HomeMy WebLinkAboutAgenda - 2005-01-26
Members:
Daniel Vizzini, Chair
Brad Holland, Diane Luther, Paul Lyons,
Beckie Plaza, Ernie Platt, Ardis Stevenson,
Emogene Waggoner, Rob Wagner
Council Liaison: Gay Graham,
Jack Hoffman, John Turchi
City of Lake Oswego
Affordable Housing
Task Force
Wednesday, January 26. 2005
5:45 p.m.
City Hall Council Chamber
380 A Avenue
Lake Oswego, OR 97034
For Information: 503/635-0290
AGENDA
This meeting is in a handicapped accessible location. For any special accommodations, please
contact Barb Dillinger at 503.635.0296, 48 hours before the meeting.
I. OPENING RECEPTION (5:45 p.m.)
II. INTRODUCTIONS (6:00 p.m.)
III. NEIGHBORHOOD PERSPECTIVES ON AFFORDABLE HOUSING (6:15 p.m.)
• Insights into the current housing supply and populations in need.
• Recommendations about the work required to fulfill the Task Force Charge
Statement.
• Recommendations about a process for developing affordable housing policies and
programs in Lake Oswego.
• Comments about the draft Strategic Decisions Matrix.
• Comments about METRO’s suggested land-use tools and strategies.
• Questions and Comments
IV. APPROVAL OF MEETING NOTES (8:15 p.m.)
December 16, 2004
V. ADJOURNMENT (8:30 p.m.)
Purpose and Desired Outcomes – The work session is an opportunity for the Task Force to
receive information from representatives of neighborhood associations. These neighborhood
perspectives will help the Task Force develop findings and recommendations for the
Planning Commission and City Council in keeping with its charge. The evening will focus
solely on information gathering, with specific attention given to the bulleted items listed in
the agenda.
City of Lake Oswego, Oregon
Affordable Housing Task Force
1
COUNCIL RESOLUTION 04-28
Charge Statement:
The Task Force serves at the request and direction of the City Council, for the purpose of providing the
Planning Commission (and City Council) with information, advice and recommendations regarding affordable
housing.
The City Council directs the Task Force to:
Make recommendations to achieve compliance with Title 7 of the Metro Urban Growth Management Functional
Plan.
Determine which segment of the population, if any, are in need of assistance in order to find affordable housing
in Lake Oswego.
Determine if there are segments of the population who would benefit from specific efforts or programs that can
be administered by the City of Lake Oswego or other groups working cooperatively with the City, and
recommend such efforts or programs.
Study the efforts made by other communities to address these issues and determine whether any of them could
serve as models for local actions.
Draw upon the expertise of housing providers in the Portland area, and elsewhere, if available.
Decision Process:
Consensus among Task Force Members, while desirable, is not necessary. Rather, it is important to have the
Task Force develop well-reasoned options and alternatives for Planning Commission and City Council
deliberation. It is expected that the Task Force members will address issues in a timely manner and will report
to the Planning Commission at a regular meeting in fall 2004.
All meetings will be open to the public, but public participation in Task Force deliberations
will be managed with an allotted time specified for public comment.
Member Responsibilities:
Responsibilities and procedures of the Task Force include:
Members will meet with their constituent groups outside of Task Force meetings to identify positions and
resolve issues.
Members will be expected to attend Task Force meetings
Members will be committed to development of reasonable recommendations for Planning Commission and City
Council consideration.
If votes are taken, each member will have one vote. Members must be present to vote.
City of Lake Oswego, Oregon
Affordable Housing Task Force
2
Definition of Affordable Housing
Based on the Task Force Preliminary Report dated November 15, 2004
Housing is considered affordable when the costs are no greater than 30% of the gross income of a household earning
no more than 80% of median household income in the metropolitan Portland region. Housing costs include rents or
mortgage payments, insurance premiums and utilities. The following table reports the maximum affordable housing
costs for a family of four based on various household income levels:
Family of Four earning…
Gross Annual
Household Income
Maximum Affordable
Housing Costs per Month
80% of Regional Median Income (MHI) $54,320 $1,358
50% of Regional Median Income (MHI) $33,950 $849
Minimum Wages (21% of MHI) $14,259 $356
Social Security Income (17% of MHI) $11,543 $289
Regional Median Household Income
US Department of Housing and Urban Development
Median Income Percentages (MFI) 2004. Fiscal Year 2004
Multnomah County, Portland-Vancouver, OR-WA
Household
Size 30% 50% 60% 80% 100% 120% 150%
1 14,250 23,750 28,500 38,000 47,550 57,050 71,300
2 16,300 27,150 32,600 43,450 54,300 65,200 81,500
3 18,350 30,550 36,650 48,900 61,100 73,350 91,650
4 20,350 33,950 40,750 54,300 67,900 81,500 101,850
5 22,000 36,650 44,000 58,650 73,350 88,000 110,000
6 23,650 39,400 47,250 63,000 78,750 94,500 118,150
7 25,250 42,100 50,500 67,350 84,200 101,050 126,300
8 26,900 44,800 53,800 71,700 89,650 107,550 134,450
(Based on the HUD Portland Area Median Income as of February 9, 2004: $67,900 for a family of four. Figures
are rounded to the nearest $50.00).
Source: Portland Development Commission. http://www.pdc.us/housing_serv/general/mil.asp
City of Lake Oswego, Oregon
Affordable Housing Task Force
3
Strategic Decisions Matrix
Preliminary Report dated November 15, 2004
The Affordable Housing Task Force developed this matrix to organize its research and assist with the development of
final findings and recommendations. The matrix is a work-in-progress.
Populations in Need – Potential Clients for Community Services
First Time
Buyers
Single
Parents Seniors Employees
Special
Needs
Client Preferences
Housing Types
Location
Amenities/Facilities
Strategies
Reduce Financing Costs
Reduce Development Costs
Reduce Operating Costs
METRO Tools
Secondary Dwelling Units
Density Bonus
Replacement Housing
Inclusionary Housing
Transfer Development Rights
Regulatory Reforms
Special Housing Needs
Shared Attendant Housing
Co-Housing
Parking
Long Tern/Permanent Affordability
SDCs and Permit Fees
Local Funding/Loans/Deferrals
Tax Exemptions
Land
City of Lake Oswego, Oregon
Affordable Housing Task Force
4
METRO Title 7 Land-Use Tools and Strategies
Preliminary Report dated November 15, 2004
Density Bonus
Possible opportunities to increase housing density include the redevelopment of Foothills, Downtown, Lake
Grove, UGB areas (including, possibly the Stafford area). Tools for increasing density include transfer of
development rights, mixed use development, City leveraging of affordable housing in urban renewal districts,
and duplexes on corner lots. It is understood that opposition is expected to any proposals to increase heights in
redevelopment areas. Questions were raised as to whether boarding houses are allowed; for example, can
someone rent out their basement? Modular housing was mentioned as a possibility. Tax foreclosures were
mentioned as a way to find new properties, but it was pointed out that tax foreclosures in Lake Oswego are
rare.
Replacement Housing
Replacement housing refers to regulations that require replacement of affordable housing that is torn down or
converted to market rates. The August 11 meeting highlighted this as a key issue. Lake Oswego has low-end
rental units that are under development pressure. Condo conversions are a lot more flexible in terms of ways to
deal with it because they require more government involvement, but this can put restrictions on owners in
terms of what they can do with their property. One approach to replacement housing is to charge a fee for
tearing down or converting affordable housing units. Other approaches include preserving smaller/older
homes, creating a community land trust, or city acquisition of properties through a housing trust fund. City
inspections would ensure that such housing is safe and meet code. City leverage in redevelopment areas can be
beneficial in terms of requiring or “incentivizing” replacement housing.
Inclusionary Housing
Mandatory inclusionary zoning is illegal in Oregon, only voluntary or incentivizing is allowed, though it has
not been very effective. Inclusionary housing is not the same thing as inclusionary zoning. Incentives to
developers include density bonuses, fee waivers, etc. for the inclusion of affordable housing in new
developments. Tax increment financing funds and development agreements can be used as leverage.
Important to have a housing implementation strategies as part of redevelopment area plans with a set budget
percentage dedicated to affordable housing.
Transfer of Development Rights (TDR)
The problem with transfer of development rights programs is finding places for the transferred
development to go. Redevelopment areas are a possibility. Big cities have made it work with air rights.
Another possibility would be to allow density transfers to the immediate area of a proposed development or to
adjoining properties.
Miscellaneous Strategies
There is room for improvement in the Development Review process, but code reform is a big topic that will
require considerable staff effort before proposed changes can be reviewed.
The Task Force identified the need for housing for elderly and people with disabilities that can be achieved
through shared “assistance”.
City of Lake Oswego, Oregon
Affordable Housing Task Force
5
Links to Affordable Housing Information on the Net
City of Lake Oswego – Affordable Housing Task Force
http://www.ci.oswego.or.us/plan/housing.htm
Lake Oswego United Church of Christ – Ministry to the Homeless
http://www.loucc.org/homeless.htm
Housing Authority of Clackamas County
http://www.co.clackamas.or.us/hacc/
METRO Regional Affordable Housing Strategy
http://www.metro-region.org/article.cfm?articleid=417
METRO Urban Growth Management Functional Plan
(Title 7 Affordable Housing - 3.07.710 through 3.07.760)
http://www.metro-region.org/library_docs/about/chap307.pdf
Association of Oregon Housing Authorities
http://www.oraoha.org/