Bruce Hendee, RLA
IBE Advisory Board Member
Affordable housing became an issue in Fort Collins shortly after the end of the Great Recession. At that time, a perfect storm of conditions led to a dramatic decrease in the availability of affordable housing that has continued to this day.
In 2014, Fort Collins Habitat for Humanity’s Board of Directors and Executive Director, Kristin Candella, recognized the need to address this shortage of affordable housing stock. In response, the Board set an aggressive goal to build 50 new affordable homes by the year 2020, more than doubling the homes built by Habitat over the last twenty years—an especially challenging task given that all are built with volunteers. The goal required a new neighborhood approach that would yield more homes in less space to keep individual costs down.
Harmony Cottages perspective.
The Perfect Storm for an Affordable Housing Crisis
As the lingering effects of the Great Recession began to wear off, there were few new housing units on the market. New housing starts had slowed due to the shortage of credit available from lenders in response to tightening legislation from the Federal Reserve. Developers were reluctant to invest in new projects because of the weakened economy and the Construction Defects Law, a new state law that made it easier for builders to be sued in building new condominiums. Construction of new condos came to a halt, putting further pricing pressure on entry-level housing.
At the same time that housing starts were at a dramatic low, Fort Collins was recognized as one of the best places to live and raise a family in America. The city and the Front Range became one of the favored locations to move. Simultaneously, Colorado State University was anticipating significant growth in student enrollment and had over $1 billion in new construction planned over a 10-year period, while Fort Collins-based corporations (such as Woodward and Otterbox) were building major new manufacturing and corporate facilities.
The resulting storm of immigration, lack of housing under construction, and a newly emerging, booming marketplace for jobs created a vacuum in available housing. The shortage caused housing prices to rise and affordability to become an issue.
Cottages and New Urbanism: Maximizing Space & Minimizing Cost
To realize the vision for 50 new affordable homes, Habitat for Humanity decided on a site located at Harmony and Taft Hill Road. But the original land plan contained only 30 lots whereas close to 50 were required to meet the goal. Additionally, the cost of lots would be too high spread over only 30 lots. With a targeted objective of attracting residents making an income in the 35-60% range of area median income, Habitat had to keep site and home costs down in spite of a rapidly escalating residential market.
Harmony Cottages site plan. Image courtesy of Ripley Design, Inc.
To meet this challenge, Habitat teamed up with a local social impact developer and retained a design team that included two IBE Advisory Board members, Bruce Hendee, ASLA, and Greg Fisher, AIA. The team also included local landscape architecture firm Ripley Design, which has significant neighborhood design experience.
The team was given the charge to develop a denser site plan that added more lots while creating a great community. Design began with an intensive charrette and used a blend of New Urbanism and Pocket Neighborhood concepts, which originated from early neighborhood designs begun by Ebeneezer Howard and Frederick Law Olmsted during the Garden City Movement of the 1920’s and 1930’s. This concept evolved around small garden commons surrounded by cottage-style homes. To increase density, Fisher developed a duplex home style with gabled roof lines that made the duplexes appear as though they were two single-family homes. The community court concept, paired with the unique duplex style, enabled the project to expand from 30 to 48 units, a nearly 60% increase in density. An added benefit was the preservation of 40% open space.
A Collaborative Model for Affordable Energy
A key project requirement was to create highly efficient, low-cost homes. For families earning a low to moderate income, paying for heat often falls to the wayside in the interest of other, more critical needs. Therefore, a design that would keep residents comfortable at a very low energy cost was key.
In consultation with the City of Fort Collins Utilities’ Integrated Design Assistance Program (IDAP), Fisher designed homes with an exceptional building envelope and highly efficient electrical systems. IDAP enabled the team to conduct energy modeling of envelopes to further improve performance. The design process is still underway but has already yielded benefits, including analyzing the impact of the insulation. Spurred by a meeting that IBE facilitated early in the design phase, all insulation was donated by Johns Manville, helping bring down costs.
All homes were designed to accommodate three-kilowatt solar panels without charging residents more for their homes or more in energy costs. Fisher ensured the homes were positioned to ensure maximized rooftop orientation of solar panels. The solar provider, Namaste Solar, has generously offered to donate $1,200 of the cost of every solar panel for the first phase. Kyocera, the solar panel manufacturer, is considering providing reduced-cost solar panels. And, the City of Fort Collins is considering matching financing up to $25,000 toward a solar installation for the first phase through an income-qualified solar program.
The total cost of solar per dwelling unit is approximately $12,000. With initial donations of approximately $5,000, the remaining balance is $7,000 per unit. Two approaches are being considered to cover this balance: a Habitat fundraiser and social impact investment. Through the latter, philanthropic investors would purchase the solar panels and be repaid through a 30% solar tax credit combined with capturing the net difference in energy costs through net metering. Once repaid, the money could contribute toward new social impact investments.
A Youth-Designed Playground
A unique detail of the neighborhood plan is a playground designed in large part by Kinard Middle School students. With the landscape architects and school staff, students researched playground design for children with various disabilities and met at a local neighborhood park to draft designs atop sidewalks and picnic tables. The fresh perspectives they generated greatly enhanced the community design.
The Harmony Cottages project site is now under construction with plans to build six to eight homes per year, based on availability of donations and volunteer labor. With home construction beginning in 2017, estimated buildout is 2023-2025.
To learn more, visit the Fort Collins Habitat for Humanity’s website.
Bruce Hendee is the former Chief Sustainability Officer and an Assistant City Manager with the City of Fort Collins. Bruce is also founder and former owner of BHA Design, a landscape architecture and planning firm located in Fort Collins.
He has organized and directed various efforts in the Fort Collins area, including development of a new division within the City called Sustainability Services. While at the City, he led an effort to create a new Climate Action Plan, a new Economic Health Strategic Plan, and development of a Social Sustainability Department. In 2012, the division was recognized with the Robert Havlick Award awarded by the International City/County Managers Association) as one of the most innovative new city management systems.
As the CEO of BHA Design in Fort Collins, he led the firm in numerous projects along the Front Range including master planning and design for University of Colorado Health, PVH, Harmony Campus, and Medical Center of the Rockies. Other notable projects included the master plan for the Downtown River District, Fossil Creek Park, Spring Canyon Park, and projects with the University of Colorado and Colorado State University.