10 steps to creating a conversation

10
S TEPS
TO
CRE ATIN G A
CONVE RSATION
Community Design for
Affordable Homes and
Sustainable Places
INTRODUCTIONS
•Engagement
•Urban design
•Data research & GIS
•Modelling software
William
Morrish
•Dutch company
•Serious gaming for
urban planning
•Unique approach to
planning challenges
•Professor at Parsons New
School of Design
•Author of Planning to Stay
•Planning and design
NEXT GENERATION PLANNER
Community Leaders
•HUD Technical
Assistance Grant
•Webinar Organizer
•Rose Noonan, Executive Director, Housing Action Council
•Mike Blau, Town Administrator, Tarrytown
COMMUNITY DESIGN INSTITUTE GOALS
•Understand the potential of good site design to make a community more livable
•Understand the relative community impacts and benefits of new development that includes affordable homes
•Consider the interplay of multiple stakeholder values when
reviewing potential development
•Develop next steps for working to achieve strong communities that
include affordable homes
METHODS OF ENGAGEMENT OVER TIME
LATE 19TH C./ EARLY 20TH C. CAMPAIGN PITCH
METHODS OF ENGAGEMENT OVER TIME
MID 20TH C. RATIONAL PLANNING / PUBLIC NOTICES & HEARINGS
NOTICE OF PUBLIC HEARING
BY THE ORANGE COUNTY SUBDIVISION COMMITTEE
PROPOSAL: Vesting Tentative Tract Map 17388 (Saddle Crest Homes) The applicant is
requesting the conditional approval of a Vesting Tentative Tract Map for the creation of 68 numbered
lots and 21 lettered lots for the development of 65 single-family residential lots and 3 nonresidential
lots on 113.7 acres.
Pursuant to OC Subdivision Ordinance Section 7-9-254 (b), if approved by the Subdivision
Committee, this map must be conditioned to not permit any final map recordation(s) until the
associated General Plan and Specific Plan Amendments (PA110027) have been approved by the
County Board of Supervisors and become effective.
LOCATION: The project site is located in unincorporated Orange County north of the junction of
Live Oak Canyon Road with El Toro Road. The Cleveland National Forest is located to the north;
Santiago Canyon Estates is located to the east, with the Limestone-Whiting Wilderness Park located
to the southwest. The project site is located within the Third (3rd) Supervisorial District.
ENVIRONMENTAL DOCUMENTATION: Final EIR No. 661 has been prepared for the project and
needs to be certified by the Approving Authority (Board of Supervisors). This document covers VTTM
17388 and the associated General Plan and Specific Plan Amendments and the Area Plan
application.
PREVIOUS ACTION: On July 25, 2012, the Planning Commission recommended that the Board of
Supervisors certify the Final EIR and approve the associated permit application, PA110027, to amend
the General Plan and the Foothill/Trabuco Specific Plan and approve the Saddle Crest Area Plan.
HEARING DATE: August 15, 2012
HEARING TIME: 1:30 P.M. (Or as soon as possible thereafter)
HEARING LOCATION: Subdivision Committee Hearing Room B10 in the H.G. Osborne
Building at 300 N. Flower Street, at the corner of Santa Ana Blvd. and Flower Street in Santa Ana.
See other side for location map.
INVITATION TO BE HEARD:
METHODS OF ENGAGEMENT OVER TIME
LATE 20TH C. ADVOCACY PLANNING / CHARRETTES
METHODS OF ENGAGEMENT OVER TIME
EARLY 21TH CENTURY: BIG DATA / INFORMED & REAL-TIME DISCUSSION
TODAY’S FOCUS: MULTI-PLAYER GAMING
Transparency
Clarity
Social Learning
Consensus-building
MEDIATED PROCESS
Group
Collage 4
Group
Collage 3
p
to l
p
La ode
M
r
Facilitato
•Groups see results of changes
to each stakeholder value
p
to l
p
La ode
M
Group
Collage 2
•Facilitors input the changes
Participants
op
pt el
La od
M
•Working together each group modifies the site plan, using
the physical model
Group
Collage 1
r
Facilitato
•4 groups comprised of all
stakeholder groups
op
pt el
La od
M
r
Facilitato
r
Facilitato
PART A: CRE ATING A MODE L
Main Street - Tarrytown
Tarrytown Music Hall
Scenic Hudson Riverview Park
Landmark Eastview
Office Park
S TE P
1
TRANSLATE TRENDS AND NEEDS INTO
COMMUNITY DESIGN INFORMATION
What’s Happening with the People?
What’s Happening with the Place?
Population Change (2000 – 2010)
% Change
Population Change (2000
– 2010) in Population (Ages 65 – 84)
Legend
% Change Populatioin (65-84)
-80% – -25%
-25% – -10%
What Infrastructure Is Holding the
People and Places Together?
-10% – -0%
0% - 15%
15% - 40%
40% - 75%
-80% – -25%
-25% – -10%
-10% – -0%
0% – 15%
15% – 40%
40% – 75%
TARRYTOWN IN CONTEXT: CHANGING CONDITIONS
Age
•Median age rising in Tarrytown and in neighboring villages
•55+ years is growing percentage of population:
2000: 23%2010: 27%
•Growth coming at the expense of middle aged (20-54 years):
2000: 54%2010: 48%
Race
•All villages in the area growing in diversity
Travel to work
•Tarrytown commuters changing how they get to work (2000-2010)
- Residents: Driving down 5%, Work at home up 4.5%
- Workers: Driving down 9%, Public transit up 5%
•Major destinations # of workers
1. Greenburgh town 1,110
2. Manhattan 540
3. White Plains / Harrison 485
SLEEPY HOLLOW
MOUNT PLASEANT
TARRYTOWN
Site
White Plain
s
GREENBURGH
IRVINGTON
DOBBS FERRY
ARDSLEY
S TE P
2
LOCATE PROTOTYPICAL SITES FOR
ENABLING COMMUNITY CHANGE
ANALYSIS: Context, Spatial
Configuration, Stakeholders
Aquaduct Trail
dway
Broa
Greyfields and Town Centers
Ben
edic
t
119
Route
Ave.
GREYFIELD SITES
Ze
MOUNT PLASEANT
TARRYTOWN
Rt 119
Site
I87, I287 New
Yo
r
White Plain
s
I287
S
k
hruway
te T
ta
Broadway
•Several greyfield sites on Westchester corridors, particularly
Route 119 in Tarrytown and Greenburgh
Tapp
an
rdg
eB
•Real estate trends shifting away from single-use office parks
- more than a dozen communities across NJ, CA, VA have approved redevelopment plans w/ res, office, retail, hotel, etc.
SLEEPY HOLLOW
•An opportunity to transform greyfields into green neighborhood
building blocks
k wy
•6 million square feet of vacant office space in Westchester
•Suburban vacancy rates 17%, downtown vacancy 12% (US)
•National suburban office park development
- 1988-1989 - 160 million SF
- 2011-2012 - 12 million SF
Saw
ll
Mi
R
rP
e
iv
GREENBURGH
I87
IRVINGTON
DOBBS FERRY
S TE P
3
IDENTIFY INDICATORS OF POTENTIAL
IMPACTS AND OPPORTUNITIES
INDICATORS as Measures of Key
Impacts
Transportation: Parking, traffic
Finances: Market rates for sales/
rentals /construction costs
Schools: “Child yield,” property tax
contributions
Students
Traffic (new AM peak trips)
• 0.75 Single Family Home
• 0.44 Condo unit
• 0.41 Apartment unit
• 0.29 Retirement Unit
• 6.41 per 1,000 sq ft Retail
• 0.45 per employee Office Park
• 0.75 3BRs were assumed equivalent to single-family
• 0.56 2BRs were assumed to be midway between 1BRs and 3BRs
S TE P
4
SETTING OUT THE DESIGN PARAMETERS
3-story townhouse
STUDIO + 3BR
3-story townhouse
RENT
Site-based Parameters:
Zoning, wetlands, slopes
3 x 1BRs
MODEL
Sq Feet/Tile
No. Units/Tile
Building Use / Types
Homes, shops, offices, townhouses, apartment buildings
Levels of Affordability:
% of development, % AMI
RENT
Hyde Square Co-op, Jamaica Plain, MA, Photo: Jones et al.
Good Neighbors: Affordable Family Housing
All calculations are per tile
Affordable Units
Affordable Family Units
Market Units
Students
School District Cost**
Property Taxes
Tax for School District
Traffic (new AM peak trips)
Parking Required by Current Zoning
Parking Required by Suggested Zoning
Parking Zoning Change
Parking Spaces within Building
* Percentage of Affordable Units in Bldg.
Sq Feet/Tile
No. Units/Tile
2.1K
2,100 2
2.1K
3
Hyde Square Co-op, Jamaica Plain, MA, Photo: Jones et al.
Good Neighbors: Affordable Family Housing
at 20%*
at 50%*
at 100%*
.4
1
2
.4
1
2
1.6
1
0
.51
.80
1.27
$8.5K
$13.7K
$21.9K
$11.6K
$11.2K
$10.6K
$6.9K
$6.7K
$6.3K
1.15
1.13
1.10
5
2.5
- 2.5
2
** Marginal Cost
All calculations are per tile
Affordable Units
Affordable Family Units
Market Units
Students
School District Cost**
Property Taxes
Tax for School District
Traffic (new AM peak trips)
Parking Required by Current Zoning
Parking Required by Suggested Zoning
Parking Zoning Change
Parking Spaces within Building
* Percentage of Affordable Units in Bldg.
at 20%*
at 50%*
at 100%*
.6
1.5
3
0
0
0
2.4
1.5
0
.25
.32
.42
$4.3K
$5.4K
$7.2K
$11.6K
$11.2K
$10.6K
$6.9K
$6.7K
$6.3K
1.22
1.20
1.17
7.5
3
- 4.5
2
** Marginal Cost
Main Street - Tarrytown
Tarrytown Music Hall
Scenic Hudson Riverview Park
Landmark Eastview
Office Park
S TE P
5
BRINGING THE RIGHT
STAKEHOLDERS TO THE TABLE
The Neighbor
The Municipal Citizen
The Developer
The Affordable Housing Advocate
PART B: BUILDING TOGE THE R
S TE P
6
FOCUS STAKEHOLDERS ON
COMMUNITY DESIGN CHALLENGES
The Neighbor
How do their values relate to community design?
The Developer
How do their values relate to community design?
The Municipal Citizen
How do their values relate to community design?
The Affordable Housing Advocate
How do their values relate to community design?
1
Suggested Value:
Financial Viability
Quantitative Description:
Sales ($)
Rental ($)
2
Parking
Parking demand (suggested zoning)
3
Unit Type
Family units (2 BR or 3BR)
Young professionals (studios / 1BR)
Senior housing (1BR seniors)
Number of senior units
4
Traffic
Traffic (AM peak trips)
5
Tax
6
Affordability
Village Taxes ($)
School Tax ($)
Property taxes ($)
Student funding shortfall ($)
Number of affordable homes
7
Urban Design and Density
Lot coverage
Building coverage
Building height
8
Environmental
Wetland (square feet)
Open Space (square feet)
Playgrounds
9
Land Use
Commercial (office) sf
Retail sf
Residential sf
Rank:
S TE P
7
CREATE OPPORTUNITIES
THROUGH SITE DESIGN
Site Design:
Site plan layout, building
heights, street setbacks, open
space, site access
Zoning:
How should the site perform?
Sleepy Hollow Road
Meadow Street
Carrollwood Drive
Talleyrand Crescent
NEIGHBORHOOD
TYPOLOGIES
North (Sleepy Hollow Gardens)
- rental apartments, including affordable
- 1, 2 & 3 bedroom
East (Talleyrand Crescent)
- rental apartments
- 1 & 2 bedroom
- 20% affordable
West (Meadow Street Area)
- single family homes
- $293 - average price/SF in 10591 zipcode
BUILDING TYPES
S TE P
8
DEVELOP A COMMUNITY THROUGH
A MIX OF USES AND PEOPLE
What Kinds of Uses Fit the
Community Vision?
What Building Types Will Attract a Diversity of People
that Fits the Vision?
How Do the Uses and
Building Types Affect the Site
Design?
S TE P
9
VISUALIZE AND ASSESS
COMMUNITY DESIGNS
Is the Model Financially
Viable?
student co
traffic
parking de
What Indicators Raise Red
Flags for Some
Stakeholders?
parking (ge
tarrytown
school tax
units
Traffic
Parking Demand (sugg.)
New Units
Importance: 10%
Importance: 10%
Importance: 10%
Total amount of parking spaces demanded
by suggested zoning.
Total amount of new units.
Total amount of new AM peak trips
Do the Impacts Benefit All
Stakeholders?
parking de
Explanation:
Apartments (Senior, Design)
Apartments (1BR/2BR/3BR, Design)
3-Story Townhouse 1BRs (20% Design)
3-Story Townhouse 1BRs (100% Design)
3-Story Townhouse 3BR + Studio (20% Design)
3-Story Townhouse 3BR + Studio (50% Design)
3-Story Townhouse 3BR + Studio (100% Design)
3-Story Townhouse 2BRs (20% Design)
2-Story Townhouse (Market, Design)
US Parking Space (Design)
Commercial / Office (Design)
Retail/Garage 1-story (only connected to 4-story
apartments, Design)
2-Story Townhouse (Affordable, Design)
By taking 13 measures 149 trips have been
achieved.
13 trips
36 trips
9 trips
4 trips
4 trips
6 trips
3 trips
9 trips
14 trips
2 trips
36 trips
5 trips
2 trips
lot coverage
Explanation:
Additional units can be earned by taking extra measures
relevant to this indicator.
Explanation:
Measures
Apartments (Senior, Design)
Apartments (1BR/2BR/3BR, Design)
3-Story Townhouse 1BRs (20% Design)
3-Story Townhouse 1BRs (100% Design)
3-Story Townhouse 3BR + Studio (20% Design)
3-Story Townhouse 3BR + Studio (50% Design)
3-Story Townhouse 3BR + Studio (100% Design)
3-Story Townhouse 2BRs (20% Design)
2-Story Townhouse (Market, Design)
Commercial / Office (Design)
Retail/Garage 1-story (only connected to 4-story
apartments, Design)
2-Story Townhouse (Affordable, Design)
residents
48 spaces
120 spaces
24 spaces
12 spaces
10 spaces
15 spaces
7 spaces
22 spaces
38 spaces
54 spaces
12 spaces
Measures
Apartments (Senior, Design)
Apartments (1BR/2BR/3BR, Design)
3-Story Townhouse 1BRs (20% Design)
3-Story Townhouse 1BRs (100% Design)
3-Story Townhouse 3BR + Studio (20% Design)
3-Story Townhouse 3BR + Studio (50% Design)
3-Story Townhouse 3BR + Studio (100% Design)
3-Story Townhouse 2BRs (20% Design)
2-Story Townhouse (Market, Design)
2-Story Townhouse (Affordable, Design)
6 spaces
By taking 10 measures 213 units have been achieved.
By taking 12 measures 369 spaces have been achieved.
48 units
63 units
24 units
12 units
8 units
12 units
6 units
18 units
19 units
3 units
S TE P
10
RECALIBRATE DESIGN,
PARAMETERS AND VALUES
How can the Model Be Changed to
Ensure that Each Stakeholder’s
Values are Addressed?
What are the Key Negotiating Points
to Achieve a Community Vision?