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HomeMy WebLinkAbout2018-11-27 Planning PACKET Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. 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specific time periods or conditions which are no longer reflective of current conditions; The Housing Element data is outdated having been originally incorporated into the Element in 1989; The existing Goals and Policies did not directly address housing affordability, accessibility,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, 1 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 VI 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 VI 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 VI 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 VI 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 11 Housing Element City of ASHLAND, OREGON VI COMPREHENSIVE PLAN 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 City of ASHLAND, OREGON VI COMPREHENSIVE PLAN 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. 13 Housing Element City of ASHLAND, OREGON VI COMPREHENSIVE PLAN Adopted _____2018 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 14 Housing Element City of ASHLAND, OREGON VI COMPREHENSIVE PLAN Adopted _____2018 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, 15 Housing Element City of ASHLAND, OREGON VI 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 VI 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.” 17 Housing Element City of ASHLAND, OREGON VI 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 18 Housing Element City of ASHLAND, OREGON VI 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- 19 Housing Element City of ASHLAND, OREGON VI 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 20 Housing Element City of ASHLAND, OREGON VI 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 21 Housing Element City of ASHLAND, OREGON VI 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 VI 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. 24 Housing Element City of ASHLAND, OREGON VI 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 Housing Element City of ASHLAND, OREGON VI COMPREHENSIVE PLAN Adopted _____2018 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: ŷĻ ŭĻƓĻƩğƌ ĭƚƒƒĻƓƷƭ ĬĻƌƚǞ ǞĻƩĻ ƦƩƚǝźķĻķ ĬǤ ğƌƌ ƩĻƭƦƚƓķĻƓƷ Ʒƚ ƷŷĻ ƚƓƌźƓĻ ƨǒĻƭƷźƚƓƓğźƩĻͲ ƩĻŭźƭƷĻƩĻķ ğƓķ ǒƓƩĻŭźƭƷĻƩĻķ ΛğƓƚƓǤƒƚǒƭΜ͵ ŷĻƭĻ ĭƚƒƒĻƓƷƭ ƩĻƌğƷĻ Ʒƚ ƷŷĻ ğƒĻƓķĻķ ƦƩƚƦƚƭĻķ ŭƚğƌƭ ğƓķ ƦƚƌźĭźĻƭ ƷŷğƷ ğƩĻ ƦƩĻƭĻƓƷĻķ ğƭ ƦğƩƷ ƚŅ ƷŷĻ IƚǒƭźƓŭ 9ƌĻƒĻƓƷ ƦķğƷĻ͵ 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. 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<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