CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN

URBAN AREA

JIM LONG, AFFORDABLE HOUSING MANAGER

HOUSING LAND ADVOCATES 2015 CONFERENCE, NOVEMBER 6, 2015

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

• Bend, Oregon – • Population 1985 – 18,450• Population 1995 – 30,301• Population 2005 – 66,862• Population 2015 – 84,080

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

• Housing Stock • Single unit detached – 69%• Single unit attached – 5%• Two to four units – 8%• Five or more units – 12%

Bend has a higher percentage of its housing as single family detached than the State or Nation as a whole, 6% higher than the Oregon average.  It also is a new City, with the majority of its housing having been constructed since 1980 (close to 70%).

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

2000 -- $162,9502001 -- $168,9502002 -- $183,5002003 -- $195,0002004 -- $227,5002005 -- $279,9002006 -- $351,9782007 -- $396,4002008 -- $310,0002009 -- $268,0002010 -- $229,0002011 -- $209,0002012 -- $206,0002013 -- $230,0002014 -- $282,0002015 -- $298,000Today -- $336,000

2000 -- $41,6002001 -- $44,2002002 -- $45,0002003 -- $54,2002004 -- $57,8002005 -- $57,8002006 -- $58,8002007 -- $58,7002008 -- $58,2002009 -- $63,5002010 -- $63,2002011 -- $65,5002012 -- $59,7002013 -- $59,7002014 -- $62,4002015 -- $59,400

Median Home Price Median Income

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Today$0.00

$50,000.00

$100,000.00

$150,000.00

$200,000.00

$250,000.00

$300,000.00

$350,000.00

$400,000.00

$450,000.00

Home Price and Income

Median Income Median Home Price

Year

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Median Rent2005 -- $9362006 -- $9322007 -- $9572008 -- $9692009 -- $9352010 -- $1,0442011 -- $1,0422012 -- $1,0852013 -- $1,1912014 -- $1,3952015 -- $1,566Today -- $1,653

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Today$0.00

$200.00

$400.00

$600.00

$800.00

$1,000.00

$1,200.00

$1,400.00

$1,600.00

$1,800.00

Median Rent

Average Rent

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

• Executive Order 12898 -- Federal Actions to Address Environmental Justice in Minority Populations and Low-Income Populations• Determine if the project creates adverse

environmental impacts upon a low-income or minority community. If it does, engage the community in meaningful participation about mitigating the impacts or move the project.

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Federal Housing Programs –

HOME – Entitlement process places significant weight on factors that are out of the control of Bend, most specifically age of housing (they have a category for rental housing constructed prior to 1950 occupied by low income tenants, of which Bend has virtually no units meeting that criteria).  

 CDBG -- This is also true of the allocation process for the Community Development Block Grant Program.  CDBG, too, relies heavily upon age of housing and condition of housing, and not population or need of new housing for the low income population.

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Affordable Housing Fund

Discovery Park Lodge – 53 senior housing units at 60% AMI

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

• Adopted by Council in 2006, a fee 1/3 of 1% of the total Building Permit Valuation

Fee to address lack of workforce housing, low vacancy rates and increase in home prices

The Village at East Lake – 40 units at 60% AMI

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Capitalized to date at $5.1 millionHave loaned out over $10 million since inception

615 units funded539 multi family units

76 single family homes

Putnam Pointe – 44 units at or below 60% AMI

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

• Federal and State Housing Financing Programs, along with most private financing sources typically have a requirement for match funding.

• A source of local match, in most funding programs, scores significantly higher than all other funding sources.

• A local funding source also shows a local commitment to a project.

• To date, the Affordable Housing Fee has leveraged over $62.6 million in State and Federal funding and over $14.2 million in private equity.Southern Pines – 10 homeowner units at 100% AMI

Leveraging Impact

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Developer Incentives• Expedited Permit Processing• Property Tax Exemptions

Mobile Home Park Closure Ordinance• Provides protections to tenants in parks that will close

• Owner to pay to relocate units to new park• For units that cannot be moved owner to pay either the higher

of State of Oregon mandated amount or Real Market Value as determined by county

• OR

• Owner can utilize density bonus program

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Cottage Code• Development Code now allows for Cottage Housing

• A Cottage Code will provide a housing type that responds to changing household sizes and ages (e.g., retirees, small families, single-person households); provide opportunities for ownership of small, single family detached units within residential zoning districts; encourage creation of more usable space for residents of the development through flexibility in density and lot standards; and support growth management through efficient use of urban residential land.

CITY OF BEND |

Density Bonus

• Development Code now allows for a Density Bonus• Provide a Density Bonus for projects that provide affordable housing. Projects

that are providing up to 50% of the units as affordable (targeting 80% of Area Median Income for ownership projects, 60% of AMI for rental projects) are allowed to go to 1.5 of the base density for that zone. It has a decreasing scale of 1.4 for 40% affordable, 1.3 for 30%, etc.

Housing for Heroes – 12 units for formerly homeless veterans

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

SDC Exemptions• Systems Development Charges may not be waived for projects. However,

several cities in Oregon, including Portland, Salem and Eugene do allow for certain classes of housing to be exempted from having to pay Systems Development Charges. Affordable Housing is one such class. Exemptions are for City of Bend SDC’s. Bend recently awarded $750,000 in SDC exemptions for 162 units in five projects.

• Water and Sewer being exempted 100% and Streets 75% for qualified projects that receive local, state, or federal funds for affordable housing. These projects would be Rental housing that is affordable for households with an income at or below 60% AMI and Owner-occupied or lease-to-purchase housing for households with an income at or below 80% of the AMI.

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Affordable Housing in Bend is a matter of Environmental Justice, and it is a choice for our community. If we want to have a vibrant community for all of our citizens we need to make that choice. Or we can choose not to, but the discussion needs to be had……

CITY OF BEND |

ENVIRONMENTAL JUSTICE IN AN URBAN AREA

Questions? – Ideas? – Solutions?