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Meeting Housing Needs and Creating Affordable Housing Solutions
- 1. Meeting Community Housing Needs: Creating a “Housing Lens” Neighborhood Partnerships RE:Conference October 29, 2014 Salem, Oregon Kim Travis, Oregon Housing and Community Services Andree Tremoulet, Commonworks Consulting Erin Doyle, League of Oregon Cities
- 3. 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%
- 4. 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
- 5. 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
- 6. 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
- 7. 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)
- 8. Housing Planning In Oregon Looking Back and Moving Forward
- 9. Land Use Planners Housing Planners Disconnect Between Land Use Planning & Housing Planning
- 10. Origin of State Housing Goal 10 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 “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.” “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.”
- 11. Increasing Specialization Consolidated Plan & Assessment of Fair Housing • Subsidized Housing & First Time Homebuyers • Financing Department of Land Conservation and Development • Land use planning & regulation Land supply for needed housing types (single-family, multi-family) Address $$ gap for housing for people not well served by market. Comprehensive Plan
- 12. Now: Push to Come Together HUD: 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 Demographic Shifts: New populations, aging population, new household types Global Warming: Sustainable & resilient communities
- 13. Why not… • Bring together land use planning & housing finance/fair housing planning • Plan for all households: Attainable Housing • Address new challenges and opportunities
- 14. The Current Approach Consolidated and Fair Housing Plans Every Five Years Comprehensive Plan Updates UGB Expansions As Needed Buildable Lands Analysis Needed Housing Analysis How much, what kinds of housing Access to community assets Housing Affordability Land Availability & Permitted Uses
- 15. An Integrated Approach Coordinated land use and affordable/housing planning processes Integrated approaches to: Buildable Lands Analysis, Needed Housing Analysis, Funding Priorities for Consolidated Plan. Common or shared data Entitlement Jurisdictions & Balance of State Different timetables & triggers
- 16. One Thing to Consider… Planning for Residential Growth: A Workbook for Oregon’s Urban Areas Published in 1995 Analytical Approach 19 Years Old
- 17. Bridging the Gap Andree Tremoulet Commonworks
- 18. Cities: Why we are the way we are and how you can work with that Erin Doyle League of Oregon Cities Intergovernmental Relations Associate
- 19. Why We Do What We Do We have to do a lot with finite resources, so we meet our minimum standards…
- 20. 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
- 21. Citizen Involvement is Goal 1
- 22. 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
- 23. 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
- 24. How we pay those cost • General Fund • Fees that cover costs: • permit fees • plan review fees • building official fees • System Development Charges
- 25. So, How Can You Help Us to Let You Help Others Knowing your way through land use means getting buy-in early
- 26. 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
- 27. Who do I talk to at City Hall? • Housing Staff (where available) • Planning Department • City Administrator
- 28. 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
- 29. Who else should I talk to? • City Officials • NACs • Neighbors • General Public
- 30. When do I start? • Before you start your application make your city contact and start sharing your vision
Editor's Notes
- Hood River is connected to WA communities – White Salmon, Bingen, also how many people live in The Dalles and commute to HR?
- Bend is re-working their proposal for UGB Expansion, looking at ways to increase density. I believe there are 2 more years in that process. Bend has attractive amenities and people love to vacation in Bend – retail/service jobs are 30% in the County. The County grew
- Port of Morrow is not an “issue” – economic engine for the entire region; growing 200 living wage jobs/year. Not exactly sure how many are commuting to Tri-Cities; Comparison Mobile home rates Deschutes 9%; Hood River 10%; Boardman lacks amenities attractive to higher wage earners
- Hood River hired a consultant in 2009 with recommendations/action steps provided to City Council in 2010 – some recommendations included upzoning and other land use tools to encourage multifamily development. Bend has an Affordable Housing Committee that has previously focused on administration of CDBG and Affordable Housing Fee fund, now looking at development code & incentives for density to provide recommendations for City Council. For these communities, and some others in this State we are in a rental crisis, and frankly behind the curve on “meeting the needs”.
- Currently, there is a big disconnect between land use planning and housing planning in Oregon. It didn’t always used to be that way, and I’d like to think that it doesn’t need to be that way now. This presentation looks at how this disconnect happened, and the forces in play that are asking us to fix the system in Oregon. It’s only when this system is fixed, from the ground up, that we’ll be able to best leverage the resources we have in our communities to ensure that everyone has access to the housing they need to thrive---including those who earn too much to qualify for rationed subsidized housing or vouchers but can’t make ends meet with market-rate housing .
- Back in the 1970s, when Oregon’s land use planning system was being created during Governor Tom McCall’s administration, housing planning and land use planning were much more closely aligned. When the planning goals were being first conceived, a housing goal was not among those first proposed. The way we got a housing goal was through the advocacy of the first chair of the State Housing Council, a woman by the name of Betty Niven. She lobbied Governor McCall, his staff and DLCD to create a housing goal. In the “Proposal for a Statewide Housing Goal as an element in the statewide land use goals and guidelines, she wrote.. Initial needed housing analyses were reviewed by state housing staff---collaboration between DLCD and the agency that would become HCS. Acknowledement of first comprehensive plans in later 1970s and early 1980s
- Over time, due to a number of factors, including limited resources and the growing depth of demand within each department, each began to specialize more and more. OHCS---as new federal programs emerged (HOME, LIHTC) and new ideas on how to use state borrowing power for housing (bonds, interest rate reductions, etc.) began to emerge, they began to specialize to an increasing degree. The way that they thought about housing and housing planning was really different---they were trying to solve different kinds of problems. OHCS—financial gap DLCD—Sufficient land supply Different, separate, uncoordinated planning processes inlocal communities (for those doing ConPlans—at state level for those not) OHCS—Consolidated Plan & Assessment of Fair Housing (Fair Housing Plan) DLCD—Comprehensive plan
- Now, there are a number of forces coming together to revisit that specialization and look at housing planning more holistically, From the federal level---shifts in HUD outlook during Obama Administration At the local level---innovations Larger, national and global forces—demographic shifts and global warming
- So, what if we imagined a new kind of housing planning that borrows on what works from the past but incorporates what we’ve learned since the late 1970s? What would it look like? It could… Bring together… Plan for… Address new.. HUD is re-inventing its housing planning processes, and linking it far more closely to land use planning, capital needs/facilities planning and transportation planning---we need to step up and bring our planning processes forward from the framework that they are languishing upon.
- This depicts what currently happens in a siloed approach.Read from the bottom up—two silos that need to be brought together.
- A more integrated approach would start from the ground up, not from the top down. Need to focus not on goals, then strategies, then actions—not in abstractions. We need to start in the fine grain of what goes on in the community, what can be effective in planning holistically for addressing the diverse housing needs with available resources. The richness is in the fine grain, in the possibilities that come from bringing land use planning expertise and affordable housing financing and fair housing financing expertise together. That’s where the juice is. Using shared data, then it would be possible to created integrated approaches to the buildable lands analysis, a capital needs assessment and plan, and an expanded needed housing analysis that would address fair housing and integrate with proposed public investments to support affordable housing in the Consolidated Plan. resource-rich areas. Challenges—currently there are different triggers and timetables for the planning processes. Also, only the larger jurisdictions are required to do consolidated plans.
- The workbook that is used by planners to do the Needed Housing Analysis and Buildable Lands Inventory was written in 1995 and is an excellent starting point. What’s missing— Housing affordability, certain kinds of hard-to-site housing like group homes or residential care centers. Doesn’t look at whether housing is physically accessible, or the role that land use and zoning can play in that regard. It looks at actual built density, land coverage and other things This is where some planners think we need to start and look at incorporating the knowledge about real housing needs (affordability, housing fit to household size and type, accessibility, lessons we are learning about gentrification and displacement) into planning. There’s a group of planners who are on the Oregon APA Policy Subcommittee that are thinking about these questions. I
- It’s not about this… a heroic effort by one group of people It’s about this...putting the puzzle pieces together from the ground up.