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HomeMy WebLinkAboutSupplemental Materials - Ad Hoc Housing Committee - 10/08/2020 - PowerPoint Presentation1Ad 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 over 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 over 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 over 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 Residential Infill Project Single-dwelling Zones Better Housing by Design Multi-dwelling Zones Mixed-Use Zones Project Commercial/Mixed Use Zones 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 Zoning Tools •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 Tools •Portland Housing Bond •Metro (Regional) Housing Bond •Affordable housing Construction Excise Tax •Naturally Occurring Affordable Housing •Anti-Displacement strategies 54 Anti -Displacement Strategies 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 of 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 on 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 $320KPurchase 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?