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HomeMy WebLinkAbout2007-06-28 Housing PACKET Ashland Housing Commission Regular Meeting Agenda: th June 28, 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) Reports and Updates Subcommittee Reports Education (RVTV Show report) Finance (HTF development) Land Use (condo conversion ordinance progression) Liaison reports Council Parks Schools Planning Tripartite 4. (6:20) 2007-2008 Goal Setting 5. (7:20) Upcoming Events and Meetings Regular Housing Commission Meeting - Community Development Building th July 26 2007, 5:30-7:30 Fair Housing Training th July 18, 2007 Î Medford Council Chambers 7. (7:30) Adjournment ASHLAND HOUSING COMMISSION MINUTES MAY 24, 2007 CALL TO ORDER Chair Bill Street called the meeting to order at 6:40 p.m. at the Community Development and Engineering Services Building, 51 Winburn Way, Ashland, OR. Other Commissioners present were: Commissioners Present: SOU Liaison: Sunny Lindley, Absent Bill Street, Chair Richard Billin Council Liaison: Alice Hardesty, Present Aaron Benjamin Regina Ayars Staff Present: Carol Voisin Brandon Goldman, Housing Specialist Liz Peck Sue Yates, Executive Secretary Bill Smith Absent Members: Steve Hauck Î The minutes of the April 26, 2007 Housing Commission meeting were approved. APPROVAL OF MINUTES PUBLIC FORUM Î No one came forward to speak. MULTI-FAMILY LANDS HOUSING INVENTORY The Housing Commission requested a housing inventory within multi-family zoning districts to determine a unit count. The work was begun by the SOU Planning Issues Class beginning in 2005 and was completed by this yearÓs class. The maps provided show multi-family units and commercial buildings. Goldman thanked Pat Acklin and her class for doing this work. Pat Acklin introduced her students. The students explained the work they did. They provided maps and explained their methodology. They used the maps from the 2005 survey to identify and locate vacant parcels or parcels missing data and checked the accuracy of the 2005 data. Most of the data was accurate. They ground checked the data. They found a lot of apartments converted to condominiums as well as new condominium development. They thought it would be useful to have aerial photographs for the next survey to match up what is on the ground. They made the following suggestions: 1) Regulate the number of units reserved for rent within condominium conversions, and 2) Provide incentives for condo owners to provide rental units, and 3) Provide incentives for apartment owners to maintain as apartments instead of converting to condos. It was suggested that this survey be updated every five to ten years and in advance of a buildable lands inventory. RENTAL NEEDS ANALYSIS Steve Ferrarini, Ferrarini & Associates, Inc. presented his report and findings. The findings are outlined in his memo dated May 5, 2007 and assess the current rental market in the city, forecast future rental housing needs, recommend public policy solutions to the cityÓs housing needs, and establish a methodology for updating the needs analysis on a regular basis in the future. The forecast suggests the type of units needed in Ashland is studios. There should be 74 new rental units being developed in the city annually. Two significant barriers: 1) It is much more financially attractive to build multi-family units and sell them rather then renting them, and 2) the City does not have enough buildable land to accommodate efficient multi-family development. There is going to be a pressure to increase rental rates. The City of AshlandÓs rent problems break down to these three items: 1. There is a production problem. (There is a need to build rental units and the rental units are not being built.) 2. There is an affordability problem. We need affordable units that do not exist. To solve the production problem, developers need to make more money on rent for development of rental units. However, if that happens, that can harm the affordability problem. 3. The City does not have enough vacant land to meet the need for rental units. Most of the inventory of vacant land is on very small parcels. A larger parcel can aid in development efficiencies (cost). Secondly, the most effective program for building affordable housing is the tax credit program. To use the program, the projects need to be about 25 to 30 units. Consequently, Ferrarini suggested the City needs to do the following: 1. Create strong policies and follow-up with action and leadership. 2. Allow staff to develop the expertise in affordable housing. 3. Develop programs that make development of affordable housing more financially attractive. 4. Reduce SDC and permit fees. 5. Be proactive about directing state and federal funding. 6. Be proactive about dedicating staff time to grant writing and contacting the state about funding Î whatÓs available, acquiring funds and directing funds. 7. Increase the land supply. 8. Have current information so programs and policies can be revised accordingly. Bill Smith said SOU is trying to identify vacant land. Smith said there is currently a waiting list for SOU housing. Hartzell is concerned the survey is skewed because so many young people have cell phones and those are not listed number and therefore could not be contacted to be surveyed. Ferrarini said that is a problem and if they were included in the survey the rent burdened number would be greater. Hardesty said the Commission has discussed the need for two and three bedroom units because that would draw in children, yet the population trends show that studios are the units we need. Ferrarini said he talked to about six property management companies and they indicated studios, one bedroom and three bedrooms are the most difficult for renters to find available. Three bedroom units are not as economically viable. The final rental needs analysis report will be coming out on May 30, 2007. Voisin left the meeting at 6:45 p.m. CONDOMINIUM ORDINANCE UPDATE th The City Council reviewed the proposed ordinance on April 17. At that time, the Council instructed staff to continue the public hearing and bring back a revised ordinance. They asked staff to remove the development agreement section as well as addressing a goal of providing rental housing as primary and affordable housing additionally. There is a memo from Goldman dated April 24, 2007 in the packet covering those changes. An ad hoc committee was formed consisting of: the Land Use subcommittee of the Housing Commission (Bill Smith, Regina Ayars, Alice Hardesty and Bill Street) and two members of the Planning Commission (Michael Dawkins and Tom Dimitre). They looked at this briefly last week in terms of the options for conversions that would be allowed. Instead of having 75 percent ownership/25 percent affordable, staff has now come up with a set of sliding scales (the matrix is included in packet). The Planning Commission is scheduled to review this at their June th 12, 2007 regular Planning Commission meeting. It will go before the Council on June 19, 2007. The Housing Commission reviewed the conversion table options and asked Goldman to bump up the number of market rentals and affordable rentals by capturing a lower cutoff point (number of units). Leave the numbers but change the percentages required to increase the number of affordable units. Goldman wants to present just one table to the Council. The Housing Commission endorsed the concept of the matrix and sliding scale, but asked Goldman to look at ways to increase the number of affordable rental units. Billin noted that his concern with using Option 3 might end up reducing the overall inventory of market rentals. Hardesty heartily endorsed the concept. Street suggested inviting a small focus group of apartment owners before it goes before the Planning Commission or the Council to see if there are any concerns that come up for them. REPORTS AND UPDATES SUBCOMMITTEE REPORTS st Education Î An RVTV show is scheduled for June 21from 6 to 7 pm on Channel 9 to discuss employee housing. Guests will include: Carolyn Johnson, Ashland Community Hospital, Bill Smith, SOU, and Kyle Hopkins, Sky Research. Finance Î They looked at the Housing CommissionsÓ response to the mission statement and at priority uses for the Housing Trust Fund. Land Use Î They discussed the condo conversion ordinance (noted above). Liaison Reports Council Î Hardesty said it was suggested at a Council/Budget meeting that because the CityÓs economic needs are so great that the proceeds from the sale of the Strawberry property might be better spent on something other than affordable housing, however, for the time being that idea has been dropped. th Schools Î Street said he thought the Board of Directors would be meeting the afternoon of May 25 in a study session to discuss affordable housing. ASHLAND HOUSING COMMISSION 2 MINUTES MAY 24, 2007 th Planning Î At their meeting on May 8, they discussed the Economic Opportunities Analysis data. They talked about goals, the relationship between transportation and affordable housing, planning and public process, sustainability and the environment and housing. They also talked about land supply and possible expansion of the Urban Growth Boundary as a component that should be seriously considered. They discussed mixed use, higher density, and careful consideration of condos as well as the use of public lands. They said the Croman site and the Railroad property should be dedicated to industrial use. The City received a grant to work on a master plan for the Croman site. Parks Î no report th Tripartite Î They did not meet in May. The next meeting will be June 20. Pre-App Review Board Î no report Goldman announced there was a Fair Housing presentation last night. It was web cast throughout the state. UPCOMING EVENTS rdth The August Housing Commission meeting was changed from the 23 of August to the 30 of August at 5:30 p.m. Hardesty will be absent. st May 31, 5:30 p.m. - RVCDC Groundbreaking at Siskiyou near Park Street st, June 21, 6 to 7:00 p.m. (Channel 9) Housing and Employers RVTV Show th Next Housing Commission Meeting Î Community Development and Engineering Services Building, June 28, 2007, 5:30 Î 7:30 p.m. ADJOURNMENT: The meeting was adjourned at 7:40 p.m. Respectfully submitted by, Sue Yates, Executive Secretary ASHLAND HOUSING COMMISSION 3 MINUTES MAY 24, 2007 Housing Commission Memo TO: Housing Commission Title: Housing Priorities for Council Goal Setting Date: June 28, 2007 Submitted By: Brandon Goldman, Housing Program Specialist The City Council will be holding their annual Goal Setting session in July of 2007. It has been requested that various boards and commissions of the City provide their highest priority goals to the Council for their consideration. The designation of a goal as a Council Goal for the coming year ensures that there is Council interest in examining any proposed actions to address the goal. The Housing Commission in selecting its priorities should distinguish between long range goals and short term goals (one year or less). The selection of annual goals should be expressed in a few concise statements that represent either a change in current policy or a major work activity that will consume a significant amount of staff time and involve the Council at the Policy Level. This is the sole meeting for the year for the Housing Commission to discuss future goals and still give the Council adequate time to consider them. Attached are the goals outlined in the Affordable Housing Action Plan as well as goals identified by the Housing Commission in 2006 that are independent of the Action Plan. These previously identified goals may be helpful in allowing the Housing Commission to build off of the work of prior efforts in this regard. Resource Availability In evaluation of what can be accomplished in the coming year there are two primary constraints to consider in developing annual goals. Time and money are the two limitations that restrict how ambitions the Commission can be in establishing Goals for a given year. Funding Availability In terms of direct funding availability for Commission business the Commission has an annual budget allocation of $750 that can be applied to various uses. In years past these funds have been used for food and beverages at Commission Study Sessions and public meetings, printing costs, DVD production costs, and postage for mailings associated with education and outreach. In the coming year it is also estimated that $1.2 Million dollars will be made available through the sale of the Strawberry Lane properties to be applied to an affordable housing proposal to be determined. Additionally, approximately $125,000 of the proceeds of the sale of the first Strawberry lot have been applied toward the acquisition of 14,000sq.ft. of property as part of a parks acquisition of a 1.3 acre parcel behind the Ashlander Apartments. The development of this property with up to 5 homes should be undertaken in the coming year. In years past the Council had budgeted specific allocations for the development of studies in support of housing including the Rental Needs Analysis, the Housing Needs Analysis , and the Housing Action Plan. Time Availability. The task of creating affordable housing on behalf of the City is primarily undertaken by the Housing Commission and the City Housing Program Specialist. Currently the Housing Program Specialists time is allocated with approximately: 10% being used to respond to citizen, developer, media, and affordable housing developer inquiries 10% being used in contract development, resale restriction covenants, deed restrictions, income verification and monitoring of affordable housing developments. 20% in direct support of the Housing Commission and its subcommittees including education and outreach, finance, and land use 20% in research and development of ordinances, resolutions (annexation, zone changes) related to affordable housing 5% of his time is spent coordinating with local and regional organizations 35% of his time is dedicated to administration of the Community Development Block Grant (CDBG) Program. The CDBG program administration time has been reduced to the minimum and can not be reduced further. The attached table of 2006 Goals considered by the Housing Commission shows that a number of these goals, and specific Action Plan Strategies, have been completed over the last year. Additionally the CDBG Consolidated Plan Goals are attached for consideration in developing the 2007-2008 recommended goals to forward to the City Council. Given the scope of goals forwarded in 2006 it is evident that not all of these goals can be accomplished or initiated in a single year. For this reason refining the priority of goals may better establish a realistic work plan for the coming year. Housing Trust Fund One priority goal is the development of a Housing Trust Fund. This undertaking has been initiated and the Housing Finance Committee has made significant progress in recent months toward establishing a proposed mission, list of eligible uses, defining eligible applicants, and have begun examining both prioritization of uses of a trust fund, as well as establishing an application process. The development of the platform will likely take a considerable amount of Commissioner and Staff time to develop and refine a framework for the Housing Trust fund. The City Council in 2006 noted the development of a Housing Trust fund as a Council goal and therefore Staff would recommend that this activity be prioritized by the Housing Commission. Legal Department and Finance Department assistance would be imperative to establish the legal and financial frameworks for administration of the trust. and as such ultimately Council direction will be necessary to ensure that this goal can be implemented. Land Use Regulations The Housing Commission has recommended a number of Land Use Code modifications to address the preservation and development of affordable housing. Although the results of such activities are not immediately apparent in terms of number of units developed in the short term, Staff recognizes that such efforts have a lasting impact on the development of the community and can be highly successful in the creation or retention of affordable housing. Currently there remain two distinct ordinance provisions that have been considered by the Housing Commission that have yet to be adopted. 1) The ordinance regulating the conversion of apartments into for purchase housing was a significant effort in 2006-2007 and is currently under review by the City Council and as such is expected to be resolved in the near term. 2) The development of regulatory controls pertaining to affordable housing required through zone changes and annexations is an ongoing activity that should be considered in establishing the goals for 2007-2008. Staff anticipates the review and approval of the Annexation ordinance modifications will continue well into 2007-2008 and constitutes a high priority for the coming year. In 2005-2006 the Housing Commission discussed an ordinance amendment the multifamily zoning districts that would have restricted the development of for-purchase housing in these zones. This activity is in direct response to goal 3B of the Affordable Housing Action Plan. This undertaking essentially stalled due to the passage of Measure 37 and the implications associated with restricting permitted uses and the potential for claims against the City were it determined that such regulation diminished a properties value. In recent discussions regarding the Condominium ordinance the question of whether the City can limit the development of for purchase housing in multifamily zones for new construction has again been raised. It may be of value in 2007-2008, upon completion of the annexation ordinance amendment process, to again examine this prior goal. Housing Development 2007-2008 will be another busy year in terms of affordable housing development within the City of Ashland. RVCDC will begin their six unit development on Siskiyou and Park St. and they are actively looking for their next project site, ACCESS Inc will proceed with their application for funds to develop 10 affordable studios on Lithia Way. Ashland Community Land Trust and Habitat for Humanity will complete the two units they have started on Garfield, and will begin two more on Bridge Street. As noted previously the portion of Parks property recently acquired is available for workforce housing development and as such the City will need to identify a community development partner to undertake that project. Lastly the availability of Strawberry Lane proceeds necessitates an ongoing effort to identify, acquire, and develop property to meet our Housing Goals. HOUSING COMMISSION 2006 GOALS Housing Commission 06' Goals (Items not identified Housing Action Plan Goals in the Action Plan) Goal 1-Funding Land Acquisition A. Facilitate the Process of applying for funds by Non-Profits (ongoing) Vacant / Developable B. Form Housing Trust Fund \[underway, mission, eligble uses, applicants and priorities under consideration\] Existing -Developed (including Vulnerable Properties) C. Develop long term Funding Sources Vulnerable Properties D. Convene Employers group to develop employer assistance Ordinance Development to protect vulnerable properties \[condo- approaches conversion ordinance, tenant rights, under consideration\] Goal 2 -Reduce Development and Operating Costs - Manufactured Dwelling Parks, Condo Conversions, HUD properties A1. SDC Deferral \[complete 2006\] Land Use A2. Limit SDC waiver total Modify Big Box Ordinance to promote affordable Housing B1. Reduce Planning, Utility fees \[comm-dev and engineering fees waived -res. 2006-13\] Establish Higher Density Multifamily zoning type B2. Determine annual limit of fees waived Increase Density Bonus for Affordable Housing Goal 3 -Land Use Conditionally allow ARUs in MFR zones or as permitted in SFR A1.Identify Land for rezoning Reduce Parking Requirements for affordable housing near transit A2. Identify target (city owned) site for vertical housing \[identified - Program Development and Review downtown parking lots\] A3. Feasibility of UGB amendment Review Rental Assistance Program B. Restrict Single Family in Multifamily zones \[condo-converion only partially addresses this goal\] Review Down Payment Program Improve monitoring of units regulated under the Ashland Affordable C.1 ARUs as permitted use in Single Family zones Housing Program Document lessons from Lithia lot RFP, evaluation, and negotiation \[ C.2 Reduce maximum lot size coverage requirements. Lithia proposal ongoing\] D.Allow or Require a percentage of small lots in new subdivisions. Planning Review Process Current Projects \[requested of Council 2006 - permitted to review Goal 4 -Preserve and Create Affordable Housing pre-applications\] (long range) Code review and amendments \[condo-conversions, A. Work with non-profits \[ongoing\] annexation ordinance changes in review process\] B. Require long term affordability for fee waivers (IE 30 years) - Inventories and Research \[complete - res 2006-13\] Goal 5 -Develop organizational Capacity Buildable Lands Inventory \[completed 2007\] A Create Housing Coordinator Position \[complete\] Multifamily unit counts \[completed 2007\] Goal 6 Build Understanding and Support Rental Needs Assessment \[completed 2007\] A. Public information program (Education ongoing) Education and Outreach Employer Assisted Housing Workshop \[completed 12-2005\] Tax Credit Workshop (or other topic) \[conducted in Medford 2006\] Development of Presentation and informational materials, brochures, The wording bracketed in \[BOLD TEXT\] has been added powerpoints, visuals) \[ongoing\] for review at the June 28th, 2007 Housing Commission Present to various groups, boards and commissions, Realtors, Meeting. It is not anticipated that all goals can be landlords, fraternal orgs, chamber etc) addressed in any given year, but rather the goals were Establish liasons to regional housing groups including Medford identified as either long or short term by the C0mmission in Housing Commission, JCHousing Coalition, SO Housing Resource the past. Center Housing Commission Priorities 12-19-05 The following Priorities were identified by the Housing Commission Subcommittees in an effort to rank which goals were seen as the highest priorities in the short term. Although typically the goals are established by the Affordable Housing Action Plan, the full commission and subcommittees also added specific goals they deemed necessary to support affordable housing preservation or creation Land Use Subcommittee In evaluating the various land use related goals the Land Use Subcommittee separated the goals into low and high priority, and long and short term designations. In some cases the subcommittee identified a ÐMediumÑ PriorityÑ. The High Priority Short Term goals were further ranked by each member and averaged to the following ranking. High Priority Short Term 1) Land Acquisition 1) Restrict Single Family in Multifamily Zones 3) Rental Needs Assessment 4) Ordinance or Resolution Development to protect vulnerable (existing) affordable housing developments 5) Recommend ways to improve regulation and monitoring of affordable units in program 6) Document Lessons learned from Lithia Parking Lot RFP and Proposal evaluations. 7) Unit Acquisition Î Existing Properties High Priority Long Term Identify land for rezoning Feasibility of a UGB amendment Allow or require a percentage of small lots in new subdivisions Medium Priority Long term Modify the big box ordinance to promote affordable housing Establish a higher density multifamily zoning type. (Increased Densities) Low Priority Short Term Increase Density Bonus Opportunities for affordable housing development Low Priority Long Term Reduce maximum lot size coverage ARUÓs as a permitted use in single family zones Conditionally allow ARUs on small lots in multifamily zones Reduce Parking requirements for affordable housing projects located within a designated transit corridor. Lastly the goal : Identify target (City owned) site for vertical housing was seen as fitting in none of the above categories as ÐidentificationÑ is essentially complete, but it should remain a visible goal to promote the potential development of such properties with affordable housing Finance Subcommittee In evaluating the finance related Action Plan Goals the Finance Subcommittee categorized the items into the following areas: High Priority Short Term Modification of the SDC Deferral Program Inclusion of Engineering and Community Development Fees in waiver Limitation of annual SDC deferral amount Evaluate Section 108 Program to derive funding for an affordable housing project High Priority Long Term Establish a Housing Trust Fund Establish long term funding stream Low Priority Short Term Planning and Utility Fees annual limitation on waivers Low Priority Long Term None Education Committee Specific Action Plan Goal (6a) relating to Education is an ongoing endeavor, or are specifically in support of other goals (ie Land Use or Finance related). However the Education Committee did identify some campaign strategies that would be employed to address the public education goal: Ongoing Campaign: Letters to the editor Articles Development of a presentation (power-point) and informative materials. Development of visuals on affordable housing Speaking engagements and presentations -Chamber of Commerce - Realtor groups - Rental Owner associations - Fraternal Organizations - etc. Public Television (city talk or a show on ÐWorkforce housing works for AshlandÑ) Establish an exchange liaisons with Medford Housing Commission and other regional housing groups - Southern Oregon Housing Resource Center, Jackson County Housing Coalition. 2005-2009 CDBG Consolidated Plan Goals 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. 1.1 Encourage the acquisition and construction of affordable rental housing (B). 1.2 Support the acquisition and development of affordable rental housing units through a sustainable program, which retains the units as affordable in perpetuity, such as a land trust (A*). 1.3 Support providers of public housing (C). * The provision of rental housing best serves the community when such units are secured as affordable in perpetuity or for very long periods (60 years). For this reason the City will prioritize CDBG funds to those projects that retain affordability for the longest period. Support of the Land Trust model, and of Housing Authority projects, encourages long term affordability and thus maximizes the value of public subsidies. 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. 2.1 Encourage the acquisition and construction of affordable housing by private developers (B). 2.2 Support acquisition and development of affordable ownership housing units through a sustainable program, which retains the units as affordable in perpetuity, such as a land trust (A*). 2.3 Support home ownership through down payment and home ownership assistance (B). The provision of ownership housing best serves the community when such units are secured as affordable in perpetuity or for very long periods (60 years). For this reason the City will prioritize CDBG funds to those projects that retain affordability for the longest period. Support of the Land Trust model encourages long term affordability and thus maximizes the value of public subsidies. Although the equity limitations effectively reduce the wealth creation opportunities for owners, the units remain available to subsequent generations of occupants. Given the high cost of housing in Ashland considerable subsidy would be necessary to provide ownership opportunities to households earning leass than 30%AMI. In order to utilize funds most efficiently to provide for the greatest number of households the City anticipates the majority of new affordable ownership units will be targeted to households earning between 60% and 80%AMI. This is reflected in TABLE 2A on page 78. 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. 3.1 Retain existing affordable housing, rental and ownership, by supporting rehabilitation programs, which recapture the rehabilitation costs for further use in Ashland (B). 3.2 Retain existing affordable housing, rental and ownership, by supporting rehabilitation programs using a sustainable program, which retains the units as affordable in perpetuity (B). AshlandÓs overall housing stock is in good condition. The oldest units, typically needing the greatest repair, are within highly desirable neighborhoods and have high market values. For this reason such units have been rehabilitated in large part without public subsidy. Performance Outcome for Housing Goals (1-3): Lower-income households are able to obtain or remain in decent, affordable housing. Performance Measures for Housing Goals (1-3): Number of lower-income households with improved housing. Number of new for-purchase housing units affordable to, and occupied by, lower-income households. Number of new rental housing units affordable to, and occupied by, lower-income households. Number of low-income homebuyers that have purchased a home following homebuyer assistance classes including number of minority and female heads of households. Number of existing housing units that have been retained as affordable through deed restrictions recorded on the property. Number of housing units and occupied by lower-income households that have been rehabilitated Homeless Goals Goal 4: 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. 4.1 Provide assistance to non-profit organizations that assist the homeless and those at risk of homelessness, provide transition assistance to the homeless, and help prevent homelessness (A). 1.2 Strengthen the capacity of the Jackson County Continuum of Care to plan activities reducing homelessness in the community. (B) 1.3 Support activities that expand service-enriched housing for the homeless and other special needs populations, including increased shelter, transitional and permanent supportive housing resources (B). Goal 5: Encourage the development of emergency and transitional housing for homeless families with children and/or individuals. 5.1 Coordinate with local providers of homeless services to determine the number and type of units needed in Ashland. Work with service providers to define homeless housing project plans and financial needs (B). Performance Outcome for homeless goals (4&5): Improved conditions and assistance for homeless individuals and families to enable them to be self sufficient. Performance Measures for homeless goals (4&5): Number of homeless, or households at risk of homelessness, that have received services designed to improve health, safety, and counseling. Number of homeless families or individuals that have been stabilized through emergency or transitional housing Number of homeless, or households at risk of homelessness, that have obtained permanent housing Increased capacity of the Jackson County Continuum of Care homeless task force to address homelessness on a regional level. Special Populations 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. 6.1 Encourage development of transitional and supportive housing for extremely low- and low-income special needs populations (B). 6.2 Provide assistance to non-profit organizations that provide support services for extremely low- and low-income special needs populations (B). Performance Outcome for special needs Population goal (6): Improved conditions and assistance for special needs population to enable them to be self sustaining. Performance Measures for Special population goals: Number of individuals with special needs that have received services designed to improve health, safety, general welfare, and self reliance. Number of group homes or other supportive housing developed for the elderly, individuals with special needs. Community Development Goals Goal 7: To provide safe and convenient access to alternative transportation routes in extremely low-, low- and moderate-income neighborhoods. 7.1 Replace hazardous sidewalks in extremely low-, low- and moderate-income neighborhoods (C). 7.2 Construct new sidewalks on existing streets in extremely low-, low- and moderate-income neighborhoods (B). 7.3 Install wheel-chair ramps in existing sidewalks (B). Goal 8: To make city facilities easier and safer to use for people with disabilities. 8.1 Make accessibility improvements to city-owned facilities (B). Performance Outcome for Community Development goals (6): Low income neighborhoods that have improved pedestrian and wheelchair access and city facilities that are easier and safer to use for people with disabilities Performance Measures for Community Development goals (7&8): Linear feet of sidewalk completed in qualified low-income Census Block Groups Number of households benefiting from new or enhanced city sidewalks. Number of wheelchair ramps installed in existing sidewalks Number of individuals with physical or developmental disabilities provided access to new or repaired public facilities Fair Housing Goal 9: To affirmatively further fair housing. 9.1 Establish a local means for citizens to get specific information about fair housing, and report fair housing violations. Review current fair housing violation process, improve as needed. (B) 9.2 Develop and provide brochures and advertisements on how to file fair housing complaints (B). 9.3 Continue to support the activities of the Fair Housing Council of Oregon (B). Performance Outcome for Fair Housing goals (6): Improved public access to information about housing discrimination and fair housing rights and responsibilities Performance Measures for Community Development goals (7&8): Number of existing or potential multifamily property owners provided with landlord responsibility materials relating to the Fair Housing Act. Number of educational opportunities provided to the Citizenry including seminars, television broadcasts and informational items within City publications sent as direct mail to all households in Ashland. Number of individuals assisted in reporting fair housing violations. 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. 10.1 Review practices used to evaluate and abate lead-based paint hazards in housing projects assisted with CDBG funds through the City (A). 10.2 Keep updated on state and federal laws that relate to lead-based paint (A). Performance Measures for Lead Based Paint goal (10): Number of households assisted whose properties have had Lead Based Paint abated. Anti-Poverty Goal 11: To reduce the number of people living in poverty in the City of Ashland. 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) (Performance Outcomes and Measures Addressed under Housing Goals and Homeless Goals). 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. 13.1 Consider the potential impacts on housing affordability prior to enacting changes to requirements for residential development in the Ashland Land Use Ordinance (A). 13.2 Continue to reduce barriers to affordability forwarding Ashland Land Use Ordinance amendments to the City Council for consideration that promote the development or retention of affordable and workforce housing. (A) Performance Outcome for Barriers to Affordable Housing Goal(13): Creation of affordable housing units through incentives and regulatory requirements within the Ashland Land Use Ordinance Performance Measures for Barriers to Affordable Housing Goal(13): New city procedures and policies to streamline the development process for affordable housing. New ordinances or ordinance amendments to encourage the creation of affordable housing through density bonus provisions Adoption of resolutions or ordinance amendments that require units to be affordable based on a range of income levels. Institutional Structure and Coordination Goal 14: To provide institutional structure and intergovernmental cooperation. 14.1 Continue to provide staff support to the City of Ashland Housing Commission (A). 14.2 Continue to work with the City of Medford, Jackson County and other jurisdictions to work on Housing affordability, Fair Housing, and homelessness on a regional, as well as local, basis. (A) 14.3 Continue participation in the Jackson County Continuum of Care Consortium and the Jackson County Housing Coallition.(A) Performance Measures for Institutional Coordination Goal(14): Intergovernmental agreement(s) to work with City of Medford, Jackson County and other jurisdictions to work on Housing affordability in a coordinated manner. Continuance of the Ashland Housing Commission and the Jackson County Housing Coalition. Coordinated regional approach to address low-income housing and service needs on a regional basis Housing Tips and Trends Tips and Trends From the Fair Housing Council of Oregon Your Source for Fair Housing News & Information Fair Housing and Advertising . Early Summer / 20077 Fair Housing laws prohibit marketing pictures that there is no intent to exclude housing providers (agents and show only white adults those with a disability. brokers, owners / sellers, lend-with no visible disability Use caution with phrases such ers, landlords and may be perceived as illegal as Ñchoice FREE property managers, etc.) and discrimination (despite location,Ò Ñexecutive home,Ò TRAINING the media from stating, whether or not that was Ñexclusive OFFERED! printing, or publishing any the intent) as if the words, community,Ò etc. If phrases preference, limitation or Ñable -bodied white adults such as these are used (or discrimination based on a onlyÒ were used. perceived to be used) as code protected class. Federal and words to hide the intent to Focus your words on the Learn about your state protected classes discriminate based on property, not who lives FAIR HOUSING rights include: race, color, national protected class, there could be there or whom you (or the and responsibilities: origin, religion, gender, familial a fair housing issue. seller, or the neighborsÈ) E-mail: information@fhco.org SEE BACK status, disability, marital Suggestions think should live there. PAGE FOR status, and source of income. Use the fair Words that describe the Local jurisdictions often add housing logo available at dwelling are permissible DETAILS CLICK additional protected classes the HUD website. unless it conveys actual us by the means most convenient to you such as gender identify, sexual If the unit is accessible or restrictions as to who can More Tips & orientation, and age. live there. For example, has other features of Trends Inside Ñbachelor apartmentÒ is benefit to those with any Advertising Dos & DonÔts: fine, so long as you donÔt number of disabilities, Direct discrimination such limit access only to non-promote those amenities. Housing News 2 as Ñno childrenÒ or married males. Similarly, *There are only two types of ÑChristians onlyÒ should be ÑviewÒ and Ñwithin walking senior housing (55+ and 62+) HousingConnections.org 2 strictly avoided. distanceÒ and Ñwalk-in-legally allowed to exclude fami- If you use images and closetÒ are all fine. lies with children. The law is Television program pictures in your advertising, very clear and specific about When advertising a desig- 2 about conversion to be careful that they depict this exception, including quali- nated senior community*, non-smoking housing the communityÔs breadth of fying ratio. the words independent diversity in ability, gender, and active should not be Discrimination in Oregon 3 race, etc. In other words, used unless it is clear and SW Washington Inclusive Rental Call: 503-223-8197 Toll Free: 1-800-424-324 (TTY) 3 Working With Clients Who Speak Limited English Practices and Affirmative Marketing According to 2005 statistics, 10% of OregonÔs practice to ensure your clients understand their CALL population is Ñforeign bornÒ and 25% of them lease requirements and your expectations. Accessible Housing 3 self-identify as not speaking English well. Thir-HUDÔs Four Factor Analysis: e format or a different language, please contact teen percent indicate they do not speak Eng- Smoke-Free Housing 4 1. 1000 or more individuals in a language lish at all. Many landlords contact the FHCO to group = translate vital documents Ready to Rent find out what their responsibilities are when it 4 2. More than 5% of your clients (and more comes to working with clients who speak little than 50 individuals ) in a language group = Environmental Hazards 4 or no English. (We usually refer to this popula- translate vital documents tion as LEP clients...short for Ñlimited English TRAINING 5 3. More than 5% of your clients (but , less than proficiency Ñclients.) Unless the housing you REGISTRATION 50 individuals ) in a language group = have own or manage is subsidized with federal fund- a written notice in the language that inter- Questions about 6 ing, you currently do not have a requirement to pretation services can be made available. Service Animals provider translation (written) or interpretation 4. Less than 5% of clients and less than (spoken) services for your LEP clients. How- History of 6 1,000 individuals in a language group = no Fair Housing Council Of Oregon 1020 SW Taylor St., Suite 700 Portland, OR 97205-2512 Discrimination in Oregon ever, HUD has recently published a four factor need for written translation of materials. analysis, which applies to federally funded More information on serving the LEP popu- Recent Litigation, 7 housing. This analysis is a good business tool Settlements and lation is available at www.LEP.Gov. If you need this document in an alternat WRITE Complaints to apply to your private market management Reasonable 7 SERVING ALL OF OREGON & SW WASHINGTON FROM OFFICES IN DOWNTOWN PORTLAND Accommodation for individuals in recovery? 1-800-424-3247 www.FHCO.org information@FHCO.org Housing Tips and Trends from the Fair Housing Council of Oregon Page 2 Housing Providers, Special Services for You: GOT Did you know that we submit Who should call the Hotline? QUESTIONS? HousingConnections.org dozens of articles annually to The Fair Housing Hotline WEÓVE GOT a variety of publications? If (800/424-3247)Ðis for Do you or someone you know ANSWERS! your company or organization anyone with a Fair housing have sales or rental property is looking for relevant and question. You can also email in the Portland-Vancouver timely content for your us at information@fhco.org. market? publication, we would be pleased to provide regular If so, you should know about Housing News submissions free of charge. HousingConnections.orgÐthe regionÔs best local housing Keep up with fair housing Have you heard reviews for resource. Post: trends and case law. Sign up our classes on fair housing apartment units, single-family for FREE housing news from law? We regularly conduct homes, shared housing, the Fair Housing Council! training classess throughout special needs housing, CALL THE Oregon and SW Washington Fair Housing Contact us with the following: accessible housing... and are routinely asked to Council of Oregon name / company (required) speak on the following topics: To post completely free of Hotline: email address (preferred) charge visit ÐFair Housing (FH) Basics 1-800-424-3247 postal address (secondary) ÐFH for Maintenance Personnel HousingConnections.org ÐFH and Real Estate Sales ÐFH for Local Governments today! ÐFH and Advertising ÐBreaking the Language Barrier Not online? No problem! and Affirmative Marketing ÐFocus on Disability, Accessibility, NEED HOUSING? Reasonable Accommodations and Call: 503-823-8562 Modifications Learn about converting your rentals to non-smoking housing. Watch the Ñ Benefits of Smoke Free HousingÒ television program, airing in the Portland metro area: Friday 6/8/07 at 7:00 pm and Sunday 6/17/07 at 7:30 pm on channel 23, Sunday 6/10/07 at 5:30 pm on channel 11, Sunday 6/15/07 at 7:30 pm on ADVERTISE channel 22, and Sunday 6/24/07 at 8:00 pm on channel 30. AVAILABLE HOUSING Fair Housing Event Sponsors ON This yearÔs Fair Housing Month activities, including this informative Tips & Trends mailer and upcoming training sessions were made possible with the generous HousingConnections.org support of the following sponsors. Major Sponsors: SEE BOX The City of Eugene The City of Portland Bureau of Housing & Community Development The U.S. Dept. of Housing and Urban Development THIS PAGE The Portland Metropolitan Assn. of Realtors® Oregon Housing & Community Services Dept. Oregon Economic & Community Development Dept. The City of Ashland The City of Medford Contributing Sponsors: The City of Corvallis The Oregon Rental Housing Assn. / The Rental Housing Assn. of Greater Portland The Regional Multiple Listing Service The work that provided the basis for this publication was supported by funding through a grant with the US Depart- ment of Housing and Urban Development. The substance and findings of the work are dedicated to the public. The authors are solely responsible for the accuracy of the statements and the interpretations contained in this publica- tion. Such interpretations do not necessarily reflect the views of the Federal Government. Phone: 1-800-424-3247 Web: http://www.fhco.org E-mail: Information@fhco.org Page 3 Serving Oregon Inclusive Rental Practices and Affirmative Marketing & SW Washington Fair housing laws are intended to demonstrates that you desire to In addition to advertising to create a climate in which individu-increase the diversity of your client affirmatively expand your pool als, who are otherwise qualified pool and are actively seeking out of potential clients, having for a housing transaction, can those folks who may be least likely rules, policies and rental prac- obtain the housing of their choice. to find out about your services tices that are inclusive is also Sometimes, the manner or loca-through the ordinary means. an important element of fair tion in which a landlord or other housing. For example, rules housing provider places advertis-Affirmative marketing may include that are targeted specifically to ing or offers services or housing advertising rentals in ethnic or children (e.g. kids canÔt be out- Did you know? may seem to exclude some neighborhood newspapers as well side the apartment after dark) We have groups. For example, suggesting as in the mainstream classified have been determined to be translated our core that housing may not be safe for ads. It might also include translat-discriminatory. Also, a rule that small children would be seen as ing your rental flyers and distribut-stated one could not use spe- informational deterring families with children ing them in ethnic grocery stores or cific ingredients in cooking (we handouts into seven from renting. Similarly, you might posting rental housing notices at have seen some that do not different languages. be perceived as discriminating community organizations serving allow residents to cook with against people from other coun-individuals with disabilities or fami-curry, or certain other spices) tries if you advertised that only lies. may have a discriminatory im- people who speak English were pact on some ethnic groups encouraged to apply to rent your If your rental units have some ac-more so than others. When available housing . (The fair hous-cessible features, include that infor-crafting rental policies, rules, ing laws protect everyone, regard-mation in your advertising. Some screening criteria, etc., it is less of their citizenship or immi-people with disabilities may not important to remember that gration status. ) need housing that is fully wheel-anything you state which ap- chair accessible, they may need pears to discourage someone Did you know? Affirmative marketing is a term something with limited stairs, or based upon the bases pro- used to mean that you are proac-lots of natural light, or a place tected by the fair housing laws, You can view tively seeking out people from all where they can garden for thera-could potentially result in a fair educational videos races and ethnic backgrounds, peutic reasons, or many, many housing complaint against you. on our website in families as well as singles, and other options. Accessibility isnÔt a Landlord trade associations Spanish, Russian, people with disabilities as well as one-size fits all term. The features frequently sell forms which have Arabic, and those without disabilities to make that make your housing units already been reviewed to help English. them aware of your available unique may be exactly the features you avoid discriminatory lan- housing. In short, affirmatively that someone has been looking for guage. marketing your rentals or services to fit their disability-related needs. Discrimination Complaints In Oregon & SW Washington Did you know? The Fair Housing Council of Ore-impose rules aimed specially at fall on the housing consumer. We even offer to gon received over 3,000 Fair children. Providers have the right to translate materials housing inquiries in 2006; verification of the need, and to into Braille and Over 30% of the complaints FHCO nearly 400 were determined to assure that any changes are provide sign receives deal with be bona fide allegations of ille-made to code, with any language or other disability. This is a broad and gal housing discrimination. The needed permits, and in a assistance for complex area of the law that is National Fair Housing Alliance professional fashion. confusing to many. You should attendees of fair estimates that less than 1% of know that housing consumers You should also know that housing classes, all violations are reported. In with a mental or physical disabil-assistance / therapy / as needed. Oregon, 1 in 10 believe their ity have the right to request a companion animals who Fair housing rights have been Ñreasonable accommodationÒ (a assist those with disabilities violated. change to rules, policies, or pro-should never be considered Approximately 25% of the com-cedures) or Ñreasonable modifica-pets. While consumers are plaints received in Oregon and tionÒ (physical change to the responsible for the care of SW Washington involve families housing structure) in order to fully their animals, as well as any with children. It is illegal for access, use, and enjoy their hous-damage that may occur, housing providers to discrimi-ing. There are few instances in housing providers may never nate against households with a which a housing provider can charge a pet fee or decline a child under 18 (including an legally refuse a reasonable re-disability-assistance animal on expecting parent); nor can they quest. In the private market, the the basis of a Óno petsÔ policy. steer families to certain units or costs for such changes typically Phone: 1-800-424-3247 Web: http://www.fhco.org E-mail: Information@fhco.org Page 4 ÓClose EnoughÔ may Result in a Fair Accessibility: GOT QUESTIONS? Housing Lawsuit WEÓVE GOT ANSWERS! Design & Construction Standards Ó Anyone with a multi-family housing site (four or more units) first occupied after March Design and construction nents can be found at VISIT 1991 should read this article. You may be in (D&C) accessibility stan-FHCO.org/accessw.htm. www.FHCO.org jeopardy of being named in a fair housing dards for multi-family hous- complaint. Today! Further information can be ing built after March 13, No one should know better than architects, gleaned from 1991 are set forth by the planners, and builders how essential accu- FairHousingFirst.org. federal Fair Housing Act.* rate measurements are to a safe, attractive, and successful building project. Nowhere is Everyone involved in the this more true than in following fair housing There are seven essential design and construction (D&C) standards. design and construction of components including: a multifamily properties Do the running slopes on your prop- accessible entrances on an Ðdesigners, architects, ertyÔs access routes fall outside of the accessible route 1:12 - 1:20 range? builders, construction com- accessible public and com- panies, etc.Ðis liable for full Are access routes at least 36Ò wide? mon use areas compliance. Do you have steps, high thresholds, or Ready to Rent usable doors knobs (vs. lever-style handles) on front If you would like more infor- entrances of units and accessible routes into and Do you or someone mation about D&C require- common areas? through units you know have rental ments, or Have you placed outlets and other con- accessible environmental properties in the assistance in performing a controls trols at least 15Ò above the floor? Portland-Vancouver self-audit, please Have you allowed a 30x48Ò clear space reinforcement for grab bars market? contact us at in front of bathroom sinks? usable kitchens and bath- 1-800-424-3247. If so, you should know rooms about the regionÔs We recommend that you refer to the HUD Fair Housing Design Act Manual at A discussion of each of *Multi-story townhouses are renter education pro- exempted. www.HUD.gov. these seven D&C compo- gram called Ready to Rent. Compare the standards in the manual with the specs at your site. You can also contact The program is us for resources to determine minimum stan- designed to assist dards to successfully retrofit existing inven- applicants in tory and to avoid problems in the future! Environmental Hazards: addressing past issues and creating Lead HazardsÐDo you know tacks. While itÔs impractical to lack of smoking policies. a realistic housing that dwellings built before 1978 eliminate all mold; you can con- You should know that plan and household are likely to be contaminated trol indoor growth and moisture. being a smoker is not a pro- budget. with lead-based paint. Once If you buy or rent property in tected class under fair housing consumed, ingested, or inhaled, Washington you are required to High standards are laws, so smoke-free housing lead is never eliminated from be given a disclosure notice. Get set for graduation; policies are legal. In fact, Ore- the body. If you rent or buy a answers to your questions; call for those that do, gon and Washington State laws pre-1978 home, you are re-the Washington State Dept. of there are financial already require commons areas quired by federal law to receive Health at 888/586-9427. incentives for in housing complexes to be a lead disclosure notice and landlords who accept Smoke-free HousingÐDid you smoke-free. For more informa- free booklet. Learn to live ÓLead Ready to Rent know that smoke-free housing is tion and answers to your ques- SafeÔ and get answers to your graduates. a growing trend? A 2006 study tions, contact the American questions; call the Oregon State conducted by Campbell DeLong Lung Association at 503-924- Lead Line at 503/988-4000. For more information: Resources, Inc. found that 80% 4094 , Jayme Rabenberg at Clackamas County Mold HazardsÐDid you know of renters in the Portland-FHCO (503-453-0926), Mult- 503/650-5647 that mold can be toxic? Molds Vancouver market do not allow nomah County Health Dept. Clark County produce allergens, smoking in their homes. 75% (503-988-4163), Clark County 360/906-9117 Multnomah County irritants, and in some cases, prefer housing where smoking is (360-397-8000 x7378) or find 503/802-8494 potentially toxic substances. forbidden and 42% avoid hous-more information at smoke- Washington County Symptoms may range from mild ing where others smoke; com-freeoregon/housing.com. 503/640-3263 irritation to severe asthma at-pared to only 11% who look for a REGISTRATION FORM for fair housing training by the Fair Housing Council of Oregon Page 5 Register Now for the Free Training Session! Register Now for the Free Training Session! PLEASE PHOTOCOPY THIS REGISTRATION FORM AND SUBMIT A SEPARATE FORM FOR EACH REGISTRANT Step TO REGISTER BY E-MAILÈ FHCO_registration@yahoo.com Your Source for 1 Fair Housing name:________________________________ phone #: _____________ Please News & Information complete company / agency (if applicable):___________________________________ step #2 also city, county:_____________________________________________________ TRAINING REGISTRATION CONTACTS: TO REGISTER BY FAX... 503-223-3396 (fax) Email: FHCO_registration@yahoo.com name:_________________________________phone #: __________________ Please complete Fax: 503-223-3396 agency (if applicable):_______________________________________________ step #2 also city, county:_______________________________________________________ Mail: Fair Housing Council of Oregon TO REGISER BY U.S. MAIL send to... Fair Housing Council of Oregon 1020 SW Taylor St. 1020 SW Taylor St., Suite 700, Portland 97205 Suite 700 Portland, OR 97205 name:_____________________________________ phone #: ____________ Please complete agency (if applicable):_______________________________________________ step #2 Questions about registration? also city, county:________________________________________________________ Phone 800-424-3247 from anywhere in Oregon Step PRE-REGISTRATION REGISTRATION CONFIRMATION WILL BE MUST BE RECEIVED BY: 2 MADE BY E-MAIL WHEREVER POSSIBLE 8:00 a.m. on Tuesday, BE SURE TO ADD FHCO_REGISTRATION@YAHOO.COM TO YOUR APPROVED SPAM FILTER LIST July 17, 2007 E-mail address:____________________________________________________________ Webcast Date: If you do not have an e-mail address, provide a fax or phone number so we can Wednesday 7/18/07 contact you with the details you will need to log in. __________________________________________________ fax phone Time: 2:30Ï5:00 p.m. PDT You will receive more details with your NOTE! registration confirmation PRE-REGISTRATION MUST BE RECEIVED BY: Tues., July 17th, 2007 at 8:00 a.m. PDT Please be sure to add NOTE: Please sure to add FHCO_registration@yahoo.comÔ to your approved email spam FHCO_registration@yahoo.com filter list to your approved e-mail spam NOTE: Upon receipt of your registration, we will reply to confirm and include all of the filter list details you will need in order to join us online. You will need access to a com- puter with a high speed internet connection on 7/18 at 2:30 in order to view and participate in this free training. Phone: 1-800-424-3247 Web: http://www.fhco.org E-mail: Information@fhco.org Page 6 History of Discrimination in Oregon In any attempt to educate our-on the railroads. When statehood seekers from purchasing in certain selves about civil rights in hous-was declared in 1859, OregonÔs areas. ingÐfair housingÐit is important constitution prohibited anyone of African-Americans were deterred that we remind ourselves of the Chinese ancestry from owning land from living in Oregon by racial exclu- pain suffered by those who were or holding a mining claim. In 1882, sion laws passed between 1849- denied those rights. Courageous the Chinese Exclusion Act banned 1854 stating that it was Ñunlawful people faced the forces of preju-Chinese immigration to the U.S. for any Negro or mulatto to come in It Is Illegal... dice, persevered and built an im-Restrictive covenants in deeds for or resideÒ in Oregon. Although portant place in OregonÔs history. residential property were common- slavery was banned, OregonÔs first ...for housing place and resident Chinese- Native Americans have lived in the constitution passed in 1857 denied Americans were excluded from liv- providers (owners, Pacific NW for ten thousand years. African-Americans the opportunity ing in certain neighborhoods. sellers, landlords, lend- Estimates of the population before to live here. ers, or those working European settlement in the 1800s The immigration of Japanese people for them) to: This shameful legacy of race hatred may have been over 120,000. to Oregon increased with the pas- and separation continued into the Disease, war, and forcible dis-sage of the Chinese Exclusion Act. Refuse to rent, sell, twentieth century. OregonÔs first placement had a severe impact on Early in the twentieth century, Japa- or finance Fair housing law, passed in 1959, Native American communities, nese immigrants settled into Port- Refuse to give infor- began an era of civil rights protec- reducing the population to approxi-land to work in the traditional ser- mation about avail- tions for minorities. The federal mately 5,000 by 1900. Forced to vice industries. Many also farmed able housing Fair Housing Act of 1968 provided live on reservations by the U.S. east Multnomah County and the even stronger protections. Racist Discourage applica- government, most native people Hood River Valley. Competition with restrictions in covenants remain but tion or bidding were systematically denied the European-American farmers pro- enforcement of them or any other basic freedom of a choice about vided the impetus for bills in the Lie about availability discriminatory act is illegal. Civil where to live. Oregon Legislature in 1917, 1919, Apply different rules, rights protections in housing are 1921, and 1923 prohibiting Japa- privileges, stan- Chinese immigrants moved to the still evolving and much work re- nese land ownership. Japanese- dards, or qualifica- Oregon Territory to work in mining mains to be done! Americans also faced racist restric- tions communities, fish canneries and tive covenants that excluded home Steer to certain housing Commonly Asked Questions about Service Animals Make discriminatory statements (written in Housing or oral) Harass, intimidate, One issue many with disabili-What is a Service Animal? disability, and essential to fully threaten, or coerce ties face is requesting a rea-Service animals provide access and enjoy their home. sonable accommodation assistance to an individual with Refuse to let one Verification may come in the (change to a rule or policy) for functions or tasks that the indi- with a disability form of a letter from a doctor, a service animal. vidual with a disability cannot make necessary therapist, counselor, social perform for him or herself. You modifications / ac- worker, etc. Contact us at the For fair housing purposes, the should know that there is no commodations Fair Housing Council for assis- terms Ñassistance animal,Ò formal certification or training tance in preparing a request for Ñtherapy animal,Ò Ñservice ani-requirement for an assistance ...when such action is accommodation. mal,Ò and Ñcompanion animalÒ animal. based on oneÔs are interchangeable. protected class. You should also know that What a Service Animal isnÔt strong privacy rights surround Examples of Service Animals: A service animal is not a pet Protected classes disability under fair housing law. and should never be treated as Seeing-Eye or Hearing Dog include: race, color, one. That means, if there is a There is a limit to what a hous- An animal used to pull wheel- national origin, relig- chairs or carry and pick up things Ñno petsÒ policy, a service ani- ing provider is allowed to ask ion, gender, familial for persons with mobility impair- mal should likely be accommo- about someoneÔs disability. If status, disability, ments. dated. If pets are allowed sub- you have questions, please call An animal used to assist persons marital status, source ject to a fee and / or deposit, with mobility impairments to bal- us at 503-223-8197 or 800- of income, etc. such costs may not be applied ance 424-3247 (TTY) to assistance animals. Seizure Animals which alert per- If you questions about sons to an on-coming seizure For info. on service animals in busi- fair housing, An animal that provides emotional nesses visit: Those requesting an accommo- contact us at support for those with depression dation may need to verify that it 800-424-3247. or other emotional disorders www.usdoj.gov/crt/ada/qasrvc.htm is necessary, related to their Housing Tips and Trends from the Fair Housing Council of Oregon Page 7 Recent Litigation, Settlements & Complaints Against Architects, Developers, Insurance Companies, and Landlords Did You Know The Fair Housing Council of in Shelby County make acces-gon, the Fair Housing Center Oregon and a client with a sibility improvements to their of Washington, and several disability have recently individual homes. The fund adult care home operators. Individuals who settled a reasonable accom-will be administered by the A federal class action lawsuit modation case in Milton-Memphis Center for Inde-alleged that Western World are in recovery Freewater. pendent Living. See the full Insurance Co. cancelled insur- from alcohol A manufactured home park article at ance policies of adult care abuse and / or resident who was blind, re-fairhousing.com/advocate. home providers whose clients illegal drug abuse quested that her landlord were people with mental dis- are considered to allow her to install a lock on The Fair Housing Council of abilities. A fund has been have a disability her gate to prevent other resi-Oregon and two clients re-established for providers who under fair housing dents from using her back-cently settled a Race/Color were part of the class of im- laws. yard as a shortcut through discrimination suit against a pacted individuals but may the park. Because of her Portland landlord for have been unaware of the Did you know? blindness, she was not able $36,500. lawsuit. Read more informa- An individual in to look out and see who was with a disability in her yard and this caused may ask a housing her to fear for her safety. The provider to landlord refused to allow her overlook some to install the lock, even after she offered to provide him past bad with a key. Then he retaliated references (rental, against her when she filed a criminal, credit, fair housing complaint. The etc.) if the past Fair Housing Council of Ore- behavior is now gon and attorney Dennis corrected and if Steinman assisted the client the original in filing and settling a fair problem was housing case against the created due to an landlord. You can read more untreated disabil- details of the HUD complaint ity such as a men- and charge at: http://The Dept. of Justice recently tion about this settlement at tal health disorder www.hud.gov/offices/fheo/settled a case brought against fairhousing.com/advocate. (which is now enforcement/greenacre-a Portland apartment owner. properly diag- advisory.doc. The Fair Housing Council of nosed or treated) Oregon as well as their cli- or an addictive Dept. of Justice settles a de-ents, an interracial couple, disorder for which sign and construction (D&C) were represented by attorney the person is now case with propertyÔs archi-Peter Fels . in recovery? tects, builders, developers, The suit was brought by the and engineers. Settlement parties after HUD issued a includes retrofits and Did you know? charge in the case of HUD V. $320,000 accessibility fund. The reasonable Ballis. HUD charged that the The parties involved in the accommodation landlord had refused to rent Design and Construction to the couple because the process was de- (D&C) of several Memphis, man was Black. FHCO per- signed to help Tennessee apartment formed fair housing testing to DID YOU KNOW? individuals with complexes have agreed to obtain supporting evidence The Americans with disabilities over- make retrofits to ground floor for the clientsÔ complaint. come barriers to Disabilities Act regulates the ac- units and common areas of See the full article with de- obtaining and/or cessibility of commercial build- the apartment communities tails of the charge at hud.gov/ keeping their in order to make the proper- ings. It also addresses the re- news/release.cfm? housing ? ties accessible to individuals quirement of real estate sales content=pr05-171.cfm. with disabilities as required offices, model homes or apart- by the Fair Housing D&C Questions? A $2million settlement ments, and apartment leasing Standards. Additionally, they Contact us at against a national insurance offices to be accessible. will place $320,000 into a company was reached by the 800-424-3247! www.ada.gov fund to help individuals living Fair Housing Council of Ore- NONPROFIT ORG. U.S. POSTAGE PAID PORTLAND, OR PERMIT NO. 1560 Your Source for Fair Housing News & Information 1020 SW Taylor Street, Ste. 700 Portland, OR 97205 TRAINING REGISTRATION CONTACTS: Email: FHCO_registration@yahoo.com Fax: 503-223-3396 Mail: Fair Housing Council of Oregon 1020 SW Taylor St. Suite 700 Portland, OR 97205 Questions about registration? Phone 800-424-3247 from anywhere in Oregon LEARN ABOUT FAIR HOUSING LAWS BY WATCHING THIS FREE Webcast Training TRAINING ON A COMPUTER! for Housing Providers Cost: FREE Here at the Fair Housing Council of Ore-Not available on that day? No problem! H Date: Wednesday, gon, we promote and support everyoneÔs This webcast workshop will be posted to July 18, 2007 right to housing without the threat of ille-FHCO.org for future viewing, or available Time: 2:30-5:00 pm gal discrimination. on DVD if you donÔt have access to a computer. By promoting equal opportunity housing Once registered, we will choice we build stronger, more stable The Fair Housing Council of Oregon is a T provide details for viewing communities and ensure that everyone private, non-profit agency serving all of has a an equal chance to succeed. Oregon and SW Washington. To Register: Submit your com- pleted registration form (page The Fair Housing Council of Oregon is We take a proactive approach to edu- 5 of this document) toÈÈÈÈ. proud to announce a series of classes cating both housing providers and hous- FHCO_registration@yahoo.com across the state. ing consumers. We have scheduled a by 8:00 a.m. on 7/17/07. We variety of statewide training sessions, On 7/18/07 housing consumers and will reply with all of the details this year, to reinforce our commitment agencies / advocates who serve housing you will need in order to join us! to you. consumers will be able to watch a fair housing training from their computer Upcoming training sessions will address WHO SHOULD desktop. This event will be webcast live the rights and responsibilities of housing PARTICIPATE? through the generous support of the cit-providers, property managers and land- Professional Property Mgrs ies of Ashland and Medford. lords, and real estate sales brokers. Landlords Owner-Managers This event will allow online viewers to We hope you will join us! Real Estate Investors participate with Q&A for the trainers. Log On-site Mgrs on from 2:30-5:00 p.m. PDT and join us! Maintenance Staff