Workforce Housing Code Audit
Summit County
Breckenridge, CO
Link to Summit County Website: https://www.summitcountyco.gov/bids.aspx
Overview Included Below--
Proposals Due:
February 25, 2022 by 4:00 pm MT
Copies of the request are available at www.SummitCountyCO.gov under 'Bids & Proposals' or by request at the Planning Department Office. Contact Jessica Potter, Senior Planner, for additional project information at Jessica.Potter@SummitCountyCO.gov or 970-668-2968.
Scope of Work: The selected consultant will be expected to complete the scope of work described below.
- Audit of the Summit County Land Use Code: The consultant shall review the Code and make recommendations that will encourage, and remove barriers to, the development of affordable workforce housing. Staff has identified the following areas; however, all areas of the Code should be analyzed by the consultant for recommendation:
- Streamlined development review process: The consultant should review the county's current development review process and provide recommendations on how to create an expedited development review process for affordable housing projects. Recommendations to improve the County's standard development review process would also be welcome.
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- Provide recommendations on STR regulations
- Parking standards for affordable workforce housing
- Transferable Development Rights (TDRs)
- ADUs
- Affordable Workforce Housing
- Create an Inclusionary Zoning Program: Summit County would like to institute an inclusionary zoning program, this program may require the development of actual units, be a payment-in-lieu program, or other options as presented by the consultant. County staff will work with the consultant to fine-tune options prior to and during the public process. It is desired that a deliverable of this code audit and subsequent approval will be an adopted Inclusionary Zoning Program. Of note for context, Summit County does have a voter approved housing impact fee.
- Create an Incentive Program: Summit County would like to consider adoption of a density bonus or related incentive program that may relax zoning standards such as setbacks, parking, height, or density, for the addition of affordable workforce housing units. The hired consultant will be asked to provide best practice examples of communities that have adopted such programs based on current economic considerations and considerations unique to Summit County including the County's TDR program. County staff will work with the consultant to fine-tune options prior to and during the public process. It is desired that a deliverable of this code audit and subsequent approval will be an adopted Incentive Program.
- Creation of Standards for Shared Amenity Housing: The County does not have standards for shared amenity housing AKA co-living, or dorm-style housing. Without baseline standards, the County would have to negotiate minimum bedroom size, amenities, rental rate, and parking thorough a PUD process which is more cumbersome and may open the County up for legal scrutiny. The Consultant should propose standards that will establish development options to support housing for a seasonal workforce. For context, some of the ski area PUDs in Summit County such as Copper and Keystone have related standards; however, the County would like to adopt basic shared-amenity standards applicable, as appropriate, to all of Summit County.
- Creation of Standards for Tiny Home Developments: There are multiple types of "tiny homes", from stick built smaller homes, factory built smaller kit homes, and tiny homes on wheels. The Code does not have standards specific to tiny homes aside from mobile home zoning, which is fairly antiquated in terms of the current housing climate. Because tiny homes, in their various forms, have potential for both temporary and longer-term workforce housing, Summit County requests the consultant recommend standards for tiny homes. Such standards may include basic development standards such as units per acre, clustering, minimum spacing, shared amenities, parking, or many other standards relating to the specific type of tiny home. The climate of Summit County, with harsh winters, is noted here for context, when considering the appropriateness of Tiny Homes on wheels.
- Economic Impact: To measure the potential impacts of the proposed code audit amendments on the development of affordable housing, the local economy, and housing market, the selected consultant must have economic expertise in addition to Code audit expertise. The County and DOLA desire to be able to analyze whether the proposed code amendments will significantly impact the number affordable housing units being built, how much of an impact the amendments will have on the local economy by addressing housing needs, and how the amendments will impact the cost of building affordable housing in Summit County. Economic impact analysis of any proposed Code amendments should consider the specific factors at play with regards to Summit County's tourist-based economy, which includes aspects related to the spectrum of local employees that need housing, the proliferation of second homes, the relative scarcity of traditional commercial lodging, and other characteristics unique to the Summit County economy.
- Community Engagement Process: As part of the code audit process the consultant should include a proposed community engagement process to hold listening and working sessions around the County with a variety of stakeholders including developers, nonprofits, and the general public. Specific efforts should be made to target minority communities as well as those earning less than 60% AMI. These listening sessions should seek to identify specific barriers in our Code that make it challenging to build affordable housing and also to understand how different groups will utilize new housing. In addition to these meetings, staff expects, at a minimum, the consultant will facilitate two BOCC work sessions where the public will be able to provide feedback on the proposed changes. Additional community engagement may be appropriate based on the consultant's recommendations.
Request Type
RFP
Deadline
Friday, February 25, 2022