HomeMy WebLinkAbout2010-08-26 Housing PACKET
Ashland Housing Commission
Regular Meeting Agenda
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Thursday August 26 2010: 4:30 – 6:30pm
Community Development Building - 51 Winburn Way
1. (4:30) Approval of Minutes (5 min)
nd
July 22 2010
2. (4:35) Public Forum (5 min)
4. (4:40) Liaison Reports (15 min)
Liaison Reports
Council (Navickas)
Parks Commission
School Board(Frost)
Planning Commission
SOU
Staff(Linda Reid)
5.(4.55)Overview of Affordable Housing Ordinances(30 min)
Senior Planner – Brandon Goldman
6.(5:25)New Chair Election(15 min)
7.(5:40) New Meeting Time & Date Discussion and Decision (15 min)
8. (6:00)Discussion: Housing Authority Fee Waiver Council Agenda Item (20 min)
9.(6:15)September ___, 2010 MeetingAgenda Items (10 min)
Commissioner items suggested(5 min)
Quorum Check – Commissioners not available to attend upcoming regular meetings
should declare their expected absence.
10.(6.25)Upcoming Events and Meetings (5 min)
None
Next Housing Commission Regular Meeting
4:30-6:30 PM; TBD
11. (6:30) Adjournment
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the
Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will
enable the City to make reasonable arrangements to ensure accessibility to the meeting(28 CFR 35.102-35.104 ADA Title 1).
ASHLAND HOUSING COMMISSION
MINUTES
July 22, 2010
CALL TO ORDER
Chair Steve Hauck called the meeting to order at 4:30 p.m. at the Community Development and Engineering Services Building
located at 51 Winburn Way, Ashland, OR 97520.
Commissioners Present:Council Liaison
Nikki PonsEric Navickas
Nick Frost
Richard Billin
Staff Present:
Steve HauckLinda Reid, Housing Specialist
Jody Waters Carolyn Schwendener, Account Clerk
Commissioners Absent:
Regina Ayars
APPROVAL OF MINUTES
The minutes of the June 25, 2010 meeting were approved as presented.
PUBLIC FORUM
No one was present to speak
Chair Hauck announced that he is resigning from both the Housing Commission and the Transportation Commission effective
immediately. His health has taken a turn for the worse and he will be moving out of the City into more affordable housing due
to health care costs.
The Commissioners will greatly miss him and wished him well.
REPORTS AND UPDATES
Liaison Reports
Council – Navickas reported that the Council is continuing to work on the Croman Mill project. The last Council
meeting was taken up with classification of offenses. Previously the City had no classification for offenses; it was left
up to the judge’s discretion. The Council established classifications to include four tiers. Initially staff proposed that
the camping ban would be a class two offense which would be a $360.00 fine but council agreed to reduce that to a
class four offense with only a $90.00 fine.
Parks –Hauck reported that the Parks Commission is moving forward with the purchase of the Clay Street property
using their share of the meals tax money.
School Board – The Board is preparing for the upcoming November measures and discussing how the past measures
will affect their budget. The School Board is mainly dealing with budget issues at this time.
Planning – No report
SOU- No report
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Staff – Reid reported that Project Homeless Connect was held on the 25 of June and went quite smoothly. Last year
they served around 400 people and this year the total was 547, a nice increase. Had a great volunteer turn out raising
over $9,000 in donations.
Reid received a letter from HUD stating that they accepted the City’s Consolidated Plan and approved it along with
the 2010 Annual Action Plan for the use of CDBG funds.
ASHLAND HOUSING COMMISSION MINUTES
July 22, 2010
The CDBG Recovery Act Program (CDBG-R), in which the City is completing energy efficiency upgrades to homes
occupied by low income residents, currently has 16 participants underway. Four of the participants needed further
repairs outside of the scope of the program and requiring more than the $3,000 per household grant amount. The City
has been able to partner with the Housing Authority to utilize City of Ashland Housing Rehabilitation funds
administered by that agency, as well as with Access, Inc’s weatherization program to leverage funds to complete need
repairs and stretch the CDBG-R dollars.
HOMELESS SHELTER PRESENTATION AND DISCUSSION
Commissioner Pons gave a power point presentation regarding Homeless Shelters. Pons explained that there are homeless
people, houseless people and nomadic people. They each have different needs. She proposed the question “Who is Ashland
willing to support?” Pons would like to see some kind of hostel style shelter focused on transportation, communication and
facilitation of employment.
The Commissioners discussed Pons presentation. Reid announced that on Wednesday August 11, 2010 the Hope House, a
Salvation Army transitional shelter, is having an open house for their shelter expansion that has been thirteen years in the
making. This is an example of how long the process can take. A Council goal is to evaluate the homeless population and their
housing needs. Reid met with City Police Chief, Terry Holderness who is from Fontana California. Mr. Holderness stated that
Fontana had a very successful homeless reduction program. The program received support from all the service providers
within the community. They agreed to tie their services to various programs to create accountability and responsibility of the
participants.
Navickas encouraged the commissioners to find a way to address these needs without placing further financial stress on the
City’s budgetary resources. Research other municipalities and find what other resources they have found. It would be good
information to give to the Council.
HOMELESS LIAISON REVISITED
Frost reminded the Commissioners that homelessness is a huge area of concern and is under the Housing Commission’s
purview. The original idea was to create a non voting position for someone who could come to the meetings and report on what
is going on in the homeless community. It was decided to form a sub committee to discuss the liaison position. Hauck
appointed Waters, Frost and Pons to the Ad Hoc subcommittee.
COUNCIL GOAL REVIEW
Reid said it’s important to keep in mind that the Council sets goals and the council will be more likely to facilitate the
completion of the housing commission’s goals if they are related to, or help support the council’s goals. A current Council goal
is to conduct a comprehensive study of Ashland’s homeless population, but city staff has not received further direction to move
forward with that assessment at this time. The Commissioners’ agreed that this is the starting point to dealing with homeless
issues and solutions need to take the results of an assessment into account. What is Ashland’s population and what are their
needs.
Navickas encouraged the Commissioners to do as much outreach and education to the Council to help make them more aware
of these needed services.
ANNUAL GOAL SETTING
The annual goal setting meeting will be at the regular October meeting.
AUGUST 26TH, 2010 MEETING AGENDA ITEMS
CDBG
Potentially moving the regular meeting time and date in the Fall
Elect a new Chair and Vice Chair
Brandon Goldman will do a presentation of the Land Use Ordinance and how it pertains to affordable housing.
The City Council meeting where the HAJC will ask for fees waiver will be on August 17, 2010
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UPCOMING EVENTS AND MEETINS
Next Housing Commission Regular Meeting
4:30-6:30 PM Thursday August 26, 2010 Community Development Building
ADJOURNMENT - The meeting was adjourned at 6:00 p.m.
Respectfully submitted by Carolyn Schwendener
3
LAND USE CODE
CHAPTER 18.106
ANNEXATIONS
SECTIONS:
18.106.010 Procedure.
18.106.020 Application.
18.106.025 Initiation by Council.
18.106.030 Approval Standards.
18.106.040 Boundaries.
18.106.050 Statutory procedure.
SECTION 18.106.010 Procedure.
All annexations shall be processed under the Type III procedure.
(ORD 2791, 1997)
SECTION 18.106.020 Application.
Except for annexations initiated by the council or commission pursuant to section 18.106.025,
application for annexation shall include the following information:
A. Consent to annexation which is non-revokable for a period of one year from its date.
B. Agreement to deposit an amount sufficient to retire any outstanding indebtedness of
special districts defined in ORS 222.510.
C. Boundary description and map prepared in accordance with ORS 308.225. Such
description and map shall be prepared by a registered land surveyor. The boundaries shall
be surveyed and monumented as required by statute subsequent to Council approval of
the proposed annexation.
D. Written findings addressing the criteria in 18.106.030.
E. Written request by the property owner for a zone change. Provided, however, no written
request shall be necessary if the annexation has been approved by a majority vote in an
election meeting the requirements of Section 11g of Article XI of the Oregon Constitution
(Ballot Measure No. 47).
(ORD 2792, 1997)
SECTION 18.106.025 Initiation by Council.
A proposal for annexation may be initiated by the council or commission on its own motion. The
approval standards in section 18.106.030 shall apply. Provided, however, that in the case of
annexation pursuant to section 18.106.030.4 (current or probable public health hazard due to
lack of full City sanitary sewer or water services) or section 18.106.030.6 (the lot or lots
proposed for annexation are an "island" completely surrounded by lands within the city limits),
the approval standards in section 18.106.030.E, F and G shall not apply.
(ORD 2792, 1997)
Community Development Department Phone (541) 488-5305
51 Winburn Way, Ashland OR 97520 Fax (541) 552-2050
www.ashland.or.us
TTY (800) 735-2900
__________________________________________________________________________________________________________________
Page 1 of 6 – ANNEXATIONS
LAND USE CODE
SECTION 18.106.030 Approval Standards.
An annexation may be approved if the proposed request for annexation conforms, or can be
made to conform through the imposition of conditions, with the following approval criteria:
A. The land is within the City's Urban Growth Boundary.
B. The proposed zoning for the annexed area is in conformance with the designation
indicated on the Comprehensive Plan Map, and the project, if proposed concurrently with
the annexation, is an allowed use within the proposed zoning.
C. The land is currently contiguous with the present City limits.
D. Adequate City facilities for the provision of water to the site as determined by the Public
Works Department; the transport of sewage from the site to the waste water treatment
plant as determined by the Public Works Department; the provision of electricity to the site
as determined by the Electric Department; urban storm drainage as determined by the
Public Works Department can and will be provided to and through the subject property.
Unless the City has declared a moratorium based upon a shortage of water, sewer, or
electricity, it is recognized that adequate capacity exists system-wide for these facilities.
E. Adequate transportation can and will be provided to and through the subject property. For
the purposes of this section "adequate transportation" for annexations consists of
vehicular, bicycle, pedestrian and transit transportation meeting the following standards:
1. For vehicular transportation a 20' wide paved access exists, or can and will be
constructed, along the full frontage of the project site to the nearest fully improved
collector or arterial street. All streets adjacent to the annexed area shall be
improved, at a minimum, to a half-street standard with a minimum 20' driving
surface. The City may, after assessing the impact of the development, require the
full improvement of streets adjacent to the annexed area. All streets located within
annexed areas shall be fully improved to city standards. Where future street
dedications are indicated on the City's Street Dedication Map or required by the
City, provisions shall be made for the dedication and improvement of these streets
and included with the application for annexation.
2. For bicycle transportation safe and accessible bicycle facilities exist, or can and will
be constructed. Should the annexation be adjacent to an arterial street, bike lanes
shall be provided on or adjacent to the arterial street. Likely bicycle destinations
from the project site shall be determined and safe and accessible bicycle facilities
serving those destinations shall be indicated.
3. For pedestrian transportation safe and accessible pedestrian facilities exist, or can
and will be constructed. Full sidewalk improvements shall be provided on one side
adjacent to the annexation for all streets adjacent to the proposed annexed area.
Sidewalks shall be provided as required by ordinance on all streets within the
annexed area. Where the project site is within a quarter of a mile of an existing
sidewalk system, the sidewalks from the project site shall be constructed to extend
and connect to the existing system. Likely pedestrian destinations from the project
site shall be determined and the safe and accessible pedestrian facilities serving
those destinations shall be indicated.
4. For transit transportation, should transit service be available to the site, or be likely
to be extended to the site in the future based on information from the local public
transit provider, provisions shall be made for the construction of adequate transit
facilities, such as bus shelters and bus turn-out lanes. All required transportation
improvements shall be constructed and installed prior to the issuance of a certificate
of occupancy for any new structures on the annexed property.
F. For all residential annexations, a plan shall be provided demonstrating that the
Community Development Department Phone (541) 488-5305
51 Winburn Way, Ashland OR 97520 Fax (541) 552-2050
www.ashland.or.us
TTY (800) 735-2900
__________________________________________________________________________________________________________________
Page 2 of 6 – ANNEXATIONS
LAND USE CODE
development of the entire property will ultimately occur at a minimum density of 90% of the
base density for the zone, unless reductions in the total number of units is necessary to
accommodate significant natural features, topography, access limitations, or similar
physical constraints. The owner or owners of the property shall sign an agreement, to be
recorded with the county clerk after approval of the annexation, ensuring that future
development will occur in accord with the minimum density indicated in the development
plan. For purposes of computing maximum density, portions of the annexed area
containing undevelopable areas such as wetlands, floodplain corridor lands, or slopes
greater than 35%, shall not be included.
G. Except as provided in 18.106.030.G(7) below, for all annexations with a density or potential
density of four residential units or greater and involving residential zoned lands, or
commercial, employment or industrial lands with a Residential Overlay (R-Overlay):
1. The total number of affordable units provided to qualifying buyers, or to qualifying
renters, shall be equal to or exceed 25% of the base density as calculated using the
unit equivalency values set forth herein:
a. Ownership units restricted to households earning at or below 120% the area
median income shall have an equivalency value of 0.75 unit
b. Ownership units restricted to households earning at or below 100% the area
median income shall have an equivalency value of 1.0 unit.
c. Ownership unitsrestricted to households earning at or below 80% the area
median income shall have an equivalency value of 1.25 unit.
d. Ownership or rental units restricted to households earning at or below 60%
the area median income shall have an equivalency value of 1.5 unit, or;
2. As alternative to providing affordable units per section 18.106.030(G)(1) the
applicant may provide Title to a sufficient amount of buildable land for development
through transfer to a non-profit (IRC 501(3)(c)) affordable housing developer or
public corporation created under ORS 456.055 to 456.235 for the purpose of
complying with subsection 18.106.030(G)(1)(b).
a. The land to be transferred shall be located within the project meeting the
standards set forth in 18.106.030(G)4, 18.106.030(G)5 and 18.106.030(G)6
b. All needed public facilities shall be extended to the area or areas proposed for
transfer.
c. Prior to commencement of the project, Title to the land shall be transferred to
the City, an affordable housing developer which must either be a unit of
government, a non–profit 501(C)(3) organization, or public corporation
created under ORS 456.055 to 456.235,
d. The land to be transferred shall be deed restricted to comply with Ashland’ s
affordable housing program requirements.
3. The affordable units shall be comparable in bedroom mix and housing type with the
market rate units in the development.
a. The number of bedrooms per dwelling unit in the affordable Units within the
residential development shall be in equal proportion to the number of
bedrooms per dwelling unit in the market-rate units within the residential
development. This provision is not intended to require the same floor area in
affordable units as compared to market-rate Units. The minimum square
footage of each affordable unit shall comply with the minimum required floor
based as set forth in Table 1.
Community Development Department Phone (541) 488-5305
51 Winburn Way, Ashland OR 97520 Fax (541) 552-2050
www.ashland.or.us
TTY (800) 735-2900
__________________________________________________________________________________________________________________
Page 3 of 6 – ANNEXATIONS
LAND USE CODE
Table 1
Unit Type Minimum Required Unit Floor Area
(Square Feet)
Studio 350
1 Bedroom 500
2 Bedroom 800
3 Bedroom 1,000
4 Bedroom 1,250
b. The required on-site affordable units shall be comprised of the different unit
types in the same proportion as the market dwelling units within the
development.
4. A development schedule shall be provided that demonstrates that that the
Affordable Housing Units per 18.106.030(G) shall be developed, and made
available for occupancy, as follows:
a. That 50% of the affordable units shall have been issued building permits prior
to issuance of a certificate of occupancy for the last of the first 50% of the
market rate units.
b. Prior to issuance of a building permit for the final 10% of the market rate
units, the final 50% of the affordable units shall have been issued certificates
of occupancy.
5. That affordable housing units shall be distributed throughout the project
6. That affordable housing units shall be constructed using comparable building
materials and include equivalent amenities as the market rate units.
a. The exterior appearance of the affordable units in any residential development
shall be visually compatible with the market-rate units in the development.
External building materials and finishes shall be substantially the same in type
and quality for affordable units as for market-rate units
b. Affordable units may differ from market-rate units with regard to interior
finishes and materials provided that the affordable housing units are provided
with comparable features to the market rate units, and shall have generally
comparable improvements related to energy efficiency, including plumbing,
insulation, windows, appliances, and heating and cooling systems.
7. Exceptions to the requirements of 18.106.030.G(2), 18.106.030.G(3),
8.106.030.G(4), and/or 18.106.030G(5) may be approved by the City Council upon
consideration of one or more of the following:
a. That an alternative land dedication as proposed would accomplish additional
benefits for the City, consistent with the purposes of this chapter, than would
development meeting the on-site dedication requirement of 18.106.030(G)2,
or;
b. That an alternative mix of housing types not meeting the requirements of
18.106.030.G(3)(b) would accomplish additional benefits to the City consistent
with this chapter, than would the development providing a proportional mix of
unit types.
c. That the alternative phasing proposal not meeting 18.106.030.G(4) provided
by the applicant provides adequate assurance that the affordable housing
units will be provided in a timely fashion, or;
d. That the distribution of affordable units within the development not meeting
18.106.030.G(5) is necessary for development of an affordable housing
Community Development Department Phone (541) 488-5305
51 Winburn Way, Ashland OR 97520 Fax (541) 552-2050
www.ashland.or.us
TTY (800) 735-2900
__________________________________________________________________________________________________________________
Page 4 of 6 – ANNEXATIONS
LAND USE CODE
project that provides onsite staff with supportive services or;
e. That the distribution of affordable units within the development as proposed
would accomplish additional benefits for the city, consistent with the purposes
of this chapter, than would development meeting the distribution requirement
of 18.106.030.G(5), or;
f. That the materials and amenities applied to the affordable units within the
development, that are not equivalent to the market rate units per
18.106.030.G(6), are necessary due to local, State, or Federal Affordable
Housing standards or financing limitations;
8. The total number of affordable units described in this section 18.106.030.G shall be
determined by rounding down fractional answers to the nearest whole unit. A deed
restriction, or similar legal instrument, shall be used to guarantee compliance with
affordable criteria for a period of not less than 60 years. Properties providing
affordable units as part of the annexation process shall qualify for a maximum
density bonus of 25 percent.
(ORD 2792, 1997)(ORD 2895, Amended, 04/15/2003)(ORD 2973, 11/4/2008)
H. One or more of the following standards are met:
1. The proposed area for annexation is to be residentially zoned, and there is less than
a five-year supply of vacant and redevelopable land in the proposed land use
classification within the current city limits. “Redevelopable land” means land zoned
for residential use on which development has already occurred but on which, due to
present or expected market forces, there exists the likelihood that existing
development will be converted to more intensive residential uses during the
planning period. The five-year supply shall be determined from vacant and
redevelopable land inventories and by the methodology for land need projections
from the Housing Element of the Comprehensive Plan; or
2. The proposed lot or lots will be zoned E-1 or C-1 under the Comprehensive Plan,
and that the applicant will obtain Site Review approval for an outright permitted use,
or special permitted use concurrent with the annexation request; or
3. A current or probable public health hazard exists due to lack of full City sanitary
sewer or water services; or
4. Existing development in the proposed annexation has inadequate water or sanitary
sewer service; or the service will become inadequate within one year; or
5. The area proposed for annexation has existing City of Ashland water or sanitary
sewer service extended, connected, and in use, and a signed “consent to
annexation” agreement has been filed and accepted by the City of Ashland; or
6. The lot or lots proposed for annexation are an “island” completely surrounded by
lands within the city limits.
SECTION 18.106.040 Boundaries.
When an annexation is initiated by a private individual, the Staff Advisor may include other
parcels of property in the proposed annexation to make a boundary extension more logical and
to avoid parcels of land which are not incorporated but are partially or wholly surrounded by the
City of Ashland. The Staff Advisor, in a report to the Commission and Council, shall justify the
inclusion of any parcels other than the parcel for which the petition is filed. The purpose of this
section is to permit the Planning Commission and Council to make annexations extending the
City's boundaries more logical and orderly.
(ORD 2792, 1997)
Community Development Department Phone (541) 488-5305
51 Winburn Way, Ashland OR 97520 Fax (541) 552-2050
www.ashland.or.us
TTY (800) 735-2900
__________________________________________________________________________________________________________________
Page 5 of 6 – ANNEXATIONS
LAND USE CODE
SECTION 18.106.050 Statutory Procedure.
The applicant for the annexation shall also declare which procedure under ORS Chapter 222
the applicant proposes that the Council use, and supply evidence that the approval through this
procedure is likely.
(ORD 2792, 1997)
Community Development Department Phone (541) 488-5305
51 Winburn Way, Ashland OR 97520 Fax (541) 552-2050
www.ashland.or.us
TTY (800) 735-2900
__________________________________________________________________________________________________________________
Page 6 of 6 – ANNEXATIONS
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