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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