AAHP Frequently Asked Questions

Question 1

Why is housing part of this School District initiative?

Accepted Answer

The project grew out of Ashland School District's work on declining enrollment and workforce challenges. Participants in the District's Innovation Committee identified housing affordability as a significant barrier for families and employees who want to live in Ashland. The committee explored District-owned property as one potential response. Sunstone was subsequently formed as an independent nonprofit to provide the specialized project management, partnership development and affordable-housing work needed to explore that idea without making the School District itself a housing developer.

Question 2

Is housing affordability really connected to declining enrollment?

Accepted Answer

Housing is one factor—not the only factor—affecting the number of families with children who can live in Ashland. The District has examined enrollment decline from several directions. Separately, City housing planning has identified the affordability of Ashland housing as a challenge for working households and families. AAHP is therefore one potential response to a broader demographic and affordability problem. Sunstone does not claim that housing alone explains enrollment decline or that this project can guarantee a particular number of students.

Question 3

Why was the East Main Street/Mountain Avenue property selected?

Accepted Answer

It emerged from the District's review of its property as the most viable District-owned site to explore for multifamily housing. The approximately 4.18-acre property is inside Ashland's Urban Growth Boundary, near schools and services, and already owned by the District. Its location and development potential made it possible to explore housing without first acquiring another expensive Ashland property. The site's athletic use was also recognized as an issue that would have to be addressed.

Question 4

What other School District properties were considered?

Accepted Answer

The District's Innovation Committee reviewed its inventory of potentially available or underused property before the East Main/Mountain site became the focus of the project. Different District properties have different constraints involving location, existing educational uses, zoning, infrastructure and development feasibility. The East Main/Mountain property emerged as the most viable District-owned candidate for this particular project.

Question 5

Why not build the housing at Willow Wind?

Accepted Answer

Willow Wind is outside Ashland's Urban Growth Boundary. That creates substantially different land-use and infrastructure constraints for urban-scale housing. Changing an Urban Growth Boundary is a broader governmental land-use process, not something the School District or Sunstone can simply choose to do. The East Main/Mountain property is already inside the Urban Growth Boundary and positioned for urban development.

Question 6

Why not buy another property?

Accepted Answer

Acquiring another site would add a major new cost to an affordable-housing project. AAHP began by asking whether an existing District asset could help address a problem affecting District families and employees. That does not mean this is the only appropriate place for housing in Ashland. The community will need many properties and housing strategies to meet its overall need.

Question 7

What happens to the athletic field on the project property?

Accepted Answer

The District has developed new practice and competition fields at Ashland Middle School. Loss of athletic capacity was one of the most significant concerns raised when AAHP was first proposed. Since then, new fields at Ashland Middle School have added practice and competition capacity. Specific decisions about athletic programming, schedules and use of District facilities belong to Ashland School District rather than Sunstone.

Question 8

Will Ashland still have practice and competition field capacity?

Accepted Answer

Yes. New practice and competition fields are now available at Ashland Middle School. Sunstone does not manage athletics or determine where individual teams practice or compete. Questions about specific sports, schedules or District transportation are best answered by Ashland School District.

Question 9

Has the School District sold the property?

Accepted Answer

No. Ashland School District continues to own the approximately 4.18-acre site. The District has approved an Exclusive Negotiating Agreement with Edlen & Co. allowing due diligence and negotiation of a potential project. An ENA is not a sale or lease of the land.

Question 10

Has the School Board given final approval to build the project?

Accepted Answer

No. On December 19, 2024, the Board approved moving forward with the development team selected through the RFP process. Subsequent Board action authorized an Exclusive Negotiating Agreement and property-access agreement for feasibility and due diligence. Those actions allow the project to be studied and negotiated. They are not final approval of a land disposition or completed development.

Question 11

What is an Exclusive Negotiating Agreement?

Accepted Answer

An ENA creates a defined period for the District and its selected developer to investigate the project and negotiate possible terms. The agreement provides a framework for due diligence, site investigation, project planning and negotiation. It does not itself transfer the property. The project ENA states that the parties are not obligated simply by entering the ENA to complete a subsequent development agreement.

Question 12

What is a Disposition and Development Agreement?

Accepted Answer

A Disposition and Development Agreement, or DDA, would establish the terms under which the property and development actually move forward. A DDA can address the land transaction, affordability requirements, responsibilities of the parties, development obligations, timing and other financial and legal terms. A simple way to understand the difference: the ENA allows investigation and negotiation. A DDA would establish the terms for doing the project.

Question 13

Will the School District sell the land or lease it?

Accepted Answer

That has not been decided. A sale, long-term ground lease or another appropriate structure may be considered through negotiations. The final disposition decision belongs to Ashland School District. Sunstone will not own the property.

Question 14

What major approvals still remain?

Accepted Answer

Several important steps remain before construction could occur. These include completion of project planning and financing, negotiation and approval of the DDA, and applicable City of Ashland land-use, transportation, building and other development approvals. Different decisions belong to different entities. The School Board controls disposition of District property; the developer assembles project financing and completes development work; and the City administers applicable development regulations.

Question 15

What is the property worth?

Accepted Answer

The Ashland School Board established a value range of $1.745 million to $2.25 million on December 3, 2024. A March 2024 appraisal had estimated the property at $1,745,000. At its December 3 special meeting, the Board discussed the appraisal, including its reliance primarily on comparable properties in Medford and the fact that detailed site studies had not yet occurred. The Board then unanimously established $1,745,000 to $2,250,000 as the range it would use in assessing development proposals. A subsequent independent appraisal has verified that range. The eventual transaction amount and structure will depend in part on whether the District chooses a sale or long-term lease.

Decision owner / source

Ashland School District

December 3, 2024 Ashland School Board Minutes — Property Valuation

Question 16

Why are there different numbers for the property's value?

Accepted Answer

Because the first appraisal produced one estimate, while the School Board subsequently established a valuation range. The March 2024 appraisal estimated $1.745 million. During its December 3, 2024 discussion, the Board considered limitations in the available comparable sales and unanimously chose a broader $1.745–$2.25 million range for evaluating development proposals. That range was established by the School Board—not by Sunstone or Edlen & Co.

Question 17

Is the property being sold to cover the School District's budget deficit?

Accepted Answer

No. The School Board's own December 3, 2024 minutes distinguish the two issues. While establishing the property's valuation range, the Board specifically discussed keeping the housing project and land negotiations separate from its budget discussions so that the two different processes would not be treated as equivalent. AAHP grew from the District's enrollment and housing work. Sunstone does not make decisions about the School District's operating budget.

Question 18

Who is paying for feasibility and development work?

Accepted Answer

Sunstone's work for the District has been supported through outside grant funding, and development-related costs are increasingly the responsibility of the development team and project financing. Sunstone's work is grant-funded and provided at no cost to its mission-driven landowner partners. The School District's property-access and ENA process also assigns due-diligence responsibilities to the developer. Final construction financing will be assembled by the development team from the sources available to the project.

Question 19

What happens if the project turns out not to be feasible?

Accepted Answer

The project is not guaranteed to proceed simply because feasibility work is underway. The purpose of due diligence and negotiation is to determine whether an acceptable, financeable project can actually be created. The ENA does not itself require the District and developer to enter into a final development agreement.

Question 20

Who is the project intended to serve?

Accepted Answer

AAHP is being designed as income-restricted housing for families, educators and other qualifying households. The current project plan includes homes serving lower-income households as well as moderate-income households who often earn too much for deeply subsidized housing but still struggle with Ashland's market housing costs. Final eligibility rules will depend on the financing and regulatory requirements associated with each home.

Question 21

What is the current housing plan?

Accepted Answer

The current plan calls for 92 homes across a range of household incomes and family sizes. The current program includes: 70 affordable homes serving households at or below approximately 60% of Area Median Income; 22 moderate-income homes targeted approximately to the 80–120% AMI range; 5 one-bedroom homes; 46 two-bedroom homes; and 41 three-bedroom homes. The project also includes affordable homeownership as part of its current configuration. These numbers represent the current project plan, not a guarantee that financing and final design will leave every number unchanged.

Question 22

What does "affordable" or "attainable" mean?

Accepted Answer

The specific income and price restrictions matter more than the label. Affordable housing generally refers to homes whose rents, prices and occupancy are subject to enforceable affordability requirements. "Workforce" or "attainable" housing is often used more broadly for homes intended to reach working households that may not qualify for the deepest subsidies but cannot comfortably afford prevailing market prices. AAHP's current plan includes income-restricted housing at multiple income levels.

Question 23

Will teachers or School District employees get preference?

Accepted Answer

Final resident-selection rules have not yet been established. Supporting education employees is one of the project's goals. However, eligibility, marketing and resident selection must comply with Fair Housing requirements and with the rules attached to the project's financing. Sunstone can advocate for the project's workforce goals but does not determine final leasing or ownership eligibility on its own.

Question 24

Will families with children get preference?

Accepted Answer

Final resident-selection rules have not been established. AAHP is intentionally designed to work well for families, including through its large number of two- and three-bedroom homes and planned childcare. That design goal is different from promising a particular admissions preference. Future resident-selection policies must comply with applicable Fair Housing law and funding requirements.

Question 25

Can people who work in Ashland but currently commute from somewhere else live here?

Accepted Answer

Potentially, yes, if they meet the applicable eligibility requirements. One of the project's goals is to make it easier for working households to live closer to Ashland jobs and schools. However, final eligibility will depend on income limits and the requirements associated with individual homes rather than Sunstone deciding who receives a particular unit.

Question 26

What kinds of homes are planned?

Accepted Answer

The current concept emphasizes family-sized housing rather than primarily studios or one-bedroom apartments. The current 92-home plan includes 5 one-bedroom, 46 two-bedroom and 41 three-bedroom homes, together with affordable rental and ownership opportunities. The precise physical configuration can continue to evolve during design, financing and City review.

Question 27

How tall or dense will the development be?

Accepted Answer

Final building design has not yet been approved. The development team is working within the site's physical constraints, project affordability requirements, family-housing goals and applicable City development standards. Sunstone can share current plans and renderings, but final land-use and building approvals belong to the City of Ashland.

Question 28

How much parking will be provided?

Accepted Answer

Parking will be shown in the current project design and ultimately addressed through City development review. Because design can change during predevelopment, the most recent plan should be consulted rather than treating an early parking count as permanent.

Question 29

Was there historically a mill pond on the property?

Accepted Answer

School Board discussion mentioned the possibility that a mill pond may have been located on the site in the past. That fact understandably generated questions about soil conditions, but it did not by itself establish contamination. The Board's December 3, 2024 minutes also noted that detailed site studies had not yet been completed at that time. Those investigations subsequently became part of the project's due-diligence process.

Question 30

What did the environmental and geotechnical investigations find?

Accepted Answer

The completed due-diligence work did not identify an environmental or geotechnical condition that prevents the project from proceeding. The investigations were performed to determine whether site conditions created significant environmental, foundation or development concerns. The project has continued through feasibility and design following that work. When the underlying professional reports are made available in the public project-document library, links will be added here.

Question 31

Is childcare still planned as part of AAHP?

Accepted Answer

Yes. On-site childcare remains an important project goal. The current concept includes two classrooms: one for approximately ages 0–2, and one for approximately ages 3–5. The planned capacity is intended to be sufficient to provide childcare opportunities for resident families with young children. The final operating model and enrollment process have not yet been established.

Question 32

Is the childcare facility guaranteed to be built at the same time as the housing?

Accepted Answer

Not yet. The childcare remains planned, but its construction path is unresolved. AAHP received a BuildUp Oregon award supporting co-location of childcare and affordable housing. Sunstone subsequently identified a conflict between the economics of affordable housing development and prevailing-wage costs triggered by integrated licensed childcare space. Sunstone provided testimony to the Oregon Legislature in 2026 describing this problem and explaining that even with the BuildUp Oregon award, those additional construction costs could make integrated childcare difficult to finance. The project is therefore continuing to pursue childcare while evaluating options that could include phasing the childcare separately or locating it at an alternative site if the state funding and prevailing-wage frameworks cannot be reconciled.

Question 33

How will the project affect traffic?

Accepted Answer

Traffic impacts will be evaluated through project design and the City's development-review process. New housing generates trips, while this particular site also places residents near schools, transit, bicycle routes and other destinations. As studies and City determinations become available, they will be linked directly from this answer.

Question 34

How will pedestrian and student safety be addressed?

Accepted Answer

Pedestrian and student safety will be part of project design and City review. Potential issues include sidewalks, crossings, bicycle circulation, site entrances and the interaction between residents and school arrival/dismissal traffic. Sunstone can report the solutions incorporated into the project design, while final transportation requirements belong to the appropriate City review process.

Question 35

What is Sunstone Housing Collaborative's role?

Accepted Answer

Sunstone works with mission-driven landowners as a nonprofit project administrator, facilitator, and mission steward. For the Ashland Attainable Housing Project, Sunstone's agreement with the Ashland School District defines its role in supporting the initiative, including project administration, coordination, community engagement, and stewardship of the district's goals. Sunstone does not own the district property and is not the housing developer or landlord. The Ashland School Board retains authority over district property and decisions requiring district approval.

Question 36

Will Sunstone own or manage the housing?

Accepted Answer

No. Sunstone's role is to steward the development process. It does not intend to own the District property or operate the completed housing. The eventual ownership and property-management structure will be established as project financing and development agreements are completed.

Question 37

Do Sunstone's current board members receive compensation for their board service or have personal financial interests in the AAHP?

Accepted Answer

Sunstone's current board members serve without compensation for their board service. Sunstone does not own the Ashland School District property and has no financial gain to be made from the sale or lease of the land.

Question 38

How have potential conflicts of interest been addressed?

Accepted Answer

Potential conflicts have been disclosed and addressed through the applicable public-governance and ethics processes. Sunstone does not independently decide whether a School Board member has a legal conflict of interest. Decisions about participation in School Board actions are governed by Oregon ethics law and District procedures. Links to relevant disclosures, Board records and Oregon Government Ethics Commission guidance will be added here as they become available. Sunstone board service itself is unpaid.

Question 39

What was the role of School Board representatives in Sunstone's early work?

Accepted Answer

Sunstone grew out of Ashland School District work exploring the relationship between housing affordability and declining enrollment. During the 2024–2025 school year, School Board representatives participated with Sunstone in an unpaid advisory liaison capacity to help represent district goals and provide oversight and accountability as the initiative moved forward outside the district. The School Board retained authority over district property and decisions requiring district approval.

Question 40

When could construction begin?

Accepted Answer

A final construction date has not been approved. Before construction, the project must complete the remaining design and due-diligence work, negotiate and obtain approval of a DDA, assemble financing and obtain applicable City development approvals. Any current construction or occupancy date should therefore be described as a project target, not a guarantee.

Question 41

Can the public still influence the project?

Accepted Answer

Yes. Important project details and public approvals remain. Sunstone's community-engagement role includes sharing project information and gathering input about the development itself. Formal decisions involving District property belong to the elected School Board. Applicable land-use and development decisions belong to the City of Ashland. That distinction means public input may occur through several different processes as the project moves forward.

Question 42

Where can I read the original project documents?

Accepted Answer

The FAQ links to primary sources whenever they are available. The project-document library includes: School Board agendas and minutes; the December 3, 2024 property-valuation decision; the December 19, 2024 development-team decision; the Exclusive Negotiating Agreement; the Property Access Agreement; property appraisals; environmental and geotechnical reports; current project plans and presentations; relevant City housing and planning documents; childcare and BuildUp Oregon materials; and the eventual Disposition and Development Agreement. When a FAQ answer summarizes a decision made by another entity, readers should be able to follow the source link and read that entity's record for themselves.

What has and has not been decided

Why the Project?

Why This Property?

Athletic Fields

What Has Actually Been Decided?

Land Value and Finances

Who Will the Housing Serve?

Design and Development

Environmental and Site Conditions

Childcare

Traffic, Access and the Neighborhood

Sunstone's Role

Timeline and Public Involvement