Housing Today and For Tomorrow
May 12, 2014
Council Futures Committee
1
Sustainability Services
Social
Economic
Environmental
2
Maslow’s Hierarchy
3
Importance of Housing Now
and in the Future
• Basic need
• Historic homes retain popularity
• New designs and styles reflect lifestyle
changes
• Inventory and design standards must
adapt and flexibility should be codified
• Safety remains paramount concern
4
Goals
• Maintain adequate land supply
• End homelessness
• Proper mix of housing types for people in various
income categories
• Reduce dependence on automobiles
• Increase Transit Oriented Employment
opportunities
• Coexist happily with Colorado State University
• Efficient and purposeful alignment of jobs,
housing, land use, transportation and utilities.
5
Income Inequality
Historic Shifts
6
Households by Income Distribution
7
Per Capita Income—Inflation Adjusted
8
Earnings by Type
9
Context
Today
• At least 20 years of land
supply
• Homeless Shelters full
• Inventory Shortages in 1 & 3
Bedroom Housing
• Demand Outpaces Supply of
Condos and Townhomes
Thirty Years from Now
• GMA fully built out
• Density goals achieved
• Transit Oriented Development
reduces reliance on cars
• Temporary housing available
for those without housing
• Transportation Car Oriented
• Building Code allows more
types of housing
• Population 150,000
• Population 250,000+
10
Vacant and Underutilized Land Inventory
11
Average
2000 = $194,900
2013 = $278,400
Housing Cost Components
$350,000
Average Housing Costs by Component
City Fees & Taxes
Change 2000‐2013:
42% ▲ ($83,500)
Other Soft Costs + Profit
Hard Costs
$300,000
Land
$250,000
$150,000
$100,000
9%
18%
53%
Profit margins
squeezed?
Escalation in Costs:
City Fees & Taxes = 9% ▲ ($7,500)
Other Soft Costs + Profit = ‐6% ▼ ($4,800)
Hard Costs = 60% ▲ ($50,200)
Land = 37% ▲ ($30,620)
55%
$50,000
20%
Sources: City of Ft. Collins; MLS; Larimer County Assessor
$0
2000
12
9%
11%
As % of
Total
$200,000
As % of
Total
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
25%
2013
Future Community Amenities
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Solar gardens
Geothermal standards
Local places to grow food
Green spaces to connect with nature
Community parks
Community transit
Density
• Today – Not in My Backyard (NIMBY)
Tomorrow – Appreciate the benefits
• Today – Mostly Single Family Homes
Tomorrow – Mix of housing types netting
higher density
• Today – Land Use Code Static
Tomorrow – Land Use Code dynamic and
allows new and creative ideas
• Today – not much over 4 stories
Tomorrow – more in-commuting
14
Transit
NOW: Personal Convenience Device (car)
FUTURE: Public Transit
• Fully implemented transit plan
• Transportation system has a different mix
• Parking lots no longer tied to housing, but in
outskirts of town for vacation or weekend use
• Housing always transit oriented
• People chose not to own cars
– Not economical, not necessary, outdated
15
Housing Types
• Less square footage per person
• Eliminating outdated stock to make room for new
housing types
• Possibility of flexible housing models
– Temporary units that move to demand
– Units with variable sizing
• Micro units with public spaces normalized
• Large and/or historic homes repurposed to house
more individuals
17
Architecture & Planning
Planning for higher densities
18
The US builds the
largest homes in the
world
19
Townhomes
Single Family
Multifamily
Park
Traditional Planning
20
Planning and architecture can socially integrate
subdivisions
21
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23
24
25
26
27
0’ LOT
28
C LOT
Wildwood
29
Micro Homes
30
31
Observatory Village
32
Harvest Park Subdivision
33
Old Town North
34
The Summit
35
Contributing Staff Members
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36
Bruce Hendee
Mary Atchison
Josh Birks
Cameron Gloss
Sue Beck-Ferkiss