Loading...
HomeMy WebLinkAbout2012-10-23 Housing PACKET Ashland Housing Commission Regular Meeting Agenda October 23, 2012: 4:00 – 5:45pm Council Chambers-1175 East Main 1. (4:00) Approval of Minutes (5 min) September 26, 2012 2. (4:05) Public Forum (5 min) 3.(4:10)Vacation Rental discussion (20 min) Bill Molnar, Community Development Director 4.(4:30) Proposed Changes to Uniform Policies for Commissions and Committees Discussion and Recommendation (30 min) 5. (5:00) Commissioner and SOU Liaison Recruitment discussion (10 min) 6. (5:10) Liaison Reports discussion (10 min) Liaison Reports Council (Carol Voisin) Staff(Linda Reid) General Announcements 7.(5:20)Goal Setting Retreat agenda discussion (20 min) Commissioner items suggested Quorum Check – Commissioners not available to attend upcoming regular meetings should declare their expected absence. 8.(5.40)Upcoming Events and Meetings th Normal Avenue Neighborhood Design Workshop-October 25, Ashland Middle School 7:00-9:00 P.M. th Public Hearing-First Reading Housing Needs Analysis- November 6, City Council Chambers 7:00-10:00 P.M. rd Discussion of policy changes for commissions and committees-December 3 City Council Study Session, Community Development Building 5:30-7:00 P.M. Next Meeting-Housing Commission Retreat th 9:00-12:00 PM; November 17 (Lunch included from 12:00-1:00) 9. (5:45) 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 DRAFT MINUTES September 26, 2012 CALL TO ORDER ChairRegina Ayars called the meeting to order at 4:00 p.m. in the Siskiyou Room located at the Community Development and Engineering offices at 51 Winburn Way, Ashland OR 97520. Commissioners Present:Council Liaison Regina AyarsCarol Voisin Brett Ainsworth Barb BarasaStaff Present: Evan LasleyLinda Reid, Housing Specialist Ben Scott Carolyn Schwendener, Admin Clerk Michael Gutman, arrived at 4:10 APPROVAL OF MINUTES Ainsworth/Lasley m/s to approve the minutes of the August 22, 2012 regular Housing Commission meeting. Voice Vote: All Ayes; minutes were approved as presented. PUBLIC FORUM Brandon Goldman, City of Ashland Senior Planner spoke. Goldman acknowledged that the Normal neighborhood Master Planning effort is now well under way. The City has had interviews with most of the property owners in the area as well as received surveys back with responses on how they would like to see their neighborhood developed. Goldman explained this is of interest to the Housing Commission as it’s the last large area, approximately 94 acres, rd for residential development within the City’s Urban Growth Boundary. On October 23 at 7:00 p.m. there will be a th public design charrette at the Ashland Middle School followed by a second meeting on October 25. At the first charrette a concept plan that has already been drafted will be presented allowing the participants to have the th opportunity to give input on what they would like to see. The next meeting on the 25 will have a revised plan showing those changes and suggestions from the prior meeting. Goldman invited the Commissioners to attend those meetings. COMMISSIONER ETHICS TRAINING Barbara Christensen, City Recorder and David Lohman, City Attorney gave a presentation on the Rules, Regulations, Laws and Ethics of public servants. They were asked by City Council to provide training to the Commissions giving them the information they need to know what is expected of them. The following are some of the main points; All public records associated with this commission are public record, notes, agendas, reports, correspondence, pictures, emails etc. If using your own computer it can be called up for public records Communicate with each other through your staff Liaison All business must be conducted in a setting the public has access to If a quorum is not met everybody goes home and no meeting can be held 1 All meetings are open to the public, held within the City limits and have a 36 hour public notice Minutes are not verbatim they are a record of what happened at the meeting Do not use your public position to obtain financial benefit Gifts, including services, cannot be accepted if they are not available to everyone in the community Remember that everything is about Perception,how will it be perceived? Disclose, Disclose, Disclose. If any decision you are about to make can be a financial benefit or detriment to you your family or associated businesses, disclose it. If there is a conflict of interest do not participate and leave the room City of Ashland Code of Ethics says do not accept any valuable gift from a source directly or indirectly interested in business dealings with the City. Do not speak for the City in your Housing Commission capacity unless the commission deputized you to do so for them. Christenson asked the Commissioners for their input on uniform policies and procedures in section 2.10 of the City Municipal Code. They are looking to define what excused and unexcused absences are regarding Commissioner’s meeting attendance. What is considered an excused absence and what does unexcused mean? What should the reporting method be? Christenson asked the Commissioners to send their ideas and suggestions to Reid who will forward them on to her. Christensen thanked the Commissioners for volunteering and the time they devote to the Commission. It is very much appreciated. This presentation on Ethics training is available on the City Website CONSOLIDATED ANNUAL PERFORMANCE EVALUATION REPORT REVIEW (CAPER) Reid explained that the CAPER is the City’s annual report to HUD which is a required document for receiving Community Development Block Grant Funds. With our CDBG funds we create a five year grant application called the Consolidated Plan. The Consolidated Plan sets goals for the money we receive. In January people apply for those funds. The City awards those funds based on the priorities that are set in the Consolidated Plan as well as which goals have been met and which have not. The City would encourage funding for those goals which we have not yet attained. We then do an Action Plan and award the funds. Reid tracks the recipient’s progress throughout the year to see that they are meeting the goals they set. The CAPER explains what the City said they were going to accomplish and what they actually did accomplish. All the information in the CAPER was what happened for the year 2011. Ayars opened up the public hearing for comments. No one in the audience made comments, the public hearing was closed. Ainsworth/Gutman m/s to approve the CAPER as presented. Voice Vote: All Ayes, motion passed unanimously. HOUSING NEEDS ANALYSIS UPDATE PUBLIC HEARING Reid gave an update on the Housing Needs Analysis. In July the Housing Commission reviewed and made their suggestions and comments followed by the Planning Commission who also reviewed the document and made suggestions. Some of those suggestions were incorporated into the document. This final document is now ready th to go before the Planning Commission again on October 9 for a public hearing and then on to the City Council for th adoption on November 6. Reid cleared up a misconception about what this document actually is. This document is about what the City is more likely to see with regard to future housing populations rather then what the City would like to see. All this document can do is see what we have now and project that forward into the future. What does our population look like now and how is that going to change over a 20 year period and how do we meet the needs of that population. Reid pointed out a couple of the changes to the recommendations that were made to the document; Examine opportunities for reductions in parking requirements for the provisions of apartments meeting certain conditions. 2 Evaluate land use incentives to provide for small lots intended for small unit development It was suggested to add “multi-family” to the sentence, “Designating certain lands for rental units would encourage development of apartments”. This will be a technical supporting document to the housing element of the Comprehensive Plan. It will help with decisions as the City goes forward with planning actions to see what types of housing is needed. If the Council th adopts this on November 6 it would be appropriate for the Housing Commission to move forward with some of the recommendations as they select goals for the coming year. COMMISSIONS EXCUSED ABSENCE POLICY DISCUSSION City Administrator, David Kanner is asking for feedback on how to define excused and unexcused absences, membership reduction and potential changes to the code regarding being physically present at meetings verses participating by phone. The Commissioners discussed ideas. Regarding missing two meetings in a row, felt this should be over a period of a year January through December not six months Commissioners felt it would be more appropriate for the Mayor to write the criteria of what is excused and what is not excused. Should be his discretion for those guidelines. They would like to see medical emergencies, illnesses, unplanned events Liked the idea of giving the Chair as well as the Staff Liaison an eight hour notice of absence prior to the meeting. This allows the Commission to determine if they will have a quorum. Would like to encourage the possibility of the Commissions and Council to participate in public meetings by phone or skype. The Commissioners liked the moving to a seven member Commission from a nine member commission, though would rather the quorum be based on the seats filled rather than total number of seats. TH , 2012 MEETING AGENDA ITEMS OCTOBER 24 Quorum Check – Gutman will not be present Vacation Rentals – agenda item Discussion of meeting times place UPCOMING EVENTS AND MEETINGS Next Housing Commission Regular Meeting Goal Setting retreat – Saturday November 17, 2012 9:00 – 12:00 at the Parks Department No meeting is scheduled for December October 24, 2012 4:00-6:00 PM in the Siskiyou Room located at the Community Development and Engineering Building at 51 Winburn Way, Ashland Oregon. ADJOURNMENT - The meeting was adjourned at 5:50 p.m. Respectfully submitted by Carolyn Schwendener 3 Council Communication August 6, 2012 Study Session Discussion of Issues Surrounding Short-term Vacation Rentals FROM: Bill Molnar, Community Development Director, molnarb@ashland.or.us SUMMARY Short-term vacation home rentals is a type of short-term rental housing that refers to a residence or dwelling that is rented for a period of less than 30 days. The Land Use Ordinance limits the use of short-term rental housing through the conditional use permit process to Commercial, Employment (Hotels & Motels) and Multi-family (B&B or Travelers Accommodations) zoning districts, while prohibiting short-term rental housing in areas zoned Single-Family. As a result, short-term vacation - ordinance. After hearing testimony on this subject during public forum at the June 18, 2012 Council meeting, staff was directed to bring back information on the item for Council discussion at a future study session. There is considerable debate at the local level around the country as to what role vacation rentals should or should not play in the visitor accommodation economy. Some of the arguments for allowing and for restricting vacation rentals are covered in this communication. Ultimately, changes to ements for short-term rental housing could take considerable time given the number of issues and regulating standards worthy of possible consideration. BACKGROUND AND POLICY IMPLICATIONS: , which allows for short-term, overnight accommodations within multi-family zones with approval of a conditional use permit, was established in the early 1980s. The ordinance was intended to provide an opportunity for the owner of an existing and preferably historic structure to gain additional income by offering overnight accommodations. In turn, a portion of the revenue would be reinvested into improvements to the historic structure and site. Ashland limits short-term accommodations to specific zoning districts throughout the city, while specifically prohibiting the use in single-family zones. Hotels and motels are allowed in commercial and employment zones, while accommodations in residential areas, commonly referred to as bed & breakfasts, are limited to multi-family zoning districts. A land use approval in the form of a conditional use permit is required before operating a hotel/motel or bed and breakfast. accommodation site. It is estimated that there are over 70 approved short-term accommodation establishments in the City, accounting for approximately 1300 rooms. Page 1 of 4 Annually, Code Compliance staff sends enforcement letters to property owners believed to be operating short-term rentals in violation of local land use regulations. These potential zoning infractions may be brought to attention by complaints from residents, but the majority of properties were identified from a review of internet sites that advertise short-term home rentals. Staff has witnessed a rise in the number of short-term home rentals operating illegally within the city limits over the past two to three years. In May and June of 2012, approximately 40 letters were mailed to property owners believed to be offering short term home rentals without the required land use approval, or within areas of the town not zoned for short-term accommodations. In light of the recent compliance effort, a resident addressed the Council during public forum and requested that the Council consider changes to the land use code that would result in a relaxation of current restrictions on homeowners in single-family zoning districts. After reviewing information on this topic, it is evident that many communities are dealing with issues and impacts related to short-term vacation home rentals in their communities. While the politics of individual communities ultimately influence the adopted code language dealing with short-term vacation home rentals, the following issues and concerns commonly highlight local discussion and debate. Protection of Neighborhood Character A common municipal purpose for regulating short-term rental housing is to protect the character of existing residential neighborhoods. Tension between permanent residents and operators of short-term vacation home rentals arise due to increased traffic, noise, impacts to available on-street parking and other potentially disruptive activities (e.g. late night celebrations). Another concern cited, yet often difficult to measure, is the perception that too many short-term vacation rentals in an a neighborhood based on the idea that permanent residents often hold a greater attachment to local social networks and community involvement. 2010 Census data estimates the average household size of Ashland at 2.03 persons, while an informal survey of short-term vacation rentals in Ashland listed on the VBRO website offers accommodations for an average of seven persons. Similarly, statistics compiled by the North Carolina Vacation Managers Association estimates that the average number of people utilizing a vacation rental per night is six persons. The impact of six people in a household per night versus the average Ashland household of two can be quite significant in terms of noise generation, traffic, water and wastewater usage, solid waste generation and road maintenance. Increase Choice and Fairer Competition with Licensed Lodging Short-term vacation home rentals in existing neighborhoods offer a greater sense of freedom and choice to visitors. In general, short-term vacation home rentals differ from bed & breakfasts, hotels, persons, including permanent provisions for living, sleeping, eating, cooking and sanitation. Although appearance and location to many short-term vacation home rentals, they are distinguishable by the requirement that the property or business owner reside onsite. This standard ensures that the person(s) responsible for the daily operations of the accommodation and compliance with the conditions of the land use application are housed on the property, while also being integrated into and accessible to the immediate neighborhood should concerns arise. Page 2 of 4 Effects on Housing Supply and Affordability The local housing market may also be impacted by the proliferation of illegal, short-term vacation home rentals. According to the 2010 Census, 357 or 3.4% of all housing units in the City of Ashland are for seasonal, recreational, or occasional use. This is an increase of 140% from the 2000 census that s housing stock. The economic benefits to property owners from the conversion of existing residences to short-term vacation homes can potentially drive up prices of existing homes, decreasing the supply available to long-term residents. Additionally, an increase in short-term vacation homes can lead to a reduction in the availability in the number of long-term, single-family home rentals. This is because the economic benefits to the property owner from operating a short-term vacation home are potentially greater than that of a traditional, longer term home rental. Physical Impacts While not necessarily the case in Ashland, some communities cite the need for restrictions on short- term vacation rentals in order to protect the physical characteristics of their residential neighborhoods. The underlying rationale is that short-term home rentals in single-family zones generally are not owner-occupied and therefore are less likely to be cared for to the same degree as permanent residences. Other communities note, however, that it is in the best interest of the owners of short-term vacation homes to take good care of their property in order to have a successful business and, therefore, have a strong incentive to select guests who are respectful of their properties. Economic Impacts For Ashland with its robust tourist industry, short-term vacation home rentals represent a potential additional ansient Occupancy Tax (TOT), establishments offering overnight accommodation are required to hold and annually renew a business license, as well as have a valid land use approval (i.e. conditional use permit and other applicable permit fees). As a tool for economic growth, short-term vacation home rentals can create considerable economic benefits within a community through the creation of jobs, and attracting visitors who spend money in local shops and restaurants. Many of the jobs created by short-term vacation home rentals, however, often are low skilled, low paying and seasonal or part time. This can create a drain on the local workforce and exacerbate issues related to continuing a cycle of lower paying jobs in a community with an expensive housing market. Studies have identified both negative and positive property tax impacts from an increase in short-term vacation rentals on small, medium and large communities. In some instances, the increased value of vacation rental properties has driven the price of property up and therefore property taxes. This can have the effect of raising the property tax rate on year round citizens and in some communities have driven lower income residents out of the community altogether. Summary of Potential Impacts - Short Term Rentals in Single-Family zones Positive Impacts TOT and business license fees Increased choice of accommodation types, especially for families Income source for individual property owners Page 3 of 4 Employment opportunities Negative Impacts Neighborhood Impacts noise, traffic, physical changes to site, etc. Reduced housing and rental availability for residents Decreased sense of localness Increased stress on infrastructure and services FISCAL IMPLICATIONS: A review a other communities indicate that expanding short-term rental restrictions to include other areas of Ashland (i.e. single family neighborhoods) may put additional administrative burdens on the local government, including the processing of land use and building permits, licensing and registration applications and code compliance. Building officials are likely to be faced with an increased volume of required inspections. Code Compliance personnel and the police officers may need to assume additional enforcement duties under a short-term rental ordinance. Down the road, this could lead to a discussion about the potential reinstatement of the citywide Code Compliance position that was eliminated in January 2009. STAFF RECOMMENDATION AND REQUESTED ACTION: Changes to land use requirements related to short-term vacation home rentals should be undertaken with caution and an understanding of the potential effects to longstanding community goals for maintaining strong neighborhoods, and a diverse, permanent housing inventory designed to serve a wide range of households representing a variety of household incomes. A discussion and review of possible code amendments likely would attract considerable community dialogue and debate consisting of a mixture of housing and neighborhood advocates, individual property owners, members of industry (i.e. B&B and Hotel/Motel owners), etc. Consequently, the Council may wish to discuss where this issue fits in with other priorities, or continue discussion of the topic as part of their annual goal setting process. SUGGESTED MOTION: N/A. This item is for the purpose of Council discussion. ATTACHMENTS: Informal Survey of Other Cities Map of Ashland and Bed & Breakfasts) Document submitted by Mark Dennettis Document submitted by Ashland Bed & Breakfast Network Page 4 of 4 1 page Representative Fee & Taxes Business LicenseTransient Occupancy TaxLocal Business LicenseTransient Occupancy TaxBusiness LicenseTransient Occupancy Tax Business LicenseJC Health Dept.Transient Occupancy Tax Other Licenses, 2 / - Land Use 3 - Approval Process Conditional Use PermitConditional Use Permit Conditional Use in RRPermitted Use in RM Required - - 3) - SFR 3 1) and multi - - (RM) R Old Town 2 & R Rentals 1) and ; - - ) 2 & Summary of Oregon Cities – - – areas Term ocean front/jetty occupied B&B - occupied in - - Zones/Districts Allowed in Other Allowed in commercial (C YesYesControlled Development Zones (and bluffLight Industrial ZoneYesOwnerallowed in RNo owner occupancy in Residential Motel zoneYesTourist Accommodations/ Resorts outright permitted uses.Overlay Zone (NCA) appearance commercially zoned 1), employment (Eownerfamily zones (RCommercial (Czones. Short 3.5) - - 1 - August 6, 2012 Council Study Session – Term Family zones. - - 1), rural (RR) ago. - s Zones Short hibited in single Single NoProfamily (Rand suburban (RresidentialNoNoNoProhibited via a ballot measure approximately 15 year Rentals Allowed in Term Vacation Home Rentals - Short City Bandon Ashland Review of Rules for Vacation Homes Depot Bay Cannon Beach 2 - page (tri hrs. - Business LicenseTransient Occupancy TaxLocal Representative available 24Business LicenseTransient Occupancy TaxLocal RepresentativeAnnual Renewal annual inspection) Business LicenseTransient Occupancy TaxLocal Representative Annual Renewal ) (RO) max # of zones; 3 - , 2 - 1, - Conditional Use Permit in R5 occupants. Other zones limited to Recreation Overlay & proximity to 101. Special Use Permit (SUP)One per property owner, landscaping & parking standards. Conditional Use Permitwith specific standards(requires public hearing) - is not in Recreation site owner - : Lincoln City is on YesNotecurrently discussing the possibility of limiting shortdistricts.Anrequired withOverlay zones term rentals to specific August 6, 2012 Council Study Session – owner occupied (existing – Yesstructures)YesYes B & B Yachats Review of Rules for Vacation Homes Lincoln City Gold Beach RD WEI VLL IH VA R EKL AW TS ANAI DNI TS NA MTH GIW TS ECY DROF VA NIA TNU OM S TS HCA EB TS MAH SE RG TS EI RHT UG T S ECA RRET T S LE RU AL N RD CI NECS TS DOOW TSEW 1 VACATION HOME ORDINANCE CITY COUNCIL STUDY SESSION BACKGROUND BRIEF What Is The Size of the Vacation Home Rental Market? National research (Phocus Wright) shows that today there are four lodging choices that are considered individual visitorsmarkets: Staying with friends and relatives Motels/Hotels/Resorts Bed & Breakfast Inns Extended-Stay -Vacation Home Rentals Staying with friends and relatives and motels/hotels/resorts remain the two largest. But the next two are equal in size: B&B’s and vacation home rentals both control 11% of the national market. The fastest growing demand is for extended-stay style lodging, such as suites, cottages, cabins and vacation homes. According to a 2010 HomeAway study by Radius Global Market Research, the vacation rental industry generated more than $85 billion in 2010 in the U.S. and Europe.HomeAway’s LeisureLink Demand Index™ shows that overall vacation home lodging demand grew more than 200% between 2008and 2010.This demand is reflected in the explosive growth of vacation home rental websites: HomeAway, Inc. –Is the worldwide leader in vacation home rentalswith 735,000 paid listings. HomeAway owns the three major vacation home websites in the U.S.: HomeAway.com VRBO.com VacationRentals.com The pioneer site was Vacation Rentals by Owner (VRBO.com) founded 15 years ago. It was acquired by HomeAway in November 2006.VacationRentals.com became part of HomeAway in May 2007. In addition, HomeAway also operatesBedandBreakfast.com, the most comprehensive global site for finding bed-and-breakfast properties.Google Ventures purchased HomeAway shares from existing investors in November 2010to provide major search support for all the sites. 2 FlipKey–Majority-owned by TripAdvisor* –the largest travel site in the world – is promoted on TripAdvisor.com and other TripAdvisor media sites and is the other major online playerwith 160,000 vacation homes located in over 7,000 cities throughout the world. Of course, this review doesn’t even touch on the explosive growth of Craig’s List, which is now the prime source of classified advertising in America. These vacation home websites have . With all almost 60 million visits per month due respect, Ashland simply can’t control this exploding lodging segment by enforcing a 30-year old hotel/motel ordinance on a few select homeowners. How Do Vacation Home Rentals Differ From The Hotel/Motel And B&BMarket? While B&Bsand Hotels/Motels occasionally compete with Vacation Home Rentals, homes attract a very different clientele based on psychographic research. In America, B&B clients desire a luxurious, historic, and personalized experience with the owners in a neighborhood setting. Hotel/Motel clients desire more amenities(spas, pools, workout rooms, restaurants, bars),convenienceto major attractions, and they often look for packagedeals. Vacation rental homeclients desire the inherent valueof renting a home,with extra space, privacy,and home-style amenities (kitchen) with are ideal for longer stays. Homes particularly appeal to extended families, small groups (two couples), visitors traveling with pets, and foreign travelers that can stay a longer period of time. The LeisureLink Demand Index™ found that travelers are using vacation rentals for everything from weekend getaways (38 percent) to multi-week vacations (21 percent). In addition to flexible lengths of stays, travelers agree that the use of vacation rentals allows them to enjoy a range of value-related benefits. In fact, nearly 74 percent said they are able to travel with more friends and family. Fifty percent said vacation rentals allow them to take longer vacations; 49 percent said they can take more upscale vacations; and 35 percent said vacation rentals allow them to travel more frequently. What Is The Estimated Size Of This Market In Ashland? This is hard to determine since Ashland’s current enforcement policy has driven the majority of vacation homeowners underground. Based on informal discussions with numerous property ownersand reviewing online resources,it is estimatedthat 3 there are 150 properties that are being marketed as vacation rentals.Of course, not all of these are illegal.HomeAway research reveals that the national average for vacation home rentals is20 weeks(140 days), so this represents a potential of 21,000 room nightsthat could be taxed. The City of Ashland is in a position to estimate potential Transient Occupancy Tax (TOT) fromthese homes. But the potential to significantly increase TOT collection bycreating a Vacation Home Rental ordinanceis significant. What Are The Key Reasons For Changing This Ordinance? 1.It increases the supply of taxable lodging.Ashland needs more lodging capacity and more TOT revenue, especially with the closing of a large portion of the Windmill Innof Ashland (Ashland Hills). The city, given its “no growth” policy and limited land for development, cannot easily increase lodging capacity by building more hotels and resorts. An updated ordinance to regulate vacation home rentals in all zones, including R1, would not only increase lodging capacity, it would support the city’s “in fill” philosophy and allow Ashland to better serve a distinct segmentof the lodging industry. 2.Vacation home rentals fulfill a known visitorneed.In reviewing past guest records with a variety of vacation home owners, the typical Ashland vacation home rentersare extended families, two couples, or someone looking to relocate. They want to “test drive” living in an Ashland neighborhood, and they can’t do this with a B&B or motel/hotel experience. Home rentals especially appeal to foreign visitors that may be here for longer periods. Also, more and more visitors want to travel with their pets, and this eliminates many current Ashland lodging choices. 3.Vacation home rentals strengthenAshland’seconomy.Because vacation home visitors typically stay longer, a weekor more, there are more opportunities for tourism dollars to reach deeper into the community. By staying longer, these visitors support more local businesses: wineries, culinary attractions, shopping, local artists, golf, etc. The longer someone stays the more likely they are to shop in local stores, buy groceries and gas, purchase fresh produce at the farmer’s market, go to the movies, ski Mt. Ashland, and support the more than 80 restaurants and numerous galleries in Ashland. 4 4.Vacation home rentalsprotect neighborhoods and provide supplemental incomefor homeowners.Many aging or retired property owners, who had planned to sell their homes as part of their retirement income plan, cannot afford to do so at current market values, even though they may no longer live full-time in Ashland because of family commitments, health issues or a desire to travel. Many homeowners also rely on this supplemental income to pay their property taxes and mortgages in the face of layoffs or other economic issues. Many are at risk of losing their homes if they are denied this income source. If these owners are forced into foreclosures and loan defaults, how will this help the City, Jackson County, or our Ashland economy? One of the key factors in studying this issue is that the vast majority of Ashland vacation home rentals are not owned by corporationsor companies. They are owned by local residents that live in them, so they are focused on protecting their investment and that means protecting their neighborhoods. In reviewing other cities that have had successful vacation home rental policies in R1 zones, there is no evidence that vacation home rentals will negatively impact the residential feel of a neighborhood. What Is The Challenge With Enforcing Current Regulations? The city’s current “crack down” on vacation home rentals, driven by a complaint by the local B&B industry, places the city in a questionable legal environment called “rent-seeking.” In economics, rent-seeking is an attempt to obtain economic control by manipulating the social or political environment in which economic activities occur. The simplest definition of rent-seeking is to gain wealth by increasing one's share of existing wealth, i.e. market share, instead of trying to create new wealth. The City of Ashland, by favoring one lodging segment over another could be accused of doing this. Of course, this doesn’t touch on the legal issue of selective enforcement, where the City has not applied their enforcement efforts equally. Easily identified vacationrentals have been targeted, while the vast majority that are flying under the radar have not. If this ordinance is to be enforced, it must be done so across the board and in a manner that is fair to all vacation homeowners. As outlined, given the explosive growth of this segment over the past decade, the City has placed their hard-working and dedicated planning staff in a position where they have to spend time scouring websites, instead of simply updating and revising a vacation home ordinance that wouldmake vacation home rentals a positive economic and community assetfor everyone involved. 5 How Difficult Will It Be To Establish A Vacation Home Ordinance? An ordinancespecifically for vacation homes is nothing new. Numerous Oregon cities have embracedthe vacation home rental segment for years and made money by developing sensible regulations that can address neighborhood issues while collecting TOT from everyone. It should be relativelyeasy to obtain copies of existing regulation that have proven very successful. I have already provided a copy of a 20 year old Gold Beach ordinance that is working well for their community. Will Ashland B&Bs SupportThis Change? In my informal discussions with B&B owners, if an ordinance change creates a level playing field and stops giving illegal rentals a competitive advantage;I believe they would be supportive. As a former B&B owner, I believe Ashland’s B&B industry deserves a level playing field. Although there is no hard research that vacation home rentals offer inferior accommodations or directly compete with B&B’s for longer stays, Ashland visitors certainly need to be assured that home vacation rentals are regulated and the city needs to collect TOT from all visitor accommodations. Will Ashland Residents Support This Change? In talking to numerous residents, home owners, B&B operators, and neighbors, I believe this change will be positively received by the community. But only an independent, scientific study can answer that question. I would urge the council to consider conducting a quantitative study that would provide the City with input from the entire community. Below are a few of the comments I have received by Ashland homeowners: Longterm property owner,resident (30 years)and business owner “I chose to list my own home with VRBO because I saw it as the most beneficial way to make ends meet. I have experienced a dramatic increase in expenses over the last few years andno additional revenue. I have lived in the same neighborhood for over 30 years. I have seen many changes in property owners and new construction. The neighborhood has only improved and shows a real pride of ownership. It is a mix of single family owner occupied properties and higher density rental properties. I understand the City’s concerns relating to short term vacation stays in these neighborhoods. Based on a previous experience renting out a property thru VRBO I knew my clientele would be a sophisticated and moneyed group. 6 My maximum occupancy was 4 adults,no more than the occupancy of a longer term rental. The traffic, noise, and presence would be no more than a longer term rental. My guests paid a significant security deposit and I had an on-site manager in another rental on-site. To date Ihavenever had aproblemwith short term guests, but I havehad to respond to many noise, parking, damage and other issues with long term tenants. Myneighbors have all commented on how pleasant and effectivelyunchanged the neighborhood has been since the visitor season began. The City should begin to develop with home owners under no penalty, a comprehensive review and plan of action to license shortterm vacation stays. Tourism is the life blood of this city. We must be forward thinking and create the most vibrant tourism economy possible. The City and Municipalities would generate new revenuewith a revised ordinance. The trickle-down effect for the overall economy would improve. The City needs to prioritize this issue. A plan for guidelines, licensingetc. must be put into action for the 2013 Season. Jeff and Melody Jones –Longterm property owners As a vacation rental owner, I feel privileged to be able to share our space with people who choose to stay with us rather than a hotel. We have made close friends with guests who return year after year. All of our guests are here to see Shakespeare plays, attend weddings, and mostly, to live in a neighborhood to get the feel of Ashland to retire or relocate in. These people are intelligent, kind,and very respectful of our property and our neighborhood. Everyone recycles and we only ever have ONE can of garbage per week. Because of our guests, I am SURE our yard and environment is much cleaner and presentable, like cleaning one’s house before having dinner guests. Our guests don't pick up children, drive to and from work every day, go to appointments or do daily errands, they seldom get in their cars. There is definitely a shortage of housing for Ashland visitors as people often comment that EVERY PLACE is totally booked and they are so grateful there is an alternative place to stay. I hope the councilunderstands the importance of vacation rentals. I see this as being nothing but a win win for the City of Ashland, our visitors and us vacation rental owners who need this extra income to pay for the high cost of living in this lovely place. 7 Visitor’scomments: "We were fortunate to have stayed at this lovely cottage in June 2012 and we would like to thank Melody, Jeff and Julian for their hospitality. Their place has a beautiful, large garden with 3 seating areas, a BBQ area, a vegetable garden anda hammock -all of which were offered for our use. We were in town for a family wedding, and were encouraged to invite people over to enjoy their amenities. Over the course of the month we were there, we were able to invite our relatives and friends over -and ended up having some wonderful evenings with them. The cottage is within walking distance to Lithia Park, the Shakespearian Theatre, the Cinema and several restaurants and shops. You won't be able to find a better place to stay in Ashland. We are looking forward to going back next year". Char and Gerry -Vancouver Island, Canada Diane Paulson -Long-time property owner In reviewing my past tenants, we havehadthree people who lived in Annie’s Cottageand came back from where they lived and bought homes in Ashland. We housed the temporary/Interim Fire Chief, people attending the United Bicycle Institute (UBI), overseas visitors (Korea)and people as far away as New York City. All of these guests have infused more money into the Ashland economy than just their rent.And a good number of grandparents who want a large enough space to have their grandkids stay over, cook for them, babysit for their kids, absolutely would not work with a B&B or a motel room. We’ve also had other VRBO ownersfrom other cities stayed because they wanted the same experience that they were offering, more privacy, less noise, more amenitieslike cooking at home, bringing their pets, more feelings like you are a local and NOT a Tourist. They love that they can meld into the local culture more. Some of the people wanted to come for a week, some for a few months. We had to tell the weekly ones, that the we had to charge them a monthly rate and they came anyway… staying as long as they could to get their money’s worth. Our neighbors do not have any complaints that I am aware of, they see ourguests as a vehicle for friendship and adventure, thru getting to know them and what their stories were. AUTHOROF THIS BRIEF–Mark Dennettis a former B&B owner, a former operator of vacation rentals in Sun River, Jacksonville and the Oregon coast, and a long-time tourism consultant who has worked for various local hotels, resorts and B&B’s.In developing this background briefhe has hadextensive conversation with local Ashland property ownersand has reviewed a variety of secondary research.Dennett is owner of the Ashland based Dennett Consulting Group and DCG Research. ABBN) Position Paper on Unlicensed Vacation Rentals To: Ashland City Council Members From: Ashland Bed & Breakfast Network Date: August 2, 2012 In anticipation of the Ashland City Council upcoming Study Session to discuss unlicensed (ABBN) Board, the only organized lodging association in Ashland, met on July 30, 2012 and respectfully presents its position for your consideration. Our View: As long-established business people and residents of Ashland, the most important considerations for the city in responding to the request for revisions of the Travelers' Accommodation Ordnance are the protection of city neighborhoods and permanent residents, and to provide visitors to Ashland a first rate experience with safe, clean and environmentally- sound lodging. Appropriate living, sleeping and adequate parking must be provided and the city taxing laws should be evenly enforced. Only then should consideration be given to the sometimes competing interests of various segments of the lodging industry. As for legalizing Vacation Home Rentals in any R-1 zone, it is critically important that the integrity of the R-1 residential neighborhoods is maintained and the city solicits residents input. You should be aware that s recent enforcement of the -day rental ordinance on unlicensed lodging operations was not initiated at the request of ABBN or any of its 22 members. Moreover, ABBN, which represents the most highly-regulated segment of the lodging industry, dos Travelers Accommodations Ordinance (18.24.030.K). However, we hope that the Council would not apply a different set of standards and regulations for Vacation Rentals versus other lodging establishments such as B&Bs. Nonetheless, if a lower set of standards and regulations are proposed, then in the interest of fairness, we expect the same is applied equally to all lodging establishments in order to provide an equal playing field. To that end, should the city decide to update/amend the ordinance, we would like to make sure that at a minimum the following requirements are met by all applicants: a. Obtain Conditional Use Permit; b. Obtain Business License; c. Comply with Jackson County lodging requirements; d. Comply with the City of Ashland and State of Oregon Transient Occupancy Tax; e. Provide adequate and required off-street parking; f. Conversion ommercial utility rate for all services; g. Obtain Commercial liability insurance for guest safety; h. Require annual fire-safety inspection; Page 2 Ashland City Council August 2, 2012 ABBN Position Paper on Unlicensed Vacation Rental It is worth noting that as more rental units are taken off the long-term rental market to rent as short-term Vacation Rentals, the Ashland rental housing market will be negatively impacted both in term of supply and price. As the city budget reflectsansient Occupancy Tax has decreased in recent years. This not only indicates unlicensed Vacation Rentals are taking business from licensed lodging establishments, it indicates that sufficient room vacancies exist within the current licensed lodging establishments will be happy to answer any questions you might have. Sincerely; ABBN Board of Directors A-Dome Studio Anne Ha B&B and Cottages Ashland Black Swan Inn Ashland Creek Inn Ashland Mountain House B&B Ashland Royal Carter Ashland Tudor House Bayberry Inn Blue Moon Bed & Breakfast Chanticleer Inn B&B Coolidge House Bed & Breakfast Country Willows Bed & Breakfast Iris Inn McCall House Oak Hill Bed & Breakfast Oak Street Station Romeo Inn Bed & Breakfast TouVelle House Bed & Breakfast Winchester Inn Restaurant & Wine Bar CC: Dave Kanner, City Administrator Bill Molnar, Community Development Director ZimbraPage 1of 1 reidl@ashland.or.us Zimbra + Font Size - Proposed changes to Uniform Policies, etc. - Commission and Boards From : Barbara Christensen <christeb@ashland.or.us> Tue, Oct 16, 2012 12:01 PM Subject : Proposed changes to Uniform Policies, etc. - Commission and Boards 3 attachments To : 'Scott Fleury' <fleurys@ashland.or.us>, Adam Hanks <hanksa@ashland.or.us>, 'Chris Chambers' <chamberc@ashland.or.us>, 'Billie Boswell' <boswellb@ashland.or.us>, 'Linda Reid' <reidl@ashland.or.us>, 'April Lucas' <lucasa@ashland.or.us>, 'Ann Seltzer' <seltzera@ashland.or.us>, michael pina <michael.pina@ashland.or.us>, 'Amy Gunter' <guntera@ashland.or.us>, 'Ali True' <truea@ashland.or.us>, 'Department Heads' <department_heads@ashland.or.us> Cc : 'David Lohman' <lohmand@ashland.or.us> HelloğƌƌͶŅźƩƭƷIwouldliketosayͻŷğƓƉǤƚǒͼforallyourhelpwiththelegaldepartmentandmyselfontheTrainingSessionswehaveheldwith eachoftheCommissionsoverthesepastsixmonths.ItǞğƭƓ͸ƷeasytryingtogetthisscheduledduetosomanydifferentcalendarsandIhope thateachoftheCommissionersfoundtheinformationhelpful. Aftermeetingwithallthecommissions,thelegaldepartmentandmyselfhaveprovidedthreeoptionsthatwewouldliketohaveinputonfrom thecommissionmembers.(Theseareattached) Theseoptionsrangefromminorchangestomoreradicalchangesandarebasedonalltheinputwereceivedfromthecommissions.Theinputwe receivenowfromthecommissionerswillhelptodeterminewhattopresenttothecouncilfortheirconsideration. th PleaseprovidethesetoyourcommissionsandaskthattheyrespondnolaterthanNovember16aswewillbepresentingthisattheDecember3 StudySession. !ŭğźƓͶƷŷğƓƉyousomuch!!! BarbaraChristensen CityRecorder/Treasurer CityofAshland AshlandOR97520 (541)4885307 PUBLICRECORDSLAWDISCLOSURE ThisisapublicdocumentandissubjecttotheOregonPublicRecordsLaw. Messagestoandfromthisemailmaybeavailabletothepublic. AMC 2.10 - 1.docx 16 KB AMC 2.10 - 2.docx 16 KB AMC 2.20 - 3.docx 13 KB https://zimbra.ashland.or.us/zimbra/h/printmessage?id=3653310/17/2012 ASHLAND MUNICIPAL CODE OPTION ONE Chapter 2.10 UNIFORM POLICIES AND OPERATING PROCEDURES FOR ADVISORY COMMISSIONS AND BOARDS Section 2.10.025 Meetings and Attendance. Unless otherwise provided by law, the number of meetings related to business needs of an advisory commission, or boards may be set by the advisory body. All members are expected to attend all regularly scheduled meetings, study sessions and special meetings, when applicable. If a member will be absent from a meeting the member must notify the chair or the staff liaison at least two hours prior to the meeting. Any member who misses two or more meetings has two or more unexcused absences in a six month period \[i.e. January 1– June 30 or July 1 - December 31\] shallmaybe considered inactive and the position vacant. Further any member not attending a minimum of two-thirds (2/3) of all scheduled meetings (inclusive of study sessions and special meetings) shallmay be considered inactive and the position vacant. Attendance shall be reviewed by the commission or board during the regularly scheduled meetings in January and July, with a report sent to the City Recorder’s office Mayor and City Council advising of the need for appointment or re-appointment, if necessary. (Ord 3003, added, 02/18/2010) Section 2.10.040 Quorum and Effect of Lack Thereof Unless otherwise provided by law, ordained, a meeting quorum shall consist of more than one-half of the total current number of authorized members of the body, not including any vacant positions. Non-voting ex officio members, staff and liaisons do not count toward the quorum. A majority of the quorum is necessary to adopt any motion. Members need not be physically present at a meeting if another means of attendance (e.g. telephonic, internet etc.) has been established by the membership and public meetings law requirements are met. If there is no quorum for a meeting, no official business shall be conducted and all matters advertised shall automatically be continued to the next regularly scheduled meeting. (Ord 3050, amended, 11/18/2011; Ord 3003, added, 02/18/2010) Section 2.10.050. Election of Officers, Secretary, and Subcommittees. At its first meeting of the year the advisory commission or board shall elect a chair and a vice chair who shall hold office at the pleasure of the advisory body. Neither the chair nor vice-chair shall serve as an officer for more than three two consecutive years’ terms. Without the need for an appointment, the head of the City Department staffing the commission, committee or board shall be the Secretary and shall be responsible for keeping an accurate record of all proceedings. The Department head may delegate such tasks to a staff liaison. Subcommittees may be formed for the purpose of gathering information and forming a recommendation to be brought forward to the full advisory body. Provided however, only the full body can make recommendations to the City Council. Subcommittees must comply fully with the requirements of Oregon Public Meetings law. Page 1 of 1 ASHLAND MUNICIPAL CODE OPTION TWO Chapter 2.10 UNIFORM POLICIES AND OPERATING PROCEDURES FOR ADVISORY COMMISSIONS AND BOARDS Section 2.10.025 Meetings and Attendance. Unless otherwise provided by law, the number of meetings related to business needs of an advisory commission, or boards may be set by the advisory body. All members are expected to attend all regularly scheduled meetings, study sessions and special meetings, when applicable. If a member will be absent from a meeting the member must notify the chair or the staff liaison at least two hours prior to the meeting. Any member who has two or more unexcused absences in a six month period \[i.e. January 1– June 30 or July 1 - December 31\] shall be considered inactive and the position vacant. An unexcused absence is defined as an urgent personal matter or a matter where the member has no control over their ability to attend a meeting. Further any member not attending a minimum of two-thirds (2/3) of all scheduled meetings (inclusive of study sessions and special meetings) shall be considered inactive and the position vacant. Attendance shall be reviewed by the commission or board during the regularly scheduled meetings in January and July, with a report sent to the City Recorder’s office Mayor and City Council advising of the need for appointment or re-appointment, if necessary. (Ord 3003, added, 02/18/2010) Section 2.10.040 Quorum and Effect of Lack Thereof ordained, a meeting quorum shall consist of more than one-half of the Unless otherwise provided by law, total number of authorized members of the body, including any vacant positions. Non-voting ex officio members, staff and liaisons do not count toward the quorum. A majority of the quorum is necessary to adopt any motion. Members need not be physically present at a meeting if another means of attendance (e.g. telephonic, internet etc.) has been established by the membership and public meetings law requirements are met. If there is no quorum for a meeting, no official business shall be conducted and all matters advertised shall automatically be continued to the next regularly scheduled meeting. (Ord 3050, amended, 11/18/2011; Ord 3003, added, 02/18/2010) Section 2.10.050. Election of Officers, Secretary, and Subcommittees. At its first meeting of the year the advisory commission or board shall elect a chair and a vice chair who shall hold office at the pleasure of the advisory body. Neither the chair nor vice-chair shall serve as an officer for more than three two consecutive years’ terms. Without the need for an appointment, the head of the City Department staffing the commission, committee or board shall be the Secretary and shall be responsible for keeping an accurate record of all proceedings. The Department head may delegate such tasks to a staff liaison. Subcommittees may be formed for the purpose of gathering information and forming a recommendation to be brought forward to the full advisory body. Provided however, only the full body can make recommendations to the City Council. Subcommittees must comply fully with the requirements of Oregon Public Meetings law. Page 1 of 1 OPTION THREE Chapter 2.10 UNIFORM POLICIES AND OPERATING PROCEDURES FOR ADVISORY COMMISSIONS AND BOARDS Section 2.10.025 Meetings and Attendance. Unless otherwise provided by law, the number of meetings related to business needs of an advisory commission, or boards may be set by the advisory body. Each advisory commission or board, at their first meeting of the new year, will establish attendance rules foraAll members who are expected to attend all regularly scheduled meetings, study sessions and special meetings, when applicable.These rules will include notification requirements to chair or staff liaison when a member is going to be absent from the meeting, a clear definition for “excused absence” and “unexcused absence” for their members and any other means of attendance for members when they are not able to be physically be present at a meeting (e.g. telephone, internet, etc.) These annual rules will be submitted to the City Recorder’s Office no later than (1) one month after the beginning of the new year, which begins on May 1.If a member will be absent from a meeting the member must notify the chair or the staff liaison at least two hours prior to the meeting. Any member who has two or more unexcused absences in a six month period \[i.e. January 1–June 30 or July 1 -December 31\] shall be considered inactive and the position vacant. Further any member not attending a minimum of two-thirds (2/3) of all scheduled meetings (inclusive of study sessions and special meetings) shall be considered inactive and the position vacant. Attendance shall be reviewed by the advisory commission or board during the regularly scheduled meetings in January and July, with a report sent to the City Recorder’s Office who willadviseingthe Mayor and City Council of the need for appointment or re-appointment, if necessary. Section 2.10.040 Quorum and Effect of Lack Thereof ordained, a meeting quorum shall consist of more than one-half of the Unless otherwise provided by law, totalcurrent number of authorized members of the body, not including any vacant positions. Non-voting ex officio members, staff and liaisons do not count toward the quorum. A majority of the quorum is necessary to adopt any motion. Members need not be physically present at a meeting if another means of attendance (e.g. telephonic, internet etc.) has been established by the membership and public meetings law requirements are met. If there is no quorum for a meeting, no official business shall be conducted and all matters advertised shall automatically be continued to the next regularly scheduled meeting. (Ord 3050, amended, 11/18/2011; Ord 3003, added, 02/18/2010) Section 2.10.050. Election of Officers, Secretary, and Subcommittees. At its first meeting of the year the advisory commission or board shall elect a chair and a vice chair who shall hold office at the pleasure of the advisory body. Neither the chair nor vice-chair shall serve as an officer for more than three two consecutive years’ terms. Without the need for an appointment, the head of the City Department staffing the commission, committee or board shall be the Secretary and shall be responsible for keeping an accurate record of all proceedings. The Department head may delegate such tasks to a staff liaison. Subcommittees may be formed for the purpose of gathering information and forming a recommendation to be brought forward to the full advisory body. Provided however, only the full body can make recommendations to the City Council. Subcommittees must comply fully with the requirements of Oregon Public Meetings law. Housing in the NEWS Ashland Housing Commission Packet Trends in Apartment Renting| RENTCafe rental blogPage 1of 5 HomeCitiesApartment LivingDesign IdeasRoommatesApartment Search Home » Apartment Living » Trends in Apartment Renting Trends in Apartment Renting October 7, 2012 | Filed under: Apartment Living,Featured | Posted by: Kombucha The American dream is getting an apartment- centric makeover. RENTCafe experts analyzed a mountain of data pertaining to apartment renting, and it confirmed a trend already evident around the nation. Americans are starting new households, downsizing from large homes, and increasingly interested in living a simpler, apartment focused life. But they don’t necessarily want it to be quiet and boring. The new hot place to live? Apartments in the city. The desire to flee the suburbs spans generations, from Baby Boomers to their children. Each group is motivated by different factors. Anticipating retirement, Baby Boomers want to be close to fun things to do and skip out on the burdens of expensive home maintenance. Echo Boomers aren’t having children, and want a green, carless lifestyle. They don’t mind living in a small apartment if it means having the convenience of public transit and being close to their job and friends. Check out our infographic to see the data driven details about how these trends are affecting apartment markets around the nation and the apartment renting population. Renters are changing America! http://www.rentcafe.com/blog/featured/trends-in-apartment-10/17/2012 ... Trends in Apartment Renting| RENTCafe rental blogPage 2of 5 http://www.rentcafe.com/blog/featured/trends-in-apartment-10/17/2012 ... Trends in Apartment Renting| RENTCafe rental blogPage 3of 5 Embed This Image On Your Site (copy code below): <div style="clear:both"><a href="http://www.rentcafe.com/blog/featured/trends-in-apartment- renting"><img align="center" Like137 55 Send 12 http://www.rentcafe.com/blog/featured/trends-in-apartment-10/17/2012 ... Trends in Apartment Renting| RENTCafe rental blogPage 4of 5 7 Responses to Trends in Apartment Renting Charlie Grant October 9, 2012 - 9:25 am I find this really interesting because to me it indicates that we are moving toward a European style housing model. Apartment focused, transit dependent, carless, fewer large families, neighborhood walkability based. My question is: what happens to the suburbs when so many people prefer to live in the city? Reply Jessica K. October 9, 2012 - 12:48 pm I love my car, but right now we’re getting gauged at the pump in Cali. I would love to have better transit options and I hope we do move toward the European urban center model. I think it would help us get away from the vanilla, box store model we’ve moved to. Give me a great cafe within walking distance and an easy way to get to work and I’ll gladly ditch my car. Reply Eiskaffe October 10, 2012 - 6:04 am Amen to that! I’ve got no permanent attachment to my car. I’ll gladly take a transit-friendly model for a city any day and I’m sure the planet would, too. It’s a mystery that America is so late in changing the way that we do things. Later is better than never, though. Reply Becca October 9, 2012 - 12:41 pm It’s cool to see that I’m not the only one who thinks this way. I’ve foregone buying a house because the only place I can afford one is outside the city, but I don’t want to live there! I have a lot of like-minded friends, but I think the end goal for most of us is still to become a home owner… Reply Elizabeth October 9, 2012 - 5:57 pm Cool info-graphic. Sure beats having to read and entire article. Pictures always help Reply Pingback: Are Boomers the Reason Urban Rents Are Rising? « « Canyon Title Canyon Title Pingback: The personal effects of Bill Conway’s giving…Baby boomers are changing the rental market… Sequestration already affecting housing sales \[News, 10.11.12\] « Washington Grantmakers Daily http://www.rentcafe.com/blog/featured/trends-in-apartment-10/17/2012 ... Trends in Apartment Renting| RENTCafe rental blogPage 5of 5 Leave a Reply Your email address will not be published. Name Email ERv8K9UFG7xj * Copy This Password * * Type Or Paste Password Here * Comment You may use these HTML tags and attributes: <a href="" title=""> <abbr title=""> <acronym title=""> <b> <blockquote cite=""> <cite> <code> <del datetime=""> <em> <i> <q cite=""> <strike> <strong> Post Comment RENTCafe Apartments | Terms & Conditions | Privacy Policy http://www.rentcafe.com/blog/featured/trends-in-apartment-10/17/2012 ...