Ad Hoc Housing Council Committee 1 Ad Hoc Agenda 1. Call Meeting - - PowerPoint PPT Presentation

1

Ad Hoc Housing Council Committee

October 8, 2020

Ad Hoc Agenda

2

1. Call Meeting to Order 2. Approval of September 17, 2020 Minutes 3. Agenda Review 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

5. Next Steps

a. Process Check-in

a. Feedback on Pre-work b. Process Overall

b. Next Meeting Focus

Housing Plan Outline

Summer 2020 – February 2021: Housing Plan

• Vision
• Existing conditions (quantify problem/need)
• Goals and Strategies
• 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.

3

Source: Authorstech

Here

Draft Vision

4

Everyone has healthy, stable housing they can afford

Our Biggest Challenges

1. Price escalation impacts everyone & disproportionately impacts BIPOC households 2. Current incentives and financial resources are insufficient for meeting our 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 Remaining Questions 1. What will the lasting effects of COVID-19 be? 2. How will housing policies evolve to address health and stability - particularly for renters - in addition to affordability?

5

Our Biggest Challenges & Remaining Questions

Land Use Code Audit

6

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

What We Know: Land Supply

7

• City Plan forecasts indicate that demand for housing (+30,500 units)

will exceed capacity by ~2,000 units by 2040

What We Know: Mix of Housing

8

• 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.

What We Know: Mix of Housing

9

• 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

LUC Audit Recommendations

10

• 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

Deep Dive: Housing Recommendations

11

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?”)

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 Residential (RL) YES NO NO Neighborhood Conservation, Low Density (NCL) YES NO NO Neighborhood Conservation, Medium Density (NCM) YES YES Up to 4-plex Low Density Mixed- Use Neighborhood (LMN) YES YES YES (3-story)

The Density Spectrum

Zone District Multi-Family? Density Height Limit Notes

Low Density Mixed-Use Neighborhood (LMN) Yes, P&Z approval when

• ver 50 units

12 units/acre (affordable); 12 units/ building max (typically townhomes) 3-story All except one of the land bank sites are zoned LMN Medium Density Mixed- Use Neighborhood (MMN) Yes, P&Z approval when

• ver 50 units

Minimum 12 units/acre (apartments) 3-story Typically flanks an N-C Zone High Density Mixed-Use Neighborhood (HMN) Yes, P&Z approval when

• ver 50 units

Minimum 20 units/acre 5-story Mostly surrounding CSU General Commercial (CG) Yes, P&Z approval if over 50 units No Limit 4-story College Ave Corridor (Redtail 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

• 60 units on 2.32 acres
• 26 units per acre
• 100% affordable - senior
• Northern Colorado
• Same General Contractor
• Similar funding sources
• Construction completed 2017
• Cost per unit - $159k

Project B

• 72 units on 6 acres
• 12 units per acre
• 100% affordable - family
• Northern Colorado
• Same General Contractor
• Similar funding sources
• Construction completed 2017
• Cost per unit - $173k

Construction cost difference = $14,000/unit => $1,000,000 + for Project B

Summary

32

• 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

Guest Speakers & Discussion

33

Speakers:

• Aurora
• Jessica Prosser, Community

Development Manager

• Daniel Krzyzanowski, Planning

Supervisor

• Portland
• Sandra Wood, Principal Planner

Moderator:

• Paul Sizemore, Interim Community

Development and Neighborhood Services Director

Discussion Prompts:

• 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?

• How did you prioritize strategies and define

what was most impactful?

• Recognizing that land use alone will not solve

housing affordability, what else are you coupling these solutions with to achieve your community’s goals?

34

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?

Question 1

How did Aurora begin to address housing diversity through zoning?

Comprehensive Plan

• Housing affordability and diversity

emerged as key issues

– Demographics change and household preferences – Transitioning from suburban housing stock – Equity and neighborhood protection

• Recommended housing market study

and strategy Unified Development Code

• Needs assessment identified zoning

shortcomings:

– Responsive to new products – Definitions and development standards – Process and context

Portland - Project Origins

Project was initiated in response to:

• Demolitions and scale of

infill

• Decreasing affordability

and lack of choice

• New Comp Plan policies

36

Zoning limits housing choice and supply

Mixed Use 7% Multi-Dwelling 8% Single-Dwelling 43%

Use of Land

37

Re side ntia l I nfill Pro je c t

Sing le -dwe lling Zo ne s

Be tte r Ho using b y De sig n

Multi-dwe lling Zo ne s

Mixe d-Use Zo ne s Pro je c t

Co mme rc ia l/ Mixe d Use Zo ne s

Rewriting the code

38

What housing types?

39

How big?

40

Where?

41

42

How did you prioritize strategies and define what was most impactful?

Question 2

How did Aurora begin to address housing diversity through zoning?

Comprehensive Plan

• Housing affordability and diversity

emerged as key issues

– Demographics change and household preferences – Transitioning from suburban housing stock – Equity and neighborhood protection

• Recommended housing market study

and strategy Unified Development Code

• Needs assessment identified zoning

shortcomings:

– Responsive to new products – Definitions and development standards – Process and context

How does the UDO address Aurora’s housing needs?

• Expanded definitions and development standards to “missing

middle” housing types and layouts

• Expanded use of mixed-use districts to allow residential uses in

more places

• Allow for limited use of very small lots

Live/Work: Unit designed for both living and working. Must include separate work space and a kitchen. Accessory Dwelling Unit: Detached and separate from a primary residential dwelling unit and located on the same lot. Does not include guest houses accessory to Clubhouses.

Co-housing: A layout that includes single-family units supported by communal facilities. Cottage House: A layout comprised of small houses that are no more than 800 s.f. in size and configured on a single lot.

Affordable Housing

• “Affordable Housing Structure” specifically defined, with

special allowances given to:

– Design standards (materials, garages, etc.) – Additional height allowed – Parking (reduced from 1.0 to 0.85 spaces/du) – Exempted from TOD public art requirement

Process and Context

• Defined parameters for administrative versus major

adjustments; minor and major projects

• Neighborhood protection standards to address compatibility

between adjacent uses

• Use of zoning “subareas” to calibrate standards and process by

development context

51

Recognizing that land use alone will not solve housing affordability, what else are you coupling these solutions with to achieve your community’s goals?

Question 3

More Z e Zon

• ning T

Tool

• ols
• Size bonuses
• Inclusionary housing
• Accessory Dwelling Units (ADUs)
• Manufactured Dwelling Parks zoning

52

Allow up to 6 units subject to increased affordability standard

Deeper Affordability Bonus ½ of 4, 5 or 6 units @: 60% MFI rental or 80% MFI ownership Standard Affordability Bonus 1 unit @: 80% MFI rental or 100% MFI ownership

Deeper Affordability Bonus

53

Other er Tool

• ls
• Portland Housing Bond
• Metro (Regional) Housing Bond
• Affordable housing Construction Excise Tax
• Naturally Occurring Affordable Housing
• Anti-Displacement strategies

54

Anti-Displacem emen ent S Strategi egies es

55

56

Discussion and Question/Answer

Committee Discussion

57

Time for Council Discussion on Housing Types and Zoning

Discussion Prompts:

• Quick(er) wins: If the plan is one
• f the key wins of this Council,

what from today's meeting should inform process and deliverable? Any other quick wins to pursue?

• Transition: Is there anything we

should include as part of transition plan for next council?

• Transformation: Did this meeting

highlight any transformational changes that could be part of the plan, and will take a longer time through implementation strategy and engagement to address?

• Next Meeting: How can the next

meeting build on today’s conversation?

Transition to Whiteboard for this Discussion…2-3 minutes for individual reflection

Where to Head Next

58

August: Overall Focus & Prioritization September: Challenges & Existing Conditions October: Housing Types & Zoning November: _____

• Systemic racism and housing
• Applying an equity lens
• Displacement and

gentrification

• Differing perceptions of density

and NIMBY

• Preserving existing affordable

housing

• Public/private partnerships or

Innovative Partnerships

• Dedicated funding source
• “Missing Middle” Housing

Types

• ADUs and Tiny Homes
• Expanding home ownership
• Demand-side strategies, e.g.,

livable wage

• U+2, Rental licensing, tenant

protections

• City Goals and Alignment, e.g.,

climate action

• City’s financing tools, e.g.,

CDBG & CCIP

• Nexus of economic policies

and housing affordability

Legend: Bold = focus of today; Italics = have focused on or touched on in prior meetings

Process Check-in

59

Commitment made to check-in

• n process and

content

Discussion Prompts:

• What feedback do Councilmembers

have on the pre-work?

• What feedback do Councilmembers

have on the process overall?

• Any adjustments for the November

meeting?

2020 Next Steps

60

Plan

• Engagement (Oct - Nov)
• November Ad Hoc Committee

Meeting

• December 8 Work Session
• Goals, strategies, & guiding principles
• Plan outline

Action

• Manufactured housing
• Metro Districts

Workshops Date/Time

Virtual Workshop 1 October 19, 2:30-4pm Virtual Workshop 2 October 20, 10 - 11:30AM Virtual Workshop 3 October 20, 6 - 7:30PM Virtual Workshop 4 October 26, 6-7:30PM Virtual Workshop 5 October 29, 10 - 11:30AM Virtual Workshop 6 October 29, 6 -7:30PM

New plan website at fcgov.com/housing

61

BACKUP

62

Housing Affordability Along the Income Spectrum

AMI 0%

Below 80% AMI is City’s Definition of Affordable Housing

80% $69.7K/yr 200% 100% $87.2K/yr 120% $105K/yr $415K

Market Housing

$320K Purchase Price

Goal is defined by AHSP (188-228 units/year) Fewer attainable options are available to Middle Income Earners Goal is harder to define & City influence may be outweighed by market forces

Fall Community Engagement

Focus: Key Plan Milestones

• Vision (Sept/Oct)
• Goals, Strategies, &

Guiding Principles (Nov/Dec)

63

How: Remove Barriers & Build Relationships

• Language Justice, Spanish/English
• Policy 101
• Partner-led conversations and events
• Connect policy & plan to lived experience

Click to add text Updates and Newsletters: https://ourcity.fcgov.com/home2health

Community Questions

64

Question #1: Based on your experience, do these challenges [from existing conditions] reflect what you know about housing in Fort Collins? Question #3: What needs to change to address these challenges? Question #4: Who can help make the change needed? Question #2: How do these challenges affect you and our community more broadly? Follow up: What resources have helped you or people you know address these challenges? Question #5: What do you wish decision makers understood about your experience with housing? Question #6: How would you like to engage in the future?