HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 04/27/2010 - ADDING EXTRA OCCUPANCY RENTAL HOUSES (EORH) TO THE DATE: April 27, 2010
STAFF: Beth Sowder WORK SESSION ITEM
Peter Barnes FORT COLLINS CITY COUNCIL
Pre-taped staff presentation: available
at fcgov.com/clerk/agendas.php
SUBJECT FOR DISCUSSION
Adding Extra Occupancy Rental Houses (EORH) to the Neighborhood Conservation Medium-
density(NCM) Zone.
EXECUTIVE SUMMARY
Some members of the community believe there is a need to expand the areas close to the Colorado
State University (CSU) Campus in which Extra Occupancy Rental Houses (EORH) are allowed.
Some of the areas close to campus which currently do not allow EORH have a single-family
character, while other areas have a blended character of single-family and multi-family housing.
If more EORH are to be allowed close to campus, it must be determined where this can be
accommodated in a manner which preserves the character of single-family neighborhoods. The
NCM zone is the only zone which currently allows multi-family dwellings, but does not allow
EORH. Adding EORH to the NCM zone would not increase the density beyond what is already
allowed and would be consistent with the other zoning districts that currently allow both multi-
family and EORH.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What feedback does Council have regarding allowing EORH in the NCM zone?
2. Which, if any, of the proposed options should staff move forward with public outreach and
then Council consideration?
BACKGROUND
During the October 27,2009 Council Work Session regarding the Occupancy Ordinance Two-Year
Review and Policy Discussion, Council directed staff to bring the following three items for further
consideration(See Attachment 1):
1. Redefine the Occupancy Limit—Further define and clarify changes to the occupancy limit
and provide a permit process for"host families"to temporarily house an additional person
as long as certain criteria are met.
2. Zoning Option — Further explore adding Extra Occupancy Rental Houses (EORH) as a
permitted use in the NCM zone.
April 27, 2010 Page 2
3. Rental Registration and Rental Licensing — Staff will provide Council with research and
background information regarding rental registration and licensing.
This agenda item focuses on the Zoning Option. Redefining the Occupancy Limit was discussed
at the City Council meeting on April 6, 2010, and Rental Registration and Rental Licensing was
prepared and provided to Council in December 2009.
In 2005,City Council chose to allow Extra Occupancy Rental Houses(formerly known as Boarding
Houses) as an acceptable way to increase occupancy in zones that allow for higher density (see
Attachment 2 for a map showing where EORH are currently allowed and where the location of the
NCM zone). The occupancy limit does not apply to EORH. Rather,the combined requirements of
minimum square footage per occupant, compliance with the Rental Housing Standards, and off-
street parking spaces work collectively to limit the maximum number of occupants in a dwelling.
To date,35 single-family dwelling units and 5 apartment complexes have been approved EORH(see
Attachment 3).
Why consider the option of allowing EORH in the NCM zone rather than leaving it status quo? The
NCM zone appears to be an appropriate zone to allow EORH as a permitted use. The NCM zone
is the only zone that currently allows multi-family dwellings, but does not allow EORH. Adding
this use to the zone would not increase the density beyond what is already allowed and would be
consistent with other zoning districts that allow both multi-family and EORH. This is also
consistent with one of the stated purposes of the occupancy ordinance, which is to preserve the
character of single-family neighborhoods.
Additionally, converting a house to an EORH would ensure that the house is inspected for
compliance with the rental housing standards, which would increase the supply of safe housing.
Adequate off-street parking would need to be provided for the number of tenants. Adding EORH
in this zone would allow for additional affordable housing options close to campus,which may also
reduce vehicle trips and miles.
However,some areas of the NCM zone have converted from rental homes to owner-occupied homes
in the last ten years resulting in a greater"single-family neighborhood" character. Adding EORH
to this zone may cause some owner-occupants to believe that they will be adversely impacted by
having extra Occupancy rental houses in their neighborhood. It is also easier and less expensive
to convert a home to an EORH than to a duplex or other multi-family use. The addition of EORH
in the NCM zone could increase the number of people more rapidly than might otherwise occur
through conversions from single-family to duplex or multi-family and could adversely impact
neighbors.
The attached maps(Attachment 4) show the distribution of non-owner-occupied dwellings and the
percent of dwelling units that are multi-family units in the NCM zone. The percent of non-owner
occupied dwellings is about sixty percent(60%)and the percent of multi-family dwellings is above
thirty percent(30%). These percentages are similar to those found in the other zones near CSU that
allow EORH. From this data, one can conclude that the NCM zoned areas are of a mixed-use
character more closely resembling the other extra occupancy rental house zones, rather than the
single-family character of non-extra occupancy rental house zones.
April 27, 2010 Page 3
Because of the mix of neighborhood characteristics in the NCM zone, staff has provided five (5)
options for Council consideration:
Option 1: Allow EORH in entire NCM zone
This option would allow all single-family and duplex dwellings located in the entire NCM zone to
apply for an EORH permit. Prior to approval, all EORH must meet the following requirements:
off-street parking space requirements per occupant
• square footage requirements per occupant
• basic or administrative development review requirements
Option 2: Allow EORH in entire NCM zone—Limited to 25% of a block face
This option would allow EORH in the entire NCM zone,but on a limited basis of up to twenty-five
percent (25%) of any block face. This is what is currently allowed in the Low-Density Mixed-Use
Neighborhood(LMN)zone. This would limit a block face of twelve(12)homes to have up to three
(3) dwellings converted to EORH.
Option 3: Allow EORH in entire NCM zone—Limited to 25% of a block face in certain
areas
This option would allow EORH in the entire NCM zone,and would identify certain areas within the
zone where they would be limited to twenty-five percent(25%)of a block face. This could be based
on the character of the neighborhood by looking at the percentage of owner-occupied units and
multi-family units within the zone. Map 2 (see Attachment 4) shows there are significantly more
non-owner-occupied dwellings south of Mountain in the west side neighborhood. Map 3 (see
Attachment 4)shows a smaller difference between the areas west and east of Whedbee Street in the
east side neighborhood. By limiting the percentage of EORH to twenty-five percent(25%)in those
areas with fewer non-owner-occupied units(such as north of Mountain Avenue),it could reduce the
potential of negative impacts in those designated areas.
Option 4: Allow EORH only in certain area(s) of NCM zone
This option would give Council the ability to decide which sections of the NCM zone should allow
EORH. This could be decided in the same manner as Option 3. This option would allow EORH on
all parcels in only those designated areas and not at all in the other areas.
Option 5: Allow EORH only in certain area(s)in NCM zone and limited to 25% of a block
face in those areas
This is the most restrictive of the options. It would give Council the ability to decide which sections
of the NCM zone to allow EORH, and allow them on a limited basis of up to twenty-five percent
(25%) of any block face only in those specific areas.
April 27, 2010 Page 4
NEXT STEPS
If Council directs staff to pursue one of the options to allow EORH in the NCM zone, staff will
conduct an extensive public outreach effort, including neighborhood meetings for the residents in
the NCM zone to determine both support for and concerns about the option(s).
ATTACHMENTS
I. Work Session Summary—October 27, 2009
2. Map—Designated Extra Occupancy Rental Zones and NCM Zone
3. Map—Approved Extra Occupancy Rental Houses
4. Maps—NCM Zone Percentage of Non-Owner Occupied and Multi-Family Units
5. PowerPoint Presentation
J
Attachment 1
Planning, Development & Transportation Services
City Of Community Development&Neighborhood Services
281 North College Avenue
Fort Collins Fort Colx 580
Fort Collins,CO 80522.0580
970.224.6046
970.224.6050-fax
fcgov.com
Memorandum
Date: October 28, 2009
To: Mayor and City Council Members
Thru: Darin Atteberry, City Manager
Diane Jones,Deputy City Manager
Jeff Scheick, PDT Director
Steve Dush, Community Development&Neighborhood Services Director
From: Beth Sowder,Neighborhood Services Manager
Re: Work Session Summary—October 27, 2009 re: Occupancy Ordinance Two-Year
Review and Policy Discussion
The Mayor and all Council Members except Aislinn Kottwitz were present.Diane Jones, Deputy
City Manager, introduced the topic,and Beth Sowder,Neighborhood Services Manager,
presented an overview of the Occupancy Ordinance history,two-year review data, occupancy
limit definition,potential zoning options, outreach conducted and feedback received. Peter
Barnes, Zoning Administrator, was present to assist with questions.
Council directed staff to bring the following three items back to them for further consideration:
1. Redefine the Occupancy Limit—Staff will further define and clarify changes to the
occupancy limit in order to:
a. Clarify the definition to meet Council's original intent.
b. Provide an option to allow a permit to be issued for"host families"to temporarily
house one or more additional persons as long as certain criteria are met.
Staff will also need to consider and present Council with the potential unanticipated
consequences of this proposed amendment.
2. Zoning Option 1 -Add Extra Occupancy Rental House (EORH) as permitted use in the
Neighborhood Conservation Medium-density(NCM) zone. Staff will further develop
this option and bring Council more information about how this could be done,how to
notify all residents within the zone, and the timeline for doing this.
3. Rental Registration and Rental Licensing-Staff will provide Council with research and
background information provided to the previous Council regarding rental registration
and rental licensing. In addition, staff will provide some updated information about best
practices currently implemented around the country. Council is also interested in
information about cost at varying levels of service and feedback from communities who
have registration or licensing programs. Council will then provide direction and
determine if they would like to further consider rental registration and/or licensing.
Council's final comments included general agreement that the current Occupancy Ordinance is
working well, enforcement should continue, and improvements should be sought. Council
expressed that the Corona Economic&Market Impact Study and the Occupancy Ordinance and
Zoning data was helpful. They also appreciated receiving citizen feedback.
Attachment 2
CITY OF FORT COLLINS
DESIGNATED EXTRA OCCUPANCY RENTAL ZONES
Zone Name Zone
COMMERCIAL DISTRICT C
COMMUNITY COMMERCIAL - NORTH COLLEGE DISTRICT CCN
COMMUNITY COMMERCIAL - POUDRE RIVER DISTRICT CCR E COUNTV ROAD Sd
COMMUNITY COMMERCIAL DISTRICT CC
DOWNTOWN DISTRICT D rc `
EMPLOYMENT DISTRICT - E
HIGH DENSITY MIXED-USE NEIGHBORHOOD DISTRICT HMN
INDUSTRIAL DISTRICT I m
LIMITED COMMERCIAL DISTRICT CL G'QF WN IK
LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT LMN cpR� ICHARIM LAKE RD E COUNTY ROAD 52
MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT MMN
NEIGHBORHOOD COMMERCIAL DISTRICT NC
NEIGHBORHOOD CONSERVATION - BUFFER DISTRICT NCB C NTRV CLUB RD I
RIVER DOWNTOWN REDEVELOPMENT DISTRICT RDR
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Attachment 3
Neighborhood & Building Services
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ATTACHMENT 4
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NCM Neighborhoods East of College
Multi-Family Units 6
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Printed: April 13. 2010
ATTACHMENT 5
Occupancy Limit Regulations
Zoning Option Discussion
City Council Work Session
April 27 , 2010
Peter Barnes , Zoning Administrator
Beth Sowder , Neighborhood Services Manager
F�t`
Collins
Subject
Discussion about adding Extra Occupancy Rental
Houses ( EORH ) as a permitted use to the
Neighborhood Conservation Medium - Density ( NCM )
zone
-� Fort Collins
1
Direction Sought
1 . What feedback does Council have regarding
allowing EORH in the NCM zone ?
2 . Which , if any , of the proposed options should staff
move forward with public outreach and then Council
consideration ?
F�t`
Collins
Council Work Session
October 27 , 2009
Council directed staff to do three things :
1 . Clarify Occupancy Limit to meet Council ' s intent and
provide permit process for " host families"
2 . Further explore zoning option to allow EORH in
NCM zone
3 . Provide Council with Rental Registration and
Licensing information
City of
Fort Collins
2
Background
In 2005 :
Council chose to allow EORH as an acceptable way to
increase occupancy in zones that allow for higher
density .
Occupancy limit does not apply to EORH — combined
requirements are :
• Minimum square footage per occupant
• Rental Housing Standards compliance
• Off-street parking spaces
Fort` Collins
CITY OF FORT COLLINS
DESIGNATED EXTRA OCCUPANCY RENTAL ZONES
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3
Extra Occupancy Rental Houses
To date :
➢ 35 houses
➢ 5 apartment complexes
`rt Colhns
Neighborhood & Building Services
Approved Extra Occu anc Rental Houses
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Why consider EORH in NCM zone ?
The NCM zone appears to be appropriate because :
• It is the only zone that currently allows multi -family
dwellings but not EORH
• Adding this use would not increase the density
beyond what is already allowed
• It would be consistent with other zones that allow
both multi -family and EORH
• Consistent with preserving the character of single-
family neighborhoods
F�t`
Collins
Why consider EORH to NCM zone ?
( continued )
• Converting to EORH ensures that it is inspected for
compliance with Rental Housing Standards
• Need to provide adequate off-street parking
• It would allow for additional affordable housing
options close to campus
• May reduce vehicle trips and miles
Fortes
5
Why not ?
• Some areas of NCM zone have converted from rental
homes to owner-occupied within past 10 years
• These areas have " single-family" character
• Adding EORH may cause owner-occupants to feel
they may be adversely impacted by EORH
• Easier and less expensive to convert to EORH than
to duplex or multi -family
• Could increase the number of people more rapidly
than conversions from single -family to multi -family
Fort` Collins
NCM Zone
Maps show the distribution of non -owner-occupied
dwellings and the percent of multi -family units in
NCM zone .
• 60 % non -owner-occupied
• Above 30 % multi -family dwellings
• Similar to what is found in other zones near CSU that
allow EORH
City of
Fort�iins
6
NCM Neighborhoods
Percent of Dwellings with Non Owner Occupancy 'l
NCM
z
z z
NCM
NCM
NCM
CSU Campus
Percent Non Owners
_ M 56.2 0 61 .1
aN�
•— —'— Fart Collins
NCM Neighborhoods West of College
Percent of Dwellings with Non Owner Occupancy 2
awa
71
E NCM
z
eunm.
Ae /
_ f
• a
NCM
-l—° Percent Non Owners
O 56 . 6 M 73.0
7
NCM Neighborhoods East of College
Percent of Dwellings with Non Owner Occupancy 3
w ■ w�
YiOii ;' _� E�IMiIdY!
� 6
■
NCM NCM
cm canwtn
"tom`
Percent Non Owners
- M 69.9 0 62.2
ortCoUins
NCM Neighborhoods
Multi-Family Units 4
NCM
ra.unbe nLz ,'��e ;
a—a-
NCM
NCM �Y■
NCM
i
csU Cstntts
-, Percent of Total Units
- M 36.4 0 29.4
_ __ FatCoUins
8
NCM Neighborhoods West of College
Multi-Fami! Units 5
� NCM
i
nu
a
i
W Mwmr� E
NCM
-i-° Percent of Total Units
- 041 .9 025. 2
-- -_—_— — —= For GC ns
NCM Neighborhoods East of College
Multi-Family Units 6
w�n.u�- --I�LEIdW� Ve
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NCM NCM
csu camas
- Percent of Total Units
O 26. 2 0 34.8
9
Option 1
This option would allow EORH in entire NCM zone :
All single -family and duplex dwellings located in the
NCM zone could apply for an EORH permit . Prior to
approval , they must meet the following requirements :
— Off-street parking spaces per occupant
— Square footage per occupant
— Basic or administrative development review
process
F�t`
Collins
Option 2
This option would allow EORH in entire NCM zone —
limited to 25 % of a block face throughout zone .
This is the same as what is currently allowed in the
Low- Density Mixed - Use Neighborhood ( LMN ) zone .
Would limit a block of 12 homes to have up to 3
dwellings converted to EORH .
City of
Fort Collins
10
Option 3
This option would allow EORH in the entire NCM zone ,
but would limit it to 25 % per block face in certain
areas within the zone .
Could be based on the character of the neighborhood .
For example , there are significantly more non -owner-
occupied dwellings south of Mountain (west side ) .
Limit percentage of EORH in the areas with fewer non -
owner-occupied units .
F�t`
Collins
Option 4
This option would allow EORH only in certain areas of
the NCM zone and not at all in other areas .
Could be based on character of the neighborhood
(same as Option 3 ) .
For example , could allow EORH only in the areas with
fewer non -owner-occupied units .
City of
Fort Collins
11
Option 5
This option would allow EORH only in certain areas in
the NCM zone and limit them to 25 % of a block face
in those areas .
Most restrictive option .
F�t`
Collins
Next Steps
If Council would like staff to pursue one or more of the
options to allow EORH in the NCM zone , staff will
conduct public outreach to determine both support for
and concerns about the option ( s ) .
After public outreach and consideration of concerns ,
staff will bring forward a recommendation for Council
consideration .
City of
Fort fins
12
Direction Sought
1 . What feedback does Council have regarding
allowing EORH in the NCM zone ?
2 . Which , if any , of the proposed options should staff
move forward with public outreach and then Council
consideration ?
F�t`
13