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HomeMy WebLinkAbout2011-01-26 Housing PACKET Ashland Housing Commission Regular Meeting Agenda th Wednesday, January 26, 2011: 4:30 – 6:30pm Council Chambers – 1175 East Main Street 1. (4:30) Approval of Minutes (5 min) October 27th 2010 2. (4:35) Public Forum (5 min) 3. (4:40) Pre-Application Presentation-Ashland Village Apartments (15 min) Tim Bossard and Keith Boyd 4.(4.55)Liaison Reports (15 min) Liaison Reports Council (Mike Morris) Parks Commission(Billin & Waters) School Board(Dills/Barassa?) Planning Commission(Pons) Transportation (Ayars) SOU Staff(Linda Reid) 5.(5:10)Commissioner Summaries of Councilor chats (30 min) 5 minutes each 6.(5:40) Goal Review and Approval (10 min) 7. (5:50)Foreclosure and Homeless Prevention Resources (brochure?) (15 min) Rich Billin 8.(6:05)CDBG Program brief (10 min) rd 9.(6:15)February 23, 2011 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) City Council Study Session on Homelessness-Jan. 3, 2011: 5:30-7:00 at Pioneer Hall Homeless Task Force Meeting- February 15, 2011: 10:30-12:00: Housing Authority Conference Room 2231 Table Rock Road Town Hall Meeting-Feb. 17, 2011: 6PM at the SOU Student Union Arena Final Pedestrian Places Workshop-February 22, 2011: 7PM-9PM: Ashland Middle School Next Housing Commission Regular Meeting rd 4:30-6:30 PM; February 23, 2011 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 October 27, 2010 CALL TO ORDER ChairRegina Ayars called the meeting to order at 4:35p.m. at the Council Chambers located at 1175 East Main, Ashland, OR 97520. Commissioners Present:Council Liaison Nikki PonsEric Navickas, absent Regina Ayars Richard Billin Staff Present: Jody WatersLinda Reid, Housing Specialist Barb BarasaCarolyn Schwendener, Account Clerk Commissioners Absent: APPROVAL OF MINUTES The minutes from the August 26, 2010 Housing Commission meeting were approved as presented. PUBLIC FORUM No one was present to speak REPORTS AND UPDATES Liaison Reports Council – No report Parks– No report. Waters said there did not appear to be anything on their agenda that was pertinent to the Housing Commission. School Board – No report Planning – Pons watched the Planning Commission on line and reported that there will be a public workshop this evening at 7:00 p.m. at the Ashland Middle School regarding the Pedestrian Places. The idea of the pedestrian nodes is to encourage more biking and walking which will help people who cannot afford cars. The Planning Commission also approved to demolish a house on the corner of Allison & Gresham. They are replacing a duplex with a very large house. Nick O’Neal arrived at the meeting and introduced himself. Mr. O’Neal is the Hunger and Homelessness programs coordinator at SOU. He explained he was present to learn more about what the Housing Commission does and find ways for students to get involved. He is currently looking to help recruit a SOU liaison. Transportation – Ayars attended the October Transportation Commission meeting. At the meeting Steve Ryan was voted in as the new Vice Chair. The current Chair is Eric Heesacker with three staff members serving, Jim Olson, Mike Faught and Nancy Slocum. The majority of the meeting was spent with the Fire Departments demonstration of the Fire trucks. There is an issue regarding the widths of the fire trucks and the narrow street widths. Some streets need a little more width for the fire trucks to function properly in an emergency situation. They also talked about making A street a “Sharrow Street” This is where marks on the pavement are placed with the intention of alerting drivers that bicyclists are present. Also discussed the pedestrian places at that meeting. SOU- Ayers understands that in order to have an SOU Liaison they must first be approved by the Student Association before they can apply to the Mayor for approval. The applicant needs to write a letter of interest to the Mayor expressing their desire and commitment to join the Commission. ASHLAND HOUSING COMMISSION MINUTES October 27, 2010 Staff – Reid reported that the Jackson County Homeless Task Force has organized a public forum and panel discussion on Hunger and Homelessness in the Rogue Valley. The one day event will take place on November 16th at the Medford library in the large Community Room from 1 pm to 4 pm. There will be a photo display of the roving exhibit called Portraits of Disconnect. The panel will consist of four homeless people and four service people. The topic of the discussion will be about the changing faces of homelessness. A question and answer period will follow. th There is an upcoming Economic and Community Development strategy open houses on Nov 3rd and 4held at Pioneer Hall and the Community Center. If you are unable to attend you can give public input online. OVERVIEW OF THE CDBG PROGRAM Linda gave an overview of the CDBG program and what the Housing Commission’s role is in that process. The City of Ashland is an entitlement community for CDBG funds. Entitlement communities/Grantees are required to complete a five year plan for the use of CDBG funds providing quantitative goals and outcomes. The three objectives that must be met are: Elimination or Prevention of Slum and Blight Low to Moderate income benefit Meet an Urgent Need Each year the City submits an Annual Action Plan for the one year use of the CDBG funds to HUD for approval of grant projects and to certify that the awarded activities are consistent with the Consolidated Plan’s goals Each year the City prepares a report on the outcomes of the projects funded in the previous program year. This report known as the Consolidated Annual Performance Evaluation Report or CAPER, evaluates the annual activity outcomes and how they relate to the proposed goals and outcomes identified in the 5-Year Consolidated Plan The Housing Commission’s role in the CDBG process is; Assist in development of 5-year Consolidated Plan forward recommendations to the City Council Evaluate annual grant applications in relation to the met and unmet goals and outcomes identified in the 5-Year Consolidated Plan and forward funding recommendations to the City Council Approve the Annual Action Plan and the CAPER Act as the liaison between the social service community, affordable housing providers and the public and the City on CDBG related business through the application process and the public hearing process CONSOLIDATED ANNUAL PERFORMANCE EVALUATION REPORT (CAPER) th The CAPER is due 90 days after the closing of the grant year, generally around September 15. The CAPER is finished for this cycle. Sometime in January a RFP goes out. We will put a legal notice in the newspaper, post it on the City Website with links to the RFP, and do a direct mailing to Social Service providers. Putting it in the City Source is also a possibility. AGENDA ITEMS FOR GOAL SETTING MEETING It was decided that the 2011 Goal setting meeting will be December 11, 2010 from 9:00 am to 1 pm at the Ashland Parks and Recreation Department located at 340 S Pioneer Street. Agenda items: Review 2009 Goals Homelessness Education and outreach, recruit new members Status of Aaron Benjamin’s Trust Fund Evaluate Housing/demographic mix Preservation of vulnerable properties Clay Street 2 Foreclosure prevention Identify a permanent funding source for the Housing Trust Fund DISCUSSION: HOMELESS (GRANT RESOURCES/PROGRAMS Linda put together some information regarding the HUD funding for activities in our area: HUD McKinney-Vento grant funds that are offered through the Jackson County Continuum of Care have been awarded to four agencies that have received funding from these grant funds in previous years. These projects are known as renewal applications, since they have been funded in previous years they are refunded in the same amount despite the formula allocated amount for the Continuum. Previously funded activities that are refunded at the same level are known as hold harmless activities. Currently the renewal applications that are funded are, The Home At Last Program run by DASIL, partnered with RVCOG, offers a permanent supportive voucher program for chronically homeless populations. They receive $136,957 a year which pays for the vouchers. Salvation Army receives $50,000 for their staffing at the Hope House Transitional Housing Program. Community Works received $119,700 for their transitional living program, some of which serves Ashland Youth. ACCESS, Inc. received $10,901 to reserve one of their units as permanent supportive housing at their Woodrow pines complex. REPORT: REGINA AYARS, HOUSING COMMISSION CHAIR Commissioner Ayars gave an update after meeting with Mayor Stromberg. Housing issues appear to be at the top of his agenda. The Mayor is interested in the Housing Commission and its charter and wants to help fill the commission’s vacancies. The Mayor wants to expand the Commission’s charter and mission. Next year the City will have several new councilors, the word affordable is a problem for people, homeless is also a problem. The Housing Commission may expand our charter in an effort to dispel the perception that exists within the community that the Housing Commission advocates and assists all populations with housing needs rather than just low income populations. One example might be seniors that may have been living off of investments, and now with the economic downturn may have a difficulty in meeting their mortgage. The Mayor is motivated to work with the commission, think broader perspective. Invite him to come for a set period of time to the retreat. Explained that most the commissioners on the commission at this time are interested in serving low income people. Ayars encouraged anyone who is interested in speaking with the mayor to do so as he is open to speaking with anyone. NOVEMBER 24, 2010 MEETING AGENDA ITEMS Will discuss the next meeting date and time in December. UPCOMING EVENTS AND MEETINS Quorum check, everyone should be present Next Housing Commission Regular Meeting 4:30-6:30 PM Wednesday, January 26, 2011 at the Council Chambers located at 1175 East Main, Ashland. ADJOURNMENT - The meeting was adjourned at 6:35p.m. Respectfully submitted by Carolyn Schwendener 3 Memo TO: Housing Commission Title:Ashland Land Use Ordinance relating to Affordable Housing Date: January 26, 2011 Submitted By: Originally submitted by Brandon Goldman in Feb. 2006 The Housing Commission will be more directly involved with current planning actions through the review of pre-applications for projects that contain affordable housing components. Having a thorough understanding of the current code requirements is vital to providing feedback to applicants at the pre-application hearings. Additionally as the Housing Commission endeavors to propose modifications to existing ordinances to promote the development of affordable housing the existing codes function as a good starting point to examine what changes will manifest the desired outcomes. In a summarized format, below are specific sections of the Ashland Land Use Ordinance (ALUO) that pertain to affordable housing requirements. Depending on a particular application other sections of ALUO would likely be applicable such as those provisions addressing such things as Site Review standards, subdivisions criteria, transportation, tree preservation and compliance with density and environmental constraints protection requirements. Only those sections specifically requiring some percentage of affordable units are included in this summery Preface on State law In Chapter 197 of the Oregon Revised Statutes, the Legislative Assembly creates a series of statutes to address the development of needed housing in urban growth areas. Cities must detail the need for housing, including the need for lower, middle, and fixed income housing. The Housing Element of the Comprehensive Plan should also consider higher density residential development and financial incentives for such development. Cities have the authority to implement ‘voluntary’ financial activities to increase the supply affordable housing. The statute also requires local governments to use only clear and objective criteria to judge development proposals. Within this Chapter of the Oregon Revised Statutes, section 197.309 specifically prohibits cities and counties from “enacting mandatory regulations which assign a certain percentage of housing units in new residential developments to be sold or rented to lower or moderate income households at an affordable rate.” This law is commonly referred to as the “state pre-emption on inclusionary zoning.” Although inclusionary zoning is a tool utilized in many states throughout the country to require a percentage of new housing units to be “affordable”, it is not a tool that can be implemented in Oregon cities or counties without legislative changes (elimination of 197.309). As a result of this existing law, only voluntary inclusionary housing provisions can legally be implemented. Given this restriction incentives that encourage developers to provide a certain percentage of units at prices affordable to low income households is the primary means to achieve the development of affordable housing. Incentives frequently used include density bonuses, financial subsidies, city-paid development fees, options to produce inclusionary units off-site, relaxed development standards, delayed or city-paid system development charges, donations of land or money, and property tax abatement. Annexations Approval of annexation requests currently provides the City with the most substantive regulatory means of achieving the development of affordable housing units. As a subject property would currently be located outside the City Limits, but within the urban growth boundary, an annexation request is processed to receive City approval to extend the City Limits, and city services, to include the property. This expansion of the City Limits is a legislative action requiring City Council approval. Further the annexation requirements (18.106.030HF) stipulate that residential annexation applications demonstrate that there is less than a 5 year supply of land zoned appropriately within the City Limits. This provision is intended to ensure an orderly development of the City in an effort to utilize existing infrastructure (streets, sewer, water etc) efficiently. It is understood that the act of applying for an annexation is a voluntary request on behalf of the property owner to allow the development of the property to the City standards, as opposed to the existing county zone. Although municipalities can be more assertive in annexing property into the City’s jurisdiction, Ashland has historically relied upon property developers to proposed annexations. As such proposals are “voluntarily” in nature it has been opined that applying affordability requirements is not in violation of Oregon Revised Statue. Currently the City of Ashland is the only City within the state that has enacted such annexation requirements establishing a percentage of affordable units targeted to different income levels as outlined below (18.106.030). 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: F. For all residential annexations, a plan shall be provided demonstrating that the 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. 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. 35% of the base density to qualifying buyers or renters with incomes at or below 120% of median income; or 2. 25% of the base density to qualifying buyers or renters with incomes at or below '100% of median income; or 3. 20% of the base density to qualifying buyers or renters with incomes at or below 80% of median income; or 4. 15% of the base density to qualifying buyers or renters with incomes at or below 60% of median income; or 5. Title to a sufficient amount of buildable land for development is transferred to a non-profit (IRC 501(3)(c)) affordable housing developer or comparable Development Corporation for the purpose of complying with subsection 2 above. The land shall be located within the project and all needed public facilities shall be extended to the area or areas proposed for transfer. Ownership of the land shall be transferred to the affordable housing developer or Development Corporation prior to commencement of the project. The total number of affordable units described in this section 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. 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 re-developable land in the proposed land use classification within the current city limits. "Re-developable 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 re-developable 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. (ORD 2792, 1997) Condominium Conversions In an effort to encourage the retention of existing rentals the Ashland Land Use Ordinance established a disincentive to converting existing apartments into condominiums. Currently such conversions are a "Conditional Use" and require that 25% of the units converted be sold as "affordable" to households earning less than 130% of area median income, and those units shall be affordable for 20 years. These requirements had in the past provided a financial disincentive to such “condominimizing”, and conversely the ordinance provided an opportunity to create ownership opportunities to Ashland’s workforce (130% median). In the current market the cost of providing an affordable unit, and associated building and survey costs, may not function to preserve rental housing stock as is evidenced by increasing numbers of condominium conversions. However these conversions continue to provide the least expensive market rate ownership units within the city and at least 25% of these units are regulated as affordable. As described under inclusionary zoning above this ordinance enacts mandatory regulations which assign a certain percentage of housing units in new residential developments to be sold or rented to lower or moderate income households at an affordable rate. This provision in the ordinance was established in 1991, prior to the statewide pre-emption on inclusionary zoning (ORS 197.309 est. 1997) In the event it was legally permissible to alter the ordinance without violating ORS 197.309, The R2 and R3 zoning ordinances could be modified to either preclude such conversions or allow them only in cases where a percentage of units are secured as affordable in the long term (60years) to households earning less than 80% median income and/or establish requirements that displaced households are provided with relocation benefits by the developer. Currently the unintended potential exists to create “town-homes” out of some existing apartments (when the ground underneath the unit is included in the proposed unit of ownership) and the “condominium conversion” rules would not apply to the platting of town-homes through outline and final plan approval. This potentially eliminates the conditional use procedures for “condominium conversions” and thus the requirement for affordability. This oversight could be addressed by modifying 18.24.030J and 18.28.030I to further define condominium conversions: “the conversion of existing multifamily rental units into units that can be sold individually, such as condominiums, row houses, town-homes, or single family detached residences.” Again this raises the legal question as to whether a change in this grandfathered ordinance would require compliance with 197.309, or whether an applicant requesting a “conditional use” is a voluntary undertaking as opposed to a permitted type of development. The following Language is contained with the R-2 and R-3 zoning ordinance to address conversion of existing apartments into condominiums: 18.24.030J 18.28.030I Condominium conversion of existing rental units subject to a Type I procedure and demonstration that at least 25% of the residential units are affordable for moderate income persons in accord to the standards established by resolution of the Ashland City Council through procedures contained in said resolution. Current residents of rental units proposed for conversion to condominiums shall have first right of refusal to purchase the unit. (Ord. 2624 S3, 1991) Zone Changes The Zone Change criteria relating to affordable housing are identical to the stipulations within the annexation ordinance. Additionally the issues raised regarding the legality of assigning affordability requirements to what is in effect a voluntary request to increase residential density (above the base density established for the property’s existing zoning) is consistent with that of the annexation opinion. A property owner could develop their property at the density it is currently zoned at. The City, through establishment of criteria for a zone change, provides path by which that density could be increased if established targets of affordability are met. In any zone change application the primary issues involve the compatibility of the project within the established neighborhood and whether the change serves a public need. Within the ALUO one of the standards specifically states that “The change implements a public need, other than the provision of affordable housing, supported by the Comprehensive Plan...”(18.108.0601a). It is important to note that although “provision of affordable housing” may be a public need, this section stipulates that providing such is not in of itself necessary for a zone change if it can be demonstrated the change in zone implements a public need (ie Library, Fire Station, Hospital etc) otherwise supported in the Comprehensive Plan. However when the change in zone results in the creation of residential units section 18.108.060(1)(d)(1-5) establishes the standard of affordability that must be met to allow for the proposed zone change. As legislative decisions of the Ashland City Council, both annexations and zone changes are two of the most complex types of planning actions (Type III) and the burden of proof is the responsibility of the applicant to show that the need exists, and that the criteria of approval are met. Ultimately if these mechanisms are to be used more aggressively to promote the development of affordable housing it may be advisable to establish a “prescriptive path” to enable applicants to more effectively address the need for affordable housing, while simultaneously reducing their risk of denial. The vulnerability of these types of actions to neighborhood “not-in- my-backyard” concerns functions as a deterent to such proposals. Establishing that a project meeting established parameters satisfies the “public need” criteria in solely through to provision of affordable housing, would decrease the vulnerability of a project and therefore encourage such projects to be considered by the development community. 180108.060 Standards for Type III Planning Actions. 1. Zone changes, zoning map amendments and comprehensive plan map changes subject to the Type III procedure as described in subsection A of this section may be approved if in compliance with the comprehensive plan and the application demonstrates that: a. The change implements a public need, other than the provision of affordable housing, supported by the Comprehensive Plan; or b. A substantial change in circumstances has occurred since the existing zoning or Plan designation was proposed, necessitating the need to adjust to the changed circumstances; or c. Circumstances relating to the general public welfare exist that require such an action; or d. Proposed increases in residential zoning density resulting from a change from one zoning district to another zoning district, will provide one of the following: 1. 35% of the base density to qualifying buyers or renters with incomes at or below 120% of median income; or 2. 25% of the base density to qualifying buyers or renters with incomes at or below 100% of median income; or 3. 20% of the base density to qualifying buyers or renters with incomes at or below 80% of median income; or 4. 15% of the base density to qualifying buyers or renters with incomes at or below 60% of median income; or 5. Title to a sufficient amount of buildable land for development is transferred to a non-profit (IRC 501(3)(c)) affordable housing developer or comparable Development Corporation for the purpose of complying with subsection 2 above. The land shall be located within the project and all needed public facilities shall be extended to the aroa or areas proposed for transfer. Ownership of the land shall be transferred to the affordable housing developer or Development Corporation prior to commencement of the project; or e. Increases in residential zoning density of four units or greater on commercial, employment or industrial zoned lands (i.e. Residential Overlay), will not negatively impact the City of Ashland's commercial and industrial land supply as required in the Comprehensive Plan, and will provide one of the following: 1. 35% of the base density to qualifying buyers or renters with incomes at or below 120% of median income; or 2. 25% of the base density to qualifying buyers or renters with incomes at or below 100% of median income; or 3. 20% of the base density to qualifying buyers or renters with incomes at or below 80% of median income; or 4. 15% of the base density to qualifying buyers or renters with incomes at or below 60% of median income; or 5. Title to a sufficient amount of buildable land for development is transferred to a non-profit (IRC 501(3)(c)) affordable housing developer or comparable Development Corporation for the purpose of complying with subsection 2 above. The land shall be located within the project and all needed public facilities shall be extended to the area or areas proposed for dedication. Ownership of the land and/or air space shall be transferred to the affordable housing developer or Development Corporation prior to commencement of the project. The total number of affordable units described in sections D or E 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. Sections ‘d’ and ‘e’ do not apply to council initiated actions. Commercial and Employment Zones including Residential Within these zones there exists a limitation on the amount of residential that can be included in a proposed project. The intention is to ensure the development of job producing commercial buildings that support Ashland’s economic development. Additionally within these zones is a provision that for developments that include ten or more residential units at least 10% of the units shall be affordable. This requirement pre-dates the state pre-emption on inclusionary zoning. 18.32.025 C1-and C-1-D zones D. Residential uses. 1. At least 65% of the total gross floor area of the ground floor, or at least 50% of the total lot area if there are multiple buildings shall be designated for permitted or special permitted uses, excluding residential. 2. Residential densities shall not exceed 30 dwelling units per acre in the C-1 District, and 60 dwelling units per acre in the C-1-D District. 3. Residential uses shall be subject to the same setback, landscaping, and design standards as for permitted uses in the underlying C-1 or C-1-D District. 4. Off-street parking shall not be required for residential uses in the C-1-D District. 5. If the number of residential units exceeds 10, then at least 10% of the residential units shall be affordable for moderate income persons in accord with the standards established by resolution of the Ashland City Council through procedures contained in the resolution. The number of units required to be affordable shall be rounded down to the nearest whole unit. 18.40.030E E-1 zone E. Residential uses. 1. At least 65% of the total gross floor area of the ground floor, or at least 50% of the total lot area if there are multiple buildings shall be designated for permitted or special permitted uses, excluding residential. 2. Residential densities shall not exceed 15 dwelling units per acre. 3. Residential uses shall be subject to the same setback, landscaping, and design standards as for permitted uses in the E-1 District. 4. Residential uses shall only be located in those areas indicated as R-Overlay within the E-1 District, and shown on the official zoning map. 5. If the number of residential units exceeds 10, then at least 10% of the residential units shall be affordable for moderate income persons in accord with the standards established by resolution of the Ashland City Council through procedures contained in the resolution. The number of units required to be affordable shall be rounded down to the nearest whole unit. Density Bonuses A density bonus is a provision to allow a builder or developer to exceed the established base density in a given zone under allowing 1% additional density for every 1% of affordable units. Under the current ordinance the actual density can be increased only to accommodate the affordable units themselves (1 for 1). Although it was originally intended to be an incentive based tool, unless it was amended to provide an additional percentage of market rate units in exchange for a percentage of affordable units it will not likely be utilized in today’s market except in support of projects that are specifically catered to low income or senior housing. Housing Review Board PRE-APPLICATION CONFERENCE PROJECT LOCATION: APPLICANT: APPLICANT PHONE #: TYPE OF PROJECT: CONFERENCE DATE: TIME: Review Board Comments ________ Items for Consideration The Housing Commission Review Board, or the full Housing Commission acting in that capacity, will meet with applicants and review their pre-application to address affordable housing provisions and how they are addressed in the conceptual plan. Discussions between the applicant and Housing Commission Review Board can explore other areas of the development to allow a comprehensive view of the conceptual project. Land Use Requirements Determine if the applicant has considered any and all required provision of affordable housing and has met the standard presented in the land use code. Density Bonus Annexation Zone Change, Condominium Conversions Other applicable standards or resolutions. Target Income Levels and Affordability Evaluate the target income range and level of affordability proposed for consistency with adopted Resolutions. Financing of affordable housing Ensure applicants are aware of maximum rent and purchase price levels based on Unit Size and target income of households. Examine partnerships (i.e. working with affordable housing providers and programs) Recommend any available funding sources Purchase vs. Ownership. In relation to the type of housing provided and the zone upon which such housing is to be developed, the Housing Commission could make recommendations to the applicant to provide a mix of housing types needed per the City Comprehensive Plan and Housing Needs Analysis. Unit Size and Placement. Recognizing that the Ashland Land Use Code does not stipulate specific affordable housing size limits, nor the location of such units within a development, the Housing Commission Review Board could discuss with applicants the size and placement of affordable housing within the development Period of Affordability Ensure applicants are aware of required periods of affordability Given the term of affordability required investigate whether an extension of the term may be a viable option for the developer to further support Ashland’s affordable housing goals. Amenities The Housing Commission has expressed interest in utilizing the pre-application review to explore issues related to the affordable housing units including but not limited to: Energy Conservation Yard and common area space available to occupants Internal amenities in designated units (i.e. laundry). Memo DATE: 1/21/2011 TO: City Council FROM: Housing Commission RE: Housing Commission goals 2011 The following goals and associated priority rankings were identified by the Housing Commission on December 11, 2010 in an effort to forward to the City Council specific items for consideration in establishing the Council goals for the coming year. The Housing Commission would also like to encourage the council to provide input to the Housing Commission on these goals, which will be put forward for adoption at the Housing Commission’s regular meeting to be held on January 26, 2011. 1. Evaluate Housing/demographic mix to better promote needed housing types that match the demographics of the Ashland community. This will be accomplished through; Assessment of housing inventory through an updated housing needs analysis Implementation of a rental registry program that gathers demographic data on rental households Review of 2010 Census data as it becomes available Evaluation of market changes Provide education regarding housing needs Explore incentives to encourage the construction and rental of housing types that are needed and not available in the current housing inventory. 2. Preservation of vulnerable properties 3. Clay Street- remaining acre developed as workforce housing. 4. Foreclosure Prevention Put together an informational brochure of resources for homeowners facing foreclosure Provide education and outreach to homeowners facing foreclosure to insure that they are able to maintain stable housing options. 5. Identify a permanent funding source for the Housing Trust Fund DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-488-6006 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us