August 12, 2020
12:00 P.M. – 1:30 P.M.
Office of the Governor Executive Order No. 20-16 requires that the governing body of a public body (as defined by ORS 192.610(3) and (4)) shall hold public meetings and hearings by telephone, video or through some other electronic or virtual means whenever possible. To attend virtually, click HERE.
10. Roll Call
The regular meeting of the Housing Advisory Commission (HAC) was called to order at 12:10 P.M. virtually on the above date with the following members and staff in attendance:
20. Public Comments
|Jason Elzy, Vice Chair
Randell Embertson, Chair
|Angela Durant, Staff Liaison
Aleia Fletcher, Staff Liaison
Kyle Kearns, Staff Liaison
Carla Paladino, Staff Liaison
Richard Whitlock, Legal Staff Liaison
Clay Bearnson, City Council Liaison
Matt Brinkley, Staff Liaison
Harry Weiss, Staff Liaison
30. Approval of Minutes
40. DCA-20-127: Amendment to portions of Chapter 10 to enable broader use of pad lots and create more flexible development standards for residential development (R)
Planner II Kyle Kearns provided background, reviewed, and sought Commission direction regarding DCA-20-127: proposed amendment to portions of Chapter 10 to enable broader use of pad lots and create more flexible development standards for residential development—see PowerPoint slides for additional detail.
The HAC previously recommended regulatory strategies to City Council in 2017; the following items were listed as high priority: #24 – Review lot sizes for multi-family residential; #27 - Increasing building height in multi-family zones; and #32 - Allow pad lot developments for multi-family housing. Additionally, support for DCA-20-127 also comes from #23, which concerns reviewing different ways to increase density.
The Planning Commission direction provided through a study session on July 27, 2020, requesting an additional study session before the public hearing and providing input to limit the proposed height and lot coverage increases in Multi-Family Residential (MFR) zones and to maintain current MFR-30 lot areas.
The proposal also included pad lot development, which is a land division process that permits the division of individual “pads” from one parent parcel. In 2006, pad lot development was limited for commercial use only due to subpar residential development. Pad lots could be helpful for residential development in order to enable different financing opportunities and allow for multiple financers to be involved in one particular project. Pad lots are currently permitted for commercial development and cottage clusters; staff is proposing attached housing types be added.
Staff outlined the process. Prior to a pad lot tentative plat application, pad lot developments require a Site Plan and Architectural Review (SPAR) approval, which is either a Type II approval (through staff) for multi-family of 3 net acres or less or a Type III approval for multi-family development larger than three net acres or involving commercial development or cottage clusters that requires approval through the Site Plan and Architectural Commission (SPAC). Following this, once the site plan has been approved, then a tentative plat can be applied for, which relies on existing land division procedures. This proposal seeks to utilize a Type II land use review since SPAR approval is already sought prior to application for a tentative plat. Through the proposed process, all pad lot development would continue to first obtain SPAR approval, but from there, they would apply for a tentative plan through a Type II approval and then, have a Type I review for final plat approval, which would lead to pad lot development.
In addition to the proposed changes regarding the pad lot development process, the amendment seeks to make existing zones and required densities function better by decreasing lot dimension minimum and increasing allowable building height. Mr. Kearns review the proposed lot area changes, which would shift required lot areas as follow: for SFR-10 (Single Family Residential – 10), from 15,000 sq. ft. to 5,400 sq. ft; for MFR-15, 9,000 sq. ft. to 4,000 sq. ft.; for MFR-20, 8,000 sq. ft. to 5,000 sq. ft.; and having MFR-30 remain the same at 8,000 sq. ft. By decreasing the requirement for lot areas, this helps to allow for production of more units. Additionally, the proposal seeks to increase building height from 35 ft., as follows: 35 ft. for SFR-10; 45 ft. for MFR-15; and for MFR-20 and MFR-30 to 55 ft.
To approve the proposed amendment, as presented.
Debra Lee Seconded by:
Motion passed, 5-0
50. Overview of Housing Needs Analysis and Housing Production Strategy Work (D)
Principal Planner Carla Paladino provided an overview of the Housing Needs Analysis (HNA) and Housing Production Strategy (HPS) work to be conducted by the City using consultant ECONorthwest, hired through technical assistance grant funding awarded by the Department of Land Conservation (DLCD). Recent state legislation (House Bill 2001 and 2003) requires cities to assist with removing regulatory barriers for multi-family residential development, helping to encourage more development of these housing types. House Bill (HB) 2001 requires large cities with a population greater than 25,000 to permit duplexes, triplexes, quadplexes, cottage clusters and townhouses in areas zoned for residential use that allow for the development of detached single family dwellings, and this needs to be adopted/implemented by the City by June 2022. HB 2003 puts cities on a schedule to update their HNA documents and to follow up with a HPS within one year of adoption of the HNA. Using the funding from DLCD’s Technical Assistance (TA) grant, HPS will be one of the first prototypes in the State, which will include an updated HNA; the HAC will serve as the project’s advisory committee for the duration of the grant.
Regarding the original HNA timelines, the current HNA was adopted in 2010, and would need to be updated every 8 years with HPS completed in December 2024. However, because of the grant with DLCD, the HNA must be completed by June 2021. Components of the HNA include: housing needs projections, inventory of buildable land, a residential lands need analysis, and measures to accommodate needed housing. The HPS is composed of: conceptualized housing needs, engagement with underrepresented communities (including homeless), strategies to accommodate needs, conclusions, and achieving fair and equitable outcomes. The HNA and HPS will also work to coordinate and leverage the recommendations found in the City’s Homeless System Action Plan (HSAP).
The next steps for the HNA and HPS include signing the Intergovernmental Agreement (IGA) with DLCD, gathering data for ECONorthwest, and launching the project in September 2020.
60. Review of Regulatory and Economic Incentives List
Principal Planner Carla Paladino introduced the Regulatory and Economic Incentives List, which was developed from a citizen group formed in 2017 to help identify ways to increase housing, identifying 19 regulatory and 17 economic incentives to work on. To date, the below incentives have been completed.
Regulatory items that have been completed include:
- Implementing an administrative review process for partitions & multi-family
- Implementing multi-family residential design standards
- Modifying zone change criteria
- Permitting cottage housing
- Allowing residential care facilities within 15 feet of multi-family zones
- Allowing flexibility for the conversion of residential homes built in commercial zones
- Modifying Accessory Dwelling Unit (ADU) provisions
Regulatory items still in progress include:
- Flexible development standards
- Increasing building height for multi-family development
- Decreasing pad lot size for multi-family development
- Reducing parking standards
- Incorporating HB 2001 amendments
Principal Planner Angela Durant reviewed the items completed from the Economic Incentives List, which include:
- Implementing the Construction Excise Tax (CET), which is used to fund the Housing Opportunity Fund (HOF) and awarded $400,000 in its first year to:
- 16 new Permanent Supportive Housing units for veterans for ColumbiaCare
- 15 new homeless beds for youth for Hearts With A Mission
- Establishing the Housing Advisory Commission to assist with administering the HOF, increasing housing development, developing housing incentives, and reviewing housing policy
- Establishing the Community Development Grants Commission to administer the Community Development Block Grant (CDBG), General Fund Grant (GFG), and Homeless System Action Plan (HSAP) funding, along with assisting with implementing recommendation from the HSAP and assisting with public services
- Creating a System Development Charges (SDC) Deferral Program, allowing to defer the cost of SDCs until the time of sale or occupancy
Economic items still in progress include:
70. Future Agenda Items
- Incentivizing construction of ADUs through SDC reduction & permit ready designs
- A vertical housing development program
- Multi-unit property tax exemption
- Establishing a Community Development Foundation
- Brownfield redevelopment
Mrs. Durant requested that the Vertical Housing Development Zone Program, a program already approved by the State of Oregon, be reviewed and discussed at the HAC’s September meeting.
80. Remarks from Council Liaison
90. Remarks from Commission Chair
100. Remarks from MURA Executive Director
110. Remarks from Commissioners
120. Remarks from Staff Liaisons
Mrs. Durant provided an update regarding the development of the 6-Step Toolkit for the Development of Affordable Housing. Several HAC Commissioners are participating in an ad hoc workgroup with the Continuum of Care’s Housing Pipeline work group to assist with the project development. Project is anticipated to be completed by June 2021 with assistance from Luken Solutions. Staff will continue to provide updates.
Meeting adjourned at 1:03 P.M.