Meeting Community Housing Needs: Creating a “Housing Lens”

Neighborhood Partnerships RE:ConferenceOctober 29, 2014 Salem, Oregon

Kim Travis, Oregon Housing and Community ServicesAndree Tremoulet, Commonworks ConsultingErin Doyle, League of Oregon Cities

Examples and opportunities

Population Growth between 2010-2013:

Hood River 4.1% Bend 2.1%/Deschutes Co 3.0% - growth in

Redmond (now the Bend/Redmond MSA) Boardman 5.7%

By comparison – Wilsonville 10.5%; Happy Valley 12.0%

Preparing for UGB expansion & will be conducting BLI and Housing Needs Analysis

Issues in the Community:

Housing market across the river

National Scenic Area constraints

Changes in Farmworker Population

SF median price is $334,200

AirBnB issues▪ 91 “Entire Place” listings

Currently in UGB “Remand” process

Issues in the Community: OSU Expansion – Cascade Campus projects an

additional 1,890 students by 2016 1 % vacancy rate, rapid increase in rents Deschutes Co fastest growing in the western US SF median price is $290,200 30% of Deschutes Co employees are in Retail or Service

Bend – 276 “Entire Place” AirBnb Listings

Issues in the Community: Port of Morrow – almost 4,000 employed

Average job pays $39,404

Population of Boardman is 3,405 1 hour commute to Tri-Cities, WA 28% of housing stock is mobile homes SF median price is $91,800 Land is not an issue

Hood River – Affordable Housing identified as an issue in 2007

Bend – Affordable Housing highlighted in 2005 UGB application

Boardman – Understand what tools help intervene in the market and incent development (including amenities)

Housing Planning In OregonLooking Back and Moving Forward

Disconnect Between Land Use Planning & Housing Planning

Land Use Planners

Housing Planners

Origin of State Housing Goal 10

“Shelter is such a basic need that it would appear to require no justification. However,…”

“Fulfilling the other goals of the statewide land use plan [must] not unreasonably impact the supply of modestly priced housing.”

Proposal for a Statewide Housing Goal as an Element in the Statewide Land Use Goals and Guidelines

Betty Niven, State Housing Council Chair, November 26, 1974

“A need exists when there are not enough houses to supply shelter for each household for an amount that does not exceed 25% of gross household income.”

Increasing Specialization

• Subsidized Housing & First Time Homebuyers

• Financing

• Land use planning & regulation

Department of Land Conservation and Development

Land supply for needed housing types (single-family, multi-family)

Address $$ gap for housing for people not well served by market.

Consolidated Plan & Assessment of Fair Housing

Comprehensive Plan

Now: Push to Come TogetherHUD: Housing as a Platform

Fair Housing: Access to Community Assets, Racially/ethnically Concentrated Areas of Poverty

Innovations in Housing Design: Accessory Dwelling Units, Tiny Homes, Pods, Microtels

Innovations in Planning: Form-based Codes

Global Warming: Sustainable & resilient communities

Demographic Shifts: New populations, aging population, new household types

Why not…

• Bring together land use planning & housing finance/fair housing planning

• Plan for all households: Attainable Housing

• Address new challenges and opportunities

The Current Approach

Consolidated and Fair Housing Plans

Every Five Years

Comprehensive Plan UpdatesUGB Expansions

As Needed

Buildable Lands AnalysisNeeded Housing Analysis

Housing Affordability Land Availability & Permitted Uses

How much, what kinds of housingAccess to community assets

An Integrated Approach

Common or shared data

Coordinated land use and affordable/housing planning processes

Integrated approaches to: Buildable Lands Analysis, Needed Housing Analysis, Funding Priorities for Consolidated Plan.

Entitlement Jurisdictions &

Balance of State

Different timetables &

triggers

One Thing to Consider…

Planning for Residential Growth:A Workbook for Oregon’s Urban Areas

Published in 1995Analytical Approach 19 Years Old

Bridging the Gap

Andree TremouletCommonworks

Cities: Why we are the way we are and how

you can work with that

Erin Doyle

League of Oregon Cities

Intergovernmental Relations Associate

Why We Do What We DoWe have to do a lot with finite resources, so we meet our minimum standards…

Why do we do what we do in land use planning?

• The state made us.

• 14 Goals for most cities• Goal 1: Citizen Involvement• Goal 2: Planning process – plans must be based on a

foundation of data• Goals 3-14:

• 3 – 7: resource lands issues• 8: Recreation• 9: Jobs• 10: Housing• 11 – 13: Infrastructure• 14: Urban areas, not sprawl

Citizen Involvement is Goal 1

Planning Process Requires DATA

• Within the goal 4 kinds of data explicitly required

• Population Forecast is primary means to collecting data• Limited details• New state system will not break

down the demographics to the city level

• Collecting Data Costs Money

Costs from the Land Use system

• Urban Growth Boundary changes• Data collection

• Mapping

• Lawyers

• Planners

• Experts

• Planning Reviews

• Appeals of anything related to Land Use

How we pay those cost

•General Fund

• Fees that cover costs: • permit fees

• plan review fees

• building official fees

• System Development Charges

So, How Can You Help Us to Let You Help OthersKnowing your way through land use means getting buy-in early

What tools we have to help

Financing

• For programs that meet standards, property tax abatements

• SDC waivers (where available)

• Investment in projects

Land Use

• Incentives for developing affordable housing (cannot mandate)

• Density Bonuses for smaller, more affordable housing

• Rezoning remediated brownfields or other under-utilized residential properties

Who do I talk to at City Hall?

• Housing Staff (where available)

• Planning Department

• City Administrator

What to know & What to Ask

Know

• Population you want to service

• Community need

• Barriers you expect

• How you want the city to be your partner

• How your project meets local needs

Ask• What barriers are in the

zoning, development code, design standards, and possible district overlays

• What neighborhood groups exist

• What additional resources the city will need to support your project

Who else should I talk to?

• City Officials

• NACs

• Neighbors

• General Public

When do I start?

• Before you start your application make your city contact and start sharing your vision