“Coping
with Colleges: How Communities Address the Problems of Students Living
Off-Campus”
“Coping
with Colleges: How Communities Address the Problems of Students Living
Off-Campus” appears in the May 2002 issue of Zoning
News, an American Planning Association publication. This article
notes that a number of communities with colleges and universities have,
for a long time, been searching for and developing methods to cope with
off-campus student housing, particularly student rentals in single family
neighborhoods. Many college and university campuses are located in the
heart of the host communities. Little room for additional housing construction
or capacity is available. The impacts cited include rising rental rates,
loss of affordable housing, major shifts in property values, increased
nuisance and noise complaints, increased traffic congestion, and reduced
parking availability.
The Zoning
News article indicates that the two approaches that have historically
been taken are to either resist the encroachment of the student-occupied
housing or to adjust regulations to accommodate the growing number of
units required for student housing. Twelve communities were examined
in the article to determine and compare the range of regulatory approaches
used. The range varied from taking no action to adopting all available
solutions. No universally accepted approach to off-campus student housing
was found.
Zoning News
also suggests the following as a “Regulatory Toolkit”:
Restrictive
family definition: Usually the first regulatory technique considered
by cities and the most common method of dealing with student rentals
in single-family neighborhoods. Reducing the density of student housing
may control some impacts but not the impacts creating the most resident
concerns such as late-night parties.
Enforcement
of existing codes and standards is critical. Effective review
and inspections prior to permit approval, use change, or occupancy
should prevent violations. Many cities cannot adequately or realistically
approach enforcement issues due to understaffing. The resulting method
of enforcement is responding to citizen complaints.
Residential
parking permits. Numerous college communities utilize parking
permit systems to limit the availability of overnight parking on certain
streets or in certain neighborhoods. Manhattan, Kansas issues two
parking permits, for a minimal fee, to the property owners of residential
properties surrounding Kansas State University. The owner becomes
responsible for the permits. Overnight parking in the residential
neighborhoods surrounding the school is prohibited and enforced by
police spot-checks.
Rental
inspection and landlord licensing. The most intensive method of
controlling impacts from student housing in single-family neighborhoods.
Safe rental housing and a record of responsible parties for each property
are additional benefits of such a program.
Rooming
house program. Considered by some cities to be less costly and
difficult to administer than the landlord licensing and rental inspections.
Typically includes any type of over-occupancy housing, may be permitted
in certain zones or overlay districts, and may be prohibited in single-family
districts. Enforcement is a critical part of the program.
Disorderly
house designation. This type of nuisance code is used by Manhattan,
Kansas to monitor a broad range of ordinance violations including
criminal and alcohol-related offenses. Both the tenant and property
owner can be held responsible.
Other
solutions. Historic preservation districts and overlay zones have
been used in some cities. Deed covenants and restrictions have been
used in some neighborhoods. Close cooperation between cities, neighborhoods,
and universities has influenced development of on-campus housing at
some schools.
Zoning News reader questions answered by Craig
Raborn of Duncan Associates in Austin, Texas, the author of the May
2002 Zoning News article on "Coping with Colleges: How Communities
Address the Problems of Students Living Off-Campus
Raliegh, NC
The Neighborhood Preservation and Housing Task Force (NPHTF) was formed
to address the multitude of issues facing today’s neighborhoods
within the City of
Raleigh. The NPHTF was charged with both reviewing current issues
and
concerns facing neighborhoods and with offering recommendations to
address
the defined issues.
