HomeMy WebLinkAbout2008-05-22 Housing PACKET
Ashland Housing Commission
Regular Meeting Agenda
nd
Thursday May 22, 2008: 4:30 Î 6:30pm
Community Development Building - 51 Winburn Way
1. (4:30) Approval of Minutes
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April 24, 2008 Regular Meeting Minutes
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(May 8 2008 Special Meeting Minutes will be provided at the next regular
meeting)
2. (4:35) Public Forum
3. (4:45) Reports and Updates
Subcommittee Reports Liaison reports
Finance (Voisin)Council (Hardesty)
Parks Commission
School Board
Planning Commission
Ad-Hoc/Public Meeting Updates
Annexation/Zone Change Ordinances Ad-Hoc Committee
Facilities Plan
4. (5:15) Housing Work Plan 2008-2010 Review
Staff presentation
Commission discussion
5. (5:45) Commission Annual Retreat
Commissioner Discussion
Purpose; Agenda Building; Scheduling
6. (6.15) Items from Commissioners not on the agenda
Items to be discussed at this meeting, and/or suggestions for future agendas.
7. (6.25) Upcoming Events and Meetings
Housing Commission Regular Meeting
4:30-6:30 PM; Thursday June 26th, 2008 Community Development Building
Annual Retreat Î Date TBD (see item 5 above)
Other Meetings
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Planning Commission Study Session on Annexation Ordinance revisions Î June 17.
Quorum Check Î Commissioners not available to attend the subsequent regular
meeting should declare their expected absence.
7. (6:30) Adjournment
ASHLAND HOUSING COMMISSION
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April 24, 2008
CALL TO ORDER
Chair Bill Smith called the meeting to order at 4:06 p.m. at the Community Development and Engineering Services
Building, 51 Winburn Way, Ashland, OR 97520.
Commissioners Present: SOU Liaison: Alexandra Armarotico,
Richard Billin Absent
Carol Voisin
Council Liaison: Alice Hardesty
Graham Lewis
Regina Ayars
Bill Smith Staff Present::
Aaron Benjamin Brandon Goldman, Housing Specialist
Carolyn Schwendener, Account Clerk
Commissioners Absent
Steve Hauck
APPROVAL OF MINUTES
Voisin/Billin m/s to approve the minutes of the March 27, 2008 meeting. Voice Vote: Approved
New Housing Commissioner Nick Frost was welcomed.
Smith added an Agenda item under Ad Hoc/Public Meeting Updates - Council Communication regarding proposed
Annexation Ordinance Changes
PUBLIC FORUM
No one came forth to speak.
REPORTS AND UPDATES
Subcommittee Report
Education Î No meeting/no report
Land Use Î No meeting/no report
Finance Î Billin reported that Goldman presented some of the platform base ideas the committee had worked
on to the City Attorney. The City Attorney made recommendations on how to put it in ordinance form. The
committee felt it would make more since to have a broad general enabling ordinance pass by City Council and
then the platform ideas could be a different format so that it doesnÓt have to be part of the ordinance itself, but
can be something that could be adjusted or amended without going through the ordinance approval process.
The CommitteeÓs next step is to present to the City Council financing options with ideas on how to start funding
the Housing Trust Fund.
Goldman said he will be drafting the ordinance language and a separate resolution that takes the platform that
this Commission looked at previously putting it into a resolution format. The resolution would be adopted
simultaneously to the ordinance that enacts the formation of the housing trust fund. Goldman explained that an
ordinance essentially says that the City hereby establishes a Housing Trust Fund as enacted in resolution
2008-XXX. The resolution itself is that platform that the Commissioners have worked on that outlines who the
eligible applicants are, where the funds can be used, for what purposes, eligible activities and the RFP award
process.
Goldman gave an appraisal update on the land swap properties on Westwood and Strawberry that will be used
to acquire the 10 acres on Clay Street. The four lots potentially created on Westwood are valued at $415,000
each. The three lots on Strawberry were appraised at $400,000, $410,000 and $385,000. Due to the time that
has lapsed and project scope changes a new full appraisal will take place at the Clay Street property in order to
help inform the Parks Commission and Council as to whether or not to acquire the property.
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April 24, 2008
Liaison Reports
Council Î Hardesty announced that there is a City Council Study Session May 5, 2008 6:00 p.m. at the Council
Chambers. At the Study Session Goldman said the Council will be looking over what the work program is as
well as the development of the Housing Trust Fund, land use activities that have been done, education and
outreach, project administration, CDBG and project development. They will discuss what percentage of time is
allocated to each project looking to determine which should be top priorities. Goldman said he will also provide
the Council with what has been accomplished in terms of number of units. A 200 unit goal was decided upon in
2006. Goldman acknowledged that between 2004 and 2008 62 units were created with an additional 59 in the
pipeline. Hardesty encouraged the Commission to not go to far away from the 200 goal.
Hardesty said the Council briefly discussed the use of a portion of the 30% of the increase of the TOT \[transient
occupancy tax\] for the Housing Trust Fund.
Parks Î No report.
School Board Î No report.
Planning CommissionÎ No report.
Ad-Hoc/Public Meeting Updates
Facilities Plan Î Voisin reported that at their meeting they received several plans from the developer as to how
various City buildings could be rearranged and reconfigured. The Committee reviewed the costs to renovate
the different buildings and the developers will bring them the bottom line as to the cost for what will need to be
done. The Committee took a tour of City owned property and they will be working on how to meet the needs of
the departments and what they need in terms of space.
Hardesty said they discussed the possibility of moving parts of the City staff including the finance department to
the Grove along with remodeling the Grove to include conference rooms. Lewis said there has been a lot of
energy from High School students to revamp the Grove as a Youth facility. They also discussed taking the
room that is designed to be a commercial kitchen and have a student run coffee shop.
Hardesty shared that the gun club is a very large parcel of land and its lease is up in 2009. The Council has
already been getting many letters asking to renew the lease early. The possibility of relocating the City yards to
the Gun Club was discussed which would free up some land in the City. Hardesty acknowledged it might be
difficult to make large changes with the upcoming budget cuts.
SDC Committee Î no report
Annexation and Zone Change Ordinances
Goldman confirmed that in March of this year the Housing Commission reviewed what was originally presented
back in March of 2007 regarding changes to the annexation and zone change ordinances in order to facilitate
the development of affordable housing. The proposed changes are also intended to establish a means of
insuring the units are being built in a timely manner, that the units are commensurate with the full development
in terms of unit size, distribution of the affordable housing units, target percentages of affordability, and identifity
the potential for cash in-lieu fees and land dedication.
Commissioners discussed the proposed changes in order to make recommendations to the Ad Hoc Committee
to look at incorporating these changes.
Regarding construction standards: Voisin/ Billin m/s that the Commission recommend the minimum unit size
be 375 square feet. The motion passed unanimously.
Regarding percentage of affordability: Hardesty/Billin m/s that the Housing Commission revise the requirements
in the Percentage of Affordability section such that in item ÒcÓ the words or rental would be deleted and in item
ÒdÓ the number 80% be changed to 60% and that they make these recommendations on the part of the
Commission to the Ad Hoc committee. The motion passed unanimously.
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April 24, 2008
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
2008-2009 CDBG Action Plan Î Goldman reviewed the Action Plan that outlines how the City will explicitly be using
CDBG funds in the coming year and goes into some measure of detail in terms of non CDBG funded activities that
the City does that supports the goals of the CDBG program outline.
The City Council in addition to awarding the $10,000 to the Fair Housing Council of Oregon stated that 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 CDBG action plan.
The $10,000 awarded to the Fair Housing Council of Oregon was for education on fair housing and enforcement of
Fair Housing Law. Goldman said a project will need to be identified to spend the remaining $346,522 on before the
end of the 2008-2009 fiscal year. The money needs to be spent by May 15th of 2009. Because of the time line
they may be looking at land acquisition. Once they identify a project this Action Plan will come back before the
Housing Commission and City Council for review and approval. It is not explicit enough for HUD standards to
allocate the funds for land acquisitions in general, a modified Action Plan will need to identify the particular
property and the number of units to be provided said Goldman.
Goldman pointed out to the Commissioners that one of the social service grants goes to Interfaith Care Community
in the amount of $13,600. ICC is closing their Ashland Facility and will no longer be providing their services in
Ashland. They do have a Medford facility they will be continuing to use.
Public Hearing:
Judith Benjamin co-president of the League of Woman voters of Ashland spoke. Ms. Benjamin is here speaking
on behalf of the issues of the homeless. Ms. Benjamin explained that the League of Women voters is a non
partisan political organization that encourages voter participation and encourages education and action on the part
of citizens to get them involved in government. The League has consideration for all aspects of government
including social policy and they have long been concerned about the issue of homelessness. Ms. Benjamin said
that since 1995 they have had a policy of the homeless. She read their policy out loud to the Commissioners.
In February the League had a forum specifically on homeless in Ashland. The forum reflected a wide range of
interest and as a result of that forum a lot of suggestions were presented. Ms. Benjamin explained that Community
Works is starting a program where host families will provide temporary housing for homeless youth. A suggestion of
a coalition of both civic groups and City officials who could come up with proposals that would be appropriate for
the City to implement was made at their February meeting. Most notably was the suggestion that there be a staff
person from the City who would focus on social policy and social programs, which would include the homeless.
Ms Benjamin said the CountyÓs task force, in response to the federal program on the 10 Year Plan to End
Homelessness, has a report that will be coming out soon. ItÓs possible that report might include the type of
program that has been popular in the larger cities in the United States referred to as Housing First for Homeless.
Ms. Benjamin said that when the Commissioners talk about applying funds to buying property perhaps it could be a
house for homeless. The League is interested in working with the City and whatever organizations that are
interested in the problem to come up with solutions and programs that the City can implement. Ms. Benjamin
proposed the question can the CDBG action plan include any of this?
The Commissioners discussed the Action Plan
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Because ICC will close April 30 Benjamin asked that if the ICC structure is empty again is it the kind of situation
that might be eligible for CDBG funds? Goldman answered that as far as putting housing on that property it runs
into difficulty because of the proximity to the railroad tracks. The noise attenuation doesnÓt meet HUD standards for
permanent housing but as far as direct services to homeless it would be eligible. Goldman posed the question
ÐDoes the Action Plan currently as drafted have the latitude to apply funds for these use?Ñ Goldman believes goal
3 and goal 5 to provide supportive services would address this use. He further stated that there is the latitude to
allow use of CDBG for a homeless facility, though they couldnÓt use CDBG to fund a housing shelter in Medford.
Goldman said there is allowance that 15% of the annual award amount can be applied towards social services.
Council has awarded $10,000 to Fair Housing Council of Oregon which leaves $20,000 that technically could be
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April 24, 2008
applied to a social service application for direct benefits to low income people or homeless through a modification to
the Action Plan.
Graham said at the meeting on Saturday the possibility of a consortium of people, churches, city etc was discussed
to put together enough money to lease the part of the building were ICC has been, have Saint Vincent DePaul
locate there, have other volunteers be trained by them. and maybe even a paid staff person. The food bank is still
a pretty active agency in the other part of the building. Graham said they are hoping that the owner, Alan DeBoer,
will be interested in working with them like he did with ICC. Hardesty volunteered to call Alan DeBoer and discuss
the possibilities.
Goldman will take the discussion that the Commissioners had tonight and incorporate it into the comment section of
the Action Plan so that it is not a new item. Goldman will also incorporate in the comment section that there was
concern about the $13,600 allocated to ICC and it should be discussed.
Graham/Billin m/s to approve the Action Plan one year use of funds for the year 2008. The motion passed
unanimously.
UPCOMING EVENTS AND MEETINGS
It was agreed by the Commissioners to have the regular Housing meetings at 4:30p.m. to 6:30p.m. The public
hearing part of the meeting will be held at 5:30 p.m. to allow time for the working community to attend.
Goldman reminded the Commissioners of the Housing tour at 2:00 tomorrow April 25, 2008. Housing Authority,
Betty McRoberts will be present to talk about the Maple terrace site.
Goldman announced that the City hired Linda Reid as the new Housing Program Specialist. She is currently from
the Housing Authority and has verbally accepted the position. She might be able to attend the May 22, 2008
meeting.
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Finance committee will meet on the 13 and the 20 May at 5:00 p.m. in the Community Development Building at
51 Winburn Way.
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Graham encouraged everyone to come over to the Old Ashland Armory at 6:30 on April 30 for the community
discussion on AshlandÓs future.
Ayers announced that there will be a League of Woman Voters forum tomorrow night at Council Chambers. They
will have 5 County CommissionersÓ candidates present.
ADJOURNMENT Î The meeting was adjourned at 5:50 p.m.
Respectfully submitted by,
Carolyn Schwendener, Account Clerk
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April 24, 2008
HOUSING WORK PLAN
HOUSING WORK PLAN
Prepared by the Department of Community Development
2008-2010
2008-2010
2008-2010 Housing Work Plan
1
TABLE OF CONTENTS
TABLE OF CONTENTS
PURPOSE OF WORK PLAN............................................3-4
HOUSING PROGRAM OVERVIEW.....................................5
HOUSING PROGRAM SPECIALIST.............................................6
HOUSING PROGRAM ADMINISTRATION.................................7-8
CDBG PROGRAM..........................................................9-12
GENERAL PROGRAM ADMINISTRATION........................................9-10
CONSOLIDATED PLAN UPDATE.........................................................11
FAIR HOUSING ANALYSIS OF IMPEDIMENTS...................................12
HOUSING TRUST FUND DEVELOPMENT..................13-14
LAND USE AMENDMENTS..........................................15-16
ANNEXATION AND ZONE CHANGE AMENDMENTS.........................16
REGULATORY BARRIERS...................................................................17
HOUSING DEVELOPMENT PROJECTS.....................18-25
AFFORDABLE HOUSING DEVELOPED 2004-2007.......................19-20
CHITWOOD PROJECT..........................................................................21
TERRACE COURT PROJECT..............................................................22
BRIDGE STREET PROJECT................................................................23
CLAY STREET PROJECT.....................................................................24
VERDE VILLAGE PROJECT................................................................25
LITHIA LOT PROJECT...........................................................................25
AFFORDABLE HOUSING ACTION PLAN STATUS........26
2008-2010 Housing Work Plan
2
Purpose of the Plan
This Housing Work Plan is intended to identify specific housing activities that have
already been initiated by the City to be completed in the short term (2-year). The plan will
provide direction to City staff, and provide measurable outcomes for Elected and
appointed Officials to monitor the objectives and the success of the housing program.
The plan aims to identify the specific benefits to be realized for each individual project.
Lastly the time frame in which the objectives are expected to be met and a visible method
to monitor and measure progress in meeting the objectives is indicated for each activity.
Given limited resources and Staff time the individual activities also contain an estimate of
staff and funding needs to accomplish the tasks. The nature of housing development and
planning often requires a multiyear process to take a project from conception to
completion. For the purposes of this work-plan the final outcome of a project initiated in
Fiscal Year 2008 may not be realized during a 2 year period. In such cases milestones
expected to be accomplished and a timeframe to completion is provided.
A number of other housing activities are ongoing by their very nature, such as education
and outreach, monitoring existing long term affordable housing units, and administration
of the Community Development Block Grant program. In such cases the activity is
defined and it is noted that the project will be ongoing. Further an estimate of the time
commitment necessary to undertake these ongoing projects is provided to assist resource
allocation.
Affordable Housing Action Plan
The City of Ashland City Council approved of a Affordable Housing Action Plan in May of
2003. That Action Plan identified six broad strategies to address AshlandÓs housing
needs as outlined below. This Work Plan is not intended to supplant the Affordable
Housing Work plan, rather it is intended to supplement it by identifying current activities
that are underway and note how they relate to the broader goals outlines in the original
Action Plan.
1. Provide funding for affordable housing.
The crux of providing affordable housing is finding ongoing funding sources to finance the
development of affordable housing. The plan recommends creating a Housing Trust Fund with
dedicated funding sources. Possible sources are identified. Deciding on sources will require both
study and building a consensus for adopting legislation for the fund.
2. Reduce development and operating costs.
Ashland has adopted several measures to defer systems development fees for affordable housing
developments. Additional measures could further reduce planning and development fees and utility
2008-2010 Housing Work Plan
3
costs. Ashland should continue this approach while determining an annual limit so that the impact
on the City's budget can be known and planned for.
3. Adopt land use regulations to promote affordable housing.
The City is in a position to use its land use and zoning authority to assist in developing affordable
housing. Recommendations include: rezoning land to multi-family use, identifying target properties
for affordable housing that takes advantage of new state laws for tax exemptions, examining the
feasibility of expanding the Urban Growth Boundary for a property owned by the school district,
restricting single family housing in land zoned for multi-family use, permitting accessory units in
single family zones, and encouraging and promoting development on small lots in new
subdivisions.
4. Preserve and create affordable housing.
Affordable housing can be developed and kept permanently for low and moderate income
households leveraging funds from State and Federal housing programs where the development is
by non-profits or by the Jackson County Housing Authority. Where the City assists affordability
through the waiver of development or utility fees, the City should adopt a policy requiring long-term
affordability for a period of 60 years as required in City ordinances on affordable housing.
5. Develop organizational capability.
To provide a focus for its affordable housing efforts the City should immediately create a full-time
position of a Housing Coordinator to enable the development of affordable housing and seek
auxiliary funding sources to improve price and costs of housing for low and moderate income
households. The Housing Coordinator should develop good working relationships with non-profit
housing organizations. The Housing Commission will play an important role in Ashland's affordable
housing program.
6. Build understanding and support for affordable housing.
The Housing Commission should develop a public information program to explain the need and
benefits of affordable housing and build support for actions needed to develop and preserve
affordable housing. Other actions include preparing an Annual Housing Report, and holding an
Annual Affordable Housing Conference.
Where applicable within this Housing Work Plan 2008-2010 notations are included to
show which of the six strategies identified above are being addressed by the specific
activity identified. At the end of this document is a status report on each of the six
strategies as to what has been completed since 2003.
Modifications to the Plan
Should identified work arise that falls outside the defined scope of this work plan, the
Project Manager must either deem the work out of scope and defer it, or in the event
the new item is considered a high priority by the City, than the decision to expand the
scope of the work plan to include the work will be necessary. The latter choice would
result in changes to the work plan, resource allocation, budget and/or schedule.
2008-2010 Housing Work Plan
4
The Ashland Housing Program Overview
The term ÐAshland Housing ProgramÑ is applied to various activities the City undertakes
to address the unmet housing needs within our community. As there is no single means
of adequately addressing the housing issues facing the City, a comprehensive approach
to ward program development has evolved over time. This comprehensive approach is
appropriate to ensure we can implement all tools available to increase the supply of
affordable housing. The Housing Program therefore has included the development Land
Use regulations, provision of financial assistance through Community Development Block
Grants and the development of a Housing Trust Fund, and direct project development in
collaboration with affordable housing providers.
The chart provided below illustrates the general distribution of time dedicated to each
aspect of the Housing Program over the course of a year. It is important to note that
although the percentages provided approximate an annual distribution of time , due to the
nature of housing development, grant cycles, and planning and administration the amount
of time dedicated to given activities fluctuates considerably through the course of a year.
Misc.
10%
CDBG
25%
Land Use
10%
Project
Development
10%
Program
Housing Trust Fund
Administration
10%
20%
Education and
Oureach
Commission Support
5%
10%
2008-2010 Housing Work Plan
5
The Housing Program Specialist
The Housing Program Specialist position is involved in all aspects of planning, organizing,
coordinating, and directing housing related projects, programs, functions, and activities of
the City. With a specific focus on affordable housing activities, administration includes
working closely with the Community Development Director, the Housing Commission, the
Planning Commission and the City Council to accomplish the goals outlined by the City
Council. Additionally the administrative work of the Housing Program Specialist includes
coordination with other City departments, a variety of public and private organizations,
consultants, contractors, citizen groups, and the general public in developing or
maintaining programs, and implementing projects in an effort to retain or developing
needed housing.
Essential job duties of the Housing Program Specialist includes implementing the priority
items described in the City of AshlandÓs Housing Action Plan, which includes but is not
limited to:
Researching, compiling and creating the framework for a Housing Trust fund; and identifying
and recommending long-term funding sources for the Housing Trust Fund.
Providing program and policy recommendations to help clarify and help develop administrative
procedures and practices related to the CityÓs housing programs to assure that these
programs are meeting identified needs and City Council Goals. Participation in strategic
planning for assisted and affordable housing programs.
Administration of the CityÓs Community Development Block Grant program to ensure
compliance with HUD regulations for services to low and moderate-income households.
Maintains awareness of new HUD policies and regulations, maintains required data, and
prepares required reports. Maintains communications with regional HUD staff and CDBG
subrecipients. Conducting contract monitoring site visits in accordance with HUD regulations.
Negotiation and development of contracts and amendments to reflect City policies on housing.
Review of contract requirements and verification that the delivery of services or housing is in
compliance with contract terms.
Conducting studies and collects data to determine the availability of resources for funding
current or new programs.
Responding to Council requests for information by submitting written reports or making oral
presentations.
Working in collaboration with Planning and Legal Departments to research and development
standardized legal documents to record long-term and perpetual affordability requirements.
Continuous work to improve operations, streamlines work processes, and to provide quality
customer service.
The Housing Program Specialist also acts as the City Staff Liaison to the Ashland
Housing Commission to assist them is addressing their mission and goals
2008-2010 Housing Work Plan
6
Housing Program Administration
Administration of the existing City of Ashland Housing Programs is an vital part of the
work of the Housing Program Specialist to maintain the integrity of the program and to
ensure that the benefits of the needed housing secured through the program are realized
by the community.
In an effort to secure housing as affordable the City of Ashland has offered a number of
incentives to housing providers including the waiving of System Development Charges,
waiving of Community Development and Engineering Fees, direct subsidy in the form of
CDBG grants or City property, Density Bonuses in residential development, as well as
supporting the housing provider in their efforts to seeking additional funding.
To ensure that affordable housing units that are created are maintained as affordable the
City imposes deed restrictions and liens on covered units to regulate the qualifying
incomes of households and maximum rents and sale prices. Communicating the
incentives available, regulations and restrictions to housing providers, buyers and rentals
is an important function to promote the success of the programs. The development and
review of contracts, deed restrictions, and covenants, is a necessary administrative
function of the Housing Program Specialist. Further the prequalification of occupant
households through income verification and monitoring of rents or sales prices through
review of purchase agreements and tax information is a vital role to maintain the integrity
of the program.
General Housing Program Administrative tasks:
Advise the Community Development Director, City Administrator and other
management staff, the Housing Commission, the Planning Commission, and City
Council on housing related issues and matters; provide advice and
recommendations related to program implementation, development plans, and
funding availability.
Coordinate efforts of City departments involved in the planning and implementation
of development projects.
Coordinate with City, federal, state, and non-profit agencies and private companies
to develop resources; monitor funding opportunities for housing and housing
programs.
Development and Review of Development Agreements, Contracts, Covenants,
Deed restrictions and Liens.
Work closely with homeowners, landlords, contractors, developers, business
owners, and property owners in providing program related information and
resolving concerns.
2008-2010 Housing Work Plan
7
Consultant management
Process housing related financial transactions.
Verification of household income and assets to qualify potential residents of
designated affordable housing. Monitoring of covered units to ensure rents, sales
price, and occupant households remain compliant with the City programs.
Maintenance of files and databases regarding covered affordable housing units,
liens, terms of affordability, period of affordability, and occupant household
information.
Administration of the CDBG program - addressed on page 6 of this work plan as a
separate item
Measurable outcomes
Attend each Housing Commission Meeting and provide updates to the Commission on
ongoing Housing Projects and programs. Attend select Planning Commission and City
Council meetings to report and advise on Housing Programs and Projects.
Each time a new affordable housing units are created the program specialist will have to
complete all associated documentation for SDC deferrals, Resale Restriction Covenants,
Income verification, review of all Covenants Conditions and Restrictions and Bylaws for a
given project to ensure consistency with the program requirements. On an ongoing basis
the Housing Program Specialist shall complete these tasks for new developments and at
each transfer of covered property.
Provide an annual report on the success of Housing Programs and projects in January of
each year.
Affordable Housing Action Plan strategy addressed by this Activity
Strategy 5: Develop Organizational Capacity for Affordable Housing
Plan Recommendations: City of Ashland should create a full-time position to coordinate
affordable housing programs .
Specifically the Action Plan recommends creating a full-time affordable housing
coordinator to bring together all functions that directly relate to affordable housing. These
include the following: preparing the Community Development Block Grant annual funding
application, staffing the Housing Trust Fund and the Housing Commission, coordinating
with non-profit affordable housing development organizations, maintaining relationships
with the Oregon Department of Housing and Community Services, and working with local
lending institutions on affordable housing.
2008-2010 Housing Work Plan
8
Community Development Block Grant Program
Description of the program :
The City of Ashland 2005-2009 Consolidated Plan for the Community Development Block
Grant Program addresses the needs of AshlandÓs population, and aims to establish
strategies to address the highest priority needs of our extremely low and moderate-
income residents. Specifically the five-year Consolidated Plan provides the basis for
allocating U.S. Department of Housing and Urban Development (HUD) funds under the
Community Development Block Grant Program (CDBG). During each year of the five-year
plan, the city prepares an Annual Action Plan that outlines the specific program activities
to be carried out in meeting the Consolidated Plan strategies. Each Year the City
Receives approximately $200,000 in CDBG funds, of which 20% are available for
administration of the CDBG Program.
The chart on the next page illustrates the cyclical nature of doing the base administration
of the CDBG Program and its intensity at various times throughout a year. It is important
to note that this chart reflects only the regular annual tasks related to administration of the
program including:
RFP issuance in January of each year, due in late February
Housing Commission Review: March
City Council awards: April 1
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Annual Action Plan prepared: April 15
Subrecipient Agreements completed: July1.
Environmental Reviews, Requests for Release of Funds, and Public Noticing
for specific projects (may occur at any time throughout a year)
Consolidated Annual Performance Evaluation Report (CAPER) Î Data
gathering, development and Review: July and August. Due September.
Subrecipient Monitoring November-December
Maintenance of HUD Integrated Disbursement and Information System for
release of funds (IDIS: Accounting, Draw-downs, requests for payments,
performance measures, client benefit reports)
2008-2010 Housing Work Plan
9
CDBG Administration Time Allocation Estimates
70%
60%
50%
40%
30%
20%
10%
0%
Additionally, non-annual tasks such as the development of a 5 year Consolidated Plan,
Fair Housing Activities other than ongoing education and responsiveness to questions
regarding discrimination are not included in this time estimate. The Five-Year
Consolidated Plan currently is a 2005-2009 plan and thus will need to be updated for the
2010-2014 period. This update will be a substantial undertaking to be initiated in October
of 2009 to be completed and adopted prior to the 2010 Fiscal Year. The Consolidated
Plan is discussed in greater detail on Page 10.
Measurable outcomes for current CDBG Administration: The activities of any
particular year are included in the Annual CDBG Action Plan which outlines all CDBG
expenditures and expected accomplishments. Approval of an Annual CDBG Action Plan
is expected in May of 2008.
The Action Plan shall include specific performance measures under each identified goal
and is thus the most appropriate source to reference for the measurable outcomes
relating to administration of the CDBG program.
Once approved, the 2008 CDBG Action Plan will be available online at:
www.ashland.or.us/CDBG2008ActionPlan
2008-2010 Housing Work Plan
10
CDBG Consolidated Plan Update 2010-2014
The CDBG program requires the City to maintain a five-year ÐConsolidated PlanÑ which
assesses and prioritizes the housing and homeless needs in Ashland. The CDBG
Consolidated Plan also contains Ðspending prioritiesÑ which determine the types of
projects for which the funds may be used. The following spending priorities are included
in the draft CDBG Consolidated Plan.
In updating the five year Plan the Housing Program Specialist will research and update
sections for the
Consolidated Plan to include:
Citizen Participation Plan
Community Profile
Housing Needs Analysis
Housing Market Analysis
Homeless and Human Services
Demographic Maps
Performance Measures
Key Interviews and demographic surveys
Public hearings
In 2004-2005 the City Hired a consultant to complete the research and public involvement
process to update the prior 5-year plan to reflect changing demographics and CDBG
spending priorities ( www.ashland.or.us/cdbgconsolidatedplan ). The cost of this work was $10,000
however the consultant selected was simultaneously undertaking an update of the City of
MedfordÓs Consolidated Plan, so Ashland benefited from the amortized research and plan
development. To undertake this effort independently of the City of MedfordÓs 5-year
update would likely increase a consultantÓs project costs to approximately $30,000.
Alternatively if the update were to be completed by City Staff exclusively it would require
approximately 50% of the Housing Program Specialists time for approximately a three
month period. Given ongoing CDBG and Housing Program Administration functions, this
would essentially eliminate any available time for other activities during that period.
Project management by City Staff, in working with a consultant, will require approximately
0.1FTE during a three to four month update process which would be included in annual
allocation of time to the CDBG program.
It is recommended that in 2009 the City again coordinate the selection of a qualified
consultant with the City of Medford to benefit from a coordinated research effort by the
selected consultant.
Measurable Outcomes and Benchmarks: RFQ issuance to select consultant;
Consultant Contract and scope of work developed; research completed, public
involvement regarding priority needs; plan prepared; housing Commission Review; City
Council Review and Approval: HUD review and Approval of the CDBG 2010-2014
Consolidated Plan.
2008-2010 Housing Work Plan
11
Fair Housing Analysis of Impediments
The Analysis of Impediments (AI) is a review of impediments to fair housing choice in the public
and private sector. The AI is a HUD required analysis that should be completed ever 3 years and
at a minimum should be prepared in advance of the 5-year Consolidated Plan to inform the
development of the plans section of Fair Housing. Ashland has not completed an update of the AI
since the original Analysis was completed in 1996. In 2007 the City included an update to the AI
as an activity to be completed in the 2007-2008 CDBG program year. This work will be
undertaken by consultants expert in Fair Housing issues and is expected to cost approximately
$10,000 in CDBG administration fees. To work with a selected developer it is expected that this
undertaking will require approximately of 10% of the Housing Program Specialists time during the
update process and this commitment of staff time is included in the 25% time allocation for
general CDBG administration noted in the chart on page 4. The complete AI update process will
take approximately three months including numerous interviews and public hearings per HUD
guidelines. This work effort is expected to begin in June of 2008.
Impediments to fair housing choice include:
Any actions, omissions, or decisions taken because of race, color, religion, sex, sexual
orientation, marital status, disability, familial status, national origin, source of income, age
or disability which restrict housing choices or the availability of housing choices; and
Any actions, omissions, or decisions which have the effect of restricting housing choices or
the availability of housing choices on the basis of race, color, religion, sex, sexual
orientation, marital status, disability, familial status, national origin, source of income, age
or disability
( www.ashland.or.us/fairhousing for more information)
Analysis Components
The components of the Analysis should include:
An examination of the CityÓs, ordinances, regulations, policies and procedures
relating to housing choice , accessibility, and affordable housing programs.
An assessment of how those laws, etc. affect the location, availability, and
accessibility of housing; and
Review and reporting of Housing Discrimination from HUD and the Fair Housing
Council of Oregon
Key interviews (may be conducted by phone) with local property managers and
lenders regarding renting and lending practices.
An assessment of conditions, both public and private, affecting fair housing choice.
An explanation of how areas were evaluated or what criteria were used in the
analysis, what was found,
Recommended actions to correct any deficiencies and to improve housing choice.
Measurable Outcomes and Benchmarks: Consultant selection, Contract, and scope of
work developed/approved; research completed, public involvement; Key Interviews; Draft
Analysis of Impediments prepared; Housing Commission Review and recommendation;
City Council Review and Approval: Office of Fair Housing review and Approval of the
2008-2009 Analysis of Impediments to Fair Housing.
2008-2010 Housing Work Plan
12
Housing Trust Fund
www.ashland.or.us/htf
The Ashland Housing Commission has undertaken the process of developing an Housing
Trust Fund to assist in providing a financial resource to promote the development of
needed housing within our community. The Housing Commission over the course of
2007 has examined the components of a Trust Fund and solicited input on the potential
uses of a housing trust fund. The City completed a survey of residents (online) and a
survey of key stakeholders (direct mail to developers, realtors, affordable housing
providers, held a public forum with a national expert on Housing Trust Funds, Mary
Brooks, and reviewed the development of the Trust Fund Platform at various public
meetings of the Housing Commission . To date a number of sections for inclusion in the
platform of the trust fund have been considered by the full Housing Commission. These
items include:
Section 1 - Eligible Applicants
Section 2 - Eligible Uses and Activities
Section 3 Î Preferences
Section 4 Î Fund Administration
Section 5 Î Match Requirements
Section 6 Î Allocation of Funds
Having completed the initial review of the above components of the Housing Trust Fund
Platform the remaining work to be completed includes:
Finance Department review for structure of fiduciary responsibility
Legal Department Review for recommendations regarding the structure of
the Platform and Ordinance development for adoption
Housing Commission Update
Council Update
Ordinance Development
Legal Review
Housing Commission Hearing
City Council review and approval of platform.
Platform Adoption
The benchmarks noted above will only establish the framework for the Trust Fund but will
not identify the funding streams necessary to make the Housing Trust Fund solvent. A
HTF is successful only to the degree that it has a sustainable funding source to direct to
supported activities. The Housing Commission has determined that the most appropriate
way to approach the development of the Ashland Housing Trust Fund is in two parts.
The first part is the development of the platform. By identifying intended uses of the trust
funds the City will be better able to determine the funding needs, and to articulate
2008-2010 Housing Work Plan
13
precisely what secured funds would be used to support. The second part of the approach
is to identify potential revenue streams the City would employ to support the Trust fund.
Federal and state funding programs, general obligation bonds, tax increment financing
impact fees, in-lieu fees, sales and property taxes, demolition fees, linkage fees, and
private funding sources, will all have to be examined to develop a comprehensive strategy
to provide a continued funding stream to support affordable housing and the
implementation of a local Housing Trust Fund.
The following tasks will have to be completed to fully evaluate potential funding sources:
Revenue projections based on sources
Implementation requirements (election/adoption process)
Legal permissibility (Oregon State, Local Charter)
Identify Impediments to implementation
Research Success in other Communities
Cost of developing resource
Degree of City control
Timeline: As noted above the development of the Housing Trust Fund is to be completed
in two phases. The first phase of Platform development is to be completed by August of
2008. The second phase, financial analysis and securing funding, is expected to be
completed by January 2009.
Affordable Housing Action Plan strategy addressed by this Activity
STRATEGY 1: PROVIDE FUNDING FOR AFFORDABLE HOUSING
Plan Recommendation: Form an Ashland
Affordable Housing Trust Fund by directing the
Ashland Housing Commission to prepare a
specific proposal for such a fund.
The objective of this strategy is to develop long-
term, stable funding sources to produce affordable
housing and the Action Plan explicitly
recommends the Housing Commission propose a
Housing Trust Fund.
2008-2010 Housing Work Plan
14
Land Use Activities
The City of Ashland has concentrated considerable effort over the years to utilize the
CityÓs Land Use regulatory powers to promote needed housing types. Dating back to
1989 the City established provisions requiring annexations and large scale developments
to provide a percentage of affordable units. The City also has imposed affordability
requirements upon condominium conversions that trigger an exception to current land use
requirements. The City has promoted Accessory Residential Units and has offered
density bonuses to further provide incentives to create affordable housing.
In recent years, due in part to recent market trends and in part due to experience with
past planning actions, the City has concentrated on revising such affordable housing
regulations. In 2005-2007 the City completed a substantial revision to the ordinance
regulating condominium conversions, established minimum densities in multi-family
zones, and has now begun in earnest at revisions to the land use ordinance addressing
the affordable housing criteria regulating annexations and zone changes.
In the case of the condominium conversion ordinance as approved, and the annexation
ordinance revisions currently being proposed, the need to address these items was not
evident in 2002 with the original approval of the Affordable Housing Action Plan but had
risen as priority issues.
Affordable Housing Action Plan strategy
STRATEGY 3: Adopt Land Use Regulations to Promote Affordable Housing
The Action Plan lists a number of specific Land Use regulatory Changes the City could
consider to promote affordable housing including:
Zone additional land for multi-family development.
Prohibit or restrict the development of single-family housing in multi-family residential
zones.
Strengthen provisions for accessory residential units to encourage their development.
Require a percentage of small lots in all single-family developments.
Investigate with state agencies and others the feasibility of pursuing a UGB
amendment for the property outside the UGB owned by the Ashland School District.
The individual Action Plan recommendations above regarding Land Use (Strategy 3) are
largely not addressed in this Work Plan for the next two years due primarily to limited staff
time and an emphasis on development activities expected in the coming years.
On the following page this 2008-2010 Work Plan outlines the coming yearÓs land use
efforts include completing revisions to the ordinances regulating Zone Changes and
Annexations. Completing revisions to this section of the ordinance does address the
overriding Affordable Housing Action Plan strategy of utilizing land use regulations to
promote affordable housing although it is not a specifically listed regulatory change.
2008-2010 Housing Work Plan
15
Annexation and Zone Change Ordinances
Over the course of the last two years the Housing Commission and Planning Commission
have examined AshlandÓs current annexation policies specifically as they relate to the
development of affordable workforce housing. The existing ordinances achieve the
primary goal in this regard and are seen as a model that other communities in the state
have examined in their efforts to address the increasing lack of housing affordability.
However experience in application with any ordinance functions to highlight areas that
could be adjusted to better suit the intentions of the community.
Since 2003 with a number of applications for annexation and zone changes processed,
potential revisions to the existing ordinances have been identified to ensure the provision
of affordable housing is both timely and equitable. These issues are as follows:
Construction Timing
Distribution of Affordable Housing
Construction Standards
Percentage of affordability
Cash-in-Lieu fees
Land Dedication
The City will complete the review process and determine what revisions, if any, should be
implemented to modify the Annexation and Zone Change ordinances to better reflect
policy objectives for affordable and workforce housing. The schedule provided below is
an estimate of the public review process that would have to be undertaken to complete
this activity.
Annexation Ordinance Review and Adoption Process
March May June
first Ad Hoc
Revise Draft Draft Ordinance Language for
Meeting May 1
Ordinance Review - send to Legal Dept.
Legal Review
Housing Commission and
Notice DLCD
Planning Commission Ad-
Housing (45 days prior to
Planning Commission Study
hoc Committee selected
Commission first evidentiary
Session
Review hearing)
June 24, 2008
May 22, 2008 Measure 56
notice??
July August September October
Planning
Commission City Council
City Council
Public Hearing First Reading
Revise Draft Ordinance Second Reading
Ordinance September 16,
October 7th, 2008
Recommendations 2008
August 12, 2008
Housing Commission
City Council Study
Public Hearing Ordinance
Session Notice DLCD
Recommendations
August 19, 2008
July 24, 2008
2008-2010 Housing Work Plan
16
Regulatory Barriers and incentives
In order to enable market forces to develop needed housing types a two pronged
approach is needed. In identifying what regulatory barriers exist a community can take
measures to limit such policies, rules, processes, or procedures that function to prohibit,
discourages, or excessively increase the cost of new or rehabilitated housing without
sound compensating public benefits. The other action communities can take is to identify
what incentives are available to encourage the development of needed housing types. In
October of 2007 the Ashland City Council asked the general question Ðwhat can be done
to promote the development of multi-family housingÑ. An exploratory examination of the
tools within the City of AshlandÓs control that are available to promote the development of
needed housing is necessary to answer this Council question.
This evaluation involves a review by appointed and elected officials of the City to examine
the various regulatory barriers in our existing ordinance as well as potential incentives
that could be employed to promote affordable/workforce housing. The Housing
Commission reviewed a listing of common barriers and incentives at their regular meeting
on November 29, 2007. The Planning Commission is scheduled to review the listing of
barriers and potential remedies at their study session on February 26, 2008. Subsequent
to these reviews the City will schedule a joint meeting of Housing Commission, Planning
Commission, and the City Council to determine if any of the listed items should be
addressed. Upon identification of an item, or number of items, the Council would direct
staff to research and develop specific ordinance language for consideration. If there is
direction to proceed with direct financial incentives to promote needed housing types then
the Council would want further analysis to further explore those means.
Measurable Outcomes
Joint meeting of the Housing
Commission, Planning Commission
and City Council.
Benchmarks
Housing Commission Study Session Î
completed
Planning Commission Study Session Î
Completed
Joint Commission and Council Study
Session Î to be scheduled.
The identification of a specific regulatory barrier or incentive to be addressed beyond the
exploratory review noted here would be an additional work plan item and this plan would
need to be amended to incorporate those specific undertakings.
2008-2010 Housing Work Plan
17
Housing Development Projects
The development of affordable housing is often a multi-year process from inception to
completion.
The City of Ashland does not develop
housing directly. Utilizing the established
expertise of or regional affordable housing
providers the City often partners with non-
profit organization to support the
development of affordable housing.
Additionally for-profit developers are also
responsible for development of much of
Ashland's affordable housing stock through
the application of land use requirements or in
utilizing incentives offered by the City.
2001 Siskiyou, 2005
This section is intended
to provide a listing of
those affordable housing
projects that are
currently underway
within the City
of Ashland.
The table on the next
page lists all affordable
housing projects that
have been completed
since 2004.
2001 Siskiyou, 2006
Additionally those projects that have been
initiated, or have received land use
approvals, but have not yet been completed
are listed as pending within the table
provided.
Pictured on this Page:
The development of 9 units of low-income
ownership housing the Rogue Valley
Community Development Project at 2001
Siskiyou Blvd.
2008-2010 Housing Work Plan
2001 Siskiyou, 2007
18
Ashland Affordable Housing Developments 2004- 2007
Units Year Deed Period of
Affordable Housing Units
Secured as affordable by CompletedRestricted Affordability
Resale Restriction Covenants/Trust Deeds (years)
41 Garfield St. (cdbg) 6 2004 99
238 Eigth St 1 2004 20
311 Hersey (cdbg) 1 2004 30
234 Grant St. (cdbg) 1 2004 99
232 Grant St. (cdbg) 1 2004 99
274 Nevada St 1 2004 20
290 Patterson (cdbg) 1 2004 30
321 Hersey (cdbg) 1 2004 30
295 Mistletoe Rd 1 2004 20
181 California St. 1 2004 20
798 Park St (condo-conversion) 3 2004 20
315 Beach St (condo-conversion) 1 2004 20
920 E Main St. (condo-conversion) 1 2005 20
967 Elkader St. 1 2005 20
968 Glendale Ave. (condo-conversion) 2 2005 20
264 Grant St 2 2005 20
2001 Siskiyou Blvd. (cdbg) 9 2006 99
Ashland St and Clay St (Barclay Sq.) 8 2006 99
404-408 Bridge St. (cdbg) 2 2006 99
Fordyce St. Cohousing (zone change) 2 2007 60
851 N Main Townhomes (condo-conversion) 1 2007 30
39 Garfield St. (cdbg) 2 2007 99
117 Garfield St. (condo-conversion) 3 2007 30
132 N Mountain Ave. (condo-conversion) 1 2007 30
Chestnut St. (condo-conversion) 2 2007 30
222 VanNess Ave. (condo-conversion) 1 2007 30
795 Park Street on Siskiyou Blvd.(cdbg) 6 2007 99
TOTAL
62
Pending development. Projects approved or Land Notes Period of
Acquired. Affordability
(years)
Ventura Street (condo-conversions) 2 approved 30
404-408 Bridge (cdbg) 2 Two additional in 2008 99
Î in planning phase
719 Park Street (condo-conversion) 8 approved 30
Clay St (2005 Annexation) approved 20
6
Willowbrook (2007 Annexation) 17 approved 60
Verde Village (2008 Annexation) approved 60
15
Chitwood Lane - Land acquired by City 5 to be developed in 60-99
2008
Total Pending55
2008-2010 Housing Work Plan
19
The table below reveals that on average 14% of all new housing developed in Ashland
since 2004 has been deed restricted to remain affordable. This does not include
condominium conversions which also add to our deed restricted affordable housing stock
but do not technically add ÒnewÓ units to the housing inventory. This achievement is
accomplished through a combination of Land Use regulations and direct subsidy through
the City o Ashland System Development Charge deferral program and Community
Development Block Grant program.
Total 2004-Pending Goal of 200
2004 2005 2006 2007
(approved)
2007 units
All New Units (SFR,
MFR, ARUs)
103 128 47 52 330
Voluntarily Provided
4 1 0 0 5 5 10
Affordable Housing
Created through Zone
0 0 0 2 2 0 2
Change
Created through
0 0 0 0 0 38 38
Annexation
Created through Large
0 2 0 0 2 0 2
Scale Dev. Standards
Created Through
0 0 8 0 8 0 8
Density Bonus
Created through Condo
4 3 0 8 15 10 25
conversion
11 0 11 8 30 2 32
CDBG Assisted
Total affordable deed
19 6 19 18 55
restricted Units
62 117
(new + condo)
14.5% 2.3% 40.4% 19.2% Annual
% of total new units
Average
secured as affordable
14.2%
(does not include
condo-conversions)
The affordable housing projects on the following pages also represent a combination of
provision of affordable housing to meet regulatory requirements and/or in response to
financial incentives, grants, or dedication of land.
Affordable Housing Action Plan strategy addressed by this Activity
STRATEGY 4: PRESERVE EXISTING AFFORDABLE HOUSING; CREATE NEW AFFORDABLE
HOUSING
The City should promote permanent affordable housing by working with non-profits to
develop housing in Ashland. These include the Ashland Community Land Trust, the
Housing Authority, and other organizations such as ACCESS, Rogue Valley CDC, and
Options.
2008-2010 Housing Work Plan
20
Chitwood Project:
The City of Ashland is seeking to work with a selected affordable housing provider to
develop five residential units for ownership on a portion of property recently acquired by
the City as the location of a neighborhood park. A 14,000 square foot area of the park
property has been reserved for the development of affordable housing.
Specifically a development was selected, the Rogue Valley Community Development
corporation to develop and complete a project that will:
Provide up to five affordable housing units at a cost and size that addresses the
needs of Ashland residents and employees (see Resolution 2006-13 for City
income and affordability guidelines).
Include a period of affordability that addresses the long-term housing needs of the
community. Projects that secure housing as affordability in perpetuity through the
use of a land trust model, or other proven mechanisms, will be encouraged. .
Include provisions for the ongoing management and maintenance of the housing
project throughout the period of affordability.
Design for the homes in this project to achieve Earth Advantage Certification
Proceed in a timely fashion.
Measurable Outcomes and Project Benchmarks:
5 affordable housing units.
RFQ issuance and review of respondents (completed Jan 2008)
Council selection of affordable housing developer ( Feb 2008)
Developer Agreement drafted (March-April 2008)
Developer agreement approved by Council and selected developer for approval (May 2008)
The timeline of the items below are largely dependant upon the selected developerÓs
readiness to proceed. The dates provided will be modified upon consultation with the
selected developer and are provided here as rough estimates:
Planning of subdivision June-July 2008
Subdivision review and approval (August- September 2008)
Deed restrictions, Resale Restriction Covenant , developed and recorded on the five parcels
(November 2008)
Transfer of property to affordable housing developer (November 2008 unless site control required
earlier per developer agreement and funding requirements)
Construction initiated (December 2008)
Construction complete (June-July 2009)
Assumption Agreements executed with designated buyers (July 2009)
Sale of homes to qualified buyers (July- August 2009)
Occupancy of 5 affordable homes (August 2009)
2008-2010 Housing Work Plan
21
Terrace Court Project
The Rogue Valley Community Development Corporation (RVCDC) worked in conjunction
with the USDA Rural Development Self-Help Program to develop six affordable
ownership units in 2008. The property on Siskiyou Blvd near Park Street was purchased
with assistance of $271,000 in Ashland Community Development Block Grant Funds.
USDA Rural Development provided homeowner/builder loans for the self-help housing
including site development.
The property site preparation began in January of 2008 and it is anticipated that these six
units will be completed by the end of the year. The six households for this project have
already been identified and will be contributing labor, sweat equity, toward the
development of the homes which will assist in lowering the final cost. Each two to three
bedroom townhome is expected to sell in the for approximately $140,000 to the individual
homeowner/builders.
Measurable Outcomes and Project Benchmarks:
Six affordable housing units for ownership by low income households.
This project is well underway having completed the land purchase, received planning
approval and building permits, the project is now in the construction phase.
Land Acquisition: completed
Planning and approval of subdivision: completed
Building Permits: Issued
Deed restrictions recorded on subject properties: completed
Construction initiated (January 2008)
Estimated construction completion (June-July 2008)
Occupancy of 5 affordable homes (August 2008)
2008-2010 Housing Work Plan
22
Bridge Street
The Ashland Community Land Trust (ACLT) used $328,000 in CDBG funds to assist in
purchasing a 9700 sq.ft property with an existing duplex at 404-408 Bridge Street. The
existing duplex will remains affordable rentals whereas the rear of the property will be
developed as ownership housing by Habitat for Humanity in partnership with ACLT. All
four units on the property will provide housing that is affordable to low, or very low
income households. In all circumstances the land would remain in the ownership of the
ACLT, thereby securing the affordability of the units in perpetuity.
The existing duplex is currently regulated as affordable housing. The rear of the property
is presently being designed by ACLT and the planning process will be completed in 2008
with the commencement of construction expected to occur in January of 2009.
Measurable Outcomes and Project Benchmarks:
Two new affordable housing units for ownership by low income households to be
developed by Habitat for Humanity on land secured within the Ashland Community.
Two existing affordable housing units for rental retained as perpetually affordable through
the Land Trust.
This project is well underway having completed the land purchase, received planning
approval and building permits, the project is now in the construction phase.
Land Acquisition: completed
Planning and approval of subdivision: completed
Building Permits: Issued
Deed restrictions recorded on subject properties: completed
Construction initiated (January 2008)
Estimated construction completion (June-July 2008)
Occupancy of 5 affordable homes (August 2008)
2008-2010 Housing Work Plan
23
Clay Street Project
The City is currently considering a proposal to acquire ten acres to be developed as five
acres of parkland and to provide five acres for the development of affordable workforce
housing. Five acres of land for affordable housing could accommodate approximately 60
units of a variety of housing types.
The proposal has the city exchanging two acres of the ten-acre Westwood Park for the
new five acre parkland and exchanging 3 half acre city-owned lots on Strawberry Lane
and Westwood Street to assist with the purchase of five acres for workforce housing. The
City commissioned property appraisals of both the land on Westwood Street and the land
on Clay Street to determine the value of all properties and is still waiting for the results.
As the City Council has yet to approve of this acquisition this item is included primarily as
a potential project that would require approximately 10% of the Housing Program
SpecialistÓs time to assist in coordination and development of a project. This time is not
incorporated into the Pie Chart at the introduction of this Workplan and would thus
consume the 10% time allocation provided for miscellaneous activities.
Measurable Outcomes and Project Benchmarks:
To be determined pending decision to proceed with the proposal.
Parks Review and Hearing - April 28th
th
Housing Hearing Î May 8
Parks Hearing and Recommendation Î June 23rd
th
CC Public Hearing and Decision- July 1, 2008.
In the event the City Council does not pursue the acquisition of the Development the
current owner will likely proceed with a 107 unit development. This approved
development is to contain 17 affordable housing units which would be incorporated into
the Housing Program. Each of those units would need to be deed restricted and the
prospective occupants all be income qualified.
If the exchange occurs per the original proposal, the properties on Westwood Street and
Strawberry Lane would be developed privately with seven single family homes. The land
on Clay Street acquired could include approximately sixty (60) workforce housing units
and the five acres of new parkland would allow for improved ball fields within a park that
connects the Clay Street neighborhoods to the existing park on Tolman Creek Road. .
Further, if this project does not go forward as proposed there may be alternative
proposals for development utilizing the proceeds from the sale of the 3 lots on Strawberry
and Westwood that will constitute a individual work plan item.
2008-2010 Housing Work Plan
24
Verde Village Project
In 2007 the City of Ashland approved an annexation that will require 15 affordable
housing units north of Nevada Street adjacent to Ashland Creek. The project description
states that the land will be donated to Rogue Valley Community Development Corporation
(RVCDC) to develop as 15 affordable units for households earning less than 100 percent
of median income.
RVCDC intends to utilize USDA Self-Help Funds to develop the project which further
limits the incomes to those households earning less than 80%AMI.
To secure the eventual units as affordable the City shall draft a deed restriction to be
recorded for the town home portion of the development specifying the land is required to
be developed as affordable units in accordance with 18.06.030.G(5) and in conformance
with the approval of PA 2006-01663.
The deed restriction shall require the affordable units to remain affordable per Resolution
2006-13 for a 60 year period from initial occupancy. The Housing Program Specialist
shall provide technical assistance to RVCDC regarding the development of the property
as well as working to verify affordable housing targets are met consistent with the deed
restrictions and annexation criteria.
Lithia Lot
The Council originally identified the Lithia Lot as a potential site to be used in support of
affordable housing and a project was pursued to be a pilot project to determine the
viability of the use of airspace over other public parking lots for this purpose. After
considerable time and negotiation the development of the property is no longer being
nd
pursued by the original applicants. On October 2 2007 the City Council rescinded the
developer agreement and as such the future development of this site remains in question.
Following a discussion regarding the Lithia Lot affordable housing proposal members of
the City Council noted that in Ashland the development of multi-family rental housing has
been hampered by market conditions in the recent past. Taking this into consideration
Councilor Chapman suggested that the City should examine why this is the case, and
further research what the City could potentially do to address this problem in advance of
determining the next steps regarding the Lithia Lot. (see page15 for information on
Regulatory Barriers)..
2008-2010 Housing Work Plan
25
Affordable Housing Action Plan Strategies (adopted May 2003)
Status as of June 2008
Strategy 1-Funding
A. Facilitate the Process of applying for
Ongoing
funds by Non-Profits
Underway - Platform Development nearly complete
B. Form Housing Trust Fund
Underway -Second Phase of the HTF Development
C. Develop long term Funding Sources
D. Convene Employers group to develop
Ashland Employer Assisted Housing Workshop 12-2005
Workforce Housing Summit 2-2006
employer assistance approaches
Strategy 2 -Reduce Development and
Operating Costs
Completed
A1. SDC Deferral
Deferral Program changes (2005-06)
No limit yet established
A2. Limit SDC waiver total
Completed
B1. Reduce Planning, Utility fees
Eliminated Community Development and Engineering Fees (2005-06)
No limit yet established
B2. Determine annual limit of fees waived
Strategy 3 -Land Use
Has only been done on a site by site basis, a comprehensive review and
A1.Identify Land for rezoning
rezoning has not occurred
Lithia Lot proposal was originally considered at length. A re-evaluation of that
A2. Identify target (city owned) site for
site or others more suitable for a larger scale project to take advantage of tax
vertical housing
credits could be examined.
DLCD task force now charged to look at accelerated UGB Expansions for
A3. Feasibility of UGB amendment
affordable housing (2008)
B. Restrict Single Family in Multifamily
Initial scoping work done in 2005-2006 but has not gone forward. Measure 37
implications stalled this item.
zones
The Housing Commission made a recommendation that the Land Use
C.1 ARUs as permitted use in Single Family
Ordinance revisions proposed in 2007-2008 include ARUs as a permitted use in
zones
Single Family Zones, but that provision was not included in the final revisions.
C.2 Reduce maximum lot size coverage
No action to date
requirements.
D.Allow or Require a percentage of small
No action to date
lots in new subdivisions.
Strategy 4 -Preserve and Create
Affordable Housing
Ongoing Î see Housing Projects section
A. Work with non-profits
B. Require long term affordability for fee
Completed
waivers (IE 30 years)
Strategy 5 -Develop organizational
Capacity
Completed
A Create Housing Coordinator Position
Strategy 6 Build Understanding and
Support
Ongoing
Work completed in recent years includes the Housing Notebook
(www.ashland.or.us/housingnotebook) , RVTV shows/videos, flyers, Summits,
A. Public information program (Education)
workshops, website development, and other activities to promote public
awareness and access to information .
2008-2010 Housing Work Plan
26