October 8, 2020 Ad Hoc Housing Council Committee 1
Ad Hoc Agenda 1. Call Meeting to Order 5. Next Steps a. Process Check-in 2. Approval of September 17, 2020 Minutes a. Feedback on Pre-work b. Process Overall 3. Agenda Review b. Next Meeting Focus 4. Discussion: Housing Types and Zoning a. Zoning, density, and housing types in Fort Collins b. Guest Speakers from Aurora and Portland and Q&A c. Committee Discussion 2
Housing Plan Outline Summer 2020 – February 2021: Housing Plan Vision Existing conditions (quantify problem/need) Goals and Strategies Here Targeted policies for all housing levels Framework to evaluate impact Align with community goals, e.g., affordable housing, climate action, & more Guiding Principles & Prioritization Spring 2021: Implementation Plan Timelines, roles, indicators, costs, etc. Source: Authorstech 3
Draft Vision Everyone has healthy, stable housing they can afford 4
Our Biggest Challenges & Remaining Questions Remaining Questions Our Biggest Challenges 1. What will the lasting effects of COVID-19 1. Price escalation impacts everyone & disproportionately impacts BIPOC be? households 2. How will housing policies evolve to 2. Current incentives and financial address health and stability - particularly resources are insufficient for meeting our for renters - in addition to affordability? affordable housing goals 3. Job growth continues to outpace housing growth 4. The cost of development continues to rise 5. Addressing the entire housing spectrum will require new tools and processes 5
Land Use Code Audit Types of Code Changes • Regular Cleanup Items (1-2 times/year) • Targeted Policy Amendments (as needed) • City Plan Alignment/Land Use Code Audit Land Use Code adopted in 1997 • Audit in 2019 upon City Plan adoption Connections to Existing Conditions Assessment • Challenge 4: The cost of development continues to rise • Challenge 5: Addressing the entire housing spectrum will require new tools and processes 6
What We Know: Land Supply • City Plan forecasts indicate that demand for housing (+30,500 units) will exceed capacity by ~2,000 units by 2040 7
What We Know: Mix of Housing • Our current housing mix is predominately single-family, detached units. This mix has stayed very consistent over the last 20 years, even as multifamily development has increased. 8
What We Know: Mix of Housing • City Plan identifies numerous changes to zoning and development standards to support desired housing types (i.e. “missing middle) and to better meet community goals 9
LUC Audit Recommendations • Align Zoning Districts and Uses with Structure Plan Place Types • Create More Opportunities for a Range of Housing Options • Clarify and Simplify Development Standards • Enhance the Development Review Procedures • Create a More User-Friendly Document 10
Deep Dive: Housing Recommendations 1. Define a range of housing options between two-family and multi- family housing (e.g. cohousing, cottage development, ADU) 2. Clarify definitions of and opportunities for accessory dwelling units 3. Remove barriers to allowed densities 4. Incentivize affordable housing projects Related: Update districts, uses, and review types (i.e. “what can I do, where, and who decides?”) 11
Density and Design
A Few Words on Density • Density helps create walkable neighborhoods • Density supports housing choice and affordability • Density helps expand transportation options • Density support community fiscal health • Density helps improve security • Density helps protect the environment Source: Local Government Commission in cooperation with U.S. Environmental Protection Agency
The Density Spectrum Zone District Single-Family Duplexes Multi-Family Urban Estate (UE) YES YES NO Low Density YES NO NO Residential (RL) Neighborhood YES NO NO Conservation, Low Density (NCL) Neighborhood YES YES Up to 4-plex Conservation, Medium Density (NCM) Low Density Mixed- YES YES YES (3-story) Use Neighborhood (LMN)
The Density Spectrum Zone District Multi-Family? Density Height Notes Limit Low Density Mixed-Use Yes, P&Z 12 units/acre 3-story All except one of Neighborhood (LMN) approval when (affordable); 12 units/ the land bank sites over 50 units building max (typically are zoned LMN townhomes) Medium Density Mixed- Yes, P&Z Minimum 12 units/acre 3-story Typically flanks an Use Neighborhood (MMN) approval when (apartments) N-C Zone over 50 units High Density Mixed-Use Yes, P&Z Minimum 20 units/acre 5-story Mostly surrounding Neighborhood (HMN) approval when CSU over 50 units General Commercial (CG) Yes, P&Z No Limit 4-story College Ave approval if over Corridor (Redtail 50 units Ponds)
What does density look like?
Density: What We’re Afraid of:
What does 3 units/acre look like?
What does 7 units/acre look like?
What does 12 units/acre look like?
15 units/acre
23 units per acre • 95 units on 4.1 acres • Housing Catalyst’s Village on Plum
What does 30 units/acre look like?
What does 56 units/acre look like? The District at Campus West
155 units/acre with ground floor retail
Design Matters 12 units per acre 20 units per acre Similar feel and scale (2 story versus 3-story)
Construction Costs: Why Density Matters Lower density results in higher cost per unit Less efficiency in: • Site costs • Foundations • MEP Infrastructure • Skin ratio (exterior wall and roof surface per unit) • Trash enclosures • Trade sequencing and overall construction duration • Stormwater quality and detention • Parking • Access control/security
Construction Costs • Low density precludes the use of efficient central mechanical systems like central boilers, making it harder and more expensive to meet energy efficiency goals . • Low density units are inherently less energy efficient because of their higher skin ratios and individual MEP systems • Low density makes solar difficult, expensive, and inefficient • Low density limits ADA accessibility to the first floor because there are no elevators
What do the costs mean? Project A Project B • • 60 units on 2.32 acres 72 units on 6 acres • 26 units per acre • 12 units per acre • • 100% affordable - senior 100% affordable - family • • Northern Colorado Northern Colorado • Same General Contractor • Same General Contractor • • Similar funding sources Similar funding sources • Construction completed 2017 • Construction completed 2017 • • Cost per unit - $159k Cost per unit - $173k Construction cost difference = $14,000/unit => $1,000,000 + for Project B
Summary • We do not have enough capacity to meet housing demand • We do have a strong policy basis for land use changes that could directly impact missing middle housing types, recalibrate housing incentives, and increase densities/permitted uses • Limits on density make funding affordable projects challenging, risky to request modifications • Many communities are looking at changes to zoning and land use as a key part of their housing strategy 32
Guest Speakers & Discussion Speakers: Discussion Prompts: • Aurora • What is your community’s story related to - Jessica Prosser, Community addressing a diversity housing types via Development Manager zoning & regulatory solutions in a couple of - Daniel Krzyzanowski, Planning minutes - how and why did it start? Supervisor • How did you prioritize strategies and define • Portland - Sandra Wood, Principal Planner what was most impactful? • Recognizing that land use alone will not solve Moderator: housing affordability, what else are you • Paul Sizemore, Interim Community coupling these solutions with to achieve your Development and Neighborhood community’s goals? Services Director 33
Question 1 What is your community’s story related to addressing a diversity housing types via zoning & regulatory solutions in a couple of minutes - how and why did it start? 34
How did Aurora begin to address housing diversity through zoning? Comprehensive Plan Unified Development Code • Housing affordability and diversity • Needs assessment identified zoning emerged as key issues shortcomings: – Demographics change and household – Responsive to new products preferences – Definitions and development standards – Transitioning from suburban housing stock – Process and context – Equity and neighborhood protection • Recommended housing market study and strategy
Portland - Project Origins 36 Project was initiated in response to: • Demolitions and scale of infill • Decreasing affordability and lack of choice • New Comp Plan policies
Zoning limits housing choice and supply 37 Use of Land Single-Dwelling 43% Multi-Dwelling 8% Mixed Use 7%
Rewriting the code 38 Be tte r Ho using b y De sig n Re side ntia l I nfill Mixe d-Use Multi-dwe lling Zo ne s Pro je c t Zo ne s Pro je c t Sing le -dwe lling Zo ne s Co mme rc ia l/ Mixe d Use Zo ne s
What housing types? 39
How big? 40
Where? 41
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