HomeMy WebLinkAbout2018-11-27 Planning PACKET
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ASHLAND PLANNING COMMISSION
SPECIAL MEETING
November 27, 2018
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street.
II. ANNOUNCEMENTS
III. PUBLIC FORUM
IV.
A. PLANNING ACTION: PA-L-2018-00004
SUBJECT PROPERTY: Housing Element
DESCRIPTION: The proposal amends Chapter 6, (the Housing Element), of the Comprehensive Plan
for the City of Ashland. Revisions include a new narrative, updates to exiting, and the addition of
new, charts and tables and revised goals and policies. Additionally, the Regional Housing Strategy
document drafted by EcoNorthWest will be adopted as a technical supporting document to the
Housing Element of the Comprehensive Plan.
V.
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).
Memo
DATE: 11/27/2018
TO: Planning Commission
FROM: Brandon Goldman, Senior Planner
Linda Reid, Housing Program Specialist
RE: Draft Housing Element Review and Recommendation
Background
goals. Goal 10 of the Statewide Planning goals is the Housing goal. To ensure that the City is
continuing to meet the requirements of Goal 10 the City is undertaking the process of updating
the Housing Element of the City of Ashland Comprehensive Plan.
The City is updating the Housing Element of the Comprehensive for a variety of reasons:
The Housing Element narrative is limited to specific time periods or conditions which are
no longer reflective of current conditions;
The Housing Element data is outdated having been originally incorporated into the
Element in 1989;
The existing Goals and Policies did not directly address housing affordability,
accessibility, and conservation and environmental protection.
Consequently, the update of the housing element removes obsolete language and dated
demographic data. With this update staff is presenting a broader more generalized view of
change in data and demographics over time, and where needed replacing specific data with
references to technical supporting documents that are updated on a more regular basis. These
changes will allow the document to remain relevant over time as comprehensive plan elements
are not updated regularly or often. Staff has also noticed deficiencies within the narrative which
could also be corrected at this time.
The attached Draft Housing Element includes a completely revised narrative and goals and
policies section. Given changes in demographics, and housing market conditions since the
Housing Element adoption in 1989, the draft policies included in the revised element newly
reference the Climate Energy Action Plan (CEAP), the need to provide universal housing
accessible to elderly and disabled residents, fair housing, and more directly addresses the need
for affordable housing within the community. Follow this link to read the original Housing
Element.
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
The revisions were informed by public comments and recommendations by the Housing and
Human Services Commission and Planning Commission.
The Housing and Human Services Commission (HHSC) held a public hearing on the proposed
Housing Element on November 15, 2018. Following public testimony and deliberations the
HHSC unanimously recommended the City Council approve the proposed Housing As
presented. The HHSC did not complete their review of the Ashland Housing Strategies and had
continued their discussion regarding these strategies to their December regular meeting.
It is recommended that the Planning Commission address their recommendations regarding the
proposed Housing Element, and the Ashland Housing Strategies, in two separate motions.
The first motion would be to recommend adoption of the proposed Housing Element to the City
Council, including any specific amendments recommended by the Commission.
The second motion would be to recommend the City Council adopt the Ashland Housing
Strategies document as a Technical Supporting Document to the Comprehensive Plan. It is
important to note that as a Technical Supporting Document the Ashland Housing Strategies do
not establish new policy but rather provides technical information and a framework for future
discussions by elected and appointed officials efforts to address
development of needed housing.
Attachments:
Planning Staff Report (PA-L-2018-0004)
Draft Housing Element of the Comprehensive Plan
Summary of Public Involvement
2018 Revised Housing Goals and Policies Questionnaire Results (Open City Hall dated
11/16/2018)
Ashland Housing Strategies
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
ASHLAND PLANNING DIVISION
STAFF REPORT
November 15, 2018
PLANNING ACTION:
PA-L-2018 -0004
APPLICANT:
City of Ashland
ORDINANCE REFERENCES:
AMC 18.5.9
Comprehensive Plan Chapter VI, Housing Element
REQUEST:
Amend the Housing Element of the City of Ashland Comprehensive Plan
(Chapter VI). Revisions include repealing and replacing Chapter VI of the
Comprehensive Plan thereby providing a new narrative, updated charts and tables, and
amendments to the existing goals and policies. Additionally, the Ashland Housing
Strategy document drafted by ECONorthWest is presented for adoption as a technical
supporting document to the Housing Element of the Comprehensive Plan.
I. Relevant Facts
A. Background
The Comprehensive Plan covers 12 individual areas such as Transportation,
Parks, Environmental Resources, Public Services, Housing, etc. Individual
sections of the plan are updated over time. The Housing Element (Chapter VI)
was last updated in 1989, although documents such as the 2011 Buildable Land
Inventory and 2012 Housing Needs Analysis have been adopted as technical
supporting amendments to the Housing Element to provide more current data
and demographic information. The body of the original Housing Element chapter
referenced data from the 1980 census, the most recent at the time it was drafted,
consequently the data and assumptions contained in the Housing Element are
dated. In looking to update the Housing Element it was also an opportune time
to revisit the existing goals and policies included in the element.
forth general, long-
should occur. The hope is that decisions will then have long-term consistency. In
recognition that there will be continued changes in the City over time, the goals
and the policies in the plan should be flexible enough to address that long-term
vision. The Comprehensive Plan attempts to proceed from the very general
(goal statements) to areas of focus (policies) which are intended to meet the
overarching goals. Implementing actions are separate from the Comprehensive
Plan and are ultimately reflected in adopted ordinances (i.e. zoning), resolutions,
City program development, and funding priorities.
The City is undertaking an update of the Housing Element for a variety of
reasons: the current document contains language that is limited to specific time
periods and conditions which are no longer representative of existing conditions
Planning Action PA-L-2018-00004 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 1 of 4
within the city, the data and language is outdated, and it is an appropriate time to
revisit the housing assumptions and policies contained within the element. The
proposed Housing Element presents a broader more generalized view of
demographic changes in Ashland over time, and where needed, specific data
has been replaced with references to technical supporting documents that are
updated on a more regular basis.
The attached draft Housing Element includes a completely revised narrative and
goals and policies section. Given changes in demographics, and housing market
conditions since the Housing Element adoption in 1989, the draft policies
included in the revised element newly reference the Climate Energy Action Plan
(CEAP), the need to provide universal housing accessible to elderly and disabled
residents, fair housing, and more directly addresses the need for affordable
housing within the community. These revisions were informed by public
comments and recommendations by the Housing and Human Services
Commission and Planning Commission.
The consultant firm ECONorthWest, in working with the Regional Problem
Solving Committee and the Department of Land Conservation and Development,
moves forward on adopting a regional housing plan, each City has been tasked
with determining which identified strategies can be implemented and would be
most effective at a local level. Adoption of the attached Ashland Housing
Strategy, as a technical supporting document of the Housing Element, furthers
the goal of planning regionally for housing needs, while affording the City the
ability to evaluate effective local housing strategies to address the goal of
encouraging a range of needed housing types.
The Planning Commission and Housing and Human Services Commission held a
joint study session on October 25, 2016 in which the process for updating the
Housing Element was discussed and a public outreach subcommittee was
formed of both commissions.
The Housing and Human Services Commission (HHSC) held a study session on
June 22, 2017 and July 27, 2017 to discuss and refine the Housing Element of
the Comprehensive Plan. Additionally the HHSC reviewed and discussed the
ECONorthWest Ashland Housing Strategies on August 23, 2018.
The Planning Commission held study sessions on April 25, 2017 and July 25,
2017 , and a special meeting on September 26, 2017, to discuss and suggest
refinements the Housing Element of the Comprehensive Plan. The Planning
Commission further reviewed ECONorthWest Ashland Housing Strategies on
The draft Housing Element and the Regional Housing Strategy document drafted
by ECONorthWest were presented to the City Council at a study session on
October 1, 2018. The City Council directed Staff to initiate the adoption of the
draft Housing Element to include public hearings before the Housing and Human
Services Commission and the Planning Commission.
Planning Action PA-L-2018-00004 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 2 of 4
B. Policies, Plans and Goals Supported:
ive plan is required to be consistent with the State of
each city must plan for and accommodate all needed housing types (OAR 660-
015-0000(10)) The State requires each city to inventory its buildable residential
lands, project future housing needs, and provide the appropriate types and
amounts of land within the urban growth boundary necessary to meet those
needs. The statewide housing goal also prohibits local plans from discriminating
against needed housing types. To ensure that the City is continuing to meet the
requirements of Goal 10 the City is undertaking the process of updating the
Housing Element of the City of Ashland Comprehensive Plan.
direction to
update the Housing Element of the Comprehensive Plan and to incorporate
recent housing studies:
12. Update the Comprehensive Plan: Consider an update of the Housing
Element of the Comprehensive Plan in order to incorporate background
information and key findings of recent studies.
The Regional Plan Element of the Ashland Comprehensive Plan adopted in 2012
incorporates applicable portions of the adopted the Greater Bear Creek Valley
Regional Plan. As a part of the regional planning process and adoption of the
Regional Plan Element, the City of Ashland advocated the plan include
provisions for development of a regional housing strategy within five years of
acknowledgement of the Regional Plan,
Housing Strategies. Participating jurisdictions shall create regional housing
strategies that strongly encourage a range of housing types throughout the
region within 5 years of acknowledgement of the RPS Plan.
C. Comprehensive Plan Amendments
The proposed update to the Housing Element of the Comprehensive Plan
includes the following:
Amendments to the Housing Element of the Comprehensive Plan narrative
Revisions to the Housing Element Goals and Policies
Adoption of the Ashland Housing Strategy by ECONorthWest dated
7/10/2018 as a Technical Supporting Document to the Housing Element.
II. Procedural
18.5.9.020 Applicability and Review Procedure
Applications for Plan Amendments and Zone Changes are as follows:
B. Type III. It may be necessary from time to time to make legislative amendments
in order to conform with the Comprehensive Plan or to meet other changes in
Planning Action PA-L-2018-00004 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 3 of 4
circumstances or conditions. The Type III procedure applies to the creation, revision,
or large-scale implementation of public policy requiring City Council approval and
enactment of an ordinance; this includes adoption of regulations, zone changes for
large areas, zone changes requiring comprehensive plan amendment,
comprehensive plan map or text amendment, annexations (see chapter 18.5.8 for
annexation information), and urban growth boundary amendments. The following
planning actions shall be subject to the Type III procedure.
1. Zone changes or amendments to the Zoning Map or other official maps, except
where minor amendments or corrections may be processed through the Type II
procedure pursuant to subsection 18.5.9.020.A, above.
2. Comprehensive Plan changes, including text and map changes or changes to
other official maps.
3. Land Use Ordinance amendments.
4. Urban Growth Boundary amendments.
III. Conclusions and Recommendations
Staff recommends the Housing and Human Services Commission and the Planning
Commission forward a favorable recommendation to Council in support of adoption of
the proposed Housing Element of the Comprehensive Plan and adoption of the Ashland
Housing Strategies prepared by ECONorthWest as a technical supporting document to
the Housing Element.
The Housing and Human Services Commission recommended adoption of the Housign
Element as presented at the public hearing held on November 15, 2018. The Planning
Commission is to take public comment at the public hearing scheduled for November
27, 2018, and twill be presented to the City
Council at a Study Session scheduled for January 14, 2019. The public hearing of the
proposed ordinance is scheduled before the Council on February 19, 2019.
Attachments
:
Draft Housing Element of the Comprehensive Plan
Ashland Housing Strategy by ECONorthWest dated 7/10/2018
Public Outreach Summary
Planning Action PA-L-2018-00004 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 4 of 4
Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
Chapter VI
Housing
mandates of State of Oregon’s planning guidelines. Statewide
6.01 Introduction
Planning Goal 10 requires that:
The City's Housing Element is an important part of the overall
Buildable lands for residential use shall be inventoried, and
Comprehensive Plan, as housing makes up the vast majority of land
plans shall encourage the availability of adequate numbers of
use in an urban area. Cities have taken various roles in housing,
housing units at price ranges and rent levels which are
ranging from the very active role of being a direct housing provider
commensurate with the financial capabilities of Oregon
to one of simply allowing the housing market to freely determine
households and allow for flexibility of housing location, type,
what should occur in a given area with very little regulation. The
and density.
role that the City of Ashland has traditionally taken includes
enacting policies that seek to temper the fluctuations of the market
The City has a responsibility to inventory its land and ensure that
through zoning land to accommodate a variety of housing types.
the proper amount of land is available to accommodate the various
These land use policies aim to preserve the unique character of the
housing needs in the City, and that its land use ordinances are broad
Cityand enhancethe quality of life which continues to draw families
enough to allow for variation in housing type and density.
and individuals to Ashland. The City does not see itself as a
provider or major developer of housing, but does recognize the
In evaluating housing needs the City must be acutely aware of
impact that its policies and land use ordinances will have on land
changing demographics and provide for the full cross-section of age,
availability, development sites, and the development of housing
income and household sizes. Changing demographics, projected
types which will be used to meet the City's housing needs and the
population growth, household sizes, the condition and type the
existing housing stock, and fluctuations in housing market demands,
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Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
are all factors to be considered in planning for Ashland’s future economic growth, public services, and land requirement projections
housing mix to ensure that the supply of appropriately zoned land is are based on population size and characteristics.” The population
available to accommodate thehousing needs of Ashland residents. of the City of Ashland historically has been measured using census
population counts and the historic percentage of Ashland’s
Total population growth offers only a very crude insight into
population in proportion to the County’s population. The
future development. What will most determine future
Population Element of the Comprehensive plan using those
development patterns is the intersection between growth in
measures, as well as birth rates, death rates and migration rates,
specific population’s segments and the available supply that
project that Ashland’s population willgrow at rate of 0.75%
is attractive to those segments. ….An important
annually. Estimates based solely on Census data would project that
determinant of the… \[arrangement\]of new housing supply
the City’s population would grow at a slightly higher rate, an
has been the extent to which the existing housing stock
average growth rate of .79%. In 2015 the City began utilizing
matches or, most importantly, fails to match, the demands of
population counts and estimates based on Portland State
1
growing numbers of households.”(Myers and Pitkin, 2006)
University’s(PSU) office of Population Research’certified counts,
which estimates that the City’s population will grow at rate lower
than that of previous estimates; at an annual average growth rate of
6.02Historical Trends
0.5%.
As stated in the introduction to the Population Element; Population
Projections and Growth, “A community’s population change
constitutes an important part of a comprehensive plan \[as\] housing,
1 Myers, D. and Pitkin, J. 2006. U.S. Housing Trends, Generation Changes the Outlook to 2050.
2
Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
Chart VI-1
the 1960 Census. Since that time the average household size has
declined steadily, dropping from 2.84 persons per household in
HISTORIC AND FUTURE POPULATION GROWTH GRAPH
1970, to 2.36 in 1980, and to a low of 2.03 persons per household
2
by 2010.PSU’s Coordinated Population forecast expects persons
per household to decline further, as “smaller household size is
associated with an aging population in Jackson County and its sub-
3
areas.”Conversely, while the number of persons per household has
declined, average squarefootage of a single family housing unit has
increased. For example, Census data reports that the average square
footage of a single family housing unit in the U.S. was 1,660 square
feet in 1973 and had grown to 2,392 square feet by 2010. While
the Cityof Ashland did not exhibit such large increases in square
footage in that same period, Ashland did see a modest increase in
square footage over the same period. These increases in the size of
homes, coupled with a reduction in persons per household, resulted
Household Size
in a net increase in square footage per person.
The number of persons per household increased steadily from 1940
to 1960, reaching a high of almost three persons per household by
2 U.S. Census Bureau: Profile of General Population and Housing 3 Population Research Center; PSU: Coordinated Population Forecast 2015
Characteristics: 2010 Demographic Profile Data.Through 2065.
3
Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
Housing Stock
The City's housing stock has grown at varying rates throughout the
City’s history and is influenced by several factors. These factors
include land value and availability, housing market fluctuations,
income, age, household size, household composition of the general
population, economic conditions, and employment options, just to
name a few. The City’s housing stock is also impacted by the
Southern Oregon University student population. Table VI-1 shows
the change over time in population, persons per household and
While it is anticipated that future population growth will be
household tenure. While past housing trends cannot be used to
moderate to slow in comparison with surrounding areas, it is
accurately predict future housing trends,a comparison of data over
expected that future growth in housing units will continue, as the
long periods of time can be valuable to show trends which have
number of persons per household continues to drop. Another trend
existed, or which are occurring, that may impact the development of
is the decrease in the percentage of owner occupied households
future needed housing types.
since the 1960’s; Table VI-1 shows that the percent of
owner-occupied housing has dropped steadily from a high of 66.7%
in 1960 to 51.6% in 2010. The percentage of owner-occupied
housing in Ashland has dropped below that of Jackson County, the
4
State of Oregon, and the United States as a whole.
4 2006-2010 ACS 5-yr. estimates: Percentage of owner-occupied housing units in the U.S. was 66.6%, 2010 Census: percentage of owner-occupied housing
4
Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
Age of Housing Stock
Table VI-2 shows the differencein the development of various
housing types over time in Ashland. In 1970, single-family detached
The City maintains a large percentage of its historic housing stock.
units accounted for almost 77% of all the units in Ashland, in 1980,
Out of the 1,785 housing units existing in 1940, 1,526 of those units
they accounted for only 64%, and multi-family units rose from 21%
still exist today and are still used for housing. The majority of these
to 33% in the same period. Between 1980 and 2010 the level of
historic homes are located within Ashland’s designated historic
multi-family development stagnated and the percentage of multi-
districts. The historic housing stock contributes to the character of
5
family housing decreased to 26.6%of the overall housing stock as
the community and are further recognized as cultural resources
single family home construction continued. This ratio mirrors the
worthy of preservation under the National Historic Preservation Act
1970’s housing mixdue to the development of single family units
of 1966 through their inclusion in districts listed on the National
outpacing that of multi-family units.
Register of Historic Places. Chart VI-1 shows a breakdown of
housing stock by age. This chart shows both the fluctuations in
housing construction by decade as well as the high percentage of
housing stock which was built prior to the adoption and
implementation of current energy and Americans with Disabilities
Act building code requirements. Older housing stock may require
energy efficiency and/or accessibility upgrades to continue to meet
future housing needs.
units in Medford, OR was 51.9 and 62.6 for Jackson County.somewhat reflective of the margin of error (+/-1.5%) in data from Community
5 This percentage does not entirely represent a loss of multi-family units but is Survey versus decennial census data.
5
Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
CHART VI-2
6.03Income and Housing
Amajor determinant of the housing types that will be desired in the
City of Ashland is the income range of existing and newoccupants
of Ashland. Table VI-3 shows historic estimates of incomeby
percentage of population in Ashland using census data.
The increasing disparity between purchase housing costand income
growth is shown in the Chart VI-2below. The value of homes in
Ashland has been increasing at a ratethat has been dramatically
6
Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
greater than rate of increase for median incomes in the Ashland area: graph below(Chart VI-3) illustrates the increasing percentage of
whereasthe median homevaluewasless than twice the median household income that is applied toward rent for both median
income in 1970, median home valuerepresentsnearly 10 times the income and low income households. The changes demonstrate that
annual median income three decades later. for low income households (defined by HUD and the Census Bureau
as those earning below 50%of gross median income) housing cost
CHART VI-3
burden has been growing at a faster rate than for median income
households. If the historic rates of increase for both home values
and rental amounts continue to increase at a rate greater than that of
incomes, housing cost burden for all populations will continue to
rise.
As can be seen by the figuresthroughout this section, an increasing
proportion of Ashland's population does not earn enough to afford
to purchase a median valued home. Consequently, much of the
population falls in the income range that necessitates renting; either
single family rentals, apartment rentals, subsidized housing or
mobile homes in parks. Very low income householdscan only
afford rental housing which is offered below fair market value or
For rental units,to be considered within financial means of the
housing which is subsidized. These housing types have traditionally
tenantsit expected that no more than 30% ofa household’smonthly
not beenprovided directly by the City, but rather by affordable
gross income should be applied toward rent (Department of Housing
housing providers and the private market.
and Urban Development definition of housing cost burden). The
7
Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
For households earning the median income or below there are very While it is important to discuss housing types in Ashland, it is
fewhousingoptions in the City that are affordable for purchase. difficultto accurately predict how the marketplace will allocate
The primary purchase housingoptionsaffordablefor households housing units. Therefore, it is necessary for the City to provide an
earning median income or below are condominium,townhouse adequate supply of appropriately zoned land to accommodate a
units or mobile homes in parks. Table VI-3 shows that the variety of housing types as well as to support innovative actions.
percentage of households the highest income groups has doubled The marketplace will then be the significant factor in determining
between 2000-2010, however, homeownershiprates have been which type of housing will be built in the various zones, consistent
steadily declining over the decades as shown in Table VI-1.with zoning densities, design standards, and neighborhood
compatibility.
CHART VI-4
Section 6.04Housing Types
Various housing types each have a place in Ashland in providing for
housing need anddemand.
Detached Single-Family Homes:
A detached or attached
structure containing one dwelling unit located on its own lot.
Detached single-family homes make up the largest percentage of
housing in Ashland. However, changes in development standards
may alter this situation, as discussed below. Single-family homes
will continue to be built and are encouraged in conjunction with
other housing types, especially in residential subdivision
8
Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
developments. Alternatives to the conventional subdivision home, greater privacy and sometimes an opportunity for individual
such as zero lot-line homes, or small cottages on small lots in ownership. Densities of townhomes typically can range from seven
developments with common open space, should help reduce the to nine dwelling units per acre, and condominiums may have
cost of some units. Manufactured homes or modular prefabricated densities in excess of 20 dwelling units per acre. Very attractive and
dwellingscan also be used as single family homes on single family desirable homes can be built as townhomes or condominiums.
lots.These housing types may beused asmoderate to high cost rental
units, and aspurchase unitsa wide variety of price pointsin
Attached Single-Family Homes:
Attached Single Family homes
residential subdivision developments or condominium
are units which are attached by 1 or 2 walls, but are located on
developments.
individual parcels.Since they are attached by one or two walls,
Cottage Housing:
there are some savings over the same square footage built as Cottage housing units are small dwellings
detached units. Therefore, attached single-family houses are one grouped around a common open space which maintain a visual and
of the major components of Ashland's housing strategy. They pedestrian connection between the residences. Cottage housing
should be allowed in most un-developed portions of the City as an developments can consist of as few as three or as many as twelve
out-right permitted use, along with single-family detached housing.units developed as a cohesive plan for the entire site. Cottage
housing is typically built upon partially vacant and undeveloped
Townhouses and Condominiums:
Townhouses differ from multi-
properties within established residential zones. Cottage housing
unit apartments in that each individual living unit is contained in a
developments allow an increased density due to the smaller unit
separate structure, attached by common walls to other structureson
sizes and are a lower-cost alternative to traditional detached single
separate privately owned parcel or lot. These units are usually
family housing on individual lots.
grouped in clusters of threeor more and are associated with higher
density developments. They have the advantage of providing Mobile or Manufactured Homes in Parks and in Developments:
9
Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
This housing type forms an insignificant part of Ashland's housing manufacturedhome developments. TheCity’s multifamily
stock at present, and is expected to continue to be a small percentage residential zones arethe areas which can most readilyaccept mobile
in the future. Mobile homes are structures that are constructed for or manufactured housingat densitiesrelatively consistent with
movement on public highways that have sleeping, cooking, and typical manufactured dwelling parks. Manufactured homes located
plumbing facilities that are intended for human occupancy, that areon individual lots can be accommodated within the City’s single
being used for residential purposes, and that wereconstructed family residential zones.
between January 1, 1962 and June 15, 1976, and met the
Accessory Residential Units (ARUs) (Also called Accessory
construction requirements for Oregon mobile home law in effect at
Dwelling Units, ADUs):
An accessory residential unit is asmall
the time of construction. Manufactured homes are similar to Mobile
secondary dwelling unit located on apropertywhere the primary use
homes delineated above, but were constructed in accordance with
is a single family dwelling. The ARU caneither attached to, or
federal manufactured housing construction and safety standards and
located withina single family dwelling,or in a detached building
regulations in effect at the time of construction. Manufactured
located on the same lot. ARUs areallowed in most residential areas
homes are typically located in parks but can besited on single family
as an out-right permitted useand provide additional rental housing
lots. This housing type can be built to a wide variety of
stock for small households.
specifications and its method of prefabrication can lead to greater
efficiencies in both time, materials, and energy efficiency.
Multi-family, multi-unit apartments:
Multi-unit apartments refer
Manufactured housing,both on lots and in manufactured dwelling
to those dwelling units in a structure or grouping of structures
parks,can assist in offering lower-cost ownership opportunities.
containing two or more rental dwelling units located on one lot.
These have the advantage of relatively low construction cost and
Realizing that the marketplace may demand manufactured housing,
relatively high density which provides for a more efficient use of
and mobile homes, land should be zoned to accommodate
land. Densitiesin this type of apartment usually range from 13.5-
10
Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
20dwelling units per acre in Ashland. Ashland will use the R-2and common facilities for residents including those for cooking, dining,
R-3, or Multi-Family Residentialzones,to meets thehousing needs social and recreational, and laundry. Residential carehomes,
for this type of housing. Additionally, multi-unit apartments can also residential care facilities, senior living and senior care facilities, and
be developed in conjunction with commercial developments as room and board facilities are types of group living.
mixed-use projects with commercial uses on the ground floor and
Residential Care Homes:
Aresidential treatment or training or
residential uses above. The inclusion of apartments within
adult foster home licensed by or under the authority of the state
commercial developments can accommodate residential densities of
department.
15 units per acre to 45 units per acre or more,depending on unit size.
Ashland’s commercial zones with residential overlays, such as E-1
Residential Facility:
Residential facilities provide housing and care
andC-1 zoned properties, and are well suited for such mixed-use
for 6-15 individuals who need not be related as defined by the
developments. The user and income groups in multi-family
Oregon Revised Statutes for alcohol and drug abuse programs and
apartments would include households of all ages, compositions and
for persons with disabilities. Staff persons required to meet State-
sizes, from those with the lowest incomes (30% of the Area Median
licensing requirements arenot counted in the number of facility
Income or less) through those earning 120% of Area Median Income
residents and need not be related to each other or the residents.
and above.
Room and Board Facility:
Group living establishment located in a
Group Housing and Senior Housing:
Group housing is
dwelling or part thereof, other than a travelers’ accommodation or
characterized by the long-term residential occupancy of a structure
hotels, where lodging, with or without meals, is provided for
by a group of people. The size of the group typically is larger than
compensation for a minimum period of 30 days. Personal care,
the average size of a single family household. Group housing
training, and/or treatment is not provided at a room and board
structures do not include self-contained units but rather have
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Adopted _____2018
facility. Example include dormitories, fraternities, sororities, and reflect the changing the real estate market, population, and
boarding houses. demographic conditions within the City of Ashland. The City of
Ashland Housing Needs Analysis is adopted by the City Council as
Senior Housing:
Housing designated and/or managed for persons
a technical supporting document to the Comprehensive Plan.
over a specified age. Specific age restrictions vary, and uses may
include assisted living facilities, retirement homes, convalescent or The methodology used to estimate future housing demand is more
nursing homes, and similar uses not otherwise classified as fully described within the Housing Needs Analysis. In general, a
Residential Homes or Residential Facilities.projection of housing needs utilizes a methodology based on
several factors including: Population changes (births, deaths,
Government Assisted Housing:
Means housing that isfinanced in
migration), ageand incomedemographics, demographictrends,
whole or in part by either a federal or state housing agency or a local
housing tenure, housing costs, and available housing types. In
housing authority as defined by the Oregon Revised Statute, or
some cases, estimating housing needs may include a review of
housing that is occupied by a tenant or tenants who benefit from rent
historic housing production trends then projecting those trends
supplements or housing vouchers provided by either a federal or
forward. However, asimple projection of historictrendsmaynot
state housing agency or a local housing authority.
havebeenmeetingthe housingneeds of thepopulation to begin
with, and as such does not provide a complete picture of future
6.05 EstimatingHousing Demand
housing needs.
In order for this document to more accurately reflect housing
Housing Demand by Type and Cost
demand over time, no housing demand estimates will be contained
The housing market is not static. Consequently, future housing
in this section, rather this section will reference the current
needs are not expected to be the same as the needs of the previous
Housing Needs Analysis document which is regularly updated to
12
Housing Element
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Adopted _____2018
planning period. The changing lifestyles and demographicresidential housing type is found throughout the City in all
compositionof the community will lead to a wide variety of housingresidential zones.
options such as single family homes on individuallots, cottage
Multiple Family Housing:
This housing type can accommodate the
housing developments, accessory residential units (accessory
broadest housing needs within the City and includes condominiums,
dwelling units).townhomes, senior housing, assisted living,
duplexes, triplexes, apartment complexes, and mixed use
manufactured housing,and a variety of rental housing types
developments with residential dwellings above a commercial
including, duplexes, triplexes, and apartment complexes.For the
ground floor. As can be seen in TableVI-5, the percentage of
purposes of estimating demand for various housing categories, by
multiple family housing stock needs to be increased tomeet the
type and by cost with consideration to the historic and current
demands of the City’s residents for a moderate priced housing
income and housing tenure trends four general types of housing
6
option. Multiple family housing can be located in several zones
demand are assumed.
throughout the city including multiple-family zones, and all
Single Family Homes (Detached and Attached):
Single family
employmentand commercial zones with aresidential overlay.
homes represent a large percentage of the housing stock. Single
Based on past housing tenureandincome trends, multiple family
family homes are demanded by both traditional family households
housing has been and will continue to be a highly sought-after
and provide rental housing stock for family households as well as
housing type that will serve muchof the City’spopulation.
unrelated individuals. Single family residential dwellings can
Government Assisted Housing/"Subsidized" Housing:
This
include single homes on individual lots, cottages within a cottage
housing type is in high demand as it serves aneed unmet by the
housing development, and attached townhomes. The single family
private market–that is,the housing needs of low-income, extremely
6
This conclusion is based on data on household income levels and housing stock taken from the
2012 Housing Needs Analysis.
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low-income, and special needs populations. Government assisted housing choice. Furthermore, manufactured housing has changed
housing is primarily comprised of multiple family rentalunits substantially over the decades, incorporatinggreen building
developed with federal or state funding, and can be found primarily technologiesand materials, and offering greater energy efficiency.
in multi-family zones.Low and moderate income ownership Such changes in the design and construction of manufactured
housing units have been developed within the City using direct housingmay prove to be both amore economical and
government subsidy and include condominiums, townhomes, and environmentally conscious choiceforhomeowners over time.
single family homes within single family residential zones. While
government assisted housing types are a highly sought after housing
CHART VI-5
type they represent only a fraction of all multi-family housing stock
within the City
Manufactured Housing:
This housing type provides for low and
moderate-income purchase homes. The population which falls into
this category includes many of those households occupying rental
housing at any given time. Due to escalating housing costs this
population seeking ownership will most likely be in the market for
manufactured homes in parks. This housing type has been
decreasing as a percentage of the City’s overall housing stock for a
number of decades for a variety of reasons. However, this housing
type may need to be accommodated through City policies to
incentivize the market to retain existing and provide more of this
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COMPREHENSIVE PLAN
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CHART VI-6 provided.Most subsidized housing is higher-density apartments
and, therefore, the majority of this housing type would be met in the
City’s multifamily zones (R-2and R-3).
Rental
-Rental housing can be represented in all housing types
within the City. In Ashland there are single-family homes which
have been built primarily forthe purpose of renting. About 27% of
the single-family housing stock wasused asrental housing in 1970,
according to the 2012-2016 ACS, 46 % of all occupied housing units
in Ashland are renter occupied, only 13.3% of housing units are in
structures consisting of 5 units or more, indicating that there
continues to be a large percentage of single family homes in the
rental housing pool.Assuming that this practice will continue in
the single-family detached housing market, and in the attached
townhouse and condominium markets, then it isestimated that about
Housing Demand in Different Zones
40% of this rental demand would be met in multifamily residential,
30% in the townhouse zone (R-l-3.5),and another 30% in the R-l-5
Assuming that each type of housing would be provided in several
residential subdivisionareas, specifically by smaller, inexpensive
zones, an estimate of total housing demand in each zoneis provided
housing units, and duplexes with the owner occupying one unit and
in Table X of the Housing Needs Analysis.
renting the second unit.
Subsidized Housing
–The type of subsidized housing developed
Moderate Cost Purchase
-The moderate cost purchase units will
depends primarily on the requirements and type of the subsidy,
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COMPREHENSIVE PLAN
Adopted _____2018
years’ supply of land for each comprehensive Plan Designation
also be spread across several zones. It isestimatedthat the majority
of it will be met medium and high density zones, such as townhomes within the City limits and a 20-year supply within the Urban
and condominiums, and a much smaller percentage than in previous Growth Boundary.
years will be met in the single-family residential zones.
The most recent adopted Buildable LandsInventory details the
High Cost Purchase
-Most of the high cost housing would involve methodologythat the City used to estimateits land needs, based on
largerlot sizes and correspondingly lowerdensities(5 units and acre the number of housing units necessary to meet the current and
or less). As such, we would expect that 50% of this demand would future needs for residential development and based on future
be met in the single-family residential areas and 50% in the low-population growth and demographic forecasts. The estimate of
density residential areas.future land needs will invariably take into account the changing
demographics of the Ashland community in relation to the
6.06Estimating Land Needs
population’s housing needs.To ensure adequate supply of needed
housing types, the City may enact policies toincrease, protect, and
Future availability of housing in Ashland will be heavily
preserve land set aside to accommodate identified needed housing
influenced by the availability of land for development. In
types. Historically the City’s demand has primarily been for single
accordance with Oregon statewide planning goals, a local
family detached and attached housing. However, over time both
government shall demonstrate that its comprehensive plan or
the need and demand for multi-family and government assisted
regional framework plan provides sufficient buildable lands within
housing has increased. Similarly, consumption of multi-family
the urban growth boundary to accommodate estimated housing
zoned land for single family attached and detached housing has
needs for 20 years. The City should therefore ensure that there is
reduced the supply of land available for these needed housing
sufficient land set aside for the development of housing to meet the
.
typesAs is shown in table VI-5,in section 6.4, single family
needs of the population. In general, there should be at least a five
16
Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
housing made up an overwhelming majority of the historic housing Various entities within Jackson County were identified as potential
stock within the City at 77% while the housing mix needed to stakeholders within the regional planning process, and invitations
accommodate Ashland’s changing demographicswould increase were extended to every incorporated jurisdiction, school
the percentage of multi-family housing from 22% to 32% while districtand irrigation district in the planning area, plus the
decreasing the City’s overall percentage of single family housing Medford Water Commission, the Metropolitan Planning
to 66%.Organization, Rogue River Valley Sewer Services, Rogue Valley
Transportation District, and the appropriate state agencies. Invitees
The Residential Land Supply Table, an appendix to theBuildable
chose to exercise different levels of participation and responsibility
Lands Inventory,details the number of acres necessaryto
within the planning process.
accommodate needed housing types in each comprehensive plan
The Regional Plan establishes a system to guide long-term
designation.
planning for the next 50years in the Greater Bear Creek Valley.
The plan designates approximately 8,529 acres of urban reserves
Regional Plan Coordination
for the cities of Ashland, Central Point, Eagle Point, Medford,
Regional Problem Solving (RPS) is a term identified in Oregon
Phoenix, and Talent to accommodate urban growth to the year
Revised Statute (ORS 197.652-658). The statute specifies that
2060. The plan also establishes an Agricultural Task Force and an
“Local governments and those special districts that provide urban
agricultural buffering program, commits the region to developing
services may enter into a collaborative regional problem-solving
at certain minimum densities and in mixed-use/pedestrian friendly
process. A collaborative regional problem-solving process is a
form, and requires conceptual land use and transportation planning
planning process directed toward resolution of land use problems
to be conducted prior to UGB amendments.
in a region.”
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Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
The Regional Plan developed and adopted through the Regional 6.07Development Standards
Problem Solving (RPS) required the development of a regional
The City's development standards also have an impact on the
housing strategy. The Regional Plan was acknowledged on March
provision of housing and on the expense of each house. In the
7, 2013. The requirement in the Regional Plan is broad and does
past, conventional subdivision development has resulted in
not specify what a housing strategy would include. The
attractive but sometimes monotonous neighborhoods. At the
requirement is as follows:
present time, the cost of developing land is usually too high for
moderate-cost housing to be located in areas that are zoned for
Housing Strategies. Participating jurisdictions shall create
5,000-10,000 square feet lot sizes. Also, because of the changes in
regional housing strategies that strongly encourage a range of
housing patterns and market perceptions, conventional subdivision
housing types throughout the region within 5 years of
regulations no longer can accommodate the full range of housing
acknowledgement of the RPS Plan.
types and residential environments desired in the marketplace. As
Six communities and Jackson County signed the RPS:the cities of
a result, Ashland has adopted aflexibility in subdivision regulation
Ashland, Central Point, Eagle Point, Medford, Phoenix,and
which emphasizes quality of life, overall density, and the
Talent. Together, they are the local governments that implement
compatibility with surrounding neighborhoods.Additionally, the
the plan. The requirement is that participating jurisdictions create
City has adopted standards to allow cottage housing developments
regional housing strategies. It is both appropriate and desirable that
to provide opportunities for creative, diverse, and high quality
local governments establish their own strategies and that they think
infill development that preserves the scale and character of existing
regionally about those strategies. The RPS communities will
single-family neighborhoods. Cottage housing offers a choice for
coordinate to ensuring alignment among regional strategies that are
those needing moderately priced home ownership opportunities
adoptedby several local governments.
within units that are of a size and function suitable for a single
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Housing Element
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COMPREHENSIVE PLAN
Adopted _____2018
person or small families. Cottage housing is generally considered change to future impacts on its environment, infrastructure, and
more affordable because of substantially smaller unit and lot sizes.people”. Arguably, there is no stronger correlative relationship than
A variety of housing types can be developed with these flexiblethat relationship between energy, transportation,and housing. The
subdivision standards. Flexible standards should continue to be residential sector uses more energy than any other in Ashland.
used where development occurs in neighborhoods, which have Similarly, the impact of housing availability and affordability
largely been developed under subdivision standards and for minor impacts the inflow and outflow of residents by whatever means
land partitioning needs.including automobile, bus, or bicycle. Lastly, the impacts of
transportation cost in U.S. households is nearly equal to housing
6.08Climate & Energy, Transportation and
costs in some instances, making those two areas the biggest
Housing
7
expenses in the budgets of American Households.
Neighborhood design can promotea reduction in energy use by
The consumption of natural resources is a very important topic for
encouraging trips by bicycle and foot. The City of Ashland has long
the Ashland community. Many policies have been implemented
worked to maintain a compact urban form andprovide multimodal
which address the reduction of energy usage and promote a
transportation options to allow residents to use less energy and
reduction in a historic reliance on automobiles and automobile
spend less on transportation costs, whether by making fewer or
orientedcommunities. The City of Ashland’s Climate and Energy
shorter car trips, or using other less expensive modes of
action plan articulates a strategy for Ashland to “reduce its
transportation like bicycling, walking, or transit. Transportation
emissions and improve its resilience to future impacts of climate
costs typically represent the second highest household expense,
7 Lipman, Barbara J., Center for Housing Policy, “A Heavy Load, The wealth.org/files/downloads/article-lipman.pdf
Combined Housing and Transportation burden of Working families”, October,
2006. (pg. 5) https://community-wealth.org/sites/clone.community-
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COMPREHENSIVE PLAN
Adopted _____2018
following housing. tends to be less energy efficient as older housing stock was built to
different construction and energy efficiency standardsthan exists
It is anticipatedthat efficient urbanization and improved multi-
today. New housing is constructed to higher energy efficiency
modal transportation options willresult in a decrease in
standardsoften featuring a tighter building envelope and
transportation costs. By decreasing transportation costs, the City
incorporating additional energy saving features such as passive solar
can continue to improve the overall affordability and livabilityof
design. Promoting greater energy efficiency in the existing housing
Ashland. Growth management policies improve the supply and
stock can help to maintain the stock of more moderately priced older
location of affordable housing and accommodate other development
housing, while incentivizing energy efficiency in new construction
needs, thereby increasing the desirability of the community and thus
can serve to offset long term energy usage and promote overall
the price of housing. Workers who routinely commute to work put
community conservation.
added strain on both the environment,through the production of
pollution and the demand forfossil fuels, and public infrastructure Due to numerous factors includinglivability,the high cost of
such as roadways and parking. The more functions of day-to-day housing, low vacancy rates,as well as Ashland’s success as a
life that can occur at the neighborhood level, the greater the savings tourist destination, many of the people who work in Ashland live
in energy. This type of development shall be encouraged.outside of the city. Given the small geographic size of the Rogue
Valley, the regions encompassing Medford and Ashland often
Encouraging energy efficiencyand green building practicesin
function as one regional market for both housing and employment.
housing can reduce overall housing costs by lowering consumption
Consequently, while manyAshland employees reside outside of
and the expenses of utilities such as gas, electricity, and water.
the City the savings realized through reduced housing costs are
These actions can help to enhance the policies identified in the
often offsetby increased transportation, environmental, and public
Energy Element of the comprehensive plan, thereby reinforcing
facilities costs which are bornenot just by the individual household
Ashland’s commitment to conservation of resources. Older housing
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Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
8
but by the community as a whole.When families and units, attached units in residential subdivision developments,and
individuals devote ever-increasing amountsoftime, energy, and housing in higher densities than experienced in the past,such as
resources commuting to and from their residences and places of townhouse developments, and apartment complexes. Rising land
employment, community and family engagement must bear the costs and smaller households couldresult in housing units with
cost. Similarly, individuals who do not live within a community relatively small living spaces in each unit compared to past housing.
have more challenges tocontribute to the fabric and economy of
Ashland’s population is expected to grow at a slower pace over the
that community in the same ways and to the same extent as the
forecast period of about one half percent per year. As a community
residents of that community. These opportunity costs can
with high costs of housing, Ashland is not expected to experience
negatively impact the communityin a myriad of less overt and
an influx of residents at a rate comparable to Jackson County or the
measurable ways.
State of Oregon. Ashland’s share of the total countywide
population is forecast to decline.
6.09Assumption
Ashland will continue to increase in the number of housing units
The aging of Ashland and the County’s population is expected to
commensurate with population growth. Existing, older residential
continue throughout the forecast period. An aging population will
neighborhoods will experience relatively few shifts in housing types
necessitate the renovation of existing housing, and development of
and styles. New housing areas are expected tocontain housing types
new housing, that is accessible and promotes aging in place safely
other than single-family residential detached units, and much of the
and independently.
City's new housing demands will be met by single-family detached
8 2012 Housing Needs Analysis, pg. 22,
https://www.ashland.or.us/SIB/files/Adopted_2012-2040_HNA.pdf
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Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
Ashland is expected to continue to have relatively small household of the homes may be an appeal rather than a drawback of the
sizes of twopeople per household or less. Smaller household sizes housing stock. It is assumed that the existing housing stock will be
are associated with the aging of the population in both Jackson maintained over the planning period.
County and Ashland.
Rents and purchase prices have tended to grow at a significantly
The mix of housing types and lot size are major factors in faster rate than area incomes, consequently the number of
determining how much land is required to accommodate future households overburdened by housing costs, or needing subsidized
housing growth. In response to decreasing household sizes, and as housing, is expected to increase over time.
smaller units are more affordable than larger units, smaller housing
units are expected to be an increasingly preferred housing choice
of residents in the future.
Although the City does not have a great amount of vacant land for
housing, key locations offer potential for significant infill and
redevelopment including mixed-use opportunities in key locations.
Over half of Ashland’s existing housing stock was built prior to
1980. Often older homes can be more expensive to maintain and
rehabilitate. Although Ashland’s housing stock is older, most
homes remain in relatively good condition. Ashland’s high
housing prices within designated historic districts indicate the age
22
Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
6.10Goals and Policies Policy 5: Zone sufficient land at densities to accommodate
an adequate supply of housing by type and cost
to meet population growth and projected housing
(1)Goal: Ensure a range of different dwellingtypes that
needs.
provide livingopportunities for the total cross section of
Ashland’s population.
Policy 6: Promote methods of more efficiently using or
Policy 1: Provide for a mix of housing types that are
adapting the City’s existing housing stock to
attractive and affordable to a diversity of ages,
accommodate needed housing types.
incomes, household sizes, and cultural
Policy 7: Protect Ashland’s historic neighborhoods
backgrounds.
thorough programs and efforts that promote
Policy 2: Support accessible design and housing strategies
preservation, rehabilitation, and the use of
that provide housing options for seniors and for
limited design review to maintain the integrity of
disabled persons.
neighborhoods specifically in thehistoric
resources.
Policy 3: Integrate housing with other compatible land
uses.
Policy 8: Use design standards to promote neighborhood
compatibility and maintain consistency with the
Policy 4Housingopportunities should be accessible to all
character of the surrounding built environment.
residents without discrimination and consistent
with local, state, and federally recognized
protected classes under fair housing law.
23
Housing Element
City of ASHLAND, OREGON
VI
COMPREHENSIVE PLAN
Adopted _____2018
(2)Goal: Support the creation and preservation of housing Policy 13: Provide for minimal off-street parking
that is affordable to low and moderate income households requirements in locations where it is
and that is commensurate with the incomes of Ashland’s demonstrated that car ownership rates are low for
workforce.resident populations to help reduce housing costs
and increase affordability and where the impact
Policy 9: Encourage the preservation of affordable
onneighborhoodsallows.
housing, including non-subsidized units, to avoid
the net loss of safe, healthy, affordable housing.
Policy 14: Give priority in land use and permitting
processes for affordable housing developments,
Policy 10: Utilize Ashland’s Housing Trust Fund to
multifamily rental housing, and other needed
encourage the creation and retention of housing
housing types as documented in the Housing
for homeownership or rent at a cost that will
Needs Analysis.
enable low and moderate income families to
afford quality housing.
Policy 15: Discourage demolition and conversion of needed
housing types as identified by the Housing Needs
Policy 11:Cooperate with for-profit and non-profit
Analysis.
affordable housing providers in locating low and
moderate income units in Ashland.
Policy 16: Evaluate the cost of public infrastructure in
relation to the impact on the cost of housing.
Policy 12: Work in partnership among various levels of
government and with other public agencies to
address homeless and low-incomehousing
needs.
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Housing Element
City of ASHLAND, OREGON
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COMPREHENSIVE PLAN
Adopted _____2018
(3)Goal: Encourage the development of housing in ways that Policy 20: Ensure that city housing efficiency policies,
protect the natural environment and encourage programs and standards support the
development patterns that reduce the effects of climate implementation strategies and actions described
change. in the Ashland Climate and Energy Action Plan
Policy 17: Development standards shall be used to fit
(4)Goal:Forecast and plan for changing housing needs over
development to topography, generally following
time in relation to land supply and housing production.
the concept that density should decrease with an
increase in slope to avoid excessive erosion and
Policy 21:Maintain a data base, which includes
hillside cuts.
measurement ofvacant land and land
consumption; housing conditions; land use, land
Policy 18:Promote infill and compact development patterns
values, and any other pertinent information.
to encourage housing affordability, maximize
existing land resources,and conserve habitat and
Policy 22:Encourage development of vacant land within
environmentally sensitive areas.
the City Limits, while looking to the lands within
the Urban Growth Boundary to provide sufficient
Policy 19:Promote building and site design that supports
new land for future housing needs. This shall be
energyefficiency, renewable energy generation,
accomplished with specific annexation policies.
and water conservation in new residential
developments.
25
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Policy 23: Coordinate growth management planning with Policy 24: Strive to minimize the time taken to process
other jurisdictions in the region to accommodate land use and building permits so that the intent of
expected residential growth and anticipated state and local laws is fulfilled with the greatest
demand for different types of housing.possible thoroughness and effectiveness
.
26
Housing Element Update
Summary of Public Outreach
As part of the Housing Element update process a Public Participation Planning Group (PPPG)comprised of
two Planning Commissioners and two Housing Commissioners was established. The PPPG decided upon a
public involvement plan to gain feedback from the community on the efficacy and relevancy of the current
housing policies within the Housing Element. The public involvement plan included a questionnaire posted on
intended to elicit feedback
and suggest changes to make the policies more effective for the community in the coming years.
City staff and the PPPG developed and posted a questionnaire on Open City Hall from January through March
st
31. Availability of the questionnaire was adver
website, and on public access channels. The Open City Hall topic received 324 visits and 144 responses (56
registered respondents and 88 unregistered respondents). The City also held two public meetings; one open
house and one facilitated public forum. The City also held two study sessions to obtain feedback on the revised
th
policies; one before the Planning Commission on July 25 and one before the Housing and Human Services
th
Commission on July 27, 2017. The feedback from each commission was utilized in the policy refining
process.
Advertising and Outreach Activities
:
City Source News Item
City Website News Item
Ashland Daily Tidings Article
Open City Hall Questionnaire to elicit comments on current policies (December 2017)
Open City Hall Questionnaire to elicit comments on revised policies (March 2018)
Open House
Community Listening Forum
City Council Study Session
Housing and Human Services Commission Study Sessions and Public Hearing
Planning Commission Study Sessions and Public Hearing
Summary of Open City Hall Feedback from December Questionnaire
The open City hall questionnaire from December identified several key issues with the existing policies, some
of which were simple word changes, some of which were specific to overarching land use policy.
Respondents either agreed or strongly agreed with the majority of the policies
Use language which is more friendly to lay people/remove professional jargon from the text
Encourage infill
Removing subjective language from the text
Support for environmental and conservation measures related to housing and development
Promote universal housing
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 1
Summary of Open Housing and Forum Feedback
The City of Ashland Planning Department hosted an Open House and a Housing Forum on March 8, 2017.
Three people attended the Open House from 5:00 to 6:00 pm, and about 18 residents attended the Housing
Forum from 7:00 to 8:30 pm. After a bri
Element of the Comprehensive Plan, and the schedule for the planning process, two workgroups were created
to discuss the four topic areas:
1.Promoting Development of Affordable Housing
Promote incentives/tools to encourage private market developers
Deed restrictions and inclusionary zoning were favored
2.Encourage Housing Diversity, Quality and Compatibility
More flexibility in zoning/development standards
Increase densities
Allow/encourage mixed uses
More housing type diversity/population diversity
3.Encouraging Conservation and Environmental Protection
4.Accommodating Future Population Growth and Demographic Changes
Need to do more to accommodate the range of income and household types
Promote universal housing/aging in place
Summary of Planning and Housing Commission Feedback (goal refining)
Staff worked with the Planning and Housing and human services commission to revise the goal and policies of
the housing element based on the feedback provide through the public outreach efforts. Below are highlighted
changes as a direct result of the public outreach process:
Made the language plainer, more user friendly for lay people
Ethe
document. Staff removed the words because staff and the public state that the words were too
subjective and many of the public participation participants called out these particular words as
being too restrictive, working to stifle innovation or maintain the status quo. Some planning
commissioners commented that they understood that criticism behind that feedback but
commented that they felt that there was still a place for those words within the document. One
the policies that instead the policies reference using the design standards to address the issues of
character.
tal and conservation
measures including referencing the CEAP
Expanded the number of policies related to affordable housing
Included policies to address universal housing
Included policies to be consistent with the Regional Problem Solving and Regional Housing
Strategy efforts
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 2
The revised goals and policies were posted on open City Hall to further promote opportunities public input. As
th
of November 16 the discussion topic has received 59 individual comments, and 166 people had responded to
the survey questions relating to the proposed goals and policies. The majority of the respondents have been in
agreement with the revisions to each goal and policy.
Written Comments received online in the 2018 Housing Element Goals and Policies Open City Hall
Questionnaire:
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Please provide any further general comments that you feel should be considered in updating the Housing
Element of the Ashland Comprehensive Plan (optional):
Respondent
Comment
1 Affordable housing for the working class in Ashland is sorely needed, many people who are from
Ashland and work in Ashland are forced to commute from talent/Phoenix due to the lack of
affordable housing here. The non working class is buying up properties and renting them out at
higher and higher prices. This artificially increases the cost of living for many people.
2 Air conditioning in low cost housing needs to be addressed. In the past air conditioning was optional
but with global warming and wildfires a regular part of summer, homes without air conditioning are
unlivable for families with young children, those with health issues or disabilities, and seniors.
Children living in unconditioned homes at 104° with hazardous air conditions are put at great risk.
3 Airbnb private room rentals should be allowed if owner lives there too, regardless of zoning.
Roommates (even nightly) should not be regulated to allow people to remain in Ashland.
4 All new/repurposed/remodeled land development shall: be zero emissions, maximize energy
efficiency including solar directional placement, utilize water conservation and run-off capture
design, discourage single occupancy and encourage multi-family and mixed use residential middle-
rise (4 to 8 level) development, be focused on working family affordable options, include low income
affordable options, consider and encourage low impact transportation planning alignment.
5 All PUD's over three units should have to have 25% affordable units and some rental units within
them. Affordable units should not just be apartments and condos. Some people need single family
houses and yards.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 3
6 Ashland is now confined within the existing urban growth boundaries which are historical
precedents and which were valuable and right. Keep those boundaries, but work within them,
because the original town was planned that way and those boundaries are a vital part of what has
kept Ashland the desirable and attractive town that still exists in its core. They should not be
extended. But at the same time infill should be encouraged within the City itself. Perhaps this
should be made possible by the City in simply encouraging development of those existing privately-
owned vacant lots in lessening the current development fees, which have been on the books for so
many years? Also by making the building/development process easier when new projects are
proposed to the Building and Planning Departments. But then.....most importantly.....charge those
department personnel to strictly monitor ANY new developments of any kind!!!!! Those staff
personnel.....and they alone.....need to inspect each project to make sure the agreed upon
regulations have been met! (Including surveys that are current.)
I agree that it would be good to have low cost housing and rentals. But I also think that concept
may no longer be a viable option, because of the factors that have made Ashland become so
attractive for recent years.
Those of us who have lived here for a long time (22 in my case) are astounded and appalled at
housing and land costs now and our property taxes. And if we should chose to sell we will profit
from the decision to move here and support this town years ago. Why should we now be penalized
for our insights of the past.....when we moved here and have supported this town? The taxes here
and utility fees have escalated, understandably, as has everything else in our country.
Yes......as predicted....this town is moving toward the Carmel-by-the Sea of California where a 800
s.f. home is now over $1million. We can't go back to what it was before. In my opinion, the City
should work to preserve what we had......and also plan to integrate as much as possible with NO
expansion beyond what existed. The town should become more dense. The housing will become
more expensive. The taxes will continue to go up.
The responsibility of Ashland is huge now. Decisions will have impacts for the history of this town.
7 Ashland must fund Code Enforcement to protect tenants against substandard living conditions
imposed by slum lords -- just like Medford does.
Ashland must enact relocation assistance protections to penalize no-fault evictions and dramatic
rent increases to protect low-income workers against displacement.
8 Ashland should unequivocally pass resolutions and laws that state interpretation of Goal 10 that
Oregon requires housing needs be satisfied. Then Ashland should lobby state legislature and
executive for means to accomplish this Goal. Currently, the buildable lands survey does not use
economics--the cost of land within the city limits and the urban growth boundary. However cost is a
primary constraint that prevents housing needs from being met. The state seems to mandate that
housing needs be met, but pretends that expensive vacant land is available to meet that need. With
this flawed process, the state guarantees that housing needs will not be met. We should remember
that the state is sovereign in these matters and has all powers necessary to accomplish legitimate
goals--including the power of eminent domain. So the state is responsible for the current lack of
housing and must be engaged if solutions are to be found.
9 Communities require all levels of income and ability to accomplish a thriving infrastructure. Only
wealthy residents do not make a well-rounded society.
10 Consider including a requirement that a certain percentage of new housing be "certified LifeLong
housing" as defined by this website: http://rvcog.org/lifelong-housing-program/. Central Point has
done this in the Twin Creeks development to great success.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 4
11 Consider policies that increase affordable housing available for college students, young
professionals, and young families. Consider policies that minimize the amount landlords can
increase rent in one year. Extend bus service and bike lanes to any new apartment housing.
12 Current and trending economic conditions mean that home ownership will be unattainable for an
increasing number of people. Any housing plan that does not address work force housing, i.e.
apartment buildings with studio and one bedroom apartments, will result in more people being
homeless.
13 Develop housing now. Make it the priority over other issues. it is the crisis.
14 Do not expand the city's footprint. Infill, yes, but sprawl is not a good option
15
no longer affordable. When I moved here for a job in 2011 my housing cost one-half of what the
16 Don't like overcrowding due to infill. There is land across the freeway and other places to provide
low cost, but livable housing.
Make sure that housing units are non-smoking, and that people can only smoke well away from
housing units in a designated place.
Make sure that noise ordinances are equally enforced in dense residential areas as compared to
single family areas.
17 Emergency, transitional and temporary housing should be included in the comprehensive plan,
including support for 24/7 winter and day shelter.
18 Having lived in Marin and Sonoma counties (Santa Rosa) prior to Ashland, I don't
envy your position because it's difficult to balance the current wonder of Ashland
with expansion for affordable housing. Santa Rosa became a big sprawl and I
hope you won't go that direction. Marin has so much nimby-ism that it's
impossible to build affordable housing anywhere, but it's a wonderful place to live
if you can afford it (we couldn't) and don't have to drive (traffic is terrible). I'd
suggest studying how other jurisdictions are solving (or not solving) their
problems and look for lessons learned. It would be terrible for Ashland to
succumb to traffic congestion, sprawl, and lack of water due to climate change. I
wonder how creative solutions like more granny units could help. We live in Quiet
Village and I like the new development there -- it looks good, is energy-efficient,
affordable, and has great livability due to the bike path, dog park, ponds, and
Helman School. It's relatively high density, but isn't a high-rise and it's within an
existing land use area (versus a natural area). I'd support more areas like that,
but the question is how to do it without creating sprawl, traffic, parking, and water-
supply problems.
19 Help put a cap on rising rents for currently available units.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 5
20 I am concerned about the way in which several council members and planners talk housing being
-middle income housing, I
appreciate that many of these goals seem to reflect that.
Approving the development of larger single family homes could very well serve to increase the
crisis, forcing the working class to live in homes that are well beyond their current means while
simultaneously driving up the market rate for all units.
The council, planners, and housing commission should be willing dispel the myth that any
development is a good development and deter developments for upper income levels until housing
can be provided for the people who actually keep our town running (baristas, dish washers, cooks,
housekeepers, teachers, construction workers etc...) and the people who make this community
home (seniors, disabled folks, students, etc...)
21 I am in favor of government intervention to mitigate the impact of market conditions on the cost of
housing, be it to rent or to own. For example: rent control, and limits on the increase in value of real-
estate (in order to decrease the value of housing as a commodity).
22 I have always had to live where I could afford to live. No entity stepped in to make it possible for a
convenient commute or to help me live where I could not afford to live. I do not understand why we
would try to do this now since there is a wide range of housing in the Rogue Valley. I would add that
when we add lots of low income housing then the infrastructure cost will fall on others who are
struggling.
23 I think the City should set numerical goals for affordable units/year.
24 I want to preserve our residential trails. That is the beauty of living here in Ashland are the plentiful
planning
process, to keep Ashland unique. A mixed affordable housing is needed but not at the cost of over
25 I would like affordable to be defined. Affordable, for my single income professional family would be
a home that is less than $150k. Rent would need to be $800 for 1/3 of my annual income. Cost of
living index in this area has not been changed to reflect updated costs. Wages have not significantly
increased. As a person eligible for HUD, I have declined because there are no rentals within the
monetary limit they require ($810 for an apartment).
I like the Ithaca housing development for intentional living as a model: small townhomes with
shared solar and recycled water with community meetings and community gardens. Low impact.
Large populations on rural land tracts. It was relatively inexpensive to build and is sustainable.
26 In tandem with housing growth, a long term analysis of roadways, streets, congestion and traffic
flow needs to be considered and mapped out.
27 Increase densities (multi-dwelling housing) along public transport corridors. Retain larger 1/4 acre
allotments in distal residential neighborhoods so that families with kids still have a yard for kids to
play in. Yards in new developments are too small.
28 Increase SDC's for housing developments with large, expensive homes; decrease SDC's for private
and public multiuse with workforce housing developments. Discourage (by taxing?) building large,
expensive homes that will not be an owner occupied, primary residence.
29 Infill and a dense urban footprint are mandatory. Cars and parking will be with us. Plan for
conversion to an all-electric fleet using existing electrical resources (hydro). All new construction to
be zero net energy and have car charging capability. Solar is cool, but hydro is here.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 6
30 It's a little hard to answer these questions the way they are written because it feels like there needs
to be more context provided (like this question: "Do you agree with the following policy? Promote
infill and compact development patterns to encourage housing affordability, maximize existing land
resources, and conserve habitat and environmentally sensitive areas"... are five story buildings
considered "Compact development patterns"? If so, then I would have strongly disagreed with this
policy.
31 It's difficult to get a sense of specifics through the survey, but it seems like the focus is on zoning
and new builds and not converting existing cheaper housing to higher housing. All good ideas, in
general, but focusing solely on housing supply does not address the fundamental problem of
pricing. There is no discussion here of stopping new landlords from coming in and raising existing
affordable rents to aspirational (and malicious) "market value." Our rent is 150% of what it was a
short time ago. There are no prohibitions on landlords doing this, no restrictions on the
astronomical amount of the increase, and few on the time - which still is not commensurate with a
tenant's ability to find alternative housing - and there are no policies to assist tenants with the new
punitive rent while they linger in the purgatory of the affordable housing wait lists. It's forced
relocation without cause. And the effects can outright alter the course of a person's life for decades
to come. It has even been lethal to some I've personally known. Assistance (and outreach) for
those in this forced wait-list purgatory should be part of the city's housing plan. And also
concerning price, the city should explore the possibility of price-capping the retail market.... Frankly,
I've never heard of it anywhere. But as quickly as the city tries to address the shortfall of affordable
housing, they will always be outrun by the rising prices of the housing market. So long as
desirability goes up, so will the asking price. And the top price homes will drag all other types of
housing upward and out of reach of affordability. But perhaps if there were some kind of max price
tied to ... something ... some kind of metric, like the lowest cost of living price range, or quantities of
various home-value tiers based on percentages of jobs/incomes of various tiers... Something to
keep the top-most home prices from running away without the rest of the city.
If the city lacks the authority to implement any of these kind of regulations, then the city needs to
add a policy of directly engaging/coordinating with state-level representatives to change existing
laws to allow them more freedom to respond to the needs of the city.
Finally, unrelated to price, if the city wants to implement progressive actions to combat climate
change, then it has to expand incentives to rehabbing existing rental units, not just new builds and
planned remodels. Any resident should be able to advocate for the safest, most habitable, and
cost-effective home.
32
those charges for low income housing.
33 More then
and faster approval timelines for infill, ARUs, and small homes. These measures would help
increase density, provide more housing, and reduce rents making Ashland more accessible for a
crosssection of residents.
34 Not everyone will be able to afford to live in Ashland. Please don't turn this small town into an urban
sprawl or tiny house mega village.
35 Our city faces competing values regarding support of any housing plan. In my responses, I don't
mean to convey historic preservation is not an important components of the plan, just less important
than other goals: Lower environmental impact while encouraging low-income and affordable
housing. This could be achieved through policy encouraging infill, mixed-use, and car-free living
arrangements.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 7
36 Our leaders are working in an anti affordable housing manner by the continued adding of taxes and
fees on our utilities. Then they build trust funds to fight the difficulty in finding affordable housing.
Which is it? High taxes and fees that raise the monthly cost of housing or housing for all as many
of these questions imply is the goal? We cannot have both.
37 Partner with Talent and Phoenix for low income units. We all have to live where we can afford to
live, that will not be Ashland for everyone. Strongly consider infrastructure costs and quality of life of
current residents in the headlong attempt to pack more people into our small town.
38 Please plan!!! We need to avoid things like the giant mansion being built right next to the ice rink.
That was a bad example of planning.
Most important in Ashland now is providing the worker bees a place to live. They should be able to
live in the community they help maintain. Affordable housing is so important for the workers and for
the families!
39 Please, in the interests of all Ashland citizens and the established Ashland neighborhoods, promote
compatibility consistent with the character of the surrounding neighborhoods. Please do not change
already zoned neighborhoods to meet the government's goals of infill and affordable housing.
Those goals can be accomplished without disrupting whole neighborhoods. Increases in density
and adding structures such as apartments and condos that don't already exist in those
neighborhoods can lead to problems with traffic, noise, and water, to name a few, not to mention
property values. It is not in the best interests of those neighborhoods or for the city of Ashland.
Certainly affordable housing is needed and necessary, and adding some affordable single family
homes can be done without changing the nature of the whole neighborhood.
Please take individual surveys of each neighborhood that will be impacted. Get feedback and work
together.
Question. I'm wondering about this survey. Most of the questions can't be answered by simple
multiple choice answers. Further explaining would be necessary for me and perhaps others. Are
these answers going to be used to justify what the city already plans or wants to do? If so will there
be enough people filling out this survey compared to our total population to honestly show what the
total population is thinking and strongly feels? This is the reason I feel the surveys need to be given
to the citizens most affected, in this case each neighborhood.
40 Policy 13 (parking) I think at least one off street parking space should be required for every unit, in
addition to any garage space (which is usually used for storage.)
Goal 4 (forecasting) it would seem impossible to forecast housing with the current economy and
climate chaos. More effort should be spent addressing current needs
Policy 21 (database) Jackson County maintains such a database. How would this differ?
Policy 22 (development) For now AND future, all building should be within the Urban Growth
Boundary.
Policy 24 (minimizing permit time) Sufficient time must be allowed for neighborhood input,
evaluation of projects by concerned committees/commissions (trees, historical, climate, etc.)
Our most pressing need is for a permanent full time homeless shelter, and for staff to work on
helping the homeless find shelter.
Also, statistics show that almost 50% of people live alone, so priority should be given to creating
studio or 1 bedroom units, either conversions or new construction.
We do not need more motels.
I do hope that no consultants will be required for this process.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 8
41 Policy 6 is too broad. Exactly what do you have in mind? Are you going to add two or three stories
to existing houses? Annex another house to create a duplex? Goal 4 is completely jargon. What do
you intend to actually do? All of these questions are jargon for most people. A poorly executed
bureaucratic.
42 Priority should be given to Mutli family rental development.
43 Provide caps on rentals to owners so people who work and live can afford to do so.
44 Questions in the survey have multiple interpretations. Could easily be misinterpreted.
45 Require new building and remodel plans to include universal, lifelong housing design elements.
46 Several of the policies seem too broad, such as infill, planned limited parking, etc. I live on the lower
part of upper Clay (above Siskiyou) and parking overflow from the Ashland Apartments crowd
around our driveways and fill the curb. It seems like such a plan does not take into account how it
might change in ten years plus, and we end up living with the consequences.
47 The City should evaluate the impact of its system development charges and other fees that
discourage developers and public institutions from bringing projects in within budgets (available
resources). For existing properties, the utility fee should not be used as an open bank account to
expand the City's spending on needs that rightly should be met through property taxes.
48 The corporations at present...here...that are allowed to impose their monopoly business tactics is
without ethics...and I assume totally supported by the Council....namely CPM....previously Pacific
Properties Mgmnt.......Ron DeLuca....shameful all around!!!!
49 The devil is in the details. Goals should be somewhat general, but when the list is so agreeable that
it is non controversial, it may not drive improvements. These goals seem that way.
these should have objective
measurements. That would make things less subjective.
50 The fact that there are people in this town wanting to make this place an exclusive little Southern
Oregon-Beverly Hills wannabe community is extremely ignorant and poisonous to this beautiful
home. Ashland was built on the eccentric types of locals that have shaped this town and now work
two or three jobs just to afford rent. This elitism mentality of "if you cant afford it, move" that I hear
from so many public officials today is what makes Portland such a bad place to live in. Im not
having it! You make housing more expensive, us locals will just find more tax free/tip based
incomes to suffice for this BS, we're not going anywhere.
51 The survey repeatedly asked about "all kinds" of housing. We're past that point and in a full-on
housing crisis, and no construction permits should be granted to build single-family or luxury
housing until enough rentals and lost-cost housing has been created that the rental vacancy rate is
above four percent.
52 These question have a predetermined result in favor of the goal of affordable housing. It would not
be difficult to design a questionnaire with neutral content.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 9
53 This survey is terrible. Asking respondents if they agree or not does not promote dialogue or allow
respondents to prioritize their answers. Sure, I strongly agree with a number of statements, but I
an others. The survey should also have
the option to give comments after each question.
downtown to minimize the need and environmental effect of cars.
54 Traffic, navigation planning.
Alongside the providing mindful housing for all. At the present time having trucks delivering goods
right in front of the shops or businesses, it is a true inconvenience for all. Also a hazard to our main
streets and dear old buildings. It is about time to think of a Depot with a small town with so many
restaurants and businesses.
55 Universal design of dwellings should have a high priority to improve accessibility for aging residents
in Ashland. Ashland should be Age Friendly throughout our town; transportation options, walkability,
easy access to businesses and within buildings, good lighting, maintained sidewalks, affordability.
56 We have not done a good job with low income and work force housing. I am especially interested in
the city addressing this.
57 We need more affordable housing. But traffic analysis MUST be done. Given the layout of Ashland
Streets, we are already starting to feel impacts at certain times of day on Siskiyou, Main and Lithia.
This could deteriorate quickly and significantly affect the feel of the town for residents, merchants
downtown and tourists (our life blood). We don't need a creeping Orange County dynamic.
Everyone would lose. Perhaps an approach would be to allow access to affordable housing to those
who have no cars and set up a car share program when cars are needed. Frankly, we should ALL
be in a car share program!
58 While I wholeheartedly support affordable housing, I also support maintaining the character of the
town that makes Ashland the place we love today. I would not like to see Ashland become the new
Levittown with a plethora of identical houses.
59 Why does the City of Ashland feel obligated to provide low income housing? Not everyone can live
where they might want to live. I cannot afford to live in Beverly Hills and don't expect Beverly Hills
to provide housing for me. There is plenty of low-income housing in surrounding communities.
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 10
Housing Element Update: Summary of Public Outreach | Nov. 2018 | pg 11
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IƚǒƭźƓŭ 9ƌĻƒĻƓƷ
ƦķğƷĻ
tǒĬƌźĭ /ƚƒƒĻƓƷ \[ĻƷƷĻƩƭ wĻĭĻźǝĻķ
From: Harry David \[mailto:hdavid44@gmail.com\]
Sent: Monday, November 19, 2018 11:59 AM
To: Linda Reid <linda.reid@ashland.or.us>
Cc: Caitlin Fowlkes <cfowlkes@rosebudmedia.com>; Harry David <hdavid44@gmail.com>
Subject: Housing Hearing consensus
Dear Linda:
Re: article on Ashland Housing "Hearing consensus - Ashland is in an affordable crisis".
At the meeting Senior planner Brandon Goldman said "... 35 percent of renter households in Ashland
experience severe rent burden. That means they spend more than half of their income on rent.
Goldman also said "....the Ashland Community Land Trust purchased 16 units over the course of 15
years, but the cost of land became too expensive to continue and the organization dissolved a few years
ago." 16 units over the course of 15 years! Wa wee kazawee!
Linda Reid, city housing program specialist, said "there are so many reasons for the lack of affordable
housing, including, but not limited to: the fact that Ashland is a very desirable place to live: "I think it’s a
combination of things and that’s the hard part" Reid said. “I think it’s safe to say it’s not just Ashland in
this boat … affordability problems are widespread in the U.S.” Linda Reid is the city housing program
specialist.
Teresa Safay, an Ashland resident and landlord, suggested a utility break for landlords. She said she
spends a month of rent just to pay for water, which is included in her tenants’ rent.
That is about 8% of rental costs. And guess what -- about 50% of these utility costs, or $90/month, are
fixed, meaning we pay them, even if we use ZERO utilities. Check out your last utility bill.
Goldman said the city is looking at land use, financial incentives and ways to reduce development costs
as ways to improve the situation. He also said "the city is also looking at applying vertical housing tax
credits and multi-family housing credits which would reduce building costs for development of rental
units.
Now we are getting somewhere!!! But why stop at more bureaucratic nonsense and financial gimmickry
to address the problem?? Either use general tax revenues to subsidise housing costs OR reduce perhaps
the largest component of housing costs -- namely, land acquisition costs. (City taxes may be the next
significant component of housing costs as are City housing codes, but let us not go there just yet!!)
Have our city fathers commissioned a study -- yes. another one -- to estimate the land component
of housing costs? Perhaps then we could look at ways to reduce these costs. My SWAG is that land costs
represent around 50% of total housing costs.
So how do we reduce land costs? Elementary, dear Watson. Create zones in the City where high density
housing -- smaller units, vertical growth, relaxed zoning and mixed uses that do not negate real safety
considerations -- and we may have a chance of managing housing costs.
Commission Chair Rich Rohde asked the crowd, “How many people think there is an affordable housing
crisis?” Every single hand went up. Now, if his Eminence Rohde had followed up with "How many people
would welcome smaller units, vertical growth, etc., higher density, more traffic in the interests of
reducing housing costs?" I would not be shocked if most of these same hands that went up previously,
would slowly descend.
And therein lies the dilemma for our City fathers. We all love affordable housing, but NIMBY (Not In My
BackYard) trumps this instinct. Rohde would get the same response had he asked "How many people
would welcome more taxes to help subsidised housing?" It is much easier to bemoan the differential
rates of income growth versus housing costs, or suggest ways to tax rent seeking landlords, etc. than to
address cost factors that the City can do something about!! (I wonder if those inclined to tax landlords
and corporate income wonder about who ultimately pays these opaque taxes?
Full disclosure: I am an equal opportunity, rent seeking aspiring landlord who aspires to inspire all other
landlords, to provide unaffordable housing for the populace, before I expire.
Peace, with love and kisses
Harry I David
DATE: 7/10/2018
TO: Brandon Goldman
FROM: BethGoodman
SUBJECT: ASHLAND HOUSING STRATEGY
The City of Ashland has conducted a substantial amount of research about Ashland’s housing
market and housing needs within the City. In 2012, Ashland updated its Comprehensive Plan
Housing Element, which includes a Housing Needs Analysis. Ashland has adopted numerous
policies to address the City’s housing needs, including encouraging more affordable single
family housing types through adoption of the cottage housing ordinance to promote small units
on small lots, removing barriers for manufactured housing through elimination of design
standards, allowing accessory residential units as a permitted use in single Family and
multifamily residential zones. Ashland is in the process of developing a zoning overlay for the
Ashland Transit Triangle area to promote the development of residential units in commercial
and employment zones.
Ashland is one of the communities that adopted the Regional Plan, which was developed
through Regional Problem Solving (RPS). The Regional Plan requires the development of a
regional housing strategy within five years of acknowledgement of the Regional Plan, by March
2018. The requirement in the Regional Plan is broad and does not specify what a housing
strategy would include. The requirement is as follows:
Housing Strategies. Participating jurisdictions shall create regional housing strategies that strongly
encourage a range of housing types throughout the region within 5 years of acknowledgement of the
RPS Plan.
Housing strategies in Oregon generally focus on two broad issues: (1) increasing efficiency of
land use in residential development; and (2) strategies that encourage development of housing
affordable to low- and middle-income households. These strategies may be mutually
supportive, as housing developed more densely or on smaller lots (i.e., more efficient use of
residential land) may result in development of lower-cost housing. Increased densities,
however, do not necessarily equate to affordability. Moreover, encouraging development of
affordable housing requires a broader focus than issues related to land use efficiency.
Ashland’s housing sales prices are higher than in other cities in the Rogue Valley. At the
beginning of 2018, the median home sales prices for existing housing in Ashland were $410,000,
an increase of $85,500 or 25% from 2013. Ashland’s housing prices for existing housing were
$142,000 or 50% higher than the median home costs for housing in urban areas.
1
Housing costs have increased faster than incomes in Ashland over the last decades. The median
home value in Ashland increased from 5.8 times the median household income in 2000 to 7.7
Data source: Rogue Valley Realtors
1
ECONorthwest | Portland | Seattle | Eugene | Boise | econw.com 1
times median household income in the 2011-2015 period. One measure of housing affordability
is whether a household is cost burdened. HUD defines a household as cost burdened if the
household pays more than 30% of its gross income on housing costs, such as rent or mortgage,
utilities, and housing insurance and property taxes. Forty-six percent of households in Ashland
are cost burdened, with 32% of homeowners cost burdened and 62% of renters cost burdened.
2
This memorandum presents a housing strategy for the City of Ashland that is intended to meet
the RPS requirement of developing a housing strategy. It presents housing strategies to address
regulatory issues and strategies to increase development of affordable housing.
Definitions
Within this memorandum, affordable housing is divided into the three-categories based on
income: (1) housing for low-income households (e.g., households earning less than 60% of
Median Family Income); (2) housing for moderate-income households (e.g., households earning
between 60% and 80% of Median Family Income); and (3) housing for middle-income
households (e.g., households earning between 80% and 120% of Median Family Income).
According to HUD, the Median Family Income in Jackson County in 2017 is $53,600, which is an
average income of $4,467 per month. HUD guidelines specify the affordable monthly housing
costs should not exceed 30% of gross household income. Table 1 shows how affordability is
defined for the purpose of this strategy.
Table 1. Definition of affordable housing based on 2017 Median Family Income for Jackson County
Percent of Median Monthly Income in Affordable
Family Income 2017 Monthly Housing
Costs in 2017
Low-income Low Income: 0% - Up to $2,680 Up to $804
affordable housing 60%
Moderate-income Lower Middle: 60% $2,680 to $3,575$804 to $1,072
affordable housing to 80%
Middle-income Upper Middle: 80% $3,575 to $5,360$1,072 to $1,608
affordable housing to 120%
Ashland’s 2012 Housing Needs Analysis identified the need for approximately 769 rental units
targeted to households earning less than 50% of the AMI and approximately 251 ownership
units for households with incomes below 50% AMI. Ashland’s Housing Needs analysis
concluded “…that the City should plan for a larger share of multiple family housing, and for a
greater number of single family housing types on smaller lots.”
Data sources: 2000 Decennial Census, 2011-2015 American Community Survey.
2
ECONorthwest Ashland Housing Strategy: Draft 2
This memorandum also discusses housing development densities. As part of the RPS, the City
of Ashland was the only participating city to not identify urban reserves as it was determined
that existing lands within the city limits and urban growth boundary were sufficient to
accommodate anticipated growth over the planning period.
Over the 2007 to 2016 period, the average density of new single-family development was 5.5
dwelling units per gross acre. The average density of new multifamily housing over the same
period was 10.4 dwelling units per gross acre.
Regulatory Reforms
The policies and actions discussed in this section relate to changes in Ashland’s land use
regulations that can: (1) improve the efficiency of residential land use by increasing the
concentration of housing under certain circumstances, (2) increase opportunity for development
of housing types that are comparatively affordable, such as missing middle housing types (such
as duplexes, townhouses, cottage housing, or garden apartments), or (3) both increase land use
efficiency and provide opportunities for development of comparatively affordable housing.
Policy 1: Provide a variety of housing types in Ashland that is more affordable to middle-
income households, as well as provide opportunities for development of housing
affordable to moderate- and low-income households.
Action 1.a: Ensure that land within the Ashland UGB is zoned to allow for
development of moderate and higher density housing when possible, such
as the R-1-5 or R-1-3.5 zones. Identify land in the R-1-7.5 and R-1-10 to
upzone where appropriate, focusing on tax lots one acre and larger.
Implementation Steps: Work with property owners to potentially establish
appropriate zoning designations where up-zoning opportunities are
identified and implement these policies through a public process.
Priority: Medium; on-going
Action 1.b: When rezoning residential land or annexing land into the city, to the extent
possible, avoid zoning land RR or WR, except where land has steep slopes
that make denser development difficult.
Implementation Steps: Work with property owners to establish appropriate
zoning designations where up-zoning opportunities are identified or when
is land is annexed into the city and implement these policies through a
public process.
Priority: On-going
Action 1.c: Consider allowing Manufactured Home Parks as a permitted use in the R-
1-3.5 and R-3 zones. Manufactured Home Parks are a not allowed use in
these zones. ORS 197.480 (1) (b) requires that cities allow manufactured
dwelling parks as a permitted use in areas zoned for a residential density of
ECONorthwest Ashland Housing Strategy: Draft 3
six to 12 units per acre. Each of these four zones allow at least six to 12 units
per acre.
Implementation Steps: Revise the permitted uses in the R-1-3.5 and R-3
zones.
Priority: High
Policy 2: Encourage development of new multifamily in areas zoned for multifamily
housing and commercial areas by increasing the amount and density of multifamily
development.
Action 2.a: Continue working to implement the zoning overlay from the Ashland
Transit Triangle project. This project offers recommendations for changes to
development standards, such as decreasing parking requirements for
dwellings smaller than 800 square feet, allowing four-story buildings in E-1
and C-1 zones, and three- story buildings in R-2 and R-3 zones, eliminating
maximum densities, requiring smaller units, and other changes in
development standards to promote small units at a higher density.
Implementation Steps: Continue working to develop the Ashland Transit
Triangle project
Priority: High
Action 2.b: Evaluate opportunities to upzone land to the R-2 and R-3 zones to allow
higher density development. Focus upzoning efforts on vacant parcels at
one acre in areas where moderate- and higher-density housing would be
appropriate.
Implementation Steps: Work with property owners to establish appropriate
zoning designations where up-zoning opportunities are identified and
implement these policies through a public process.
Priority: High
Action 2.c: Consider policies that encourage development of multifamily rental
housing in the R-2 and R-3 zones. Potential policies include:
Requiring that multiple units be retained on a single tax lot under one
ownership to promote development of rental housing.
For developments of multifamily structures with four or more dwelling
units, require a minimum percentage of total units are designated as
rental units.
Implementation Steps: Identify the policies to encourage development of
multifamily rental housing and the areas to apply the policies. Implement
these policies through a public process.
Priority: High
ECONorthwest Ashland Housing Strategy: Draft 4
Action 2.d: Evaluate opportunities to increase density in the R-1-3.5 zone to allow
development of multifamily housing above 7.2 dwelling units per gross
acre outright (without relying on a density bonus).
Implementation Steps: Revise the zoning code to allow higher densities.
Priority: High
Action 2.e: Evaluate opportunities to increase density in the R-2 zone to allow
development of multifamily housing above 13.5 dwelling units per gross
acre outright (without relying on a density bonus). Consider allowing
development up to 18 dwelling units per acre of multifamily housing.
Implementation Steps: Revise the zoning code to allow higher densities.
Priority: High
Action 2.f: Evaluate opportunities to increase density in the R-3 zone to allow
development of multifamily housing above 20 dwelling units per acre
outright (without relying on a density bonus). The city could establish a
higher density, such as 30 dwelling units per acre, or establish no
maximum density and allow other development standards (e.g., building
height, setback, parking requirements, and lot coverage) to limit density.
Implementation Steps: Revise the zoning code to allow higher densities.
Priority: High
Action 2.g: Consider increasing the multifamily building height from 35 feet tall,
which would allow a 2.5 story building, to allow a three-story building in
the R-2 zone.
Implementation Steps: Revise the zoning code to change height limitations.
Priority: High
Action 2.h: Consider increasing the multifamily building height from 35 feet tall,
which would allow a 2.5 story building, to allow a four-story building in
the R-3 zone.
Implementation Steps: Revise the zoning code to change height limitations.
Priority: High
Action 2.i: Consider increasing the maximum lot coverage ratio from 75% in R-3 to
80%.
Implementation Steps: Revise the zoning code to change lot coverage ratio
in R-3.
Priority: Low
Action 2.j: Evaluate opportunities to reduce parking requirements for multifamily
housing in the R-2, R-3 zone and commercial zones, such as the proposed
ECONorthwest Ashland Housing Strategy: Draft 5
parking standards from the Ashland Transit Triangle project. The city
could develop policies to lower parking requirements by 0.25 to 0.5 spaces
per unit for multifamily rental housing or for qualified low-income
housing.
Implementation Steps: Evaluate the impact of policies of reducing parking
requirements for multifamily development and implement.
Priority: Medium
Action 2.k: Evaluate the impact of changes in the proposed Ashland Transit Triangle
project for housing production in commercial and employment zoning
districts, including Croman Mill District (CM). Consider opportunities to
implement the change in policy and development standards in other areas
of Ashland to increase development of multifamily housing in commercial
and employment zones.
Implementation Steps: Evaluate the impact of the policies from the Transit
Triangle project and implement appropriate and effective changes in the
City’s density standards.
Priority: Low
Action 2.l: In commercial zones that allow mixed-use buildings, Consider increasing
height limitations to allow for ground floor commercial or retail use and
five stories of residential units.
Implementation Steps: Revise the zoning code to change height limitations.
Priority: High
Policy 3: Monitor residential land development to ensure there is enough
residential land to accommodate the long-term forecast for population growth.
Action 3.a: Develop and implement a system to monitor the supply of residential land.
This includes monitoring residential development (through permits) as
well as land consumption (e.g. development on vacant, or redevelopable
lands).
Implementation Steps: (1) Develop a monitoring system for land
development based on development applications, starting with the existing
inventory of buildable lands. (2) Update the inventory of buildable lands
every two to three years.
Priority: High
ECONorthwest Ashland Housing Strategy: Draft 6
Affordable Housing Strategies
This section presents policies and actions to encourage development of both low-income
affordable housing and middle-income affordable housing. Table 1 shows that low-income
households have income below $2,680 per month and can afford up to $804 in housing costs
without being cost burdened. These housing costs are below market rents in Jackson County.
New housing affordable to low-income households will generally be government-subsidized
housing.
Middle income households on the lower end of the spectrum in Table 1 may be able to afford to
rent units which are mandated to rent at a rate which is below market. At the other end of the
middle income spectrum, households may be able to afford to purchase units that are mandated
to sell at a below market cost through the City of Ashland’s Housing Program, or perhaps a
lower cost housing type such as a manufactured home, a condominium unit, or a town home.
With a median sales price of $410,000 and a median rental amount of over $1000, (according to
the 2015 American Community Survey) there are very few market rate rental or purchase
housing units available in Ashland that would be affordable to middle income households.
Policy 4 and 5 present options and ideas for strategies to approach affordable housing issues.
The City should focus on expanding the existing comprehensive affordable housing program
by implementing interrelated programs described below. The affordable housing tools in
Policy 4 are frequently implemented together. For example, a city may contribute the
development of a government-subsidized affordable housing project by offering tax incentives
and low- or no-cost land (from a land bank) for the development. In addition, identifying
sources of funding (under Policy 5) will be essential to implementing the affordable housing
program using the tools described in Policy 4.
Policy 4: Consider policies that support affordable housing by lowering the costs
of housing development for low-income affordable housing and/or middle-income
affordable housing.
Action 4.a: Evaluate opportunities to implement a tax abatement program, such as the
multiple-unit limited tax exemption program and the vertical housing tax
credit program, to promote development of affordable multifamily
housing.
a jurisdiction
Through the Multiple-Unit Limited Tax Exemption Program,
3
can incent diverse housing options in urban centers that lack housing
choices or workforce housing units. Through a competitive process, the
City can select multi-unit projects to receive a property tax exemption for
up to ten years on structural improvements to the property in exchange for
setting aside a percentage of the units in the project as affordable. The City
ORS 307.600 through 307.637 provides the regulations for the Multiple-Unit Limited Tax Exemption Program.
3
ECONorthwest Ashland Housing Strategy: Draft 7
has the opportunity to control the geography of where the exemption is
available, the application process and fees, the program requirements, the
criteria (return on investment, sustainability, inclusion of community space,
the percentage of affordable or workforce housing, etc.), and the program
cap to shape the program to achieve its goals.
The vertical housing tax credit subsidizes "mixed-use" projects to
encourage multi-story development or redevelopment by providing a
partial property tax exemption on increased property value for qualified
developments. The exemption varies in accordance with the number of
residential floors on a mixed-use project with a maximum property tax
exemption of 80 percent over 10 years.
Implementation Steps: (1) Select the tax abatement programs the City
prefers to implement. (2) Set the program criteria, such as the type of
housing it will apply to (low-income affordable housing and/or middle-
income affordable housing), the length of tax abatement, or the location for
where the program is applied.
Priority: High
Partners: Developers and nonprofit organizations that use the tax credit
Action 4.b: Consider establishing a program to finance or defer payment of systems
development charges (SDCs) and other fees for to support development of
selected housing types for which the City wants to encourage development,
such as accessory dwelling units.
The purpose of the policy is to defer payment of SDCs, making it easier for
the development community to pay for projects by reducing upfront costs.
The City could defer payment of the SDCs from issuance of a building
permit to certificate of occupancy. Alternatively, the City may finance SDCs
for up to five to ten years. While SDC financing is most frequently used for
multifamily housing, some cities use it for development of single-family
housing.
Implementation Steps: (1) Evaluate whether the City will defer SDCs. (2)
Select the type of deferral, until occupancy certificate is issued or longer-
term deferral through SDC financing. (3) Set the criteria and process for
granting deferrals of SDCs, including type of housing. (4) Set the criteria for
the location for where SDC deferrals might be granted, such as for high-
density multifamily development in commercial mixed-use areas.
Priority: High
Partners: Developers and nonprofit organizations that use the program
ECONorthwest Ashland Housing Strategy: Draft 8
Action 4.c: Evaluate use of Oregon’s Inclusionary zoning program, which allows for a
jurisdiction to implement an inclusionary zoning policy if it meets certain
requirements. These requirements relate to the income at which the units
are affordable (80% MFI or 60% MFI), the percent of the project set aside as
affordable (no greater than 20% of the project), the size of the structure
(only multifamily structures with at least 20 units) and the requirement for
both an in-lieu fee option and incentive package.
In theory, private market-rate development supports some portion of the
cost of the affordable units in an inclusionary project. However, in almost
all cases, public incentives are also required. These incentives can be
regulatory (reduced parking requirements or density bonuses, for example)
or financial (property tax abatements or other forms of public investment).
Funds can come from general fund, urban renewal, or other municipal
sources described in Policy 5.
Implementation Steps: Identify one or more funding sources, such as those
in Actions 5a, 5b, and 5cto provide the necessary incentives to support
inclusionary zoning. Develop an inclusionary zoning policy.
Priority: Medium
Action 4.d: Continue to identify publicly-owned properties that could be used for
affordable housing and partner with the Housing Authority of Jackson
County, Access, Habitat for Humanity, Neighborworks, OHRA and other
affordable housing providers to continue to develop affordable housing.
The City of Ashland may have publicly-owned properties that they have
identified as surplus that may be suitable for affordable housing
development. These surplus properties could contribute to the land bank
for future low-income affordable housing development.
Another potential source of properties is receivership of properties that are
foreclosed on by Jackson County. The City could partner with Jackson
County to identify foreclosed properties to use for affordable housing
development and to transfer the ownership to the City or the appropriate
partner.
Implementation Steps: (1) Establish partnerships with the Housing
Authority of Jackson County, non-profit affordable housing providers, and
Jackson County for the program. (2) Develop a formal agreement with
Jackson County to give the City priority choice of foreclosed properties. (3)
Develop criteria for selecting foreclosed properties to add to land bank.
Priority: On-going, Medium priority
Partners: Housing Authority of Jackson County and Jackson County
ECONorthwest Ashland Housing Strategy: Draft 9
Policy 5: Develop funding sources to pay for the costs of implementing the affordable
housing programs described in Policy 4 and fund the City’s Affordable Housing Trust
Fund.
Action 5.a: Consider establishment of a Construction Excise Tax (CET) on new
development to pay for developer incentives, such as fee and SDC waivers,
tax abatements, or finance-based incentives.
Ashland dedicates a portion of marijuana taxes ($100,000 annually), is a
recipient of CDBG funding from the federal government, and uses city
general funds to support the Housing Program staff and the development
of affordable housing. In addition, City programs waive SDCs and, in some
cases, waive community development and engineering fees to support
affordable housing.
However, this funding is not sufficient to meet the need for affordable
housing in Ashland. Further support of affordable housing development of
can make an important difference in the financial feasibility in the housing
development, increasing the opportunities for affordable housing
development.
Cities can adopt a CET of 1% of the permit value on residential construction
and at an uncapped rate on commercial and industrial construction, for use
on affordable housing projects. A CET is a tax assessed on construction
permits issued by local cities and counties. The tax is assessed as a percent
of the value of the improvements for which a permit is sought, unless the
project is exempted from the tax.
Implementation Steps: Evaluate potential adoption of a CET. If the City
chooses to adopt a CET, develop the rules and program to implement the
CET. Identify the affordable housing program(s) that the CET will support.
Priority: High
Partners: Housing and Human Services Commission, Jackson County
Homebuilders Association, Association of Realtors
Estimate of impact: The impact varies depending on the resulting programs
that use the CET revenues, how much revenue is generated, and if new
housing also has to pay a CET.
One of the largest limitations that cities generally face in supporting
affordable housing development is a lack of funding. CET could be a
crucial funding source to pay for other affordable housing policies, such as
paying SDCs for low-income affordable housing.
Action 5.b: Evaluate establishment of an urban renewal district. Part of the purpose of
the urban renewal district would be to use revenues from tax increment
ECONorthwest Ashland Housing Strategy: Draft 10
finance (TIF) to pay for a portion of the costs of the affordable housing
programs in Policy 4. The urban renewal district would need to include
areas of blight, where the City wants to support redevelopment, beyond
development of affordable housing.
Urban renewal funds can be invested in the form of low interest loans
and/or grants for a variety of capital investments, including infrastructure
to service affordable housing and development of affordable housing units.
Implementation Steps: Work with the City Council to decide whether to
establish an urban renewal district. Affordable housing projects developed
within the Urban Renewal funding may be combined with other programs,
such as land banking, payment of SDCs for government-subsidized
affordable housing, or use of other affordable housing funding (e.g., CET
funds).
Priority: Medium
Partners: Housing Authority of Jackson County, Access Inc., or a
community development corporation
Estimate of impact: The impact on development feasibility will vary from
moderate to high depending on whether TIF dollars are used for grants or
loans. Typically, general fund dollars are successful at bridging gaps in
development feasibility. Additionally, compared to other actions, they have
lower administration costs for both the private and public sectors because
the application requirements and administrative requirements may be less
costly and easier to implement for a city.
Action 5.c: Identify other sources of funding to pay, such as transient lodging taxes, for
programs that support affordable housing development. As discussed in
Action 5a, Ashland does not currently have sufficient funding to
adequately support affordable housing development.
Implementation Steps: Identify one or more appropriate funding sources.
Consider dedication of this funding to the Affordable Housing Trust Fund
or another program to support development of affordable housing.
Priority: High
Partners: Housing Advisory Committee, Jackson County Homebuilders
Association, Association of Realtors
Estimate of impact: The impact varies depending on the resulting programs
that use the revenues and how much revenue is generated.
ECONorthwest Ashland Housing Strategy: Draft 11