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Whatcom Community College Student Housing Feasibility Study
TABLE OF CONTENTS
SECTIONS
Executive Summary
Financial Analysis
Market Summary
Demand Analysis
Site Analysis
EXHIBITS
A - Unit Examples
B - Student Survey and Results
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Whatcom Community College Student Housing Feasibility Study
OVERVIEW
In May 2016, Spectrum Development Solutions was engaged by Whatcom Community College (hereafter also
referred to as WCC or the College) to conduct a student housing feasibility study, including sites both on and
near the existing campus. The College currently has no on-campus housing and recognizes that WCC-controlled
housing on or near the campus would allow for increased enrollment of both domestic and international
students, enhanced student services to support academic success and a greater sense of community and
institutional identity. Spectrum was asked to evaluate the feasibility of student housing, including addressing
site options for the location of new student housing, analyzing market conditions and potential demand for
student housing and performing a financial analysis to determine if a student housing development could be
financially supported by revenue generated from rents. Spectrum was also asked to evaluate the relative merits
of purpose-built student housing developed on campus by the College or in collaboration with a non-profit
versus housing near campus master-leased from a private developer/owner.
MARKET ANALYSIS
Spectrum evaluated the rates within the Bellingham market as a whole, at private development projects in the
sub-market around WCC, student housing and homestay options to determine the achievable housing rents for
the College’s on campus housing. The Bellingham market has a very low vacancy rate, approximately 1% as of
Spring 2016 and below 4% since 2009, and relatively high average rental rates, between $875 and $950 per
month not including utilities, internet or parking. These factors, combined with the limited number of apartment
options close to the College indicate strong potential demand for student housing.
DEMAND ANALYSIS
In May, 2016 the College and Spectrum conducted a comprehensive, 41 question student survey to understand
the demographic, housing and commuting characteristics of Whatcom Community College’s current student
body, and identify demand, price sensitivity, and selection criteria for new on-campus housing. A total of 1,038
responses were received from students, representing approximately 19% of the College’s 2014-15 “degree and
certificate seeking” headcount, a very high response rate in both Spectrum and the College’s experience with
student surveys. In aggregate, over 60% of respondents expressed interest in student housing on or within a 15-
minute walk of campus. When other factors correlated with student housing demand such as age (25 and
under), full time status and single without children were factored in, 57% of international respondents and 22%
of domestic respondents expressed interest. Additionally, survey respondents were asked to provide
information on their current living situation and preferences regarding housing.
In June, 2016 the College and Spectrum conducted a three question survey of 16 active international student
recruiters from a variety of countries including China, Vietnam, Japan, Indonesia, and Thailand to get their
perspectives on the importance of student housing and the factors that are most important to students and
their families. Recruiters scored factors on a 1-4 scale and the top two most important factors were: (1) safety
and security and (2) a student housing environment that creates community and friendships. The two least
important factors were: (1) as low a cost of student housing as possible, and (2) student independence and
interaction with non-students.
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Whatcom Community College Student Housing Feasibility Study
Spectrum identified the target market for student housing as full time students who are single with no children,
and under age 25. Spectrum utilized the results of this survey along with the current student demographics and
growth estimates to calculate potential demand. Based on this analysis, Spectrum concluded that a range of
between 186 and 246 beds would be readily absorbed and position WCC for success with its first phase of
student housing.
FINANCING ANALYSIS
Spectrum prepared an initial high level analysis comparing two identically sized projects financed with the
proceeds of a Washington State COP issuance, which requires that the project be amortized over a 20-year
period and underwritten using a 1.25 debt service coverage ratio (DSCR), versus a project financed with the
proceeds of the sale of 501(c)(3) bonds, which can be amortized over a 30-year period and underwritten using a
1.0 DSCR (though for analytical purposes, we recommend an internal debt service reserve account equal to the
difference between 1.25 and 1.0 DSCR in the first year of operation). The objective of this analysis was to fully
inform WCC about the debt capacity, debt service and cash equity that would be required under the different
financing alternatives. Spectrum’s analysis included an evaluation of the pros and cons of the alternatives, with
the following findings:
A 225 bed student apartment building financed with a COP would require a substantial equity
contribution, on the order of $8 - $8.5 million. The same building financed using 501(c)(3) non-profit
housing bonds could be financed with 100% debt and require no equity from the College, other than a
recommended internal debt service coverage reserve. Given this reality, 501(c)(3) non-profit housing
bonds would allow WCC, working with a non-profit partner, to realize the key strategic objective of
providing student housing without compromising the College’s flexibility to address other financial
demands over time.
Because COP financing has a 20-year term and amortization (compared to a 30-year term and
amortization for 501(c)(3) financing), COP financing would result in less total debt service paid over the
full term.
SITE ANALYSIS
Spectrum’s review of the site included factors such as topography, zoning, proximity, safety, adjacent land uses,
and future expansion capabilities. Sites were examined in the context of the campus master plan with
consideration of the overall planning and development of the campus. As further explained in the site analysis
section, the vacant undeveloped lot at the southeast corner of Cordata Parkway and West Kellogg Road was
selected as the preferred site for a variety of reasons, including:
Easy walking access to the WCC campus academic buildings
Cafés, meeting rooms, bookstore, a fully-equipped athletic facility and other student amenities at the
Syre Student Center and the Pavilion and Student Recreation Center
A variety of restaurants and stores selling items of convenience for students at the Cordata Center
Safe and easy access to public transportation at the Cordata Station transit center
Topography that is very conducive to cost-effective four story wood frame construction
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Whatcom Community College Student Housing Feasibility Study
A visible location near the entry to campus
No loss of parking
PROPOSED HOUSING
Based on an evaluation of the enrollment projections and findings of the demand study, Spectrum recommends
225 beds for this initial phase of student housing. The proposed building size provides flexibility for increased
occupancy over time by converting studio and two-bedroom units to shared bedrooms to allow for the future
accommodation of another 41 students, for a total of up to 266 beds. The proposed 225 bed housing facility is
estimated to be 88,700 sf in size and 4 stories in height. Spectrum recommends offering apartment style
campus housing with kitchens, shared bedrooms and baths. Rents for the student housing are projected at $851
per month (on a weighted average basis and in 2016 dollars) inclusive of furniture, utilities, cable television and
high speed internet service.
PROCESS
In completing this feasibility study, Spectrum conducted the following tasks:
Reviewed prior plans, studies, and (as yet unapproved) campus master plan
Toured the campus to review sites under consideration
Compiled information on WCC’s enrollment trends and evaluated demographic trends
Conducted an off-campus market analysis
Completed an electronic survey of current WCC students to quantify overall demand
Completed an electronic survey of international student recruiters to understand the factors related to
housing that potential students and parents consider
Evaluated 501(c)(3) bond and Washington state Certificate of Participation (COP) financing options
Completed an analysis comparing a master lease of a privately owned apartment community near
campus with a project constructed on campus financed using 501(c)(3) bond proceeds
Developed a project pro forma based on expected demand, current construction and location
Spoke with key City of Bellingham staff
Identified project milestones and overall project schedule
RECOMMENDATIONS AND NEXT STEPS
Spectrum recommends a two-step approach:
First, WCC should continue to develop its student residential life program. Currently WCC master leases 77
apartment units across three privately owned properties which are sub-leased on a per bed basis to
approximately 163 WCC students. This demonstrates substantial student demand for housing and can provide
WCC with a wealth of information on student preferences and activities that foster student success through a
living learning community, all of which will be invaluable to WCC if the college builds housing of its own.
Second, because a long term master lease of privately owned apartments is not optimal for WCC from a financial
or operational standpoint (see Financial Analysis Section), and financing student housing development using
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Whatcom Community College Student Housing Feasibility Study
COP would require a very substantial equity contribution that could be put to better use on other College
priorities, WCC should begin the process of constructing on-campus student housing in partnership with a
qualified non-profit and financed with 501(c)(3) non-profit housing bonds. This financial structure would allow
WCC to benefit from on campus student housing financed 100% by bond proceeds (i.e. no equity), with fixed
debt service costs, control of the housing during the 30-year term of the bonds and, at the end of 30 years,
outright ownership of the housing.
Following are the next steps Spectrum suggests given the above recommendations:
In late, 2016, select non-profit to enter into ground lease and long term facility use agreement (lease-
back) and issue tax exempt bonds. Having a non-profit partner that is well-qualified in 501(c)(3) non-
profit housing bonds and experienced with student housing will be critical to the success of the bond
issuance. College foundations are typically not considered ideal non-profits to use for 501(c)(3) non-
profit bond issuance, as they lack expertise in real estate development and student housing, are
governed by a board that has various objectives beyond, and potentially in conflict with, student
housing development and ownership. Consequently, bond underwriters and buyers prefer independent
501(c)(3) non-profits with appropriate expertise and qualifications.
Complete a memorandum of understanding between Whatcom Community College and non-profit,
allowing non-profit to engage an attorney to begin drafting Pre-Development Agreement.
Complete a Pre-Development Agreement outlining the project objectives and responsibilities of the non-
profit and the College prior to bond issuance. Under the Pre-Development Agreement, the non-profit
will engage an experienced and qualified development management company such as Spectrum to
oversee the complex pre-design, design, entitlement, permitting, pre-construction, construction and
delivery of the student housing. Having a development manager such as Spectrum that has deep
experience with student housing delivery and is well-qualified in 501(c)(3) non-profit housing bonds will
be critical to the success of the bond issuance as bond underwriters and buyers require a team with the
demonstrated ability to deliver the project.
Draft the ground lease and lease-back between the College and a newly created 501(c)(3) non-profit.
The long term lease/lease-back structure will require approval of the State Board for Community and
Technical Colleges (SBCTC) and the Office of Financial Management (OFM).
Continue due diligence through survey, environmental, wetlands and geotechnical studies for site.
Conduct pre-development activities including issuing an RFP for a project architect, general contractor
and key sub-contractors as necessary to work collaboratively with WCC to design and fully price a new
student housing facility.
Commence entitlement, program development and conceptual design, including varying types of
housing options to serve all students.
Meet with City of Bellingham to review WCC Master Plan, wetlands, traffic and other issues.
Complete full design documents and obtain Guaranteed Maximum Price (GMP) bid for construction.
Issue 501(c)(3) bonds through WSHFC and commence construction, with anticipated construction
completion in Summer 2020 and student occupancy as of Fall Quarter 2020.
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FINANCING
Spectrum prepared an initial high level analysis comparing two financing alternatives for the development of a
225-bed four-story, wood frame construction apartment style student housing facility with a mix of quad, double
and single units. Specifically, the analysis compared:
A project financed with the proceeds of a Washington State COP issuance, which would be amortized over
the maximum 20-year period and underwritten with a 1.25 debt service coverage ratio for the sizing of the
debt.
A project financed with the proceeds of the sale of 501(c)(3) non-profit housing bonds issued by the
Washington State Housing Finance Commission (WSHFC) to a qualified 501(c)(3) non-profit organization
acting as the borrower and owner of the project. This alternative uses a ground lease structure in which the
college (through SBCTC) leases the land on which the housing is built to the qualified non-profit and then
enters into a long term facility lease back, the payment of which serves as the source of repayment for the
501(c)(3) bonds. 501(c)(3) non-profit housing bonds are issued by the Washington State Housing Finance
Commission (WSHFC) when full architectural plans, land use entitlements, building permits and a guaranteed
maximum price (GMP) construction contract are complete. The bonds are backed by a long term lease to WCC
and would be underwritten with a debt service coverage ratio of 1.0 and be amortized over a 30-year period.
To accommodate SBCTC’s recommendation of a 1.25 debt service coverage ratio, Spectrum suggests that
Whatcom fund and maintain an internal reserve sufficient of approximately $400,000 to meet a year one 1.25
debt service coverage ratio, while still benefitting from the advantageous 501(c)(3) non-profit housing bond
terms.
The objective of this analysis was to inform Whatcom Community College about the range of debt capacity of the
project and corresponding cash equity that would be required under the different financing alternatives and to
help inform a decision about the appropriate financing approach. Spectrum presented this analysis via a telephone
conference with WCC staff on June 28, 2016, with the following conclusions:
A 225 bed student apartment building financed using COP financing would require a substantial equity
requirement from WCC, on the order of $9 million. The same building financed using 501(c)(3) non-profit
housing bonds could be financed with 100% debt and require no equity, although WCC would advance (via
the qualified non-profit) the estimated $1.5 - $2 million in pre-development funding necessary to achieve full
architectural plans, land use entitlements, building permits and a guaranteed maximum price (GMP)
construction contract, 100% of which could, at WCC’s election, be reimbursed by the bond proceeds
approximately 14-16 months later. The estimated $1.5 - $2 million in pre-development funding is included
within the “soft costs” line on the table below.
Because COP financing has a 20-year term versus a 30-year term for 501(c)(3) financing, COP financing
would result in substantially less total debt service paid over the full term.
A number of non-financial benefits of 501(c)(3) financing were also considered, including:
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Less development risk through experience, stronger budget controls and scope discipline as a
separate 501(c)(3) non-profit would be the developer
More flexible timing
Less staff intensive for Whatcom Community College (which would participate in all major
decisions but not day-to-day oversight of entitlement, development or property management)
`
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Whatcom Community College Student Housing Feasibility Study
MASTER LEASE VERSUS 501(c)(3) DEVELOPMENT COMPARISON
Among the alternatives that WCC has considered to address its need for student housing is consolidating its
current master leased residential units into one property in close proximity to the campus. Whatcom would
master lease such a property, in part or in whole, on a long term basis from the owner/developer. Spectrum
compared this option to a project developed using 501(c)(3) non-profit housing bonds. In order to equalize the
analysis, Spectrum looked at both options over a 40-year period and assumed that the projects would be of the
same size, same unit count, have the same vacancy rate, and that the rents charged to students would be
identical. Additionally, it was assumed that WCC would be able to negotiate a master lease at 90% of market
rate rents, because it would rent the entire project and the owner/developer would significantly mitigate its
market risk. Rent increases of 11.4% were assumed to occur every five years (equal to 2.3% per year, the
average annual CPI increase for Puget Sound since 2005). The assumptions used in the comparative analysis are
as shown in the following table.
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Whatcom Community College Student Housing Feasibility Study
The analysis concluded that the net cash flow to WCC under the two scenarios would be comparable for the first
five years but would diverge significantly thereafter, as shown on the graph below. Over the course of 40 years,
the difference in total net cash flow (the area between the blue and green lines) is almost $47 million (nominal
dollars), or over one and a half times the total cost of developing student housing. In short, the positive cash
flow differential to WCC over the 40-year period well exceeds the total up front cost of development. A large
part of this differential occurs as a result of development allowing WCC to fix the debt service component of its
expenses for 30 years. Additionally, after year 30 when the bonds used to finance the student housing
development would be paid off, WCC would own the housing free and clear. In contrast, under a master lease
scenario the College would never own the housing and would have master lease payments indefinitely, which
would grow with inflation.
PRELIMINARY PROJECT BUDGET
Based upon feedback received through bi-weekly conference calls and meetings with representatives of Whatcom
Community College, findings from the student demand analysis, international recruiter survey, the local market
analysis and Spectrum’s experience in developing student housing projects at a variety of other higher education
institutions, the following assumptions were made regarding the financing for a new Whatcom Community
College student housing project. These assumptions are used in the project pro forma summaries that follow for
the recommended 225 student apartment building located on the currently vacant lot at the southeast corner of
Cordata Parkway and West Kellogg Road.
-$500,000
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
$4,500,000
$5,000,000
$5,500,000
1 2 3 4 5 6 7 8 9 10111213141516171819202122232425262728293031323334353637383940
Year
Estimated Net Cash Flow of Master Lease vs Development - 40 Years
Net Cash Flow - Master Lease Net Cash Flow - Development
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ASSUMPTIONS:
3.75% fixed interest rate on 30-year fully amortizing 501(c)(3) bonds.
225 beds in 74 apartment style units, with the following mix:
o Six single studio Resident Advisor (RA) units, sized at 400 square feet each, at a rental rate of $0
per month. This results in a ratio of one RA unit per 38 beds, a ratio that in Spectrum’s experience
is within an acceptable range.
o Seven beds in seven single studio units, sized at 400 square feet each, at a rental rate of $1,150
(2016 dollars, which are assumed to escalate at 3% per year until the opening of the project) per
month. These units are sized such that, for future growth purposes, they could accommodate two
beds each.
o 32 beds in 16 two-bedroom one-bathroom units, sized at 800 square feet each, at a rental rate of
$950 (2016 dollars, which are assumed to escalate at 3% per year until the opening of the project)
per month. These units are sized such that, for future growth purposes, they could accommodate
two beds in each bedroom (a total of four beds per unit).
o 180 beds in 45 four-bedroom two-bathroom units, sized at 1,150 square feet each, at a rental rate
of $850 (2016 dollars, which are assumed to escalate at 3% per year until the opening of the
project) per month. We do not recommend more than four students per unit.
Weighted average rents of $851 per month (2016 dollars) per bed including utilities, parking, internet and
cable.
$3,000 per bed for furnishings and lounge spaces (2016 dollars). Given that WCC currently operates
approximately 163 beds of furnished student housing across three leased properties, it may be able to re-
use some of its owned furniture and save money on this budget line item.
Rent and operating cost escalation of 3% per year. As WCC proceeds with the next steps towards creating
student housing, it should consider the trade-offs between below market rent escalation (a benefit to
students and potential recruiting advantage) and (i) the ability of the project to obtain bond financing, (ii)
maintain adequate non-subsidized operations and reserves, and (iii) the desire for income.
10% annualized vacancy rate assumes a 5% vacancy for fall, winter and spring quarters and 25% vacancy
for summer quarter.
A 5% contingency for both hard and soft costs
8.7% sales tax on all construction costs
A project management fee to cover time and overhead throughout the duration of the three-year project,
plus an incentive fee of 1% of the development cost paid only upon successful on-time and on-budget
completion of the project.
2.3% of the total bond amount for financing costs, which includes a 1% placement fee paid to the non-
profit at bond closing, approximately 0.50% for Washington State Housing Finance Commission (WSHFC)
issuance fees, legal and due diligence costs, bond legal counsel for the non-profit, and a contingency of
0.50% for other bond placement costs.
6.5% of the total development costs for design and 1% for specialty consultants (acoustical, building
envelope, etc.)
Additionally, the budget includes the following off-site costs:
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127 surface parking stalls, calculated according to the ratios outlined in the campus master plan, budgeted
at $25/sf or approximately $8,250 per stall (2016 dollars).
Approximately $240,000 for storm water detention (2016 dollars).
$150,000 (2016 dollars) for wetland mitigation. The cost for paying into the Lummi Nation Wetland and
Habitat Mitigation Bank is $300,000 an acre. There exists a total of five documented wetlands on the
subject parcel totaling 0.48 acres. Category IV wetlands have a credit to acreage ratio of 0.85:1 and
Category III wetlands have a ratio of 1:1. The total includes the approximated cost of the credits at
$135,000 plus anticipated costs for environmental reporting.
Development Proforma
Whatcom Community College
225 Bed Apartment Style Residence Hall
Project Summary
Design & Market Assumptions
Housing
Number of Beds 225
Average Unit Size (Sq.Ft.) 943
Weighted Average Rent per Bed All Units $851
Average Rent per Bed Studio (Not Incl. RA units) $1,150
Average Rent per Bed 2BR $950
Average Rent per Bed 4BR $850
Land Cost per Unit $0
Program Area
Residential support and community (SF) 2,945
Gross Building Area (SF) 88,701
Parking
Total Number of Spaces 127
Housing Parking Rent per Month $0
Finance - 501(c)(3) Non-profit Housing Bonds
Interest Rate 3.75%
Amortization period 30
Debt Service Coverage Ratio 1.00
Sources & Uses of Funds
Land Value $0
Project Costs
Hard Costs $21,198,756
Soft Costs $6,305,172
Total Uses $27,503,928
Cost per bed $122,240
Cost per SF $310
Sources of Funds
Construction Loan $27,503,928
Cash Equity $0
Total Sources $27,503,928
Annual Debt Service ($1,528,500)
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DEMOGRAPHICS
ENROLLMENT
As of the 2014-15 academic year, the College reported a total headcount of 10,966 students, a decline of 8%
from 11,997 during 2007-08, the last recession. However, over the same time period the total headcount of
“one-hundred + level” students (i.e. taking at least one 100-level credit course) and the total headcount of
“degree and certificate seeking” students (i.e. enrolled in at least one credit course and previously completed
two or more credit courses) increased 10% and 7%. Significantly, the number of students age 19 and under
increased 13%, the number of students enrolled full time increased 18%, and most strikingly, the international
student population increased 83% over the same time period.
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These enrollment trends are positive from the standpoint of supporting on-campus student housing. Based on
experience from other institutions, younger, full time, degree seeking and international students are the most
likely to want to live on-campus, which is further supported by the WCC housing survey results.
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MARKET
OVERVIEW
Spectrum compiled and analyzed data on the Bellingham market and off-campus housing options that are
proximate to the Whatcom Community College campus and available to students. The rental market in
Bellingham provides students with housing options that include single family homes, duplexes, studio units and
one to four bedroom apartments. International students at Whatcom Community College are encouraged to
begin their experience in the United States by doing a "homestay," living with a local, American family.
According to discussions with WCC staff, the homestay option for international students is limited by the
number of hosts willing to house a student. The maximum capacity of the Bellingham market is considered by
WCC staff to be 150 hosts. Our market analysis focused on the cost of market rate apartments as they represent
the most comparable housing type to the proposed on-campus student housing.
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CITY OF BELLINGHAM AVAILABILITY
According to a twice-yearly apartment survey conducted by the Washington Center for Real Estate Research
(WCRER) at the Runstad Center for Real Estate Studies at the University of Washington, the vacancy rate for
apartment units in Whatcom County has declined to 0.8% as of Spring 2016, and to 0.6% in Bellingham, well
below the state average of 3% (which is at an all-time low). The WCRER survey included 1,246 units in 13
apartment complexes in Bellingham. According to WCRER, rates below 3% are indicative of a shortage of rental
units. The average rent for the Bellingham apartment units surveyed was $862 a month and the average size
was approximately 730 square feet. The vacancy rates, average rents and rent per square foot in Bellingham for
Spring 2016 is shown on the table below.
Viewed over time, the drop in vacancy is pronounced and a corresponding increase in rents can be observed, as
shown on the graph below.
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Typically, a healthy vacancy rate for landlords and tenants (i.e. a market generally considered to be in
equilibrium) is approximately 5%, while a rate below 2% usually means potential tenants have few choices and
rents increase. To put the Bellingham area vacancy rate in perspective, it is useful to look at the Washington
State and US average vacancy rates over time, as shown on the table below.
Additionally, Spectrum analyzed data from Zillow on the Bellingham apartment market, which revealed a similar
trend: rent levels rising from approximately $800 per month in April 2011 to approximately $950 per month in
April of 2016. Because the Zillow data is collected monthly, there is significant volatility (blue line), however the
trendline (green) indicates approximately 19% growth over five years, or approximately 3.8% per year.
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Whatcom Community College Student Housing Feasibility Study
After a number of years of modest growth, Bellingham’s apartment inventory is projected to grow somewhat
more significantly in 2016 and 2017, with new apartment completions expected above 4% of total inventory
each year. Despite the recent inventory growth, the vacancy rate has remained under 1%, indicating an
extremely tight market. This is largely because Bellingham continues to grow steadily, resulting in growing
demand for apartments. For context, if Bellingham only grows at a modest 1% per year through 2017 (shown in
blue below), the total inventory (if all projected apartments are delivered) as a percentage of population will
increase from 18% in 2015 to 19.4% in 2017. Also for context, even in the highly unlikely event that none of the
755 units forecast to be delivered in 2017 are rented (i.e. 100% remain vacant), it would add just over 4% to the
current vacancy rate, bringing it to approximately 5%, considered to be the upper end of a tight rental market.
COMPARABLES
Bellingham Apartment Completions and Inventory 2010 - 2017
Year 2010 2011 2012 2013 2014 2015 2016 2017
Completions 0 10 111 101 285 424 680 755
Rolling 3-year Completions 121 222 497 810 1,389 1,859
Inventory 14,145 14,155 14,266 14,367 14,652 15,076 15,756 16,511
Population 80,885 81,070 81,360 82,310 82,810 83,580 84,416 85,260
Completions/Total Inventory 0.1% 0.8% 0.7% 2.0% 2.9% 4.5% 4.8%
Inventory/Population 17.5% 17.5% 17.5% 17.5% 17.7% 18.0% 18.7% 19.4%
Rolling 3-year Completions/Total Inventory 0.0% 0.9% 1.6% 3.5% 5.5% 9.2% 11.8%
Vacancy Rate 3.5% 2.4% 2.2% 1.8% 2.0% 0.6% 0.8%
Data sources: Ashworth Partners; Washington Center for Real Estate Research (WCRER), City of Bellingham
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Spectrum also reviewed rent levels at a number of private
apartment projects in the area surrounding the WCC campus
(shown on the map to the left) and found that the average rent
per unit was $941 per month, in line with the WCRER and Zillow
data referenced previously. Because students often rent
apartments together and pay by the bedroom, we divided the
total rent per unit by the number of bedrooms to derive a 2016
rent per bedroom, which was $590 per month, not including
utilities, internet, cable or parking (which can add approximately
$100 more per month). To calculate the 2020 rent per bedroom,
the 2016 rent was increased by an annual rate of 3%.
Rental Rate Comparison
Private Apartment Projects
Project Name Unit Type Size (SF)
2016
Rent/Unit
2016
Rent/SF
2016
Rent/BR
2020
Rent/BR
Regency Park 3BR/2B 1,088 1,119 1.03 373 420
Spring Creek Apartments 3BR/2B 1,108 1,295 1.17 432 486
The Vintage at Bellingham 2BR/1B 747 865 1.16 433 487
The Vintage at Bellingham 2BR/2B 797 865 1.09 433 487
Belleau Woods Apartments 2BR/1B small 962 875 0.91 438 492
Belleau Woods Apartments 2BR/1B large 976 910 0.93 455 512
Regency Park 2BR/1B 894 925 1.03 463 521
Belleau Woods Apartments 2BR/1.5B 730 940 1.29 470 529
Spring Creek Apartments 2BR/1B 860 950 1.10 475 535
Tullwood Apartments 3BR/2B 1,095 1,450 1.32 483 544
Belleau Woods Apartments 2BR/2B 780 980 1.26 490 551
Spring Creek Apartments 2BR/2B 960 995 1.04 498 560
Belleau Woods Apartments 2BR/2B 845 1,010 1.20 505 568
Tullwood Apartments 2BR/2B 875 1,100 1.26 550 619
Harbor Side Apartments 2BR/2B 1,240 1,250 1.01 625 703
Belleau Woods Apartments Studio 525 715 1.36 715 805
The Vintage at Bellingham 1BR/1B 585 720 1.23 720 810
The Vintage at Bellingham 1BR/1B w/Den 594 720 1.21 720 810
Harbor Side Apartments 1BR/1B 680 750 1.10 750 844
Belleau Woods Apartments 1BR/1B A 746 780 1.05 780 878
Regency Park 1BR/1B 732 806 1.10 806 907
Tullwood Apartments 1BR/1B 600 825 1.38 825 929
Belleau Woods Apartments 1BR/1B B 762 845 1.11 845 951
Spring Creek Apartments 1BR/1B 680 885 1.30 885 996
Average 828 941 1.14 590 664
Source: www.apartments.com
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Additionally, as part of the market analysis Spectrum looked at student housing rents at other community
colleges in the Puget Sound area, which are shown on the table below. It should be noted for comparison
purposes that Rainier Place at Edmonds Community College will be over 10 years old by the time on campus
apartments could be constructed at WCC. Relative to Shoreline Community College’s projected on-campus
housing rents, those at WCC will be priced 15%-18% lower. The student housing at Everett Community College is
in a low priced sub-market, is not located on-campus and will not have college programming or associated living-
learning community spaces, and is being designed as an “aPodment” or micro-unit style facility and will
therefore have lower rents than the type of on-campus housing that Spectrum recommends WCC construct.
Providing a variety of unit types within the student housing offering will allow for variety in price points and
living arrangements. While the majority of survey responders indicated that cost was a major factor in deciding
where to live, of the students responding to the survey, 42% indicated that they would be willing to pay an
increase of $100 or more to have their own bedroom and bathroom. While providing separate en suite
bathrooms for each bedroom would be prohibitively expensive, the unit mix and rents below assume single
bedroom occupancy and bathrooms shared by no more than two people. Based on the housing comparables
reviewed, Spectrum has identified the following rents as achievable:
Comparable Higher Education Housing Rents
2016
Rent/Bed
2020
Rent/Bed
Edmonds Community College (Rainier Place)
Studio Single (1 person/BR) 1,125$ 1,266$
Studio Shared(2 people/BR) 695$ 782$
2 BR Single (1 person/BR) 965$ 1,086$
4 BR (1 person/BR) 840$ 945$
Everett Community College
120 bed aPodment style (200 sf rooms) under construction,
with kitchens on every other floor, rented fully furnished. 895$ 1,007$
Shoreline Community College (Project in planning)
Studio Single (1 person/BR) 1,355$ 1,525$
2 BR / 1 BA Single (1 person/BR) 1,162$ 1,308$
4 BR (1 person/BR) 1,011$ 1,138$
Projected Whatcom Community College Student Housing Rents
2016
Rent/Bed
2020
Rent/Bed
Studio Single (1 person/BR) 1,150$ 1,294$
2 BR / 1 BA Single (1 person/BR) 950$ 1,069$
4 BR (1 person/BR) 850$ 957$
Projected Whatcom Community College Student Housing Rents
2016
Rent/Bed
2020
Rent/Bed
Studio Single (1 person/BR) 1,150$ 1,294$
2 BR / 1 BA Single (1 person/BR) 950$ 1,069$
4 BR / 2 BA (1 person/BR) 850$ 957$
Weighted Average (including non-revenue RA units) 851$ 958$
Weighted Average (not including non-revenue RA units) 874$ 984$
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Whatcom Community College Student Housing Feasibility Study
METHODOLOGY
Spectrum reviewed Whatcom Community College’s existing conditions with respect to enrollment trends,
projected growth, student demographics, and off-campus market conditions, and used these analyses to inform
the estimated demand for housing. Building upon that data analysis and working closely with WCC staff,
Spectrum developed a survey to evaluate student demand for new on-campus housing. Survey questions were
designed to assess current and future habits and preferences related to housing. Responses were sorted by
various demographic characteristics to further analyze trends that will impact demand. Data collected through
the survey formed the basis for Spectrum’s recommendations of the number of student beds and unit types to
satisfy current and future student demands.
In May 2016, the survey was administered electronically to the Whatcom Community College student
population. The survey was distributed via email to 7,151 students, representing all students who took credit-
bearing courses in the 2015-2016 academic year. 1,038 students completed the survey which represented a
survey participation rate of 14.5%. A copy of the student survey instrument and summary response data is
included in this document as Exhibit B.
The student characteristics most associated with demand for on-campus housing are full time student status,
under 25, single and without children. This should not be interpreted to mean that students who do not fit
these characteristics will not be interested, simply that those students who are over 25, not full time and or
have children are considered for analytical purposes to be less likely to want to live in a student housing
environment.
Of the 1,038 respondents 745, or 72%, were under the age of 25. Of those, 454 were also full time students,
representing 44% of all respondents, and of those (i.e. under 25 and full time), 412 or 40% of all respondents
were also single and without children (i.e. under 25 and full time and single without children). These
respondents, 40% of the total survey population, are considered to have met the base indicative criteria for
student housing demand.
The responses were then categorized by domestic and international student status and the same criteria as
above were applied. Among international students, 75% met the base indicative criteria (i.e. under 25 and full
time and single without children) however among domestic students only 36% did. Among the international
students that met the base indicative criteria, 57% indicated that they would be very interested (30%) or
interested (27%) in student housing. In contrast, among the domestic students that met the base indicative
criteria, 23% indicated they would be very interested (10%) or interested (13%). In short, international students
meeting base indicative criteria expressed three times the level “very interested” than domestic students and
two times the level of “interested”. These ratios are reflected in the demand analysis.
The demand for student housing, expressed as a recommended range of beds (i.e. a high demand scenario and a
low demand scenario), was determined using results from the student survey and current demographics.
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Step 1:
The analysis first determined the number and percentages of respondents are considered to have met the base
indicative criteria (defined above) for student housing demand (i.e. under 25 and full time and single without
children). This was done for all respondents and then broken out into international and domestic students.
Step 2:
To quantify demand, the percent of interested students meeting the base indicative criteria was then multiplied
by the number of students projected to be enrolled full time in 2020 to produce the gross potential demand for
on-campus housing.
Step 3:
Finally, a projected capture rate was applied to the gross potential demand to reflect that 100% of students that
met the base indicative criteria and indicated they were very interested or interested will not choose to live in
student housing. This reduction factor also takes into consideration that many students responding to the
survey are interested in the subject matter, which may have an influence on the responses and findings. The
capture rate is less for domestic students as it is assumed that these students have a greater propensity to
choose alternative housing options.
Step 4:
Both high demand and low demand scenarios were run, with aggressive and conservative student population
growth assumptions and capture rates, to determine a probable demand range.
PROJECTED DEMAND
Between now and 2020, Spectrum assumed under the high demand scenario that the international student
population at Whatcom Community College will grow by 10% annually, in line with recent growth. Under the
low demand scenario, the annual international student population growth was assumed to be 5%. In both the
high and low demand scenarios, the domestic student population was assumed to grow at 3% annually.
Under the high demand scenario, capture rates of 75% for international students and 30% for domestic students
were applied to the projected population meeting the base indicative criteria and indicating that they are “very
interested.” The capture rates applied were 35% and 20% respectively for the projected population meeting the
base indicative criteria and indicating that they are “interested.” This resulted in projected high demand of 246
beds.
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Under the low demand scenario, capture rates of 65% for international students and 25% for domestic students
were applied to the projected population meeting the base indicative criteria and indicating that they are “very
interested.” The capture rates applied were 30% and 15% respectively for the projected population meeting the
base indicative criteria and indicating that they are “interested.” This resulted in projected low demand of 186
beds.
High Demand Scenario
Current Year 2016
Year Student Housing Occupied 2020
Survey Response All Students Number Percent International Students
Total Respondents 1038 100.0% Current International Full Time Students 336
Age Under 18-25 745 71.8% Assumed Annual Growth Rate 10%
and Full Time 454 43.7% Projected International Full Time Students - 2020 492
and Single w/o Children 412 39.7% Percent Meeting Basic Criteria and "Very Interested" 30%
and Very Interested 123 11.8% Gross Potential Demand 148
and Interested 148 14.3% Capture Rate for "Very Interested" 75%
Total Meeting Criteria 271 26.1% Projected Demand for "Very Interested" (A) 111
Survey Response International Students Number Percent Percent Meeting Basic Criteria and "Interested" 27%
Total International Respondents 110 100.0% Gross Potential Demand 134
Age Under 18-25 102 92.7% Capture Rate for "Interested" 35%
and Full Time 94 85.5% Projected Demand for Interested" (B) 47
and Single w/o Children 82 74.5%
and Very Interested 33 30.0% Projected International Student Demand for College Housing (A + B) 158
and Interested 30 27.3% Assumed International Students in Homestay 150
Total Meeting Criteria 63 57.3% Remaining International Students (not in College Housing or Homestay) 184
Survey Response Domestic Students Number Percent Domestic Students
Total Domestic Respondents 925 100.0% Current Domestic Full-time/One-hundred+ Level Students (Total less International) 2,620
Age Under 18-25 643 69.5% Assumed Online Student Percent 5%
and Full Time 360 38.9% Less Online Only Domestic Students (131)
and Single w/o Children 330 35.7% Current Domestic Full Time Students 2,489
and Very Interested 90 9.7% Assumed Annual Growth Rate 3%
and Interested 118 12.8% Projected International Full Time Students - 2020 2,801
Total Meeting Criteria 208 22.5%
Percent Meeting Basic Criteria and "Very Interested" 10%
Projected Student Percentages Gross Potential Demand 273
International Students 64.0% Capture Rate for "Very Interested" 30%
Domestic Students 36.0% Projected Demand for "Very Interested" (C) 82
Total 1 100.0%
Percent Meeting Basic Criteria and "Interested" 13%
Meet Criteria and Very Interested 78.1% Gross Potential Demand 35
Meet Criteria and Somewhat Interested 21.9% Capture Rate for "Interested" 20%
Total 100.0% Projected Demand for "Interested" (D) 7
Projected Demand/Projected Full Time Students 7.5% Projected Domestic Student Demand for College Housing (C + D) 89
Sample Size/Current Full Time Students 36.7%
Projected Demand (A+B+C+D) 246
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Whatcom Community College Student Housing Feasibility Study
Based on the range indicated by the high and low demand scenarios, Spectrum concluded that 225 beds of
student housing would be an appropriate scale for WCC’s first student housing development, particularly if the
project is designed in such a way as to be able to accommodate future growth in the number of residents by
doubling up bedroom occupancy in certain unit types.
The projected demand was then compared to other Washington community colleges offering on-campus
housing to confirm that the findings were in line with ratios, as shown in the table below. The number of beds
proposed for WCC (i.e. 225) is slightly higher than the average of 4% beds to FTE ratio and the average of 15.5%
beds to contract funded FTE ratio and is in line with Whatcom’s peer institutions. FTE and contract funded FTE
numbers (which include running start students) are based on SBCTC data and were used for this analysis
because (1) it is critical to compare across the same metric, and (2) unfortunately SBCTC does not collect full
time student numbers by age category or international student enrollment numbers for each college. These
ratios are included as one of many metrics that Spectrum uses to assess the feasibility of and demand for
student housing and are not deterministic on their own.
Low Demand Scenario
Current Year 2016
Year Student Housing Occupied 2020
Survey Response All Students Number Percent International Students
Total Respondents 1038 100% Current International Full Time Students 336
Age Under 18-25 745 72% Assumed Annual Growth Rate 5%
and Full Time 454 44% Projected International Full Time Students - 2019/20 Academic Year 408
and Single w/o Children 412 40% Percent Meeting Basic Criteria and "Very Interested" 30%
and Very Interested 123 12% Gross Potential Demand 123
and Interested 148 14% Capture Rate for "Very Interested" 65%
Total Meeting Criteria 271 26% Projected Demand for "Very Interested" (A) 80
Survey Response International Students Number Percent Percent Meeting Basic Criteria and "Interested" 27%
Total International Respondents 110 100% Gross Potential Demand 111
Age Under 18-25 102 93% Capture Rate for "Interested" 30%
and Full Time 94 85% Projected Demand for Interested" (B) 33
and Single w/o Children 82 75%
and Very Interested 33 30% Projected International Student Demand for College Housing (A + B) 113
and Interested 30 27% Assumed International Students in Homestay 150
Total Meeting Criteria 63 57% Remaining International Students (not in College Housing or Homestay) 145
Survey Response Domestic Students Number Percent Domestic Students
Total Domestic Respondents 925 100% Current Domestic Full-time/One-hundred+ Level Students (Total less International) 2,620
Age Under 18-25 643 70% Assumed Online Student Percent 5%
and Full Time 360 39% Less Online Only Domestic Students (131)
and Single 330 36% Current Domestic Full Time Students 2,489
and Very Interested 90 10% Assumed Annual Growth Rate 3%
and Interested 118 13% Projected International Full Time Students - 2019/20 Academic Year 2,801
Total Meeting Criteria 208 22%
Percent Meeting Basic Criteria and "Very Interested" 10%
Projected Student Percentages Gross Potential Demand 273
International Students 61% Capture Rate for "Very Interested" 25%
Domestic Students 39% Projected Demand for "Very Interested" (C) 68
Total 1 100%
Percent Meeting Basic Criteria and "Interested" 13%
Meet Criteria and Very Interested 79% Gross Potential Demand 35
Meet Criteria and Somewhat Interested 21% Capture Rate for "Interested" 15%
Total 100% Projected Demand for "Interested" (D) 5
Projected Demand/Projected Full Time Students 5.8% Projected Domestic Student Demand for College Housing (C + D) 73
Sample Size/Current Full Time Students 36.7%
Projected Demand (A+B+C+D) 186
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ADDITIONAL FINDINGS:
Approximately 88% of respondents currently either rent housing or live with their parents or another
relative.
5% of student responders currently live with a homestay family.
Housing costs paid by students varied widely with 35% of respondents indicating that they currently pay
no rent and 19% indicating that they pay less than $499 per month, not including utilities, internet or
parking (typically equivalent to approximately $100 per month). At the other end of the Spectrum, 10%
of respondents pay over $900 per month not including utilities, internet or parking, equivalent to over
$1,000 per month for total housing costs.
67% of students responding indicated they would need to park a car on campus if they were to live in
student housing. The pro forma analysis included herein includes costs for 127 new surface parking
stalls, per the guidelines included in the campus master plan.
89% of survey responders currently live with 2 or more other people.
Among students that currently live at Village at Baker Creek, Belleau Woods, or Cascade Meadows
(WCC’s master-leased housing that it sub-leases to students), 83% indicated that they would be very
interested or interested in on-campus student housing, while 66% indicated the same for near-campus
housing (within a 15-minute walk).
Beds/FTEs 1
College Beds FTEs Ratio Notes
Wenatchee Valley College 75 3,111 2.4%
Bellevue College 354 11,654 3.0% Currently out to bid for GC, not yet completed
Edmonds Community College 234 7,296 3.2% Rainier Place, Sophie Court and Spencer Court
Skagit Valley College 140 4,115 3.4% Campus View Village; seven apartment buildings
Everett Community College 254 6,434 3.9% 120 bed aPodment under construction, 134 bed in planning, both off campus adjacent
Green River Community College 340 8,145 4.2% Campus Corner Apartments
Shoreline Community College 225 4,993 4.5% In planning for 2019 delivery
Yakima Valley Community College 234 4,045 5.8%
Big Bend Community College 200 2,021 9.9% Viking Hall and Philips Hall; two three-story buildings
Totals and Weighted Average 2,056 51,814 4.0%
Whatcom Community College (Low) 186 3,969 4.7%
Whatcom Community College (Recommended) 225 3,969 5.7%
Whatcom Community College (High) 246 3,969 6.2%
1 FTEs All Funding Sources, SBCTC Fall 2015 Report
Beds/Contract Funded FTEs
College Beds FTEs Ratio Notes
Edmonds Community College 234 2,692 8.7% Rainier Place, Sophie Court and Spencer Court
Green River Community College 340 3,493 9.7% Campus Corner Apartments
Bellevue College 354 3,443 10.3% Currently out to bid for GC, not yet completed
Wenatchee Valley College 75 567 13.2%
Everett Community College 254 1,135 22.4% 120 bed aPodment under construction, 134 bed in planning, both off campus adjacent
Skagit Valley College 140 512 27.3% Campus View Village; seven apartment buildings
Shoreline Community College 225 512 43.9% In planning for 2019 delivery
Yakima Valley Community College 234 513 45.6%
Big Bend Community College 200 379 52.8% Viking Hall and Philips Hall; two three-story buildings
Totals and Weighted Average 2,056 13,246 15.5%
Whatcom Community College (Low) 186 1,035 18.0%
Whatcom Community College (Recommended) 225 1,035 21.7%
Whatcom Community College (High) 246 1,035 23.8%
1 Contract Funded FTEs includes Running Start and Contract International students, SBCTC Fall 2015 Report
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Respondents were asked the importance of proximity to campus in their search for housing and 65% of
respondents believed it was very important / important in making their decision on where to live.
56% of students currently share a bathroom but only 14% share a bedroom.
80% of students were willing to share an apartment with other students in on-campus student housing.
RESIDENCY
85% of the survey respondents lived in the state of Washington prior to attending Whatcom Community College,
4% lived in the US but outside of Washington and 11% lived outside of the United States. Among students that
lived in Whatcom County prior to attending WCC, just over 50% indicated they would be very interested or
interested in either on-campus or near-campus housing.
PREFERENCES
Survey respondents were asked to rate how important various factors were in making their decision where to
live this year. Costs associated with housing ranked highest, followed by safety and security and a location close
to the WCC campus. Students ranked all the factors as follows:
INTERNATIONAL STUDENT RECRUITER SURVEY
In addition to the student survey, an email based survey of 16 active international student recruiters from China,
Japan, Vietnam, Indonesia and Thailand was conducted in June 2016. The recruiters were asked about the
importance of student housing, and those features and factors that are most important when students and their
families make a decision about what college to attend. The factor considered most important (significantly, with
a score two standard deviations above the mean) was safety and security. Safety and security was followed by a
student housing environment that creates community and friendships, and the third ranked factor was a
location within a short walk of campus. The factor considered least important was housing with as low a cost as
possible. The responses are summarized below.
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BUILDING SITE
The project site includes seven parcels totaling 7.91 acres and is located south of W. Kellogg Road and east of
Cordata Parkway. It exists now as an undeveloped field. The current zoning of the WCC-owned parcels Cordata
subarea 15 are classified as Commercial and the IMP proposes that these be changed to Institutional. Multi-unit
housing is allowed outright by the underlying zoning and the site is sufficiently large enough to accommodate
both the proposed building, parking and future development. The proposed site is located across Cordata
Parkway from the campus core.
UTILITIES
The site is well served by public utilities with gas, power, and water service at the north west and south of the
site. A 12” water main exists to the north and a 16” water main to the west and south as identified in the
following image. Fire hydrants and street lights occur in the north and south right of ways along Cordata
Parkway and W Kellogg Rd. The city storm system runs in W Kellogg RD and Cordata Parkway with private
storm mains at the east of the site. For the construction of the student housing, the exsiting utilities would be
extended to serve the new facility. Major infrastructure work beyond site limits is not anticipated.
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ENVIRONMENTAL
In 2015, Miller Environmental prepared a Critical Areas Report which included a wetland delineation and
evalutaion of the project site. The highest elevation on the property is approximately 170-feet above mean sea
level (MSL) in the northeast corner of the property. The lowest point is approximately 155-feet MSL within the
depression in Wetland B, in the northeast corner of the property. Five wetlands were identified on site, three
of which are not regulated by the City of Bellingham and are not required to have buffers. Setback requirements
from the wetlands or required buffers are 15’ around the perimeter per the Bellingham Municipal Code (BMC)
Chapter 16.55.340. No buildings, structures, paving or other hard surfacing may occur in the area of required
buffers and setbacks.
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Wetland C which is identified as a Category IV and requires a 50’ setback buffer is most centrally located on the
site with the most potential to restrict the development of the proposed student housing. Wetland D and A also
will limit the buildable area. Because Wetland B and the required buffer and setbacks take up approximately
one third of the total site, it is recommended that developing a Wetland Mitigation Bank Use plan to offset
project impacts be further evaluated by the College. It should be noted that development of the site for the
student housing and parking can occur without infill of the buffers, but the site plan will be more distributed and
future use of the site will be impacted.
An application to infill the wetlands and participate in mitigation banking, or replacement, will require approval
by the Army Corps of Engineers, the Department of Ecology and the City of Bellingham. The reporting
procedures are similar but the review durations can vary with the Army Corps and DOE taking three to four
months for approval. The City of Bellingham review process can take longer and is best pursued with an
understanding of what the proposed development will be.
Per further discussion with Ed Miller of Miller Environmental, it is understood that the five wetlands can be
infilled over time or all at once depending on the development needs. It should be noted that if future site
development is anticipated, it may be beneficial to infill and mitigate all wetlands to reduce the costs and
inefficiencies of seeking approval on multiple occasions. The regulations around wetland mitigation and BMC
continue to evolve and are likely to change in the foreseeable future and may become more stringent.
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For mitigation, the College has the option to replace (reconstruct) the wetlands on campus with a 2:1 ratio. This
option is likely less costly than paying into an offsite mitigation bank, but will require bonding by the College and
monitoring for a 10 year period. An alternative option, included in the project costs, is to buy credits and pay
into an offsite mitigation back.
DESIGN ASSUMPTIONS
Based on the findings of the demand study, Spectrum recommends an initial phase of student housing
development that will house 225 beds with future growth capacity to add 39 additonal beds thorugh shared
rooms. The proposed units are apartment style with kitchens and baths and are sized based on examples seen
on other campuses. The following design assumptions were made for use in developing a project pro forma
and preminary budget:
• Four levels maximum
• Four levels of wood frame (Type V) with a slab on grade
• Approximately 225 beds for students with growth capability up to 264 beds
• Unit mix consisting of 4BR/2BA, 2BR/1BA & studio/private bath
• Seven studio units for Resident Advisors (this could be lower depending upon WCC residential life
programming)
• RA work areas and storage on main level
• One shared laundry room on the main level (designed appropriately, this can be a safe and
attractive space for students to socialize)
• Community kitchen on the ground level adjacent to the main student lounge, which when designed
and programmed properly, can serve as important gathering place (47% of survey respondents
ranked this as an important or very important amenity, comparted to 16% that ranked it as
unimportant or very unimportant)
• Building lounge on the ground level
• 127 parking stalls adjacent to building
• Vinyl exterior windows of apartments
• Residential units located at ground level and upper floors
• Designed to meet minimum of LEED Silver
• The proposed student housing project does not include a fitness or dining facility
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A review of existing student housing projects influenced the unit sizes and ratio of unit types. The units are fully
furnished, have small bedrooms and shared common spaces. Additional unit examples are found in the Exhibit
A to this document.
BUILDING SIZE
A preliminary building program was developed based on the design assumptions identified above in an effort to
appropriately size the project. Approximately 79% of the total building is attributable to apartments. The
remaining square footage is assignable to circulation, building support and residential support spaces including
residential staff offices and work areas. The resulting estimate of 394 square feet per bed is in line with the
median of apartment style student housing projects in the western United States (374 square feet) as identified
by the College Housing Report.
As part of the potential development, dedicated parking will need to be provided for residents. As housing is
assumed to be a mix of apartment-style units, the current code parking requirement is 1 space for each studio
unit, 1.5 spaces for each one-or two-bedroom unit, and 2 spaces for each three-bedroom unit. The project
assumes four-bedroom units for which parking will need to be discussed with the College and the City. For the
purposes of this study, it has been assumed that two stalls for each four-bedroom unit would suffice, resulting in
a total stall count of approximately 120 – 127 stalls.
The following diagrams illustrate an appropriately sized building footprint in a scale relative to the overall site.
The footprint dimensions are based on a module that works for student apartment housing on either side of a
double loaded corridor. It is assumed that there would be future development on this site to include an
expansion of housing or other campus facilities. The parking shown is intended to support the student housing,
and future development may require additional parking facilities. The exact layout and building footprint would
be determined by an architect during the schematic design phase of the project.
Pedestrian crossing will require improvements in the right of way to include striped or raised cross walks to
ensure student safety. More than one crossing are recommend to provide connections across Cordata Way to
other College facilities. Careful design and positioning of the building in the NW corner of the site may still
allow for preservation of the Mt Baker view corridor, but this would require further study and a massing
analysis.
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Location A: Student Housing Proposed Building Siting Footprint: 22,175 SF Total SF: 88,700 SF (without basement) Height: 45’, four levels Construction: Four levels of wood frame (Type V) on a slab on grade foundation Beds: 225 to 260 sf per bed, some residential on the ground floor
Notes:
Housing located closer to existing campus buildings across Cordata
Option to preserve wetland B
Height of building may obstruct views from HNR building if not sited carefully
Development plan proposes building future development along Cordata to keep
buildings proximate to the rest of the existing campus
Defines campus corner and provides anchor at intersection of W Kellogg and
Cordata
Curb cuts for parking lots located off south access road to maintain traffic flow
on arterials
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Whatcom Community College Student Housing Feasibility Study
Location B: Student Housing Proposed Building Siting
Footprint: 22,175 SF Total SF: 88,700 SF (without basement) Height: 45’, four levels Construction: Four levels of wood frame (Type V) on a slab on grade foundation Beds: 225 to 260 sf per bed, some residential on the ground floor
Notes:
Housing located farther from existing campus buildings across Cordata requiring
greater pedestrian travel distance
Sited directly across from existing campus parking lot which could be beneficial if
there is excess parking there
Proposed to infill all wetlands to allow for future development of buildings and
parking (possible in both scenarios)
Building siting does not obstruct view of Mt. Baker from HNR building
Future development may consist of smaller footprints, or lower overall heights to
maintain view corridor
Loading can occur off of secondary street to the south
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Rainier Place Studio unit 400 sf
Rainier Place 2 bedroom unit 820 sf
Rainier Place 4 bedroom unit 1,350 sf
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Mission Bay 2 bedroom unit 692 sf
Mission Bay 2 bedroom unit 680 sf
Mission Bay 4 bedroom unit 1,082 sf
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EXHIBIT B – STUDENT SURVEY AND RESULTS
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Recommended