HomeMy WebLinkAbout2005-0803 Study Session Packet
CITY ()F
AS H Lfl~N D
CITY COUNCIL STUDY SESSION
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AGENDA
Wednesday, August 3, 2005 at 12:00 p.m.
Council Chambers, 1175 East Main Street
1. Review of Lithia Parking Lot Affordable Housing Proposals.
In compliance with the Americans with Disabilities Act, if you need special assistanco to
participate in this meeting, please contact the City Administrator's office at (541) 488..6002 (TTY
phone number 1-800-735-2900). Notification 72 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 I).
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City Council Study Session
August 3, 2005
Lithia Lot Proposal Review
(12:00) Staff Presentation
(12:05) Housing Commission Recommendation
10 Minute Presentations from Applicants
(12:10) Sandler Films Proposal Presentation
(12:20) Kendrick Enterprise Proposal Presentation
(12:30) Housing Authority Proposal Presentation
(12:40) Council determination of next step
(12:45) Adjourn
CITY OF
ASHLA:ND
Council Communication
Review of Uthia Parking Lot Affordable Housing Proposals
Meeting Date: August 3, 2005
Department: Community De~pment
Contributing Departments: Legal
Approval: Gino Grimaldi 'I(
Primary Staff Contact: Brandon Go ~'. 552-
2076 aoldmanb(Q)ashland.or.us a~
Secondary Staff Contact: John Mc ~lin, 552-
2043 mac(Q)ashland.or.us ~
Estimated Time: 45 Min. + . n
Statement:
The City of Ashland issued a Request for Proposals on December 23, 2004 for the development of aj~ordable
housing upon the Lithia Way Parking lot, located between Pioneer Street and First Street, on the South side of Lithia
Way. Four proposals were received in response to the RFP. Attached are the four proposals, the Stclff evaluations of
the proposals, and the minutes from the Housing Commission's deliberations.
In evaluating the proposals the City Council is to determine whether the proposals received have me lit, and if so
make an award selection in favor of the proposal that best meets the objectives as outlined in the RFIP.
Background:
On September 21, 2004, the City Council directed Staff to issue a Request for Proposals to develop ciffordable
housing utilizing the airspace above the Lithia Way Parking Lot. This was intended to be a pilot proje<:t to
demonstrate the viability of using airspace in this way. The Housing Commission reviewed each of the four
proposals received at numerous regular meetings (March 30, April 27, May 25, and July18th, 2005) and at one
special meeting held on April 13, 2005. During these meetings applicants presented the merits of thE!ir proposals and
responded to clarification questions posed by the Housing Commission.
The attached Housing Commission Memo dated 3-30-05 provides a staff assessment of the four proposals
identifying each proposal's strengths and weaknesses. The Housing Commission Memo dated 5-25-05 attempts to
address a number of questions raised by the Housing Commission relating to provisions in the RFP, housing unit
size and costs, income ranges, parking, and mixed use development. Further this May 5th Memo provides staff's
recommendations and options considered by the Housing Commission.
Related City Policies
Adopted Council 2005-2007 Goals
Identify at least 25 units of affordable housing; have online for construction in 2006
Comprehensive Plan
The Housing Element of City's Comprehensive Plan encourages integration of commercial and resid~~ntial uses
where appropriate: "-.:::~ -.-:
-Mixed uses often create a more interesting and exciting urban environment and should be j';Onsidered as a
development option wherever they will not disrupt an existing residential area.. (CH 6 goaI2:a).
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The Transportation Element of the Comprehensive Plan states mixed-use development is encouraged eSpecially
when in easy walking distance of transit (pg. 11). Being located on an existing bus route, the Lithia Way lot is well
suited to take advantage of existing transit. Further the Transportation Element cites that "mixing land uses, housing
and jobs, reducf~s traffic by locating residences close to shopping, entertainment, and job centers. "
Site Design and Use Standards
The Commercial development design standards aim to "... improve the projects appearance, enhance the City's
streetscape, lessen the visual and climatic impact of parking area~.,.." (pg 17, Site Design and Use Standards). At a
minimum any parking lot must be screened to reduce the adverse visual impact (11-C-2D2).
Zoning Ordinunce
The purpose of 1the C-1 zones is "...to stabilize, improve, and protect the characteristics of those areas providing
commercial commodities and services"(ALUO 19.32.010).
Downtown Plun adopted in 1988
Will Dodge Way is identified as a Pedestrian area and the Plan urges the development of the area
to enhance this 1P0tential:
"Will Dodge Way, where more businesses front and where more land is available for development holds the
greatest potential. The proposed development plan map shows the alley closed to traffic for the peak
pedestrian times of the day,.from 11:30am to 10:00pm. All-new buildings and some of the existing
merchG,ndising can flourish. A central courtyard, about fifty feet square, draws pedestrians down the alley.
Buildings at least two stories in height are required along Lithia Way in order to enclose the alley and give it
an intimate atmosphere. " (pg 37 Downtown Plan)
Within the section on Housing in the Downtown Plan it is stated that
"Housing should be introduced downtown on upper stories. Allowing it outright and removing off-street
parking requirements encourages owners to rent to travelers and enhances the area's diversity. This will
allow a flexible downtown housing pattern and encourages appropriate downtown multi-story developments"
(pg.44).
Affordable Housing Action Plan
The plan recommends the City target lands for the development of affordable housing including City owned Parking
Lots:
"Existing city-owned surface parking lots in or in close proximity to the downtown. These sites could be
targeted for application of recently enacted vertical housing development tax exemptions. The new law
provide.s a partial tax exemption for certified projects that include a ground floor or lower floors occupied by
commercial uses and one or more upper floors of residential uses. The allowable exemptiOnis for..20% of
assessod value on land and improvements for each floor up to four floors of residential use with'a-maximum
partial tex exemption of 80%. Other than these relatively small lots, the City does not own any parcels
suitable for affordable housing development. " (Strategy 3A, pg 15)
Council Optiions:
The Council can consider the following options when reviewing the four proposals for selection of an affordable
housing project to be developed on the Lithia Way parking lot:
The Council can consider the following options when reviewing the four proposals for selection of an affordable
housing project to be developed on the Lithia Way, parking lot:
1) Select one of the four proposals as submitted~
Pros: Selected applicant can go forward with funding appli~ns..and development of the site.
Provides 9-10 units toward meeting the Council Goal of developing at least 25 units of
affordable housing, with construction to begin in 2006.
Cons: (see "Pros" under Items 2,3 and 4, as selection of a proposal would eliminate those
potentials)
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CITY OF
ASHLi~ND
2) Select one the four proposals with specific clarifications pertaining to preferred alternativE!S as outlined in
the offerors submitted proposal.
Pros: City can provide more specificity (limitations) on the selected applicant. The upplicant can go
forward with greater limitations on the scope of development and proceed with funding
applications and development of the site.
Provides 9-10 units toward meeting the Council Goal of developing at least :25 units of
affordable housing, with construction to begin in 2006.
Cons: (see "Pros" under Items 3 and 4, as selection of a proposal would eliminate those potentials)
3) Reject all four proposals making the determination that doing such is in the best interest of the City.
Pros: City can re-evaluate the future use of the property, determine the best use of the property,
and incorporate considerations developed through the upcoming downtown visioning
process.
Cons: (see "Pros" under Items 1 and 2, as selection of this alternative would eliminate those
potentials)
4) Direct'Stafftodevelop a new RFP in collaboration with the Housing Commission for re-issuance..
Pros: Re-issuance of the RFP would allow the City to request a more specific proj<<~ct, being
explicit in terms of what is requested to include: commercial I no commercial; unit size
limits (minimum or maximum; income range targets; consideration of non-pmfit partnership
in evaluation criteria; parking location recommendations; commercial contribution to housing
costs; reversion to City of Ashland; Period of affordability. This would also Billow the City to
negotiate with respondents should such be noted in the RFP.
Cons: Respondents to a new RFP would be unable to respond to the State Consolidated
Funding Cycle's fall round in February, thereby postponing funding applications until
August 06'. A selected project could not begin construction until 200i'.
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5) A combination of #3 and #4 above, following the completion of the Downtown Plan.
Pros: Provides an opportunity to prepare a new RFP for development of the property that is more
explicit, as noted under the 'Pros' for alternative 4, and reflects the results of the Downtown
Plan.
Cons (see "Pros" under Items 1 and 2, as selection of this alternativ~ would eliminate those
potentials)
Significant discussion by the Housing Commission has involved the proposed commercial components offered in two
of the four proposals. Concern has been raised whether the RFP was explicit enough to allow the aoceptance of
proposals that contained a commercial component. Additionally members of the Housing Commission have
expressed an interest in ensuring that any commercial component demonstrates a clear benefit for the affordable
housing project.
It is staffs belief that the original RFP was designed to be flexible in a purposeful attempt to encoura~le creative
proposals. The RFP allows for this flexibility explicitly by stating that variations from the primary aim I)f the RFP will
be accepted and considered.
The City is soliciting proposals with the purpose of creating and managing affordable housing. The City is
seeking proposals that would develop and manage affordable housing with provisions for t/1le City to regain
ownership at the conclusion of the proposed period of affordability. ,The CiJyJ;ouncil has fUlther identified
that proposals should aim to provide rental housing units for a minimuiif 40:'year period, to 110useholds
earning at or below 80% or less of the area median income. The City Council has expres~ied that
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prop~ia/s that do not meet these specific requirements will still be accepted and considered
[ernphctSis added).
The RFP encoulrages applicants to review the Downtown Design Standards and provide a development plan that is
responsive sum>unding neighborhood:
Proposals should emphasize economic feasibility, affordability, livability, good design, sensitivity to adjacent
residential uses, responsiveness to Ashland's Downtown Design Standards and to the historic districts that
su"ound the subject properties.
One of the respondents to the RFP has contented thatthe City cannot accept commercial
uses as part of the development proposals, as it was his interpretation that the RFP's silence on commercial
development mE~ant that such would not be considered by the City. The City Legal Department has reviewed the RFP
and determined that the City can entertain commercial development in addition to the development of affordable
housing. Specifil~lIy the RFP as issued states:
"In cases of doubt or differences of opinion concerning the interpretation of this RFP, the city reserves the
exclus~i/e right to detefTTline the intent, purpose and meaning of any provision in this RFpn.
Therefore the City Council can determine the intent of the RFP and this is not changed by any wording contained in
any of the proposals received.
State law gives the City Council (contracting agency) broad discretion. to-reject all or parts of proposals provided the
City can state a ~reason" that supports that such a decision is in the best interest of the City (ORS 279B.100) . To
decide to re-issUle the RFP is either a determination that none of the original respondents proposals have merit, or
that there are concerns as to the capacity of the offerors to actually complete and manage the development, or las~y,
that the city was in error in issuing the RFP in the first place.
Recommendations
Housing Commission Recommendation:
The Housing Commissioners collectively utilized the numeric ranking criteria in the RFP and the aggregate ranking
placed the Housing Authority's proposal as being most responsive to the RFP and as such the preferred alternative.
The Housing AU1lhority proposal's larger unit sizes were viewed by some Commissioners as being more livable and
better suited to the intended beneficiaries. Although most Commission members expressed support of commercial
use on the site in addition to housing, there was limited information to quantify how such a commercial component
contributed to thl~ housing affordability. In a 5-1 vote the Housing Commission recommended the selection of the
Housing Authority proposal under the stipulation that 12 public parking spaces be provided within the subsurface
parking area.
Staff Recommendation:
Prior to Housing Commission deliberations, staff identified the Kendrick Enterprise LLC proposal as the highest
ranking in our independent evaluation of the proposals. Specifically staff ranked Kendrick Enterprise highest in their
Understanding of the Project approach and Vision, in large part due to the proposals consistency with the context of
the commercial downtown. Staff believes the Kendrick Enterprise mixed use concept has merit in providing both
housing and jobs on a small site, while increasing the amount of available public parking within a subsurface lot.
Staff also ranked Kendrick highest in response to the scoring of the FifTTls Capacity and Resources. Staff also
believes the proposed reversion of assets, including both the residential and commercial development, to the City
after 40 years pmvides a significant public benefit in the long term.
However, Staff o:mcurs with the Housing Commission's determination that the Housing Authority's proposal would be
successful in providing needed workforce housing within the downtown core if ultimately selected by the City Council.
Staff's numeric scoring ranked the Housing Authority second over all, and highest under identification of Project
Funding Sources' due to their ability to leverage state and federal funding in aCJaifiOiffcY Section 8 vouchers for low-
income residents.
Should the use of public property to allow commercial activity as part of a public/private partnership be considered
inappropriate by the COuncil, staff believes the Housing Authority's proposal is a viable alternative'meeting the
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CITY OF
ASHLil\ND
intended parameters of the RFP. Although the Housing Authority does not provide a reversion of the development to
the City, the Housing Authority would provide a minimum period of afford ability of 50 years with the desire to operate
the housing as affordable in perpetuity.
Should the Council determine the mixed use concept is preferableJ and the public/private partnership proposed by
Kendrick Enterprise is appropriate, Staff recommends selection of their proposal with the stipulation that the rents are
adjusted to be consistent with the HOME program, and that the subsurface parking scenario present~~d in the
application be a condition of selection.
If the Council has concerns about current policies relating to issues such as parking and housing in the downtown
area, it would be appropriate to reject all four proposals and develop a new RFP that reflects the results of the
Downtown Plan.
Attachments:
Housing Commission Memo: dated 3-30-05
Memo - Legal Department: dated 4-13~05
Housing Commission Memo: dated 5-25-05
Evaluation Matrix (table comparing proposals)
Housing Commission Minutes:
3-30-05
4-13-05
4-27-05
5-25-05
7-19-05
Detailed history of RFP development, issuance and evaluation
Letters and Email Correspondence .
Kendrick Enterprise
Allan Sandler
Diana Shavey
Brandon Goldman
Colin Swales
Lithia Parking Lot Development Proposals
Housing Authority of Jackson County
. Sandler Films
Kendrick Enterprise
LDC Design Group
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CIT~r OF
ASHIJAND
Housing Commission Memo
Title:
Dept:
Date:
Submitted By:
Lithia Lot housing Proposals
Planning Department
May 25, 2005
Brandon Goldman, Housing Program Specialist
Background
In October of 2004 the Council approved the proposed Request for Proposals to develop the Lithia Way
Parking lot and the RFP was issued on December 23,2004 with a submittal date of February 23rd, 2005.
The City received four proposals which were distributed to the Housing Commission on February 23 rd
for review. At the regular meeting on March 30th the Housing Commission held a publk hearing in
which the applicants presented their proposals and were asked questions by the Commission. On April
13th 2005 the Housing Commission held a Special hearing to hear clarification response:s from the
applicants and to deliberate upon the merits of the proposals received. The Commission closed the
public hearing and continued deliberations to the April 27th regular meeting. The Housing Commission
continued their deliberation on April2ih, and postponed making recommendations regarding the
proposals until the May 25th regular meeting.
Proposals
All proposals meet the primary intent of the RFP to solicit developments that would cre:ate affordable
workforce housing and retain public parking. The income level of the future residents of no more than
80% area median income is met by each proposal. Staff believes that each proposal has merit and each
should remain in consideration for an award selection. Staff provided a memo to the commission dated
3-30-05 that outlines the strengths and weaknesses of each proposal.
RFP Provisions
Significant discussion has involved the proposed commercial components offered in two of the four
proposals. The concern has been raised whether the RFP was explicit enough to allow the acceptance of
proposals that contained a commercial component. Further the Commission has questioned as to
whether the RFP can be re-issued, and if so can it be limited to the original respondents.
It is staffs belief that the original RFP was intentionally flexible in order to encourage c:reative
proposals. The RFP allows for this flexibility explicitly by stating that variations from the primary aim
of the RFP will be accepted and considered.
The City is soliciting proposals with the purpose of creating and managing affordable housing. The City is seeking
proposals that would develop and manage affordable housing with provisions for the City to regain ownership at
the conclusion of the proposed period of affordabi/ity. The City Council has further identified that proposals should
aim to provide rental housing units for a minimum 40-year period, to households earning at or below 80% or les$ of
the area median income. The City Council has expressed that proposals that do not meet these specific
requirements will still be accepted and considered.
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Further the RFP encourages applicants to review the Downtown Design Standards and provide a
development plan that is responsive surrounding neighborhood:
Proposals should emphasize economic feasibility, affordability, livability, good design, sensitivity to adjacent
residential uses, responsiveness to Ashland's Downtown Design Standards and to the historic districts that surround
the subject properties.
Lastly one of the respondents to the RFP has contented that the City can not accept commercial
components as part of the development proposals, as it was his interpretation that the RFP's silence on
commercial dt~velopment meant that such could not be considered by the City. The City Legal
Department has reviewed the RFP and detennined that the City can entertain commercial development
in addition to the development of affordable housing. Specifically the RFP as issued states "In cases of
doubt or differences of opinion concerning the interpretation of this RFP, the city reserves the exclusive
right to determine the intent, purpose and meaning of any provision in this RFP". Therefore the City
Council can de:termine the intent and this is not changed by any wording contained in the proposals
received.
The Housing Commission has requested that staff determine the legalities ofre-issuing the RFP, and
further limiting it to the original respondents. In consulting with the Legal Department staff believes that
the RFP can not be "amended" or in any other way restricted only to the original respondents. Rather, a
new RFP would have to be crafted, and fonnally issued which would be open to any and all respondents.
State law gives the City (contracting agency) broad discretion to reject all or parts of proposals provided
the City can sta.te a "reason" that supports that such a decision is in the best interest of the City
Oregon Revised Statutes
279B.I00 Cancellation, rejection, delay of invitations for bids or requests for proposals.
(1) Any solicitation or procurement described in a solicitation may be canceled, or any or all bids or proposals may
be rejected in whole or in part, when the cancellation or rejection is in the best interest of the contracting agency as
detennined by the contracting agency. The reasons for the cancellation or rejection must be made part of the
solicitation file. A contracting agency is not liable to any bidder or proposer for any loss or expense caused by or
resulting fro~ the cancellation or rejection of a solicitation, bid, proposal or award.
(2) Any solicitation or procurement described in a solicitation may be delayed or suspended when the delay or
suspension is in the best interest of the contracting agency as detennined by the contracting agency. The contracting
agency sh;~ll make the reasons for the delay or suspension part of the solicitation file. A contracting agency is not
liable to aJ:lY bidder or proposer for any loss or expense caused by or resulting from the delay or suspension of a
solicitation, bid, proposal or award. [2003 c. 794 ~58]
To decide to re-issue the RFP is either a determination that none of the original respondents proposals
have merit, or that there are concerns as to the capacity of the proposers to actually complete and
manage the devc;:lopment, or that the city was in error in issuing the RFP in the first place. The RFP was
crafted over the Icourse of four public meetings before the Housing Commission and two hearings before
the City Council prior to being issued. These meetings allowed the Commission and Council to
determine the level of specificity being requested and it was ultimately determined to provide general
parameters, including the minimum 40 year period of affordability, the 80% area median income
threshold, and the retention of public parking on site. After careful consideration, issuance of the RFP
by the City was done in good faith to see the property developed with affordable housing. Respondent's
assertions that a development proposal should be selected from those received is a reasonable
expectation. Respondents have invested considerable time, effort, and money, to develop well thought
out proposals that contain affordable housing projects that benefit the intended income group(s), and
each has presented a specific reversion scenario to comply with the City's desire to regain ownership at
the conclusion of the affordability period. The respondent's expense of time and resources is not
undertaken without significant risk in that their proposal may not be selected. However, in deciding
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whether to respond to a RFP this risk is balanced by each development team with the understanding that
such efforts may result in their proposal being selected.
Currently two of the four respondents (Kendrick Enterprises and LDC Design Group) have indicated
that their proposals stand as presented and have not indicated a willingness to modify their proposals.
The Housing Authority has indicated that they do not build commercial space, and in order to
incorporate a commercial component they would have to find a partner to assist in that aspect of the
development. A commercial partner for the Housing Authority would need to be willing and able to
accommodate the timelines of applying for state allocated HOME funding. Specifically the Housing
Authority is concerned that beginning any construction prior to an award of HOME funds, and
completion of an associated Environmental Review, would nullify the potential use of Federal grant
awards on the site. The Housing Authority has expressed that they would work to identify such a partner
as they maintain their interest in the housing component. Sandler Films has indicated that their proposal
would be modified to incorporate commercial, and thereby lower the affordability threshold (to
60%AMI) in response to a modified RFP. Mr. Sandler has stated that philosophically h~~ is opposed to
the City offering the use of the airspace for commercial development in that "it would pui the City in
conflict with other developers who are developing commercial space on both sides and across the street
of the Lithia Parking Lot. "
A functional rejection of all the current proposals, to issue a new RFP, would likely have a chilling
effect on the development communities faith that the City was committed to selecting a project. With
this potential, staff is concerned that the issuance of a new RFP may not effectively solidt new
proposals, yet could have the counter effect of having current respondents unwilling to respond a second
time, or respond to future RFPs issued for other projects.
Proposal Clarification and Recommendations
The Housing Commission requested that staff evaluate specific components of the applil:ations to
provide both further clarification and recommendations. The items identified by the Housing
Commission included unit size, rent amount, target income levels, parking scenarios, and if a
commercial component was to be provided, examine how it would benefit the affordablt~ housing and
public in general. It is expected that through identifying key components the Housing Commission can
better advise the Council as to what would be the preferred type of development on the subject property.
Unit Size and Occupancy
The four proposals received provide a wide range of unit sizes with affordable studios as. small as
480sq.ft to two-bedroom units as large as 880sq.ft. The LDC Design Group proposal also includes six
market rate units between 1200 and 1800 sq. ft, but for the purposes of this analysis we have only
examined the need for affordable units to assist in recommending the appropriate size(s)
To best determine the type of units needed we initially examine the target population for whom the units
are being created. It was the direction of the Housing Commission and Council that these affordable
units should be developed to provide needed housing for downtown workers. Further there was concern
raised during the development of the RFP that given the urban nature of any development on site, and
corresponding lack of yard or recreation areas, it may not be an ideal location for childre:n. Although it
is appropriate that the units remain available to families with children, the unit size developed will in
large part encourage or discourage family housing. According to the Housing Needs Analysis, studio
and one-bedroom units were the most popular because of the strong demand from Ashland's student
population. Data provided by the property managers support this citing a vacancy rate of 0% for studiosoand 1.9% for one-bedroom units compared to an average 4.1 % vacancy rate for rentals a.s a whole. This
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indicates a need for smaller units that is not currently being satisfied. Furthennore given Ashland's
other recent investments in affordable housing, namely the RVCDC Self-Help Project, the ACLT
Parkview Apartments, and individual homes assisted through the SDC deferral and CDBG programs, no
other currently funded project contains rental studios or one bedroom units. In 2005 the City did provide
an award of $190,000 in CDBG funds for three large (880 sq.ft) 1 bedroom units on Quincy Street for
low income home purchase. However in tenns of rental housing, with the exception of accessory
residential units there have been limited market rate studios or one-bedroom apartment units built in
recent years.
Staff believes that as the downtown workforce is the target population for this affordable housing
development, studios and one bedroom units are most appropriate unit types. However, it may be
valuable to provide a range of units from studios to two-bedrooms to create a diversity of household
sizes within the development. Staff would see value in the average unit being a one bedroom, with any
two bedroom units proposed being balanced by efficiency studio apartments.
There was concern that the HOME program unit size limitation was restrictive to the degree that very
small units would not be funded with HOME awards from the State. In consulting with the Oregon
Housing and Community Services representative staff detennined that the HOME program does require
minimum unit sizes. Staff recommends that these HOME unit size limits be considered and any
development should meet or exceed the following limits:
· Studio/Efficiency = 375 sq.ft. minimum
· 1 Bdr = 600 sq.ft. minimum
· 2 Bdr = 800 sq.ft. minimum
· 3 Bdr = 1000 sq.ft. minimum
· 4 Bdr = 1250 sq.ft. minimum
Housing Costs .
The cost of housing is generally considered to be affordable when it equals no more than 30% of
household income, including expenditures for utilities.
A combined 62% of Ashland's workforce is employed in the Retail and Service sectors (Source: Oregon
Employment Departm(:nt ES-202 file) and it is assumed that downtown workers applying for these affordable
housing units will likely fall into these categories. Services and retail sales have remained fast growing
employment setctors in Ashland for the last decade and this is specifically true within the downtown
area. According to the. Housing. Needs Analysis these employment sectors in Ashland do not pay enough
for a household to afford fair market rent with the average annual pay for a service job in Ashland was
less than $20,942 in 2000. The average retail job paid slightly more than $15,000 in 2000. The estimated
annual income of renter households in the Medford-Ashland area in 2004 was $28,584.
Medford-Ashland Area Rental Housin Costs and Income
Number of Bedrooms
Zero One Two Three Four
$440 $523 $657 $956 $984
$17 600 $20 920 $26 280 $38 240 $39 360
$8.46
48
$10.06
57
$12.63
72
$18.38
104
$18.92
107
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The HOME program rental limits established by the Department of Housing and Urban Development
are appropriately correlated to a low- income household's ability to pay. Thus staff recommends that
those maximum rent limits be utilized in evaluating the proposals to ensure the rents are "affordable" to
the target populations. The HOME Program rent limits for the Medford-Ashland Metropolitan Service
Area are adjusted annually to account for increases in median income and are thus a good mechanism to
ensure the units remain affordable over time and rent increases do not outpace wages. However these
HOME rents are established primarily for households earning 50% area median income (LOW RENTS)
and 60% AMI (HIGH RENTS) and therefore do not provide a rate that is specifically tc)r the 80%AMI
households.
Currently the Medford-Ashland HOME rental rate ranges (considered LOW and HIGH rent limits) for
units based on size (# of bedrooms) are as follows:
. Studios: $440 Low/High
. 1 Bedroom: $488 Low -$523 High
. 2 Bedroom: $586 Low-$657 High
. 3 Bedroom: $677 Low-$846 High
Note the HIGH-HOME rents for studio, one bedroom, and two bedroom units are equal to the Fair
Market Rents noted in the Table above (HUD establishes the HIGH-HOME rent to be the lesser of Fair Market Rent or
ability to pay without exceeding 30% of a households income).
As the number of bedrooms increases a greater annual income is needed to afford the rent at these
levels. This further supports Staffs recommendation that smaller unit sizes be provided to target working
individuals or couples of lower incomes.
For Households earning 80%AMI these units would be considered non-HOME qualified units and
therefore the established maximum rents through the City of Ashland Affordable Housing Program
would set an appropriate limit. These rents are also correlated to the household income and adjust
annually equal to the changes in the median income. The 80%AMI rent limits under Ashland's program
in 2005 are:
. Studios:
. 1 Bedroom:
. 2 Bedroom:
. 3 Bedroom:
$599
$699
$794
$895
Both the Kendrick Enterprise and the Housing Authority proposals indicate use of HO:M[E funds to
contribute toward the construction costs of the affordable housing. As such the application of the
HOME limits on both unit size and maximum rents would be required by the State provilded the
proposals were successful in obtaining HOME Funding. The rents provided in the Housing Authority
proposal are already consistent with the HOME limits. The rents indicated in the Kendrick Enterprises
proposal however exceed these limits for the HOME regulated units, thus would have to be adjusted
downward to qualify for the state HOME funding sought.
Income Ranges
The incomes, unit size and maximum rents are inextricably linked. The issued RFP established a
maximum income or 80% AMI in order to provide flexibility for respondents. It was n01t the original
intention to simply have all the units in the development at the maximum 80%AMI level.
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The potential to provide units to those of lower incomes (30-50%AMI) by providing some units at the
80% level to offset the lowered rents for the low- or extremely low-income units, or increase operating
revenues for rnaintenance, repairs, and management has merit. Additionally providing an apartment
complex that .~ontains an income diversity in the makeup of the households can also be seen as
beneficial. F or these reasons staff is supportive of a development that provides units targeted to a range .
of incomes. In this range some units would be targeted to households earning less than 50% AMI, some
at 60% AMI, imd a the number of 80% AMI units would not exceed the number provided for the 50%
and below thrl~shold. In this way the 60% AMI units would be the "average". This is consistent with
the incomes of service and retail sector workers within the downtown vicinity.
Parking
The issue of parking was discussed in the formation of the .RFP. It was decided by Council that the
public parking on site should be retained to the maximum degree feasible. Specifically during the public
hearing process for issuance of the RFP it was suggested that there be no more than a two space
reduction. All four submitted proposals meet this provision, however each has unique differences that
require examination.
The Sandler Films proposal retains the existing surface parking and by utilizing the alley as part of the
lot's maneuvering lanes it maintains the number of spaces at 13 regular spaces. Staff has significant
concerns over this parking arrangement as it provides an additional access point onto Lithia Way which
runs counter to the access management standards to limit additional curb cuts on arterial streets (Ch.8 of
the Transportaltion System Plan and the Street Standards Handbook). Every driveway apron is a
challenge for pedestrians and negatively impacts the pedestrian environment and the character of the
Street. The use of Will Dodge Way also poses concern for staff in that the Downtown Plan adopted in
1988 specifically identifies Will Dodge Way as a Pedestrian area and urges the development of the area
to enhance this potential.
It Will Dodge Way, where more businesses front and where more land is available for development holds the
greatest potential. The proposed development plan map shows the alley closed to traffic for the peak pedestrian
times of the day,from.J 1:30am to JO:OOpm. All new buildings and some of the existing merchandising can flourish.
A central courtyard, about fifty feet square, draws pedestrians down the alley. Buildings at least two stories in
height are required along Lithia Way in order to enclose the alley and give it an intimate atmosphere. " (pg 37
Downtown Plan)
The Sandler Films proposal is not the only proposal that would have an adverse impact on the future
pedestrian area envisioned in the Downtown Plan. However by providing a required maneuvering area
and access to the parking from the alley it would have the most impact of the four proposals received.
The Housing Authority of Jackson County manages to maintain only one access offofLithia Way and
aims to retain ujp to 11 public spaces. Should underground utilities along the south property line be cost
prohibitive to re:locate the number of public parking spaces would be reduced to 9, however this includes
a handicap accessible space which the lot is presently lacking. The Housing authority proposal also has
a single handicap parking space proposed to be accessed off of Will Dodge Way. Although this would
also impact the pedestrian environment on Will Dodge Way staff sees it as minimally intrusive while
providing private parking for any disabled residents of the proposed development.
The LDC Desigtl Group proposal is the most ambitious in regards to parking in that it would provide a
combined total of 31 spaces. This would be accomplished through coordination with adjacent property
owners to locate access to a 21 space sub-surface parking lot on the adjacent property. Staff sees value
in the concept, however, the adjacent property has already received site-plan approval by the Planning
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Commission and will develop shortly. Thus this opportunity does not seem fully feasible. LDC Design
group also proposed an additional ten spaces to be located off of Will Dodge Way. For the same reasons
noted under the Sandler Films project above, staff is not supportive of this parking scenario.
The Kendrick Enterprises parking proposal is complicated in that the application puts forth two
alternatives. In the preferred alternative the public parking is subsurface with its sole access located on
Lithia Way. The number of parking spaces is increased to 16 public spaces. In this scenario there is no
vehicular access on Will Dodge Way. Staff is highly supportive of this alternative and believes it is the
most beneficial, and feasible of those proposed. In Kendrick Enterprises' second alternative the
application and testimony provided indicates that if in a detailed examination of the site (including
geotechnical evaluation) it is determined that subsurface parking is cost prohibitive, then Kendrick
Enterprises would locate 10 head-in spaces off of Will Dodge Way. Staff is not supportive of this
alternative given the adverse impacts to what could be a valued pedestrian area as the undeveloped
properties complete the development pattern established by the Mojo's building, the Key ofC complex,
and other historic East Main Buildings with business frontage on Will Dodge Way.
Mixed Use Commercial
There has been considerable discussion by the Housing Commission as to whether a con1mercial
component is appropriate, and if so concern has been raised as to how it benefits the affordable housing.
Two of the four proposals contain a commercial component on the ground floor, and the other two
proposals provide affordable housing with no commercial component.
Staff is supportive of providing a commercial component in the development of the site. Although not
technically required as "Public Parking" constitutes a permitted use on the ground floor the Commercial
Downtown zone (C-I-D). The purpose of the C-l zones is II... to stabilize, improve, and protect the
characteristics of those areas providing commercial commodities and services "(ALVO 19.32.010).
Further it is staff's belief that the commercial activity facing Lithia Street provides a positive
contribution to the streetscape and enhances the pedestrian environment. As a counter example locating
parking on the first floor promotes an auto orientation for Lithia Way with limited pedestrian appeal.
The Commercial development design standards aim to It... improve the projects appearance, enhance
the City's streetscape, lessen the visual and climatic impact of parking areas... " (pg 17, Site Design and
Vse Standards). At a. minimum any parking lot must be screened to reduce the adverse visual impact
(11-C-2D2, Site Design and Vse Standards) which could be partially accomplished with landscaping and
architecturally through the design of the platform.
Of importance in the development of formal plans for site review approval is the land use criteria that at
least 65% of the ground floor shall be a "permitted use" in the zone (ALVO 18.32.025). As stated
previously "public parking" is such a permitted use and would satisfy this criteria. In evaluating the
development proposals received what is of relevance relating to this Land V se criteria is the defmition of
"ground floor". In the event public parking becomes subterranean, it will require a carefUlI calculation to
determine whether this parking level is technically defmed as a basement or can qualify as a first floor.
In the event it is a basement this standard, that 65% of the ground (frrst) floor be a permitted use, would
not be met. An exception to this standard could potentially be obtained for a proposal that does not
contain commercial on the first floor, or alternatively to meet the standard it would effectively require
the parking level to be the "frrst floor" and thereby be more exposed and taller from the sidewalk grade.
The downtown core is the economic and cultural center of the City. The concentration of commercial
development within this core contributes to the vitality of the downtown as a whole. A commercial
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component on site would provide not just additional jobs within the immediate vicinity of the proposed
affordable housing but also succeeds in maximizing the utility of the space. The inclusion of
commercial on the site is not only desirable for aesthetic and economic reasons, but consistent with the
character of the historic development pattern and Ashland's longstanding support of a compact urban
fonn. The Housing Element of City's Comprehensive Plan encourages such integration of commercial
and residential uses where appropriate.
"Mixed uses often create a more interesting and exciting urban environment and should be
considered as a development option wherever they will not disrupt an existing residential area. "
(CH 6 goal 2a).
Staff believes that this site provides such an opportunity without disrupting any residential areas and
thus a commercial component should be encouraged as part of any development plan.
Commercial Contribution
The discussion of a commercial component on this site goes beyond the economic vitality of the
downtown. Specifically the Housing Commission has questioned how a commercial use provides a
direct benefit to the affordable housing portion of the development. In the simplest sense the commercial
component provides an incentive for for-profit developers to engage in the development of lower
income affordable housing. The Sandler Films proposal accurately demonstrates that the donation of
airspace alone provides a private developer enough incentive to develop affordable housing only if all of
the units are targeted to the 80%AMI units, with rents maximized, and with the original construction
costs to be paid by the City at the conclusion of the period of affordability. Further in testimony Mr.
Sandler stated that even with the 80%AMI level the desire to do the development is not one of aiming to
make a profit, but merely to recover costs while contributing needed affordable housing to the
community. By allowing a developer to include the commercial component the development can
include units aimed at the 60%AMI or below level.
The issue discussed by the commission relates to how much subsidy does the inclusion of the
commercial component contribute to the housing, and specifically what is the benefit to the City.
Housing COlIunissioners have explored potentials to have any commercial lease proceeds directly offset
rents, or in exchange for unrestricted commercial use that the housing be developed without additional
costs to a non-profit partner.
The LDC Design Group proposal would utilize tax credits to assist in the development costs of the
housing units and rental proceeds for a 15 year period to cover the cost of the affordable housing
construction. In their proposal the commercial component, as well as six for market condominiums
would be sold independently and perpetually be privately owned. It is clear in this proposal that the
commercial and for-market rate residential units, coupled with the Low Income Housing Tax Credits
provide signific:ant incentive to develop the property and affordable units. The City would gain the
affordable housing units without cost, and the developer has the incentive to complete the project to
have the comm,ercial and for-market rate units as assets.
In the Kendrick Enterprises proposal the commercial space would be leased out to businesses by the
developer and at the conclusion of a 40 year period would revert to the City in its entirety. During the
40 year period the proceeds from the commercial space would go to the developer to pay for the
commercial units construction and provide the profit incentive to undertake the project. The obvious
public benefit ill this arrangement would be that at the conclusion of the 40 year period the City would
own the entire facility and could lease to commercial space and utilize the proceeds to create or
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rehabilitate affordable housing units on site or elsewhere in the City. In this proposal the development
costs associated with the parking level and fust floor (commercial) are not contributed tiD the
construction cost of the residential units but included in the Commercial development costs. The cost of
building a platform above the parking level would otherwise have to be absorbed into the housing costs
and recaptured over time by increased rents (or greater subsidy initially). As noted previously the rent
levels proposed in the Kendrick Enterprises are not consistent with the HOME Program~, therefore it is
anticipated that should this project be selected the rents would be reduced requiring greater contributions
from the developer (lower sales cost to ACL T) or additional subsidy obtained by ACL T (HOME or
loans).
Staff can not answer the question how much profit would the commercial space generate over time, and
how much profit is enough to still entice the for-profit development community to consider a
development. In examining this issue one must consider the opportunity costs from a developer's
perspective. If the profit from this project is markedly less than could be obtained by doing another, un-
regulated, development, thenthe for-profit development community will seek those otht::r opportunities.
A public-private partnership need be mutually beneficial to become a reality. In the casc~ of the
Kendrick proposal staff believes the reversion of the commercial component to City ownership would
enable the City to benefit from the commercial component for the majority of the building's life and as
such provides a substantial public benefit without any direct contribution from the City, with the
exception of the no-c:ost air rights. In the case of the LDC Design Group proposal staff believes the
project is based on high quality urban design and a legitimate financing model, however staff believes
the benefit to the developer is disproportionate to that of the City in the long term given the commercial
component would ne:ver revert to City ownership.
Staff Recommendation
Staff recommends the Commission forward a recommendation to Council in support of the Kendrick
Enterprises proposal with the condition that the rents are adjusted to be consistent with the HOME
program, and that the subsurface parking scenario presented in the application be a condition of
selection.
It is our belief that this proposal embodies the initial concept of the affordable housing RFP, while also
respecting the development context of the downtown.
Should the Commission wish to forward an alternative recommendation to Council the tie>llowing
options exist:
1) Recommend that another proposal be selected as presented, or with specific suggestions for
modification by conditions.
2) Recommend a new RFP be issued with greater specificity to include:
commercial/no commercial
unit size limits (minimum or maximum)
income range targets
consideration of non-profit partnership in evaluation criteria
parking location recommendations
commercial contribution to housing costs
reversion to City of Ashland
Period of afIordability
It must be recognized that issuing a new RFP further delays this process, whi]le potentially
sending a chilling message to the development community.
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3) Provide Guidance to council on suggested components without recommending the issuance of a
new RFP or the selection of an individual proposal.
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CI1rv OF
ASHLAND
____________________________"_______ ______________u______________
Memo
DATE:
TO:
FROM:
RE:
April 13, 2005
Housing Commission
Mike Reeder, Assistant City Attorney
Lithia Way RFP Process
This memorandum is meant to provide the Housing Commission guidance regarding the Lithia Way
RFP selection process. Below are your options for consideration:
The Commission may:
1. Recommend one specific proposal of the four received.
2. State a preference of for components of proposals, but refrain from making a recommendation from a
specific proposal.
3. Recommend an addendum to the RFP be sent to each respondent.
4. Recommend that no proposal submitted be selected by Council.
Note: The Housing Commission may not accept any modifications of any proposals.
CITY OF ASHLAND
Legal Department
20 East Main Street
Ashland, OR 97520
www.ashland.or.us
Tel: 541-488-5350
Fax: 541-552-2092
TTY: 800-735-2900
Michael W. Franell, City Attorney
Micheal M. Reeder, Assistant City Attorney
Sharlene P. Stephens, Legal Assistant/Claims Manager
Nancy Snow, Legal Secretary
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CITY OF
ASHLAND
Housing Commission Memo
Title:
Dept:
Date:
Submitted By':
Lithia Lot housing Proposals
Planning Department
March 30, 2005
Brandon Goldman, Housing Program Specialist
Background
The City's Housing Action Plan identifies downtown parking lots as potential sites: for affordable
housing projects, utilizing the airspace over the lots. On August 17, 2004, the City Council reviewed a
draft RFP regarding this issue, and raised several areas of concern. The Council directed Staff to revise
the RFP based upon comments raised during the meeting, and to bring back additional information
regarding thosl~ concerns. In October of 2004 the Council approved the proposed Request for Proposals
and it was issued on December 23, 2004 with a submittal date of February 23rd, 2005. The City
received four proposals which were distributed to the Housing Commission on February 23rd for review.
At the regular 1tneeting on March 30th the Housing Commission is to hold a public hearing to receive
public comments and forward a recommendation to the City Council on the proposals received.
Proposals
The four proposals received can be divided into two distinct categories.
The fIrst type of project involves essentially building a deck above the at grade parking lot and
developing 9-10 affordable housing units above it. Sandler Films Inc. and the Housing Authority of
Jackson County proposals are of this type, although clear distinctions between the two do exist.
The second catl~gory of proposals include underground parking with commercial d(~velopment on the
first floor, with affordable housing above. The LDC Design Group and Kendrick Enterprise LLC
proposals are of this type.
All proposals nleet the primary intent of the RFP to solicit developments that would create affordable
workforce housing and retain the existing public parking lot. The income level of the future residents of
no more than 80% area median income is met by each proposal.
Evaluation
Given the clear distinction between the types of proposals received Staff can not provide a direct
comparison betw'een all four but has instead attempted to highlight differences between each type. The
City Council and Housing Commission have also yet to comment on the concept for a commercial
component on the site, although it is zoned commercial. Given the distinct differenc:es in the approach
taken it is difficult for staff to provide a formal recommendation for one of the four proposals.
In evaluating each of the proposals Staff has identified the following strengths and ,veaknesses for
consideration by the Housing Commission. Staff is not attempting to evaluate site design and aesthetic
components of (~ach proposal as these can be altered and reviewed at a future date. However, those
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components that are clearly integral to the proposals and unlikely to change through further design are
evaluated. This should assist in identifying variations between the proposals.
of Jackson Coun
Stren ths
Lon Term Affordabili 50 Years or Ion er
Targets low income levels. All units are to benefit
households earning less than 60% area median income
(AMI). Additionally witlh the subsidy of Section 8
vouchers the Housing .Authority proposal could
potentially benefit households earning as low as 30%
AMI.
Rents correlated to ability of individual households to
a and not be overburdened b housin costs
Levels the parking lot's existing grade to be at the Lithia
Street elevation. This effectively reduces the overall
height of the first story to be only 8-9' on the Lithia Street
fronta e.
Dedicated resident handicap parking space located off
Will Dod e Wa .
Levera es State and Federal Funds
Units would have washer dryer hookups, dishwashers,
and would ran e in size from 675s .ft to 860 s .ft.
Extensive ex erience develo in affordable housin
Extensive experience managing affordable housing
owning or managing 7~22 such units in Jackson and
Jose hine Coun .
Sandler Film Inc.
Coin operated Laundry on-site
Articulation in facade breaks up mass of buildings.
Experienced developer of mixed use and commercial
buildin s in Ashland
Weaknesses
Funds necessa for Pro'ect are com )etitivel awarded
Readiness to Proceed - Would not apply for Federal
HOME funds through the State until February 2006.
However the application indicates a timeline for
development would be initiated as eariy as May, thus the
submission of plans for City approval (Planning/Building)
would be undertaken during the delay in applying for
HOME funds.
Parking is highly visible on the Lithia ~Vay frontage with
o enin salon the entire facade.
Up to 4 space reduction in public parking (however one
space is shown as Handicap where none exist
currently).
Weaknesses
No ex erience develo in affordable housin
No experience managing affordable housing
Parking is highly visible on the Lithia VVay frontage with
ex osure alon the entire facade.
Due to the retention of the existing parking lot grade to
allow for use of Will Dodge Way as maneuvering area,
the Lithia Way frontage would have a 12' -13' first floor
sto .
Rents are established at the maximum 80% household
level. Thus households earning less tlnan 80AMI would
be overburdened b housin costs.
Use of Will Dodge Way to access parking adds traffic to
a low traffic business servin aile .
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Kendrick Enter rise LLC
Stren ths
Proposes units to benefit a range of incomes:
two units for 30% AMI, five units for 60%AMI and three
for households earnin 80%AMI
Partners with Ashland Community Land Trust to own the
affordable hou~;ing - management of the units would
potentially provide a minimal income stream for ACL T
while using their experience in working with low-
moderate income households.
Experienced with Mixed use and commercial
development
Experienced with affordable, transitional, and special
needs housin develo ment
Setback of the majority of the second story mass
(residential units) and the apparent separation of
buildin s reduo9S mass alon Lithia Wa .
Mix of unit types (studio, one bedroom, two bedroom)
provides housing opportunities to varying sized
households.
Provides pedestrian connection through site to Will
Dod e Wa .
Underground p~.rking obscured from site and number of
available spaces is increased to 16 including a handicap
space. Additional spaces provide the opportunity for a
resident only space(s) to accommodate
loadin lunloadin for residents.
Bike Parkin ,and stora e rovided for residents.
Stren ths
Underground parking obscured from site allowing for a
retail space on tlhe ground floor adding to the
attractiveness of the streetsca e
Provides pedestrian connection through site to Will
Dod e Wa .
Income generatilDn from commercial development or
market rate residential subsidizes low-income units
Proposed under!}round parking if it can be coordinated
with adjacent pmperties. If coordinated up to 20 spaces
could be provided.
Ta~ ets 8 units IEtss than 50% AMI, with 8 at 80%AMI
Reverts entirely to City ownership for $1 (plus exit taxes)
at the end of the eriod of affordabili
Extensive experience developing low-income downtown
housin and mix.~d use develo ments.
Partners with an experienced non-profit or property
manager to manage the affordable housing.
Weaknesses
Requires ACL T, or alternative non-proftit affordable
housing provider, to cover approximately $640,000 in
develo ment costs to tar et the lower income levels.
Indicates that during the budget and design process
underground parking could be eliminated due to cost
and parking could be located off of Will dodge way. This
would add significant traffic to :e small business serving
aile
Question whether the commen:ial component, under
management of the developer, will revert to City
ownership at the conclusion of a 40 year "rights of
ossession" eriod
Funding Source for ACL T component not identified.
Proposal indicates a fee for parking may be considered
by the City whereas the existing lot is timed without
char e.
Weaknesses
10 parking spaces located off of Will dodge way. This
would add significant traffic to a small business serving
aile
Option requests variance to height limit within the
downtown zone to otentiall develo 4 stories.
Option requests variance to residential density (between
16 and 22 units vs 10 permitted) within the downtown
zone
Requests Market rate units on a fourth floor. Although
this clearly would subsidize the affordable residential
units Council and the Housing Commission indicated
that the property was not to be Ulsed for Market rate
housin .
30 year period of affordability
Although the application states the affordable housing
units will revert to City ownership, no mention of the
commercial com onent is rovided.
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Funding
10 spaces
comments
At the conclusion of 50 years the City
would either "buy the equity" in the
building or anow continue the use as affd.
housing under the Housing Authority's
ownership.
16 or
comments
At the conclusion of the period of afford ability
Ihe City would be responsible to pay original
construction costs (without interest).
lein estimated in the amount 01$1 ,000,771
Annual renewal of affordabifity period.
comments
The affordable units would revert to City
after 15 -30 years at no cost to the City
Commercial and Market rate residential units
would !lQ1 revert to City.
comments
Entire project (commercial and residential
reverts to City ownership after 40 years at
no cost to the City
Note two parking scenarios
depending on cost.
(affd units only
Cost
1,500,000 for Affd. Housing Portion
$5,416,250 (total cost
Sources
LlHTC -low income Housing TaxCredits
$ amount not provided
Cost
$1,000,771
Sources
private financing, or loan
lein see recapture
Cost
$1,011,000
Sources
$485.000 HOME
$100,000 Oregon Trust Fund
426,000 Canst. 10l!.n
loan
HOME
Cons
Cas
!!
Sources
$637,445
$522,000
59,445
,.~
Pr-osal ~ Units (#11 Initial Rents :r: !1!!. Perl;; of Affd, Parkl,;g--
Kendrick Enterprises Public Private
Market x. x -;- x 10-16 x
80% 3 - 2@$833.75, 1@$937.50 2@680, 1@880s 40+ years
60% 5 - 2@$547, 2@$625.50, 1@$703.50 2@480, 2@600 1@880 40+ years
50% X x x x
30% 2 $312.50 480sf 40+ years
Total 10
LCD Design Group
Market 6 Unregulated 1200-1800sf (sold~not affordable) ~
80% 8 not provided 850sf 30 years
60% X x x x
50% 8 not provided 6@500, 2@650 30 years
30% X x x 30 years
Total 22 ~ -
Housing Authority - - -
Mar~ x x x x IIT:J 1
80' x x x x
60' "8 2@$461, 2@$555, 2@$621, 2@$665 4@625, 4@860s 50+ years
50' T -- -~ 860sf 50+ years
30' X ----;-- x x
Tot~ 9" ----;-- x x ~-
Sandfer -- -- - -
X ---;- x x i3T;-
1...Q. $640,:.$750 5@600, ~@700s up to 60 years - -
~ ~ ~ {see re~apture)
X x x x
- - - -
X x x x
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Sandler Films
Proposal
City of Ashland aod Sandler Films, loe.
Affordable Housing
Development Agreement
Lithia Way Parking Lot Airspace
Development Agreement made and entered into by the City of Ash]and ('cCity") and Sandler Fi]m~
Inc.('~Sandler") or assignee, in consideration of the promises, terms and agreenlents recited and
agreed to below:
Sandler has a valid business license from the City of Ashland and is in good standing with
CaJifomia and Oregon Corporate divisions.
Recitals:
A.) Sandler desires to initiate a pilot project for the private financing and deveJopment of
affordable rental housing within the City of Ashland.
B.) The City has available for such development the airspace ("airspace'~) ov~~r the Lithia Way
Parking lot ("parking structuren).
City and Sandler agree:
1.) Definitions. For the purpose of this agreement "affordable rental housing" means housing
meeting the requirements and guidelines of the City of Ashland affordable housing program for low
income housing. In this agreement Sandler is using the 80% AMI rents as of this date and will
approximate monthly rental fees not more than $550 for a studio apartment~ $640 t4)r a one bedroom
apartment, $794 for a two bedroom apartment. Using the 80% AMI as of this date means a one
person household could make no more than $ J 0,950 per year, a two person household can earn up
to $33,350, a two person household with one child or dependant can earn not more than $37~500,
and a two person household with two chiJdren can earn up to $41,700. The minirnwrn size of a studio
apartment is 350 sq. ft., a one bedroom is 600 sq. ft. a two bedroom is 800 sq. ft. An alternate to the
AMI or in conjunction with the A1v1I, Sandler wishes to discuss with the City ;il1so using a rent
adjustment procedure that adjusts the rent yearly to reflect the percentage increase in the Consumer
Price Index for all commodities for the City of Portland, Oregon (CPI) from the month of December
immediately prior to January 1 of the then current year. By way of example, in orde:r to calculate the
Base Rent due January 1,2007 the Base Rent for January, 2006 shall be multipli~~d by the CPI for
December, 2006 and divided by the CPI for December 2005. While we are discussing adjustments
in rent we are also agreeable to setting limits of how high the adjustments can go in any given year
and stating that adjustment win never go below zero for that particular year for purposes of
calculating rental adjustments from year to year"
2.) Conditions of Lease. City win lease to SandJer and SandIer wiU lease fTom the City
the airspace above the parking lot together with a perpetual nonexclusive eas(~ment to use the
parking Jot to construct, maintain, repair and replace as needed improvements in the airspace, and
Lithia Way Parking Lot-AffordabJe Housing/Sandler
1
I
also a perpetual nonexclusive easement to use the parking lot and all driveways leading to the
parking lot to provide access to the airspace. The foregoing easements are hereafter co]]ective]y
referred to as the "easements~'.
2.]) Lease of the airspace shall include the right to utilize the parking lot as a support for
and access to the deveJopment; provided that there be a minimum Joss of parking spaces of
the existing parking lot. The City and Sandler will work in good faith in order to plan for the
airspace structure in a manner to keep the elimination of parking spaces on the existing lot
to a minimum allowing for design, safety and accessability. As related to plans herewith
submitted the parking Jot wi]] actually gain one parking space and no loss of parking spaces
'win be needed under the plan herewith submitted.
2.2) Sandler shal11ease the airspace for $l/year for 60 years. At the end of the 60 years
the City wiH reimburse Sandler for the cost of improvements constructed by Sandler at the time the
improve~rnents were constructed, without interest from the time that such costs were expended by
Sandler. The amount to be paid to Sandler for such reimbursement shall be supported by accounting
of the budget and expenses in a fonnat to be approved by the City of Ashland and Sandler. In order
to secure payment of said reimbursement, City shall execute in favor of Sandler a promissory note
and truSlt deed encumbering the property, due upon expiration or tennination of the Jease or upon
sale of the property by City. Upon acceptance of the general outline as stated in this offer then the
City of Ashland and Sandler will prepare a more fonnal lease and reimbursement agreement and note
and trust deed relating to the improvements to be constructed by Sand1er covering the proposed
project. Sandler may petition the City not more than once each year to re evaluate if the project is
being uSled for it's best use and the City in good faith wil1 entertain a change in use submitted by
Sandler with the understanding that the City is not obligated to make any changes in the original
intent of this agreement.
2..3) The conveyance oftbe airspace shan be subject to a restrictive covenant that requires
the airspace to be developed only for affordable rental housing for a minimum of 60 years
or as otherwise stated in 2.2) of this agreement.
2.4) City and Sandler will comply with the requirements of ORS 221.725.
2.5) The lease will be subject to City Planning approval of the project.
2.6) The ]ease win be subject to written determination by Sandler that the project satisfies
S~U1dIer's due diligence investigation. Sandler shan exercise diJigent, good faith efforts to
complete his due diligence within a commercially reasonable time.
3.) D(~velopmentofAfTordab)eHousing. Sandler shall construct or cause to be constructed
with reasonable diligence Ten (10) affordable rental housing units according to plans and
specification complying with applicable building and land use laws and regulations. Design and
specifications shaH be subject to the approval of the City. Design and layout herewith submitted.
Lithia Way Parking Lot-Affordable Housing/Sandler
2
r
3.1) Attached herewith is a fact sheet on Mark Mc Kechnie~ registered architect with the
state of Oregon of McKechnie and Associates, associated with Batzer Design and Build, indicating
the expertise in affordable housing design and supervision.
3.2) Sandler has been in consultation with officials and professionals who are
knowledgeabJe of the State of Oregon affordable housing agencies, in an effort to create a proper
internal management structure that would coordinate the development and m~magement of the
project during development and thereafter the leasing and operation of the property under the
minimum guidelines that are consistent with Ashland's Affordable housing standards. Sandler has
the expertise to manage properties it owns or has the master Jease(s) on.
3.3) Sandler has the means to finance this project with its own funds and/or to finance
this project in whole or in part through Umqua Bank. Letter of intent from Umqua Bank herewith
inclosed.
3.4) The City of Ashland will wave all building penn its and SDC fees in relation to the
construction of this project which will be owned by the City of Ashland.
3.5) Sandler is developing this project as a piJot project for affordabJe housing. Sandler
will consider developing other properties for affordable housing using this format to develop other
City property(s).
4.) Requirements Regarding Tenants.
4.1) Sandler shall retain professional management personnel and or a property
management Company experienced in the screening and approval of tenants who qualify for
affordable rental units within the development.
4.2) It shaH be a violation of this agreement to rent, seIJ or occupy, or attempt to rent:> seU
or occupy, an affordable housing rental unit in the project except as penmitted under the
tenns of this Agreement.
5.) Indemnification. Sandler agrees to protect, defend, indemnify and hold the City and its
officers, employees and agents hannless from and against any and all claims, penalties, damages,
Josses and expenses, professional fees, including, without limitation, reasonable attorney" s fees and
all costs of litigation and judgments arising out of any claim, willful misconduct or negligent act,
error or omission, or liability of any kind caused by Sandler, his agents or employees, arising out of
or incidental to the perfonnance of this Agreement. SandIer is Dot responsible for HabjJities arising
out of the use of the parking lot by persons utilizing the parking facilities or persons and or vehicles
passing through the parking Jot that are not associated with the deve10ped property. Statement
herewith attached from Reinholdt and O'Harra Insurance, Ashland., Or.
6.) Covenants. Sandler agrees that aU of his ob1igations under this Agreement shall constitute
covenants, restrictions and conditions which shall be appurtenant to the land and shall be binding
Lithia Way Parking Lot-Affordable Housing/Sandler
3
r
upon and inure to the benefit of the City and Sandler and his heirs, assigns and successors in interest
until this Agreement is tenninated in accordance with Section 8.
7.) I:ntire Agreement. This Agreement constitutes the entire Agreement between the parties
hereto and shan inure to and be binding upon their respective heirs, successors and assigns. Subject
to a mon~ formal lease between the parties.
8.) Termination. Each affordable housing unit shall be restricted to remain and be maintained
as the type of affordable housing rental unit designated in accordance with this Agreement for at least
60 years rrom the date of issuance of a Certificate of Occupancy for such unit. Or as may relate to
Paragraph 2.2 of this agreement.
9.) Further Assurances. The parties shaH execute and deliver, in recordable fonn if necessary,
any and ~dl docwnents, certificates, instruments and agreements which may be reasonably required
in order to effectuate the intent of this Agreement.
10. ) T;axes and Liens.
10.1) Sandler agrees to pay when due all personal property taxes and all governmental or
other aSSI~ssments levied against the personal property of SandJer located on the premises, the
improvenlents and the property. It is understood that this property and development on the property
is owned by the City of Ashland and is not subject to property tax. However, if real property tax is
imposed on the improvements constructed by Sandler on the property, then Sandler will pay such real
property taxes when due. However, the City wi]] cooperate as necessary to give proof of status of City
ownership to the proper authorities and wi]] co-operate with SandJer in contesting the imposition of
real prope:rty taxes on such improvements.
10.2) If Sandler objects in good faith to the validity or amount of any tax, assessment or
Jien, Sandler, may contest the validity or amount of the tax or assessment or lien, provided City's
interest in the premises and the parking structure is not jeopardized. Sandler shall otherwise keep
the premises :tree from aU ]jens.
10..3) Sandler shall provide City with written evidence reasonably satisfactory to City that
all taxes and assessments, if any, have been paid when due. Sandler shall submit this evidence after
each required payment of taxes and assessments.
11.) Representations. Sandler takes the property in the condition existing at the time of the
execution of this contract. City and Sandler acknowledge that this agreement contains all agreements
as between them with respect to the leasing of tbe property subject to a more fonnal lease agreement
to be finalilzed.
12.) As!.ignment. This Agreement shall be binding upon and inure to the benefit of the parties,
their successors and assign, but no interest of Sandler shall be assigned, subcontracted or otherwise
Lithia Way l?arking Lot~Affordable Housing/Sandler
4
r
transferred voluntarily or involuntarily prior to closing, without the prior written consent of the City.
City's consent shaH not be withhe]d unreasonably however that SandJer shan have the right to assign
this Agreement to an entity of which Sandler is an owner of not less than 50% of the ownership
interests. Consent by City to one transfer shaH not constitute consent to other transfers or waiver of
this paragraph. An attempted assignment in violation of this provision shall be void and of no effect
with respect to City. During the ]ease period Sandler shaH have the right to seH and or transfer this
lease once the notice of completion has been issued by the regulating departm(~nt of the City of
Ashland provided that such sale or transfer does not change the intent of this agree:ment or the Jease.
If such a sale or transfer is negotiated with a third party, then the City of Ashland has the right of
first refusal to purchase the sale or transfer of the lease under the same terms offen~ to a third party
and will be given 30 days to exercise this option.
13.) Default. Time is of the essence of this contract A Default shall occur under any of the
folJowing circumstances that occurs prior to closing:
13.1) Failure ofSandJer to make any payment within 30 days after it is due.
13.2) Failure of Sandler to perfonn any other obligation contained in this contract within
30 days after notice from City specifying the nature of the default or, if the default cannot be cured
within 30 days, failure within such time to commence and pursue curative action with reasonable
diligence. No notice of default and no opportunity to cure shall be required if during any 12 month
period City has already sent a notice to Sandler concerning default in the performance of the same
obJigation
13.3) Dissolution, tennination of existence, insoJvency on a balance sbeet basis or business
failure of Sandler; the commencement by Sandler of a voluntary case under the federal bankruptcy
laws or under other federal or state law re1ating to insolvency or debtor's relief; the entry of a decree
or order for relief against Sandler in an involuntary case under the federal bankruptcy laws or under
any other applicable federal or state law relating to insolvency or debtor's reJier; tbe aPIX>intmentor
the consent by Sandler to the appointment of receiver, trustee, an assignment f;()f the benefit of
creditors by Sandler.
13.4) The making or suffering by Sandler of a fraudulent transfer under applicable federal
or state law; concealment by Sandler of any of its property from creditors; the making or suffering
by Sandler of a preference within the meaning of the federal bankruptcy law.
14.) Remedies on Default. In the event of a default, City may take any on(~ or more of the
following steps:
14.1) Cancellation of this contract by suit in equity;
14.2) Specifically enforce the terms of this contract by suit in equity;
Lithia Way Parking Lot-Affordable Housing/Sandler
5
I
14.3) In the event Sandler fails to make any payment within 30 days after it is due, City may
elect to impose a late charge not to exceed 12 percent per annum.
This memorandum is in response to a request for proposal and qualification datedJanuaty 23~ 2004
from thc;~ City of Ashland City CounciJ and the Housing Commission.
It should be noted that this proposal is subject to re negotiation and it is recommended that a meeting
be held between the applicant and the proper authorities of the City of Ashland and the Housing
Commission to discuss possible changes to the proposal Since this is a new concept that I originated
I am opt:m to suggestions regarding this project in an effort to create a concept that will work for
future affordable housing deveJopments.
~
/~~
Sandler I~ilms, Inc. b ,
AHan Frank Sandler, President
P.O. Box 306
Ashland, Oregon
Phone: 541 4882025
Fax: 54] 4881072
EMail: SFI391@ao1.com
January 6,2006
~.
Lithia Way J~arking Lot-AffordabJe Housing/Sandler
6
I
,4-rr: O('~Of\.
s
MEMO
Sandler Films, Inc.
'=-.. o. Box 306
391 Dead Indian Memorial Rd.
Ashland, OR 97520
Phone (6;41) 488..2025
Fax (S41) 488-1072
TO
City of Ashland
Brandon Goldman
Department of Community Development
Allan Frank Sandler. President
FROM:
DATE:
RE
January 18~ 2005
Supplemental Memorandum Affordable Housing Development over lithia
Way Parking Lot
Sandler Filmsy Inc. is submitting this supplemental memorandum to it's proposal for
affordable housing over the Lithia Way parking Lot. It was noted in the proposal that
Sandler would do it's due diligence In a normal period of time. Sandler feels that this area
needed more clarification for when we meet.
1.) If Sandler is selected for the project and the basic plan desiign has been
preliminary approved by the City. Sandler would need to bid out the project
for final construction costs. Thus the time for this part of the due diligence
would in good part be up to the period of time City would need to approve the
initial plans.
2.) Other items related to due diligence would be the final lease. One of the
areas in the final lease will be what the City will be paying 'for and what
Sandler wiJI be paying for relating to (a) construction period and (b) for
ongoing cost during the rental period.
a.) Costs of City permits, fees, approval and hearin~g charges.
b.) CoSt5 of the following:
· Insu ranee $5000/year
· T axes if any
· Repairs and maintenance $1000/y'ear
· Elevator maintenance and phone for elevator
$3000/year
· Utilities for common area $1200/YE~ar
I bring up the above so you will be prepared to discuss these expenses and who will be
pay; n9 for what since the City will own the bu ilding.
. TV! J TiiJ .. '':1t:)tf,...j
>-r::rlI1NtJC;, ... .;
7.IIHRRb Tbq' , ." qT:"!> F.' <;AA7.I~
,.~.
Annual ProIJ1erty Operating Data for Affordable Housin~1
I
I
Property Name: Lithia Way Housing. Purchase Price:
I
Location: Comer of Lithia Way and Pioneer Plus Acquisition Costs:
Ashland OR 97520 I
I
Type of Property: Affordable Housing Plus Loan Fees/Costs:
I
Size of Property: 7200 sf total Less Mortgaaes:
6600 sf rentable space
600 courtyard
Assessed/ADDrallsed Values (based on DroDtax bill}
Land $1
Improvements $1.000.000
t
Personal Property $700 (WID)
Total $1.000,701
I ALL FIGURES ARE ANNUAL
Potential Rental Income $/SaFt % of GOI Annual $
Sinole StOry Units
1 600 s ) $12.80 9.1% $7.680
21 (600 s ) $12.80 9.1% $7.680
3 (600 s ) $12.80 9.1% $7.680
4 600 sf) $12.80 9.1% $7.680
5 600 sf) $12.80 9.1% $7.680
Two Story Units
61 (700 sf) $12.86 10.7% $9.000
7 700 sf} $12.86 10.7% $9.000
8 (700 sf $12.86 .10.7% $9.000
9 700 sfJ $12.86 10.7% $9.000
10 (700 sf) $12.86 10.7% $9.000
Common Area (600 sf courtyard)
Coin Operslted Laundry $1.29 1.1% $900
TOTAL GR:OSS INCOME $12.77 100.00% $84.300
..Vacancy & Credit Losses $0.38 3.0% $2,529
Effectlve'racome $12.39 97.00% $81.771
Operatina Expense
Advertising $100
Building sU~fplies $400
Dues and Subscriptions $100
Insurance I $5.000
Janitorial SUDofies $600
. Off SiteMaOl!loement $6.000
,Payroll - Janitor . $3.500
TaxeslWork~9r's Compensation $420
Prof Fee: Accounting $800
Prof Fee: Le!~al $1.000
Repairs and Maintenance $1.000
Real Estate Taxes I $0
r
r--- E'evator Maintenance
$2.530
Telephone $500
Utilities: Water/EleclGas $h200
Utilities: Sanitation $0
TOTAL OPERATING EXPENSES R3J150
1
Net Operatinn Income $58.621
1
Less: Annual Debt Servioen(U~ual
Less: Particjpation Pavrnents
Less: Leasina Commissions
Less: Funded Reserves
J :1>>0
CASH FLOW BEFORE TAXES $58.621
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-ASH LAN D
Affordable Housing Development - Lithia Way Parking Lot
c. References
Our future success depends upon the service, relationships and work we have provided on past projects,
We are proud to provide you our reference list.
Bob Kendrick, Kendrick Consulting Incorporatt:;d:
if City of Ashland, Dick Wanderscheid, Electric & Telecommunications Director, 90 N. Mountain Avenue, Ashland,
OR. (541) 488-5357, dick@ashland.or.us, Ashland City Library Project
if Southern Oregon University, Ron Bolstad, Vice President Finance, 1250 Siskiyou Blvd" Ashland, OR 97520,
(541) 552-6319, SOU CVA and Ubrary Projects
it Southern Oregon University, Elizabeth Zinzer, PresidHnt, 1250 Siskiyou Blvd., Ashland, OR 97520,
(541) 552-6111, SOU CVA and Library Projects
it Arnie Green, Director of Community Works, 900 E. Mai;) S1. #227, Medford, OR 97504, (541) 77B-2393.
Ashland Grove
it Key Bank, William "Bill" Whalen, Senior Vice PresidEmt Business Relations, 2023 Stonecrest Dr., Eugene, OR
97401, (541) 484-3546, Ashland Grove
. City Hall, Greg Scoles, Deputy City Manager, 100 Santa Rosa Ave., Santa Rosa California 95404,
. (707) 543-3010, Ashland City Ubrary Project and Shakespeare Parking Structure
Dale Kuykendall, Emerick Construction Co.:
if Southern Oregon University, Bruce Moats, Director of Physical Plant & Facilities Planner. 351 Walker Avenue,
Ashland, OR 97520, (541) 552-8664, SOU Library Enhancement
if McNamara Engineering, Jim McNamara, 1007 Ashland Street, Ashland, OR 97520, (541) 482-21101,
Oregon Shakespeare Festival New Theatre & Allen Paldlion, SOU Library Enhancement
If SRG Partnership, Skip Stanaway, AlA, 621 Morrison Street, # 200, Portland, OR 97205,
(503) 222-1917, SOU Library Enhancement
ir Oregon Shakespeare Festival, Paul Nicholson, Executive Director, PO Box 158, Ashland, OR 97S20,
(541) 482-2111, Oregon Shakespeare Festival New Theatre & Allen Pavilion
George "Bing" Sheldon: FAIA, &. John Echlin, AU\ SERA Architects:
if Leavitt Capital Companies, Tom Leavitt, Principal, 202 Lake Washington Blvd., Seattle, WA 98221-6540,
(206) 328-6777 ext.100, toml@Leavittcap.com, NW 23rd & Flanders - Reference for Bing Sheldon
If Corvallis Neighborhood Housing Services, Jim Moorfield, Director, 257 SW Madison, Corvallis, OR 97330,
(541) 752-7220, Corvallis Cohousing - Reference for John Echlin
W City of Ashland, Dick Wanderscheid, Electric & Telecommunications Director, 90 N. Mountain Avenue, Ashland,
OR, (541) 488-5357, dick@ashiand.or.us, Ashland City Library Project - Reference for John & Bing
if Central City Concern, Richard Harris, Director, 232 NW 6th Ave., Portland, OR 97209, (503) 294-'1681, BNWB
Housing - Reference for John & Bing
it Lewis & Clark College, Jon Eldridge, Director of Residence Life, Coordinator of Judicial Affairs, 06'15 S.W.
Palatine Road, Portland, Oregon 97219-7899, (503) 768-7145, jde@lclark.edu, Lewis & Clark CO"E~ge Residence
Halls - Reference for John & Bing
.,
.... ..~
E MEa'1.;t.K
CO"".VCIIOM co.
121 18
.,
l;'j;n(;ria'~
February 19, 2005
Bob Kendrick
Kendrick Enterprises, LLC
24 Crocker St.
Ashland, OR 97520
Dear Bob:
The Uthia Way proposal submitted to the City of Ashland by Kendrick Enterprises, in cooperation with
Emerick Construction and SERA Architects, is a project the Ashland Community Land Trust is interested
in coHaboratin~, on and supporting.
The project is a mixed design of commercial, retail and 10 affordable rental units (deed restricted in
perpetuity) with a subterranean garage with 16 parking spaces. Ashland Community Land Trust (ACL T)
is interested in pursuing the conversation about purchasing those 10 units from Kendrick Enterprises and
partners as described in the City of Ashland Lithia 'Way RFP. Our cooperation on this project would serve
the City's objectives to develop affordable housingj, and providing opportunities to enhance cooperation
between the public and private sectors.
ACLT will work to acquire the funds to make the purchase of the affordable rental units. This project is
of the size and scope that will enable ACL T to submit a grant application to Oregon Housing and
Community Services (OHCS) Fall 2005 round of HOME dollars. HOME funds can be used for acquisition,
rehabilitation, and/or new construction of single- or multi-family rental units which house low- and very
low-income households. If that grant is successful and we begin to develop the project, ACL T then
becomes eligible for Community Housing Development Organization (CHDO) funds which support ACLT
operations for subsequent 12 month period. From management of the property, ACL T will create
revenue streams helping to sustain the organization in the long term.
The project includes 10 affordable rental units, a significant number of affordable units to add in a highly
deSirable, convE~nient part of town, apPealing to a large portion of low- to mid-income people on waiting
lists of ACL T, ACCESS, Rural Development and other housing agencies.
ThiS team is a good one. The City of Ashland has relationships with the developer, architect and
construction company, as well as with ACL T. This is an opportunity to demonstrate to the public how
private and public organizations are collaborating to address the high cost of housing in Ashland.
\fVe are excited to be included in this project and look forward to working with you.
Sincerely,
Shelley Austin, Executive Director
Ashland Community Land Trust
ASH l AND
340 "AN Street, Suite 211
COM M
U NIT Y
Ashland, OR 97520
LAN 0
T R U 5 T
541.488.7276
r
LDC Design Group
Proposal
City of Ashland
Affordable Housing
February 23, 2005
I
February 23, 2005
The City of Ashland City Council & Housing Commission
51 Winburn Way, Ashland OR 97520
-0
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, , h T I
.a(}t"(<f",
Dear Mr. Goldman:
Ashland's commendable vision for the development of affordable housing within the air
rights over the publicly owned parking fields is to be applauded. Addressing the need
for an increase in the affordable housing stock whjje improving the opportunity far a
quality urbanljfe for local residents illustrates a compassionate government meeting
the needs of neighborhoods. We are pleased to be proponents responding to your
present RFP to develop sustainable and high quality, affordable housing on the Lithia
Way parking lot sIte.
([D9
Design Group
a Parael company
EXECUTIVE SUMMARY
The Project
· The project, as presently outlined, wjll certainly i.mprove the quality of
the immediate surroundings and present site.
· Our analysis and assessment tells us that the present program's financial
feasibility and the city's overall urban design objectives may not be met
by following precisely the provisions of the present RFP.
· Therefore, may we respectfully submit an option that enhances the
original intent of the proposed vision?
Parking
· Reposition this function in a single underground parking plate
contiguous with the underground parking proposed in the projects
to either side of the site. This would allow the implementation of a
pedestrian friendly ground plane.
· Repositioning also reduces the overall number of accesses to
underground parking for the presently proposed developments on
both sides of the site by combining all into one and serves as an
enhancement to traffic control in and out of the site.
· Supporting retail in a lively, convivial streetscape will be an additional
benefit of this parking configuration while allowin~~ significantly more
housing options above.
· The number of publicly accessible parking stalls will be preserved as
will a public access easement through the site to align with the existing
pedestrian alley.
20085 NWTanasbourne Drive
HiIIsboro, OR 97124
p 503.858.4242
F 503.645.5500
E hillsboro@studioparaticom
www.studioparatLcom
.
The limited site size does not provide for simultaneous resident parking
and retaining the city parking spaces,
Hill~boro, OR
lillamook. OR
Vancouver. \VA
BeJlevue. WA
Coeur d'Aiene, In
Rocklin, CA
Clermont. f'l
r
"D
:)
Managing the Site
· Utilize contemporary urban planning that embodies community
sensitive design strategies arrrd optimized land use: noting that each ;s
driv'en by the limited availability of bui:d-able lands inventory.
· incorporate parking solutions that broade 'I the perspective by freeing
ti~e ground pLane for the vita;1 retail eJement that is needed to help pay
for the ,improvements.
(bDO
· A prelrminary pro-forma demonstrates that building the low-income
property upper fioor needs to be subsidized by an income-generating
element. This can be accomplished with a retail space and or market
rate rE~sidentlal units.
Design Group
a Palatl company
The neight [imitation of the present proposal, defired in a specific number of feet is
an encumbrance to practicable development If the city feels that it should limit the
height, it should do so in terms of number of floors, not decimal measurements. Forty
feet is net conducive to allowing for the higher ceilings needed to get light back into
the gr~Jund {jom retail, aLlow fer HVAC equipment, 1r1e nine to ten foot ceiling heights
desired . residentia~ or the design of eJevator and ~;taircase transportation eq uipment.
Height restr;ctions also do not allow for the parapet necessary to hide the roof top
equipment. We do understand that historical;;y, tne forty feet height limitation got
imbedded in the design standards not because at the time resources were not available
toO tne city :0 .;'.nprove the water pressure in the downtown core, or buy to purchase a
pumper truck. This restriction was a considered at the time a temporary fire-fighting
iSSUE, not one .of aesthetl'cs.
Ou r thesis is simply to irl',prove the project by:
1" Contributing more value through adding more compatible uses
2. Augmenting dvvelling unit density to increase its financial viability and
urban quality.
3. Financing the affordable housing component through tax-credits
(UHTC). Our research shows this to be the most efficacious method.
4, Take aclv2ntage the LlrlTC financia' vehicle; by proposing to build a
minimum of 15 affordable units 50 that project can be developer-
attractive and feasible, This will require an increase to the current
allowed density from 60 units/acre to 90 units per acre so that it
becomes attracive for tax-credit financing for the affordable units.
The freeing of tne ground plane fer retail spaces, we must reiterate, will contribute to
an attractive streetscape, offset per unit parking construction costs and contribute
handsome!y to the delineation of a public space. When taking into account the
proposed development across the street and to both adjacent sides that include
underground parking, retail, high quality' residential condos and a limited number of
affordable units this supposition is especially revealing.
I
PROJECT DESCRIPTION
o
Site area is ,16 acres or 6969.6 sf.
Ground plane:
I' .
h h ii, 1 I
· 4250 sf retail and 800 sf lobby for the residentia Ilevels.
· 10 preservation on-grade parking spaces for public parking off the lane
complete with driveway and public access off Lithia Way.
@c)
2nd & 3rd floor:
· 8 affordable units/level over 2 levels for 16 affordable units in total
· 5 x 1 bedroom units @ 650 sf each/level over 2 levels for lOin total
· 3 studio units @ 500 sf each/leveJ over 2 levels for 6 in total
Design Group
a Pararl company
4th floor:
· 6 market rate condominiums:
· 1 @ 1800 sf (max)
· 2@1500 sf
· 3@1200 sf
· noteularge size of units is achieved in part by using 300sf mezzanine
loft within unit.
Underground parking:
· 1 level of underground parking comprising 21 parking spaces for
residential use.
· assume ramp down into oarking level is from adjacent properties
· parking at 1.5 spaces/condo unit for a total of 9 a'ld .75 spaces/
affordable unit for a total of 12.
We will require the city's development approval to allow a significant increase in the
permissible dwelling unit density on the site. The proposed design while respecting a 4-
story height maximum may exceed the city's 40 feet hei9!lt maximum. This will require
a conditional use permit application to address heights over 40' but less than 55: Of
course we will apply for all requisite building permits in the city of Ashland.
If chosen, we intend to start the design and public consultation period immidately,
We anticipate a 1-year duration during which we intend to apply for and acquire
development/design approvals based on the city's performance standard options and
system of bonuses to the desired density. This would be followed by a 6 month period
for acquisition of building permits. We anticipate a 1 year construction period following
granting of all applicable building permits. Total time frame would be 2.5 to 3 years to
projected completion upon starting.
r
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PROJECT ESTIMATED PROFORMA
Underground Parking
21 stalls
$ 577,500.00
Ground Floor
4,200 SF retail space
1,800 SF surface parking
$ 577,500.00
$ 11,500.00
16 Affordable Units
j 2,000 SF
$ 1,500,000.00
<IDe)
Market Rate Units
6,000 SF
Design Group
o Parmi compony
$1,500,000.00
Construction (ost
Soft Costs @ 30%
$4,166,250.00
$1,250,000.00
Total Project Costs
$5,416,250.00
AFFORDABLE UNITS
We propose a-~ this point that 50% of the 16 units be for low (50% median income) and
extremely low-income levels (30% median income; and 50% will be for the moderate-
income level (80% median income). The precise miX wiil be derived from market needs
analysis.
We propose a period of 30 years of affordability for the 16 units. We anticipate the
continuation of their use as rental housing at the completion of the affordability period,
At that time, ownership of those units will be ceded to the "general partner"which
typically is a non-profit, the city, or a city housing authority, for the sum of S 1 plus any
exit taxes and unpaid debt which area anticipated 2t being minimum.
The property management will be selected by the co-general partners that include
the equity financier. This is a critical point since the value of the project is directly
attributable to diligence in the maintenance schedule.
r
The team is as follows:
:J
DEVELOPMENT ENTITY
v
Studio Parati Architects
20085 NWTanasbourne Drive
Hillsboro, OR 97124
Telephone: 50.3.858.4242
Facsimile: 503.276.1563
Email: cooperj@ldcdesign.com
...,
~'CHJtfC''S.
LDC Design Group, Inc.
20085 NWTanasbourne Drive
Hillsboro, OR 97124
Telephone: 503.858.4242
Facsimile: 503.276.1563
Email: himesd@ldcdesign.com
(IoO
Design Group
a Parafl company
Homestead Capital
Homestead Capital222 SW Columbia, Suite 200
Portland, OR 97201
Telephone: 503.276.1555
Facsimile: 503.276,1563
Email: info@homesteadcap.com
Robert H Foster Consultants
Planning/Urban Design/Landscape Architecture
431 Ash Street, Lake Oswego, OR 97034
Telephone: 503.635.6190
Facsimile: 503.210.6443
Email: fosterco@teleport.com
RHR Developments
20085 NWTanasbourne Drive
Hillsboro, OR 97124
Telephone: 503.858.4242
Facsimile: 503.276.1563
Email: obrienr@ldcdesign.com
CONTACT
James Cooper, AlA
Studio Parati Architects
Telephone: 503.858.4242
Facsimile: 503.276.1563
Email: cooperj@ldcdesign.com
F
STU DIO PARATI
Q
what we do
Architecture is the act of building raised to the level of an art form. It is work that
responds to iTS particular place, respectfully weavin9 functional needs into the physical
landscape and community fabric. It seeks to be a Jartner with the environment to
support the needs of our neighborhoods within the larger social and natural ecologies
in which they exist.
I' II f'
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A'(u.rf(1~
We believe in the power of designing to human scale, the scale of peoples' daily
activities and aspirations to improve their lives, Building is perhaps the most optimistic
of human endeavors, having the potential to improve the lives of our communities. If
we make the daily lives of the people who inhabit Jur built places just a little easier,
richer, better. . . then we have succeeded.
([DO
Design Group
o Porot, com{XIny
We believe architecture is best practiced as an integrated design process bringing
together at once the voices of clients, design discipliines, community members, and
ultimately those who inhabit the places we design. The best architecture is always a
collaborative effort. The finest of these efforts seek to include the voices of all.
who we are
Studio Parati is a partnership of like-minded architects each bringing unique talents,
skills and experiences to bear on the act of buildinQ. Our portfolio represents the
varied experience of the principal members from custom homes to large commercial,
residential, mixed-use and community master planning projects.
We are an architectural firm within the larger environment of allied design/engineering
disciplines of LDC Design Group, a part of the Parti Company. We choose to work
within this symbiotic relationship as it allows our projects a truly integrated design
environment with the natural participation of relevant engineering disciplines from the
initial stages and throughout on a daily basis.
We work as a studio, bringing a collective 60 years of experience to a work environment
where the principles of collaboration, open exploration of ideas, inclusion, and
integrative design lead to buildings as art form.
Selected Projects Include:
Lovejoy Apartments, Portland Or
James Cooper of Studio Parati produced the conceptual design for a 2 city block
development comprising 65,000 sf retail and 338 low rent and multi-income level
housing units.
Albina Fuels Development, Portland Or
James Cooper of Studio Parati produced the concep:ual design for a mixed--use, urban
development comprising 322 dwelling units and 90,000 sf retail.
Collaboration on various affordable income projects with Homestead Capital Studio
Parati staff has colloaborated on design and project management levels on various
projects financed by Homestead Capital.
F
Reference:
::)
Mr. Don Milliken, Milliken Developments
Telephone: (206) 903-0547
=-
.-<WITf(t..,
Mr. Mike Giomi, Emerald Realty
Telephone: (206) 682-9325-115
LDC DESIGN GROUP
(IDe)
Mr. Tom Sroufe, Wesbild
Telephone: (206) 932-4750
Design Group
a Parar/ company
LDC Design Group has been an important part of the community since 1986 and is
committed to ensuring the highest standards of technical expertise for our clients.
We provide services related to land use, planning, civil and structural engineering,
surveying, transportation and environmental engineerin9, and water resources.
Our engineers and professional staff have many years of experience in working closely
with our clients to develop innovative, workable solutions that benefit the entire
community. We take pride in our ability to listen and problem-solve.
LDC Design Group is known for its quality projects, technical excellence and positive
client relationships. In short, we are committed to creatin;j tomorrow1s solutions today.
LDC is part of the group of Parati Companies with seven offices in five states, providing
surveying, planning, engineering, environmental, and construction-related services.
In the field of municipal engineering, we provide these services for road design, traffic
planning and engineering, water works, wastewater systems, sanitary sewer, storm
water management, flood plain and control management, and water resources projects.
In the field of land development, Parati offers the same services for residential (both
single- and multiple-family), commercial, mixed-use, industrial, and institutional/
government (churches and schools) projects,
Selected Projects Include:
Arbor Roses
Hillsboro, OR
628-lot planned development of detached and attached single-family residences
spanning 74 acres.
Bridgeport Village
Tualatin / Lake Oswego, OR
630,000 sf urban retail, office and entertainment center.
Arbor Station
Beaverton, OR
292-unit attached single-family residential development spanning 74 acres.
Wilsonville Meadows
Wi/sonville, OR
308 lots, 992 apartment units.
r
Reference:
~II
:-
A . 0: Ii t , I ( , "
Mr. Brian Seitts, JLS Custom Homes
Telephone: (503) 533.4066
Mr. Tom Weber, Matrix Development
Telephone: (503) 517.8284
HOMESTEAD CAPITAL
@e)
Mr. John Gordon, Opus NW
Telephone: (503) 916.8963
Design Group
o Porar; company
Homestead Capita: is a nonprofit syndicator investing in affordable housing in nine
Western states. It brms investment partnerships with major corporations and high
net worth individuals to fund quality multi-family housing projects throughout the
American \fIlest.
Our work strengthens communities and provIdes housing with dignity for the working
families. In return, our investors receive substantial benefits in the form of tax credits.
That, along with our deep commitment to the ongoing success of our projects, makes
us unique in Hie field. Homestead works with nonprofit and for'-profit development
partners who share a dedication to addressing affordable housing needs.
liThe wheat in our company logo is a powerful reminder for us:' says Homestead
President and CEO Deborah Saweuyer-Parks. lI!t recoglnizes those who labor in the fieids
to produce the food we eat, and our desire to create an abundance of housing options
for those who are in need. The wheat is symbolic of the harvest and of our I:lope to
contribute in some small way to the vitality of Western communities.'
Homestead Capital has invested in nearly 3,000 units of affordable housing throughout
the West. The qual;ty of our portfolio is unsurpassed From construction to lease-up and
throughout the life of the property, we work diiigerrly to insure high quality, safe, and
beautiful homes for low-Income people.
Selected Projects Include:
Please refer to our entire project portfolio and board of directors by visiting our web site
(www.homesteadcap-infol.com/main/index.asp) and the attached appendix.
ROBERT H FOSTER CONSUlSTANTS
Mr. Foster is a Landscape Architect, Urban Designer, dnd Land Development Planner
with over 38 years ex;::>erience, including 9 years in the public sector and 29 years
in private development. Eight of the 30 years were spent in London, England and
Geneva, Switzerland where he worked for the British Covernment, taught University
and worked for private architectural firms as a development design consultant. Mr.
Foster's experience includes mixed-use river front development, commercial, business/
industrial, housing, urban design, golf course design, recreation, parks and planning
where he has directed projects and teams of consultants from feasibility, environmental
enhancement, and master planning to design development, landscape construction
documentation and contract administration. He has gained a broad base of experience,
r
and the ability to approach a wide circle of design problems by applying well developed
expertise in on the spot image creation through vignette sketches. This talent used at
workshop/focus sessions builds consensus by allowing people to see immediately what
the vision might look like in both plan and perspective.
:J
He has worked extensively in the Ashland/Medford area to produce masterplan
communities of exemplary quality emphasizing neo-traditional planning principles and
design to human scale and context.
:-
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Selected Projects Include:
(bDO
Medford SE Plan
Foster Consultants recently completed the Master Plan for this 500 acre development
for the City of Medford, Oregon.
Design Group
o POrtHI compcmy
Meadowbrook Park Deve!opment
Master Plan design for this mixed use commercial and housing development in AshlandJ
Or. A 16 acre site with 93 units of mixed density housinq from single family to housing
above commercial in a village center setting
Montabello New Town Master Plan
Foster Consultants designed the layout plan for this new ':own south of Boise, Idaho.
The plan was completed with a neo-traditional theme 1999.
Keizer Urban Design Plan, Keizer, Or.
Mr. Foster is currently working with the City of Keizer on the "town center". He is
responsible for developing sketch ideas and urban desigr guideline concepts for one
key city block in multiple ownership.
Rogue Valley Manor, Medford, Or.
Mr. Foster is the project manager on the latest 20-acre dE~\lelopment phase at the Manor.
This phase is the village center with a hotel, office tower, retail and housing above the
retail in a neo-traditional setting.
Edgewater District Study, Salem, Or.
Mr. Foster facilitated four neighborhood design charettes by providing on the spot idea
sketches used to identify and build consensus on character, image and sense of place.
Dayton & Mt. Angel Jnfill and Redevelopment Strategies
Infill concept sketches in plan and perspective, and development strategy facilitation in
workshops with neighbors, developers and City staff.
Reference:
M r. Don Grove
Telephone (541) 857-4099
Mr. Rob Scott
Telephone (541) 774-2380
Mr. Tom Becker,
Telephone: (503) 857-7212
F
RHR DEVELOPMENTS AND COMMUNITY RESPONSE TEAM DEVELOPERS
.. to t': tf f f f r: 1" "
Vve are a sma!1 deveiopment company interested in produce a small number of high
quality projects per year. We operate as an integrate development -consultancy firm
where we prO'lide turr'-key services as well as partcipating in an equity position. Our
interest is to improve the urban condition wherever we find it. On this project we have
teamed with (omrT1\.mity Response Team L.LC, a VVE~II respected licensed local Ashland
developer.
aoc)
SELECTED PROJECTS INCLUDE:
8-Lot Skyline Subdivision. Portland Or
Sensitively designed ,land deve~opment to support housing in ecologically challenging
environment
Design Group
Q Parall company
~/1ixed-use city block Hiltsboro Or
Mu!tHevei income housing development over retail and commercial uses in downtown
Hillsboro, OR
Rose Heights, Port,land Or
High density residenti21 dE'veiooment in ecologically sensitive site, designed to
minimize ecological Hnpacts.
Reference:
!Vis Tina Elliot
Teiephone (54"' ) 383- 3755
Ms Karey Cresep
Telep~1one (S03} 358.5577
Mr. Ron Rau,
Telephone: (SCU) 357.4497
Mr. Go!d man, vve appreciate this opportunity to share in your collective vision for the
vibrant community thai: is Asl~dand, Oregon. Thank you for your consideration.
Sincerely,
~
James Cooper, AlA,
Design Director,
Studio Parati ArchitEcts
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PLAN LAYOUTS
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Design Group
a POfori company
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BUILDING ALONG LlTHIA WAY
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Design Group
o Porall comfHJny
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CONCEPTUAL PROJECT LAYOUT
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a Pararl mmpany
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a Para II company
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HELEN SWINDELLS
Ilk:
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Project Description
Helen Ann SwindeUs, located ill the heart of Pon-
land's Central Business District, is dose to social
services, employment centers and the transit mall.
This project involved the historic preservation and
substantial rehabilitation of 105 units of single
room occupancy (SRO) housing and 8,315 square
feet of commercial space in downtown Portland.
The resident units are on the second through the
fourth floors and feature amenities such as wash-
ers and dryers, an elevator, a community kitchen
and lounge area on the first floor, and a ground
floor entrance with a desk/lobby area.
No. of Units:
105
Target Population:
Transitional housing for
previously homeless
individuals earning 40-50
percent MFI
Site wcation
10 N\'{I Broadway
Portland, OR 97209
Oregon .Equity Fund
Limited Partner Contribution
$791,288
Investment Fund and Partners
(bDO
Oregon Equity Fund I
Fannie 1\Iae
Wells Fargo
Standard Insurance Co.
Washington Mutual
Bank of j\merica
Key Bank
US Bank
Design Group
Q POTat/ company
Co-Geneml Partner
Entel-prise Social Investment Corp.
Total Project Costs
$4,825,586
Project Int'onnation
Construction
Type:
General Partner:
Architect:
General
Contractor:
Attorney:
Accountant:
Property Mgmt.:
finance Partmr.-:
Construction/
Permanent:
Other.
Historic RehaWitation
Housing Authority of
Portland
Aaron Facgre & Assoc.
Walsh Construction Co.
Schwabe Williamson &
Wyatt
Deloitte & Touche, LLP
I ncome Property
Managemem
Bank of America
Portland Development
Commission
I
McCoy VILLAGE
Project Description
McCoy Village 1~ a 55-unit complex in the /\lbina
Community of Northeast Portland that combines mul-
tifamily h(;us1I1g with commerci:lJ span: The target
market for the project is ;! multi-gencr;]tional mLX of
:-;ngles, couples, and families earning bdow SO percent
of median family income (1\11-'1) 'Ine design of the ~_
ten:;ivcIy landscaped grounds C1l'ates a "village" aunos
phere along the e:Jst side of the Martin Luther King Jr.
Boulevard On-site services include co~rcrative d;iy-
care, after schoo] programs, a healthy living program,
aod a resource referral scrvice. Nearby demcJlt~l)' and
middle schools arc within walking di-;tance, as wdl a~
local shopping services
No. of Units: S5
Target
l)opulanon:
Smgles aod Families earning
below 50 percent of ~fFI
Site Location
4430-4506 NE 1\brtin Lu:her King Blvd.
Portbnd, Oregon 97211
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Oregon Equity Fund
Limited Partner Contribution
53,511,317
Investment Fund and Partners
(CD 0
Oregon Equity Fund D
FannIe I\lac
Wells Fargo
Standard T nsurance Co.
Washiuhrtoo Mutua!
J ,'reddie I\bc
Total Project Costs
56,232,000
Project Infonnation
Construction Type.
Co-G,~nera! Par111cr-
Co-G,:ncral Partner.
,\rchitcc:t:
General Contractor.
f\ccountant:
f\ttorney:
Property :i\lgmt:
FillOlJa Par1ners:
Other:
Construcrion/
Permanent'
Design Group
Q Parar! company
Ncw
OJ\; Ii Company
Housing Authority of
Portland
Sta~tnyBrun ;\rchltects
Mega Pacific
Ddoitte & Touche, LLY
lIolland & Knight
Income Property r"lb'T11t
PortJanJ Development
Commission;
State of Oregon;
Oregon Econ. Dev
Dcpt.; City JIou:;ing
Development. lne
Bank of ,\mcrio
r
GoODWIN COURT
Project Description
Dcsi!,Jfled to complement the existing historic charac-
ter of the surrounding business district, Goodwin
Court is a mixed -use development ocatcd on Main
Strcet in downtown Pendleton, Oregon. The new
bujJding is a four-story structun.: consisting of ground
floor commcrcial space and 26 units of affordable
housing on the upper three Jcvds, which serve seniors,
individuals and small families earning at or below 50
percent of m'dian family income (7vfFI), The l'vfain
Street fa<,:adc has 4 bays that are set off by brick pilas-
ters and the lJ1pcr three floors are brick faced with
rounded window treatments and parapets. Amenities
include an open courtyard plaza, community room,
elevator, plus heated and covered walkways. Support
sClvices will include energy assistance, in..home care
[or persons \vith dL"abilitics, l'"feaJs on Wheels, lebraJ
services, job training and p]acemcor assistance.
No of Units:
26
Target
Population:
Seniors, Individuals and Families
Earning 50 percent or less of rvIFI
Site Location
238 South !\Iain Street
Pendleton, Oregon 97801
HI:
l'j,.h'":.... '.lIf.-',>.
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Homestead Equity FundsM
Limited PartoerContribution
S2,911,031
A . (. HI' f ( ., .
Investment Fund and Partne~
REF A-Oregon:
<1D0
REF II:
Wells Fargo
Fannie .Mae
Banner Bank
Wclls Fargo
Umpqua Bank
Sterling Saving:;
Bank of the Cascades
Columbia River Bank
Design Group
Q PalaU company
Total Pro,ject Costs
$3,974,650
Project Infonnation
Construction Type: New
Sponsor:
Architect:
General
Contr:Jctor:
Consultant:
J\ttorney:
Accountant:
Property r-.-rgmt.:
Finallce Portmn:
Trust Fund/Grant:
Grant
Cons tm ction:
Pcnnanent
Telos Development Co
j\fuJvannyG2 Architecture
Reese Construction Co.
Gabriele Development
Services
IIolIand and Knight
Deloitte & Touche, LLP
Princeton Property Mgmt
Oregon Housing and
Community Services
City of Pendleton
Corrununity Bank
Network for Oregon
Affordable Housing
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OAKLAND BUILDING
Project Deseription
Tht: Oakland Building is an aCYU1~ition and rehabilita-
tion of a hi~toric building in downtown Rdlingharn,
\\'a~hington. The propntv consist:; of ground floor
r"t:tau space and 20 UJ1it~ of second nOO! hou~mb' aH
:;ibrnificantJy contributing to thc enhancement of;.i vi
brant mixed-u~(' nCJghborhood. The (hi<JanJ buiJd
ing. originalJy constn.:ctcu in 1890, :s OIK of Bclhng
ham ':; few Ierr:a:Lning hi~toric structures and is hstoJ
on the National Register of [Iistonc Places. The Oak-
land Building targets low-income househrAJ,' earning
at or below 50 percent of median family income
([',WI) Services arc provided as needed by Catholic
Community Services and the Opportunity Council
1'\0.ofUmt:;:
20
'l'argct Population
Single and hlmilics e:J.rmng
at or below SO percent MFI
Sit.e Lo~atiolJi
310 N\V 'lolly \'('ay
BcUinghanl, W.\ 98225
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O~gon Equity Fund
Limited Partner Contribution
S1,5f7,983
qDO
Investment Fund and Partncffl
Oregon Equity .Fund IV:
Fant1:'c 1\he
\X!cUs Fargo
Standard Insurance Co
\X!ashingtofl ]\.[utual
Union Bank of Californi;1
Design Group
a Pafal/ company
S2,700,697
Total Project Costs
Projel~t Infonnation
Constructiorl
TYDC:
Genna] Partner:
Consultant:
Archiket:
General
Cor: trac tor:
J \ !torn "y:
AccountJ!!!
Property J\Jg1l1t .
Fi1l011CP Partners.
l-lOME/CDRG
Tmst ]~u1l1d:
Constmction
Permanent.
] Iistonc Rch"biJjtation
Bcllingham/'W11:1tcom
County Housing :\uthorities
Beacon Dc"cJopmcnr Group
Stickney, I\lurphy" Rominc
.\rchitccts
John Danids
Construction
Garvey Schubert & bare!
Blume LovenJge & Co
Pinll:1ck Realty ivfanagemecl
Company
City of Bellingham
\X-'ashingtol1 State Dept
of Comm , Trade and
Economic Dcv
Key Bank
Washington Comrnutllty
Reinvestment A~soc.
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TRAUG()TT TERRACE
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Project Description
The first-ever affordable multiflmi]y building desif,>1led
to adhere to the silver level of the US Green Building
Counci]':; LI~ED Green IGting System, Traugott Ter-
race is a mixed-use project providing SO units of per-
manent and tran~~itionaJ housing to people in recover)'
from alcohol and substance abuse in conjunction with
the I\htt Talbot Rehabilitation Treatment Center Lo-
cated only blocks from the central business district of
Seattle, the project has five floors of new hc)Using for
individuals with incomes from 30 to 60 percent of
median family income (J\fFl). Twelve SRO transitional
units are located 011 the second Hoor and each unit has
its own half-b<1th, sink, refrigerator and microwave.
Residcnts of these units also have access to a common
kitchen, meeting room and bath/shower tlCilities also
located on the second floor. The studio and one.
bedroom units, wi.th fuD bath and kitchen f:lCiliries, arc
located on the upper four stories. t\ service coordina-
tor i~ located on-site to supervise resident services.
No.ofLJnits: 50
Target Population:
mg
Permanent/Transitional Hm.l'i-
for Individuals earning
30-60 percent or less of ~1FJ
Site Location
2317 Third Ave.
Seattle, W A 98121
Homestead Equity FundsM
Limited Partner Contribution
S4,884,262
~ (' H J 1 J ~ t
Investnu~nt Funds and Partners
H EI;' A- Wa~hington
<rDO
HE.F III:
Wells I ;'argo
Fannie Mae
Sterling Savings
Banner Bank
Bank of the \Vest
Wells Fargo
Columbia Bank
Cashmere Valley Rank
TIle Commerce Bank of\V'A
Washington First IntI. Bank
Cow)jtz Bank
American Marine Bank
Bank of the Pacific
Design Group
a Parar, company
56,423,228
Total Project Costs
Project Infonnation
Construction
Type:
General Partner:
Consultant:
Architect:
General
Contrac tor:
Tax Attorney:
Tax Accountant:
Property Mgrnt.:
Ftllance Partfl'elJ:
Trust I "und:
Grant
Construction:
Permanent:
NL'\v
Archdiocesan I-lousing
1 \uthority
Beacon Development Croup
Environ'menta] \X/orks
IGfn Company
Lane Powell Spear~ Lubersk:
John L O'Brien
Archdiocesan Housing
Authority
State of Washington Oep!. of
Community, Trade and
Economic Development
City of Seatde
Key Bank
City of Seattle
r
o
April 11,2005
D
::J
PAR A T I
City of Ashland Housing Commission
C/O Mr. Brandon Goldman
51 Winburn Way
Ashland, OR
Members of the Ashland Housing Commission
Thank you for the oppor1unity to present our proposal in response to your. request for
innovative solutions to affordable housing in the City of Ashland. It was a very effective
session where many cmative ideas for implementing affordable housing specific to site
and in general to Ashland were brought forth for discussion.
At the conclusion of our presentation, we agreed to put in writing a synopsis of our
presentation along with clarifications to questions posed during the session. Please
accept the following as written record of clarifications and response to questions posed
during the public hearin~~.
Design Proposal
· Ground Floor Retail Space (4250 sf + 800 sf Residential Lobby) along
Lithia W'ay
· Preservation public parking (10 spaces) on-grade along Will Rogers Way
· 16 Affordable Housing Units financed with LlHTC on floors 2 and 3
· 6 For-Market Condominium Residential Units on the 4th Floor
· Underground Parking provided on a single level for residential use only
by occupants of both affordable and market rate housing
Retail Units
· Storefronts along Lithia Way are' a critical element of our sensitivity to
good urbcJlll design principles, preserving and reinforcing the
retail/commercial character of this vibrant downtown neighborhood. It
adds value by adding uses that improve the quality of life, contributing to
a convivial streetscape that support the daily interactions between
neighbors and visitors.
· The City of Ashland retains ownership and control of the ground plane.
The Deve~oper constructs the retail spaces and enters into lease
agreement with the city for a period corresponding to the "period of
affordability" and for the sum of $1 where he has the right to sub-lease
the retail space and collect rents to cover the cost of construction and
return on investment. At the end of the lease period, the city may
exercise the option to re-lease the space at market rates or use it the
way it sees fit. The construction of the retail spaces will also be part of
the LlHTC financing.
r
July 20, 2005
Page 2
Affordable Units
· We are proposing 16 affordable units financed through LlTHC. This
financial vehicle requires a minimum of 15 units, but is a proven efficient
method for providing affordable housing throughout the state and
country.
· The proposed mix will be 50% for residents eaming less than 50% but
more than 30% of median income. And the remaining 50% will be for
residents earning between 50% and 80% of median income.
· The period of affordability is for 30 years.
· Prior to the end of the affordability period, the city takes ownership of the
affordable units after 15 years and upon minimum payment of $1 plus.
any exit taxes and unpaid debt. Typically, this is a very nominal amount
as per the experience of LlHTC projects where Homestead Capital, as
an equity investor, has been involved.
· The LlHTC model and Homestead Capital have the advantage of a
proven track record of delivering affordable housing units integrated with
market rate components, and the ability to return the units back to the
city or its commissioned housing entities after 15 years.
· We understand that we are asking for changes or overlay modifications
to the current density allowed in order to use this financing method. We
are proposing that the performance criteria available in residential zoning
may be applicable to our commercially zoned site to achieve the level of
desired density while making a very attractive project for the city and the
residents on all levels of urban design and community development.
Another suggestion is that the increased density in the C-D-1 zoning may
be viewed as part of a mixed-use development overlay provision where
increased intensity of use is desired and of significant benefit to the city.
Market Rate Housing
· The developer will build with conventional financing 6 market rate
condominium units on the 4th floor. As part of a conditional use
application we would like to suggest that we increase the height beyond
40 feet but less than 55 feet as per the Ashland Chapter 18 code. Here
as per our suggestions for performance criteria zoning, the height and
density are a part of increased intensity of use that generates desirable
benefits for the city of Ashland in terms of vibrancy, mix of uses and
incomes, street character, and community development.
Underground Parking
· The Developer will build underground parking of the use of both
affordable and market rate unit residents. .
· The portion for use by residents of affordable units will be financed
through LlHTC.
· The parking for use by residents of the condominiums will be financed by
the developer through conventional means. We propose that this portion
of the construction be contiguous with the underground parking proposed
by projects on contiguously adjacent properties on each side. This
allows not only a single access point to the underground portion instead
r
July 20, 2005
Page 3
of 3, but allows an economy of scale to produce much needed parkikng
in the downtown.
· The city will own the portion of the underground parking dedicated to
affordable housing after 15 years.
Preservation Public Parking
· We will provide 10 preservation parking spaces off Will Dodge Way. The
City maintains ownership and services the lots.
Urban Design
· This mixed-use/mixed-income approach embraces all the current
principles of good, responsive urban design. It maintains the retail
character of one of Ashland's most important downtown streets. It
maintains the diversity of use in the community that Asland embraces. It
helps to develop a downtown community by increasing residential uses
at the same time it increases retail vitality and encourages a true mixed-
use community. This approach also reduces the impact cost associated
with creating new infrastructure when affordable (and market-rate)
residential uses are relegated to the fringes of the city.
Our efforts to find ways to provide affordable housing and to enhance the urban design in
Ashland through this proposal are sincere. Please consider our ideas summarized here
and presented in the main body of the proposal as workable, practicable, and beneficial
solutions to serve the city of Ashland.
Sincerely,
James Cooper, AlA
Design Director, VP
r
DOCUMENTS SUBMITTED
AT STUDY SESSION
Lithia Way Parking Lot Proposals
Affordable Housing
Development
CITY OF
ASHLAND
~-,
Lithia Way Parking Lot
Lithis Lot Proposals ~~,
1
Existing Use
Uthis Lot Proposals ,,_,
Request for Proposals
· Affordable Housing Development
- up to ten rental units
- Less than 80% Area Median Income targeted
- 40 year affordability period requested
· Reversion to City Ownership at end of affordability
period
· Downtown and Historic Compatibility
. Retain Public Parking
· Flexible to encourage proposals that do not meet the
specific requirements
Uthis Lot Proposals ,,_ ,
2
Proposals Received
-Four Proposals submitted
-Housina Authoritv of Jackson County
-Sandler Films
-Kendrick Enterprises
-LDC Desian Group
Uthia Lot Proposals ~~
Housing Authority Proposal
Uthia l.!" ProposeIs ='~I
3
HAJC Lithia Way Elevation
Uthia Lot Proposals ~_,
Proposal Components
. Subsurface Parking
- 13 Spaces optimum
- 11 space possibility
. One HC space on
alley and one in lot
. Two stories above
parking
. Nine large affordable
units
- 4 one-bedrooms
- 5 two-bedrooms
· 50-60 years (or longer)
as affordable under
HAJC
- No reversion to City
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Lithia Lot Proposals ~_ ,
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Sandler Films Proposal
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Uthia Lot Proposals ~.,
Proposal Components
. Surface Level Parking
- 13 spaces
- 2 Uthia Way and alley entrances
Alley
. Units targeted to 800/0AMI
5 single story one-bedroom
units
- 5 two story two-bedroom
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. Reversion to City
at condusion of affordability period
at cost of original construction
secured through trust deed
- Annual review to entertain change
of use
- Negotiated costs induding:
. Insurance
. Taxes
. Elevator (maintenance and phone
. Common area repail8lmaintenance
Llthla Way
Uthla Lot Proposals ,~,
5
Kendrick Enterprise Proposal
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Uthia Lot Proposals ,. ,
Kendrick Lithia Way Elevation
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ELEVATION
Uthia Lot Proposals ,.,
6
Proposal Components
-Subsurface Parking
'16 Spaces
-Entire Ground Floor
-Partial second floor
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-Commercial Component
-10 affordable units
'Second and Third Roors
-4 studios
'4 one-Bedrooms
'2 two bedrooms
-Reversion to City
eResidential and Commercial revert to
City ownership after 40 years
\
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;;h:': Proposals ~~
LDC Design Group Proposal
Uthis Lot Proposals ,,_ ~I
7
LithiaWay Elevation
I
V;''':::;'V
Lithia Lot Proposals ,..,
Proposal Components
. Parking
- Up to 21 Spaces subsurface
for residential use only
- 10 spaces off Alley for public
· Commercial Component
- Entire Ground Floor
. 16 affordable units
- Second and Third Floors
. 10 one-Bedrooms
. 6 two bedrooms
. 6 Market Rate
Condominiums
. Reversion to City
- Affordable Units revert to
City ownership after 15 years
- Commercial and Market
condominiums do not revert
to City, remaining private
perpetually
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Lithia Lot Proposals ,. .,
8
Floor Levels
CONCEPTUAL PROJECT LAYOUT
oposa/s ~.,
Recommendations
The Housing Commission recommends the City Council select the
Housing Authority of Jackson County Proposal. This is
contingent upon 13 parking spaces being provided (allowing no
reduction in parking due to cost of utility relocation). Staff has
recommended the Kendrick Enterprise LLC Proposal with the
stipulation that rents should be adjusted to comply with HOME
program and Subsurface parking (Alternative 'A' =16 spaces)
should be a condition of selection
UIhia Lot Proposals r~~
9
Email Correspondence
-----Original Message-----
From: David Sardes [mailto:bardesd@metro.dst.or.us]
Sent: Friday, August 20, 2004 5:05 PM
To: <Cate Hartzell
Cc: Cameron Vaughan Tyler
Subject: Re: Questions about affordable housing from Ashland
Ms. Hartzell:
Councilor Rex Burkholder has referred your questions to me concerning possible use of Ashland's
publicly owned parking lots for air rights development for affordable housing. While the goal of
multiple use of public land is laudable, there are some issues.
I. Will the rents for affordable rental housing support the construction type necessary for Air
Rights development?
Probably not, and certainly the use of Air Rights will not make rental housing more affordable.
The rule of thumb on whether or not a developer will build over parking or other uses is that land
must cost more than structure. Otherwise, the developer will buy additional land. This break
point in the Portland Market is on land value of 50$ ^J 60$ a sq. ft. Typical apartment land in the
Portland area is 7$ ^J 12$ sq. ft. (usually based on price per dwelling of $8,000 ^J $12,000). It's
doubtful that using air rights for affordable housing will result in the best economic formula for a
given project. However, there may be other reasons Ashland may desire to use these public lots
(infill, more compact urban environment, more intensity within a small geographic area, provision
of affordable housing within the downtown area that would not otherwise be possible, etc.) If
that is so, then it may be possible to build an affordable housing project with assistance from a
40/0 affordable housing tax credits and energy tax credits. Keep in mind, that the building type
will cost substantially more per square foot than wood-frame built suburban housing with surface
parking (150/0 ^J 250/0 more)
II How will you park the affordable housing?
Not knowing the user time on the public lots (do they fill after 8 PM and empty after 5 PM?), it is
difficult to determine whether the parking accumulation curve will permit shared use. In the most
optimistic scenario, you will probably need to construct some parking spaces exclusivelly for the
housing unless it is senior. However we have an example in downtown Portland that is an
affordable housing project with no dedicated parking (shared use of church parking lot). This
added structured parking for your building must be plugged into the economic equation, and will
have to be offset out of the value of the tax credits as other public subsidies or the land value (if
there is any).
Other considerations:
Are there poor soil conditions for a heavier building, high water table, non-building easements
that haven't been dealt with? These may not hinder a surface parking lot, but often raise havoc
on a developer's project costs.
In my opinion, Air Rights appraisals are relatively straight forward, but few MAl appraisals feel
qualified to undertake them. They typically are $6,000 to $9000. I have called several that we
have used in the past to check their rates and availability. One that responded to me today is
Steve Pyo of Day Appraisal Co. (503-468-8854). Without knowing the size of your paroel, he
thought perhaps $5,000 ^J $6,000 and 2 months out. He related that all appraisers in Portland
are swamped.
In summary
Unless your land value in the D. T. exceeds $50 'V $60 a square foot, it will be difficult to build
over the parking lots for rental housing without other public investments. You may be able to
close thE~ gap using affordable housing tax credits and energy tax credits. Expensive condos
probably could be constructed on the AIR (reference your LUBA appeal). There may be other
public re~asons for your wanting affordable housing in your downtown area and a project should
be pursued on that basis, not on the basis of getting something (land) for free.
. I was in your lovely community this past Monday and had lunch by the creek. Always enjoy it.
Call me if you want to discuss any of this. 503
797-1931
Best regards,
Phil Whitmore
Transit Oriented Development Manager
A [ ( tit tJ q A IV Y;t'/t:rl
I have prepared some remarks on paper as not to take up very much time.
As you mayor may not know I started this process over three years ago. It
was my plan to create a test development to prove to the citizens of j\shland
and City government that the private sector could get involved to solve a need
for the city without using city or government funds. I worked up a sample
contract with the City attorney and my attorney Allen Drescher thalt made
this project possible. It started out to be an affordable housing proj~ect... not a
commercial project with some affordable housing. For some reason it has
become apparent that some developers got into this in an effort to gE~t some
free downtown land for themselves even if it was only for a finite period.
During this period of control of commercial space on land they did not need to
pay for they stood to make a very good commercial..-return.
I was originally going to develop this property with a single source contract
with the City. It became reasonable to put the contract out for a Request for
Proposal and Qualifications. I stood by that decision which I believed would
be good for the process.
It was my understanding that you would only consider those proposuls that
were offered by organizations that had the money in place to deliver their
proposals. Unless I a,m mistaken I am the only one with a proposal that does
not need to go out after a grant or financing to make this deal work. Please
note that in my proposal is a letter of intent from Umpqua Bank as a back up
if the money was needed. I am prepared to put up all the cash necessary to
complete this deal. If I were a developer or an organization that would get
this agreement with the city and then armed with the deal. If I could now go
out and m yes I said m and raise the money on the strength of the proposal
from the city and including free commercial space, I would think I died and
gone to heaven.
From the beginning the intent of this proposal from the City Council was to
have affordable housing with no intent to go out and develop commercial
property. This is not what this project is all about. I do not think it w'as the
Cities idea to make such deals with City owned property.
I am also now told that the City will not sit down with the parties that made
their proposals and try and iron out some concerns as to how low the afford
ability can be and under what circumstances, city planners concern on style
and any other matter that might just make the project a better one since this
is a test project.
In my proposal I made it a part of my proposal that such a meeting take
place. Please refer to my proposal on Page # 6. I quote... "It should be noted
that this proposal is subject to re negotiation and it is recommended that a
meeting be held between the applicant and the proper authorities of the City
of Ashland and the Housing Commission to discuss possible changes to the
proposal. Since this is a new concept that I originated I am open to
suggestions regarding this project in an effort to create a concept that will
work for future affordable housing developments." This has not hal~pened
and I am now told this can not happen. I ask why?
I have spent about $10,000 on this proposal only be~ause I thought a couple of
.' .......
things. -.
#l...The playing field would be level and anyone submitting a propos:al should
be in a position to complete it without going out and trying and raise the
money after they get the proposal.
#2... That a meeting would be made between the applicants and the C'ity to try
and refine the project so as it has a better chance of working for all (~oncerned
and establishing a model for other developments on City land.
We need to prove to the City of Ashland that we are not building slunts. That
we will instill a pride of living space with the Tenants. That this project is
feasible and will work and that we could then easily raise money frolD the
private sector for more of these projects.
Lets not be short sighted on this project. It is to important and it is vitally
necessary that the applicants are not in this for the money but for tht~ long
term good effect for the City of Ashland as a whole. This is not a profitable
development deal, it is a project of giving back to the city.
I am not going to go over the points in my proposal. You have them and I
hope you have read them. I hope you give me a chance to sit down with the
City and try and work out the finer points so it just does not end up another
no win project for everyone involved, especially the Tenants who will benefit
from this.....