HomeMy WebLinkAbout2008-04-24 Housing PACKET
Ashland Housing Commission
Regular Meeting Agenda
April 24th, 2008, 4:00 Î 6:00 - Community Development Building 51 Winburn Way
1. (4:00) Approval of Minutes
th
March 27, 2008 meeting
Council Minutes regarding CDBG provided for information only, not to be approved by the Housing Commission
2. (4:05) Public Forum
items not on the agenda
3. (4:15) Reports and Updates
Subcommittee Reports Liaison reports
Education (no meeting) Council (Hardesty)
Land Use (no meeting) Parks Commission (none)
Finance (Voisin) School Board (none)
Planning Commission (Ayars/Benjamin)
Ad-Hoc/Public Meeting Updates
Facilities Plan (Voisin/Hardesty)
SDC Committee (Hauck)
4. (4:45) Community Development Block Grant Program
2008-2009 CDBG Action Plan : Action Plan to be presented to Housing
Commission for approval
Staff Presentation
Public Hearing on Draft Action Plan Development
Deliberation and Decision
5. (5:20) Meeting Time Discussion
Commissioner Discussion regarding potential changes to the
regular meeting time.
6. (5:30) Items from Commissioners not on the agenda
7. (5:40) Upcoming Events and Meetings
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Commissioner Open House April 28, 4:00-6:00, Pioneer Hall
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Parks Commission Meeting April 28, 7:00-9:00 Community Center
Topic: Clay Street Acquisition Proposal
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City Council Study Session May 5, 7:00-8:00 Council Chambers
Topic: Council Goals Review- Affordable Housing
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Housing Commission Special May 8 4-6:00 in the Community Development
Building
Meeting
Topic: Clay Street Acquisition Proposal
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City Council Regular Meeting May 20 7:00-8:00 Council Chambers
Topic: Clay Street Acquisition Proposal
_____ to _____PM (Hours TBD); Thursday May
Housing Commission Regular
Meeting 22th, 2008, Community Development Building
8. (6:00) Adjournment
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CALL TO ORDER
Chair Carol Voisin called the meeting to order at 5:35 p.m. at the Community Development and Engineering
Services Building, 51 Winburn Way, Ashland, OR 97520.
Commissioners Present: SOU Liaison Alexandra
Armarotico,absent
Carol Voisin, Chair
Richard Billin Council Liaison: Alice Hardesty
Steve Hauck
Aaron Benjamin Staff Present::
Graham Lewis Brandon Goldman, Housing
Specialist
Carolyn Schwendener, Account
Clerk
Absent Members:
Regina Ayars
Bill Smith
APPROVAL OF MINUTES
Hardesty/Billin m/s to approve the minutes of the February 28, 2008 meeting. Voice Vote: Approved.
PUBLIC FORUM
No one came forth to speak
Julie from the Ashland Daily Tidings was present.
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
2008-2009 Application Review
Goldman explained that the CDBG program is a federal program by which communities around the country receive direct
allocations of funds. Specifically each community has to meet specific federal goals. The primary goal being that at least 51
percent of the people benefiting from the use of CDBG funds must be of low income. Goldman handed out the Annual Action
Plan Development which includes the fourteen goals as put forth by the Federal Government and explained what Ashland will
do to address those goals. Ashland receives about $200,000 each year from the Federal Government. Goldman stated itÓs a
decreasing number, the year prior was $213,000 and at one point it was up to $256,000. The goals donÓt change just the
available funding to meet them.
Goldman reviewed AshlandÓs goals the first three of which relate to Housing.
1. To increase the supply of affordable rental housing
2. To increase homeownership opportunities
3. Maintain existing affordable Housing supply
4. Address homelessness
5. Encourage the development of emergency and transitional housing
6. Support Housing with people with special needs
7. Provide alternative transportation routes.
8. Make city facilities easier and safer to use for people with disabilities
9. To affirmatively further fair housing
10. Assure activities assisted by the City are conducted in compliance
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11. Reduce the number of people living in poverty in the city
12. Promote and support activities in the community that improve or provide access to economic opportunities
13. Remain aware of the barriers to affordable housing
14. Provide institutional structure and intergovernmental cooperation
The CDBG Program requires a public hearing opportunity. One before the Housing Commission (this meeting) and one before
the City Council on April 1, 2008. Goldman said that although they had $355,000 to award they only had one request for
$10,000 leaving $345,000 on the table. With the development of next years action plan the city will want to identify that they
can expend those funds during that period. The City has to expend a portion of it or lose it.
Goldman noted some potential uses of the CDBG funds in the coming year.
There will be a five unit town home project on Chitwood Lane off of Clay Creek behind the Ashlander apartments. The
City Council award development rights to RVCDC. One opportunity of expending the CDBG funds would be the road
extension on Chitwood Lane along the frontage of those affordable housing units.
Land acquisition.
Rehabilitation of existing affordable housing. The Housing Authority of Jackson County sent a letter that states that
they were interested in applying for CDBG funds but was not far enough along in their project to make an application.
They are working on rehabilitating a 51 unit development on Clay Street. (The Strafford apartments)
Goldman summarized the Fair Housing Council of OregonÓs application.
Mr. Moloy Good, Acting Director for the Fair Housing Council of Oregon called the Commissioners on the speaker phone to
answer questions regarding their application. Mr. Good stated that the Fair Housing Council is a private non profit whose
mission is to eliminate housing discrimination in all of Oregon and Southwest Washington. They strive to accomplish this goal
with three main foci:
Education to the general public
Outreach regarding fair housing laws
Enforcement
Mr. Good said what they are proposing to do for Ashland if primarily education and outreach. They are proposing to do two
specific Fair Housing trainings and a workshop for service providers. Some of the CDBG money would go to the hotline and
some to the staff who take the complaints and perform the services they typically do.
Questions from the Commissioners
Voisin- What is your annual budget? Why are you going to cities and not a donor base?
Mr. Good - Our budget is below $500,000 a year for the whole state. Mr. Good explained they have historically gone to CDGB
jurisdictions for this particular type of funding and have gotten grants from Portland, Multnomah County, Eugene, Bend and
Springfield. Over the years they have also received funds from Salem and Washington County. Mr. Good said that they do
attempt to do fund raising from private donors, usually an event. At the end of April they will be doing a bus tour in Portland of
sites showing housing discrimination. They found in the past if you go out to the general public to raise funds its not often there.
People often look at what they do and think its services that should be funded by the government, raising private money can be
difficult.
Lewis - In 2007 how many hotline calls did you get from Ashland? Do you have a source of clients other then the hotline?
Mr. Good Î They received 19 calls and of those about 8 were referred on to an enforcement agency. When they get a call on
the hotline and after assessing the situation it might be beyond the stage where they can help them so they refer them to an
enforcement agency of attorneys who might be able to get them compensation.
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They try and direct most people through the hotline because its one way to guarantee they can keep a record so clients donÓt
fall through the cracks. They do have an email address which is found on the website which anyone can utilize.
Benjamin Ï Describe your staffing pattern. Give us a typical scenario when you receive a complaint on the hotline. What would
be the steps as they would apply in Ashland?
Mr. Good Î Mr. Good said that they have nine employees two of which are part time. One of the part time employees works
predominately from home.
Mr. Good is the Acting director
Diane Hass is the Education Director
Two specialists assist Diane.
Under enforcement they have two intake specialists who operate the hotline working 5 days a week from 9:00 to 4:30.
Testing coordinator
One full time Administrative person
Part time person helps with Administration
Mr. Good reviewed the steps they take when a call comes in.
When the call comes in the staff person asks a series of questions and through that they are able to screen out if this is
a landlord tenant problem or whether itÓs actually a Fair Housing problem.
If it is a Fair Housing problem they would then set an appointment with that person for an interview. Most of their
interviews are done over the phone and takes about an hour. They gather Information about the incident they are
complaining about and determine if the case is testable.
Once the intake interview is completed they have a series of informal meetings as well as enforcement meetings at
which time the intake person would discuss the situation with the testing coordinator and Mr. Good and come up with a
plan of action. If itÓs testable the testing coordinator would assign a test for that situation. The testing would probably
be done over the phone they donÓt require to have people in Ashland to do the testing. Once the testing results came
back they would share the results with the complainant. If the situation is not testable they would evaluate to see if
there is any advocacy they could do and get them the housing they need.
Actions taken might be: file with HUD, send to a private attorney or retest it.
Goldman thanked Mr. Good and explained that at this point the Housing Commission will go into deliberation regarding this as
well as the expenditure of the remaining funds. Goldman will call Mr. Good back on April 2, 2008 and let him know the outcome.
This is the first meeting but City Council will be reviewing it on April 1, 2008.
The Commissioners discussed this application. Benjamin commented about the distance to Portland and wondered how
effective a phone conversation could really be? His experience tells him they need a person present. Hardesty, wondered how
the testing would go if they canÓt do it in person. Goldman noted there is the center for non profit legal aid here who will accept
calls in terms of fair housing violation if the Fair Housing Council of Oregon determined there was an issue. If the person is less
then 80% median income they would qualify to be referred to the center for non profit legal service to get direct landlord tenant
laws answered.
Graham asked if the measurement would be an increase in calls to the hotline. Goldman stated that it makes since that if people
arenÓt aware there is fair housing laws that theyÓre not going to be calling. Hauck said not only tenants but providers of housing
would benefit from the education locally.
Billin made a motion to recommend to the City Council that the CDGB be expended as recommended by staff.
Realizing that Cate Hartzell had filled out a speaker request form but not been given the opportunity to talk Billin made a motion
to unmove the motion.
Voisin opened the public hearing for discussion.
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Cate Hartzell spoke - Ms. Hartzell commented that though the proposal sounded like a decent effort she wondered what
percentage of the calls they got from Ashland resulted in filings with HUD verses referring them to a separate attorney verses
direct assistance. The Commissioners explained to Ms. Hartzell that Mr. Good told them eight of the nineteen calls were
referred to other enforcement. Hauck explained that often they are already beyond what they can do for them. Ms. Hartzell
asked if the money they will receive is going to be for the workshop or for fielding calls. The proposal says the money will be
used for three workshops and the hotline. Ms. Hartzell said the reason she is asking is she wants to be sure the Housing
Commission knows where the benefit is and how much we would handle down here without them anyway. Voisin explained to
Ms. Hartzell that they do three things, education, outreach and enforcement.
Voisin closed the public hearing.
Hauck/Voisin m/s that the Housing Commission recommends to the City Council that the $10,000 be allocated as
recommended by staff. Voice Vote. Approved
Goldman said assuming the City Council concurs with the recommendation; an Action Plan will be developed and come back to
the Housing Commission on April 24. It will be drafted and available for the public to review as of April 15, 2008.
The Commissioners discussed the development of the Action Plan.
Voisin opened session for public comment on 2008 & 2009 CDGB Action Plan.
Cate Hartzell spoke Î Ms. Hartzell informed the Commission that she is the Council Liaison to the CountyÓs task force that is
developing a 10 year plan to end chronic homelessness. Ms. Hartzell wanted to stress the importance that anything in this
consolidated plan that touches on homelessness should be a priority. Goldman said there are two specific goals touching on
homelessness goal four and goal five. Goal four states to provide support of services for homeless prevention and transition
into Housing. This is essentially providing a non profit organization a grant to have a transitional Housing Specialist. Goal five is
to encourage the development of emergency and transitional housing for homeless families with children and or individuals.
Regarding our camping ban Ms Hartzell has learned that unless we can provide housing for homeless people we canÓt ticket
them. It is a pressing problem and in a broader section of the community. Hartzell wanted to encourage the Commission to be
receptive that some of the CDGB money over the next couple of years to get housing to this part of the population.
Hardesty asked if something like transportation between Ashland and the shelter in Medford be something that would help. Ms.
Hartzell believes the shelters should be in the Communities in which they live.
Closed the public hearing
REPORTS AND UPDATES
Subcommittee Reports
Education Î No meeting/no report
Land Use Î No meeting/no report
Finance Î No meeting/no report
Liaison Reports
Council Î Hardesty referred to Ms. Hartzell and asked if she had any comments from the City Council
meeting that might pertain to Housing. Ms. Hartzell commented that the Council will be looking at the
adoption of the economic opportunities analysis and the rental needs analysis. Hardesty inquired about
when the joint meeting will be held regarding the annexation and zone changes. Goldman noted that
Planning Commissioner John Stromberg sent out an email to other Planning Commissioners asking for
their participation in the Ad Hoc meeting. Goldman has not heard back from him yet. Hardesty shared her
concerns regarding the time table involved with the ordinance changes. She is concerned that if there is
housing in the Croman property master plan project and it is adopted before the recommendations for the
zone changes that might trump what we want in terms of changes to the zone change ordinance. BrandonÓs
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understanding is that if a master plan was adopted your essentially establishing the comprehensive plan for
that area. In order to develop they would still have to go through an application for a zone change.
Benjamin said the LCDC is recommending that communities look at the urban growth boundaries with the
notion of locating areas of affordable housing. They suggested that it be done on a voluntary basis.
Planning Commission Î No report
Ad-Hoc/Public Meeting Updates
Facilities Plan Î Hardesty reported they met with the consultants who presented a first draft with changes
and expansions within city departments and possible remodels to accommodate improvements needed and
rearrangement of staff. They took a look at city owned lands and yards. The City has various yards with
different pieces of equipment and they would like to consolidate them into one yard. On April 10, 2008 the
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Committee will be taking a tour of City owned property and the yards including the gun club. April 24 at
6:00 will be an open house for the public at the Community Center. Voisin said one issue being discussed
is what to do with the second fire house. Hardesty is hoping that the consolidation of yards will provide
some excess City owned land that they can put affordable housing on or sell and put affordable housing
somewhere else. Graham is working with Ashland Service Club for Healthy Choices in getting the Grove
revitalized as a teen center. They are a group of service club people who meet to look at sustainable ways
for youth and parents in Ashland make healthy choices about lifestyle.
Croman Master Plan Î Benjamin reported that there were four alternatives presented. Benjamin was
specifically looking at the possibility of affordable housing opportunities. He felt that the consultants
somewhat dismissed it. Affordable/workforce housing was not really discussed at all. Benjamin said the
main topics dealt with whether to have light industry verses campus type high tech development. They also
presented an introduction of an alternate throughalfare. Graham said that one of the proposals takes
Tolman Creek Road and turns it more into a neighborhood street rather then it being an arterial street. The
arterial from Ashland Street up to Siskiyou would run directly through the new development. GrahamÓs
understanding from attending some of the meetings is that ODOT would be happy to swap their property
on Mistletoe for other property that would continue to give them ready access to I-5 and the pass for snow
issue.
Goldman gave an update on the Strawberry property. The final survey for the three lots on Strawberry is
going to the City Council on April 1, 2008 for signature as a consent agenda item. Once that is done then
those properties will be able to be sold individually. The City will market them and the intention to use
them for affordable housing has already been established. The monies from that will be designated for
affordable housing.
Tour of Affordable Housing Projects Î Goldman gave a suggested list of four housing projects to tour, two in
Ashland and two in Medford. The newest project is the Maple Terrace apartments which were completed by The
Housing Authority of Jackson County. It was decided the tour would be on Friday April 25, 2008 at 2:00 p.m. Meet
at the Community Development Building.
UPCOMING EVENTS AND MEETINS
Brandon reminded the commissioners that it is imperative that the next meeting have a quorum because they will be
discussing the CDBG Action Plan approval and the Housing Commission is the final decision maker in that regard.
It doesnÓt go back to council.
The Commissioners discussed the idea of having the meetings earlier though a decision was not made yet. Next
month the Housing Commission Regular meeting will be held on April 24, 2008 between 4:00 p.m. and 6:00 p.m.
Finance Meeting Î April 15, 2008 at 5:00
ADJOURNMENT Î The meeting was adjourned at 7:25 p.m.
Respectfully submitted by, Carolyn Schwendener
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ACTION PLAN: ONE YEAR USE OF FUNDS
Program Year 2008
(July 1, 2008 Î June 30, 2009)
Prepared for:
The U.S. Department of Housing and Urban Development
By:
The City of Ashland
Department of Community Development
Planning Division
Ashland, Oregon
One Year Use of Funds
Action Plan for CDBG Funds
Program Year 2008
Mission Statement
The following mission statement is taken from the City of AshlandÓs current Strategic
Plan.
H OUSING
The City has a responsibility to ensure that proper amounts of land are set aside to
accommodate the various housing needs in the City, and that its land development
ordinances are broad enough to allow for variation in housing type and density.
E CONOMY
The City seeks to provide opportunities for a variety of economic activities in the City,
while continuing to reaffirm the economic goals of Ashland citizens. Economic
development in Ashland should serve the purpose of maintaining and improving the
local quality of life.
S OCIAL AND H UMAN S ERVICES
To ensure that all people in Ashland live in a safe, strong, and caring community, the
City seeks to enhance the quality of life and promote self-reliance, growth and
development of people. To these ends, the City will strive to provide resources and
services to meet basic human needs.
Strategic Plan
The City of Ashland anticipates an annual allocation of $204,831 in Community
Development Block Grant funds for Program Year 2008 (July1, 2008-June 30-2009) by
the Department of Housing and Urban Development (HUD). Additionally in the coming
program year the City will utilize $192,657 in prior year carry over funds that were not
expended as originally expected. Following the recommendation of the Housing
Commission, the City Council awarded $10,000 to the Fair Housing Council of Oregon
(FHCO) of the competitive 2008 CDBG award in support of Fair Housing education,
outreach and enforcement. The remainder of funds is to be applied to administration of
the program and an activity that will provide low-moderate income housing in keeping
with the priority goals set forth in the 2005-2009 Consolidated Plan.
This document, the CDBG Action Plan for Program Year 2008, describes the project(s)
that the City will undertake and the manner in which the project(s) are consistent with
the priorities of the Five-Year Consolidated Plan.
Within this document is a table summarizing the projects to be funded by CDBG dollars
in Program Year 2008 (page 4).
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 2
The Five-Year Consolidated Plan is a planning document required by the U.S.
Department of Housing and Development (HUD) for the receipt of the CityÓs Community
Development Block Grant (CDBG) funding. The purpose of the Consolidated Plan is to
outline a strategy the City will follow in using CDBG funding to achieve the goal of the
CDBG program, Ð to develop viable urban communities by providing decent housing and
a suitable living environment and expanding economic opportunities principally for low-
and moderate-income persons.Ñ In 2004-2005 the City of Ashland completed an update
of the 5-year Consolidated Plan and the 2005-2009 Consolidated Plan was approved in
May of 2005. The award of $10,000 the 2008 CDBG allocation to the FHCO, and the
intention to apply the remainder of the annual allocation and past carryover to support
the development of affordable housing meets the priority needs identified within the
current Consolidated Plan.
The Community Development Block Grant program allows for numerous activities as
eligible uses of the Federal funding. AshlandÓs local Consolidated Plan focuses the
available funds to activities that address the highest priority need identified, affordable
housing. However, CDBG can be used to fund a variety of activities that benefit low-
moderate income families and individuals. One of these eligible uses includes Fair
housing counseling, outreach and enforcement and it is such an activity that was
identified in the FHCO proposal and award.
Other common applications include:
Acquisition of real property
Relocation and demolition
Rehabilitation of residential and non-residential structures
Construction of public facilities
Development of neighborhood centers
Public Services
Activities related to energy conservation
Job Creation activities
Additionally, Federal regulations permit up to 15% of the yearly CDBG allocation to be
directed to public services. Such eligible public services include health care services,
substance abuse services, fair-housing counseling, architectural services, homeless
prevention, and many others. The City of Ashland identified such public services in the
2005-2009 Consolidated plan and re-instituted the 15% allocation potential to support
such activities. In 2008 the City of Ashland will direct approximately 5% ($10,000) of
the 2008 CDBG allocation ($204,831) to an activity that affirmatively furthers fair
housing through an award to the Fair Housing Council of Oregon, in keeping with Goal
9 of the CityÓs Consolidated Plan.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 3
Un-requested CDBG Funds
For the second consecutive year the City of Ashland did not receive responses to the
Request for Proposals issued for affordable housing projects. As a result the City of
Ashland has accumulated $346,522 in CDBG funds that have yet to be allocated to a
specific activity.
At a public hearing on April 1, 2008 the Ashland City Council directed that the City aim
to expend the entirety of these funds on a yet to be identified activity that addresses
AshlandÓs Housing Goals (Goals 1,2, or 3), or provides for the installation of Public
Facilities in direct support of an affordable housing project (Goal 7).
Specifically the Council motion as approved was as follows: The remaining CDBG
funds shall be made available to support eligible affordable housing related activities
such as land acquisition, public facility improvements, and/or housing preservation in
the 2008 Annual CDBG Action Plan.
To expedite the expenditure of CDBG funds, the City will actively work with are housing
providers to identify an eligible project that can expend the available funding the prior to
July 1, 2009. Once a use is identified the City will process an amendment to this 2008
Action Plan to explicitly state the amount of funding to be awarded, which Consolidated
Plan goal is supported, and what measurable outcomes will be provided by the specific
project.
This expected modification of the annual CDBG Action Plan will include opportunities for
public review of the proposed use, including public hearings before the Ashland
Housing Commission and City Council.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 4
The table provided below shows the projects awarded CDBG funds in Program Year
2008:
CDBG Funded Projects for Program Year 2008
Project ID Recipient Activity Location CDBG Households
Organization Name Funds or Persons
Assisted
Annually
CDBG city wide $40,966
2008-1 City of city wide
Ashland Administration
(Consolidated (Additionally unexpended
Plan Goal 14) Administration funds in the
amount of $42,547 from
FY2007-2008 will drawn
once the entirety of the
CDBG award (2008-3) is
expended.)
Combined 2 year total = $83513
2008-2 Fair Housing Fair Housing city wide $10,000 city wide
Council of Project benefit
(Consolidated
Oregon
Plan Goal 9)
2008-3 $346,522 Modification of
City of To be To be
this action plan
(Consolidated
Ashland Determined Determined
will be
Plan Goal
presented once
1,2,3, or 7)
a specific
project is
identified
Unfinished CDBG Funded Projects from prior Program Years to be cancelled with funds reprogrammed per
the awards above.
$42,547
1 City of CDBG city wide As the majority of CDBG funds
Ashland Administration were not expended in 2007 the
(Goal 14)
City could not apply the 20% of
available funding on
administration. The funds are
thus to be rolled forward to
2008 (2008-1) to cover the
administration expenses from
2007 and will be drawn once
the carryover funds are
expended.
$31,190
2007-2 Rogue Valley Youthbuild Economic ACTIVITY CANCELLED:
Community Program Development
(Goal 12) RVCDC unable to recruit
Development Activity Î
adequate number of Ashland
Corporation multiple sites
residents to qualify the
(Ashland and
project.
Medford) but
primarily on-site
construction at
795 Park Street.
$152,801
2007-3 City of Land PROJECT UNIDENTIFIED<
To be
Ashland Acquisition FUNDS TO BE
(Goal 1)
Determined
REPROGRAMMED UNDER
GOAL 2008-3 above.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 5
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.
Action to meet priority and time-line:
The City of Ashland received no applications for CDBG funds in 2008 to address
the goal of increasing the supply of affordable housing. This lack of applications
had occurred in 2007 as well and at that time the Ashland Housing Commission
and City Council directed that the un-awarded CDBG funds in 2007 program year
($152,801) would be applied to land acquisition by the City to develop affordable
housing.
Given the City is again facing a year in which no non profit housing providers
have come forward to utilize the CDBG funds the City recognizes it must take a
more active role in identifying a project whereby this goal and objective can be
achieved. Land acquisition to provide affordable rental or ownership housing
(Goals 1 and 2) remains the most straight forward application of CDBG funds,
however to ensure the CDBG funds are expended in a timely manner the City
would also entertain projects in support of affordable housing including
rehabilitation and preservation to retain or secure affordable housing (Goal 3), as
well as the installation of public facility improvements including roads, curbs,
gutters, public utilities, and sidewalks adjacent to proposed affordable housing
projects (Goal 7) in the 2008 program year.
It is estimated based on past subsidy amounts that $346,522 can assist the City
and selected housing provider in developing 8 affordable housing units should
the funds be utilized for raw land acquisition. This amount includes a
reprogramming of the $152,801 reserved for a similar project in the 2007 CDBG
Action Plan. That specific activity (2007-3) noted in the 2007 CDBG Action Plan
is to be considered eliminated by adoption of this 2008 Action Plan. This
approval therefore constitutes a modification of the 2007 Action Plan, to
reprogram unexpended funds from that program year.
It is anticipated that the CDBG funds will be provided as a grant to a qualified
housing provider, or will be expended by the City directly in support of this goal
during the program year. Upon identification of a project the City will amend the
2008 CDBG Action Plan to explicitly include the proposed activity.
Program Year 2008 Projected Number of Households to be Assisted: 8
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 6
Funding sources for this project include:
$346,522 CDBG
City of Ashland General Funds amount to be determined
Funding Level: $346,522
Target Date for Completion: Land Acquisition to be completed by July 1, 2009.
Accessory Residential Units
Action to meet priority and time-line: The City of Ashland allows small second
units in the single-family residential zones) to increase the supply of affordable
rental units. Many on the Accessory Units are created through the conversion of
existing space within single family homes to provide small market rate rentals. In
this ways these units provide both relatively affordable for single individuals, and
simultaneously assist the homeowner-occupants in realizing additional rental
income to offset the mortgage costs of the primary home. The market rate rents
for the units created through conversion of existing spaces are typically
affordable to small households earning less than 80%AMI although they remain
unregulated in that regard.
The Conditional Use Permit Procedure was changed in 1990 to allow an
accessory apartment or cottage (Accessory residential Unit Î ARU within single
family residential zones. This provided valuable affordable housing units without
unreasonable impacts on the neighborhood. A total of 115 units have been
made legal or been newly constructed since 1990. Four new Accessory
Residential units were added between April 15, 2007 and April 15, 2008.
These four new Accessory residential units are as follows:
237 Almond St.: separate structure
184 Meade St.: separate structure converted
980 Starlite Ave.: basement conversion
469 Jennifer St.: basement conversion
The number of ARUs approved has each year has consistently decreased in the
last three years illustrating a trend. It is important to note that there has also
been a decrease in the total number of all housing units developed each year
from a recent high of 128 units in 2005 to just 52 total units in the 2007 calendar
year.
In prior years the number of new ARUs created annually was between 8 and 10
units dropping to just 4 ARUs in 2007. The number of ARUÓs developed remains
at about 7.5% of the total number of housing units built in a given year, so
although there has been a drop in actual number of units, the proportion has
remained fairly constant.
Projected number of ARU to be approved in FY2008: Four
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 7
Funding sources for this project include: City of Ashland general funds utilized for
staff support.
Probable Funding Level: N/A
Target Date for Completion: Ongoing
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.
Action to meet priority and time-line:
The development of affordable housing ownership opportunities for low and
extremely low income households is a high priority for the City of Ashland. As
mentioned under Goal 1 the City is in the process of selling City surplus property
which is expected to generate approximately 1.2 million dollars to be applied to
the goal of addressing AshlandÓs Housing needs. A portion of these proceeds
has been applied toward the purchase of a small area (.32 acres) of a 2 acre
property recently acquired by the Ashland Parks Department on upper Clay
Street to be used as a neighborhood park. In February of 2008 the Rogue Valley
Community Development Corporation, was selected by the City Council and
Ashland Housing Commission to develop 5 affordable townhomes on the site
through the USDA Self-help program. As the Land was acquired with City of
Ashland General funds no CDBG have been used to assist this development. All
five units are expected to benefit households earning less than 80%AMI and
shall remain affordable in perpetuity through incorporation of a land trust.
Funding sources for this project include:
No CDBG funds are allocated to this project.
The City of Ashland's general fund has paid the entire cost of the land acquisition
of $125,000 , with construction costs to be assisted by USDA Self-Help, and
construction loan financing.
A project Performa has not been developed to delineate all project costs and
anticipated funding sources.
Projected Number Households to be Assisted:
5 households at less than 80%AMI
Probable Funding Level:
$125,000 City of Ashland
Other costs and sources to be determined
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 8
Target Date for Completion:
Density Bonus and Deferred SDCs for Affordable Housing
Action to meet priority and time-line:
The City currently provides a density bonus to developers who construct
affordable rental and ownership units to provide an incentive based strategy to
encourage the additional units. The City also waives the system development
charges, the Engineering Services fees, and the Community Development for
affordable rental and single family homes targeted at households earning less
than 80%AMI. The waived system development charges become a "sleeping
second" mortgage and deed restrict the property to be affordable for a minimum
of 30 years. At the conclusion of the period of affordability the obligation is
considered satisfied without payment. The maximum rent limit for covered units
is set by reference to the State of Oregon HOME program for households
earning 60% of the Area Median Income. In the provision of for-purchase
housing participants can earn up to 80% of area median income (AMI), although
in some cases developers will target households at the 60% AMI level per land
use regulatory incentives (zone change or annexation). In 2006 the Housing
Commission and City Council completed significant revisions to the SDC deferral
program restructuring the affordability targets, maximum rents, and maximum
purchase prices as outlined above.
The program of System Development, Engineering, and Community
Development Fee waivers is ongoing.
The 25% Density Bonus provision of affordable housing is ongoing.
Funding sources for this project include: The City of Ashland's general fund
absorbs the entire cost of systems development charges (SDCs) for affordable
housing, and forgoes the collection of Engineering Services and Community
Development Fees for select projects. No CDBG funds are allocated toward this
program.
Projected Number Households to be Assisted in FY 2008: 7 new households.
The seven units expected to benefit from the SDC and Engineering Service Fee
waiver includes five units to be affordable to be built on property acquired by the
City and to be provided to the Rogue Valley Community Development
Corporation to complete a SelfHelp project during the coming program year.
Additionally the Ashland Community Land Trust are undertaking a 2 unit
development on Bridge Street in 2008 that will take advantage of the SDC and
Fee waiver program.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 9
Probable Funding Level: Approximately $52,500 in waived System Development
Charges, Engineering Services fees, and Community Development Fees Î City
General Fund ($7500 per unit).
No CDBG funds will be applied to this project.
Target Date for Completion: Ongoing
Housing Commission
Action to meet priority and time-line: The Housing Commission was established
in 1995 to monitor the accomplishments of the City's housing program, to make
recommendations to the City Council on housing policy, and to serve as an
advocate for affordable housing in the City's political process. The Housing
Commission will also oversee specific affordable housing projects undertaken by
the City in partnership with private groups.
The City of AshlandÓs 2005-2009 Consolidated Plan establishes the Housing
Commission as a public review body to hold public hearings and provide
recommendations to the City Council, for awarding CDBG funds. Further the
2005-2009 Consolidated Plan charges the Housing Commission with review and
approval of the annual Action Plan for use of CDBG funds.
Funding sources for this project include: Federal CDBG and City of Ashland
general funds utilized for staff support. (see Goal 14 for a description of CDBG funds
used for Staff support).
Target Date for Completion: Ongoing
Technical Assistance
Action to meet priority and time-line: The City will provide technical assistance to
nonprofit organizations whose mission includes providing affordable housing.
This technical assistance will include educating agencies on Community
Development Block Grant requirements, anti-discrimination and fair housing,
relocation and displacement policies, and provide referral services to appropriate
local, state, or federal agencies as needed. Further staff will provide agencies, or
individuals, with information on the City's affordable housing program including
deferred systems development charges and density bonuses. The City of
Ashland will provide technical assistance through the Planning Division as
requested and will support applications consistent with the Consolidated Plan.
Funding sources for this project include: Federal CDBG and City of Ashland
general funds utilized for staff support. (see Goal 14 for a description of CDBG funds used
for Staff support).
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 10
Target Date for Completion: Ongoing
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.
As noted in the section on Un-expended funds on Page 4, the City has aimed to
provide a degree of flexibility to allow the identification of an eligible project
during the 2008 program year as we did not receive any such proposals in
response to the annual Request for Proposals. As stated previously, once
identified, a modification of the 2008 CDBG Action Plan will be processed.
One potential use includes the application of CDBG funds to assist in the
acquisition or rehabilitation of a 51 unit affordable housing project called the
Stratford Apartments. These apartments were originally funded in part with
assistance of USDA funding, and are subject to removal from the affordable
housing requirements through re-payment of the remaining subsidy. The
Housing Authority of Jackson County has made an offer on the apartments in
order to secure theme as affordable and may be requesting the $346,522 in
available Ashland CDBG funds to assist in the projects acquisition or in
rehabilitation of the units once acquired. This would be an eligible use of CDBG
funds and in keeping with the Council direction for use of these funds (pg 4). In
the event the City and the HAJC identify this as an appropriate use of the
available funds this 2008 Action will be modified accordingly.
Homeless Goals
Goal 4: Encourage the development of emergency and transitional
housing for homeless families with children and/or individuals.
Action to meet priority and time-line
rd
The City Council on April 3 2007 approved a resolution setting forth policies and
conditions under which Ashland will provide emergency housing for homeless
and other individuals during sever weather conditions. In the event of the need
for an emergency shelter during extreme weather, the use of Pioneer Hall or
other available city-owned buildings may be used. The Community Emergency
Response Team (CERT Î a division within the Ashland Fire Department) is
activated during extreme weather condition, and with assistance from volunteers,
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 11
churches, nonprofit organizations, and other organizations a Ðno-frillsÑ shelter is
opened.
Ashland experiences Ðextreme weatherÑ conditions primarily during the winter
months where temperatures can drop below 20degrees, and exposure to the
elements can be hazardous to persons without adequate shelter. The provision
of such emergency housing in City buildings is a new activity for the City
instituted in 2007 and is expected to be an ongoing policy.
During the month of January 2008 (typically our coldest month) the No Frills
Emergency Shelter was opened 14 times when weather conditions warranted it,
of which 12 days it was utilized by those in need of emergency shelter. With an
average use of 7.4 people per use the shelter severed 89 individuals over the
course of January.
Funding sources for this project include: The City of Ashland's general fund
absorbs the cost of marinating the facilities and making them available to
individuals in need of emergency housing during extreme weather conditions.
Support in the form of CERT volunteers, and assistance from non-profit
organizations also contributes to this endeavor.
The City does not plan to use CDBG funds made available for this activity during
Program year 2008.
Target Date for Completion: Ongoing
Technical Assistance
Action to meet priority and time-line: The City will provide technical assistance to
nonprofit organizations whose mission includes providing emergency housing,
and support services for homeless prevention. Further the City remains an active
and supportive member of the Jackson County Continuum of Care ConsortiumÓs
Homeless Task Force.
Jackson County is coordinating the development of a 10 year plan to eliminate
homelessness and the City of Ashland will work with the County, and the
Continuum of Care ConsortiumÓs Homeless Task Force to implement that plan.
The City of Ashland will provide technical assistance through the Planning
Division and the Housing Program Specialist position as requested and will
support applications consistent with the Consolidated Plan
Funding sources for this project include: Federal CDBG and City of Ashland
general funds utilized for general staff support. No specific CDBG award for
technical assistance funds was made during program year 2008.
Target Date for Completion: Ongoing
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 12
Goal 5: 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.
Action to meet priority and time-line
The Interfaith Care Community of Ashland (ICCA) was awarded $13,600 through
the CityÓs Social Service Grant process to provide client services to homeless
individuals including those with mental illness and drug dependencies.
Funding sources for this project include:
The City of Ashland's general fund
The City does not plan to use CDBG funds made available for this activity during
Program year 2008.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 13
Special Populations Goals
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.
The City will continue to support the development of housing and supportive
services for individual with special needs. The City allocates over $100,000 every
other year in ÐSocial Service GrantsÑ out of the CityÓs General Fund. A total of
$119,000 has been tentatively awarded for the FY2008 and FY2009. In each
year the full amount is awarded each year, thus a cumulative total of 238,000
was awarded to be expended as allocated to the recipients. These awards as
recommended by the City Social Service Grant budget subcommittee were
reviewed and approved by the full Budget Committee in June of 2007 as part of
the CityÓs annual budget approval process. A number of these grant allocations
(full table below) specifically address supportive services for people with special
needs.
The Community Health Center was awarded $32,000 each year to provide health
care services to extremely low and low income residents with unmet medical
needs.
The Interfaith Care Community of Ashland (ICCA) was awarded $13,600 each
year to provide client services to homeless individuals including those with
mental illness and drug dependencies (see goal 5).
Community Works received $32,206 each year to provide services including
rape crisis counseling as well as temporary shelter for victims of domestic
violence.
A two year grant of $3000 annually was provided OnTrack Inc. to assist in the
operating expenses for their drug abuse treatment programs and similarly a
$1030 bi-annual award was provided to Southern Oregon Drug Awareness in
their efforts to reduce drug dependency.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 14
Social Service Grant Applicants FY 2008-2010
Approved annual
allocation for a
Organization two year period
Community Health Center 32,000
Southern Oregon Drug Awareness 1,030
Children's Dental Clinic 3,104
Planned Parenthood 2,060
Ontrack 3,000
Community Works-Dunn House 15,000
Community Works-Sexual Assault Victims Services 2,575
Community Works-Parent Education 1,442
Community Works-Helpline 7,210
Community Works-Street Outreach 5,979
Help Now! 1,100
WinterSpring Center for Living with Loss & Grief 1,000
Southern Oregon Child Study and Treatment Center 2,900
Center for Non Profit Legal Services 6000
Children's Advocacy Center 2,700
RV Manor- Foster Grandparent 1,200
RV Manor- Retired Senior Volunteer Program 1500
Mediation Works 2,200
Access Inc 5,500
Jackson County Sexual Assault Response Team 2350
Interfaith Care Community 13,600
Jackson County Court Appointed Special Advocates 2,500
Trinity Respite Care 1,700
Southern Oregon Adolescent Study and Treatment Center 1,350
Funding sources for this project include:
$119,000 City of Ashland's general fund for FY 2008-2009.
The City does not plan to use CDBG funds made available for this activity during
Program year 2008 .
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 15
Community Development Goals
Goal 7: To provide safe and convenient access to alternative
transportation routes in extremely low-, low- and moderate-
income neighborhoods.
The City has made a commitment to sidewalk improvements in moderate- and
low-income neighborhoods and in past years had allocated ten percent of the
total CDBG funding for sidewalk improvement and new construction. In an effort
to utilize the limited CDBG funds more effectively to address AshlandÓs highest
priority needs (provision of affordable housing), the use of CDBG to fund
sidewalk improvements has been eliminated except in cases where the sidewalk
is part of an affordable housing development.
As noted in the Council direction for use of CDBG funds in the 2008 Program
Year (pg 4) the City has identified that application of currently available CDBG
funds to assist in developing public facilities within the public right-of-way may
(Streets, curb, gutter, sidewalk etc.), adjacent to an affordable housing project, is
a use in which past carryover and currently allocated CDBG funds may be
applied. To make such an allocation will trigger a modification of this Action Plan
to denote precise amounts of expenditures as well as outline expected
accomplishments.
Funding sources for this project include: Should CDBG funds made available for
this activity during Program year 2008, this plan will be modified accordingly.
Goal 8: To make city facilities easier and safer to use for people with
disabilities.
The City committed to providing accessibility improvements to City-owned
buildings through an agreement with the Department of Justice (DOJ) to improve
access to City facilities. The City has completed all improvements outlined in the
Department of Justice Agreement to be compliant with the Americans with
Disabilities Act and received an acknowledgement of compliance in FY 2006
from the DOJ, thereby ensuring those identified City facilities are accessible to
people with disabilities.
As new facilities are designed and developed the City, or new standards for
accessibility are established, Ashland will ensure that the accessibility needs of
AshlandÓs residents are addressed.
Funding sources for this project include: No CDBG funds are currently allocated
to this use, the City General Fund is the source for accessibility improvements to
City facilities.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 16
Other Goals
Fair Housing
Goal 9: To affirmatively further fair housing.
Action to meet priority and time-line: Fair Housing Council of Oregon
The Fair Housing Council of Oregon has been an invaluable partner to the City of
Ashland in affirmatively furthering fair housing. During the coming fiscal year
(2008) the City of Ashland has awarded FHCO $10,000 in CDBG funds to
support FHCO in its outreach, education, and enforcement activities. Specifically
FHCO will complete two workshops in Ashland specifically targeted to groups
impacted by the Fair Housing Act. Further FHCO will provide one attionional
training for affordable housing providers to educate them regarding the rights and
responsibilities afforded under the Act.
The proposal by FHCO also indicates they will continue to provide consultation
for Ashland residents that may have experienced housing discrimination through
their toll free hotline.
Lastly, as an administrative function of the CDBG program, the City is presently
discussing with FHCO their undertaking the development of an Analysis of
Impediments to Fair Housing for the City of Ashland (see next action pg18).
Funding sources for these projects include: City of Ashland general funds and
CDBG funds (Planning and Administration allocation) will be utilized for staff
support. However no specific CDBG allocation will be used for the proposed
activities.
Action to meet priority and time-line: Fair Housing Analysis of Impediments
An Analysis of Impediments (AI) is a review of impediments or barriers that affect
the rights of fair housing choice. It covers public and private policies, practices,
and procedures affecting housing choice.
Impediments to fair housing choice are defined as: any actions, omissions, or
decisions that restrict, or have the effect of restricting, the availability of housing
choices, based on race, color, religion, sex, disability, familial status, or national
origin.
The AI serves as the basis for fair housing planning and provide essential
information city of Ashland as well as local housing providers, lenders, and
housing advocates. The existing City of Ashland Analysis of Impediments (AI)
has not been updated since 1996. The City will undertake an update to the AI
through the use of Consultant services during the 2008 CDBG program Year
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 17
Complete update of the Analysis of Impediments (AI) to Fair Housing in the 2008
CDBG Program Year.
Funding sources for these projects include: CDBG funds (Planning and
Administration allocation) will be utilized to contract with a consultant to complete
an AI. Estimated cost $10,000 in CDBG Planning and Administration costs.
Action to meet priority and time-line: Legal Services
The City of Ashland provided the Center for NonProfit Legal Services a general
fund grant in the amount of $6000 explicitly to provide legal assistance for low
income Ashland households facing housing discrimination or harassment. Low-
income Ashland households facing housing discrimination will be able to obtain
legal services through the Center for NonProfit Legal Services that may not
otherwise be in a position to pursue legal action.
The award to support the Center for NonProfit Legal Services extended across
the two year cycle from July 1, 2007- June 30, 2009
Funding sources for these projects include: City of Ashland general funds
support this activity. No CDBG funds will be used for this proposed activity.
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.
Outside of Staff time, the City does not plan to use CDBG funds made
available for this activity during FY 2008. The City will ensure that lead
testing and clearance is completed on any federally funded project
involving a structure built prior to 1979.
Goal 11: To reduce the number of people living in poverty in the City of
Ashland.
Outside of Staff time, and the activities listed under Goals 1, 2, 5, 6 and
12 , the City does not plan to use CDBG funds made available for a
specific activity for Goal 11 during FY 2008.
Within the section on Anti Poverty Strategies is a synopsis of the strategies and
activities undertaken by the City of Ashland to address poverty.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 18
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.
Action to meet priority and time-line: City of Ashland Living Wage
During FY2001-2002 the City of Ashland enacted Living Wage Ordinance which
requires that recipients of City of Ashland grants, or service contracts provide
their employees, working on the City funded project, with a Living Wage (July
2007 minimum is $12.43 per hour- to be increased by the Consumer Price Index
annually). The Living wage ordinance has been in effect and will continue to
provide the benefits of a higher wage scale for all people working to provide the
City with services, or working on City funded projects.
Funding sources for this project include:
None
No CDBG Funds are used in support of this activity
Target Date for Completion: ongoing
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.
To increase understanding regarding affordable and particularly the rental
housing market the City of Ashland completed a rental needs analysis in May of
2007. This effort included a phone survey with 500 households to determine
what barriers to affordability the respondents perceived. Additionally the survey
questions examined issues regarding length of tenancy, reasons for moving,
minimum expectations for the housing units (yard, bedroom sizes, proximity to
work etc.), income and lastly housing costs. With this information the City will
have the data necessary to utilize the Oregon Housing Needs Model made
available through the Oregon Department of Housing and Community Services.
This forecasting model will assist Ashland in determining where likely barriers to
affordability are to be experienced by our residents. With this information and
other efforts to examine barriers to affordability the City will be in a stronger
position to enact, or remove, regulations within the Cities control to promote
affordable housing.
Developed in the later part of 2006-2007 program year the City Council recently
approved a Tenant Rights ordinance that aims to minimize the adverse impacts
upon renters displaced through the process of condominium conversions of
existing apartments. Including provisions to compensate with an amount equal
to three times the Fair Market Rent for displaced tenants that are not provided
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 19
with a years notice the City believes this will assist households in overcoming
one barrier that is the cumulative first moths rent, last months rent, and deposit
typically required to obtain a new rental.
In further review of the impacts the loss of rental housing stock has on the
community, through conversion of existing apartments into for purchase housing,
the City passed land use amendments to ensure a measure of rental housing
stock is retained through such conversions in 2007. These ne land use
requirements address retention of existing rentals and the potential for affordable
housing to be provided voluntarily through a conversion in exchange for relief
from non-conforming land use requirements.
2008 Activities:
Beginning in 2007 the City Housing Commission and Planning CommissionÓs
were presented with a listing of regulatory barriers and potential incentives that
could be addressed to promote the development of affordable housing. In 2008
the City Council, and both Commissions are to hold a joint meeting to review the
listed barriers and incentives, and determine whether any should be further
developed for implementation in the City of Ashland. This is a long range
planning process and could potentially lead to ordinance modifications and or
City initiated incentive programs.
Education and Outreach is a significant role of the Housing Commission and
such activites often have the benefit of not just disseminating information, but
collecting information as well. Such a dialoge within the City facilitates an
awareness of the barriers to affordable housing and highlights mechanisms
available to address such barriers. In the 2008 CDBG program year the Housing
Commission will continue its ongoing efforts to produce television shows,
handbooks, and other informational material to raise awareness and
understanding.
The Housing Commission will continue to implement the actions outlined in the
adopted Affordable Housing Action Plan.
http://www.ashland.or.us/Page.asp?NavID=1350
Specifically the development of a Housing Trust Fund, and identification of
funding methods to support the Trust Fund is a primary goal of the City for the
2008 fiscal year..
The City of Ashland Housing Commission and Planning Commission have also
initiated examination of the annexation ordinance to determine what
modifications could be used to further promote the development and retention of
affordable housing. Proposed revisions to the land use ordinance to meet this
goal will be drafted in the coming program year and forwarded to the City
Council for consideration and adoption.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 20
Funding sources for this project include Administrative CDBG funds will be used
in support of specific activities that address the development of affordable
housing units funded in whole or in part with CDBG awards.
The City General Fund will provide funding for addressing the Council goals of
establishing a Housing Trust Fund. Further the Land Use modifications that will
proposed to assist in the removal of barriers to affordable housing will be
undertaken utilizing Staff funded through the City General Fund.
Goal 14: To provide institutional structure and intergovernmental
cooperation.
Action to meet priority and time-line: City of Ashland Staff will continue to provide
staff support to the City of Ashland Housing Commission (see Goal 2). The City
of Ashland employs a Housing Program Specialist, which will help provide
institutional structure as well as examine and implement opportunities for
intergovernmental cooperation.
The City will also continue to be an active participant with the Southern Oregon
Housing Resource Center to assist in regional coordination of their efforts.
Ashland will continue to work with the Jackson County Housing Coalition, and the
Jackson County Continuum of Care Homeless Task force to address affordable
housing and homeless issues on a regional level.
Funding sources for this project include: $42,547 in Federal CDBG funds was not
expended in 2007 as no major project was complete allowing for the 20% of the
yearly expenditure to be applied to Planning and Administrative costs. In the
2008 program year an additional $40,966 has been directed toward
Administration of the CDBG Program. Upon completion of a major project,
expenditure of past carryover and the current award, and completion of an
Analysis of Impediments (paragraph below) the City will expend both years
funding on the administrative costs that have been incurred.
Administration of the CDBG program includes staff support of programs and
projects that further the goals outlined in the Consolidated Plan, provision of
technical assistance, and the monitoring of the activities of sub-recipients.
Further, upon selection of a consultant for conducting an Analysis of
Impediments as outlined under goal 9, approximately $10,000 of the Planning
and administration funds noted abovewill be used for this activity.
City of Ashland general funds are also utilized to contribute toward CDBG
program administration as well as staff support of non-profit organizations and
intergovernmental cooperation.
Target Date for Completion: Ongoing
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 21
Summary of Specific Annual Objectives
Outcome/Objective
Specific Projects Expected Actual
Performance Indicators Year
Obj. # (CDBG Funded) Number Number
Specific Annual Objectives and
Citations
DH-1 Public Service Activity
Availability/Accessibility of a Decent Housing
Public Service Activity funded Fund Fair Housing Number receiving 2008 50 Number of
DH1.1
to increase accessibility to Council of Oregon to Training individuals people
housing through affirmatively provide fair housing
attending
furthering fair housing
services such as workshops,
Improved public 2
Workshops
discrimination complaint trainings,
access to information
Citations investigation, fair and those
about housing
24CFR 570.201 (e) housing testing, housing 1 Training calling the
discrimination and fair
24CFR 570.208(a)(2)(i)(A) counseling, outreach FHCO
housing rights and
24CFR 570.206(c) and/or education to hotline will
responsibilities
Ashland residents\\. be provided
Housing discrimination
by FHCO
Hud Matrix Code = 05C LMC
Number of educational
and tenant/landlord
opportunities provided
dispute
to the Citizenry
resolution provided to
including seminars,
LMI households using
television broadcasts
CDBG.
and informational items
within City publications
Fair Housing Council of
sent as direct mail to
Oregon Project.
all households in
Two workshops and one
Ashland.
training to be completed
in FY2008.
DH-2 Affordability of Decent Housing
DH-2.1 Address the need for Project scope to be 2008 8
Number of new
affordable housing by determined in an Households
housing units
development of new amended Action Plan
affordable to, and
ownership housing once property for
occupied by, lower
acquisition is
income
Citations
identified.
households.
24CFR 570.201A
24CFR 570.208(a)(3)
Hud Matrix Code = 01 LMH
Outcome measures - In addition to the table above, included in this submission
is Table Ò3CÓ (OMB 2506-0117) for each of the activities receiving CDBG funds
for the 2007 program year and for those remaining open as indicated in the
summary of specific annual objectives above. Within the 3C tables the City has
indicated the Objective and Outcome categories and incorporated the
identification of the CPD outcome statement as an Objective number.
Allocation priorities Î The City of Ashland is a small entitlement community
with limited resources to apply to CDBG funded activities. As the City of Ashland
primarily uses CDBG funds to assist projects that seek to create or retain
affordable housing. These priorities are noted as the Housing Goals 1-3 in the
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 22
CityÓs 2005-2009 Consolidated Plan. In FY 2008 the City will also utilize
available CDBG funding to address Goal 9 of the Consolidated plan through the
funding of the Fair Housing Council of Oregon to assist the City in affirmatively
furthering fair housing as a goal (Goal 9).
Fair Housing. To affirmatively further Fair Housing the following strategies were
outlined in the Consolidated Plan
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.
9.2 Develop and provide brochures and advertisements on how to file fair
housing complaints.
9.3 Continue to support the activities of the Fair Housing Council of
Oregon.
It is the CityÓs expectation that the ongoing relationship with FHCO and support
of educational and enforcement activities within the City, that our community will
benefit substantially through a reduction in housing discrimination.
In 2005 the City of Ashland adopted the 2005-2009 Consolidated Plan and in
doing so re-established a 15% allocation for social services per the CDBG
eligible activities. Other than the $10,000 request for funds from the Fair Housing
Council of Oregon the City received no other requests for the social service
funds.
Affordable Housing - The City of Ashland still intends to pursue the acquisition
of property, opr otherwise support affordable housing development or retention
with the use of CDBG funds in 2008-2009 as indicated under Goal 1, 2, 3 or 7.
Within Ashland the affordable housing projects funded are opportunistic based
on market availability of property. The City aims to utilize CDBG funds to benefit
the greatest number of households as opposed to a direct application of funds to
a particular neighborhood as part of a revitalization strategy. With a limited
number of applications received for CDBG funds the City has not had to further
delineate a spending priority based on location as a selection criteria in
evaluation of proposals. However, as land values are slightly lower in designated
low-moderate income census block groups the City is often in the position of
making awards to acquire property or rehabilitate housing in such
neighborhoods. In 2008 the City will utilize unexpected carry over, and the
current 2008 competitively available CDBG funds to assist a community
development partner in purchasing a yet to be identified property to support a
minimum of 8 low income housing units.
During the 2007 CDBG Program Year the City of Ashland expects a number of
affordable housing projects to be completed. Through the activities of the
Ashland Community Land Trust to construct two new units on Bridge Street.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 23
RVCDC completed 9 units of a two phase 15 unit development ion 2006, and will
complete the remaining 6 units in the 2008 program year These six new units
have broken ground and are underway through the construction phase.
In 2007 AshlandÓs land use requirement for a set aside of affordability in condo
conversions, annexations, and zone changes will add additional affordable
housing units to AshlandÓs Inventory. During 2007 through condominium
conversions 8 new affordable housing units were added to AshlandÓs Affordable
Housing Program, and an additional 10 were approved but as of yet have not
completed the condominimization process. In the 2007 program year 15 unit
(targeted to 80%AMI) were approved as part of an annexation proposal, Verde
Village, for which RVCDC has been identified as the affordable housing
development partner.
As the private development market, and land availability is not within the CityÓs
control our established goal for the explicit use of the CDBG program funds
(2008-3) remains the production of 8 new units.
Public housing Î The City of Ashland does not own or operate any public
housing within the City. Additionally, the Housing Authority of Jackson County
which serves the Ashland area in this regard and has no proposed projects within
our City limits for the 2008 CDBG program Year although they are working on the
potential acquisition and rehabilitation of an existing 51 unit apartment complex
to retain it as affordable to low income households. It is this potential project that
constitutes one potential use of CDBG funds in the coming year (see Goal 3) .
Chronic homelessness -- In the 2006 Program year the City awarded ICC
$32,000 to provide staffing to assist homeless individuals obtain improved
access to transitional housing. Due to the late hire of a Transitional Housing
Specialist ICC was only able to expend $23,333.40 of the award amount. The
City also provides social service grants to ICC including an award of $13,600 in
both 2007 and 2008.
Jackson County currently does not have a 10year Plan to address homelessness
but has been endeavoring over the last year to develop such a plan. A member
of AshlandÓs City Council represents the City of Ashland in this Countywide effort
and will work to craft a 10 year plan to end homelessness. Ashland will also
continue to work with the Jackson County Continuum of Care Consortium to
address the needs of the homeless on a regional scale.
Low/Mod Benefit Î The City of Ashland uses 100% of our competitive CDBG
grants to benefit extremely low, low- and moderate income households. In the
2008 program year all CDBG funded activities 100% of the intended beneficiaries
are to be qualified as extremely-low or low-income.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 24
Anti-Poverty
The activities listed below are completed or ongoing activities, whereas new
activities to be undertaken during Fiscal Year 2008 are outlined as activities
within the goals above.
The Housing and Community Development Act of 1992 requires
communities to include in their Consolidated Plan a description of an anti-
poverty strategy. This strategy takes into consideration factors over which
the City has control. The City of Ashland has limited resources for
addressing the issues involved in reducing poverty and improving the self-
sufficiency of low-income residents. Affordable housing is one of the
factors directly related to poverty that the City of Ashland does have some
ability to influence, and the related goals are covered in the Housing Goals
section. In addition, the City supports housing, social service, and
economic development programs targeted at the continuum of care needs
of the homeless.
The goals related to housing and support services are addressed in the
Homeless Goals section.
In another effort to address poverty within Ashland, during 2001-2002 the
City of Ashland passed a Living Wage Ordinance. This ordinance requires
that employees of the City, or employers receiving financial assistance or
business from the City in excess of approximately $15,000 (adjusts
annually) must pay a minimum of $12.43 per hour (adjusted annually) to
employees engaged in work related to the City project or service contract
(see Goal 12).
The City of Ashland operates a variety of funding and other assistance
programs which, together, strategically address the goals of reducing
poverty and improving the self-sufficiency of low-income residents. The
activities undertaken in conjunction with this anti-poverty strategy can be
separated into two primary areas of effort: human services programs
targeted at the continuum of care needs; and affordable housing
programs. The City of Ashland has limited influence on many of the
factors that affect opportunities for workers to earn a living wage. For
instance, the city does not directly affect wages provided by employers not
engaged in business with the City, nor does the City have influence over
income assistance such as Social Security or Aid to Families with
Dependent Children.
The City of Ashland provides funding to agencies that address the needs
of low income and homeless residents through a Social Service Grant
program. The goal of this program is to improve living conditions and self
sufficiency for residents by meeting such basic needs as food, shelter,
clothing, counseling and basic health care. The goal is carried out by
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 25
providing funds in excess of $100,000 every year to various area agencies
whose focus meets one or more of these targeted needs.
The Social Service Grant program is funded entirely with general fund
dollars from the City of Ashland budget. The award process is
coordinated through the United Way of Jackson County. Local agencies
and organizations providing continuum of care activities in the Rogue
Valley coordinate their applications through a Community Services
Consortium. The coordination of services and related funding requests
through the consortium attempts to insure that the broad range of needs is
met without overlap or duplication of service (See Goals 4,5,&6). .
The second element of the CityÓs anti-poverty strategy targets the
development and retention of affordable housing. The City of Ashland has
made a serious effort to address the issues of housing affordability.
An Affordable Housing Committee was formed in 1990 and reconvened in
1994 to search for ways to provide economical housing in Ashland. In
1995 a formal Housing Commission was formed. The Housing
Commission has endeavored to create policies that will allow additional
housing opportunities for low- and moderate- income Ashland households.
The following programs/projects have been developed in an effort to
create and retain affordable housing units in Ashland.
Ashland Community Land Trust Î The City of Ashland worked to
assist in the establishment of the Ashland Community Land Trust (ACLT).
The purpose of the land trust is to create and sustain long-term affordable
housing in the city limits of Ashland for low- and moderate-income
families. The land trust acquires and holds land, while the improvements
are sold to the low-income residents. ACLT is a non-profit organization,
and is directed by a board including representatives from social service
agencies, the Ashland Housing Commission, participants in the trust, City
Staff, local developers and local realtors.
Accessory Apartments - The Conditional Use Permit Procedure
was changed in 1990 to allow an accessory apartment or cottage within
single family residential zones. This provided valuable affordable housing
units without unreasonable impacts on the neighborhood. A total of 112
units have been made legal or been newly constructed since 1990, with
four approved in FY2007.
Incentives for Affordable Housing - Higher densities of
residential development are allowed when affordable housing is
guaranteed. All density bonuses (for energy efficiency, landscaping, etc.)
were limited to 60%. For every percent of units that are affordable, an
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 26
equivalent percentage of density bonus shall be allowed. A maximum
bonus of 35% is granted for providing affordable housing. In 1980,
Ashland increased development densities in order to encourage the
building of more affordable homes. What occurred, however, was that
expensive homes were built on smaller lots. Modification of densities in
single-family zones were reduced from that level back to the 5,000 to
10,000 square foot lot size and in multi-family zones to 13.5 or 20 dwelling
units per acre. This rollback then retained the incentive based increase in
density to provide affordable housing as noted above.
Deferred System Development Charges for Homes
Constructed under the Affordable Housing Program - This provision of
the affordable housing program works in conjunction with the affordable
housing density bonus. To increase the affordability of newly constructed
homes or rentals the City waives the system development charges which
can be between $8,000 and $11,000 for a three bedroom two-bath unit.
Additionally other Community Development Fees, and Engineering
Services fees are exempted for affordable housing. Based on the known
number of anticipated affordable housing projects, through these
programs the City is expected to provide $52,500 in uncollected revenue
in support of affordable housing in 2008-2009. Units within this program
must be sold to households earning 80%AMI or rented to households
earning 60%AMI. These units are required to remain affordable for 30
years.
Manufactured Housing - Manufactured housing can involve
significantly lower costs than conventional housing. Ashland adopted
standards and overlay zone that complied with state law and permitted
manufactured homes on individual lots in areas outside the historic district.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 27
Monitoring
The City of Ashland will compare its performance in meeting its goals and
objectives set forth in the 5 year Consolidated Plan annually to ensure the yearly
Action Plans are developed to meet the intended goals. Specifically the
development of housing that is affordable to low-moderate and extremely low
income households will be quantified each year. Throughout the year each new
unit that is developed, through grant assistance or to meet regulatory
requirements, will be deed restricted to ensure a period of affordability (typically
30 years or greater), The development of both rental and owner occupied
affordable housing will be compared to the targets established in the
Consolidated Plan and subsequent years CDBG awards will be targeted to those
types of housing that are not keeping pace with projections.
The City staff will complete an Annual Performance Evaluation Report which will
quantify both housing and homeless accomplishments after the conclusion of
each fiscal year. Housing accomplishments will be broken into the income and
occupancy type categories identified in the 5-year Consolidated Plan.
The success of the Ashland Rental Assistance Program, SDC deferral program,
and Accessory Residential Unit development, and Land Use requirements and
incentives for affordable housing, will be examined and presented to the Ashland
Housing Commission for evaluation. This information will inform potential
modifications to existing or future programs to meet the goals outlined in the
Consolidated Plan. The information contained in the Consolidated Annual
Performance Evaluation Report (CAPER) will assist in informing the CDBG
award selection process undertaken in February-March of the following year.
Subrecipient Monitoring
The City of Ashland, as the grantee for CDBG grants, will monitor the
subrecipients on a quarterly basis. Staff will maintain a close working
relationship with the CDBG subrecipients. One benefit of being a small
entitlement community with a limited grant amount is that the City typically
provides only one award per program year. This enables the City Staff to closely
follow the progress of CDBG projects and maintain open communication with
Subrecipients.
The City is committed to ensuring that CDBG funds are used as specified in
State and Federal regulations through: public and City Council monitoring
through public hearings; staff evaluation; annual evaluation of the priorities set
forth in the Consolidated Plan; periodic site visits and program evaluations;
financial monitoring, record keeping, and reporting requirements.
The City requires recipients of CDBG funds to provide a project timeline with
benchmarks for completion which is incorporated into the Subrecipient
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 28
Agreement for use of CDBG funds. The City remains in regular contact with
each subrecipient throughout the projects development to monitor their
accomplishments, ensure they are meeting the projected benchmarks, and
provide information on CDBG regulations.
For currently funded projects in development, at a minimum the City CDBG
administration staff will meet with each subrecipientÓs designated representative
to review their projectÓs accomplishments and investigate any failures to meet
anticipated benchmarks at quarterly intervals. If deemed necessary, the City of
Ashland CDBG administrative staff will conduct a formal monitoring visit to
evaluate the progress and risk associated with the CDBG funded projects. If at
any point the City CDBG administration staff determines a project is failing to
move forward the subrecipient will be required to complete a Corrective Action
Plan.
In 2007 the City conducted monitoring visits to the Ashland Community Land
Trust, the Rogue Valley Community Land Trust, and the Interfaith Care
Community. In 2008 a risk analysis will again be completed and monitoring visits
will be scheduled according to the CDBG funding at risk in open projects. Again
given the limited number of recipients it is expected the City may be able to
monitor all subrecipients with open projects during 2008 and review the financial
management, asset maintenance, and over all management of the CDBG funded
activities by the subrecipients as outlined below:
Financial management
The extent to which program participants account for and manage financial resources in
accordance with approved financial management standards. Additionally this criteria
relates to the amount of potential monetary exposure to the City, and the Department of
Housing and Urban Development.
Analysis to include assessment of:
Amount of current/total funding obligated and/or expended
Audits and/or Investigations
Staff experience with CDBG
History of performance
Physical asset maintenance and operation
The extent to which HUD-funded physical assets are maintained and operated.
Analysis to include assessment of:
History of Performance
Condition of HUD funded physical assets
Use of facilities or physical assets in conformance with CDBG regulations
Management
The extent which the program participant has the administrative capacity to carry out
CDBG requirements.
Analysis to include assessment of:
Experience level of Key staff particularly as it relates to CDBG funded
activities
Program History including performance indicators
Reporting consistency
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 29
Satisfaction
Extent to which clients express satisfaction or dissatisfaction with the delivery of the
program services.
Analysis to include assessment of:
Types of program activities
Complaints or compliments received
Services
Extent to which HUD program participants effectively and efficiently deliver services to
the intended beneficiaries/clientele
Analysis to include assessment of:
Types of program activities
Accomplishments
Timeliness
Project development including timing benchmarks
Corrective Action Plan
If the activities funded with CDBG dollars are not being accomplished in a timely manner,
as set forth in the subrecipient agreements the City of Ashland may issue a written notice
requiring the submission of a corrective action plan that is subject to the approval of the
City.
The City shall provide the subrecipient 14 days, or such time as City deems appropriate,
to develop a corrective action plan that is acceptable to City for correcting the problem. At
a minimum, the corrective action plan must include (1) a written performance measure to
be implemented by the Subrecipient that corrects the specific area(s) of noncompliance
and how performance measure will be established and executed by the SubrecipientÓs
organization, including subcontractors; and (2) designates the person with authority
within the SubrecipientÓs organization charged with the responsibility of accomplishing
and monitoring compliance.
Acceptance of the Corrective Action Plan by the City will establish the curative period
necessary to bring the project into compliance. If the Subrecipient has not submitted a
corrective action plan that is acceptable to the City within the specified time frame or
does not implement or complete the corrective action plan within the specified time
frame, the City shall proceed with other enforcement remedies as outlined in the
Subrecipient Agreement.
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 30
Public Participation
st
A Public hearing was held on March 27, 2008 to solicit comments on the
potential uses of the 2008 CDBG allocation. Additionally at that meeting the
Ashland Housing Commission reviewed the application submitted for CDBG
grant awards. After opening a hearing to solicit comments about how the City
should apply the CDBG funds one comment was made from an audience
member suggesting that the CDBG Action Plan allow for the use of CDBG funds
in support of an emergency homeless shelter or other homeless activities. This
testimony was considered by the Housing Commission and it was noted that the
Action Plan does maintain explicit goals in support of those uses. The Housing
Commission held a second hearing to review the proposals received on March
th
27 following the general Action Plan hearing. The Housing Commission
forwarded an award recommendation to the City Council. The City Council held
st
a public hearing on April 12008, at which time no one testified during the public
hearing and the Council selected the Fair Housing Council of Oregon as the sole
award recipient, and directed Staff to develop the annual Action Plan as follows:
The remaining CDBG funds shall be made available to support eligible affordable
housing related activities such as land acquisition, public facility improvements,
and/or housing preservation in the 2008 Annual CDBG Action Plan.
th
The Housing Commission further held a public hearing on April 24 to elicit
comments of the draft Action Plan and provide recommendations for potential
th
changes. The public comment period on the 2007 one year began on April 14
th
and ran through May 15.
Public testimony was receivedÈ Awaiting completion of Hearing) and the
Housing Commission _________ the 2008 CDBG Action Plan.
All meetings were noticed in the Community Calendar and Legal Notices in The
Ashland Daily Tidings, and posted on the City of Ashland website.
Any Testimony specific to the CDBG allocations was received and Minutes from
the meeting are attached.
The availability of the draft plan was also posted on the City of Ashland web page
th
on April 14th, 2008 and an Adobe Portable document (pdf) of the Action Plan
was available for download throughout the public comment period.
An advertisement notifying the public of the availability of the draft Action Plan
and the comment period was published on April 15, 2008 in The Ashland Daily
Tidings .
City of Ashland
CDBG Action Plan for Fiscal Year 2008
Page 31
Forwarded Letter for the Housing Commission
Dear Brandon,
When I spoke recently to the Housing Commission, I asked individuals if they
would kindly put a word in with the mayor, asking him to vote for a tethering limit
for animal family members. I'm grateful to any members of your commission who
did that.
I now would like to ask something equally important of them. Would they please
also put in a word with any, and preferably all, of the three councilors who still
oppose this? David Chapman, Russ Silbiger and Kate Jackson do not want
Ashland to limit the number of hours that animal family members can be
tethered. This, even though our police chief has officially stated that the
proposed ordinance is enforceable and that he doesn't expect it to require any
extra staff or other resources.
May I please send a note to your commissioners asking them, as individuals, to
put a word in with the opposing councilors? I would like to send this note via you,
so that I can be sure the commissioners will see it.
Kindly,
Ambuja Rosen
Director
Break The Chain Campaign
Ambuja Rosen
Note: This letter is being provided to the Commission at the request of Ambuja Rosen,
and is not related to a particular agenda item, rather it can be seen as a submitted
written ÐPublic ForumÑ statement.