HomeMy WebLinkAbout2007-05-24 Housing PACKET
Ashland Housing Commission
Regular Meeting Agenda:
th
May 24, 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 (5 min)
items not on the agenda
3. (5:40) Multi-family Lands Housing Inventory (15 min)
4. (5:55) Rental Needs Analysis (45 min)
5. (6:40) Condominium Ordinance Update (45 min)
6. (7:25) Reports and Updates (Time permitting)
Subcommittee Reports
Education
Finance
Land Use
Liaison reports
Council; Parks; Schools; Planning; Tripartite
Pre-app review board
Upcoming Events
RVCDC Ground Breaking Î Terrace Court on Siskiyou near Park St.
st
May 31 at 5:30
Housing and Employers RVTV Show
June 21, 6-7:00 (Channel 9)
Regular Meeting - Community Development Building
th
June 28 2007, 5:30-7:30
7. (7:30) Adjournment
Memo
TO: Housing Commission
Title: Multi-family Dwelling Unit Inventory
Date: May, 24, 2007
Submitted By: Brandon Goldman, Housing Program Specialist
The City of Ashland Multi-family Zones have been inventoried in order to obtain an
accurate unit count of multi-family housing units. This inventory began in May
2005 in collaboration with Southern Oregon University and was completed with the
Assistance of the SOU Planning Issues class in May 2007.
For the purposes of this inventory Students form Southern Oregon University
walked every neighborhood zoned either R-2 (low-density multi-family) or R-3 (high
density multifamily) and examined each property within these zones. The primary
function of the fieldwork consisted of identifying how many units were on each site
as no existing database contained such rudimentary information. Looking for
separate addresses, multiple mail boxes, separate utility meters, and clearly
delineated separate entrances provided the students with a means of discerning the
number on units on a given property. Additionally given the number of students
over the course of 2 years that worked on the project (approximately 30) many were
able to provide direct knowledge of particular units that at first glance would not
appear to contain multiple dwellings.
Further, in conducting the fieldwork students noted when properties within the multi-
family zones were utilized for uses other than residential. Noting which properties
were used as Bed and Breakfasts, businesses, religious institutions, parking,
openspaces, common areas, or schools, allowed this information to be captured
and available for future examinations of these zones.
This field collected data was provided entered into the CityÓs Geographic
Information Systems. The unit counts were collected by taxlot number allowing the
City to merge the data with the Jackson County Smartmap database and display
the information in map form. These maps are useful tools in examining the density
and type of development within a given area. Additionally in visualizing the pattern
of past development, and the concentration of commercial uses within the zones,
the policy decisions regarding future development can be better informed.
The inventory shows that single family units on single parcels are the most common
housing type within AshlandÓs multifamily zones with over a third of all units falling
into this category. This pattern can be largely explained by the historical pattern of
development as much of the CityÓs multifamily zoned lands was divided into small
single family lots a century ago (Railroad historic district, Skidmore academy district,
Hargadine District). Multi-family zoned properties outside of the historic districts have
a higher concentration of medium and large apartment complexes consistent with
the underlying zoning densities.
By examining not just the total number of units within these zones, but through
distinguishing them by the type of development (single unit, duplex, triplex, 24 unit,
50 unit etc) we can better understand the dominant forms of development within
given areas. For this purpose the visuals provided by the mapping of this data is
essential.
Housing Type unit count
Single unit 1258
duplex 436
triplex 159
fourplex 180
5-12 units 503
13-24 units 396
25-48 units 319
49+ 350
Total Units 3601
Minus SFR 1258
MFR Units 2343
The geographic data and housing unit count information has been put into an
updatable database to maintain over time. As vacant properties are consumed,
and new units are built, the City can update the Multifamily Dwelling Unit Inventory
upon updating the Buildable Lands Inventory. Such an effort will allow the City to
track the effectiveness of policies intended to regulate density, and promote the
development and retention of AshlandÓs multifamily housing stock.
Attachments:
Multifamily Dwelling Unit Inventory map
Housing Commission Memo
Title: Condominium Conversion Ordinance Update
Dept: Planning Department
Date: April 24, 2007
Submitted By: Brandon Goldman, Housing Program Specialist
Background
The Ashland City Council reviewed a proposed ordinance relating to the Conversion of multi-family
th
rental units into for purchase housing on April 17, 2007. At this meeting the City Council directed
staff to explore strategies to achieve the overall of provision of rental and especially affordable
rentals in Ashland. Further the City Council motion included that staff not pursue negotiation
agreements related to this until there is a more comprehensive negotiated agreement structure in
place.
Proposal
In an effort to address the goal of ensuring a supply of rental housing staff examined the existing
th
ordinance, the ordinance as proposed on April 17, and developed a new methodology that would
target provision of rental and affordable rental housing through the conversion process. By first
examining the number and types of apartment complexes staff found that by creating a sliding scale
by which small developments could convert more units to ownership, and larger units could convert
less, an ordinance could be crafted that ultimately maintained the original 50/50 split proposed.
Further such a sliding scale, limiting the number of ownership units the larger the existing apartment
complex, would function as a incentive for larger developments to provide more affordable units on
a voluntary basis to convert a greater percentage to market rate ownership.
Staff understood from the Council directive that the goal included provision of affordable, or deed
restricted, rental housing should be incorporated into the ordinance.
In developments of 5 units or more the revised proposal eliminates the affordable ownership option
previously presented and instead would establish that all such required affordable units shall be
deed restricted affordable rental units targeted to households earning 60%AMI or less. In cases
where a declaring chose to create as many market rate ownership units as permissible, or through
obtaining relief from non-conformities, sliding scale methodology outlined in the attached tables
would effectively increase the percentage of affordable units from 25% in the current ordinance
(either rental or ownership) to a cumulative 42% as affordable rentals.
Given the nature of small developments of 4 units or less, deed restricting a single unit as an
affordable rental may prove to be difficult both in terms of finding buyers to manage a one-unit
affordable rental, as well as in enforcing that tenancy is by qualified households. For this reason it
may be reasonable to exempt such small developments from meeting the affordable ÐrentalÑ
requirement. However, in exchange for relief from non-conformities the City may allow for the
voluntary provision of affordable ÐownershipÑ opportunities in duplexes, triplexes and fourplexes.
As presented in the attached tables there are three different paths a declarant could take to convert
existing rentals into for purchase housing
1) When an applicant needs no relief from non-conformities, and the property in compliance
with site review and density they could elect to convert a percentage of the development into for-
market ownership and the remainder would be market rentals. There are two notable exceptions to
this general rule, units of less than 4 units could convert 100% of the complex into for-purchase
housing, and complexes of greater than 49 units could not convert any into for-purchase under this
alternative.
2) When an applicant is seeking relief from existing non conformities they could obtain such
relief through the voluntary provision of affordable deed restricted rental units. Complexes of 4 units
or less could provide a deed restricted ownership unit. In this alternative the applicant still must
retain a percentage of market rate rentals. Number of parking spaces (car and bike), fire safety,
landscaping and irrigation, trash and recycling enclosure, driveway screening, sidewalks on
property frontage, and street trees requirements all shall come into compliance with current
standards without relief. Density bonus equal to affordable units provided is allowable.
3) An additional option for consideration would be to allow for a greater percentage of market
rate ownership only when a greater percentage of affordable rentals are provided. Under the
proposed distribution matrix, f or every affordable unit provided in excess of the percentage
required in Table 2 (attached), an equal percentage of for market ownership could be allowed. This
voluntary submission to affordability provisions, including but not limited to relief from
nonconformities, would simultaneously increase number of ownership units and the number of
deed restricted affordable rentals.
In the scenarios (2 and 3), where an applicant either requests relief from non conformities or
voluntarily chooses to provide more affordable rentals on an incentive basis in exchange for more
ownership units, the underlying objective of retaining rentals, and specifically affordable rentals, is
met.
Procedures:
The three separate alternatives above could all be processed as permitted uses subject to a clear
delineation of what relief from non-conformities is explicitly allowable under alternatives 2 or 3
above.
To acknowledge that the location of, size of, and number of units within, an existing apartment
building is fixed, it seems appropriate to allow relief from non-conformities for those areas including:
Maximum Permitted Floor Area
Minimum density
Side, Front and Rear Yard Setbacks
Separation between buildings
Solar setback
Building length
Building height
Driveway width or length
Orientation
Location of existing parking
Percentage of existing coverage
Relief from other non conformities such as number of parking spaces, bike parking, fire code
requirements, trash and recycling enclosures, and adequate public facilities and utilities could not
be relieved through the permitted use process.
Relief from existing non conformities to include: minimum
density bonus points necessary to allow conversion.
of parking spaces (car and bike), fire safety, landscaping and
irrigation, trash and recycling enclosure, driveway screening,
Density bonus equal to affordable units provided is allowable.
No relief from non-conformities, Property in compliance
shall come into compliance with current standards without relief.
density, setbacks, height, seperation between buildings, building length, lot coverage, mpfa, and driveway width /length. Number
with site review standards including minimum density, no sidewalks on property frontage, and street trees requirements all
An additional option for consideration would be for every affordable unit provided in excess of the percentage required in Table 2, an equal percentage of for market ownership could
be allowed. This voluntary submission to affordability provisions, including but not limited to relief from nonconformities, would similtaneously increase number of ownership units
and the number of deed restricted affordable rentals.
(25% of
from table 1)
the allowable ownership units
Affordable Rentals
rentalsAffordable RentalsrentalsrentalsAffordable Rentals
Market rate Market rate Market rate
Affordable
Ownership
Ownership Ownership Ownership
Market Rate Market Rate Market Rate
Number of UnitsNumber of Units
Options for Conversion Matrix
Table 1: No Non-conformites; no affordability requirementsNumber of Units 2-4100%0%00%5-1275%0%25%0%13-2450%0%50%0%25-4825%0%75%0%49+00%100%0%Table 2: Relief for Non-conformities
2-475%25%00%5-1256.25%0%25%18.75%13-2437.50%0%50%12.50%25-4818.75%0%75%6.25%48+0.00%0%100%0.00%Table 3: Voluntary increase in affordable rentals in exchange for an equal increase
in percentage of market ownership 2-4nananana5-1268.75%na0%31.25%13-2462.50%na0%37.50%25-4856.25%na0%43.75%48+50.00%na0%50.00%
ORDINANCE NO. __________
AN ORDINANCE AMENDING THE ASHLAND MUNICIPAL CODE, LAND USE
ORDINANCE, REGARDING CONVERSION OF EXISTING RENTALS INTO
FOR-PURCHASE HOUSING IN MULTI-FAMILY ZONING DISTRICTS.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
Annotated to show deletions
and additions to the code sections being modified.
Deletions are lined through and additions are in bold.
SECTION 1. Section 18.24.020. of the Ashland Municipal Code is amended to
add the following new paragraph 18.24.020. K, as follows:
K. Conversion of existing multi-family rental units into for-
purchase housing when authorized in accordance with
Chapter 18.24.040 (L).
SECTION 2. Section 18.24.030.J. of the Ashland Municipal Code is amended to
read as follows:
J.Condominium conversion of existing rental units subject to a Type I
procedure and demonstration that at least 25% of the residential units are
affordable for moderate income persons in accord with the standards
established by resolution of the Ashland City Council through procedures
contained in said resolution. Current residents of rental units proposed for
conversion to condominiums shall have first right of refusal to purchase
the unit.
SECTION 3. Section 18.24.040. of the Ashland Municipal Code is amended to
add the following new paragraph 18.24.040. L, as follows:
L. Conversion of existing multi-family dwelling rental units into for-
purchase housing including the demolition of existing multi-family
dwelling rental units, is subject to the following:
1) Existing multi-family rental unit structures may be allowed to
convert all or a portion of the structure as set forth in Table 1
provided that the existing structure meets the following
general regulations of the zoning district: permitted density,
yard requirements, maximum height, maximum lot coverage,
CONDO CONVERSION ORDINANCE AMENDMENT 1 of 8
outdoor recreation space, maximum permitted floor area,
waste enclosures, parking and bike storage.
Table 1
Affordable
Affordable Rentals(per
Ownership (per Section
Number of Dwelling Market Rate Section Market rate 18.24.040.L.5
Units on Tax Lot Ownership rentals
18.24.040.L.5.B .A)
2-4 100% 0% 0 0%
5-12 75% 0% 25% 0%
13-24 50% 0% 50% 0%
25-48 25% 0% 75% 0%
49+ 0 0% 100% 0%
2) Existing multi-family rental unit structures may be allowed to
convert all or a portion of the structure as set forth in Table 2
and the standards below when the existing structure does not
meet any one or more of the following general regulations of
the zoning district: permitted density, yard requirements,
maximum height, maximum lot coverage, outdoor recreation
space, and maximum permitted floor area.
a. Conversion of an existing multi-family structures to for-
purchase housing shall comply with the following
general regulations and the site design and use
standards of the zoning district: number of bike and
automobile parking spaces, trash and recycling
enclosures.
b. Conversion of existing multi-family structures to for-
purchase housing shall demonstrate that there are
adequate public facilities and public services available
to serve the development, including but not limited to
water, sewer, electric, fire protection, and storm
drainage.
c. Conversion of existing multi-family structures to for-
purchase housing shall improve the street frontage to
meet adopted Ashland Site Design and Use Standards
and Street Design Standards, including landscaping,
sidewalks and street trees.
Table 2
CONDO CONVERSION ORDINANCE AMENDMENT 2 of 8
Affordable Affordable
Ownership Rentals(per
Number of Dwelling Market Rate (per Section Market rate Section
Units on Tax Lot Ownership rentals
18.24.040.L.5.B 18.24.040.L.5.A)
2-4 75% 25% 0 0%
5-12 56.25% 0% 25% 18.75%
13-24 37.50% 0% 50% 12.50%
25-48 18.75% 0% 75% 6.25%
48+ 0.00% 0% 100% 0.00%
3) As an incentive to provide affordable rental housing units
above minimum requirements in projects of five or more units,
an applicant shall be granted an equal percentage of for-
market ownership units per Table 3.
Table 3:
Affordable Affordable
Ownership Rentals(per
Number of Dwelling Market Rate (per Section Market rate Section
Units on Tax Lot Ownership 18.24.040.L.5.B rentals 18.24.040.L.5.A)
2-4 na na na na
5-12 68.75% na 0% 31.25%
13-24 62.50% na 0% 37.50%
25-48 56.25% na 0% 43.75%
48+ 50.00% na 0% 50.00%
4) Units designated as market rate or affordable rental units shall
be retained as one condominium tract under one ownership.
This remaining rental tract shall be restricted from further
consideration of conversion to for-purchase housing.
5) Affordable Housing Units provided under 18.24.040 L(2) and
18.24.040 L(3) shall meet the following affordability standards:
a. Affordable Rental Units shall be affordable for rent by
households earning at or below 60% of the area median
income in accordance with the standards established by
Resolution 2006-13, as now or hereafter amended by the
Ashland City Council.
b. Affordable Ownership Units shall be affordable for
purchase by households earning at or below 80% of the
area median income in accordance with the standards
established by Resolution 2006-13, as now or hereafter
amended by the Ashland City Council. Resolution 2006-
CONDO CONVERSION ORDINANCE AMENDMENT 3 of 8
13 is specifically incorporated herein by this reference
and attached hereto as Appendix A.
6) Prior to offering any units for sale the developer must comply
with section 15.104 of the Ashland Municipal Code
7) Conversion of existing rental units into for-purchase housing
shall comply with the tenant rights provisions under Chapter
10.115 of the Ashland Municipal Code.
SECTION 4. Section 18.28.020. of the Ashland Municipal Code is amended to
add the following new paragraph 18.28.020. K, as follows:
K. Conversion of existing rental units into for-purchase housing
when authorized in accordance with Chapter 18.28.040 (L)
SECTION 5. Section 18.28.030.J. of the Ashland Municipal Code is amended to
read as follows:
J.Condominium conversion of existing rental units subject to a Type I
procedure and demonstration that at least 25% of the residential units are
affordable for moderate income persons in accord with the standards
established by resolution of the Ashland City Council through procedures
contained in said resolution. Current residents of rental units proposed for
conversion to condominiums shall have first right of refusal to purchase
the unit.
SECTION 6. Section 18.28.040. of the Ashland Municipal Code is amended to
add the following new paragraph 18.28.040. L, as follows:
L. Conversion of existing multi-family dwelling rental units into for-
purchase housing including the demolition of existing multi-family
dwelling rental units, is subject to the following:
1) Existing multi-family rental unit structures may be allowed to
convert all or a portion of the structure as set forth in Table 1
provided that the existing structure meets the following
general regulations of the zoning district: permitted density,
yard requirements, maximum height, maximum lot coverage,
outdoor recreation space, maximum permitted floor area,
waste enclosures, parking and bike storage.
Table 1
CONDO CONVERSION ORDINANCE AMENDMENT 4 of 8
Affordable
Affordable Rentals(per
Ownership (per Section
Number of Dwelling Market Rate
Section Market rate 18.28.040.L.5
Units on Tax Lot Ownership rentals
18.28.040.L.5.B .A)
2-4 100% 0% 0 0%
5-12 75% 0% 25% 0%
13-24 50% 0% 50% 0%
25-48 25% 0% 75% 0%
49+ 0 0% 100% 0%
2) Existing multi-family rental unit structures may be allowed to
convert all or a portion of the structure as set forth in Table 2
and the standards below when the existing structure does not
meet any one or more of the following general regulations of
the zoning district: permitted density, yard requirements,
maximum height, maximum lot coverage, outdoor recreation
space, and maximum permitted floor area.
a. Conversion of an existing multi-family structures to for-
purchase housing shall comply with the following
general regulations and the site design and use
standards of the zoning district: number of bike and
automobile parking spaces, trash and recycling
enclosures.
b. Conversion of existing multi-family structures to for-
purchase housing shall demonstrate that there are
adequate public facilities and public services available
to serve the development, including but not limited to
water, sewer, electric, fire protection, and storm
drainage.
c. Conversion of existing multi-family structures to for-
purchase housing shall improve the street frontage to
meet adopted Ashland Site Design and Use Standards
and Street Design Standards, including landscaping,
sidewalks and street trees.
Table 2
Affordable Affordable
Ownership Rentals(per
Number of Dwelling Market Rate (per Section Market rate Section
Units on Tax Lot Ownership 18.28.040.L.5.B rentals 18.28.040.L.5.A)
2-4 75% 25% 0 0%
5-12 56.25% 0% 25% 18.75%
13-24 37.50% 0% 50% 12.50%
CONDO CONVERSION ORDINANCE AMENDMENT 5 of 8
25-48 18.75% 0% 75% 6.25%
48+ 0.00% 0% 100% 0.00%
3) As an incentive to provide affordable rental housing units
above minimum requirements in projects of five or more units,
an applicant shall be granted an equal percentage of for-
market ownership units per Table 3.
Table 3:
Affordable Affordable
Ownership Rentals(per
Number of Dwelling Market Rate (per Section Market rate Section
Units on Tax Lot Ownership 18.24.080.L.5.B rentals 18.28.040.L.5.A)
2-4 na na na na
5-12 68.75% na 0% 31.25%
13-24 62.50% na 0% 37.50%
25-48 56.25% na 0% 43.75%
48+ 50.00% na 0% 50.00%
4) Units designated as market rate or affordable rental units shall
be retained as one condominium tract under one ownership.
This remaining rental tract shall be restricted from further
consideration of conversion to for-purchase housing.
5) Affordable Housing Units provided under 18.28.040 L(2) and
18.28.040 L(3) shall meet the following affordability standards:
c. Affordable Rental Units shall be affordable for rent by
households earning at or below 60% of the area median
income in accordance with the standards established by
Resolution 2006-13, as now or hereafter amended by the
Ashland City Council.
d. Affordable Ownership Units shall be affordable for
purchase by households earning at or below 80% of the
area median income in accordance with the standards
established by Resolution 2006-13, as now or hereafter
amended by the Ashland City Council. Resolution 2006-
13 is specifically incorporated herein by this reference
and attached hereto as Appendix A.
6) Prior to offering any units for sale the developer must comply
with section 15.104 of the Ashland Municipal Code
CONDO CONVERSION ORDINANCE AMENDMENT 6 of 8
7) Conversion of existing rental units into for-purchase housing
shall comply with the tenant rights provisions under Chapter
10.115 of the Ashland Municipal Code.
SECTION 7. Section 18.108.030 A., of the Ashland Municipal Code, paragraph
8 is hereby amended and a new paragraph 9 is added to reflect a new Staff
decision:
8. Conversion of existing rental units into for-purchase housing
(18.24.020, 18.28.020) Other planning actions not otherwise listed or
designated as a Type I, II or III procedure.
9. Other planning actions not otherwise listed or designated as a
Type I, II or III procedure.
SECTION 8 Severability. If any section, provision, clause, sentence, or
paragraph of this Ordinance or the application thereof to any person or
circumstances shall be held invalid, such invalidity shall not affect the other
sections, provisions, clauses, or paragraphs of this Ordinance which can be
given effect without the invalid provision or application, and to this end the
provisions of this Ordinance are declared to be severable.
SECTION 9. Savings Clause. Notwithstanding this amendment/repeal, the
City ordinances in existence at the time any criminal or civil enforcement or other
actions were commenced, shall remain valid and in full force and effect for
purposes of all cases filed or actions commenced during the times said
ordinance(s) or portions thereof were operative.
SECTION 10.Codification. Provisions of this Ordinance shall be incorporated
in the City Code and the word ÐordinanceÑ may be changed to ÐcodeÑ, ÐarticleÑ,
ÐsectionÑ, or another word, and the sections of this Ordinance may be
renumbered, or re-lettered, provided however that any Whereas clauses and
boilerplate provisions (i.e. Sections 5-7) need not be codified.
The foregoing ordinance was first read by title only in accordance with Article X,
Section 2(C) of the City Charter on the _____ day of ________________, 2007,
and duly PASSED and ADOPTED this _____ day of ________________, 2007.
_______________________________
Barbara M. Christensen, City Recorder
SIGNED and APPROVED this day of , 2007.
CONDO CONVERSION ORDINANCE AMENDMENT 7 of 8
___________________
John W. Morrison, Mayor
Reviewed as to form:
___________________
Mike W. Franell, City Attorney
CONDO CONVERSION ORDINANCE AMENDMENT 8 of 8
Condominium Conversion options
Option 1Option 2 Option 3
Number market affordable market affd affd
of Unitsownershiprentalsownershipownershiprentalsrentalsownershiprentals
78 07807803939
62 06206203131
50 05005002525
s of 49
greater
units or
complexe
49 04904902425
apartment
23902390na2390119120
total units
0%100%0%na100%0%50%50%
% of total
46 113583532521
44 113383332420
40 103073032218
35 82762631916
unit
34 82662531915
32 82462421814
Apartment
30 72352321614
complexes of 25-48
28 72152121513
3197724256na24023174145
total units
24%76%18%na75%7%55%45%
% of total
24 12129123159
23 11128123149
22 11118113139
21 10117113138
20 10107103128
19 910793118
18 99693117
units
17 89683107
16 88682106
15 7858296
14 7757286
Apartment complexes of 13-24
13 6747285
396194202140na20056240156
total units
49%51%35%na51%14%61%39%
% of total
12 9363384
11 8362374
10 7353264
9 6352263
8 6242253
units
7 5232243
Apartment
6 4231242
complexes of 5-12
5 3222132
503349154248na128127320183
total units
69%31%49%na25%25%64%36%
% of total
4 4031
x
3 3021
triplex
duplex
fourple
2 2011
7757750459316nananana
total units
100%0%59%41%nananana
% of total