More Work Needed 4 Workforce Housing 2 Work
Pogo, 05.05.2006 23:28
Ashland is becoming "Aspen-ized" warned Housing Commissioner Alice Hardesty at Thursday night's forum on Workforce Housing. To the gathered crowd this was no surprise. It was a decade ago that teachers, firemen and police officers were being priced out of the community. Now it is hard to find city administrators willing to move here.
"Housing has been at the root of all we've been doing." states Melissa Mitchell-Hooge of Save Our Schools and Playgrounds, who helped sponsor the workforce housing forum. Pointing out that it is not just a problem for low-income households, but a problem for the whole community. The widespread inability of young families to find housing in Ashland has resulted in declining school populations and school closures. And, in spite of all best intentions, the housing situation continues to get worse.
As it stands, the current median home price in Ashland is $439,900 (up from $277,742 in 2001). Land is gobbled up for development, sale, redevelopment and resale. For the average family of 4 (with a median income of $52,900), the prices are too much. Ashland loses economic diversity as owners and renters get squeezed out.
Ashland is a community that prides itself on its diversity and livability. Unfortunately now most can no longer afford Ashland's success. The cost of housing has consistently outpaced wage increases and has reached the point where median income families can't afford a home in Ashland.
This Workforce Housing forum is the latest in the continuing saga to maintain some affordable housing in a market that struggles with inflated market costs and stagnant wages. "Workforce Housing" is the latest PC label for those with incomes below the median, but not eligible for subsidized housing programs. It is a term more neutral that "affordable" and less suspicious than "low-income".
Local efforts for stable housing began in 1990 with the formation of the Affordable Housing Committee mandated with preserving the diversity and character of the community. Even then it was clear then that if trends continued we would see a loss in the community. The last decade has shown that there are no quick and easy fixes. Over the years, various efforts have been made but with limited success. Despite all good intentions, the housing demand far outnumbers the number of units built, and it is reasonable to assume that this trend will continue. Now more than ever is a time for new ideas, dynamic thinking and folks willing to "stand up".
In February 2006, the region hosted a first ever Southern Oregon Workforce Housing Summit in Medford. Participants from Jackson, Josephine and Curry counties representing both public and private sectors met with major regional employers and reviewed the latest extensive research. Thursday's forum followed a similar format, tackling serious questions as to how we can improve access and affordability, what the public sector can do, what employers can do and where the money might come from.
It is the hope of the housing commission, the city and all involved that a working strategy might come out of all this. Develop real goals and a vision of what Ashland will look like 10-20 years from now. Give real authority to make changes to those with the will to see it happen. Build the social capital and develop the informal networks that can get things done.
What's Next?
The Housing Commission and Save Our Schools and Playgrounds are taking the many suggestions brought up at Thursday's meeting and will make them available to the community. The goal of is to create a workable action plan and suggestions on how we all can work towards a shared vision of the future. A future for all our neighbors.
The Housing Commission meets the 3rd Monday of the month - May 13th at 6:30pm at the Community Development Dept. Public comments and input is always encouraged.
Save our Schools and Playgrounds will try to keep everyone informed and engaged. An SOSP task force study examines what other communities are doing in similar situations. The study is available at the SOSP website. www.ashlandsosp.org
For more information please contact Melissa at 488-6958 or send an email to 
info@AshlandSOSP.org.
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Some points of reference. For anyone interested in reviewing the various documents they will be available at KSKQ Studios.
A detailed analysis of incomes and housing costs are contained in the ECONorthwest report, "City of Ashland Needs Analysis," April 2002.
A handbook provides housing and economic data for Jackson, Josephine and Curry County. "Workforce Housing Summit Handbook" - Feb 21, 2006
Further information on the Feb. 21st Summit's findings contact Brandon Goldman at goldmanb@ashland.or.us
City of Ashland's - About Affordable Housing
http://www.ashland.or.us/Page.asp?NavID=526
Ashland low-cost housing lagging Study: Sales, rental trends scale high at cost of diversity - http://www.mailtribune.com/archive/2002/april/042002n1.htm
Ashland housing efforts gain funding Jul-25-2001
http://www.mailtribune.com/archive/2001/july/072501n6.htm
Is Ashland losing its diversity? Jan-13-2002
http://www.mailtribune.com/archive/2002/january/011302n3.htm
Ashland housing proposal gets tepid reception - December 11, 2002
http://www.mailtribune.com/archive/2002/1211/local/stories/09local.htm
Ashland targets affordable housing - June 7, 2002
http://www.mailtribune.com/archive/2002/0607/local/stories/05local.htm
Ashland low-cost housing lagging Apr-20-2002
http://www.mailtribune.com/archive/2002/april/042002n1.htm
Buying first home grows harder May-15-2002
http://www.mailtribune.com/archive/2002/may/051502n2.htm
Ashland seeks to balance parks, housing needs - September 22, 2002
http://www.mailtribune.com/archive/2002/0922/local/stories/05local.htm
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So What's The Problem? 05.05.2006 - 23:34 Now for a little ranting... Home to the Oregon Shakespeare Festival, Mt. Ashland and a cool university, Ashland attracts nearly 125,000 visitors each year. While tourism does provide the city with regular revenues, it does not provide many new opportunities for employment. About half of employees of Ashland's major employers cannot afford housing in Ashland. But is this a Workforce Housing "Crisis?" After the rhetoric fades, the majority of Ashland's poor manage will continue surviving one way or another. I attended the Workforce Housing Forum as a representative worker. I am an Ashland resident with family and children in the local schools. Our family of five can live just fine on 20K and I don't need a house. I do require a community that is safe, a city government that is functional and a school district that is supported. It rarely bothers me that we can't go to Shakespeare, ski Mt. Ashland or eat downtown. And I really appreciate the patience of our utility dept, those shut-off notices can't be cheap to print, although when Electric dept goes over budget they simply make an inter-agency transfer of money. Ashland includes low-income housing as a priority in ALL Strategic Priorities Plan and in the CDBG Consolidated Plan. Despite this commitment, little has been done to address the problems. Reports issued and recommendations made, but little in the way of follow-up. Administration, staff and assorted committees have all been stymied by a city bureaucracy that functions like a dysfunctional family. Various times' the council approved the housing commission to hire a consultant, but no one qualified can afford to live here. Having poor people on the books does make Ashland eligible to thousands dollars in Community Development Block Grants (CDBG) every year for programs focusing on low-income housing. No one really knows what to do with this money; it has been allocated for sidewalk projects and other urban renewal programs. Poor kids are great for schools, bringing in plenty of NCLB and Title 9 money. Let the poor kids come here so even more affluent parents can home-school or opt for private academy. The simple truth is that finding houses for all low-income people in Ashland is impossible. Instead the focus should be on getting people the skills and resources they need to survive the day, then to get them where they need to be. What I rarely hear is how repressive the city taxes and service fees can be. City revenue is primarily based on fees paid for services. Ashland's property tax levy is one of the lowest of any major city in Jackson County. Despite the huge raises in property values, property taxes account for 8% of the total anticipated resources. Charges for services account for 60% of anticipated revenues. Ashland's electric utility users tax helps keep property taxes low but places an undue burden on students, renters and those with low income. To preserve its economic diversity, family-wage jobs must be the rule not the exception. Growth and development must be matched with patience and wisdom. Focus on the other problems of poverty. Support a stable public transportation. Encourage education and training for disenfranchised. The housing commission must do more with cultivating community trust. Ensure the zoning laws are there that supports and encourages family-friendly, holistic development. Invest in people, not property! Pogo> The name fits 07.05.2006 - 15:14 Pogo, you are just that a "pogo" stick, bouncing from one topic to another, and sounding strangly familar almost like a moth, but again I digress. When it comes to nature most of the posters here think that we should not interfer and not manage, where do you really stand? When it comes to society, they think that we should interfere and manage, isn't this where you fall? If you want nothing and have nothing, then you have nothing to lose, how many fall into this area? This country wasn't founded by people that were satisfied with the low end of the scale. Tell me where will the service jobs come from without those who strive to be on top? Where will the family wage jobs come from without competition of those striving to be successful? Our Nation - The United States of America, won't remain the greatest nation on earth by ignoring laws, supporting those who are to lazy to support themselves (don't include those who can't). If people can't afford to live in an area, then they need to either strive for more or find a new area, accomadating those who won't is not the answer. Maybe we agree, maybe we don't? Student> Pogo Schtick 08.05.2006 - 14:34 Thank you for the feedback. I just call them as I see them. I guess I'd rather be a moth than a one-trick pony. But I digress. For the most part, I am sure we all agree on much more than anyone would think. I appreciate anyone who does not assume but challenges, even when I may not agree. It's about challenging the assumptions and refusing to accept the answers handed down by experts. I do sympathize with Walt Kelly's Pogo and his immortal observation "we have met the enemy and he is us." I am all for law and order, however I also believe civil disobedience can make a lawful society better. Howard Zinn, historian and social critic wrote "Civil disobedience is not our problem. Our problem is civil obedience. Our problem is that numbers of people all over the world have obeyed the dictates of the leaders of their government and have gone to war, and millions have been killed because of this obedience . . . Our problem is that people are obedient all over the world in the face of poverty and starvation and stupidity, and war, and cruelty. Our problem is that people are obedient while the jails are full of petty thieves, and all the while the grand thieves are running the country. That's our problem." Democracy is more than a spectator's sport, and people are wondering what they can do. When the time comes, most of us will know what to do. In the mean time, continue to do what works. Organize, network, and support the peace movement. Don't be afraid to do what's right. Pogo> Classism 08.05.2006 - 16:10 "This Workfing forum is the latest in the continuing saga to maintain some affordable housing in a market that struggles with inflated market costs and stagnant wages. "Workforce Housing" is the latest PC label for those with incomes below the median, but not eligible for subsidized housing programs. It is a term more neutral that "affordable" and less suspicious than "low-income"." As I mentioned on the other thread, this new "PC" term is offensive, degrading and classist. But maybe if we grovel just right at the feet of the rich, we can build the Projects in the old train yard and put a 20-foot wall around it so they won't have to look at us. Then they can go to the day spa while we're mowing their lawns and cleaning their toilets. This all smells like Soylant Green and looks like Zardoz. Don't give up your dignity, my friends! William Grizzle> Average Wage vs. Housing Cost 08.05.2006 - 17:11 
Average Wage vs. Housing Costs 
Jackson County Projected Growth Jackson County’s growth rate is projected to spike between 2005 and 2010 demographics> Only if the minority rules 10.05.2006 - 13:54 Our society is a democratic based republic. You say that the grand thieves run the country, who is it that elected these grand thieves? Who continues to support them for thier ideas? How many liberals will vote good ol Kennedy back into office again and again? We the people put those elected into office, so if there is a majority that doesn't agree with them, it is simple vote them out. The truth is that the majority agrees, and the vocal minority disagrees and as they say the squeaky wheel gets the grease. As for the housing, same idea. If the houses are out priced for the market they won't sell. This is different than being out priced for someone who doesn't have the drive or ambition to earn the wage it takes to buy the houses. Do you really believe that someone will build a bunch of houses that aren't marketable? Our economy is self regulating, it's when people that won't take care of themselves insist on the government (that they think are crooks)regulating things, that it goes haywire. Sorry if you think you deserve something that you haven't earned, but that's the way it works. While Communism is great for those who don't want to earn thier own way, it never has worked and never will work for the society as a whole. Let capitalism work with out regulation and it will work, it has worked already. Student> Don't be sorry. 10.05.2006 - 19:22 Its guilt that got us here in the first place, so much for trading values for profits. Folks realize that no amount of speculative booty is worth the loss of diversity and spirit. But you and I both agree our economy is self-regulating. You don't need Karl Marx to show you how capitalism regulates the wealth. In 10 years no-one will afford to live here anyways. In the mean time, the government must be accountable to the people and to the bottom line...even in a representative democracy. pogo> Anyone for a wager? 11.05.2006 - 09:24 You are apparently igoring several facts of the world that you and I live in. First, the influx of people form both the Southeast and the baby boomer retiree's from California and elswhere still think that a $300K for a house isn't a bad deal. How many left the Hurricane prone south with a settlement check and the desire to live where Mother nature doesn't constantly wreak havoc? Second, like many on here, there is still a lack of understanding of economics and personal finance. Such as "We can buy this $300K house with an interest only loan" which works for the 3-10 years that you only pay interest. In the next few years many of these homes will be on the market for around $200-$250k or for sale on the courthouse steps, because the principal becomes due. This will also make a demand for the $150K price range. And the fact that many baby boomers were prudent early on and now have the resources to buy $300-400K houses and that attracts a few who can buy the $500K+ houses around. By the way these houses are twice what you get for the same price elsewhere in the country, and yes you can still find better deals also. Third, areas are always changing, some up, some down, depending on the dominant group. This is what created the slums in the big cities and what will create the "Hampton's of Oregon" in the Rogue Valley. The minority will complain and the majority will win. I personally would rather have the Hampton's in my back yard then the Bronx. The wonderful thing is that many of those coming in are more conservative, that's how they got to be successful. Now if they just don't feel too guilty about that! Student> Almost forgot 11.05.2006 - 09:31 The wager...I'll bet the face of gevernment in this area becomes more conservative over the next 10 years. They will be acountable, but to the majority not the minority. Student> and another thing 11.05.2006 - 09:41 The charts are really nice. Now the facts, wages and the median housing don't really give the whole picture. Just the fact that the people working won't be buying the houses that are selling. Of course that is the median not all. The population growth has alot to do with the availability of housing. While the projection is nice, the reality is growth is only limited by the resources. Many in the Rogue Valley have worked for years at making this area a non-industrial area, now you have upper end wages. Congradulations. Student> |