HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 02/26/2013 - RESOLUTION 2013-013 ADOPTING THE STUDENT HOUSING ADATE: February 26, 2013
STAFF: Beth Sowder, Laurie Kadrich
Seth Lorson
AGENDA ITEM SUMMARY
FORT COLLINS CITY COUNCIL 4
SUBJECT
Resolution 2013-013 Adopting the Student Housing Action Plan.
EXECUTIVE SUMMARY
At the direction of City Council and with the adoption of City Plan, staff initiated a Student Housing Action Plan (SHAP
or the Plan) project to address the increasing need for multi-family student housing and the potential negative impacts
to and compatibility concerns of existing single-family neighborhoods. The project has involved working with Colorado
State University (CSU), Front Range Community College (FRCC), neighbors, students, developers, and other
stakeholders to identify strategies and recommend action items.
The feedback received throughout the public engagement process drove the development of the proposed action
items within the Plan. The Plan provides a mechanism to achieve the mission of SHAP by identifying needs and
concerns, evaluating existing conditions and future projections, and proposing action items on a variety of housing and
behavioral issues related to student housing. The Plan will serve as a guide for addressing student housing issues
by City staff, City Council, and the community.
BACKGROUND / DISCUSSION
The SHAP project began in March 2011 and was most recently discussed at the City Council Work Session on
December 11, 2012. City Council directed staff to bring the Plan to City Council for formal consideration on February
19, 2013, and to move forward with the identified action items. Updates were provided to the Affordable Housing
Board, the Landmark Preservation Commission, the Air Quality Advisory Board, the Building Review Board, and the
Planning & Zoning Board. The Planning and Zoning Board voted to recommend adoption of the Plan.
The Plan provides a vision to achieve the overall SHAP mission of developing community driven strategies that
encourage quality student housing while maintaining neighborhood quality and compatibility.
The City, through the City Plan process, identified a need to address student housing now and into the future. Fort
Collins is experiencing an increase in population and student enrollment, very low vacancy rates, a limited supply of
multi-family housing, and challenges in addressing neighborhood concerns with new multi-family development projects.
These factors drove the need for the development of strategies and action items to help facilitate housing supplies
while addressing negative impacts upon existing single-family neighborhoods.
The Plan provides background information and data including:
• Applicable City Plan policies
• Land Supply and Growth policies for Fort Collins
• Student Enrollment Data and Projections
• Multi-family Vacancy Rates in Fort Collins
• Multi-family Average Rents in Fort Collins
• CSU On-Campus Housing Supplies (now and into the future)
• Off-Campus Housing Supplies and Developments
• Student Housing Preferences
SHAP implemented a diverse and in-depth process that included a heavy emphasis on stakeholder engagement,
background research, data collection, and action item development and implementation time frames.
The primary working group included CSU and City staff, stakeholders from CSU, Front Range Community College
(FRCC), student government, students/tenants, neighbors, property owners, Fort Collins Board of Realtors,
developers/designers, and others. The Center for Public Deliberation assisted with much of the public engagement
process including several focus groups (both individual stakeholder groups and combined), surveys, and a large
deliberative dialogue. Additional engagement methods included a webpage with current information, presentations
February 26, 2013 -2- ITEM 4
and important dates, an on-line survey, use of social media, an open house, and meetings with Boards & Commissions
and professional groups. Feedback received through the engagement process shaped the development of the action
items in the Plan.
Action Items
In the spring and summer of 2012, while the SHAP process was underway, City Council directed staff to bring specific
action items forward for immediate consideration in an effort to more quickly address concerns raised by residents
about the adverse impacts of larger multi-family developments occurring near existing single-family neighborhoods.
As a result, some Land Use Code (LUC) amendments that address compatibility concerns were adopted in the fall
of 2012.
During these discussions, Council referred three items back into the SHAP process for further discussion: Operations,
Security and Management Plans; Limit 4+ bedroom units in multi-family developments; and University District or
Overlay. SHAP stakeholders discussed these items, and some of their recommendations are included in the identified
action items.
The action items included in the Plan are split into four categories:
• Near-term Action Items (2013)
• Longer-term Action Items (2014 and beyond)
• Action Items that do not need Formal Council Consideration
• Action Items Proceeding in other Processes
Near-Term Action Items (2013)
The following action items will be brought to City Council and the Planning and Zoning Board for formal consideration
in 2013. The first three items can be prepared relatively quickly and will be brought to City Council on March 5, 2013.
The last two items need more time fully develop, so formal consideration will happen during the annual Land Use Code
(LUC) update in June.
Near Term Action Item Concern Addressed
1. Improve understanding of compatibility by modifying the LUC to include clear
examples (photos, drawings) of what is allowed in certain zones.
Compatibility
2. Amend Medium-density Mixed Use Neighborhood (MMN) district
development standards and LUC Sec. 3.8.30 multi-family standards to
specify that no vehicular use area can be placed in the said setback from
single- and two-family dwellings. Also, consider landscape requirements for
this setback.
Compatibility
3. Better define and amend the LUC Sec. 3.8.16 (E) (2) requirement that 4+
bedroom developments need to provide additional open space, recreation
areas, parking areas and public facilities as are necessary to adequately
serve the development and excepting the Transit-Oriented Development
(TOD) Overlay Zone.
Intensity of 4+ bedroom
units, compatibility
4. Define different multi-family housing types (rather than just the broad multi-
family definition). The requirement for multiple housing types could be used
as a gradient of development between proposed multi-family and existing
single-family.
Compatibility
5. Confirm that the uses, development standards and density allowances in the
Neighborhood Conservation Buffer (NCB) district are consistent with the
intent and purpose of the district appropriate sub-area plans in that it
provides a transition between residential neighborhoods and commercial-use
areas.
Compatibility
February 26, 2013 -3- ITEM 4
Longer-Term Action Items (2014 and beyond)
The following action items need further development and public outreach before bringing them to Council for formal
consideration.
Longer Term Action Item Concern Addressed
1. Build an above- or below- grade pedestrian/bicycle crossing at or near Shields
and Elizabeth Streets.
• This item would need two to three years to develop and fund – Requires
further involvement and development from Transportation Planning and
Engineering and coordination with CSU.
Traffic and Safety
2. Consider requiring property managers/owners to provide City ordinance
information to their tenants at lease signing.
• This could be accomplished relatively quickly (one year) – it would require
additional public outreach.
Accountability
3. Form an on-going advisory committee made up of City, CSU, FRCC,
neighbors, students, property managers, Police, and Associated Students of
CSU (ASCSU) to guide City Council on student housing issues.
• This could be accomplished relatively quickly (one year) – it would require
staff support.
Accountability and
Education
4. Consider a Rental Licensing Program to ensure health/safety of units, data
regarding rentals, increased accountability of the rental business. Require all
landlords to take the Landlord Training provided by the City.
• Council has considered Rental Licensing and Registration Programs in the
past and could be revisited.
• Would require one to two years for further research and significant public
outreach.
Accountability and
Education
The Plan also includes a number of action items that do not require formal Council consideration that staff will begin
implementing. These include increased education about the enforcement process and data related to enforcement,
increased enforcement of nuisance and noise ordinances in areas with a high concentration of complaints, increased
education to parents of students, and incentives for students to attend educational programs.
Lastly, the Plan has several action items that are either moving forward in a separate process or are the responsibility
of CSU. CSU has been involved in the SHAP process and is committed to implementing these items. The City’s
Parking Plan, West Central Neighborhoods Plan update, and Phase 3 of the Transit Plan are all supported by the Plan
and include SHAP recommendations. The items that are the responsibility of CSU include on-campus parking and
fees, on-campus housing, options for public/private partnerships, and increased communications about on-campus
housing updates.
Plan Implementation, Monitoring and Review
Implementation of the Plan will occur as indicated below:
• Near-Term Action Items Spring 2013
• Longer-Term Actin Items 2014 and beyond
• Action Items – No Council Action 2013
• Action Items In Other Processes 2013 and beyond
The Land Use Code items will impact new development as it occurs. Other items are new initiatives that will need to
be accommodated in future work plans and, if necessary, accommodated into future capital and/or operating budgets.
Most items are recommended to be implemented as soon as possible, and some will be implemented immediately.
The action items will be monitored regularly to ensure they are meeting the desired outcomes and to recommend any
needed changes.
February 26, 2013 -4- ITEM 4
FINANCIAL / ECONOMIC IMPACTS
Full implementation of the action items in the Plan will have a cost. The action items fall into the following three
categories with respect to the need for resources:
1. Existing Resources – Items that can be accomplished with existing resources and will not add costs to the
City. These items include all of the Near-term Action Items. Additionally, all of the educational program
improvements will be implemented using existing resources.
2. Additional Resources Needed – Some of the action items will need additional resources to be implemented.
All of the Longer-term Action Items require some level of additional resources. The details for the costs of
these items will be included in the materials provided to City Council when these items are individually brought
forward for formal consideration.
3. Resources Identified in other Processes – The action items that are proceeding in other processes will identify
funding needs within the process they are moving forward in. For example, the City Parking Plan will identify
the funding needs for implementation of that plan. Additionally, the items that are the responsibility of CSU
will use CSU resources for implementation.
ENVIRONMENTAL IMPACTS
The Plan will not have any direct environmental impacts; however, the individual action items will address
environmental impacts during the review process for those specific items.
STAFF RECOMMENDATION
Staff recommends adoption of the Resolution.
BOARD / COMMISSION RECOMMENDATION
The Planning and Zoning Board voted 5-0 to recommend approval of the Student Housing Action Plan. General
support was given by the Landmark Preservation Commission, Building Review Board, and the Air Quality Advisory
Board. Although the Affordable Housing Board was primarily supportive, the Board expressed concern on some of
the specific action items.
PUBLIC OUTREACH
Public outreach included the following:
• Throughout the process stakeholders, which included Associated Students of CSU (ASCSU), FRCC Student
Council and administration, CSU and FRCC students at large, neighbors, Fort Collins Board of Realtors,
developers and designers, Northern Colorado Rental Housing Association, property managers/landlords, and
property owners were utilized for focus groups, dialogues, and general feedback.
• Presentations and updates were provided to several boards and commissions, as well as professional
organizations throughout the process.
• A website was developed specifically for SHAP to provide detailed information, updates, and to seek input.
Additionally, a survey was put onto the website as a more convenient way for the general public to provide
feedback about the draft action items.
• Social media tools were used to generate interest and direct people to the website.
• After the action items were drafted, a public Open House was held to gather more general public feedback
on the draft action items.
• A student survey of rental housing preferences was conducted in 2011 and 2012 with updates planned to
occur annually.
February 26, 2013 -5- ITEM 4
ATTACHMENTS
1. Student Housing Action Plan (available online at www.fcgov.com/agendas)
2. City Council Work Session Summaries
3. City Board and Commission Meeting Minutes and Recommendations
4. PowerPoint presentation
ATTACHMENT 1
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STUDENT HOUSING ACTION PLAN 1
CREDITS
City Council
Karen Weitkunat, Mayor
Kelly Ohlson, Mayor Pro Tem, District 5
Ben Manvel, District 1
Lisa Poppaw, District 2
Aislinn Kottwitz, District 3
Wade Troxell, District 4
Gerry Horak, District 6
City Boards and Commissions
Air Quality Advisory Board
Affordable Housing Board
Building Review Board
Landmark Preservation Commission
Planning and Zoning Board
Project Management Team
Beth Sowder, Neighborhood Services
Ginny Sawyer, Neighborhood Services
Work Team
Emily Allen, Community Liaison
Mary Branton-Housley, Front Range Community
College
Martin Carcasson, Center for Public Deliberation
Jim Dolak, Colorado State University Housing &
Dining Services
Becca Henry, Communications
Laurie Kadrich, Community Planning &
Neighborhood Services
Courtney Levingston, Planning
Seth Lorson, Planning
Tom Milligan, CSU External Affairs
Jeannie Ortega, Colorado State University Off-
Campus Life
Ken Waido, Planning
Timothy Wilder, Planning
Advisory Team
Josh Birks, Economic Health
Megan Bolin, Economic Health
Karen Cumbo, PDT
Joe Frank, Social Sustainability
Bruce Hendee, Sustainability
Karen McWilliams, Historic Preservation
Joe Olson, Traffic Operations
Pete Wray, City Planner
Stakeholder Groups
Associated Students of Colorado State
University
Developers
Fort Collins Board of Realtors
Front Range Community College Student
Council
Neighbors
Northern Colorado Rental Housing Association
Property Managers
Property Owners
Students
2 STUDENT HOUSING ACTION PLAN
TABLE OF CONTENTS
Executive Summary ......................... 3
Introduction ...................................................... 3
Mission ............................................................ 3
Purpose of the
Student Housing Action Plan .......................... 3
Community Engagement Process .................. 3
Existing Conditions .......................................... 4
City Plan/Plan Fort Collins .............................. 5
West Central Neighborhoods Plan ................. 5
Action Items ..................................................... 6
Section 1 - Introduction ................... 7
Purpose of the Student
Housing Action Plan ........................................ 7
Purpose of the Report ..................................... 7
Process and Public Engagement .................... 8
Section 2 - Plan Fort Collins and
West Central Neighborhoods Plan . 9
City Plan/Plan Fort Collins .............................. 9
West Central Neighborhoods Plan ............... 10
Section 3 -
Existing Conditions ....................... 11
Land Supply & Growth .................................. 11
TOD (Transit-Oriented
Development) Overlay District ...................... 11
Student Enrollment Data
and Projections .............................................. 12
Multi-Family Demand
and Vacancy Rates ....................................... 12
Multi-Family Supply and Development ......... 12
Student Preferences ..................................... 13
Section 4 - Action Items
& Implementation ........................... 14
Adopted Action Items .................................... 14
Referred Items .............................................. 14
Action Items.....................................…...16-19
Section 5 - Monitoring
and Review...................................... 20
Section 6 - Financial and Resource
Implications .................................... 21
Existing Resources ....................................... 21
Additional Resources Needed ...................... 21
Resources Identified in
Other Processes ........................................... 21
Appendix A - Existing Conditions
Snapshot ......................................... 22
Appendix B - CSU Master
Plan Projections 2012-20 .............. 25
Appendix C -
Survey Results ............................... 26
Appendix D -
Development Proposals ........... Error!
Bookmark not defined.
STUDENT HOUSING ACTION PLAN 3
EXECUTIVE
SUMMARY
Introduction
In 2010, during the planning effort of Plan Fort
Collins, it was apparent there was and is a need
to address the student/multi-family housing
supply. Fort Collins has and is experiencing an
increase in population, a limited supply of multi-
family housing, very low vacancy rates, and
challenges with addressing neighborhood
concerns with proposed development projects.
These factors drove the need for development of
strategies to help facilitate adequate housing
supplies while identifying the infill issues upon
existing neighborhoods.
Mission
Staff and stakeholders developed a mission for
this effort: “The Student Housing Action Plan
strives to develop community driven strategies
that encourage and provide quality student
housing while maintaining neighborhood quality
and compatibility.”
Purpose of the Student Housing
Action Plan
The purpose of this effort was to work with
Colorado State University (CSU), Front Range
Community College (FRCC), neighbors,
students, property owners, developers, and other
stakeholders to identify strategies to address the
increasing need for multi-family student housing,
identify key issues for development or
redevelopment, and identify potential impacts
and compatibility issues.
Community feedback drove the development and
specific recommendations of draft action items of
this effort. This plan provides the vision to
achieve the mission by identifying needs
and concerns, evaluating existing conditions and
future projections, and proposes action items on
a variety of housing and behavioral issues. This
plan will serve as a guide for addressing student
housing issues.
Community Engagement
Process
Primarily City and CSU staff made up the
working group, and the identified stakeholders
included: Associated Students of CSU (ASCSU),
FRCC Student Council and administration, CSU
and FRCC students at large, neighbors, Fort
Collins Board of Realtors, developers and
designers, Northern Colorado Rental Housing
Association, property managers/landlords, and
more.
4 STUDENT HOUSING ACTION PLAN
In 2011 and 2012, students were surveyed
regarding their rental housing preferences with
annual updates planned.
Stakeholders participated in numerous focus
groups, surveys, and were part of a larger
deliberative dialogue. Several boards and
commissions, as well as professional
organizations, were updated and their feedback
sought on this effort at their regular or business
meetings. City Council received two memos and
discussed this item at their February 14, 2012
and December 11, 2012 work sessions.
A website was developed specifically for this
topic to provide detailed information, provide
updates, and seek input. After the action items
were drafted, an open house was held to gather
the public’s general feedback on the draft action
items. Additionally, an online questionnaire was
provided as a more convenient way for the
general public to provide feedback about the
draft action items. Social media tools were used
to generate interest and direct people to the
website. Ultimately, everyone in Fort Collins
could be a part of this conversation.
Existing Conditions
The total population in Fort Collins is 144,880
which include students who live in the city limits.
CSU enrollment is currently around 27,000
(approximately 23% are housed on campus) with
a future enrollment projection of 35,000 in the
next 10 to 20 years. FRCC has approximately
6,500 students with no on-campus housing with
a flat near future enrollment projection.
According to Colorado’s Division of Housing, the
vacancy rate for the Fort Collins area during the
first quarter of 2012 was 2.6%, one of the lowest
in the state. A healthy vacancy rate is around
5%. With such a low vacancy rate, average rents
have continued to increase reaching $1,010 for
the first quarter of 2012.
CSU is currently building more on-campus beds,
with plans to build more in the future. They are
committed to providing on-campus housing for all
freshmen and international students as well as
25% of returning students (second year and
beyond).
Additionally, the amount of off-campus multi-
family student housing projects has increased
and there are currently large projects under
construction and several more are in
development review. Some of the housing needs
will be met by the current and proposed
development projects, particularly in the next five
years or so. A plan, however, is needed to
ensure quality housing is available, and that new
developments are compatible with existing
neighborhoods.
STUDENT HOUSING ACTION PLAN 5
City Plan/Plan Fort Collins
City Plan is the comprehensive plan for the City
of Fort Collins, and it illustrates how Fort Collins
is envisioned over the next 25 years and beyond.
Plan Fort Collins was the 2010 update to City
Plan. The structure is fundamentally based on
the City’s budgeting for outcomes (BFO)
organizing framework. The BFO process and
organization is designed to be simple and easily
understood by a variety of audiences. The new
City Plan structure is also aligned with the City’s
vision to become a world-class community, with
supporting principles and policies within the
following seven chapters:
Economic Health,
Environmental Health,
Community and Neighborhood Livability,
Safety and Wellness,
Culture, Parks and Recreation,
High Performing Community, and
Transportation.
City Plan identified a high priority action item
called student housing plan, “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.”
Other policies in City Plan that directly support a
student housing action plan are:
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 an 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.
Policy LIV 6.2
Seek Compatibility with Neighborhoods
Encourage design that complements and
extends the positive qualities of surrounding
development and adjacent buildings in terms of
general intensity and use, street pattern, and any
identifiable style, proportions, shapes,
relationship to the street, pattern of buildings and
yards, and patterns created by doors, windows,
projections and recesses. Compatibility with
these existing elements does not me uniformity.
Policy LIV 6.3
Encourage Introduction of Neighborhood-
Related, Non-Residential Development
Encourage the addition of new services,
conveniences, and/or gathering places in
6 STUDENT HOUSING ACTION PLAN
Action Items
Feedback received through public engagement
drove the draft action items to be considered by
City Council. Draft action items fall into four
specific categories:
near term (2013),
longer term (2014 and beyond),
items that do not need formal Council
consideration, and
items proceeding in other processes.
During the SHAP planning effort, City Council
directed staff to bring some action items forward
for consideration on a faster track than the
document itself in an effort to quickly address
concerns raised by residents about the
increasingly adverse impacts of larger multi-
family developments. In particular, staff was
asked to address developments near existing
single-family residential neighborhoods. As a
result of this, the following items are already
adopted by City Council:
Apply elements of the Land Use Code and the
City’s development standards for the Medium-
Density Mixed-Use Neighborhood zone district to
apply to all multi-family projects outside of the
TOD (transit-oriented development) Overlay
Zone by incorporating those requirements into
the general standards of the Land Use Code.
Adopted by City Council on September 18, 2012.
Modify requirements in the Neighborhood
Conservation zone district to restrict 100%
secondary uses such as residential development
on land parcels of 5 acres or less, rather than the
previous allowance of 10 acres or less. Adopted
by City Council on September 18, 2012.
Require any multi-family project with greater than
50 units or 75 bedrooms to have a Type 2
Hearing. Adopted by City Council on November
20, 2012.
STUDENT HOUSING ACTION PLAN 7
SECTION 1
INTRODUCTION
Purpose of the Student Housing
Action Plan
During the 2010 Plan Fort Collins effort, City staff
heard and identified a need to address the
student/multi-family housing supply. Fort Collins
is experiencing an increase in population, very
low vacancy rates, and has a limited supply of
multi-family housing, and challenges with
addressing neighborhood concerns with potential
development projects. These factors drove the
need for the development of strategies to help
facilitate adequate housing supplies while
identifying the infill issues upon existing
neighborhoods.
The purpose of this plan is to work with Colorado
State University (CSU), Front Range Community
College (FRCC), neighbors, students, property
owners, developers, and other stakeholders to
identify strategies to address the increasing need
for multi-family student housing, identify key
issues for development or redevelopment, and
identify potential impacts and compatibility
issues. Feedback received through the
community engagement process drove the
development and specific recommendations of
draft action items of this project.
Staff and stakeholders developed the mission for
this project which states: “The Student Housing
Action Plan strives to develop community driven
strategies that encourage and provide quality
student housing while maintaining neighborhood
quality and compatibility.” The Plan provides the
vision to achieve the mission by identifying
needs and concerns, evaluating existing
conditions and future
projections, and proposes action items on a
variety of housing and behavioral issues. The
Plan will serve as a guide for addressing student
housing issues.
Purpose of the Report
The purpose of this report is to describe the
Student Housing Action Plan (SHAP) process
and suggested action items. The SHAP process
was comprehensive and collaborative including
many stakeholders, and the suggested action
items are the result of this work. This report
builds on the principles of Plan Fort Collins and
the West Central Neighborhood Plan. Primarily,
this report focuses on the input, feedback, and
information received during numerous focus
groups, large group dialogue, an open house,
surveys, and other correspondence.
8 STUDENT HOUSING ACTION PLAN
Process and Public
Engagement
The Student Housing Action Plan employed a
process similar to other policy development by
the City of Fort Collins with a heavy emphasis on
stakeholder engagement, and consists of the
following components:
research,
data collection,
background information,
stakeholder engagement,
public engagement,
action item development, and
implementation.
Stakeholders included CSU, FRCC, student
government, students/tenants, neighbors,
property owners, property managers, Fort Collins
Board of Realtors, developers/designers, and
more. The Center for Public Deliberation
assisted with the public engagement process
which included several focus groups (both with
individual stakeholder groups and combined),
surveys, and a large group deliberative dialogue.
Additional engagement methods included a
webpage with on-going information,
presentations, important dates, online surveys,
social media, public open house, update
meetings to Boards & Commissions and
professional groups. Feedback received through
the community engagement process drove the
development and specific recommendations of
draft action items of this project. (See Appendix
C for survey results.)
STUDENT HOUSING ACTION PLAN 9
SECTION 2
PLAN FORT
COLLINS AND
WEST CENTRAL
NEIGHBORHOODS
PLAN
City Plan/Plan Fort Collins
The name Plan Fort Collins refers to the process
to prepare major updates to two key documents:
City Plan and the Transportation Master Plan.
(More information on this effort can be found at
fcgov.com/planfortcollins.)
City Plan is the comprehensive plan for the City
of Fort Collins and illustrates how we envision
Fort Collins in the next twenty-five years and
beyond, showing us how we can get there step
by step. The Transportation Master Plan is a
long-term vision document that defines the long-
term multi-modal transportation system that Fort
Collins desires in the future, and also serves as a
comprehensive reference guide regarding
transportation issues. Both documents provide
policy directions for decision-making and set
forth priority actions to make the vision a reality.
The 2010 update to City Plan took the spirit of
collaboration to the next level, integrating both
planning projects into one unified process: Plan
Fort Collins. As with earlier collaborations, this
integrated process allowed the City to maximize
efficiency and share resources. In this update,
many of the ideas, principles, and policies from
previous versions of City Plan are carried
forward, but enhanced to reflect current
conditions, new trends, community
input, and innovations since the plans were first
adopted.
City Plan identified a high priority action item
called Student Housing Plan – 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.
Other policies in City Plan that directly support
the Student Housing Action Plan are:
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
10 STUDENT HOUSING ACTION PLAN
maintain an 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.
Policy LIV 6.2 – Seek Compatibility with
Neighborhoods
Encourage design that complements and
extends the positive qualities of surrounding
development and adjacent buildings in terms of
general intensity and use, street pattern, and any
identifiable style, proportions, shapes,
relationship to the street, pattern of buildings and
yards, and patterns created by doors, windows,
projections and recesses. Compatibility with
these existing elements does not me uniformity.
Policy LIV 6.3 – Encourage Introduction of
Neighborhood-Related, Non-Residential
Development
Encourage the addition of new services,
conveniences, and/or gathering places in
existing neighborhoods that lack such facilities,
provided they meet performance and
architectural standards respecting the
neighborhood’s positive characteristics, level of
activity, and parking and traffic conditions.
West Central Neighborhoods
Plan
The West Central Neighborhoods Plan was
developed in the late 1990s and focused on
neighborhoods in close proximity to CSU. It is
important to refer to and incorporate this plan. An
update to the West Central Neighborhoods Plan
will occur in 2013. The vision of the West Central
Neighborhoods Plan:
“Maintain and enhance the diverse character of
the West Central Neighborhoods, comprised of
long- and short-term residents such as families,
senior citizens, and students, as well as small
businesses, schools, and public/private
institutions and facilities. Strengthen the
collaboration between the City, Colorado State
University, and the West Central Neighborhoods.
Continue to provide housing opportunities,
infrastructure, and lifestyle options to meet the
needs of this diverse group of neighborhoods.
Facilitate and improve existing transportation
systems to allow all residents to have good, safe,
convenient and multi-modal transportation
options. Adapt to meet the needs of the dynamic
and ever-changing West Central Neighborhoods
and provide balanced opportunities in
development, redevelopment, and maintenance.”
The West Central Neighborhoods Plan
developed goals that were presented in three
STUDENT HOUSING ACTION PLAN 11
SECTION 3
EXISTING
CONDITIONS
Land Supply & Growth
According to City Plan growth within the city will
be focused to promote a compact development
pattern, by directing urban development to well-
defined areas within the Growth Management
Area (GMA). The compact form of the city will
also contribute to preserving environmentally
sensitive areas and rural lands, efficiently
providing public services, and encouraging infill
and redevelopment of existing urban areas.
An expanded public transit system is an integral
component of this plan. The system is designed
to provide for high-frequency transit service
along major arterials and Enhanced Travel
Corridors. Feeder transit lines will provide
connections from all major districts within the
city. The City’s compact form will help make
comprehensive, convenient, and efficient transit
service possible.
The City’s form and structure will facilitate
pedestrians, bicycles, and transit, as well as cars
and trucks. New development will be organized
and woven into a compact pattern that is
conducive to automobile, pedestrian, bicycle,
and public transit travel. Street standards and
site planning requirements for new development
and redevelopment will ensure that
neighborhoods and districts throughout the city
will be connected and accessible by all travel
modes.
TOD (Transit-Oriented
Development) Overlay District
The City adopted the Transit-Oriented
Development Overlay District (TOD) in 2007
after significant public debate and input. The
TOD is aimed at reducing sprawl by incentivizing
infill development in central areas of town near
transit, particularly the Mason Corridor, and
frequent destinations. The provisions of the TOD
allow for a mix of goods and services within
convenient walking distance of transit stations,
encourage the creation of stable and attractive
residential and commercial environments, and
provide for a desirable transition to the
surrounding existing neighborhoods.
12 STUDENT HOUSING ACTION PLAN
Student Enrollment Data and
Projections
The total population in Fort Collins is 144,880
which include students who live in the city limits.
(See Appendix A)
In the fall of 2000, CSU had approximately
23,000 students. The total enrollment for fall
2012 is 26,769. Approximately, 74% are
undergraduate (traditional) students, 9% are
undergraduate (non-traditional), and 16% are
graduate and professional students.
Approximately, 23% of students live on campus
in the 6,300 beds owned and operated by CSU;
77% require housing off campus. Assuming that
same rate, and with a continued strong market
position for CSU in Colorado and around the
nation, CSU projects enrollment that could be as
high as 35,000 in the future (10 – 20 plus years).
This would include graduate and undergraduate
enrollment (does not include on-line enrollment),
and will continually evolve based on funding
levels, market conditions and other factors.
Front Range Community College (FRCC) total
enrollment for spring 2012 was 6,320. FRCC
does not provide any on-campus housing, so all
of their students live off-campus. For the near
future, FRCC expects enrollment to stay flat or to
possibly decrease slightly.
Multi-Family Demand and
Vacancy Rates
According to the Colorado Division of Housing,
the vacancy rate for the Fort Collins area during
the first quarter of 2012 was 2.6%, one of the
lowest in the state. With such a low vacancy rate,
average rents have continued to increase
reaching $1,010 for the first quarter of 2012. The
history of vacancy rates and average rents per
unit are:
FIGURE 1: VACANCY RATES & AVERAGE RENTS
Year-Quarter Vacancy
Rate Average Rent
2012–1Q 2.6% $1,010.00
2011-3Q 2.2% $946.73
2011-1Q 4.0% $902.87
2010-3Q 2.8% $868.36
2010-1Q 5.2% $837.15
2009-3Q 5.5% $846.37
2009-1Q 4.0% $860.81
2008-3Q 4.2% $854.38
2008-1Q 4.8% $760.21
2007-3Q 4.9% $757.17
2007-1Q 7.0% $758.27
2006-3Q 8.9% $766.14
2006-1Q 8.8% $748.88
2005-3Q 9.5% $730.27
2005-1Q 12.9% $739.79
2004-3Q 11.0% $722.65
2004-1Q 13.9% $725.90
Multi-Family Supply and
STUDENT HOUSING ACTION PLAN 13
Student Preferences
In 2011 and 2012, a rental housing preference
survey was given to CSU students. The results
from these surveys show CSU students have the
following preferences regarding rental housing.
Living Arrangement
currently rent 84%
live in an apartment 38%
live in a house 34%
live within a mile from campus 49%
live between 1-4 miles from campus 42%
Transportation
82% brought a car to campus/community when
they moved here
Method for daily commuting to campus:
Drive their car to campus 25%
Bike to campus 24%
Walk to campus 23%
Ride the bus to campus 15%
Important Factors in Choosing a Rental
Price 96%
On-site parking 85%
Quality property management 81%
Number of bedrooms 80%
Type of amenities 79%
Proximity to campus 75%
Size of unit 63%
On-site bike parking 56%
Proximity to public transportation 53%
Important Amenities
Full kitchen 82%
Closet/storage space 77%
Washer/dryer in unit 76%
Wi-Fi 58%
Large living room 56%
Large bedroom 54%
Rent/Pets/Utilities
Would pay more to have certain amenities
41%
Prefer to live with 2 roommates 31%
Prefer to live with 1 roommate 28%
Prefer to have utilities included in the rent
67%
Believe living with a pet is important 68%
Number of Bedrooms Preferred
One 12%
Two 38%
Three 37%
Four+ 22%
Housing Preferences
House in a neighborhood – #1 choice for
type of residence
Would pay more to live near campus 63%
Stay in Fort Collins during summer months
69%
Feel comfortable living in a building with 1-3
floors 94%
Willing to live in a larger, high-density
complex if there are adequate sound barriers
14 STUDENT HOUSING ACTION PLAN
SECTION 4
ACTION ITEMS &
IMPLEMENTATION
Feedback received through the public
engagement process drove the draft action items
to be considered by City Council. Draft action
items fall into four specific categories:
Near Term – 2013
Longer Term – 2014 and beyond
Items that do not need formal Council
consideration
Items proceeding in other processes
Adopted Action Items
During the SHAP planning effort, City Council
directed staff to bring some action items forward
for consideration on a faster track than the
document itself in an effort to address concerns
raised by residents about the increasingly
adverse impacts of larger multi-family
developments. In particular, staff was asked to
address developments near existing single-
family residential neighborhoods. As a result of
this, the following items are already adopted by
City Council through the Land Use Code (LUC)
Changes Phase 1 & 2.
The benefit of the following action items relate
directly to compatibility concerns. These changes
provide the public the opportunity to give input on
a project while it is still in the early stages of
development, better design compatibility and a
proper mix of housing and commercial uses.
FIGURE 2: ADOPTED ACTION ITEMS
Action Item Process &
Date Adopted
Apply MMN (medium-density
mixed-use neighborhood) zone
standards to all multi-family
projects outside of the TOD
(transit-oriented development)
overlay zone requiring mix of
housing, larger setback, building
variation and articulation, park or
gathering space.
LUC Code
Changes
Phase 1 on
09-18-12
Modify NC (neighborhood
commercial) zone to ensure
commercial component.
LUC Code
Changes
Phase 1 on
09-18-12
Require Type II Hearing for multi-
family developments with 50
units or 75 bedrooms.
LUC Code
Changes
STUDENT HOUSING ACTION PLAN 15
Limit 4+ Bedroom Units in Multi-family
Developments
During this discussion, it became clear that a
limit or percentage restriction is not the best way
to address concerns. Instead, stakeholders felt
that directly tying mitigation factors to 4-bedroom
units would be more beneficial. Examples
include greater buffering and providing more
parking. Current code requires 2.5 parking
spaces for one 4-bedroom unit; however, it
requires 1.75 spaces for each 2-bedroom unit
(total of 3.5 spaces for two 2-bedroom units but
only 2.5 spaces for one 4-bedroom unit). These
mitigation requirements would be based on a
combination of the number of units, number of
bedrooms, or number of 4+ bedroom units and
the proximity to single-family residential
neighborhoods. This issue is addressed in the
near-term action items.
University District
In talking with stakeholders there was no clear
benefit of establishing a University District,
although the discussion included the following
distinctions:
A non-regulatory University District could
highlight the uniqueness and qualities of the area
– it could be similar to UniverCity Connections or
the University District recently created in
Greeley.
A regulatory University District had many
regulations that seemed appropriate city-wide
rather than just in a certain geographic area.
The City currently focuses resources where they
are needed so the areas around campus
currently receive greater attention from both
police officers and code compliance inspectors;
however there is a desire to better address
repeat violations and exterior property
maintenance (these items are being brought to
City Council for consideration through a separate
process in March 2013). At this time, adding a
University District is not suggested.
Future Action Items
The plan is based on the feedback received
throughout the public process, and the following
action items have been developed for
implementation through the adoption of the plan.
Action Items for Near-term (2013)
The following action items will be brought to City
Council in 2013 for formal Council consideration.
The first three items will be fully developed and
brought to City Council for consideration in
March 2013. The last three items require further
research, internal review, and public outreach
before they are brought to Council for
consideration later in 2013.
16 STUDENT HOUSING ACTION PLAN
FIGURE 3: ACTION ITEMS NEAR TERM (2013)
Action Item Concern Addressed
Improve understanding of compatibility by modifying the LUC to
include clear examples (photos, drawings) of what is allowed in certain
zones.
Compatibility
Amend Medium-Density Mixed-Use Neighborhood (MMN) district
development standards and LUC Sec. 3.8.30 multi-family standards to
specify that no vehicular use area can be placed in the said setback
from single- and two-family dwellings. Also, consider landscape
requirements for this setback.
Compatibility
Better define and amend the LUC Sec. 3.8.16 (E) (2) requirement that
4+ bedroom developments need to provide additional open space,
recreation areas, parking areas and public facilities as are necessary
to adequately serve the development and excepting the TOD Overlay
Zone.
Intensity of 4+ bedroom units,
compatibility
Confirm that the uses, development standards and density allowances
in the Neighborhood Conservation Buffer (NCB) district are consistent
with the intent and purpose of the district appropriate sub-area plans in
that it provides a transition between residential neighborhoods and
commercial-use areas. This change will require incorporating the
results of the Eastside and Westside Neighborhoods Character Study
which is not yet complete.
Compatibility
Define different multi-family housing types (rather than just the broad
multi-family definition). The requirement for multiple housing types
could be used as a gradient of development between proposed multi-
family and existing single-family.
Compatibility
STUDENT HOUSING ACTION PLAN 17
FIGURE 4: ACTION ITEMS FOR COUNCIL CONSIDERATION – LONGER TERM (2014 AND BEYOND)
The following action items would need further development and outreach before going to City Council for
formal consideration.
Action Item Concern
Addressed
Build an above- or below-grade pedestrian/bicycle crossing at or near Shields
and Elizabeth Streets.
This item would need 2-3 years to develop and fund. It would require further
involvement and development from Transportation Planning and Engineering
and coordination with CSU.
Traffic and Safety
Consider requiring property managers/owners to provide City ordinance
information to their tenants at lease signing.
This could be accomplished relatively quickly (one year). It would require
additional public outreach.
Accountability
Form an on-going advisory committee made up of City, CSU, FRCC, neighbors,
students, property managers, Police, and ASCSU to guide City Council on
student housing issues.
This could be accomplished relatively quickly (1 year). It would require staff
support.
Accountability
and Education
Consider a rental licensing program to ensure health/safety of units, data
regarding rentals, increased accountability of the rental business. Require all
landlords to take the Landlord Education Series provided by the Neighborhood
Services.
Council has considered rental licensing and registration programs in the past.
This could be re-visited if Council supports. Would require 1-2 years for further
research and significant public outreach.
Accountability
and Education
18 STUDENT HOUSING ACTION PLAN
FIGURE 5: ACTION ITEMS THAT DO NOT NEED FORMAL COUNCIL CONSIDERATION
The following action items do not need formal approval by City Council. Staff is planning to move forward
with these items.
Action Item Concern Addressed
Increase enforcement of nuisance and noise ordinances in areas with a high
concentration of complaints. Increased enforcement on repeat nuisance
violations. This requires a code amendment–planned for March 2013.
Accountability
Increase education about enforcement so the community is more aware of the
enforcement process and data related to enforcement.
Education and
Accountability
Consider increasing proactive enforcement on noise and occupancy violations. Accountability
Increase education efforts about the Party Registration program and ensure it
creates benefits to neighborhoods.
Education
Increase education to students based on current needs/concerns (both on-
and off-campus students) include realistic information about what it means to
move off campus and into a neighborhood.
Education
Provide information to parents of students so they are aware of local codes,
ordinances, and responsibilities. Repeat messages often especially during
peak housing decision times.
Education
Provide incentives for students to take Renting 101, an existing class that
could offer a “preferred tenant” certificate that landlords could recognize.
Education and
Accountability
STUDENT HOUSING ACTION PLAN 19
FIGURE 6: ACTION ITEMS PROCEEDING IN OTHER PROCESSES
The following action items are either moving forward in a separate process, or are the responsibility of
CSU. CSU has discussed these items and agreed with the CSU-specific items below. No Council action is
required for these items through the SHAP process.
Action Item Concern Addressed
CSU parking fees: CSU will assess as the academic year moves forward. CSU
has not seen any downward trend in permit sales which indicates no increased
impact on surrounding neighborhoods. CSU will conduct a parking and
transportation study during the 2012-2013 academic year.
Spill-over parking
City Parking Plan implementation: adopted in 2013 budget and proceeding in
separate process.
Parking
Update West Central Neighborhoods Plan: adopted in 2013 budget and
proceeding in a separate process.
Compatibility, housing,
parking, transportation
Work with CSU to develop enhanced transit service to surrounding
neighborhoods with connection to MAX.
Parking and Traffic
Phase 3 of the Transit Plan – implementation. Parking and Traffic
CSU will strive to provide enough on-campus housing (either in halls or
apartments) for all first year and international students as well as 25% of
returning students, based on projections and actual CSU enrollment numbers.
CSU On-Campus
Housing Supply
CSU will continue to explore options for public/private partnerships to provide
student housing and to look at other examples and best practices.
CSU On-Campus
Housing
CSU will continue to look at alternate sites for student housing as they refine
their master plan.
CSU On-Campus
Housing
CSU will present on-campus housing updates annually to the City/CSU
Liaison Committee and seek other opportunities to share this information with
the community.
CSU On-Campus
Housing
20 STUDENT HOUSING ACTION PLAN
SECTION 5
MONITORING AND
REVIEW
Implementation of this plan will occur as
indicated in Section 4: Action Items and
Implementation:
Near-Term Action Items in the of Spring
2013
Longer-Term Action Items in 2014 and
beyond
Action Items– No Council Action in 2013
Action Items In Other Processes in 2013 and
beyond
Some of the Land Use Code changes will impact
new development as it occurs. Others are new
initiatives that will need to be accommodated in
future work plans and, if necessary,
accommodated in future capital and/or operating
budgets. Most of them are recommended to be
implemented as soon as possible, and some will
be implemented immediately.
The Action Items will be monitored regularly to
ensure they are meeting the desired outcomes
and to recommend any needed changes.
STUDENT HOUSING ACTION PLAN 21
SECTION 6
FINANCIAL AND
RESOURCE
IMPLICATIONS
Full implementation of the Action Items in this
plan will have a cost. A cost in terms of
expenditures from the City’s Operating Budget or
Capital Budget or costs in terms of staff time or
need for additional staff. The Action Items fall
into three categories with respect to the need for
resources.
Existing Resources
Some of the action items can be accomplished
with existing resources and will not add costs to
the City. These items include all of the Near-term
Action Items. They are all recommended Land
Use Code changes in an effort to better ensure
compatibility of new projects with existing
neighborhoods. Additionally, all of the
educational program improvements outlined in
the Action Items that do not need formal Council
consideration will be implemented using existing
resources.
Additional Resources Needed
Some of the action items will need additional
resources to be implemented. All of the Longer-
Term Action Items will need some level of
additional resources (including a Capital Budget
for a pedestrian bridge and an operating budget
for rental licensing). The details for the costs of
these items will be included in the materials
provided to Council when these items are
brought forward for formal Council consideration.
Resources Identified in Other
Processes
The action items proceeding in other processes
will identify funding needs within the process
they are moving forward in. For example, the
City’s Parking Plan will identify the funding needs
for implementation of that plan. Additionally, the
items that are the responsibility of CSU will use
CSU resources for implementation.
22 STUDENT HOUSING ACTION PLAN
APPENDIX A
EXISTING
CONDITIONS
SNAPSHOT
Fort Collins Total Population
144,880 (includes students who live within city
limits)
CSU Total Enrollment
2011 Fall Semester – 26,735
2012 Fall Semester – 26,769
Undergraduate (traditional) – 19,796
Undergraduate (non-traditional) – 2,504
Graduate & Professional – 4,435
Front Range Community College
2012 Total Enrollment Spring – 6,320
FORT COLLINS MULTI-FAMILY HOUSING
VACANCY RATES AND AVERAGE RENTS
(Source: Colorado Division of Housing)
Year-Quarter Vacancy
Rate Average Rent
2012-1Q 2.6% $1,010.00
2011-3Q 2.2% $946.73
2011-1Q 4.0% $902.87
2010-3Q 2.8% $868.36
2010-1Q 5.2% $837.15
2009-3Q 5.5% $846.37
2009-1Q 4.0% $860.81
2008-3Q 4.2% $854.38
2008-1Q 4.8% $760.21
2007-3Q 4.9% $757.17
2007-1Q 7.0% $758.27
2006-3Q 8.9% $766.14
2006-1Q 8.8% $748.88
2005-3Q 9.5% $730.27
2005-1Q 12.9% $739.79
2004-3Q 11.0% $722.65
2004-1Q 13.9% $725.90
2003-3Q 12.5% $721.84
2003-1Q 13.7% $743.27
City of Fort Collins Multi-family Housing
(*numbers are not comprehensive – only
contains those that will rent to students)
Total number of complexes - 57
Total number of Units – 6,507
Total number of bedrooms – 12,077
Studio – 207
1-bedroom – 1,949
2-bedroom – 3,374
3-bedroom – 735
4-bedroom – 242
CSU ON-CAMPUS HOUSING CAPACITY
(Source: CSU Housing & Dining Services)
Year Design
Capacity
Program
Capacity
Opening
Capacity
2000 5,016 4,483 4,549
STUDENT HOUSING ACTION PLAN 23
CHANGES IN CAPACITY - FUTURE PROJECTS
Year Gain/Loss
of Beds
Notes
2012 +120 Parmelee
2013 +120 Braiden
2014/2015 +600 Lory Apartments
redevelopment
CHANGES IN CAPACITY - AFTER 2015
(depending on numbers, financing, economy,
etc. – Master Plan calls for)
Gain/Loss
of Beds
Notes
+300 Newsom redevelopment will
replace 400 beds with 700 new
beds
+300 Allison redevelopment will replace
400 beds with 700 new beds
? Aylesworth – under review
? Aggie Village North
– under review
CSU Enrollment - Future Projection Range
(Source: CSU Office of External Affairs)
In the fall of 2000, we were at 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 students 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 graduate
and undergraduate enrollment (does not include
online enrollment), and will, of course, continually
evolve based on funding levels, market
conditions and other factors.
CSU ENROLLMENT FALL 2000 – SPRING 2011
(Source: CSU)
Year Semester Total
Enrollment
% Change
Fall
Semester
2000 Fall 23,098
2001 Spring 21,740
2001 Fall 23,934 3.6%
2002 Spring 22,669
2002 Fall 24,735 3.3%
2003 Spring 23,220
2003 Fall 25,042 1.2%
2004 Spring 23,468
2004 Fall 25,382 1.4%
2005 Spring 23,730
2005 Fall 24,947 -1.7%
2006 Spring 23,095
2006 Fall 24,670 -1.1%
2007 Spring 22,989
24 STUDENT HOUSING ACTION PLAN
Of the total number of units in the city, 56%
were detached single-family units, 9% were
attached single-family units (townhomes),
3% were duplexes, 2% were mobile homes,
and about 30% were multi-family units.
Of the occupied detached single-family units,
79% were owner-occupied and 21% were
renter-occupied. With more research, the
percentages of owner-occupied versus
renter-occupied detached single-family units
in areas near CSU’s main campus could be
determined.
Of the occupied attached single-family units,
55% were owner-occupied and 45% were
renter occupied. This would seem to indicate
that a good number of townhomes are
owned by investors for rental purposes.
Most of the duplexes (91%) and most of the
multi-family units (89%) were renter–
occupied.
STUDENT HOUSING ACTION PLAN 25
APPENDIX B
CSU MASTER PLAN
PROJECTIONS
2012-20
(Source: CSU’s Housing & Dining Services)
26
APPEND
SUR
DIX C
RVEY RRESU
LTS
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STUDENT HOUSING ACTION PLAN 45
APPENDIX D
DEVELOPMENT PROPOSALS
ENTITLED & CONCEPTUAL MULTI-FAMILY PROJECTS
(Totals for bedroom and parking space counts are underestimated because conceptual proposals provide
incomplete information.)
All Multi-family
Projects
Student-Oriented
Multi-family
Units Bedrooms Parking Units Bedrooms Parking
Approved Final Plan/Under
Construction/Recently Completed
1,257 2,571 2,147 556 1,497 990
Approved Project Development
Plan/Submitted Final Plan
533 1,573 1,389 461 1,461 1,338
Total Approved 1,790 4,144 3,536 1,017 2,958 2,328
Submitted (Project Development
Plan or Major Amendment)
203 378 361 141 252 187
Conceptual or Preliminary 1,428 1,601 1,267 247 380 312
Total Submitted, Conceptual,
Preliminary
1,631 1,979 1,628 388 632 499
TOTAL 3,421 6,123 5,164 1,405 3,590 2,827
46 STUDENT HOUSING ACTION PLAN
APPROVED FINAL PLAN/UNDER CONSTRUCTION/RECENTLY COMPLETED
Stage of Project Project Name Units Bedrooms Parking Target
Market
Comments
Recently Completed Pura Vida Place 52 100 49 Students
Under Construction Choice Center 219 676 336 Students
Under Construction The Grove 218 612 495 Students
Under Construction Ram's Crossing
K2
40 58 47 Students
Final Plan Approved 1409 W Elizabeth
Student Apts
27 51 63 Students Pkg for res
& comm
Subtotal - Student Market 556 1,497 990
Recently Completed Penny Flats (Bldg
4)
30 46 38 Mixed
Under Construction Penny Flats (Bldg
3)
21 27 23 Mixed
Under Construction Presidio 240 360 436 Mixed
Under Construction Caribou
Apartments
Phase Two
96 156 124 Mixed Affordable
Final Plan Approved The Trails at
Timberline
314 485 536 Mixed
Subtotal - Mixed Market 701 1,074 1,157
Total - Approved FP/Under
Construction/Recently Completed
1,257 2,571 2,147
STUDENT HOUSING ACTION PLAN 47
APPROVED PDP/ SUBMITTED FINAL PLAN
Stage of Project Project
Name
Units Bedrooms Parking Target
Market
Comments
PDP Approved District
at
Campus
West
194 658 461 Students
PDP Approved Aspen
Heights
221 720 786 Students 720 BRs after extra
occupancy permit
PDP Approved Hellenic
Plaza
46 83 91 Students
Subtotal - Student Market
461 1,461 1,338
PDP Approved Legacy
Senior
Apts
72 112 51 Senior Affordable
Subtotal - Mixed Market
72 112 51
Total - Approved
PDP/Submitted Final Plan
533 1,573 1,389
48 STUDENT HOUSING ACTION PLAN
SUBMITTED PDP OR MAJOR AMENDMENT
Stage of Project Project
Name
Units Bedrooms Parking Target
Market
Comments
PDP Submitted West
Range/Pike
Apts.
15 38 39 Students
PDP Re-
submittal
Required
Remington
Annex
42 46 unknown Students
PDP Submitted Landmark
Expansion
84 168 148 Students
Subtotal - Student Market
141 252 187
PDP Submitted Block One 12 12 70 Mixed BRs unknown
(>12)
PDP Submitted Hickory
Commons
Mixed Use
26 66 53 Mixed Live/work units
Major
Amendment
Submitted
One
Boardwalk
Place
24 48 51 Mixed
Subtotal - Mixed Market 62 126 174
Total - Submitted PDP or
Major Amendment 203 378 361
STUDENT HOUSING ACTION PLAN 49
CONCEPTUAL/PRELIMINARY
(Totals for bedroom and parking space counts are underestimated because conceptual proposals provide
incomplete information.)
Stage of Project Project Name Units Bedrooms Parking Target
Market
Comments
Conceptual
(neighborhood meeting
held 10/2012)
Carriage House
Apts
50 100 52 Students
Conceptual - 11/2012 830 S College
Mixed Use
20 38 25 Students Pkg for res &
comm
Conceptual - 6/2012 2300 W.
Elizabeth Lofts
27 51 63 Students
Conceptual - 6/2012 223 W
Prospect Mixed
Use
35 54 47 Students Pkg for res &
comm
Conceptual - 5/2012 615 W Lake 91 113 71 Students
Conceptual - 3/2012 Yovanoff
Property Multi-
family
24 24 54 Students BRs unknown
(>24)
Subtotal - Student Market 247 380 312
Conceptual (10/2012) Affinity 150 150 unknown Senior BRs unknown
(>150)
Conceptual
(neighborhood meeting
held 9/2012)
Foothills Mall
Multi-family
400 400 Mixed BRs unknown
(>400); also
considering 800
unit option
Preliminary - 9/2012 203 W.
Mulberry Mixed
Use
51 51 66 Mixed BRs unknown
(>51)
Conceptual (8/2012) 2537 Research
Mixed Use
24 64 Mixed Pkg for res &
office
Conceptual (6/2012) 301 N Howes 16 16 unknown unknown BRs unknown
(>16)
Conceptual (5/2012) Lincoln and
Lemay Apts
540 540 889 Mixed BRs unknown
(>540)
Subtotal - Mixed Market 1181 1221 955
Total - Conceptual/Preliminary 1428 1601 1267
50 STUDENT HOUSING ACTION PLAN
ATTACHMENT 3
1
1
Resolution 2013-013
Adopting the Student Housing
Action Plan
February 26, 2013
Beth Sowder, Neighborhood Services Manager
Laurie Kadrich, CDNS Director
Seth Lorson, Planner
2
Summary
• Student Housing Action Plan (SHAP)
• City Plan – identified need
• Involved Colorado State University (CSU), Front
Range Community College (FRCC), neighbors,
students, developers, and other stakeholders
• Feedback through public engagement drove
development of Action Items
ATTACHMENT 4
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Background
• SHAP project began in 2011
• Discussed at Council Work Sessions (February
14, 2012 and December 11, 2012)
• Updates provided to Boards and Commissions
• Planning & Zoning Board voted to recommend
adoption
• Provides a vision to achieve the SHAP mission
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Background Information & Data
• Applicable City Plan policies
• Land Supply and Growth policies for Fort Collins
• Student Enrollment Data and Projections
• Multi-family Vacancy Rates in Fort Collins
• Multi-family Average Rents in Fort Collins
• CSU On-Campus Housing Supplies
• Off-Campus Housing Supplies & Developments
• Student Housing Preferences
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5
Stakeholders
• Colorado State University
• Front Range Community College
• Students/tenants
• Neighbors
• Property Owners
• Developers/Designers
• Fort Collins Board of Realtors
• Northern Colorado Rental Housing Association
• Center for Public Deliberation
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Action Items
• Items already adopted
• Items referred back to SHAP
• Action Items in Plan:
– Near Term Action Items (2013)
– Longer Term Action Items (2014 and beyond)
– Action Items – Administrative
– Action Items Proceeding in other Processes
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7
Plan Implementation & Monitoring
• Near Term Action Items Spring 2013
• Long Term Action Items 2014 & beyond
• Action Items – No Council Action 2013
• Action Items in Other Processes 2013 &
beyond
• Monitoring will occur regularly
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Public Outreach
• Stakeholders – focus groups, dialogues, and
general feedback
• Boards & Commissions - presentations and
updates
• Professional Organizations – presentations
• Website – detailed information, updates, & on-line
survey to seek input
• Social media – generate interest
• Public Open House
• Student Rental Housing Preferences Survey
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Recommendations
• Staff recommends adoption
• Planning & Zoning Board – voted 5:0 to
recommend approval
• General support given by:
– Landmark Preservation Commission
– Building Review Board
– Air Quality Advisory Board
• Affordable Housing Board – supportive but
expressed concern on some specific action items
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Questions?
RESOLUTION 2013-013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ADOPTING THE STUDENT HOUSING ACTION PLAN
WHEREAS, upon the direction of the City Council and in accordance with City Plan, City
staff has initiated a study for the purpose of generating a Student Housing Action Plan (the “SHAP”)
to address the increasing need for multi-family student housing and the potential negative impacts
to and compatibility concerns of existing single-family neighborhoods; and
WHEREAS, the SHAP provides a vision to achieve the overall mission of developing
community-driven strategies that encourage quality student housing while maintaining neighborhood
quality and compatibility; and
WHEREAS, the City is experiencing an increase in population and student enrollment, along
with very low vacancy rates, so that a limited supply of multi-family housing presently exists in the
City and there are challenges in addressing neighborhood concerns with new multi-family
development projects; and
WHEREAS, the SHAP was developed through a diverse and in-depth process that
emphasized stakeholder engagement, background research, data collection and action item
development; and
WHEREAS, the development of the SHAP involved extensive public outreach, not only with
Colorado State University and Front Range Community College and their students and
administration, but also with the Fort Collins Board of Realtors, developers, designers, rental
associations and other interested groups in the community; and
WHEREAS, the Planning and Zoning Board, Landmark Preservation Commission, Building
Review Board and Air Quality Advisory Board are supportive of the SHAP; and
WHEREAS, the Affordable Housing Board is also generally supportive of the SHAP,
although its members have expressed concerns about the impact that some of its implementation
measures may have on the availability of affordable housing in the City; and
WHEREAS, the City Council has determined that the SHAP is in the best interests of the
City and should be adopted.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS that the Student Housing Action Plan (SHAP), dated February 19, 2013, a copy of which
is on file in the office of the City Clerk, is hereby adopted as a plan of the City.
Passed and adopted at an adjourned meeting of the Council of the City of Fort Collins this
26th day of February, A.D. 2013.
Mayor
ATTEST:
City Clerk
2007 Fall 24,983 1.3%
2008 Spring 23,051
2008 Fall 25,011 0.1%
2009 Spring 23,187
2009 Fall 25,413 1.6%
2010 Spring 23,745
2010 Fall 26,356 3.7%
2011 Spring 24,529
2011 Fall 26,735 1.4%
Housing Unit and Tenure Data Analysis
(Source: 2009 American Community Survey)
In 2009, about 94% of the housing units in
Fort Collins were occupied and 6% were
vacant.
Of the occupied units, 55% were owner-
occupied units and 45% were renter-
occupied units. The relatively high
percentage of rental units is not unusual for a
college town.
2001 5,016 4,790 4,777
2002 5,016 4,584 4,828
2003 5,016 4,904 4,798
2004 5,551 4,985 4,922
2005 5,135 4,784 4,668
2006 5,135 4,772 4,758
2007 5,561 5,165 5,155
2008 5,561 5,240 5,215
2009 5,778 5,359 5,186
2010 5,778 5,355 5,336
2011 5,778 5,184 5,174
CHANGES IN CAPACITY FROM 2004-2009
(Source: CSU Housing & Dining Services)
Year Gain/Loss
of Beds
Notes
2004 +535 Summit Hall
2005 -400 Ellis Hall removed
2007 +165 Academic Village Honors
2007 +261 Academic Village
Engineering
2009 +217
Aspen Hall
Phase 2 on
11-20-12
Referred Items
During the LUC Code Change Phase 1 & 2
discussions, Council directed staff not to define
“student housing” or change the TOD boundary.
Council did refer three items back to the SHAP
process for further discussion: Operations,
Security & Management Plan; Limit 4+ bedroom
units in multi-family developments; and
University District or Overlay. The SHAP
stakeholders discussed these three items in
detail and provide the following for Council
consideration:
Operations, Security & Management Plan
Amongst stakeholders there was general
agreement that the City should not try to regulate
business models or items that have limited
enforcement effectiveness. The group suggested
trying to find ways to incentivize multi-family
complexes to have on-site management and a
thorough management plan. Suggested ideas
included reduced fines for owners with on-site
management and possibly increased fines to
owners when they do not have professional on-
site management. Staff will continue to work with
stakeholders to develop methods to encourage
the use of thorough Operations, Security and
Management Plans.
74%
Development
According to a rental listing provided by CSU, we
know that there are approximately 57 off campus
complexes that rent to students that provide
around 13,000 bedrooms. In addition to this,
many students choose to rent single-family
homes.
CSU has approximately 6,300 beds provided on
campus. CSU is currently building more on-
campus beds, and they have plans to build more
in the future. They are committed to providing
on-campus housing for all freshmen and
international students as well as 25% of returning
students. (See Appendix B)
The private market has also responded to the
demand for off-campus multi-family student
housing projects; there are currently two large
projects under construction and several more are
either approved or in the development process.
Most, if not all, of the housing needs will be met
in the next five to seven years by the increase in
on-campus housing and the approximately 3,500
student-oriented multi-family bedrooms currently
under construction or in the development
process. (See Appendix D.) This housing supply
helps meet the need presented in the first part of
the SHAP mission – to ensure a supply of quality
student housing. Much of the SHAP stakeholder
discussions have concentrated on the second
part of the mission– to maintain neighborhood
quality and compatibility.
main categories: Character of the
Neighborhoods, Housing, and Transportation.
Many of the goals within this plan coincide with
the draft action items that have been identified in
the Student Housing Action Plan. These goals
and action items pertain to Land Use,
Neighborhood Appearance and Design, Sense of
Community, Housing, Traffic, Transit, and
Parking.
existing neighborhoods that lack such facilities,
provided they meet performance and
architectural standards respecting the
neighborhood’s positive characteristics, level of
activity, and parking and traffic conditions.
West Central Neighborhoods
Plan
The West Central Neighborhoods Plan was
developed in the late 1990s and focused on
neighborhoods in close proximity to CSU. It is
important to refer to and incorporate this plan
because the majority of student housing exists in
this area. An update to the West Central
Neighborhoods Plan will occur in 2013. The
vision of the West Central Neighborhoods Plan:
“Maintain and enhance the diverse character of
the West Central Neighborhoods, comprised of
long- and short-term residents such as families,
senior citizens, and students, as well as small
businesses, schools, and public/private
institutions and facilities. Strengthen the
collaboration between the City, Colorado State
University, and the West Central Neighborhoods.
Continue to provide housing opportunities,
infrastructure, and lifestyle options to meet the
needs of this diverse group of neighborhoods.
Facilitate and improve existing transportation
systems to allow all residents to have good, safe,
convenient and multi-modal transportation
options. Adapt to meet the needs of the dynamic
and ever-changing West Central Neighborhoods
and provide balanced opportunities in
development, redevelopment, and maintenance.”