HomeMy WebLinkAbout2013-01-24 Housing PACKET
Ashland Housing Commission
Regular Meeting Agenda
January 24, 2013: 4:00 – 5:45pm
Lithia Room – 51 Winburn Way
1. (4:00) Approval of Minutes (5 min)
October 22, 2012
2. (4:05) Public Forum (5 min)
3.(4:10)Update on fundraising efforts of Ashland Emergency Food Bank (15 min)
Ward Wilson, Food Bank Board Member-Capital Campaign Organizer
4.(4:25) Unified Land Use Code Update (25 min)
Maria Harris, Long Range Planner
5.(4:50)Vacation Rental Discussion and Recommendation (20 min)
6. (5:10) Liaison Reports discussion (15 min)
Liaison Reports
Council(Carol Voisin)
Staff(Linda Reid)
General Announcements
8.(5:25)2012Goal Review and Approval (15 min)
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9.(5:40)February 27 2013 MeetingAgenda Items
Commissioner items suggested(5 min)
Quorum Check – Commissioners not available to attend upcoming regular meetings
should declare their expected absence.
10.(5.45)Upcoming Events and Meetings
Next Housing Commission Regular Meeting
4:00-5:45 PM; February 27, 2013
11. (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
October 24, 2012
CALL TO ORDER
ChairRegina Ayars called the meeting to order at 4:10 p.m. at the Council Chambers located at 1175 East Main St.
Ashland, OR 97520.
Commissioners Present:Council Liaison
Regina AyarsCarol Voisin
Ben Scott
Barb BarasaStaff Present:
Evan LasleyLinda Reid, Housing Specialist
Carolyn Schwendener, absent
Commissioners Absent:
Michael Gutman
Brett Ainsworth
APPROVAL OF MINUTES
Lasley/Scott m/s to approve the minutes of the September 26, 2012 regular Housing Commission meeting. Voice
Vote: All Ayes; minutes were approved as presented.
PUBLIC FORUM
No one spoke
VACATION RENTAL DISCUSSION
Bill Molnar, Community Development Director was present to brief the Commission on an issue that has come
before the City Council. Molnar asked the question “What impact does the way the City treats vacation rentals in
the community have on our housing inventory?” Council has directed staff to look at possible changes to the
zoning. Because there is an impact on housing the Council would like the Housing Commission to participate and
weigh in on this discussion. The purpose of this presentation is to give the Housing Commission some
background.
Short term accommodations traditionally are the motels, hotels, and bed and breakfasts where a guest can stay
less than 30 days. Ashland has prohibited the renting out of homes in single family residential neighborhoods on a
short term basis. It is prohibited by the land use ordinance. As part of the Community Development Department
we also address Code Compliance as it relates to zoning violations, stated Molnar. We have seen an increase in
activity not only from complaints but from looking at internet sites. The department took an aggressive compliance
effort in the summer and sent out forty to fifty code compliance letters to those properties they were aware of that
did not have a land use permit and were not paying transient occupancy tax. This created some frustration from
those individuals bringing about the question; should we create some flexibility with the zoning code? There is also
the issue of fairness for those who follow the guidelines and rules.
Molnar stated the key issues for future discussion are: What is the impact on available housing in the community
due to this circumstance? Does this increase the cost of housing? Ultimately these homes are taken out of the
rental market.
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The long term history in Ashland as a community has been the concern about growing outward. The desire has
been to maintain a compact community that promotes alternative modes of transportation. The City has taken a
position in the region where they adopted the City Urban Growth boundary (UGB) thirty years ago (1981) being one
of the few cities if not the only city in the state who has never increased the UGB. The City chose not to identify
future areas to expand the UGB but offered to develop more innovative land use strategies to accommodate future
business, employment and housing over the next twenty years using the current land base.
Molnar explained that the next step will be, after the first of the year the staff will know what direction the Planning
Commission would like them to take. Ultimately before they write any specific ordinance language staff will bring
suggestions from both the Planning Commission and the Housing Commission back to the Council.
The Commissioners asked for a profile of the rental houses. They were curious if people are renting high end
housing or inexpensive housing. Molnar conveyed that the preliminary internet searches for code compliance
showed rentals for smaller inexpensive homes within walking distance to the downtown. The proximity to
downtown seemed to out weight the amenities that might be offered.
Abi Maghamfar owner of Abigail’s Bed & Breakfast (B&B) located on North Main Street spoke. Maghamfar
explained that he understands the situation that has arisen regarding the problem with illegal units being rented.
Maghamfar stated he is just looking for a fairness level playing field. As long as the houses operating as a vacation
rental are permitted properly and provide adequate insurance and safety features just the way Bed & Breakfast and
hotels offer he has no concern. Competition is a good thing as long as it’s an even and fair playing field. Though
forty to fifty letters went out to properties that the Planning Department was aware of, Maghamfar stated there is
evidence that as many as one hundred and fifty houses are actively being rented for vacation rentals. With that
number of units being out of the short term housing market it is his opinion it does make a difference to the City’s
housing inventory. These are homes that would otherwise be available to those wishing to live in Ashland. People
coming into town do have a place to stay as the Bed & Breakfasts in town are not 100% full.
Ellen Campbell, Campbell addressed the question of what the typical profile of the rental houses is. She stated
that they are not just second homes for people it’s an entire range of scenarios. In the last twelve years the
industry has seen an eighteen percent decrease in the number of B&B’s that are operating in Ashland. Though it
would make sense that the current B&B’s would absorb that increase in occupancy the opposite has happened. In
the last ten years the occupancy has either been stable or declined due to the increase of illegal units in town.
Campbell commented that it might be tempting for the City to allow these additional vacation rentals in order to
receive the Transient Occupancy Tax. She believes that the City could in fact receive an increase in tax by not
allowing those illegal rentals which would increase the occupancy of the legal units.
PROPOSED CHANGES TO UNIFORM POLICIES FOR COMMISSIONS AND COMMITTEES DISCUSSION AND
RECOMMENDATION
Reid pointed out that City Recorder, Barbara Christianson and City Attorney Dave Lowman took the information
provided to them by the Commissions and created three options for the Commissioners to vote between.
After the discussion the Commissioners made the following recommendation.
Lasley/Scott m/s to recommend Section 2.10.025 of Option Two with Section 2.10.040 of Option Three and Section
2.10.050 of Option Three with the definition of excused absence the same as defined adding the following (“An
excused absence is defined as an urgent personal or job related matter or a matter where the member has no
control over their ability to attend a meeting.”)
Ayars made an amendment to the motion adding the following sentence after the definition of excused absence to
say “also a Commissioner is allowed a single annual excused absence for a vacation”
The Commissioners’ voted on the amendment. Voice Vote: All Ayes, amendment passed unanimously
The Commissioners voted on the original motion. Voice Vote: All Ayes. Motion passed unanimously to include the
amendment
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COMMISSIONER AND SOU LIAISON RECRUITMENT DISCUSSION
Lasley announced the Commission will soon have a new SOU Liaison. He spoke with the President of ASSOU and
there is a freshman who is interested in the position. Lasley sent the person an email for confirmation and the
Commission would like to have them on board by the January meeting.
The Commission is down one member and each Commissioner agreed to make an effort to try and recruit
someone as soon as possible.
LIAISON REPORTS
Council – Voisin acknowledged that Reid did an excellent job presenting the Fair Housing Ordinance to the City
Council.
Staff – Reid reported the Fair Housing Ordinance passed first reading at Council and will be going to second
reading on the sixth of November along with the first reading of the Housing Needs Analysis. The Fair Housing
Council of Oregon has hired a three quarter time person, Louise Dix, to serve the Jackson, Josephine, Curry, Coos
and Klamath regions. She will be stationed at ACCESS and is expected to be down next month. Ms Dix recently
left the city of Gresham though prior to that she was the CDBG administrator for the City of Medford. She was on
the Medford Housing Commission, Chair of the Homeless task force as well as the Chair of the Southern Oregon
Housing Resource Center.
Reid gave an update from the Homeless Steering Committee. A joint meeting was held with members of the faith
based community. Good things came out of the meeting; Trinity Episcopal announced they will add a weekly
shelter night on Wednesdays starting Thanksgiving week. The Universal Unitarian Church is considering also
hosting a weekly shelter night; they are continuing to take up a special collection to provide materials like sleeping
bags. A shelter training is being organized.
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General Announcements – The Council meeting may change from November 6 to the 7 due to the general
election. Councilman Chapman has resigned and there is a process for appointing a new Council person. The City
has sixty days to appoint a new person.
GOAL SETTING RETREAT AGENDA DISCUSSION
Voisin will not attend the goal setting retreat. She did encourage the Commissioners to send their suggested goals
to the Council no later than January. Suggested topics were:
Co-housing ordinances and zoning issues. More and more seniors are considering co-housing
experiences.
Review the recommendations in the Housing Needs Analysis.
Review the 2012 goals to see what has been accomplished and what may need to carry over to 2013.
A more in depth look at the Housing Trust Fund. Still need a revenue source.
Dot Exercise/Goal prioritization
Discussion of Fair housing for students
UPCOMING EVENTS AND MEETINGS
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Normal Avenue Neighborhood Design Workshop – October 25, Ashland Middle School 7:00 – 9:00 P.M.
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Public Hearing – First Reading Housing Needs Analysis – November 6, City Council Chambers 7:00 – 10:00 P.M.
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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
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9:00-12:00 PM; November 17 (Lunch included from 12:00-1:00)
ADJOURNMENT - The meeting was adjourned at 5:50 p.m.
Respectfully submitted by Carolyn Schwendener
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Memo
DATE: January 23, 2013
TO: Ashland Housing Commission
FROM: Maria Harris, Planning Manager
RE: Update on Unified Land Use Ordinance Project
SUMMARY
The Planning Commission has reviewed a substantial amount of the first draft of the Unified Land Use
Ordinance (see attached Ordinance Outline). Several amendments the Housing Commission had
previously expressed interest in were reviewed as part of this work, and are detailed below. Staff has
also included several other items related to lot size and dimensions that may be of interest to the
Commission.
PROPOSED AMENDMENTS
QUESTION: Does the Housing Commission have comments on the proposed changes to the land use
ordinance?
BACKGROUND: The purpose of the Unified Land Use Ordinance project is to combine the land use
ordinance and related standards into one user-friendly document with improved organization, wording,
formatting and graphics. The project also includes an evaluation of the planning application process and
green development incentives, and preparation of code amendment options addressing these areas for
consideration.
SUMMARY OF AMENDMENTS: In the sections of the Unified Land Use Ordinance reviewed by the
Planning Commission thus far, there are several potential amendments related to housing issues. These
items are summarized below, and the individual pages of the draft ordinance are attached. The complete
sections of code along with memos highlighting proposed amendments and meeting minutes can be
viewed at the project web page in the Planning Commission packet materials
www.ashland.or.us/unifiedcode .
Accessory Residential Units (ARUs)
ARUs currently require a conditional use permit in the single-family zones (R-1 and RR), and a
site review (but not a conditional use permit) in the multi-family zones (R-2 and R-3). The
proposed amendment discussed by the Planning Commission is to make ARUs a permitted use in
all zones, and removing the conditional use permit requirement. The proposed change makes
ARUs a permitted use in the four zoning districts they are currently allowed in (R-1, RR, R-2
and R-3). A site review planning approval would continue to be required to address parking
Page 2 of 3
requirements, landscaping and screening, building orientation and design, but the more
discretionary conditional use permit process would be eliminated in the single-family zones.
Manufactured Homes on Individual Lots
Several items were revised for consistency with the Oregon Revised Statutes (ORS) regarding
placement of manufactured homes on individual lots. The proposed amendments include the
deletion of the requirement that a home be 28 feet in width, a change in wording for exterior
building materials and the maximum height above grade. Additionally, the requirement to have
a garage or storage building is proposed to be deleted. The ORS does allow local jurisdictions to
require a garage to be constructed with manufactured homes on individual lots. However, the
Planning Commission concurred with the Housing Commission regarding the cost of a garage
offsetting the monetary savings gained by using a manufactured home, and using the same
requirements as single-family homes which in Ashland are to provide the required number of
off-street parking spaces, but not requiring a garage or carport.
Manufactured Housing Developments
Amendments were recommended to the setback requirements for consistency with ORS
requirements for manufactured home parks. Currently, the code requires a minimum of 20 feet
from the street or any exterior property line while the ORS requires a minimum of five feet from
a property boundary line. For exterior property lines, staff recommends using the same approach
as used in Performance Standards Subdivisions which requires setbacks along the perimeter of
the development to have the same setback as required in the parent zone. The second issue is the
interior side and rear yard setbacks. Currently, the code requires a minimum of six feet and a
minimum separation between units of 12 feet. In contrast, the ORS requires a minimum of ten
feet between units.
Affordable Housing Density Bonus For housing projects in the multi-family zones (R-2 and
R-3) and for subdivisions developed under the Performance Standards Options (Chapter 18.88),
the current ordinance allows for an equivalent density bonus for every percent of units that are
affordable. The 2006 Land Use Ordinance Review recommends doubling the density bonus for
affordable housing to provide a greater incentive for affordability.
Two items were suggested by Planning Commissioners for consideration regarding the
affordable housing density bonus. First, it was suggested that staff solicit input from the
development community to get feedback as whether the increase in the density bonus would
provide a greater incentive to provide affordable units. Second, concern was expressed regarding
the size of the affordable units in projects that voluntarily utilize the density bonus, such as
multi-family developments and subdivisions that do not involve a zone change or annexation.
(Currently, zone changes and annexations are required to provide affordable units in a variety of
unit sizes, of comparable building materials and distributed throughout the project in accordance
with 18.106.030.G.) As a result, the suggestion was to consider using the affordable housing
requirements that are now limited to zone changes and annexations for projects that voluntarily
use the density bonus.
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Page 3 of 3
Corner Lots in R-1 Zone
Currently, the code requires corner lots to have a minimum width of 60 feet, and a minimum lot
size of 6,000 square feet. Per the 2006 Land Use Ordinance Review recommendation, the
proposed amendment is to change the requirement for corner lots to the same for interior lots
minimum width of 50 feet and minimum lot size of 5,000 square feet.
Minimum Lot Depth in R-1 Zone
Currently, the code requires lots in the R-1 zone to have a minimum depth of 80 feet. Per the
2006 Land Use Ordinance Review recommendation, the proposed amendment is to reduce the
minimum lot depth to match the minimum lot width.
Front Porch Setback in R-1 Zone
Currently, the code requires lots in the R-1 zone to be setback a minimum of eight feet from the
property line. In contrast, the requirement in the R-2 and R-3 zones is ten feet. Per the 2006
Land Use Ordinance Review recommendation, the proposed amendment is to make the setback
ten feet uniformly across all of the zones. Ten feet was chosen because it is the standard width
of public utility easements that run along the front of properties.
Cottage Housing or Pocket Neighborhoods Though there is no clear or set definition for this
type of development, the terms cottage housing or pocket neighborhoods are typically used to
described a type of development involving relatively small homes (750 to 1,250 square feet)
clustered around a common open space developed at two to two and a half times the density
normally allowed in land zoned for single-family development. The Planning Commission
directed staff to pursue revisions to the code to promote the development of pocket
neighborhoods.
NEXT STEPS:
The Planning Commission will review the final piece of the first draft, Part 5 - Site Development and
Design Standards, in February. Additionally, the Planning Commission will review evaluations of the
planning application process and green development incentives, and code amendment options
addressing these areas for consideration in the spring. Public meetings will be held in the late spring
after the Planning Commission has gone through the initial review of the complete first draft of the
Unified Land Use Ordinance and the related evaluations. The public meetings will provide informal
opportunities to learn about and make comments on the draft code, as well as the process and green
development incentive code amendment options. The final draft of the Unified Land Use Ordinance is
expected to be completed by September 2013, with the formal adoption process taking place directly
thereafter.
ATTACHMENTS
1.Unified Ordinance Outline
2.Misc. Pages from Draft 1 of the Unified Land Use Ordinance
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Unified Land Use Ordinance Project 1.23.13
Page 1 of 3
Ordinance Outline
The following outline groups similar code functions together into six distinct parts of the land
use ordinance (Title 18), with each part containing a suite of related chapters, and subsections
with each chapter.
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18-1 General Provisions
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18-1.1 Introduction
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18-1.2 Title, Purpose and General Administration
18-1.3 Lot of Record and Legal Lot Determination
18-1.4 Non-Conforming Situations
18-1.5 Ordinance Interpretations
18-1.6 Zoning Permit Expiration, Extension and Enforcement
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18-2 Zoning Regulations
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18-2.1 Zoning Regulations General Provisions
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18-2.2 Base Zones Allowed Uses
18-2.3 Special Use Standards
18-2.4 General Regulations for Base Zones
18-2.5 Standards for Residential Zones
18-2.6 Standards for Non-Residential Zones
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18-3 Special Districts and Overlay Zones
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18-3.1 Special District and Overlay Zone Purpose and Administration
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18-3.2 Croman Mill District
18-3.3 Health Care Services District
18-3.4 North Mountain Neighborhood District
18-3.5 Southern Oregon University District
18-3.6 Airport Overlay
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Unified Land Use Ordinance Project 1.23.13
Page 2 of 3
18-3.7 Freeway Sign Overlay
18-3.8 Performance Standards Options Overlay
18-3.9 Physical and Environmental Constraints Overlays (Floodplain Corridors,
Hillside Lands, Severe Constraints, Wildfire Lands)
18-3.10 Water Resource Overlay
18-3.11 Site Development and Design Overlays (Detail Site Review, Downtown
Design, Historic District, Pedestrian Place)
18-3.12 Residential Overlay
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18-4 Site Development and Design Standards
18-4.1 Design Standards Administration
18-4.2 Building Placement and Orientation
18-4.3 Access and Circulation
18-4.4 Parking and Loading
18-4.5 Landscaping and Screening
18-4.6 Light and Glare
18-4.7 Public Facilities and Utilities
18-4.8 Recycling Requirements
18-4.9 Sign Regulations
18-4.10 Solar Access
18-4.11 Subdivision Design Standards
18-4.12 Grading and Excavation
18-4.13 Tree Preservation and Protection
18-4.14 Wireless Communication and Facilities and Disc Antennas
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18-5 Application Review Procedures and Approval Criteria
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18-5.1 General Review Procedures
18-5.2 Site Design Review
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Unified Land Use Ordinance Project 1.23.13
Page 3 of 3
18-5.3 Land Divisions and Property Line Adjustments
18-5.4 Conditional Use Permits
18-5.5 Adjustments and Variances
18-5.6 Modifications to Approved Planning Applications
18-5.7 Annexations
18-5.8 Plan Amendments and Zone Changes
18-5.9 Ballot Measure 49 Claims
18-6 Definitions and Rules of Measurements
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
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
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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
Memo
DATE: 1/17/2013
TO: Housing Commission
FROM: Linda Reid, Housing Program Specialist
RE: Housing Commission goals 2013
The Housing Commission held their annual goal setting retreat on November 17th. At their retreat they
identified six goals to pursuit in the following year: explore and potentially implement a Student fair
housing plan. The next HC meeting will take place in January.
1. Establishment of a Rental Registry
2. Preservation of vulnerable properties (Focus on Sun Village)
3. Housing Trust fund-identify 3 viable options to forward to the council
4. Develop a Landlord Tenant Brochure.
5. Support the implementation of specific (to be identified at a later date) potential strategies identified
in the HNA
6. Explore and potentially implement a Student fair housing plan
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