HomeMy WebLinkAbout2023-04-17 Study Session
Ashland: Housing Production Strategy
City Council
April 17th, 2023
Tonight’s Discussion…
Discussion
Overview of input on the HPS
Focus on HPS actions, partners,
funding sources, and adoption
Do you have any questions about the
information in the document?
Are there any suggested changes to the
HPS report?
2
What is a Housing Production Strategy (HPS)?
An 8-year action plan that identifies near and long-term strategies that
the City can take to support the development of needed housing,
especially low-and middle-income housing.
We are
Housing
here
Evaluate
Production
Understand Develop strategies strategies to
Strategy with
Ashland Housing to meet housing achieve fair and
actions that the
Needsneedequitable housing
City will
outcomes
implement
Project Schedule and Primary Tasks
We are
here
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Summary of Stakeholder Input
HHSAC–Recommended adoption of City Council (Aug 2022) –
the HPS (Feb 23, 2023).
rd
Was supportive of:
Land banking
Highest priority actions included:
Land trust -they were very interested in
Identify additional funds to support the
long-term affordability
Affordable Housing Trust Fund
Preservation of manufactured home parks
Support preservation and development of
Evaluating using Urban Renewal
manufactured home parks
Potentially using a CET
Participate in a land trust
Participate in or establish a land bank.
Interviews with developers (Aug 2022):
Advisory Committee –Recommended
Priorities included:
Urban Renewal has been effective in
adoption of the HPS (Feb 2023)
neighboring jurisdictions and could be a
Highest priority actions included:
useful tool in Ashland.
Support preservation and development of
Land banking could allow developers to
manufactured home parks
construct more workforce housing.
Work with partners to support development
Review the code for unintended barriers to
of additional permanent supportive
density.
housing.
Evaluate opportunities to streamline
Preserve and improve existing low-cost,
development review.
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unregulated, rental housing.
Strategies to Accommodate Housing Need in Ashland
What is a city’s role housing development?
Policy—including zoning, density,
and design requirements–must
There must be
allow developer to build a
Cities can directly
sufficient demand
profitable project.
Public Policy
(rents, sales prices) to
influence public
support a profitable
project
policy, land, and
infrastructure.
Development
Market
Land
Feasibility
Can Occur
Cities may have
limited influence
Developer must
on market
control the site with
reasonable acquisition
Capital
feasibility
costs
Developer must be able to access
resources for investment (e.g.,
equity investment, bank loans)
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Requirements of Strategies in the HPS
For strategies identified in the final HPS, the City of Ashland will:
Commit to implementation
Be required to update DLCD on implementation progress, and be required to
comment on its effectiveness in the future
Strategies not identified in the HPS may still be implemented by the
City, but the City will not be held to specific action by the State.
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Does the new HB 2001 Affect Ashland’s HPS?
The new House Bill 2003 will change how Oregon cities do housing
capacity analysis and includes new requirements for housing
production strategies.
Cities currently doing HPS will notbe impacted by HB 2001.
Most HB 2001 requirements will start taking effect in 2025.
After 2025 DLCD will begin to evaluate performance for implementing
the new affordable housing development targets for cities newly
conducting an HCA
Cities found not to be meeting the new requirements may be audited by DLCD
Enforcement will start with support, collaboration, and technical assistance
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Initiatives Approach
Encourage development of low-and moderate-
income affordable rental housing.
This initiative
seeks to increase the housing options for unregulated rental
households earning between 60% and 120% of MFI ($43,900 to
$87,700).
Increase opportunities for affordable
homeownership.
This initiative seeks to increase the housing
options for homeownership for households earning less 120% of MFI
(less than $87,700).
Encourage development of income-restricted
affordable housing units.
There are limited options
available in Ashland that are affordable to households with income of
less than 60% of MFI ($43,900). This initiative supports development
of housing affordable in this income group.
Preserve existing of low-and moderate-
income affordable housing.
This initiative seeks to
increase the housing options for households earning less than 120% of
MFI (less than $87,700).
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Initiatives Approach
Summary of Actions
City and Partner Roles
13
Funding Sources Evaluated
Implementation Schedule
15
Monitoring Actions
StrategiesAnnual monitoring
# of affordable units developed by income range
Overall Monitoring
# of affordable projects developed
#of acres acquired for land banking
A. Evaluate participating in or establishing a land bank.# of dwelling units developed on land from land banking
Amount of funding contributed to land bank
# of partnerships with land trusts
# of acres contributed to land trusts
B. Evaluate opportunities to participate in a land trust.
Amount of funding contributed to land trust
# of dwelling units developed in land trusts
# of events hosted
C. Host educational events with the Housing and Human Services # of attendees at events
Advisory CommitteeDemographics of attendees
Topics of events, such as affordable housing or Fair Housing
Equitable housing plan developed and adopted.
D. Develop an equitable housing plan
Ordinance developed and approved.
E. Disallow SFD in High Density R-3 Zone
Comparison of newly developed housing in R-3 with historical densities
Ordinance developed and approved.
F. Maintain quality and support development of a new # of partnerships established to support preservation efforts.
manufactured home parkAmount of funding contributed to support preservation.
Changes in manufactured park ownership
Ordinance developed and approved.
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G. Increase development capacity of MFR dwellings
Comparison of newly developed multifamily housing with historical densities
Monitoring Actions (cont.)
StrategiesAnnual monitoring
Exemption developed and implemented
H. Implement the Multiple Unit Property Tax Exemption (MUPTE) to
# of inquiries about tax exemption
support multifamily or affordable housing
# of projects (and units) granted tax exemption
Amount of funding used for rehabilitation or preservation
I. Preserve and improve existing low-cost, unregulated, rental
# of units where funding was given for rehabilitation or preservation
housing
New partnerships established or expanded for preservation
J. Work with partners to support development of additional New partnerships established or expanded
# of permanently supportive housing projects (and units) developed
permanent supportive housing
K. Evaluate opportunities to improve energy efficiency and reduce # of new ordinances or policies that encourage energy efficiency
# of new housing units developed under those policies.
GHG emissions during housing development
Ordinance adopted
Plan developed for the use of CET funds.
L. Establish a Construction Excise Tax
Use of CET funds
# and types of units developed supported by CET; affordability levels
Urban Renewal Plan developed and adopted
Amount of funding investments made with urban renewal dollars to support
M. Evaluate using Urban Renewal
affordable housing
# of all units and of affordable units built using urban renewal dollars
Additional funding sources identified.
N. Identify additional funds to support the Affordable Housing Amount of additional funding directed to the Affordable Housing Trust Fund.
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Trust Fund
Use of AHTF funds
# and types of units developed supported by AHTF; affordability levels
Recommendations
Develop pre-approved plan sets for Middle Housing
Typologies and Accessory Dwelling Units.
Consider staff capacity for implementation of the HPS.
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Questions for City Council
Do you have any questions
about the information in the
document?
Are there any suggested
changes to the HPS report?
19
Next Steps
City Council Adoption Hearing –May 2
20
Los AngelesPortlandSeattleBoise
Action A. Evaluate participating in or establishing a land
bank.
Purpose: Land banks support low-and moderate-income affordable
housing development by reducing or eliminating land cost from
development, increasing a nonprofits’ capacity to build affordable housing.
Action Timeline
22
Action B. Participate in a land trust
Purpose: Land trusts hold land in perpetuity and sell or lease the housing
on the land at below-market rate prices. Land trusts most frequently
provide opportunities for homeownership that remain affordable over the
long-term.
Action Timeline
23
Action C. Host educational events with the HHSAC or other
organizations.
Purpose: Provides education around housing issues, which can help
prevent and address housing discrimination, ensure rights are protected,
and connect residents with housing resources.
Action Timeline
24
Action D. Develop an equitable housing plan
Purpose: Addresses identified impediments to fair housing such as:
limited community awareness about fair housing protections and
resources, instances of discrimination in housing transactions, and a lack
of affordable housing.
Action Timeline
25
Action E.Disallow SFD in High Density R-3 Zone
(excepting areas in the historic district)
Purpose: Increases efficient use of land in the R-3 by focusing on
opportunities for higher density development by removing single-family
detached housing as an allowed use for new development
Action Timeline
26
Action F.Evaluate increasing allowances for residential
dwellings in commercial and employment zones
Purpose: Lowering or eliminating barriers to residential development in
commercial or mixed-use zones can help encourage the development of
more dense multifamily housing in these zones. May increase allowances
for residential dwellings in commercial and employment zones.
Action Timeline
27
Action G.Maintain quality and support preservation of
existing manufactured home parks and support
development of new manufactured home parks
Purpose: Preserve and support development of new manufacturing
housing parks because they play a significant role in providing naturally
occurring affordable housing. The City could adopt a zone that allows
manufactured home parks as a permitted use and prohibits other types of
single-family detached or multifamily housing.
Action Timeline
28
Action H.Increase development capacity of MFR dwellings
through changes to the Land Use Ordinance development
of new manufactured home parks
Purpose:
Removing barriers to development of multifamily housing in the land use ordinance, such as:
Increasing the maximum allowed densities in R-2, R-3, and parts of the Normal Neighborhood and
•
Croman Mill District designations.
Increasing allowed height in the R-2 and R-3 multi-family residential zones, outside of designated
•
Increasing lot coverage allowances slightly in the R-2 and R-3 zones to support the other code
•
amendments
Evaluating the code to identify and remove unintentional barriers to density, such as the certain
•
elements of the solar ordinance, parking or driveway requirements.
Action Timeline
29
Action I.Implement the Multiple Unit Property Tax Exemption
(MUPTE) to support multifamily or affordable housing
Purpose: Provides a way to leverage private, market-rate development to
expand affordable housing. Offers multi-unit developers that meet City-set
affordability criteria a partial property tax exemption
Action Timeline
30
Action J. Preserve and improve existing low-cost,
unregulated, rental housing
Purpose: Supports needed repairs for low-cost unregulated housing
without displacing tenants. The City could evaluate programs, technical
assistance opportunities, regulatory changes, and other options to
support property improvements. The City could provide grant funding in
support of rehabilitation, weatherization or accessibility upgrades.
Action Timeline
31
Action K. Work with partners to support development of
additional permanent supportive housing
Purpose: Supports development of income-restricted housing that
includes services with a goal of ending chronic homelessness. The City
would work with service providers to identify and utilize funding and
development assistance opportunities.
Action Timeline
32
Action L. Evaluate opportunities to improve energy efficiency
and reduce GHG emissions during housing development
Purpose: Helps the City meet its Climate and Energy Action Plan (CEAP)
goals and can lower-long term energy costs. The City can evaluate
opportunities to incorporate elements of the CEAP into housing
developments. The City could also facilitate access to energy efficiency
incentives available from the federal and state government, particularly for
development of affordable housing.
Action Timeline
33
Action M. Establish a Construction Excise Tax
Purpose: Construction Excise Tax (CET) is one of few options to generate
additional locally-controlled funding for affordable housing. The City could
use CET revenue funds to support the development or re-development of
affordable housing.
Action Timeline
34
Action N. Evaluateusing Urban Renewal
Purpose: Provides a flexible funding tool that can support many of the key
strategies identified in the Housing Production Strategy.
Action Timeline
35
Action O. Identify additional funds to support the
Affordable Housing Trust Fund
Purpose: Identifying additional funding sources for Ashland’s Affordable
Housing Trust Fund would provide direct financial resources to the
development of affordable housing for low-income households.
Action Timeline
36