HOUSING COMMISSION GOALS 2006 Housing Commission 06' Goals (Items not - - PDF document

Housing Action Plan Goals

Housing Commission 06' Goals (Items not identified in the

Action Plan)

Goal 1-Funding Land Acquisition

• A. Facilitate the Process of applying for funds by Non-

Profits (ongoing) Vacant / Developable

• B. Form Housing Trust Fund

Existing -Developed (including Vulnerable Properties)

• C. Develop long term Funding Sources

Vulnerable Properties

• D. Convene Employers group to develop employer

assistance approaches (Complete/ongoing) Ordinance Development to protect vulnerable properties

Goal 2 -Reduce Development and Operating Costs

• Manufactured Dwelling Parks, Condo Conversions, HUD properties
• A1. SDC Deferral (Complete by HC)

Land Use

• A2. Limit SDC waiver total

Modify Big Box Ordinance to promote affordable Housing

• B1. Reduce Planning, Utility fees

Establish Higher Density Multifamily zoning type

• B2. Determine annual limit of fees waived

Increase Density Bonus for Affordable Housing

Goal 3 -Land Use

Conditionally allow ARUs in MFR zones A1.Identify Land for rezoning Reduce Parking Requirements for affordable housing near transit

• A2. Identify target (city owned) site for vertical housing

Program Development and Review

• A3. Feasibility of UGB amendment

Review Rental Assistance Program

• B. Restrict Single Family in Multifamily zones

Review Down Payment Program C.1 ARUs as permitted use in Single Family zones Improve monitoring of units regulated under the Ashland Affordable Housing Program C.2 Reduce maximum lot size coverage requirements. Document lessons from Lithia lot RFP, evaluation, and negotiation D.Allow or Require a percentage of small lots in new subdivisions.

Planning Review Process Goal 4 -Preserve and Create Affordable Housing

Current Projects

• A. Work with non-profits

(long range) Code review and amendments

• B. Require long term affordability for fee waivers (IE 30

years) (complete by HC)

Inventories and Research Goal 5 -Develop organizational Capacity

Buildable Lands Inventory (complete) A Create Housing Coordinator Position (complete) Multifamily unit counts

Goal 6 Build Understanding and Support

Rental Needs Assessment

• A. Public information program (Education ongoing)

Education and Outreach

Employer Assisted Housing Workshop (complete) Tax Credit Workshop (or other topic) Development of Presentation and informational materials, brochures, powerpoints, visuals) Present to various groups, boards and commissions, Realtors, landlords, fraternal orgs, chamber etc) Establish liasons to regional housing groups including Medford Housing Commission, JCHousing Coalition, SO Housing Resource Center

HOUSING COMMISSION GOALS 2006

City of Ashland, City Council Presentation 1-17-2006

Providing for the housing needs of Ashland Providing for the housing needs of Ashland’ ’s Workforce s Workforce

Presentation Prepared by: Dept. of Community Development 1/2006

Ashland Ashland’ ’s s Housing Housing Needs Needs

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“What does “Affordable” mean? Although there is considerable overlap between the terms, each is intended to identify a distinct type of housing. The terms “workforce”, “affordable”, “family”, “subsidized” and “low-income” housing are

• ften used interchangeably.

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“Workforce” Housing Workforce Housing

Work-force housing commonly refers to housing intended to bridge the gap facing those gainfully employed residents that may earn too much to qualify for affordable housing subsidies, but not enough to afford a home for purchase, or an apartment within their means. Such “workforce” housing can be targeted to low, medium or moderate income households including as nurses, teachers, police and others depending on the community needs.

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“Affordable” Housing

Affordable Housing:

This term refers to a households’ ability to find housing within their financial means. Households that spend more than 30% of their income on housing and certain utilities are considered to experience cost burden. This term applies to all income levels.

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“Family” Housing

Family Housing:

Although families come in various configurations, the term “family housing” typically is used to refer to housing occupied by households with

• children. As families have various incomes this

type of housing also targets households of all income ranges.

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Subsidized housing

Subsidized housing

This type of housing is made affordable by the addition of Federal, State, local or private funds . This “subsidy” buys down the cost of the home for the occupant. Subsidized housing is typically targeted to low-income households, however in some expensive markets subsidies have been used for moderate income households as well.

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Low income housing

Low-income housing

This term refers to housing reserved for “low-income” households. HUD considers a household low-income if it earns 80% or less of median family income. In short, low-income housing is targeted at households that earn 80% or less of median family income. In Ashland a family of four earning less than $41,700 qualifies as low income.

89440 83980 78520 73190 67730 60970 54210 47450

Income at 130% of Median

82560 77520 72480 67560 62520 56280 50040 43800

Income at 120% of Median

68800 64600 60400 56300 52100 46900 41700 36500

Median Income (100%)

55000 51700 48350 45000 41700 37500 33350 29,200

Low Income (80%)

41280 38760 36240 33780 31260 28140 25020 21900

Income at 60% of Median

34400 32300 30200 28150 26050 23450 20850 18250

Very Low Income (50%)

20650 19400 18150 16900 15650 14050 12500 10950

Extremely Low Income (30%)

8+ 7 6 5 4 3 2 1

Category Number of Persons in Family Income Level

2005-2006

*For the Medford-Ashland Statistical Area as determined by the Department of Housing and Urban Development

Income Limits by Family Size: $/year

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Who needs Affordable Housing?

Given Ashland’s high cost of housing, the median home purchase ($439,000) would require a household income of over $127,787 per year, assuming no debt and a $20,000 down-payment. With a down payment of $120,000 (equity transfer) that household would have to earn just over $100,000 annually to qualify for a conventional loan of $319,000.

Income Level Hourly Wage Annual Wage Sample Occupations Minimum Wage $6.50 $13,559 Service station attendant, temporary work, convenience store clerk, dishwasher 30% of MFI $5.81 $12,120 Fast food cooks, dining room attendants, service station attendants 50% of MFI $9.68 $20,200 Retail clerks, home health aides, electronic assemblers, carpenters 80% of MFI $15.49 $32,320 Electronic engineering tech, real estate sales/broker, accountants 120% of MFI $23.24 $48,480 Physician, Attorneys, Dentists, Professors, Engineers

2001 Ashland Housing Needs Analysis

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Housing Costs 1996-2005

1 9 9 6 1 9 9 7 1 9 9 8 1 9 9 9 2 2 1 2 2 2 3 2 4 2 5

$162,094 $176,551 $191,028 $203,791 $241,162 $281,029 $297,479 $323,422 $378,403 $439,900 $117,208 $123,573 $128,120 $131,239 $131,239 $137,117 $141,615 $164,407 $172,204 $172,204 $34,600 $36,200 $38,000 $38,800 $38,800 $40,400 $41,900 $49,500 $52,100 $52,100

$0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 YEAR

Housing Cost and Income Comparison

Median Income (family of 4) Median Purchasing Power Median Home Price

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Hourly Wages of Ashland Residents

50% earn more than $19.42 per hour (the "median" income) 8% earn between 15.50 and $19.42 per hour 17% earn between $9.70 and $15.50 per hour 13% earn between minimum wage and $9.70

12% earn $7.50 per hour (minimum wage) or less

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Regional Housing Cost Surpass Ashland’s 2000 Average

Average Sales Price on Resale Properties

$100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 $500,000 2000 2001 2002 2003 2004 2005

Ashland Central Point East Medford Jacksonville Phoenix Talent

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Recent Developments (2004-2005)

Projects completed since January 2004

• 6 rental units (perpetually affordable) completed by ACLT
• 3 ownership units (20yr) Park and Siskiyou –Parkplace Condominiums
• 2 rental units (20yr) 232 & 234 Grant Street –Hillview Condominiums
• 1 ownership units (20yr) 315 Beach Street
• 2 rental units (perpetually affordable) acquired by ACLT with CDBG funds
• 3 ownership units 2 @20 year, 1 perpetually affordable) 290 Patterson, 321

Hersey, and 311 Hersey -completed by RVCDC, one purchased through ACLT A total 17 affordable units were created and occupied by low-income households in 2004-2005

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Pending Developments

New Units expected in 2006

Includes only those units currently approved or in process and required to be affordable due to land use requirements (zone-change, annexation and condominium conversions)

• r financing (Community Development Block Grants, USDA Self-Help).

6 units: Clay Street annexation (Old Buds Dairy) -project approved 2 ownership units: Fordyce Co-Housing - project approved 2 ownership units: Condominium conversion – Siskiyou and Glendale - project approved 8 rental units: Ashland St. and Clay - project approved 4 rental units: Ashland Street (Lower Pines site) project approved 17 units: Clay Street annexation (10 acre) - pending annexation approval 15 ownership units: RVCDC Siskiyou Self Help Project – Project funded and has received

planning approval for 9 of the 15 units.

Total Pending = 54 new affordable units

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Affordable Housing Pictured

• An affordable unit within a mixed income neighborhood, smaller than most but no

less attractive.

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Affordable Housing Pictured

• An affordable unit within a mixed income neighborhood

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Affordable Housing Pictured

• An affordable unit within a mixed income neighborhood

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Affordable Housing Pictured

• Two of the four units pictured (Chataqua Trace) remain affordable to low income

households, while their identical counterparts have continued to rise in value out of the reach of most first time homebuyers.

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Affordable Housing Pictured

• Six new low-income apartments located across from Garfield Park. Complied with

Ashland’s rigid site design and use standards and met the base density of this High density zone (R-3).