenda
3. (5:45) 2007 Community Development Block Grant Action Plan
Public Hearing and review (30 min)
4. (6:15) Housing Trust Fund Development (30 min)
Survey Review
Mission Statement Review and Recommendations
5. (6:45) Reports and Updates (30 min total)
Subcommittee Reports (10 min)
Education
Finance (see item 4)
Land Use (no meeting)
Liaison reports (10 min)
Council; Parks; Schools; Planning; Tripartite
Pre-app review board (none)
Staff update (5 min)
Condominium Conversion, and Tenant Rights Ordinance update
(expected review of revisions on May 24)
Other Business from Housing Commission Members (5 min)
6. (7:15) Future Meeting Agenda Items (10min)
Next Regular Meeting
th
May 24 2007, 5:30-7:30, Community Development Building
Rental Needs Analysis Report ÎSteve Ferrarini Presentation
SOU Planning Issues Class multi-family Housing Inventory
Presentation
Condominium Conversion Land Use Ordinance remand.
7. (7:30) Adjournment
ACTION PLAN: ONE YEAR USE OF FUNDS
Program Year 2007
(July 1, 2007 - June30, 2008)
Prepared for:
The U.S. Department of Housing and Urban Development
By:
The City of Ashland
Department of Community Development
Planning Division
Ashland, Oregon
One Year Use of Funds
Action Plan for CDBG Funds
Program Year 2007
Mission Statement
The following mission statement is taken from the City of AshlandÓs current Strategic
Plan.
H OUSING
The City has a responsibility to ensure that proper amounts of land are set aside to
accommodate the various housing needs in the City, and that its land development
ordinances are broad enough to allow for variation in housing type and density.
E CONOMY
The City seeks to provide opportunities for a variety of economic activities in the City,
while continuing to reaffirm the economic goals of Ashland citizens. Economic
development in Ashland should serve the purpose of maintaining and improving the
local quality of life.
S OCIAL AND H UMAN S ERVICES
To ensure that all people in Ashland live in a safe, strong, and caring community, the
City seeks to enhance the quality of life and promote self-reliance, growth and
development of people. To these ends, the City will strive to provide resources and
services to meet basic human needs.
Strategic Plan
The City of Ashland anticipates an annual allocation of $212,738 in Community
Development Block Grant funds for Program Year 2007 (July1, 2007-June 30-2008) by
the Department of Housing and Urban Development (HUD). Additionally in the coming
program year the City will utilize 13,800 in 2006 carry over funds that were not applied
to a sidewalk project as originally expected. Following the recommendation of the
Housing Commission, the City Council awarded The Rogue Valley Community
Development Corporation (RVCDC) $31,190 of the competitive 2007 CDBG award in
support of an economic development activity. Re remainder of funds is to be applied to
administration of the program (20% of annual award) and an activity that will provide
low-moderate income housing in keeping with the priority goals set forth in the 2005-
2009 Consolidated Plan.
This document, the CDBG Action Plan for Program Year 2007, describes the project(s)
that the City will undertake and the manner in which the project(s) are consistent with
the priorities of the Five-Year Consolidated Plan.
Within this document is a table summarizing the projects to be funded by CDBG dollars
in Program Year 2007 (page 4).
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 2
The Five-Year Consolidated Plan is a planning document required by the U.S.
Department of Housing and Development (HUD) for the receipt of the CityÓs Community
Development Block Grant (CDBG) funding. The purpose of the Consolidated Plan is to
outline a strategy the City will follow in using CDBG funding to achieve the goal of the
CDBG program, Ð to develop viable urban communities by providing decent housing and
a suitable living environment and expanding economic opportunities principally for low-
and moderate-income persons.Ñ In 2004-2005 the City of Ashland completed an update
of the 5-year Consolidated Plan and the 2005-2009 Consolidated Plan was approved in
May of 2005. The award of 15% the 2007 CDBG allocation to RVCDC, and the intention
to apply the remainder of the annual allocation and past carryover to support the
development of affordable housing meets the priority needs identified within the current
Consolidated Plan.
The Community Development Block Grant program allows for numerous activities as
eligible uses of the Federal funding. AshlandÓs local Consolidated Plan focuses the
available funds to activities that address the highest priority need identified, affordable
housing. However, CDBG can be used to fund a variety of activities that benefit low-
moderate income families and individuals. One of these eligible uses, Job training by a
Community Based Development Organization is programs that provide Job skills
training to low and extremely low income use. It is this application that was identified in
the RVCDC proposal and award.
Other common applications include:
Acquisition of real property
Relocation and demolition
Rehabilitation of residential and non-residential structures
Construction of public facilities
Development of neighborhood centers
Public Services
Activities related to energy conservation
Job Creation activities
Additionally, Federal regulations permit up to 15% of the yearly CDBG allocation to be
directed to public services. Such eligible public services include health care services,
substance abuse services, fair-housing counseling, architectural services, homeless
prevention, and many others. The City of Ashland identified such public services in the
2005-2009 Consolidated plan and re-instituted the 15% allocation potential to support
such activities. In 2006 the City of Ashland intends to direct 15% ($31,190) of the 2007
CDBG allocation ($212,738) to an activity that provides job training through the
YouthBuild Program which targets low income youth (16-24 years) and provides both
education toward obtaining GED or college coursework, and they undertake on site
training in the construction field. Many of the youth participants in the program have
experienced homelessness, alcohol or drug dependency.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 3
The table provided below shows the projects awarded CDBG funds in Program Year
2007:
CDBG Funded Projects for Program Year 2006
Project ID Recipient Activity Location CDBG # Households or
Organization Name Funds Persons Assisted
Annually
1 City of Ashland CDBG city wide $42,548 city wide
Administration
(Goal 14)
2 Rogue Valley Youthbuild Economic $31,190 10 individuals
Community Program Development
(Goal 12)
Development Activity Î multiple
Corporation sites (Ashland and
Medford) but
primarily on-site
construction at 795
Park Steet.
3 City of Ashland Land $152,800 3 households
To be Determined
Acquisition
(Goal 1)
Unfinished CDBG Funded Projects from prior Program Years to be cancelled with funds reprogrammed per
the awards above.
2002-2 Rogue Valley RVCDC Ashland city limits $13,800 The applicant submitted a
Community letter declining the award
Public Facility (2001 Siskiyou Blvd)
Development due to added costs
Improvements
Corporation associated with
acceptance of the CDBG
grant (administrative and
Davis Bacon). ACTIVITY
CANCELLED
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 4
Housing Goals
Goal 1: To increase the supply of affordable rental housing for extremely
low-, low- and moderate-income families. Where possible, give
funding priority to those projects that will provide benefits to
residents with the lowest incomes.
Action to meet priority and time-line:
The City of Ashland received no applications for CDBG funds in 2007 to address
the goal of increasing the supply of affordable housing. However as a priority
goal the Ashland Housing Commission and City Council directed that the
unawarded CDBG funds in this program year ($152,800) would be applied to
land acquisition by the City to develop affordable housing. The city will work
with community groups and organizations to identify a project whereby this goal
and objective can be achieved. Once a project is identified the City will amend
the annual Action Plan to receive public comments and explicitly identify the
proposed use and associated funding sources.
It is estimated based on past subsidy amounts that $152,800 can assist the City
and selected housing provider in developing three affordable housing units. It is
anticipated that the CDBG funds would be provided as a grant and used as
leverage/match against other funding sources. Specifically the City of Ashland
has advertised the sale of surplus City property and the City Council has
identified that the proceeds from this sale will be applied to the development of
affordable housing. The location would be determined by agreement of the
affordable housing provided and by the Ashland City Council. Non-profit or for-
profit housing developers, or the city, would be eligible recipients of these funds
for a qualified project.
Program Year 2007 Projected Number of Households to be Assisted: 3
Funding sources for this project include:
$152,800 CDBG
City of Ashland General Funds amount to be determined
Funding Level: $152,800
Target Date for Completion: Land Acquisition to be completed by July 1, 2008.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 5
Accessory Residential Units
Action to meet priority and time-line: The City of Ashland allows small second
units in the single-family residential zones) to increase the supply of affordable
rental units. The Conditional Use Permit Procedure was changed in 1990 to
allow an accessory apartment or cottage (Accessory residential Unit Î ARU
within single family residential zones. This provided valuable affordable housing
units without unreasonable impacts on the neighborhood. A total of 111 units
have been made legal or been newly constructed since 1990. Three new
Accessory Residential units were added between July 1, 2006 and the date this
Action Plan was drafted. The number of ARUs approved has each year has
begun to decrease in the last two years. Where in prior years the number of new
ARUs created annually was between 8 and 10 units. Recent averages for new
ARUÓs are at 4 units per year.
Projected number of ARU to be approved in FY2007: 4
Funding sources for this project include: City of Ashland general funds utilized for
staff support.
Probable Funding Level: N/A
Target Date for Completion: Ongoing
Goal 2: To increase the homeownership opportunities for extremely low-,
low- and moderate-income households. Where possible, give funding
priority to those projects that will provide benefits to residents with the
lowest incomes.
Action to meet priority and time-line:
The development of affordable housing ownership opportunities for low and
extremely low income households is a high priority for the City of Ashland. As
mentioned under Goal 1 the City is in the process of selling City surplus property
which is expected to generate approximately 1.2 million dollars to be applied to
the goal of addressing AshlandÓs Housing needs. A portion of these proceeds
will be applied toward the purchase of a small area (.32 acres) of a 2 acre
property recently acquired by the Ashland Parks Department on upper Clay
Street to be used as a neighborhood park. The City estimates that trough
transfer of residential density from the designated park land, to the area to be
acquired for housing, the .32 acres can be developed as five individual units of
ownership (attached townhomes). The City conceptually envisions that the five
unit development could be a mixed income project in which a minimum of three
units would be ownership units targeted to households earning less than 80% the
area median income and the remaining two units could be targeted as workforce
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 6
housing units to households earning less than 120% the area median income.
The precise income mix of the project will be coordinated with the affordable
housing partner selected to undertake the project.
Funding sources for this project include:
No CDBG funds will be applied to this project.
The City of Ashland's general fund will absorb the entire cost of the land
acquisition of $125,000
A project Performa has not been developed to delineate all project costs and
anticipated funding sources.
Projected Number Households to be Assisted:
3 households at less than 80%AMI
2 households at less than 120%AMI
Probable Funding Level:
$125,000 City of Ashland
Other costs and sources to be determined
Target Date for Completion: Acquisition to be completed with City of Ashland
General Funds by Sept 30, 2007
Density Bonus and Deferred SDCs for Affordable Housing
Action to meet priority and time-line:
The City currently provides a density bonus to developers who construct
affordable rental and ownership units to provide an incentive based strategy to
encourage the additional units. The City also waives the system development
charges, the Engineering Services fees, and the Community Development for
affordable rental and single family homes targeted at households earning less
than 80%AMI. The waived system development charges become a "sleeping
second" mortgage and deed restrict the property to be affordable for a minimum
of 30 years. At the conclusion of the period of affordability the obligation is
considered satisfied without payment. The maximum rent limit for covered units
is set by reference to the State of Oregon HOME program for households
earning 60% of the Area Median Income. In the provision of for-purchase
housing participants can earn up to 80% of area median income (AMI), although
in some cases developers will target households at the 60% AMI level per land
use regulatory incentives (zone change or annexation). In 2006 the Housing
Commission and City Council completed significant revisions to the SDC deferral
program restructuring the affordability targets, maximum rents, and maximum
purchase prices as outlined above. Over the course of 2007 the City anticipates
these changes will ensure the City funds dedicated to this program are more
appropriately allocated to projects serving low-moderate income households.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 7
The program of System Development, Engineering, and Community
Development Fee waivers is ongoing.
The 25% Density Bonus provision of affordable housing is ongoing.
Funding sources for this project include: The City of Ashland's general fund
absorbs the entire cost of systems development charges (SDCs) for affordable
housing, and forgoes the collection of Engineering Services and Community
Development Fees for select projects. No CDBG funds are allocated toward this
program.
Projected Number Households to be Assisted in FY 2007: 16 new households.
The 16 units expected to benefit from the SDC or Engineering Service Fee
waiver includes six units required to be affordable per an annexation request that
was approved in 2003. Also included in the 16 anticipated units is the RVCDC
project to develop 6 new affordable units (SelfHelp PhaseII) during the coming
program year. Additionally the Ashland Community Land Trust is expected to
begin two projects for a total of four units that would take advantage of the SDC
and Fee waiver program ..
Probable Funding Level: Approximately $120,000 in waived System
Development Charges, Engineering Services fees, and Community
Development Fees Î City General Fund ($7500 per unit).
No CDBG funds will be applied to this project.
Target Date for Completion: Ongoing
Housing Commission
Action to meet priority and time-line: The Housing Commission was established
in 1995 to monitor the accomplishments of the City's housing program, to make
recommendations to the City Council on housing policy, and to serve as an
advocate for affordable housing in the City's political process. The Housing
Commission will also oversee specific affordable housing projects undertaken by
the City in partnership with private groups. Additionally, the City of AshlandÓs
2005-2009 Consolidated Plan establishes the Housing Commission as a public
review body to hold public hearings and provide recommendations to the City
Council, for awarding CDBG funds. Further the 2005-2009 Consolidated Plan
charges the Housing Commission with review and approval of the annual Action
Plan for use of CDBG funds.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 8
Funding sources for this project include: Federal CDBG and City of Ashland
general funds utilized for staff support. (see Goal 14 for a description of CDBG funds
used for Staff support).
Target Date for Completion: Ongoing
Technical Assistance
Action to meet priority and time-line: The City will provide technical assistance to
nonprofit organizations whose mission includes providing affordable housing.
This technical assistance will include educating agencies on Community
Development Block Grant requirements, anti-discrimination and fair housing,
relocation and displacement policies, and provide referral services to appropriate
local, state, or federal agencies as needed. Further staff will provide agencies, or
individuals, with information on the City's affordable housing program including
deferred systems development charges and density bonuses. The City of
Ashland will provide technical assistance through the Planning Division as
requested and will support applications consistent with the Consolidated Plan.
Funding sources for this project include: Federal CDBG and City of Ashland
general funds utilized for staff support. (see Goal 14 for a description of CDBG funds used
for Staff support).
Target Date for Completion: Ongoing
Goal 3: To maintain the existing affordable housing supply. Where
possible, give funding priority to those projects that will provide
benefits to residents with the lowest incomes. Also, give funding
priority to those programs which retain the units as affordable in
perpetuity, or recapture the rehabilitation costs for further use in
Ashland.
The City does not plan to use CDBG funds made available for this activity during
Program year 2007 .
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 9
Homeless Goals
Goal 4: Encourage the development of emergency and transitional
housing for homeless families with children and/or individuals.
Action to meet priority and time-line
rd
The City Council on April 3 2007 approved a resolution setting forth policies and
conditions under which Ashland will provide emergency housing for homeless
and other individuals during sever weather conditions. In the event of the need
for an emergency shelter during extreme weather, the use of Pioneer Hall or
other available city-owned buildings may be used. The temporary shelter will be
staffed by volunteers from nonprofit organizations or other organizations in the
business of providing for the needs of persons.
Ashland experiences Ðextreme weatherÑ conditions primarily during the winter
months where temperatures can drop below 20degrees, and exposure to the
elements can be hazardous to persons without adequate shelter. Most recently
th
on April 18, 2007 due to an unseasonable snow storm Pioneer Hall was opened
as emergency shelter and 6 homeless individuals were able to remain indoors
overnight.
The provision of such emergency housing in City buildings is a new activity for
the City and is effective immediately and will be an ongoing policy.
Funding sources for this project include: The City of Ashland's general fund
absorbs the cost of marinating the facilities and making them available to
individuals in need of emergency housing during extreme weather conditions.
Support in the form of volunteers from non-profit organizations also contributes to
this endeavor.
The City does not plan to use CDBG funds made available for this activity during
Program year 2007 .
Target Date for Completion: Ongoing
Target Date for Completion
City Social Service Grant covers a two year period beginning July 1 , 2007.
Technical Assistance
Action to meet priority and time-line: The City will provide technical assistance to
nonprofit organizations whose mission includes providing emergency housing,
and support services for homeless prevention. Further the City remains an active
and supportive member of the Jackson County Continuum of Care ConsortiumÓs
Homeless Task Force.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 10
Jackson County is coordinating the development of a 10 year plan to eliminate
homelessness and the City of Ashland will work with the County, and the
Continuum of Care ConsortiumÓs Homeless Task Force to implement that plan.
The City of Ashland will provide technical assistance through the Planning
Division and the Housing Program Specialist position as requested and will
support applications consistent with the Consolidated Plan
Funding sources for this project include: Federal CDBG and City of Ashland
general funds utilized for general staff support. No specific CDBG award for
technical assistance funds was made during program year 2007.
Target Date for Completion: Ongoing
Goal 5: Support services for homelessness prevention and transition.
Where possible, give funding priority to services that are part of a
comprehensive approach that improves the living conditions of
clients. Safety net services, or services that meet basic needs
shall only be funded with CDBG dollars if it can be demonstrated
that clients receiving those benefits are part of a program that will
eventually help them obtain self-sufficiency.
Action to meet priority and time-line
The Interfaith Care Community of Ashland (ICCA) was tentatively awarded
$13,600 through the CityÓs Social Service Grant process to provide client
services to homeless individuals including those with mental illness and drug
dependencies.
Funding sources for this project include:
The City of Ashland's general fund
The City does not plan to use CDBG funds made available for this activity during
Program year 2007 .
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 11
Special Populations Goals
Goal 6: To support housing and supportive services for people with
special needs. People with special needs include the elderly, the
frail elderly, persons with developmental disabilities, persons
with physical disabilities, persons with severe mental illness,
persons with alcohol or other drug dependencies and persons
with HIV/AID or related illnesses.
The City will continue to support the development of housing and supportive
services for individual with special needs. The City allocates over $100,000 every
other year in ÐSocial Service GrantsÑ out of the CityÓs General Fund. A total of
$119,000 has been tentatively awarded for the FY2008-2010 two year period.
These awards as recommended by the City Social Service Grant budget
subcommittee are to be reviewed and approved by the full Budget Committee in
June of 2007 as part of the CityÓs annual budget approval process. It is important
to note that the cumulative award recommendation amounts total the precise
amount of City General funds available for these grants ($119,000) whereas
$193,398 was requested by applicants. A number of these grant allocations (full
table below) specifically address supportive services for people with special
needs.
The Community Health Center has been tentatively awarded $32,000 to provide
health care services to extremely low and low income residents with unmet
medical needs.
The Interfaith Care Community of Ashland (ICCA) was tentatively awarded
$13,600 to provide client services to homeless individuals including those with
mental illness and drug dependencies (see goal 5).
Community Works was tentatively awarded a total $32,206 to provide services
including rape crisis counseling as well as temporary shelter for victims of
domestic violence.
A grant of $3000 has been recommended to OnTrack Inc. to assist in the
operating expenses for their drug abuse treatment programs and $1030 has
been recommended to assist Southern Oregon Drug Awareness in their efforts to
reduce drug dependency.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 12
Social Service Grant Applicants FY 2008-2010
Tentatively
approved
Organization allocation
Community Health Center 32,000
Southern Oregon Drug Awareness 1,030
Children's Dental Clinic 3,104
Planned Parenthood 2,060
Ontrack 3,000
Community Works-Dunn House 15,000
Community Works-Sexual Assault Victims Services 2,575
Community Works-Parent Education 1,442
Community Works-Helpline 7,210
Community Works-Street Outreach 5,979
Help Now! 1,100
WinterSpring Center for Living with Loss & Grief 1,000
Southern Oregon Child Study and Treatment Center 2,900
Center for Non Profit Legal Services 6000
Children's Advocacy Center 2,700
RV Manor- Foster Grandparent 1,200
RV Manor- Retired Senior Volunteer Program 1500
Mediation Works 2,200
Access Inc 5,500
Jackson County Sexual Assault Response Team 2350
Interfaith Care Community 13,600
Jackson County Court Appointed Special Advocates 2,500
Trinity Respite Care 1,700
Southern Oregon Adolescent Study and Treatment Center 1,350
Funding sources for this project include:
$119,000 City of Ashland's general fund
The City does not plan to use CDBG funds made available for this activity during
Program year 2007 .
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 13
Community Development Goals
Goal 7: To provide safe and convenient access to alternative
transportation routes in extremely low-, low- and moderate-
income neighborhoods.
The City has made a commitment to sidewalk improvements in moderate- and
low-income neighborhoods and in past years had allocated ten percent of the
total CDBG funding for sidewalk improvement and new construction. In an effort
to utilize the limited CDBG funds more effectively to address AshlandÓs highest
priority needs (provision of affordable housing), the use of CDBG to fund
sidewalk improvements has been eliminated except in cases where the sidewalk
is part of an affordable housing development. The City has no such proposals for
the 2007 CDBG Program Year
Funding sources for this project include: The City does not plan to use CDBG
funds made available for this activity during Program year 2007.
Goal 8: To make city facilities easier and safer to use for people with
disabilities.
The City committed to providing accessibility improvements to City-owned
buildings through an agreement with the Department of Justice (DOJ) to improve
access to City facilities. The City has completed all improvements outlined in the
Department of Justice Agreement to be compliant with the Americans with
Disabilities Act and received an acknowledgement of compliance in FY 2006
from the DOJ, thereby ensuring those identified City facilities are accessible to
people with disabilities.
As new facilities are designed and developed the City, or new standards for
accessibility are established, Ashland will ensure that the accessibility needs of
AshlandÓs residents are addressed.
Funding sources for this project include: No CDBG funds are currently allocated
to this use, the City General Fund is the source for accessibility improvements to
City facilities.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 14
Other Goals
Fair Housing
Goal 9: To affirmatively further fair housing.
Action to meet priority and time-line: Fair Housing Council of Oregon
The Fair Housing Council of Oregon has been an invaluable partner to the City of
Ashland in affirmatively furthering fair housing. During the coming fiscal year
(2007) the City of Ashland aims to support FHCO in its outreach and education
activities by assisting in the production of additional (quarterly) forums on Fair
Housing within our region. FHCO, the City of Ashland, and City of Medford will
sponsor of a series of trainings specifically targeted to groups impacted by the
Fair Housing Act. The first of these trainging targeted to tenants and housing
advocates is scheduled to be a live public television show that is simultaneously
webcast across the State of Oregon from the Ashland City Council Chambers on
rd
May 23, 2007. During the 2007 program year in October 2007 another set of
shows is tentatively scheduled to address the real estate and building industries.
In combination trainings are intended to educate, realtors, property
managers/landlords, lenders, architects, builders, planning officials, tenants and
tenants advocates groups about the protections afforded under the law and
practices to eliminate discrimination in housing.
The City will again work with the Fair Housing Council of Oregon as outlined
above to conduct trainings in Ashland during the 2007Program Year.
Funding sources for these projects include: City of Ashland general funds and
CDBG funds (Planning and Administration allocation) will be utilized for staff
support. However no specific CDBG allocation will be used for the proposed
activities.
Action to meet priority and time-line: Legal Services
The City of Ashland provided the Center for NonProfit Legal Services a general
fund grant in the amount of $6000 explicitly to provide legal assistance for low
income Ashland households facing housing discrimination or harassment. Low-
income Ashland households facing housing discrimination will be able to obtain
legal services through the Center for NonProfit Legal Services that may not
otherwise be in a position to pursue legal action.
The award to support the Center for NonProfit Legal Services extended across
the two year cycle from July 1, 2007- June 30, 2009
Funding sources for these projects include: City of Ashland general funds
support this activity. No CDBG funds will be used for this proposed activity.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 15
Action to meet priority and time-line: Fair Housing Analysis of Impediments
An Analysis of Impediments (AI) is a review of impediments or barriers that affect
the rights of fair housing choice. It covers public and private policies, practices,
and procedures affecting housing choice.
Impediments to fair housing choice are defined as: any actions, omissions, or
decisions that restrict, or have the effect of restricting, the availability of housing
choices, based on race, color, religion, sex, disability, familial status, or national
origin.
The AI serves as the basis for fair housing planning and provide essential
information city of Ashland as well as local housing providers, lenders, and
housing advocates. The existing City of Ashland Analysis of Impediments (AI)
has not been updated since 1996. The City will undertake an update to the AI
through the use of Consultant services during the 2007 CDBG program Year
Complete update of the Analysis of Impediments (AI) to Fair Housing in the 2007
CDBG Program Year.
Funding sources for these projects include: CDBG funds (Planning and
Administration allocation) will be utilized to contract with a consultant to complete
an AI. Estimated cost $10,000 in CDBG Planning and Administration costs.
Lead-Based Paint
Goal 10: Assure activities assisted by the City are conducted in
compliance with state and federal laws that apply to lead-based
paint hazards, and the information distributed about lead-based
paint is in compliance with current state and federal laws.
Outside of Staff time, the City does not plan to use CDBG funds made
available for this activity during FY 2007. The City will ensure that lead
testing and clearance is completed on any federally funded project
involving a structure built prior to 1979.
Goal 11: To reduce the number of people living in poverty in the City of
Ashland.
Outside of Staff time, and the activities listed under Goals 1, 2, 5, 6 and
12 , the City does not plan to use CDBG funds made available for a
specific activity for Goal 11 during FY 2007.
Within the section on Anti Poverty Strategies is a synopsis of the strategies and activities
undertaken by the City of Ashland to address poverty.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 16
Goal 12: Promote and support activities in the community that improve or
provide access to economic opportunities for extremely low- and low-
income residents of Ashland.
Action to meet priority and time-line: RVCDC YouthBuild Program
An award of $31,190 in CDBG funds was provided to the Rogue Valley Community
Development Corporation (RVCDC) in support of the YouthBuild program. The
YouthBuild Program provides education and counseling to low-income and at-risk youth
while simultaneously having their job skills training contribute to the development of
affordable housing. Specifically RVCDC expects to utilize the YouthBuild crew to assist
in the development of 6 affordable homes through the Self-Help Program at 795 Park
Street. The development of these units was previously supported by a contribution of
$271,000 in CDBG funding from the City of Ashland, and the development has received
all applicable Planning approvals to proceed.
In further support of this activity the City of Ashland has awarded $2500 to RVCDC from
the CityÓs General Fund in support of Economic Development opportunities.
As a qualified Community Based Development Organization(CBDO) RVCDC proposes
to as proposed could qualify as a public service activity qualifying under 24 CFR
570.204(b)(2)(i) which as "any service provided by a CBDO that is specifically designed
to increase economic opportunities through job-training and placement and other
employment support services".
Funding sources for this project include:
$31,190 CDBG funds
$2,500 City of Ashland Economic Development Grant
$16,292 secured grants from local banks
$4,348 RVCDC contribution
$24,000 in Foundation Grants (unsecured to date)
Target Date for Completion: CDBG Program Year 2007
Action to meet priority and time-line: City of Ashland Living Wage
During FY2001-2002 the City of Ashland enacted Living Wage Ordinance which
requires that recipients of City of Ashland grants, or service contracts provide
their employees, working on the City funded project, with a Living Wage ( 2006
minimum is $11.76 per hour- to be increased by the Consumer Price Index
annually). The Living wage ordinance has been in effect and will continue to
provide the benefits of a higher wage scale for all people working to provide the
City with services, or working on City funded projects.
Funding sources for this project include:
None
No CDBG Funds are used in support of this activity
Target Date for Completion: ongoing
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 17
Barriers to Affordable Housing
Goal 13: Remain aware of the barriers to affordable housing in Ashland,
and where it is within the CityÓs ability, take steps to overcome
such barriers.
2007 Activities:
To increase awareness regarding affordable housing the City of Ashland È.
Tenant Rights
Condo-conversion Land Use ordinance development
Education and Outreach
The Housing Commission will continue to implement the actions outlined in the
adopted Affordable Housing Action Plan.
http://www.ashland.or.us/Page.asp?NavID=1350
Specifically the development of a Housing Trust Fund, and identification of
funding methods to support the Trust Fund is a primary goal of the City for the
2007 fiscal year..
The City of Ashland Housing Commission and Planning Commission have also
initiated examination of the annexation ordinance to determine what
modifications could be used to further promote the development and retention of
affordable housing. Proposed revisions to the land use ordinance to meet this
goal will be drafted in the coming program year and forwarded to the City
Council for consideration and adoption.
Funding sources for this project include Administrative CDBG funds will be used
in support of specific activities that address the development of affordable
housing units funded in whole or in part with CDBG awards.
The City General Fund will provide funding for addressing the Council goals of
establishing a Housing Trust Fund. Further the Land Use modifications that will
proposed to assist in the removal of barriers to affordable housing will be
undertaken utilizing Staff funded through the City General Fund.
Goal 14: To provide institutional structure and intergovernmental
cooperation.
Action to meet priority and time-line: City of Ashland Staff will continue to provide
staff support to the City of Ashland Housing Commission (see Goal 2). The City
of Ashland employs a Housing Program Specialist, which will help provide
institutional structure as well as examine and implement opportunities for
intergovernmental cooperation.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 18
The City will also continue to be an active participant Southern Oregon
Workforce Housing Group comprised of the Rogue Valley Council of
Governments, Cities of Grants Pass, Medford, Talent and Ashland, and various
housing providers and representatives of local banks and realtor associations.
Additionally the Housing Program Specialist sits on the Board of the Southern
Oregon Housing Resource Center to assist in regional coordination of their
efforts. Ashland will continue to work with the Jackson County Housing Coalition,
and the Jackson County Continuum of Care Homeless Task force to address
affordable housing and homeless issues on a regional level.
Funding sources for this project include: $42,548 in Federal CDBG funds (20% of
the anticipated yearly allocation) have been directed toward Administration of the
CDBG Program. Administration of the CDBG program includes staff support of
programs and projects that further the goals outlined in the Consolidated Plan,
provision of technical assistance, and the monitoring of the activities of sub-
recipients. Further, upon selection of a consultant for conducting an Analysis of
Impediments as outlined under goal 9, approximately $10,000 of the Planninf and
administration funds will be used for this activity.
City of Ashland general funds are also utilized to contribute toward CDBG
program administration as well as staff support of non-profit organizations and
intergovernmental cooperation.
Target Date for Completion: Ongoing
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 19
Summary of Specific Annual Objectives
Outcome/Objective
Specific Projects Year to be Expected Actual
Performance Indicators Percent
Obj. # (CDBG Funded) completed NumberNumber
Specific Annual Objectives
DH-2 Affordability of Decent Housing
Address the need for Project scope to be 2007
DH-2.1 3
Number of new
affordable housing by determined in an
housing units
development of new amended Action Plan
affordable to, and
ownership housing once property for
occupied by, lower
acquisition is
income households.
identified.
EO-1 Economic Opportunity
EO-1.1 Support organizations that Job Skills Training Number of individuals 2006
10
provide job training and through the RVCDC earning less than 60%
access to employment for and the YouthBuild median family income
extremely low- and low-Program to improve that complete the Job
income persons, homeless the availability. And training Program
persons and persons with accessibility of jobs for
special needs low-income residents
Outcome measures - In addition to the table above, included in this submission is
Table Ò3CÓ (OMB 2506-0117) for each of the activities receiving CDBG funds for the
2007 program year and for those remaining open as indicated in the summary of specific
annual objectives above. Within the 3C tables the City has indicated the Objective and
Outcome categories and incorporated the identification of the CPD outcome statement
as an Objective number.
Allocation priorities Î The City of Ashland is a small entitlement community with limited
resources to apply to CDBG funded activities. As the City of Ashland primarily uses
CDBG funds to assist projects that seek to create or retain affordable housing. These
priorities are noted as the Housing Goals 1-3 in the CityÓs 2005-2009 Consolidated Plan.
In the 2007 program year the City of Ashland only received one application for CDBG
funding, and this application was for a Economic Development Activity. Although the
use of CDBG funds for such an activity was not a high priority, the 2005-2009
Consolidated plan indicates it is a level ÒBÓ priority meaning we may use CDBG funds to
support such activities:
Goal 12: Promote and support activities in the community that improve or provide access
to economic opportunities for extremely low- and low-income residents of Ashland.
12.1 Support organizations that provide job training and access to employment for
extremely low- and low-income persons, homeless persons and persons with special
needs (B).
12.2 Support programs that assist individuals living at or below the poverty level in
building financial assets. (B)
12.3 Support affordable and flexible childcare services for extremely low-, low- and
moderate-income Ashland residents.(C)
.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 20
The City of Ashland still intends to pursue the acquisition of property with the use of
CDBG funds in 2007-2008 as indicated under Goal 1. Within Ashland the affordable
housing projects funded are opportunistic based on market availability of property. The
City aims to utilize CDBG funds to benefit the greatest number of households as
opposed to a direct application of funds to a particular neighborhood as part of a
revitalization strategy. With a limited number of applications received for CDBG funds
the City has not had to further delineate a spending priority based on location as a
selection criteria in evaluation of proposals. However, as land values are slightly lower in
designated low-moderate income census block groups the City is often in the position of
making awards to acquire property or rehabilitate housing in such neighborhoods. In
2007 the City will utilize $152,800 in CDBG funds to assist a community development
partner in purchasing a yet to be identified property to support a minimum of 3 low
income housing units.
In 2005 the City of Ashland adopted the 2005-2009 Consolidated Plan and in doing so
re-established a 15% allocation for social services per the CDBG eligible activities.
Further the 2005-2009 Consolidated Plan established the goal (4) of providing support
services for homeless prevention and transition. The goal further states that services
that are part of a comprehensive approach to improve the living conditions of clients are
a priorityThe City received no such proposals in 2007 to address this goal.
Affordable housing Î During the 2007 CDBG Program Year the City of Ashland
expects a number of affordable housing projects to be completed. Through the activities
of the Ashland Community Land Trust to construct four new units, two on Garfield Street
which are underway and two on Bridge Street. RVCDC completed 9 units of a two
phase 15 unit development ion 2006, and will complete the remaining 6 units in the 2007
program year. These 15 units were possible through assistance from the USDA Self
Help Program
Non CDBG funded affordable housing projects in Ashland to be completed and occupied
by low income households are being created by the private sector in response to City
incentives and regulations. To this end the City added eight new low income units will in
the Barclay Square Subdivision in 2006, two new affordable units to in the Fordyce CO-
Housing Community, and three affordable units will be required through the conversion
of apartments to condominiums on Glendale Street.
In 2007 AshlandÓs land use requirement for a set aside of affordability in condo
conversions, annexations, and zone changes will add additional affordable housing units
to AshlandÓs Inventory. In the final months of the 2006 program year 17 such units
(targeted to 60%AMI) were approved as part of an annexation proposal, and 15
additional affordable units have been approved through the condominium conversion
process (targeted to 80%AMI). Four new affordable units will be provided in a mixed use
development on Ashland Street, and two new to affordable units will be provided through
a townhome conversion on North Main Street.
Cumulatively a total of 38 affordable housing units will be provided by the private sector
in projects already approved by the City which are expected to be completed in in 2007.
Therefore combining the CDBG funded projects and the privately funded projects the
City anticipates a 41 unit increase in our affordable housing stock in 2007. Lastly the
City is in the process of selling surplus property for the acquisition of property in support
of affordable housing. One area as a portion of a property acquired as a neighborhood
park has already been identified which will accommodate 5 new units (expected 3 low-
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 21
income, 2 workforce at 120%AMI). The proceeds of the sale of the surplus property is
expected to be 1.2million which assist in the development of a minimum of 24 affordable
units given past subsidy amounts.
As the private development market, and land availability is not within the CityÓs control
our established goal for the explicit use of the CDBG program funds remains the
production of 3 new units.
Public housing Î The City of Ashland does not own or operate any public housing
within the City. Additionally, the Housing Authority of Jackson County which serves the
Ashland area in this regard and has no proposed projects within our City limits for the
2007 CDBG program Year.
Chronic homelessness -- In the 2006 Program year the City awarded ICC $32,000 to
provide staffing to assist homeless individuals obtain improved access to transitional
housing. ICC estimates this position will serve up to 600 people per year to assist the
individuals in obtaining self sufficiency through referrals to job skills training, drug
treatment, monetary education, and any other activities necessary to increase the
individuals life skills to leave chronic homelessness and succeed in transitional housing.
In July of 2006 the City also sent a representative to the Oregon Leadership Summit on
Ending Chronic Homelessness which is working with the United States Interagency
Council on Homelessness in order to comprehensively address homelessness. Jackson
County currently does not have a 10year Plan to address homelessness in this way as
do other regional jurisdictions. Ashland will aim to encourage other jurisdictions in the
southern region to engage in the planning process as is being done elsewhere in the
State of Oregon. Ashland will continue to work with the Jackson County Continuum of
Care Consortium to address the needs of the homeless on a regional scale.
Low/Mod Benefit Î The City of Ashland uses 100% of our competitive CDBG grants to
benefit extremely low, low- and moderate income households. In the 2007 program year
all CDBG funded activities 100% of the intended beneficiaries are to be qualified as
extremely-low or low-income.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 22
Anti-Poverty
The activities listed below are completed or ongoing activities, whereas new
activities to be undertaken during Fiscal Year 2007 are outlined as activities
within the goals above.
The Housing and Community Development Act of 1992 requires
communities to include in their Consolidated Plan a description of an anti-
poverty strategy. This strategy takes into consideration factors over which
the City has control. The City of Ashland has limited resources for
addressing the issues involved in reducing poverty and improving the self-
sufficiency of low-income residents. Affordable housing is one of the
factors directly related to poverty that the City of Ashland does have some
ability to influence, and the related goals are covered in the Housing Goals
section. In addition, the City supports housing, social service, and
economic development programs targeted at the continuum of care needs
of the homeless.
The goals related to housing and support services are addressed in the
Homeless Goals section.
In another effort to address poverty within Ashland, during 2001-2002 the
City of Ashland passed a Living Wage Ordinance. This ordinance requires
that employees of the City, or employers receiving financial assistance or
business from the City in excess of $15,345 must pay a minimum of
$11.76 per hour (adjusted annually) to employees engaged in work related
to the City project or service contract (see Goal 12).
The City of Ashland operates a variety of funding and other assistance
programs which, together, strategically address the goals of reducing
poverty and improving the self-sufficiency of low-income residents. The
activities undertaken in conjunction with this anti-poverty strategy can be
separated into two primary areas of effort: human services programs
targeted at the continuum of care needs; and affordable housing
programs. The City of Ashland has limited influence on many of the
factors that affect opportunities for workers to earn a living wage. For
instance, the city does not directly affect wages provided by employers not
engaged in business with the City, nor does the City have influence over
income assistance such as Social Security or Aid to Families with
Dependent Children.
In the 2007 Program Year the City will apply $31,190 in CDBG funds and
$2500 in City of Ashland General Funds in support of the RVCDC
Youthbuild program as noted under Goal 12. This program helps
extremely low income youth (between 16 and 24) gain the skills necessary
to receive job placement in the construction industry upon completion of
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 23
the program. In 2006 RVCDCs program successfully placed 100% of the
individuals who completed the program in construction jobs.
The City of Ashland provides funding to agencies that address the needs
of low income and homeless residents through a Social Service Grant
program. The goal of this program is to improve living conditions and self
sufficiency for residents by meeting such basic needs as food, shelter,
clothing, counseling and basic health care. The goal is carried out by
providing funds in excess of $100,000 every other year to various area
agencies whose focus meets one or more of these targeted needs.
The Social Service Grant program is funded entirely with general fund
dollars from the City of Ashland budget. The award process is
coordinated through the United Way of Jackson County. Local agencies
and organizations providing continuum of care activities in the Rogue
Valley coordinate their applications through a Community Services
Consortium. The coordination of services and related funding requests
through the consortium attempts to insure that the broad range of needs is
met without overlap or duplication of service (See Goals 4,5,&6). .
The second element of the CityÓs anti-poverty strategy targets the
development and retention of affordable housing. The City of Ashland has
made a serious effort to address the issues of housing affordability.
An Affordable Housing Committee was formed in 1990 and reconvened in
1994 to search for ways to provide economical housing in Ashland. In
1995 a formal Housing Commission was formed. The Housing
Commission has endeavored to create policies that will allow additional
housing opportunities for low- and moderate- income Ashland households.
The following programs/projects have been developed in an effort to
create and retain affordable housing units in Ashland.
.
Ashland Community Land Trust Î The City of Ashland worked to
assist in the establishment of the Ashland Community Land Trust (ACLT).
The purpose of the land trust is to create and sustain long-term affordable
housing in the city limits of Ashland for low- and moderate-income
families. The land trust acquires and holds land, while the improvements
are sold to the low-income residents. ACLT is a non-profit organization,
and is directed by a board including representatives from social service
agencies, the Ashland Housing Commission, participants in the trust, City
Staff, local developers and local realtors.
Accessory Apartments - The Conditional Use Permit Procedure
was changed in 1990 to allow an accessory apartment or cottage within
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 24
single family residential zones. This provided valuable affordable housing
units without unreasonable impacts on the neighborhood. A total of 108
units have been made legal or been newly constructed since 1990, with
five approved in FY2005. In addition to the small scale of these units
making them more affordable than larger apartments or homes, the City
required one of the newly legalized units to be affordable to households
earning less than 80% AMI for a period of 20 years through a deed
restriction imposed as a condition of the planning approval.
Incentives for Affordable Housing - Higher densities of
residential development are allowed when affordable housing is
guaranteed. All density bonuses (for energy efficiency, landscaping, etc.)
were limited to 60%. For every percent of units that are affordable, an
equivalent percentage of density bonus shall be allowed. A maximum
bonus of 35% is granted for providing affordable housing. In 1980,
Ashland increased development densities in order to encourage the
building of more affordable homes. What occurred, however, was that
expensive homes were built on smaller lots. Modification of densities in
single-family zones were reduced from that level back to the 8,000 to
10,000 square foot lot size and in multi-family zones to 13.5 or 20 dwelling
units per acre.
Deferred System Development Charges for Homes
Constructed under the Affordable Housing Program - This provision of
the affordable housing program works in conjunction with the affordable
housing density bonus. To increase the affordability of newly constructed
homes or rentals the City waives the system development charges which
can be between $8,000 and $11,000 for a three bedroom two-bath unit.
Additionally other Community Development Fees, and Engineering
Services fees are exempted for affordable housing. Through these
programs the City is expected to provide $120,000 in uncollected revenue
in support of affordable housing in 2007-2008. Units within this program
must be sold to households earning 80%AMI or rented to households
earning 60%AMI. These units are required to remain affordable for 30
years.
Manufactured Housing - Manufactured housing can involve
significantly lower costs than conventional housing. Ashland adopted
standards and overlay zone that complied with state law and permitted
manufactured homes on individual lots in areas outside the historic district.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 25
Monitoring
The City of Ashland will compare its performance in meeting its goals and
objectives set forth in the 5 year Consolidated Plan annually to ensure the
yearly Action Plans are developed to meet the intended goals.
Specifically the development of housing that is affordable to low-moderate
and extremely low income households will be quantified each year.
Throughout the year each new unit that is developed, through grant
assistance or to meet regulatory requirements, will be deed restricted to
ensure a period of affordability (typically 20 years or greater), The
development of both rental and owner occupied affordable housing will be
compared to the targets established in the Consolidated Plan and
subsequent years CDBG awards will be targeted to those types of housing
that are not keeping pace with projections.
The City staff will complete an Annual Performance Evaluation Report
which will quantify both housing and homeless accomplishments after the
conclusion of each fiscal year. Housing accomplishments will be broken
into the income and occupancy type categories identified in the 5-year
Consolidated Plan.
The success of the Ashland Rental Assistance Program, SDC deferral
program, and Accessory Residential Unit development, and Land Use
requirements and incentives for affordable housing, will be examined and
presented to the Ashland Housing Commission for evaluation. This
information will inform potential modifications to existing or future
programs to meet the goals outlined in the Consolidated Plan. The
information contained in the Annual Performance Evaluation Report will
assist in informing the CDBG award selection process undertaken in
February-March of the following year.
Subrecipient Monitoring
The City of Ashland, as the grantee for CDBG grants, will monitor the
subrecipients on a quarterly basis. Staff will maintain a close working
relationship with the CDBG subrecipients. One benefit of being a small
entitlement community with a limited grant amount is that the City typically
provides only one award per program year. This enables the City Staff to
closely follow the progress of CDBG projects and maintain open
communication with Subrecipients.
The City is committed to ensuring that CDBG funds are used as specified
in State and Federal regulations through: public and City Council
monitoring through public hearings; staff evaluation; annual evaluation of
the priorities set forth in the Consolidated Plan; periodic site visits and
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 26
program evaluations; financial monitoring, record keeping, and reporting
requirements.
The City requires recipients of CDBG funds to provide a project timeline
with benchmarks for completion which is incorporated into the
Subrecipient Agreement for use of CDBG funds. The City remains in
regular contact with each subrecipient throughout the projects
development to monitor their accomplishments, ensure they are meeting
the projected benchmarks, and provide information on CDBG regulations.
For currently funded projects in development, at a minimum the City
CDBG administration staff will meet with each subrecipientÓs designated
representative to review their projectÓs accomplishments and investigate
any failures to meet anticipated benchmarks at quarterly intervals. If
deemed necessary, the City of Ashland CDBG administrative staff will
conduct a formal monitoring visit to evaluate the following items as they
relate to CDBG funded projects. If at any point the City CDBG
administration staff determines a project is failing to move forward the
subrecipient will be required to complete a Corrective Action Plan as
described below.
Financial management
The extent to which program participants account for and manage
financial resources in accordance with approved financial management
standards. Additionally this criteria relates to the amount of potential
monetary exposure to the City, and the Department of Housing and Urban
Development.
Analysis to include assessment of:
Amount of current/total funding obligated and/or expended
Audits and/or Investigations
Staff experience with CDBG
History of performance
Physical asset maintenance and operation
The extent to which HUD-funded physical assets are maintained and
operated.
Analysis to include assessment of:
History of Performance
Condition of HUD funded physical assets
Use of facilities or physical assets in conformance with CDBG
regulations
Management
The extent which the program participant has the administrative capacity
to carry out CDBG requirements.
Analysis to include assessment of:
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 27
Experience level of Key staff particularly as it relates to CDBG
funded activities
Program History including performance indicators
Reporting consistency
Satisfaction
Extent to which clients express satisfaction or dissatisfaction with the
delivery of the program services.
Analysis to include assessment of:
Types of program activities
Complaints or compliments received
Services
Extent to which HUD program participants effectively and efficiently deliver
services to the intended beneficiaries/clientele
Analysis to include assessment of:
Types of program activities
Accomplishments
Timeliness
Project development including timing benchmarks
Corrective Action Plan
If the activities funded with CDBG dollars are not being accomplished in a
timely manner, as set forth in the subrecipient agreements the City of
Ashland may issue a written notice requiring the submission of a
corrective action plan that is subject to the approval of the City.
The City shall provide the subrecipient 14 days, or such time as City
deems appropriate, to develop a corrective action plan that is acceptable
to City for correcting the problem. At a minimum, the corrective action plan
must include (1) a written performance measure to be implemented by the
Subrecipient that corrects the specific area(s) of noncompliance and how
performance measure will be established and executed by the
SubrecipientÓs organization, including subcontractors; and (2) designates
the person with authority within the SubrecipientÓs organization charged
with the responsibility of accomplishing and monitoring compliance.
Acceptance of the Corrective Action Plan by the City will establish the
curative period necessary to bring the project into compliance. If the
Subrecipient has not submitted a corrective action plan that is acceptable
to the City within the specified time frame or does not implement or
complete the corrective action plan within the specified time frame, the
City shall proceed with other enforcement remedies as outlined in the
Subrecipient Agreement.
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 28
Public Participation
st
A Public hearings were held on March 21, 2007 to solicit comments on
the potential uses of the 2007 CDBG allocation. Additionally at that
meeting the Ashland Housing Commission reviewed the application
submitted for CDBG grant awards. After review of the proposal the
Housing Commission forwarded an award recommendation to the City
,
Council. The City Council held a public hearing on April 3th2006, at
which time a recipients were selected. The Housing Commission further
th
held a public hearing on April 26 to elicit comments of the draft Action
Plan. The public comment period on the 2007 one year began on April
thth
17 and ran through May 15.
All meetings were noticed in the Community Calendar and Legal Notices
in The Ashland Daily Tidings, and posted on the City of Ashland website.
Testimony specific to the CDBG allocations was received and Minutes
from the meeting are attached.
The availability of the draft plan was also posted on the City of Ashland
th
web page on April 17th, 2007 and an Adobe Portable document (pdf) of
the Action Plan was available for download throughout the public
comment period.
An advertisement was published on __________, 2007 in The Ashland
Daily Tidings .
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 29
City of Ashland
CDBG Action Plan for Fiscal Year 2007
Page 30
Housing Trust Fund Survey Results
The survey was direct mailed to approximately 80 recipients and 19 written responses
were returned. Additionally the survey was available online and with 50 respondents to
the online version, it is assumed that a number of recipients of the written survey chose
to complete the online version.
stth
Surveys were completed between Feb 1 and March 5, 2007
Comments received have been provided as Appendix A (other Uses) and Appendix B
(Other Revenue Sources).
Individuals indicating they would like to participate further in the Development of a
Housing Trust Fund are listed in Appendix C.
Below the Charts and Graphs summarize the results of the Survey.
What type of housing do you see as the highest priority for use of a Housing Trust Fund?
High Priority Housing Types
Rental Apartments
31%
No Opinion
15%
Special Needs &
Homeless 4%
Ownership
50%
What would you believe to be the best uses of a Housing Trust Fund?
Priority Uses of HTF
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used to buy land for the development of housing?
Use HTF for Land Acquisition
30
25
20
15
10
5
0
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used to pay for the construction of new housing?
Use HTF for New Construction
25
20
15
10
5
0
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used to buy existing Housing
HTF for Purchase of Existing Homes
20
18
16
14
12
10
8
6
4
2
0
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used for emergency repairs or rehabilitation of existing
housing?
HTF For Rehabilitation of Existing Housing
20
18
16
14
12
10
8
6
4
2
0
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used for purchase assistance for home buyers?
(low interest loans; down payment grants, savings match etc.)
HTF for Purchase of Existing Homes
20
18
16
14
12
10
8
6
4
2
0
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used for rental assistance? (first, last, and deposit grants; monthly
subsidy)
HTF for Rental Assistance
20
18
16
14
12
10
8
6
4
2
0
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used to provide assistance to homeless individuals or
families? (emergency shelter vouchers, counseling)
HTF for Homeless Assistance
20
18
16
14
12
10
8
6
4
2
0
High PriorityMedium PriorityLow PriorityNot a Priority
Should Housing Trust Funds be used to provide assistance to affordable housing
providers? (grants, short term loans, matching funds)
HTF for Non-Profit Assistance
35
30
25
20
15
10
5
0
High PriorityMedium PriorityLow PriorityNot a Priority
What revenue source(s) would you support in funding Trust Fund? (check all that apply)
Support for potential revenue sources
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Private DonationsSale of SurplusLocal TaxProperty TaxDevelopment FeesReal Estate
PropertyTransfer Fees
Funds directed toward affordable housing uses are typically directed toward low-moderate
income households. In Ashland much of the population that does not qualify as low or moderate
income is still overburdened by housing costs. Given limited resources available do you feel
funds should be directed toward income groups other than low income households?
Please check each group(s) income level you believe should eligible to be assisted with
any Housing Trust Fund Programs.
Target Income Levels for application of HTF Funds
45
40
35
30
25
20
15
10
5
0
Extremely lowlow ($16,000-moderatemedian ($42,500-120% Median150% Median
(<$16,000)$32,000)($32,000-$42,500)$52,000)($52,000 - $69,000)($69,000-$80,000)
Appendix A
Comments received regarding ÐOther UsesÑ for a Housing Trust Fund:
address the living wage problem
I marked high priority for matching trust funds with other organizations because I do not believe
the solution is one source. The City should be looking for partnerships at all levels for housing
development including private-public partnerships.
I do not see that a Housing Trust Fund is valuable.
Not a legitimate role for government if it involves any tax dollars particularly given all the debts
the city already has.
Why are you asking questions as if we already have a Housing Trust Fund? Is this going to
happen regardless of what Ashland citizens desire? Does the community get to decide if we
want this to begin with?
I'd rather see money spent on maintaining existing services like the library than on social
engineering.
Ashland is a small town with very serious financial problems at this time the College Library
AFN Wastewater Treatment Plant etc We should not even be thinking about launching new
housing programs such as this considering the circumstances. Please grow up and be an adult
the financial health of this town depends on it.
Support for different trends in housing such as "green" housing and housing developments.
No funding through government. Use "Habitat for Humanity" methods - i.e. volunteers with
donations and labor.
Purchase of land and construction of homes that are affordable to persons with income
between 80% and 150% MFI would be an admirable use of these funds. Families with income
below 80% MFI already have multiple resources available to them (Rural Development 502
direct mortgage loans down payment asst from the State CDBG rehab & WX) and are not well
utilized in Ashland because of the high cost of land. HTF could assist that have a more realistic
ability to purchase in Ashland (those with the higher incomes). I do not think that the Ashland
HTF should duplicate existing programs (like WX from ACCESS and Hsg Rehab funds from the
HAJC and CDBG). Buying land and existing homes and putting them into a Land Trust will
assure that the properties will remain affordable to future generations. There are local non-
profits like ACCESS that have the capability of designing and administering programs like this.
Partnering with a non-profit would also take the burden of administering a program like a Land
Trust away from the City. A land trust would require lease payments to be collected
prospective homebuyers would need to be screened for eligibility etc. for along as the land
trust is to be in place. Could end up being a big burden for the City in the future.
In my opinion "available & affordable housing" is the priority. Helping people with rental
assistance is generally not going to solve the problem. Having living wage jobs & affordable
housing is most important. Limited funds would be well used if they could help people with low
incomes afford a place to rent.
Take an equity share in homes purchased by city employees or others to be supported. At such
time as the home is sold the city recovers its share which will probably have increased in
value and can use these funds again as in a revolving fund. This gets the city out of the
business of selecting locations negotiating prices or managing real estate.
I am in favor of home ownership if at all possible. I don't know how you maintain affordability
and still allow beneficiaries of a Housing Trust Fund to gain equity in their homes but that
seems like an important goal. For so many of us who are in the middle or low economic
classes home equity is the cushion that helps us in retirement and may be the inheritance for
our children that will allow them to buy their own homes.
Public Private developments
Affordable ÐsecondsÑ Program \[refers to second mortgages as an equity contribution\]
Secure Buildable Land for Multi-family
Defining Systems whereby public entities (IE City, School District, SOU, Parks) could work
together to build housing on excess publicly owned land.
Rent or a mortgage are part of a bigger picture of the total cost of living. With infill/mixed uses
people may be able to save on transportation costs. What about subsidizing alternative energy
& conservation for landlords in exchange for the landlords paying all the utilities for qualified
low-income renters>
In my view, Housing Trust Funds should be used to promote and facilitate the construction and
rehabilitation of housing by making low interest loans, and possibly small grants available to
Private and Non-Profit developers, who would directly be doing land purchasing, construction,
or purchase of new housing and rehabilitation of existing housing. The fund could also provide
low interest down payment loans to homeowners. The trust fund should serve as a revolving
fund, replenishing itself to the maximum extent possible. The City itself should not use the fund
to build, rehabilitate or purchase land. The Housing Trust Fund should also serve as a land
bank, a repository for surplus city properties and privately donated lands.
Please consider development of loft housing both owned and rented on top of non-historic
commercial buildings and in historic buildings where there is space and feasibility. Care
should be taken to keep all neighborhoods mixed incomes so all neighborhoods should have
some affordable and workforce housing (except the steep outlying hills where there would not
only be screaming from mansion owners but there are few escape routes in case of fire as the
Oakland CA hills fire exemplified). Care should also be taken to keep all of Ashland walkable
thus keeping traffic and its noise down the air clean and the views beautiful and without the
constant brown haze of California suburbs. The newer development of strip malls threatens
this and again loft housing atop these malls for their workforce and others could help mitigate
this and keep these developments safe at night. The Oak Knoll proposal while retaining
mixed income would eliminate the only nearby golf course for the Ashland high school team
and everyone else. If it is developed it should be built on the near side of the existing
commercial area on Ashland Blvd. to make walking convenient. It should have safe well-lit
walking and bicycle trails to that business area lined by residential and perhaps small retail
including a convenience market. Retain at least a putting green and some parkland. Make the
architecture attractive and varied and make clear that the development will not set a
precedence for more sprawl. I've checked the Housing Commission site and they appear to be
doing a good job including checking federal funding for scattered sites. In Ashland and almost
all walkable places small is beautiful. But the beautiful views of the hills make for an
extremely fragile air basin.
Appendix B
Comments received regarding ÐOther Revenue SourcesÑ for a Housing
Trust Fund:
rob a bank - just kidding
New businesses that bring additional jobs to town also create additional housing demand that
further drives up the sale price of housing. Consider a requirement that new businesses
provide perhaps one new housing unit for every two new jobs. Ultimately however the cost
of providing affordable housing should be borne by the entire community not the last people to
develop. That is why I marked ' local tax'. If the community by vote is willing to tax itself for
this purpose then you know there is the will and the way. If they vote it down it is unlikely that
sale of land or donations will seriously generate enough money to have anything but a marginal
impact on the problem.
Federal & state funding
a set transfer fee may be more palatable for the legislature but a gains tax or a % of sale tax
for above a certain value sale ($300 000 ...) would generate more money and from those who
have the means to give.
Federal Grants; Rededicate the Prepared Food and Beverage Tax after it expires in 2010.
If City has surplus property have developers build on it
Donation of City Services Î i.e. Planning, System development charges, permit fees, any
others.
Create system where private development sector does it by reducing government fees and
financing options
Do not put all \[affordable housing\] in one area to create stigma.
Eliminate the Housing Specialist position in the planning department.
We are already being taxed and feed to death in this town. No one can afford the
developmental charges to begin with...raising them more would be absolute piracy. Ashland
council.....lets start with donating your medical insurance.
This should be a private charity not a program for A SMALL TOWN SUCH AS ASHLAND.
Federal Block grants withholding federal taxes and transferring them to the city. We need our
money more than they do.
Tax incentives for builders developers etc.
Sales Tax (not just on real estate).
Federal Grants Oregon Housing & Community Services Consolidated Funding Cycle (?) HUD
funds
Employers who experience difficulty in recruiting personnel because of high real estate prices
may be willing to participate in a city-run revolving fund to take equity positions in employees
homes.
I think the real estate transfer fee idea is a very reasonable and related tax. While I know that
Don Rist will pitch a fit I truly don't believe that anyone will decide against buying a house in
Ashland because they have to pay a couple thousand more in fees. There are so many fees
involved in buying real estate especially at the upper end that a few thousand will not be a
deterrent. Perhaps the RETF could apply only to houses over some median number like
$350K.
no taxes
Foundations and other grants
Owner penalties for not maintaining safe housing conditions (after an initial warning) and
penalties for non-permitted building or dumping.
Local Income Tax for median incomes and above
Partnerships with banks and/or between a bank and developers - Evergreen Federal model in
Grants Pass.
Appendix C
Individuals expressing interest in further participation in the development
of a Housing Trust Fund.
name email1
kimiller@optionsonline.org
Kim Miller
Ron Demele ronrvcdc@grrtech.com
lulugraphics@opendoor.com
empty
Denise James hfhrv@charterinternet.com
frsusa55@netscape.net
Rick Schmitt
Mick Church mickchurch@gmail.com
lfox5858@aol.com
Linda Fox
Dane Coefer javadane@msn.com
davidachurchman@aol.com
david churchman
peter gross peetasan@yahoo.com
kwallmann@evergreenbanking.com
Kathy Wallmann
Donna Lea Pacheco donnalea3@msn.com
rich@oregonaction.org
Rich Rohde
John Ames ames@ashlandhome.net
Warning: I'm gone a lot now. Consider me only if you can use someone who
could only make half the meetings each year.
Margery Winter twinter@macnexus.org
Bob Plain bplain@dailytidings.com
Charlie Mitchell charlie@soredi.org
Alexander Krach historic_preservation@hotmail.com
Steve Asher
steve@asherhomes.com
Barbara Vasquez
bvasquez@ashlandoregon.org
Kyle Hopkins
552-5103
Pasi Vihavainen
pasi@brunnerwhiterealtors.com
Marion Rose
marose@firstam.com
Richard Katz
Manager@ashlandfood.com
Daniel Greenblatt
Daniel@greenleafrestaurant.com
W.B. Smith
smithwi@sou.edu
Mike Bianca
mikeb@peoplesbankofcommerce.com
John Fields
Golden-fields@charter.net
Mellissa Mitchell-
Hooge
hooge@mind.net
Ron Roth
Kathleen@mind.net
Kevin Sheehan
ksheehan@acornhousing.org
Housing Trust Fund Mission Statements
The following potential Mission Statements were drafted and selected by the
Finance Subcommittee of the Housing Commission. These Mission Statements
are being forwarded to the full Housing Commission for consideration, with a
request that a the Commission select one, or propose an alternative that can be
a guiding mission in development of the Housing Trust Fund platform.
The mission of the Ashland Housing Trust Fund is to
facilitate the production and preservation of affordable
housing throughout Ashland.
To keep our community diverse by providing the ways
and means for affordable housing to be available for all
who may need it today or tomorrow.
To support programs and services that increase
housing opportunities for Ashland residents.