Alternative Housing Policy Brief

calling all students:

WE NEED ALTERNATIVE HOUSING OPTIONS IN

BLACKSBURG, NOW!

Prepared By: Julia Hager May, 2020

BLACKSBURG TOWN ORDINANCE 1816 POLICY BRIEF EXECUTIVE SUMMARY As a student who has spent 6 years in Blacksburg as both an undergraduate and graduate student, I have watched on and off campus housing options in Blacksburg go from a fun decision to be made with friends in the spring semester to a problem needing to be quickly solved at the start of the previous school year. Rising housing costs and lack of availability has forced many students to make rash and sometimes financially irresponsible decisions concerning housing and future semesters.

Alternative dwellings (think tiny houses, converted school buses, etc.) are becoming an increasingly more important option for students to have during their time in Blacksburg. Enrollment, tuition prices, and rent have steadily increased, while the limited and overpriced housing options remain the same for students year after year. Ultimately, the university should take ownership of the problem they are creating for current students on and off campus as they continue to increase enrollment.

Alternative dwelling units are one solution that would have a much faster and more direct response for students than waiting for the University to build more residence halls on campus or for private developers to build new and affordable off-campus communities. Allowing these units would also give students more freedom in their housing style, location, and size while also allowing them to become owners of their residence (increasing their financial independence and literacy). However, due to existing policy in the Town of Blacksburg, alternative dwelling units are not an option for many students, a demographic who would stand to benefit greatly from this program.

Blacksburg Town Ordinance 1816 was adopted in April of 2017 and provides a framework for how one would qualify for, apply for, and continue to hold a permit for an alternative dwelling unit.

This ordinance is likely a response to the growing tiny house movement and the rise of homestay platforms such as Airbnb. While this ordinance created an allowance for alternative dwelling units, the permitting qualifications and ongoing requirements continue to leave these dwellings inaccessible to students.

After reading this policy brief, you will understand why alternative dwelling policy in Blacksburg needs to be expanded and will have a list of contacts and resources so that you can get exercise Ut Prosim and help create positive change for future generations of Hokies.

(Trebventure)

ALTERNATIVE

(Tiny Living)

DWELLING

(Design Milk)

THE PROBLEM: Enrollment at Virginia Tech has continually increased while housing options have remained the same.

According to College Pads in 2015, Blacksburg ranked #11 amidst 200 college towns/cities across the U.S. for the greatest increase in rent from 2010 to 2015. They analyzed data from the American Community Survey (part of the U.S. Census Department) and found that rent increased from $770 in 2010 to $935 in 2015–– a $165 per month difference (Bartmer) In the fall of 2014, Virginia Tech reported having 29,173 students in Blacksburg (University Facts and Figures). Five years later, the university boasted 34,131 students in Blacksburg.

This is roughly an increase of 1,000 students per calendar year. There has also been an increase in faculty members over the last five years. In 2014, Virginia Tech reported having 1,427 faculty members with 62 percent being tenured (University Facts and Figures). In 2019, there were 2,070 faculty members (both full and part-time) and only 51% of those faculty members are tenured (Virginia Tech). This increase in non-tenured faculty members adds to the number of residents looking for temporary housing (rentals).

Due to the increase in the cost and decrease in availability of traditional living arrangements, many students, faculty, and locals have begun

(Terrace View)

(Smiths Landing)

(The Retreat)

considering alternative dwelling options.

These dwellings include tiny homes, accessory apartments, campers, converted buses, yurts, or tents. The majority of these are not permanent meaning they can be moved as the resident needs. One of these dwelling types has blossomed into a full scale movement is known as ‘tiny house nation.’ There are various TV shows, blogs, and websites solely devoted to encouraging and teaching people how to ‘live tiny’ and it’s not only hype. As of 2017, 68% of tiny house dwellers were living mortgage free and 89% had less debt than the average American (McNulty).

Existing Housing Options: Smiths Landing: $920/month for 1 bedroom.

$33,120 for three years.

Terrace View: $1,250/month for 1 bedroom.

$45,000 for three years.

The Edge: $950/month for 1 bedroom.

$34,200 for three years.

The Retreat: $1,140/month per room (2 bedroom).

$41,040 for three years.

Foxridge: $1,160/month for 1 bedroom.

$41,760 for three years Windsor Hills: $1,100/month for 1 bedroom.

$39,600 for three years.

Chasewood Downs: $900/month for 1 bedroom.

$32,400 for three years $38,160 Average cost for 3 years in 1

bedroom apartment + $9,000 One year of on-campus housing + $6,750 Summer housing during internships

(estimated for 3 summers) $53,910

Total in housing costs over 4 years

THE SOLUTION: Alternative dwelling units are a potential solution, BUT we need your help to make them an option!

The average tiny house costs somewhere between $30,000-$40,000 (Cahn). As a student who has never purchased something in this price range, this sounds like an extreme amount of money. However, when compared to what students in Blacksburg spend on 1 or 2 bedroom apartments over the course of 3 years (assuming freshman year on campus), it doesn’t sound as expensive.

Additionally, we must consider the amount of money students pay for summer internship housing (around $6,750 disbursted across three summers) and to live on campus freshman year (around $9,000) (Room and Dining Rates).

All things considered, a tiny house or other type of alternative dwelling unit is a much more affordable option for students in the long term.

On the right, you can see two options of tiny houses that are built to order.

In no way am I suggesting that alternative dwelling units are for every student, rather that it should be an option for those who would benfit from it.

Our student population has continually risen and diversified over the last twenty years. Shouldn’t our housing options do the same?

The Hoosic from BB Tiny Houses: $62,000 •143 square feet •Room for queen size bed •Enclosed bathroom •Resale at 75% of purchase, $46,500.

•$15,500 total cost over four years •Roughly $325/month

The Kinderhook from BB Tiny Houses: $97,000 •300 square feet plus loft •Room for queen size bed •Enclosed bathroom •Resale at 75% of purchase, $72,750.

•$24,250 total cost over four years •Roughly $505/month

Selected Qualifications from Town Ordinance 1816 for Obtaining an Alternative Dwelling Unit: 1. Planned to be on a property with a single-family detached home.

Implication: Student must know someone who owns a stand-alone home in Blacksburg and is willing to ‘sponsor’ the student and tiny home.)

2. Must be in the RR-1 (Rural Residential 1), RR-2 (Rural Residential 2), or R-4 (LowDensity Residential) zoning area. Property is not qualified for application if they are in the Old Town, Transitional Residential, Low-Density Multiunit Residential, Medium-Density Multiunit Residential or Planned Residential. (Sec. 1271a) Implication: This limits the potential properties and should be expanded to other zones.

3. The primary dwelling unit or accessory apartment must be owner-occupied. (Sec. 1271b) Implication: The primary residence must not be rented which further limits property options. This should be removed or expanded to include owners living in Montgomery County.

4. ‘Owner’ must possess at least 50% of the deed of the property. If there is more than one owner and the other owners do not live on the property with the intent to make it their primary residence, the applicant is not considered the owner. (Sec. 1270k) (Limits ability of jointly owner properties to be used, this requirement should be removed.)

5. The owner must be a full-time resident of Virginia. (Sec. 1270k) (Owner could be a student’s parent who lives in another state, this requirement should be removed.)

6.

There are various siting, setback, and safety requirements pertaining to specific cases. These can be found in articles 3 and 5 of the ordinance.

(Not all properties will comply. This should be assessed on a case by case basis.)

7.

A permit must be acquired yearly.

(This discourages owners because the permit process is too frequent. This should be changed to be every 5 years OR if the resident changes.)

TOWN OF BLACKSBURG OFFICIAL ZONING DISTRICTS (Town of Blacksburg)

Although tiny houses mathematically make sense as an option for incoming college students, one major hurdle remains. There is nowhere to park them and there is no support from the university for students hoping to take advantage of all that alternative dwelling units offer.

Ultimately, the program is currently too strict and limited to benefit students. The town in partnership with the university must designate an area where students who choose to take advantage of this program can reside in their alternative dwelling units. Because these units must be planned to be on a property with an existing single-family detached home, there is no room for a community of people who want to live this way together. It is understandable that Blacksburg does not want to change the fabric of the town, however, it must be accepting of changes in how people are living in the world today.

WHAT YOU CAN DO: 1. Get Educated: The first step in becoming an active participant in this discussion is familiarizing yourself with Town Ordinance 1816 and attending a town council meeting so that you know those who will vote on the issue.

Town Ordinance 1816: https://library.municode.com/va/ blacksburg/ordinances/code_of_ ordinances?nodeId=823983

TERMS TO NOTE :

Town council meetings are open to the public and are held every other Tuesday at 7:30 pm at:

Accessory Apartment/Alternative Dwelling Unit: is a smaller, independent residential dwelling unit located on the same lot as a stand-alone (i.e., detached) single-family home (APA). This could be a tiny house, a converted bus, or other stand-alone unit.

Roger E. Hedgepeth Chambers 300 S. Main Street Blacksburg, VA 24060

Tiny House: a home with square footage is between 100 and 400 square feet (The Tiny Life).

John Bush, AIA (Town Council Member) Michael Sutphin (Vice Mayor) Leslie Hager-Smith (Mayor)

Homestay: The accessory or secondary use of a residential dwelling unit or a portion thereof by a host to provide room or space that is intended for short term transient rental purposes in exchange for a charge for the occupancy. (Town Ordinance 1807 Sec. 6-601)

2. Start Talking:

It is understandable to be nervous to get involved or attend a town council meeting.

If you would like to see how a meeting goes virtually, you can view previous meetings at

https://www.blacksburg.gov/community/community-engagement/wtob/town-council-meetingagendas-videos-and-minutes Two College Students Who Built Tiny Houses and Found Locals That Allowed Them to Live on Their Property: https://www.washingtonpost.com/realestate/college-students-turn-to-tiny-houses-for-affordableliving/2016/06/09/e490cd06-2cac-11e6-9b37-42985f6a265c_story.html

Works Cited APA. "Accessory Dwelling Units." American Planning Association. N.p., n.d. Web. 24 Mar. 2020.

Bartmer, A. (2020, February 4). 20 College Towns Where Rent Has Blown Up Since 2010. Retrieved April 11, 2020, from https://www.rentcollegepads.com/blog/topics/college-life/20-college-towns-where-rent-hasblown-up-since-2010/ BB Tiny Houses. (n.d.). Hoosic. Retrieved from https://bbtinyhouses.com/shop/tiny-houses/hoosic/ BB Tiny Houses. (n.d.). The Kinderhook. Retrieved from https://bbtinyhouses.com/shop/tiny-houses/kinderhook/ Blacksburg Town Ordinance 1807. Municode Library. N.p., n.d. Web. 24 Mar. 2020.

Blacksburg Town Ordinance 1816. Municode Library. N.p., 11 Apr. 2017. Web. 24 Mar. 2020.

Cahn, L. (2018, August 22). 9 Hidden Dangers of Owning a Tiny Home. Retrieved from https://www. rd.com/advice/saving-money/costs-owning-tiny-home/ Design Milk. “Do it Yurtself: A Modern Yurt You Can Build Yourself.” (2019, October 4). Retreived May 10, 2020 from https://design-milk.com/do-it-yurtself-a-modern-yurt-you-can-build-yourself/ McNulty, Matthew. "Tiny House Trend: Why so Many People Are Looking to Live Small." Fox Business. Fox Business, 02 Oct. 2019. Web. 24 Mar. 2020.

Room and Dining Rates. (2019, August 29). Retrieved April 11, 2020, from https://housing.vt.edu/contracts/rates.html Room and Dining Rates. (2019, August 29). Retrieved April 11, 2020, from https://housing.vt.edu/contracts/rates.html Smiths Landing Apartments. (n.d.). Retrieved April 11, 2020, from https://www.smithslandingapartments. com/photogallery.aspx

Terrace View. (n.d.). Gallery. Retrieved April 11, 2020, from https://www.terraceviewapartments.com/Gallery.aspx The Retreat. (n.d.). Retrieved April 11, 2020, from http://www.retreatatblacksburg.com/Media The Tiny Life. "What Is The Tiny House Movement? Why Tiny Houses?" The Tiny Life. N.p., n.d. Web. 24 Mar. 2020.

Tiny Living. “Ocracoke by Modern Tiny Living” (n.d.). Retreived May 9, 2020, from https://tinyliving.com/ ocracoke-modern-tiny-living/ Town of Blacksburg "Zoning Map." Zoning Map. N.p., 22 Apr. 2015. Web. 23 Mar. 2020.

Trebventure. Skoolie For Sale. (2019, August 25) Retrieved May 10, 2020 from http://trebventure.com/ skoolie-for-sale/ University Facts and Figures. Virginia Tech. N.p., 2015. Web. 23 Mar. 2020.

Virginia Tech. "Facts About Virginia Tech." VT Virginia Tech. N.p., 2019. Web. 24 Mar. 2020.