Planning Commission

AGENDA Phone: 541-682-5481 Meeting Location: www.eugene-or.gov/pc Virtual Meeting (See How to Access this Meeting on next page) The Eugene Planning Commission welcomes your interest in these agenda items. This Planning Commission meeting is in hybrid format without the ability for public comment. Members of the public can watch or listen in using Zoom or phone in options. Information about online or other options for access and participation is available on the last page of this agenda. For the hearing impaired, assistive-listening devices or an interpreter can be provided with 72- hour notice prior to the meeting. Spanish-language interpretation may also be provided with 72- hour notice. These services may not be available during the Planning Commission meeting based on service availability but may occur as a follow up service. To arrange for these services, contact the Planning Division at 541-682-5675. TUESDAY, December 12, 2023 – Regular Meeting 5:30 pm – 7:30 pm Commissioners: Ken Beeson; Diane Behling; Tiffany Edwards (Chair); Lisa Fragala; Dan Isaacson; Jason Lear (Vice Chair); Chris Ramey The Commission will begin the meeting with the City’s Land Acknowledgement statement: Since time immemorial the Kalapuya people have been the Indigenous stewards to our region, building dynamic communities, maintaining balance with wildlife, and enacting sustainable land practices. This land acknowledgement is a way of resisting the erasure of Indigenous histories and to honor Native communities by inviting truth and reconciliation. Following treaties between 1851 and 1855, Kalapuya people were dispossessed of their Indigenous homeland by the United States government and forcibly removed to the Coast Reservation in Western Oregon. As we consider the impacts of colonization, we also acknowledge the strength and resiliency of displaced Indigenous people. The City of Eugene is built within the traditional homelands known as Kalapuya Ilihi. Kalapuya descendants are citizens of the Confederated Tribes of Grand Ronde Community of Oregon and the Confederated Tribes of the Siletz Indians of Oregon, they continue to make contributions in our communities here and across the lands. We express our respect for the inherent political sovereignty of all federally recognized Tribal Nations and Indigenous people who live in the State of Oregon and across the nation. Therefore, the Planning Commission recognizes that what we do today will affect the many generations who will come after us. A. Work Session: Public Meeting addressing Severe Rent Burden for Housing in Eugene Adopted by the Oregon Legislature, House Bill 4006 requires some Oregon communities with higher percentages of households with “severe rent burdens,” (households that spend more than 50% of their income on gross rent for housing) to hold a public meeting each year. This public meeting is to discuss the causes, consequences, barriers to reducing rent burden, and possible solutions, and to Page 1 of 12  specifically provide the public with an introduction to the issues, upcoming work, and opportunities for future engagement. Meeting attendees are encouraged to submit their comments to the City and the Planning Commission about severe rent burden through the Zoom registration for this Planning Commission’s meeting or through a follow-up survey form that will be provided during the meeting. Staff: Affordable Housing Policy: • Genevieve Middleton, 541-682-5785, gmiddleton@eugene-or.gov Urban Growth Strategies Project: • Heather O’Donnell, 541-682-5488, HODonnell@eugene-or.gov Housing Production Strategy & Housing Efficiency Measures: • Leah Rausch, 541-682-5476, lrausch@eugene-or.gov Renter Protections: • Amy Cameron, 541-682-5297, acameron@eugene-or.gov Eugene Planning Commission: • epc@eugene.or-gov B. ITEMS FROM COMMISSION AND STAFF 1. Other Items from Staff 2. Other Items from Commission 3. Learning: How are we doing HOW TO ACCESS THE MEETING This work session will be in virtual format without the ability for public comment. Planning Commission and staff will meet in person (or virtually if needed). Members of the public can watch or listen in using Zoom or phone in options below. To watch a webcast of the meeting live: 1. Visit: https://www.eugene-or.gov/2109/Planning-Commission-Webcasts 2. Join on your computer, tablet or smartphone Visit: https://eugene-or-gov.zoom.us/j/88568352100 3. Join on your phone Page 2 of 12 Dial one of the below numbers and enter the Webinar ID: 885 6835 2100 +1 833-548-0276 (Toll Free); or +1 833-548-0282 (Toll Free); or +1 877-853-5257 (Toll Free); or +1 888-475-4499 (Toll Free); For higher quality, dial a number based on your current location. International numbers available: https://eugene-or-gov.zoom.us/u/kbEgyMKe59 Page 3 of 12  AGENDA ITEM SUMMARY December 12, 2023 To: Eugene Planning Commission From: Genevieve Middleton, Community Development Division Heather O’Donnell, Planning Division Subject: Public Meeting addressing Severe Rent Burden for Housing – House Bill 4006 (2018) BRIEFING STATEMENT This meeting is an opportunity to provide the Planning Commission and the public with information on Severe Rent Burden for housing in Eugene, along with possible and in-progress solutions. This work session is informational, and no action is requested. BACKGROUND Adopted by the Oregon Legislature in 2018, House Bill 4006 requires Oregon cities with populations over 10,000 and identified as having 25% or more of their renter population Severely Rent Burdened (spending more than 50% of household income on gross rent for housing) to submit statistics on new housing units and a survey to the Oregon Housing and Community Services Department and the Oregon Department of Land Conservation and Development, as well as hold a public meeting. Eugene has been identified as a Severely Rent Burdened community since the law went into effect in 2018. This public meeting is to discuss the causes and consequences of severe rent burden, barriers to reducing rent burden, possible solutions to reducing rent burden, and specifically to provide the public with an introduction to the issues and upcoming work, and opportunities for future public engagement. The last time Eugene held a public meeting to meet the House Bill 4006 requirements, it was convened by the Intergovernmental Housing Policy Board (HPB). Since the HPB is currently on hiatus and given the relationship between this topic and the upcoming Urban Growth Strategies Project, the Planning Commission provides the best forum for this discussion. Notification of this meeting was mailed to 33,856 renter households in Eugene as part of the renter household experience survey in October 2023. Meeting attendees are encouraged to submit their comments to the City and the Planning Commission about severe rent burden through the Zoom registration for this Planning Commission’s meeting or through a follow-up survey form that will be provided during the meeting. Page 4 of 12 Underproduction of housing for the last couple of decades has left Oregon with a shortage of 140,000 housing units compared with what is needed across communities statewide.1 The City of Eugene is working to increase overall housing production, target investments to build Affordable Housing, and ensure the City has the appropriate land supply and policies in place to encourage more housing development. As outlined below, these City programs and planning projects will support efforts to reduce severe rent burden in Eugene by increasing supply and alleviating some of the pressure that drives up rents and home prices. Overlap with Current City Efforts The City of Eugene implemented numerous policies and plans over the last several years that emphasize housing as an urgent community need and demonstrate a housing prioritized agenda across the City organization. Through the 2023-2026 City of Eugene Strategic Plan, the City Council established several strategic goals related to housing, including but not limited to: • Stabilize the cost of housing • Mitigate the impacts of homelessness on unhoused individuals and the community • Improve community awareness and understanding of priority topics (such as housing) The actions supporting these strategic goals align closely with ongoing efforts to achieve housing and homelessness outcomes contained in the City’s Housing Implementation Pipeline (HIP), including increasing capacity for shelter operations and supportive services, supporting efforts to preserve and construct Affordable Housing units, Permanent Supportive Housing units, and Moderate-Income Housing units, and developing an Anti-Displacement Action Plan, among many others. The HIP is an internal, cross-departmental, 5-year work plan to coordinate current and future City resources, goals, and priorities with a systems-thinking approach to housing across the full continuum from people experiencing homelessness to overall housing supply (see Attachment B). The Envision Eugene Community Vision establishes a vision for the City’s growth through 2032. One of the pillars of Envision Eugene is to “provide housing affordable to all income levels.” Upcoming citywide housing planning, including the Housing Chapter of the Envision Eugene Comprehensive Plan, will include policies to advance this vision of a city where future growth supports the health, wellbeing, and prosperity of all community members. The Housing Chapter is part of the citywide Urban Growth Strategies Project, which will identify the tools, actions, policies, and land needed for the next 20 years to support jobs and housing in Eugene. Some of the existing City strategies to address rent burden include: • Tenant Support & Renter Protections • Reductions/Exemptions to System Development Charges (SDC) for Affordable Housing projects • Property Tax Exemptions: 1 Estimate from the Oregon Housing Needs Analysis (OHNA), cited in the Governor’s Executive Order No. 23-04 Establishing A Statewide Housing Production Goal and Housing Production Advisory Council. For more information on the OHNA, see Attachment A. Page 5 of 12  • Low-Income Rental Housing Property Tax Exemption (LIRPTE) • Multi-Unit Property Tax Exemption (MUPTE) • Downtown Urban Renewal Incentives • Land Banking for future Affordable Housing development • Middle Housing Code Amendments • Pre-Approved Accessory Dwelling Unit (ADU) Plan Library • Additional programs, policies, and plans as summarized in Attachment C During this public meeting, staff will provide an update on notable and upcoming projects and planning efforts to address rent burden, including: • Tenant Support & Renter Protections • Urban Growth Strategies Project • Housing Production Strategy • Housing Efficiency Measures, including Climate Friendly Areas Designation as a part of the Climate-Friendly and Equitable Communities state requirements. NEXT STEPS An update on the City of Eugene Housing Implementation Pipeline progress during the period of July 2023 to December 2023 will be available in Spring 2024. Planning Division staff will bring more information on the Urban Growth Strategies Project to the Planning Commission through various work sessions in 2024 – 2025, beginning with a work session on Climate-Friendly Areas (January) and review of the Public Involvement Plan (February). ATTACHMENTS Attachment A: Oregon Housing Needs Analysis Graphic, Department of Land Conservation and Development Attachment B: Housing Implementation Pipeline Goals Attachment C: Summary of Existing Eugene Policies, Plans, or Programs to Achieve Fair and Equitable Housing Outcomes FOR MORE INFORMATION Affordable Housing Policy: Genevieve Middleton at 541-682-5785 or gmiddleton@eugene-or.gov Urban Growth Strategies Project: Heather O’Donnell at 541-682-5488 or hodonnell@eugene-or.gov Housing Production Strategy & Housing Efficiency Measures: Leah Rausch at 541-682-5476 or lrausch@eugene-or.gov Renter Protections: Amy Cameron at 541-682-5297 or acameron@eugene-or.gov Page 6 of 12  Attachment A If it seems like there aren’t enough options to rent or buy PRODUCTION where you’re looking, it’s true! There’s a reason for that: PRICES we’ve been building too few homes in too few places for decades. The result is sky-high rents and home prices. This is hardest on those who can least afford it, driving up the cost of living and even landing people on the streets. For people of color and marginalized communities, it FALL in housing continues a history of segregation making it harder to production, find a home that meets their needs. rise in prices As a result of the housing shortage, you may be: Unable to buy your Struggling to find first home or priced workers or accepting out OF areas near a job of fer because it family, friends, and is dif ficult to find your community af fordable housing nearby FOR SALE Commuting long Seeing more housing distances between a home instability around you, you can af ford and the or even be at risk of stores, services, and losing your own home jobs you need to reach We are repeating the past instead of preparing for the future, assuming that someone else, somewhere else will take care of the needed housing. This can’t continue if we want Oregon to thrive. Having trouble paying rent while living on a fixed income or supporting someone who does, such as a family member who is Page 7 of 12 SOLUTIONS aging or living with a disability  You may be asking, isn’t reduce development costs? there a simple way to fix this? YES! It is an efficient use of public funds to leverage the market to build more housing. But can we just… tax abatements already exist and we wouldn’t be in such a crisis if they worked on their own. There are some types of deeply affordable housing that the market will never build. increase home ownership? YES! We need to build more starter homes for first-time buyers. But we also need more rental units of all types, whether they are accessory dwelling units, duplexes, apartments or any other creative solution. provide more land? YES! Some communities do need additional land for housing, but land WE NEED by itself isn’t enough. It needs to be development-ready, either with new speed up permitting? infrastructure in expansion areas or MORE HOUSING by allowing for infill in existing YES! Local governments often need more neighborhoods. capacity to serve a growing market, and the CHOICES FOR permitting process is often overly complicated. Streamlining permitting can help reduce costs, allowing for more housing production. But on its EVERYONE, Page 8 of 12 own, this won’t produce the mix of housing we need in the places that need it most. We need Everywhere more housing choices everywhere for everyone. By adopting the Oregon Housing Needs Analysis, The Oregon Legislature is making build enough af fordable fundamental changes to our system that will remove barriers to building more housing for everyone who homes by: needs it? Regularly reporting on available housing in each community for existing and future residents, YES! We must provide subsidized housing including those who have been historically excluded to those who need it now. But in the long There is no silver bullet. term, it won’t be enough if the overall We need all of these Requiring every community to make progress on providing its fair share of housing choices housing shortage keeps growing, leaving and work towards more fair and equitable housing outcomes those lower income income brackets solutions and more to competing over the same limited supply. Both close the housing gap. Ensuring that cities reduce key barriers to housing development, like zoning, inadequate government and private developers need to infrastructure, and permitting delays That’s why it’s important ramp up to meet our needs. that we advance a package Measuring progress in production, affordability, and choice and holding ourselves accountable of work developed with when we don’t follow through housing leaders and Expanding and coordinating the state’s role in supporting local housing production community engagement Working together to make land production-ready for housing, while also protecting Oregon’s over the past year. landscapes and working lands for a diverse economy  Since 1973, Oregon has required planning for A Diversity of quality, af fordable housing in all Communities throughout the state. We refer to this as Goal 10, and we have noT lived up to these requirements. OHNA policies aim to increase housing production, af fordability, and choice, making good on the Goal 10 promise to Oregonians. The Oregon Legislature paved the way for OHNA implementation with the passage of House Bill 2001, part of a much larger package of needed housing solutions. It will take time, but with the right tools and resources, we can create housing choices for everyone, everywhere in Oregon. But there is still a lot of work to do, and we’ll have to work together to achieve our housing goals. NEXTSTEPS 1 Setting statewide rules that increase housing production, FOR MORE INFO af fordability, and choice 2 Providing support and funding Learn more about OHNA for local implementation 3 Working with local governments to adopt Housing GovDelivery for future housing plans and take action notices to get involved Feel free to email us with specific questions at: Page 9 of 12 housing.dlcd@dlcd.oregon.gov  GOALS Attachment B 2 YEAR GOALS HOMELESSNESS • 250 new Safe Sleep site spaces by the end of FY23 • Complete the Emergency Shelter and Navigation Center which will add 75 low-barrier shelter beds in a permanent facility • Connect all individuals in city-sponsored shelter beds to supportive services • Increase provider capacity to operate and support shelter sites • Develop and deploy street outreach to unsheltered individuals • Develop and implement a coordinated response protocol INCOME QUALIFIED • Support preservation of 95 existing units • 60 of which will be for ownership units • Support 310 new units • 50 of which will be new Permanent Supportive Housing units • 60 of which will be new owner units • Secure 280 Affordable units through City Fee Assistance • Support additional 90 affordable units through City Fee Assistance that are not already receiving City support OVERALL HOUSING SUPPLY • Create an Anti-Displacement Plan 5 YEAR GOALS* HOMELESSNESS • Participate in the implementation of an integrated regional support system of homelessness services • Cultivate non-traditional partnerships that support people experiencing homelessness INCOME QUALIFIED • Support the preservation of 325 Affordable Housing units • 175 will be rental units • 150 will be ownership units • Support 835 new Affordable Housing units • 210 will be Permanent Suportive Housing • 500 will be rental units • 125 will be ownership units • Meet the TAC** goal for 263 new Permanent Supportive Housing units • Support 129 units of mixed-income housing • Purchase two Community Development Block Grant landbank sites • Redevelop existing City owned site(s) • Redevelop existing Urban Renewal Agency site • Support protected classes through innovative strategies OVERALL HOUSING SUPPLY • Issue permits for the construction of 6000 housing units • Increase the amount of housing downtown by 50% from 2021 • Throughout the HIP period utilize the Racial Equity Lens tools Page * Units include the 2 year goals/cumulative ** In December 2018 the10Technical of 12 Assistance Collaborative released the Lane County Homeless Services System recommendations. This report is often referred to as the TAC report or TAC.  Attachment C Existing Policies to Achieve Fair and Equitable Housing Outcomes As a part of the Climate-Friendly Areas Study, initiation of the Housing Production Strategy, and other efforts to achieve more fair and equitable housing outcomes, in July 2023 staff summarized the City’s current policies, plans, and programs. They are organized within six categories 1: • Location of Housing: How the City is striving to create compact, mixed-use neighborhoods available to members of state and federal protected classes while meeting statewide greenhouse gas emission reduction goals, including actions to: o Promote the production of regulated affordable units 2 o Promote the production of accessible dwelling units 3 o Mitigate or avoid the displacement of members of protected classes o Remove barriers and increase housing choice for protected classes • Fair Housing: How the City is affirmatively furthering fair housing 4 for all state and federal protected classes. • Housing Choice: How the City is facilitating access to housing choice for communities of color, low-income communities, people with disabilities, and other state and federal protected classes.5 • Housing Options for Residents Experiencing Homelessness: How the City is advocating for and enabling the provision of housing options for residents experiencing homelessness and how the City is partnering with other organizations to promote services that are needed to create permanent supportive housing and other housing options for residents experiencing homelessness. • Affordable Homeownership and Affordable Rental Housing: How the City is supporting and creating opportunities to encourage the production of affordable rental housing and the opportunity for wealth creation via homeownership, primarily for state and federal protected classes that have been disproportionately impacted by past housing policies. • Gentrification, Displacement, and Housing Stability: How the City is increasing housing stability for residents and mitigating the impacts of gentrification, as well as the economic and physical displacement of existing residents resulting from investment or redevelopment. The table on the following page lists the plans, programs, and policies that support each of these categories. 1 Oregon Administrative Rules (OAR), Chapter 660, Division 8 (OAR 660-008-0050(4)(a)-(f)) 2 A regulated affordable unit is a residential unit subject to a regulatory agreement that runs with the land and that requires affordability for an established income level for a defined period of time. 3 An accessible dwelling unit is a dwelling unit constructed to accommodate persons with disabilities, in compliance with the Americans with Disabilities Act and applicable construction requirements in adopted building codes. 4 Affirmatively furthering fair housing means addressing disproportionate housing needs, patterns of integration and segregation, racially or ethnically concentrated areas of poverty, and disparities in access to housing opportunity. 5 Housing choice includes access to existing or new housing that is in neighborhoods with high-quality community amenities, schooling, employment and business opportunities, and a healthy and safe environment. Page 11 of 12 TABLE: EUGENE POLICIES, PLANS, OR PROGRAMS TO ACHIEVE FAIR AND EQUITABLE HOUSING OUTCOMES Category Policy, Plan, or Program Location of Housing • Housing Implementation Pipeline (2022) • Housing Tools and Strategies (2019-2021) • Envision Eugene • Middle Housing Code Amendments [HB 2001 (2019)] • Accessory Dwelling Units and Pre-Approved Accessory Dwelling Unit Plans • Clear and Objective Housing Approval Criteria • Growth Monitoring Program • Downtown Housing Strategies o HOME Funds o Low-income Housing Property Tax Exemptions o Multi-Unit Property Tax Exemption Program o Urban Renewal o Regulatory Incentives • Accessibility Improvement Program Fair Housing • Fair Housing Plan • Analysis of Impediments to Fair Housing Choice • Fair Housing Outreach and Education • Fair Housing Hotline • Tenant Hotline • Intergovernmental Housing Policy Board Housing Choice • Middle Housing Code Amendments • Accessory Dwelling Units and Pre-Approved Accessory Dwelling Unit Plans • Clear and Objective Housing Approval Criteria • Growth Monitoring Program • Local Affordable Housing Trust Fund Housing Options for Residents • Housing Implementation Pipeline (2022) Experiencing Homelessness • City-Supported Shelters & Safe Sleep Sites • Lane County Homeless Services System Implementation • Community Safety Initiative Affordable Homeownership • Housing Implementation Pipeline (2022) and Affordable Rental Housing • Racial Equity & Accessibility Lens (REAL) Toolkit • Middle Housing Code Amendments • Local Affordable Housing Trust Fund • Affordable Housing Development Programs Gentrification, Displacement, • Housing Implementation Pipeline (2022) and Housing Stability • Renter Protections • Condo and Mobile Home Park Conversion Regulations Additional Considerations • Downtown Priorities and Projects • Urban Growth Strategies (emerging project work) • 1996 Housing Dispersal Policy Page 12 of 12