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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 02/14/2012 - STUDENT HOUSING ACTION PLAN (STAFF: SOWDER; 1 HR DDATE: February 14, 2012 STAFF: Beth Sowder Pre-taped staff presentation: available at fcgov.com/clerk/agendas.php WORK SESSION ITEM FORT COLLINS CITY COUNCIL SUBJECT FOR DISCUSSION Student Housing Action Plan. EXECUTIVE SUMMARY The purpose of this work session is to provide Council with an update on the Student Housing Action Plan project and to receive feedback from Council regarding the community engagement process, the process for identifying action items, and the proposed timeline. The purpose of Student Housing Action Plan project is to work with Colorado State University, Front Range Community College, neighbors, students, and other stakeholders to identify strategies and recommend action items to address the increasing need for multi-family student housing and potential impacts and compatibility issues upon existing neighborhoods. Feedback received through the community engagement process will drive the specific recommendations and action items, which could include procedural or process changes, Code changes, design criteria, and mechanisms for review and monitoring. GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED 1. Does Council have comments, suggestions, or questions regarding the public process to date and as proposed moving forward? 2. Does Council have comments, suggestions, or questions regarding the plan for identifying affinities and issues and developing recommended strategies and action items? BACKGROUND / DISCUSSION Mission and Purpose The mission of the Student Housing Action Plan (SHAP) is to develop community driven strategies that encourage and provide an adequate supply of quality student housing while maintaining neighborhood quality and compatibility. The City, through the City Plan update process, identified a need to address student housing now and into the future. Fort Collins is experiencing an increase in population and student enrollment, a limited supply of multi-family housing, very low vacancy rates, increasing rental prices, and challenges in addressing neighborhood concerns with potential development projects. These factors are driving the need for the development of strategies and action items to help facilitate adequate February 14, 2012 Page 2 student housing supplies while identifying impacts upon existing neighborhoods and developing strategies to resolve compatibility issues. The SHAP project is a collaborative effort with Colorado State University (CSU), Front Range Community College (FRCC), neighbors, property owners, developers and designers, CSU Research Foundation, Fort Collins Board of Realtors, Northern Colorado Rental Housing Association, Associated Students of CSU, CSU and FRCC students at large, and more. The effort has included a community outreach process conducted with the assistance of CSU’s Center for Public Deliberation, a department dedicated to enhancing local democracy through improved public communication and community problem solving. The key to this process is that the feedback received through the public engagement process will drive the strategies and action items that will ultimately be recommended to City Council. During the City Plan update (Plan Fort Collins), specific policies were adopted that are applicable to student housing: Policy LIV 7.2 – Develop an Adequate Supply of Housing – encourage public and private for-profit and non-profit sectors to take actions to develop and maintain adequate supply of single- and multi-family housing, including mobile homes and manufactured housing. Policy LIV 7.7 – Accommodate the Student Population – plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well-served by public transportation. Action Plan (Near Term Actions: 2011 and 2012) – Student Housing Plan (PRIORITY) – Coordinate with Colorado State University, Front Range Community College, and others to develop a plan that identifies future locations and other desirable characteristics of future student housing development. The housing principles and policies within City Plan support the vision for a community that provides opportunities for people to live in safe, habitable, affordable, and accessible housing. They also support sustainable housing units, resource efficiency and conservation, and the need to provide various housing options as population and household composition and needs change over time. Currently, Front Range Community College does not have a policy related to student housing nor do they provide any on-campus housing, primarily because of limited space. Colorado State University’s student housing policy requires that all newly admitted first-year students without previous college experience, who are single, under 21 years of age, and not living with their parents in the Fort Collins area, live in the University residence halls for the first two consecutive terms of their attendance. First year students wishing to reside off-campus in the Fort Collins area with their parents or for other approved reasons may request a special exemption. CSU does not have a requirement for upper level students to live on campus, but they have not limited upper level students who want to live on campus after their first year. They estimate that 20% of students who live on campus are upper class students or transfer students. Other indicators driving the need for the development of strategies to help facilitate adequate housing supplies while resolving compatibility issues upon existing neighborhoods include February 14, 2012 Page 3 increasing population and student enrollment, limited supply of multi-family and student housing, low vacancy rates, and challenges addressing neighborhood concerns about development projects. Information and Data The work team began by identifying the scope and issues to be addressed, collecting data, gathering background information, and identifying and collaborating with partners and stakeholders. The data collected shows a snapshot of the current housing situation, particularly for students: (See Attachments 1 and 2 for more details) • Fort Collins total population – 144,880 • CSU total enrollment Fall 2011 – 26, 735 (total traditional undergraduate – 19,796) • Front Range total enrollment Spring 2012 – 6,320 • Multi-family Housing Vacancy Rate 2011, 3rd quarter – 2.2% (a healthy vacancy rate is around 5-6%) • Existing Off-campus multi-family student housing unit bedrooms – 12,077 • CSU On-campus beds 2011 – 5,184 • CSU future increase in capacity for on-campus beds thru 2015 – 840 • CSU long-term potential increase in capacity for on-campus beds 5 to 10 years – 3,500 • Approximately 45% of dwelling units are rentals (not unusual for a college town) According to a housing preference survey of CSU students conducted in Spring 2011, the first choice of most students is to live in a house in a neighborhood, although 76% would be willing to live in a larger, high-density complex if there were adequate sound barriers (See Attachment 3 for more details). Colorado State University External Affairs Office provided a student enrollment projection statement in an email that states: “In the Fall of 2000, CSU had roughly 23,000 students. Since then, we have grown to our current level of approximately 27,500. At that same growth rate, and with the continued strong market position for CSU in Colorado and around the nation, we would project enrollment that could be as high as 35,000 in a decade. We do not anticipate, or plan, to grow beyond that 35,000 student point – it is the outer limit in our current thinking. This would include undergraduate and graduate enrollment (it does not include on-line enrollment), and will, of course, continually evolve based on funding levels, market conditions, and other factors.” There are a number of conceptual and proposed multi-family and student housing developments that are currently being developed or are in some stage of the development process. For a full list of these projects, see Attachment 4. These developments should satisfy short term demands for student housing around the University; however, there will continue to be long range demands for student housing if the above future enrollment predictions come true. It is difficult to predict how many students will chose to live in single-family residences versus multi-family complexes, especially if new projects meet student preferences; however, more preferred options will likely result in a healthier vacancy rate. February 14, 2012 Page 4 When CSU Enrollment On-Campus Housing Beds Off-Campus Housing Result 2011-2012 26,735 5,184 12,077 + single family rentals 2.2% vacancy rate 2021-2022 35,000 9,524 13,277 + 3,000 proposed + future developments + single family rentals Healthy vacancy rate? Building higher density, energy efficient, quality student housing on and near campus and transit would provide creative, sustainable student housing solutions. However, it is important that new student housing is in alignment with student housing preferences and needs while maintaining Fort Collin’s existing quality neighborhoods and addressing potential compatibility issues. In order to understand the varying perspectives regarding student housing, several focus groups were held with stakeholders. Public Process With the assistance of the Center for Public Deliberation, several focus group meetings were held with developers and designers, neighbors and property owners, and students (both from CSU and Front Range) from July 2011 through January 2012. An additional large group focus group that will bring together all of the various stakeholders to discuss possible recommendations and action items will be scheduled following the Council work session. The public process was designed to provide the data snapshot to participants, solicit their top preferences regarding student housing, and listen to input about what was most important to them. The input and feedback received through the community engagement process will drive the specific recommendations and action items for this project, which could include process or procedural changes, programmatic changes, Code amendments, and mechanisms for reviewing and monitoring the implemented changes. Stakeholders were identified according to their current level of interest and involvement in student housing. Neighbors and property owners from neighborhoods in close proximity to recently proposed student housing developments, developers and designers involved in student housing projects, and students interested in participating were recruited. To date, the goal has been to listen to the top concerns and areas of importance from the various stakeholders. Some general areas of common ground and areas for further discussion have been identified from these discussions (see Attachment 5 for full list). Some areas of common ground include: • The need is for “student housing” (as opposed to multi-family or affordable housing). • CSU student enrollment data should be looked at carefully to determine the type of housing needed since housing preferences are different for undergraduates versus graduate students. • There should be some caution in “over-building”. • It is important for student housing to be located close to campus or transit. • It is important for student housing to be located along the Mason Corridor where the transit will be easy and accessible, with increased frequency of trips, and earlier and later service. A shuttle service or increased Transfort service between FRCC and the South Transit Center will be important. February 14, 2012 Page 5 • There is a desire for a mix of housing. The size, height, and character should fit into the overall “feel” of the neighborhood. • Price is the most important concern for students. • An increased amount of education to students about living off campus is desired. • Vehicle and bicycle parking is important. • Diversity of residents is desirable – students and neighbors value a mix of residents - not just students, for example. • Personal and housing safety is important. • Quality design is important to both students and neighbors, but it still needs to be affordable for students. • Positive neighborhood relations are very important to both students and neighbors. • Increased enforcement of City ordinances is desired. • Students and neighbors would like more CSU involvement and accountability in off-campus housing. • CSU students have a clear perception of a natural progression that first year students live in the dorms, second year students live in apartments, then they move into houses in neighborhoods. This is consistent with survey data, but may differ for non-traditional students. • Non-traditional and FRCC students may have different housing preferences and needs. Some areas for further discussion include: • Role/responsibility of landlords when educating tenants about upkeep, laws/ordinances, and responsibilities. Some want more responsibility/accountability on landlords. Others feel that most landlords are doing a good job and believe the responsibility is on the City to increase enforcement of ordinances, or that students should be more accountable. • There is confusion about the development process, zoning laws, the difference between policies and codes, and what ordinances the City enforces. • There has been some concern about the role of historic preservation as it relates to student housing developments. How do we reconcile neighborhood character and the need for student housing? • There continues to be disagreement about the Occupancy Ordinance (U+2). Some do not understand why it is needed and feel that it is discriminatory against students. Others feel it is not discriminatory because it applies to everyone, and report that it has greatly improved the quality of their neighborhoods and has turned some rentals back into owner-occupied homes. The focus group participants will continue to work through these identified areas of common ground and concerns. Working through and probing deeper into these affinities and concerns will enable the group to identify strategies and action items. As strategies are identified, the group will help determine any associated action item, who would be responsible, and an implementation schedule. Each key outcome would be an action item – similar to the City Plan update Action Plan with short-, mid-, and long-term priorities. Once action items are identified, staff is proposing a series of open houses to gain more public input. The action items will be adjusted based on feedback received. February 14, 2012 Page 6 In addition to the focus groups, surveys, and open houses, staff has provided updates to the Affordable Housing Board, and Planning and Zoning Board. The Boards had a few clarifying questions, but no input at this point. An update will also be provided to the Landmark Preservation Commission. Staff will provide additional updates and seek input as recommended action items are identified. Additionally, staff will provide information to the Fort Collins Board of Realtors and the Northern Colorado Rental Housing Association. Timeline • March 2011 through January 2012 data and information collection, surveys, focus groups • February through April 2012 identify strategies and action items; continued outreach • May 2012 (if possible) Council adoption of recommended action items • June 2012 – ongoing (as determined in Plan) implementation and monitoring of action items ATTACHMENTS 1. Student Housing Action Plan Data Snapshot 2. State of Colorado Vacancy Rates by Market Area 3. CSU Student Rental Housing Survey Results, Spring 2011 4. Conceptual and Entitled Multi-family/Student Housing Projects 5. Stakeholder Areas of Common Ground and Areas for Further Discussion 6. PowerPoint presentation ATTACHMENT 2 1 1 Student Housing Action Plan Update City Council Work Session February 14, 2012 Beth Sowder, Neighborhood Services Manager 2 Purpose • Provide City Council with an update on the Student Housing Action Plan (SHAP) project • Receive feedback from Council regarding – Community Engagement Process – Process for identifying action items –Timeline ATTACHMENT 6 2 3 Direction Sought from Council 1. Does Council have comments, suggestions, or questions regarding the public process to date and as proposed moving forward? 2. Does Council have comments, suggestions, or questions regarding the plan for identifying affinities and issues and developing recommended strategies and action items? 4 SHAP Mission To develop community driven strategies that encourage and provide an adequate supply of quality student housing while maintaining neighborhood quality and compatibility. 3 5 SHAP Purpose • Engage stakeholders to define scope and issues • Address increasing need for student housing • Identify possible key factors for development • Develop strategies to resolve compatibility issues 6 SHAP Project Collaborative effort includes: –City – Colorado State University – Front Range Community College – Neighbors and Property Owners – Developers – Fort Collins Board of Realtors – Northern Colorado Rental Housing Association – Associated Students of CSU – Students 4 7 Community Outreach Process • Center for Public Deliberation • Feedback will drive the strategies and action items • Series of Focus Groups • Large Group Dialogue • Open Houses 8 Background –– Identified Need Plan Fort Collins – identified need through policies – Policy LIV 7.2 – Develop an Adequate Supply of Housing – Policy LIV 7.7 – Accommodate the Student Population – Action Plan (Near Term Actions: 2011 and 2012) – Student Housing Plan (PRIORITY) 5 9 Need Identified Other Indicators include: • Increase in population • Increase in student enrollment • Limited supply of multi-family and student housing • Very low vacancy rates • Challenges addressing neighborhood concerns regarding development 10 Information and Data Work group started in March 2011 – Formed and identified scope and issues – Began initial data collection – Gathered background information – Identified and collaborated with partners and stakeholders 6 11 Data Collected • Fort Collins population – 144,880 • CSU total enrollment Fall 2011 – 26,735 • FRCC total enrollment Spring 2012 – 6,320 • Fort Collins multi-family vacancy rate – 2.2% • Existing MF student off-campus bedrooms – 12,077 • Existing on-campus beds – 5,184 • CSU future increase in capacity 2015 – 840 beds • Approx 45% of all housing in FC are rentals 12 CSU Student Housing Survey • Conducted Spring 2011 • Most student’s first choice – house in neighborhood • 76% would live in a larger, high-density complex if there were adequate sound barriers 7 13 CSU Student Enrollment Projection • 35,000 – at most – in next 10 years • This is the outer limit – do not anticipate growing beyond this number • Includes undergraduate and graduate students • Does not include on-line enrollment • Continually evolves based on funding levels, market conditions, and other factors 14 Development Projects • Several conceptual or proposed multi-family and student housing projects • Should satisfy short term demands • Long range demands for student housing will still exist • Must meet student housing preferences while maintaining existing neighborhood quality and addressing compatibility and integration issues 8 15 Process • Focus Group – Developers/Designers – July 2011 • Focus Group – Neighbors/Property Owners – August 2011 • CPD assisted with informal questionnaire to stakeholder participants (students, neighbors/property owners, and developers) • Focus Group – Students – October 2011 • Focus Group – Neighbors/Property Owners – November 2011 • Combined Student & Neighbor/Property Owner Focus Group – November 29, 2011 • FRCC – student Focus Group – January 27, 2012 16 Areas of Common Ground • Student Housing is the focus • Consider student enrollment data – caution over-building • Close to campus and transit – Mason Corridor • Mix of housing – fit into overall “feel” of neighborhood • Price is most important concern for students • Increase education to students • Parking is important • Diversity of residents is important • Safety • Quality design; still affordable • More CSU involvement and accountability • Natural progression for off-campus living 9 17 Areas for Further Discussion • Role and responsibility of landlords • Confusion about development process • Concern about role of historic preservation • Occupancy Ordinance 18 Process Continued CPD will assist with a large group deliberative dialogue – all Focus Group participants to date – this will allow opportunity to: – Share input – Discuss ideas and perspectives – Ask for additional feedback – Discuss areas of common ground – Further discuss areas of tension – Identify strategies and action items 10 19 Additional Outreach • Series of Open Houses • Affordable Housing Board • Planning & Zoning Board • Landmark Preservation Commission • Fort Collins Board of Realtors • Northern Colorado Rental Housing Association 20 Timeline • March 2011 thru January 2012 – data and input • February thru April 2012 – identify action items, continued outreach • May 2012 (if possible) – Council approval • June 2012 – ongoing – implementation and monitoring of action plan 11 21 Direction Sought from Council 1. Does Council have comments, suggestions, or questions regarding the public process to date and as proposed moving forward? 2. Does Council have comments, suggestions, or questions regarding the plan for identifying affinities and issues and developing recommended strategies and action items?