student housing in single-family neighborhoods
TRANSCRIPT
Student Housing in Established Single-Family Neighborhoods
2017 PLAN OF WORK
Student Housing in Established Single-Family Neighborhoods
Issues:
Increased number of student rental properties in established neighborhoods
Negative impact on the preservation and character of single-family neighborhoods
Concerns regarding increased traffic, noise, trash, safety, quality of life
Building code/development standards not limit number of beds or baths single-family structure, nor does it exclude rental property from definition.
Property owner’s right to further subdivide property and private market demand for increased infill
Students vs. Rental Property
Discussion Objective:
City of Bryan toolbox & initiatives
Overview of optional tools and regulations
Discuss short term efforts to the existing requirements of the Unified Ordinance & compare to benchmark cities
Texas A&M University
43,442
44,618 44,813 44,57846,542
48,70249,861 52,449
57,934
62,829
33,625
34,753 35,200 35,415
32,210
39,46340,384 42,629
48,019
51,729
30,000
35,000
40,000
45,000
50,000
55,000
60,000
65,000
'99 '00 '01 '02 '03 '04 '05 '06 '07 '08 '09 '10 '11 '12 '13 '14 '15 '16 '17
Yearly Fall Enrollment & Off-Campus Students
Enrollement Off-Campus
Texas A&M University Data & Research Services
TAMU (College Station Campus) enrollment continues to increase each year
In last 6 years (2012-2017), enrollment has increased by 10,380 students
Student Housing Information:
Currently capacity for on-campus housing is 11,100 students
Includes dorms & University Apartments (White Creek & Garden Apartments)
Today, approximately 82% of the student population lives in private market apartments, duplex or single-family homes
Neighborhood Conservation
Neighborhood Conservation -
This land use designation is generally for areas that are essentially “built-out” and are not likely to be the focus of extensive infill development or redevelopment. Further, these areas often were platted before current development regulations were in place often resulting in non-conforming situations. These areas are appropriate for overlays or zoning classifications that provide additional character protection and address non-conforming issues.
Single-Family Rental Registration
5,603 single-family properties listed as rental
Includes detached & attached single-family
Single-Family Rental concentration
West of SH 6 & North of William D. Fitch
Within 5 miles of TAMU
Home Owners Association
Rental single-family located within active & inactive HOAs
City cannot enforce deed restrictions
Single-Family Rental Registration
1,663 single-family properties listed as rental in Neighborhood Conservation areas
Demolition Permits 2012-2017
264 single-family properties were demoed in the last 6 years
Majority were in the oldest neighborhoods
Southside & Eastgate
Rental Registered Single-Family Built in 2012-2017
1,116 new single-family homes were built that are also rental properties
Student Subdivisions
University Heights & The Barracks – 767 homes
Provide the same “comforts” of a single-family home within a neighborhood of students
University Heights The Barracks
City of Bryan – Current Toolbox
Residential Neighborhood Conservation (R-NC) District
Detached dwelling units
Lots not less than 5,000 square feet
Dwellings are designed primarily for residential use; not for other types of nonresidential uses or rental property
Detached dwelling units with no more than 2 unrelated people
Other uses may be permitted with conditional use
Affirmative vote of owners of at least 58% of the lots within subdivision or single phase/section
City of Bryan – Proposed Toolbox
Detached Shared Housing (DSH)
Defined as “detached dwelling unit, permitted after [date of ordinance adoption], with 4 or more bedrooms, unless the owner, lessee, or agent establishes by competent evidence that the dwelling is occupied by, or shall only be occupied by, persons related by blood, adoption, marriage or domestic partnership, with not more than two (2) unrelated persons.”
Bedroom – 70 sq. ft. or greater; segregated from the dwelling unit with a door or similar closure; more than one means of egress (doorway or window)
Allowed by Conditional Use Permit – approved by City of Bryan P&Z Commission
RD-7, RD-5, MU-1, MF and SC-R
CUP Request:
Site plan
Exterior building elevations
Building plans
Images of existing conditions
Images of adjacent properties existing site conditions
City of Bryan – Proposed Toolbox
Detached Shared Housing (DSH)
Compliance Standards
Parking & access
1 off-street parking per bedroom
Each off-street parking must be independently accessible
Parking allowed in side or rear yard
1 driveway – no more than 12.5’ wide
Development Standards
2 canopy trees (3” caliper)
Must match (within 5’) of established building line of are in comparison
Building relationship & scale
Massing of building and scale to adjacent structures must be accomplished through parking , access, building relationship, building façade, bulk and scale.
Both (College Station & Benchmarks) Benchmark Cities
Rental Registration Limiting the Number of Bedrooms
Definition of Family Special Permit for Rental Properties
Restricting the Number of Unrelated (between 2 and 6) Residential Parking Permits
Education/Outreach Rental Home Distance Regulations
Northgate District (University Overlay) Development of Urban Mixed-Use Areas – City Participation
Neighborhood Overlays Rental Inspections
Code enforcement
Additional Tools used in College Station
Platting and Replatting in Older Neighborhoods
Driveway Pavement Limitation in Front Yard
Contextual Setbacks
Single-family Parking Requirements
Parking per Bedroom; min. 2 & max. 4
How does College Station compare to Benchmark Cities?
Options
Restrict Rental property
Limit “rent by the bedroom” in specific areas
Limiting unrelated in all single-family districts by amending definition of family
City proactively rezoning subdivision with a neighborhood overlay
Amend single-family overlay districts
Increase rental housing options
Additional off-street parking requirements
Long-range planning efforts - Evaluate redevelopment areas and other small area plans
Creating ‘student friendly’ overlay zone (City Initiated)
Additional requirements for new construction in Neighborhood Conservation
Require minimum open space; maximum impervious cover
Consideration for Amendment
Immediate changes to existing tools in the UDO:
Off-Street Parking
Parking by the Bedroom with no limitation
Impervious Cover
Accessory Uses – Living Quarters
Introduce new housing type into rental market
Affordable housing option
Reduce rebuilding of existing single-family homes
Single-Family Overlay Districts
Allow neighborhoods to organize and choose restriction to self-impose
Add additional limitation to single-family in overlay districts
Off-Street Parking Standards
Current Standards:
1 parking space per bedroom
Minimum of 2; Maximum of 4
Location of parking
Behind the single-family structure; no limitation
Side yard; no limitation
Front yard; not to exceed 50%
Within side yard lines, front plane of structure and ROW
Off-Street Parking Standards
P&Z Recommendation:
1 parking space per bedroom
Minimum of 2; no Maximum
All new single-family constructions
Only in Neighborhood Conservation (Comprehensive Plan’s Future Land Use & Character Map)
Accessory Uses - Living Quarters
Current Standards
No more than 30% of rear yard may be covered by accessory uses or structures
Floor area may not exceed 25% of habitable floor area of principal structure (garage & carport exempt)
Setbacks
Minimum 15’ rear setback
Zoning District – Front, side & side street
May not be rented to persons other than bona fide servant or member of the family
Meter service with principal structure
Accessory Uses - Living Quarters
P&Z Recommendation:
Allow Accessory Living Quarters to be rented to any person
Property must be owner occupied
Principal Structure or Accessory Living Quarter
One (1) Living Quarter per Principal Structure (single-family home)
Limit number of occupants and bedroom in Accessory Living Quarter
Additional off-street parking standards
Single-Family Overlay Districts
Purpose:
Single-Family Overlay Districts are intended to provide additional standards for new construction and redevelopment in established neighborhoods.
These standards are intended to promote development that is compatible with the existing character of the neighborhood and preserve the unique characteristics of College Station's older neighborhoods while balancing the need for the redevelopment of vacant or underutilized property.
Single-Family Overlay Districts
Neighborhood Conservation Overlay (NCO) District
Standards that protect and preserve unique assets and qualities of single-family neighborhoods based on existing conditions study
May be used for neighborhoods that offer a distinct character that its residents and the City wish to preserve and protect
Neighborhood Stakeholder Committee
Neighborhood Study
Single-Family Overlay Districts
P&Z Recommendation:
Additional Options of Inclusion:
Residential Garage
Allow neighborhood stakeholder committee to select this option based on neighborhood character
New construction required to provide a residential garage
Require a minimum number of bays in garage (ie 2 vehicle garage, 3 vehicle garage)
Current NCO allows stakeholder committee to choose access, location and connection
Permitted Uses
Further limit unrelated within NCO
No more than 2 unrelated
Questions & Feedback
P&Z Recommendation
Off-Street Parking
One parking space per bedroom; minimum of 2, no maximum
new single-family construction in Neighborhood Conservation
Accessory Uses – Living Quarters
May be rented to any person
Property must be owner occupied
1 per Principal Structure
Limit number of occupants and bedroom
Additional off-street parking standards
Neighborhood Conservation Overlay (NCO)
Residential Garage require for all new single-family homes
No more than 2 unrelated
Next Steps
Ordinance amendment to P&Z and City Council
Bryan, TXOxford, MS(Ole Miss)
Starkville, MS (Mississippi
State)
Nacadoches, TX (Stephen F.
Austin)
Auburn, AL (Auburn)
Fayetteville, AR (University of Arkansas)
South Bend, IN (Notre Dame)
Ann Arbor, MI (University of
Michigan)
Gainesville, Florida
(University of Florida)
Eugene, OR (University of
Oregon)
Knoxville, TN (University of
Tennessee)
1 Parking space per Dwelling Unit
✔️ ✔️ ✔️ ✔️
2 Parkingspace per Dwelling Unit
✔️ ✔️ ✔️ ✔️ ✔️
Other 1-2 beds = 2 spaces
3-4 beds = 3 spaces
5+ = 4 spaces
2.25/DU
LimitDriveway Pavement
Max 60% Impervious
Max 40% of front
yard
✔️
Benchmark City Comparison – Parking per Bedroom
Benchmark cities do not require parking by the bedroom
Rely on other tools to address parking issues
Shuttle service for game day parking
Paving standards (ie max impervious cover)
Accessory Uses - Living Quarters
Allow Accessory Living Quarter to be rented
Promote affordable housing options
Reduce rebuilding of single-family homes in established neighborhoods
Efficient use of existing infrastructure
Relief to rising tax burden
Limitations:
Principal structure is owner-occupied
Limit to 1 living quarter per property
Limit # of occupants and bedrooms
Additional Off-street parking requirements
Benchmark City Comparison
Other cities do not generally permit accessory dwelling units to be rented (exceptions of AirBnB/short-term rental) When allowed accessory dwelling units are limited
Bryan, TXOxford, MS(Ole Miss)
Starkville, MS (Mississippi
State)
Nacadoches, TX (Stephen F.
Austin)
Auburn, AL (Auburn)
Fayetteville, AR (University of
Arkansas)
South Bend, IN (Notre
Dame)
Ann Arbor, MI (University of
Michigan)
Gainesville, Florida
(University of Florida)
Eugene, OR (University of
Oregon)
Knoxville, TN (University of
Tennessee)
Allow ADU Rental
✔️ ✔️ ✔️ ✔️
Prohibit ADU Rental
✔️ ✔️ ✔️ ✔️ ✔️ ✔️ ✔️
Other Requirements
1 parking space, 2 occupants, Deed
Restrictions
Special Exception
(CUP)
1 parking space, 2
unrelated, no less than 30 days & DeedRestrictions
Owner-occupied &
DeedRestrictions
Accessory Uses - Living Quarters
Single-Family Overlay Districts
Neighborhood Prevailing Overlay (NPO) District
Standards that preserve single-family neighborhoods by imposing neighborhood- specific regulations that reflect the existing character of the neighborhood (“snap shot”)
NPO includes a list of standards that must be adhered
Minimum & maximum front setback
Minimum side street setback
Minimum lot size
Building Height
Maximum lot coverage
Garage location and orientation
Tree Preservation
Landscape Maintenance
Options
Restrict Rental property
Limit number of unrelated in rental property (ex. no more than 2 unrelated)
Allow additional unrelated in owner-occupied rental (ex. more than 2 unrelated)
Difficult to enforce, additional staff & City oversight
Adopt Rental property distance regulations in single-family neighborhoods (ex: No rentals within 200 feet from one another, or a certain percentage of the block)
Limiting unrelated in all single-family districts by amending definition of family
Cannot rely solely on this tool
Benchmark cities use this tool in addition to others to regulate rental/student housing
Difficult to enforce
Amending Single-Family Overlay Districts
Providing more tools like rental regulations
Rental Restrictions
Restricting number of unrelated to less than 4
City proactively rezoning subdivision with a neighborhood overlay
Single-Family overlay intended for neighborhoods to seek rezoning
Increase rental housing options
Alleviate pressure in established single-family neighborhoods and rebuilding of single-family specifically for rental
Additional off-street parking requirements
Requiring 1 parking space per bedroom in Neighborhood Conservation or older neighborhoods only
Long-range planning
Comprehensive Plan10-year update
Evaluate redevelopment areas and other small area plans for opportunities to increase the range of housing types and commercial uses to add flexibility
Creating ‘student friendly’ overlay zone (City Initiated)
Use modifications – allowing for commercial and residential uses mixed together
Development standards – allowing more flexibility in site design (i.e. setbacks, landscaping, parking etc.)
Allow for more than 4 unrelated
Options