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
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Education : Feb 7, 5:00 Î 6:00 (first Wednesday of each month)
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RVTV show: Feb 26 6:00-7:00
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Finance: Feb 5 5:15 Î 6:15 (second Monday of each month)
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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.
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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.
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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