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HomeMy WebLinkAbout2007-01-24 Housing PACKET Ashland Housing Commission Regular Meeting Agenda: January 24, 2007 5:30 - 7:30pm City Council Chambers Civic Center, 1175 East Main Street 1. (5:30) Approval of Minutes (5 min) November regular meeting December regular meeting 2. (5:35) Commissioner Welcome (5 min) Introduction of Housing Commissioners Introduction of David Stalheim, Community Development Director 3. (5:40) Public Forum (5 min) items not on the agenda 4. (5:45) Unfinished Business (60 min) Annexation Ordinance Development (Unit size; distribution: Dedication, In lieu fees) Public Comment 5. (6:45) New Business (20 min) Discuss potential redevelopment of Oak Knoll Golf Course as ÐLithia Park EastÑ and mix of market rate and workforce housing (Street) 6. (7:05) Reports and Updates (15 min total) Subcommittee/Liaison Updates Written reports 2 minute presentations Education (2 min) Finance (2 min) Land Use (none) Pre-app review board (none) Liaison reports (5 min) Other Business from Housing Commission Members (5 min) 7. (7:20) Commission Coordination February 6, 2007 City Council first reading on Condo-conversion ordinance and Tenant Rights Resolution Sub committees th Education : Feb 7, 5:00 Î 6:00 (first Wednesday of each month) th RVTV show: Feb 26 6:00-7:00 th Finance: Feb 5 5:15 Î 6:15 (second Monday of each month) th Land Use: Feb 8 12:00-1:00 (second Thursday of each month) Pre-app Review: as needed (none filed for the first Thursday in February) 8. (7:25) Future Meeting Agenda Items (5min) February 28, 2007 Annexation Ordinance Draft Language March 28, 2007 CDBG Action Plan Hearing and Award Recommendations 9. (7:30) Adjournment ASHLAND HOUSING COMMISSION MINUTES NOVEMBER 20, 2006 CALL TO ORDER Î Chair Faye Weisler called the meeting to order at 6:30 p.m. at the Community Development and Engineering Services Building, 51 Winburn Way, Ashland, OR. Commissioners Present SOU Liaison Faye Weisler, Chair Sunny Lindley, absent Bill Street Jennifer Henderson Aaron Benjamin Council Liaison Liz Peck Cate Hartzell, present Don Mackin Steve Hauck Carol Voisin Staff Present Absent Members Brandon Goldman, Housing Specialist No absent members APPROVAL OF MINUTES - Peck/Street m/s to approve the minutes of the October 16, 2006 meeting. The minutes were approved. PUBLIC FORUM ALAN DEBOER, 2265 Morada Lane, said ICCA is scheduled to open on December 1, 2006 at the old Handyman Store on Ashland Street, near Bi-Mart. It has always been DeBoerÓs hope that the proceeds of the sale of the City owned Strawberry Lane property would be given to the Ashland Community Land Trust (ACLT) for purchase of the Handyman site to provide a permanent home for ICCA. PRE-APPLICATION REVIEW PROCESS 117 Garfield Street, Condominium Conversion Peck recused herself from the review. Hauck noted that he works for a non-profit and Tom Giordano is the architect on one of their projects. He is not recusing himself, but noting it for the record. TOM GIORDANO, 2635 Takelma Way, agent for the applicant introduced Bill Koenigsberg, 1395 Ponderosa. Giordano said this is a ten- unit apartment complex built in 1972. They are requesting a Conditional Use Permit to convert the units to condominiums. Three units will be affordable. They have not had a pre-application conference with the planning staff, but have proposed minimal upgrades in order to keep the project affordable. Koenigsberg said he is doing the conversion in order to keep his options open. If he sells the units, he would expect to sell them between $150,000 and $200,000. Giordano added, if the units are sold, they will first be offered to the residents. REPORTS AND UPDATES SUBCOMMITTEE REPORTS Pre-Application Review Board Î Mackin, Benjamin and Street reviewed met and reviewed two pre-apps. The owners of Faith Tabernacle on Faith Avenue were considering a zone change from R-1 to R-3 in order to gain more density. They were planning to remove the church in order to develop housing on the property. The review board strongly recommended that the applicants talk to a non-profit organization to gain from their experience in terms of design, layout, financing, etc. on how this project should be presented. Land Use Î Mackin, Henderson and Peck met twice to discuss annexation proposals for changes to the ordinance and looked at options for items for consideration by the Housing Commission. They are trying to find a balance between setting the bar high enough for annexations but not setting it too high. Goldman announced a joint study session of the Planning Commission and Housing Commission on Tuesday, November 28, 2006 at 7:00 p.m. The topics will include: 1) Housing Authority and 2) Annexation Ordinance. Goldman will notify the City Council of the meeting. Education Î Street reported they completed the hour long television program featuring Goldman, Hartzell, Street and Rick Kirshner, talking about the roles, actions and plans of the Housing Commission. Goldman will try to have it put on the CityÓs website and also have copies made Benjamin recommended another show that would include the non-profits. PROJECT UPDATES Rental Needs Analysis Î A copy of the proposal is included in the packet from Ferrarini and Associates who were selected from the three proposals submitted. They will begin the analysis in December. The consultants will contact up to 500 households in order to get a sampling of about 250 renters along with doing a market analysis. The Commissioners discussed the consultantÓs presentation and thought they should consider a presentation of their final report to both the Housing Commission and City Council or Planning Commission because those meetings are televised and it would be a way for more citizens to hear and understand the results of the analysis. Housing Trust Fund Revenue Sources Î Goldman reported that no responses were received from the Request for Qualifications that was sent out. They might want isolate the request to look at the municipal financing side and clarify how much can be put into a housing trust fund through incremental tax increases, document recording fees and other avenues that might be at the CityÓs disposal. COMMISSION OPERATIONS Resignations: Weisler resigned effective December 31, 2006 resulting in the need to elect a new Chair. Henderson will be moving to Cincinnati and her resignation is effective immediately. Election of Chair and Vice Chair Î Henderson/Voisin m/s to nominate Bill Street for Chair, effective January 1, 2007. Street was elected unanimously. Voisin/Mackin m/s to nominate Liz Peck for Vice Chair. Peck was elected unanimously. SUBCOMMITTEE STRUCTURE Two things are needed for more effective structuring of the subcommittees: 1) Responsible person for making sure the subcommittees meet and 2) Accountability. Chair assignments are needed to make sure the above two items get done. The subcommittees are as follows: \[(*) denotes Chair\] It was suggested the subcommittees use the last eight minutes of their one hour meetings to recap what the report back to the Housing Commission will be. Finance Steve Hauck * Second Monday Cate Hartzell 6:00 to 7:00 p.m. Carol Voisin Next meeting: December 11th Education Bill Street * First Wednesday Aaron Benjamin 5:15 p.m. Next meeting: December 6th Land Use Liz Peck * Second Thursday Don Mackin Noon to 1:30 p.m. th Next meeting: December 14 Liaisons Cate Hartzell Council Bill Street School Board Aaron Benjamin Planning Steve Hauck Parks Don Mackin Chamber Reminder: A Liaison is not authorized to speak on behalf of the Housing Commission without the approval or vote of the Housing Commission. Pre-Application Review Board - First Thursday - 5:00 to 6:00 p.m. Steve Hauck December through February Aaron Benjamin December through January Bill Street December ADJOURNMENT Î The meeting was adjourned at 8:30 p.m. Respectfully submitted by, Sue Yates, Executive Secretary ASHLAND HOUSING COMMISSION 2 MINUTES NOVEMBER 20, 2006 ASHLAND HOUSING COMMISSION 3 MINUTES NOVEMBER 20, 2006 ASHLAND HOUSING COMMISSION Education Subcommittee MINUTES Date: 1-3-2006 Start Time: 5:05 Adjourned : 6:15 Topic: RVTV Education Show(s) Planning Commissioners in Attendance Present Absent Present Absent X Bill Street Vacant seat 1 Carol Voisin Vacant seat 2 Steve Hauck Liz Peck Cate Hartzell , Council Liaison Don Mackin Sunny Lindley, SOU Student Liaison X Aaron Benjamin X Brandon Goldman, Staff Liaison Special Guest (s): Dr. Rick Kirschner Ron Demele, RVCDC Points of Interest Discussed at the Subcommittee Meeting Discussed the Housing Provider RVTV show Discussed panelist makeup o Dr. Rick Kirschner (moderator) o Ron Demele (RVCDC) plus a homeowner from the Self Help project o Cindy Dyer (ACCESS) plus a tenant of the Garfield project o Brandon Goldman (City of Ashland) Discussed potential show outline o Intro, definitions, frame around workforce/affordable housing o RVCDC program description Client testimonial Future projects o ACCESS Inc program descriptions Client testimonial Future projects o Wrap up. th Show Date : Selected February 26 as target date (6:00-7:00) NEXT Regular Education Committee Meeting: February 7th @ 5:15 ASHLAND HOUSING COMMISSION Finance Subcommittee MINUTES Date: January 8, 2007 Start Time: 5:15 Adjourned : 6:25 Topic: Commissioners in Attendance Present Absent Present Absent Bill Street Vacant seat 1 x Carol Voisin Vacant seat 2 x Steve Hauck Liz Peck Cate Hartzell , Council Liaison Don Mackin Sunny Lindley, SOU Student Liaison Aaron Benjamin Brandon Goldman, Staff Liaison Special Guest (s): Points of Interest Discussed at the Subcommittee Meeting Discussed Revenue Analysis and lack of responses to RFQ. Reviewed CDA Consulting reason for not responding and determined perhaps a Request for Bids and breaking the analysis scope request into separate sections that could be bid on individually or combined may solicit responces. Reviewed Housing Trust Fund draft survey and potential mailing lists for recipients. Determined survey should include stamped return envelope and be available on the City website Î about 130 recipients. ASHLAND HOUSING COMMISSION 1/24/07 Unfinished Business Annexation Ordinance Development: Please refer to the Annexation discussion materials distributed for the December meeting of the Housing Commission. Ashland Annexation Ordinance Examination Comments From Darcy Strahan, Regional Advisor to the Director Oregon Housing & Community Services. In November of 2006 a copy of the Annexation Synopsis was sent to Darcy Strahan, Regional Advisor to the Director Oregon Housing & Community Services, with a request that she assist the City in investigating potential issues involving the impacts on State funding streams and State construction standards for affordable housing developments. The intent is to ensure that strategies are not employed through refinements to AshlandÓs annexation policies that inadvertently restrict the potential use of State competitive funds from supporting the affordable housing components. Ms. Strahan addressed a number of provisions that relate directly to how an ordinance could or could not impede a state funded affordable housing project. The following comments from Ms. Strahan are excerpted from an email correspondence with Brandon Goldman, Ashland Housing Program Specialist. Scattered site versus clustered development. LIHTC: ÐIn order to use this program, the developer would have to develop at least 25- 30 affordable rental units, which could be scattered throughout the site. The LIHTC program allows for scattered site development, as long as all the units within the "development," those using LIHTC's, meet program income and rent limits. A developer could choose to do single family units or multifamily units, but my sense is if you're talking that many rental units, they'd probably be multifamily and therefore, no problem. I won't bother to go into the complex program rules, but in theory, scattered site is fine...The Dept has funded "affordable" multifamily developments located next door to market rate developments, making the Pearl a mixed income neighborhood, as opposed to a neighborhood with mixed income properties. Ð HOME: ÐThe HOME program can be used in cases where either there's are a much smaller number of affordable units or a large project and HOME is combined with other funding sources. Again, no problem with scattering the units, with the following caveats: 1. The land has to be attached to the Declaration Agreement, so each unit or assisted attached unit would have to be separately partitioned . 2. An Environmental Review has to be done for each site. 3. Subsidy limits apply for each unit, based on number of bedrooms. For example, the 2 bedroom limit is currently $144,858, probably not enough to build the unit, so other funding would need to be identified to fill the gap. 4. The HOME program targets a lower income population than you currently target, 50%AMI. We do allow for 60% units, as long as the 50% requirements are met. I don't know if that's in issue for your Percentage of Affordability language or not?Ñ State Housing Trust Fund: ÐNo problem scattering units.Ñ ÐWith regard to transitional or special needs housing and assisted living facilities, it seems to me you \[the City\] could provide for waivers if the developer is proposing that type of housing.Ñ Percentage of Affordability: ÐI like the idea of awarding a density bonus based on additional affordable units beyond the minimum requirement. I agree it may be more of an incentive to the developer to be creative. I love the idea of creating an "equivalency unit value," to allow for the flexibility to incorporate mixed income units. This would be especially helpful if the developer were to use Dept funding. I also like the idea of creating one for rentals and one for owners, especially if it allows for additional rental units. I had a question regarding Page 6, the Montgomery County MD, ordinance. They amended it because developers were providing only rentals in for sale developments. What has been Ashland's experience with that?Ñ Construction Standards ÐI might suggest you use the Dept's \[Oregon Housing and Community Services\] architectural standards as a guideline and our minimum unit standards to help define unit sizes. Our minimum standards are:Ñ Unit Size One Two Three Four Studio bedroom bedroom bedroom bedroom Min. sq. ft. 350-375 600 800 10001250 Construction Timing ÐI agree with the idea of timing the affordable to coincide with the market rate. The Burlington VA ordinance makes alot of sense and isn't confusing.Ñ Alternative Methods Ð I'd like to listen to any discussion regarding this one. It seems to me you'd like to see the units developed as soon as possible, so requiring them as part of the original project is the preferred method. I can see how getting land or cash instead could actually increase the number of units ultimately developed, so there is some merit to discussing those options. I like Boston's method for calculating cash-in-lieu fees.Ñ Darcy Strahan Regional Advisor to the Director Oregon Housing & Community Services 725 SE Main Street Roseburg OR 97470 (541)440-3338, ext 230 (541)440-3396 fax Ashland Housing Commission News and Information (links provided to full documents or articles) Challenging Times For Oak Knoll Golf Course (No Matter How You Slice It) Analysis and Recommendations For AshlandÓs Municipal Golf Business Southern Oregon University 2006 Master in Management Capstone Study By Rich Rosenthal http://www.ashland.or.us/Files/OK%20Document.pdf ÑThe Wellington Neighborhood has received more national recognition than perhaps any other Colorado neighborhood. As a Denver Post editorial lauded, the Wellington Neighborhood,"...has the flavor and charm of a Victorian village, with porches, gables and fretwork, picket fences, narrow streets and alleys and connections to the surrounding forests.Ñ http://www.poplarhouse.com/ National Award for Smart Growth Achievement 2002 Winners - Town of Breckenridge, Colorado Planning Department The Wellington Neighborhood in Breckenridge, Colorado provides affordable and market-rate housing on a site that was once dredge-mined. The project recycles land, creates housing for working families, provides a free transit shuttle to the nearby downtown, and helps the region avoid "mountain sprawl." http://www.epa.gov/smartgrowth/breckenridge.htm Believe that everyone deserves a safe, decent place to live? Please attend the AFFORDABLE HOUSING 2007 LOBBY DAY The 2007 Lobby Day is your chance to speak with What? your State Representative or Senator about the importance of the Housing Opportunity Agenda & affordable housing needs in Oregon. When? Tuesday, February 6, 2007, 11 a.m.Ð3 p.m. Oregon State Capitol, Salem Oregon Where? Who Everyone! If you believe that housing gives Should people an opportunity to build better Attend? lives, then attend the 2007 Affordable Housing Lobby Day! RSVP to Alison, amcintosh@tnpf.org, or 503.226.3001, x. 106 Housing Alliance c/o Neighborhood Partnership Fund · 1020 SW Taylor St, Ste 680 · Portland, OR 97205 · 503-226-3001 x102