10 STEPS TO CREATING A

CONVERSATION

Community Design for Affordable Homes and

Sustainable Places

INTRODUCTIONS

• Engagement• Urban design• Data research & GIS• Modelling software

William Morrish• Professor at Parsons New

School of Design• Author of Planning to Stay• Planning and design

NEXT GENERATION PLANNER

• Dutch company • Serious gaming for

urban planning• Unique approach to

planning challenges

Community Leaders

• Rose Noonan, Executive Director, Housing Action Council• Mike Blau, Town Administrator, Tarrytown• HUD Technical

Assistance Grant• Webinar Organizer

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: All persons either favoring or opposing this proposal and all supporting documents are invited to present their views at this hearing. It is requested that any written response be submitted to Orange County Planning prior to the hearing date. If you challenge the action taken on this proposal in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to Orange County Planning. For further information, call Kevin Canning at (714) 667-8847, e-mail at Kevin.Canning@ocpw.ocgov.com, or come to the Development Processing Center at the address indicated below. OC Planning

300 N. Flower Street Santa Ana, CA 92702-4048

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

• 4 groups comprised of all stakeholder groups

• Working together each group modifies the site plan, using

the physical model

• Facilitors input the changes • Groups see results of changes to each stakeholder value

Group Collage 1

Laptop

ModelFacilitator

Lapto

p

Model

Group

Collage 2

Laptop

Model

Facilitator

Gro

up

Colla

ge 4

Laptop

Model

Faci

litat

or

Participants

FacilitatorGroup Collage 3

MEDIATED PROCESS

PART A: CREATING A MODEL

Tarrytown Music HallMain Street - Tarrytown

Scenic Hudson Riverview Park

Landmark Eastview Office Park

What’s Happening with the People?

What’s Happening with the Place?

What Infrastructure Is Holding the People and Places Together?

TRANSLATE TRENDS AND NEEDS INTO COMMUNITY DESIGN INFORMATION

STEP

1

Legend

Population Change (2000 – 2010)% Change Populatioin (65-84)

-80% – -25%

-25% – -10%

-10% – -0%

0% - 15%

15% - 40%

40% - 75%

-80% – -25%

-25% – -10%

-10% – -0%

0% – 15%

15% – 40%

40% – 75%

Population Change (2000 – 2010)% Change in Population (Ages 65 – 84)

Site

SLEEPY HOLLOW MOUNT PLASEANT

IRVINGTON

TARRYTOWN

DOBBS FERRY ARDSLEY

GREENBURGH

White Plains

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 diversityTravel 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

LOCATE PROTOTYPICAL SITES FOR ENABLING COMMUNITY CHANGE

STEP

2

Route 119

Benedict Ave.

Aqu

aduc

t Tra

il

Bro

adw

ay

ANALYSIS: Context, Spatial Configuration, Stakeholders

Greyfields and Town Centers

• 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

• 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.

• Several greyfield sites on Westchester corridors, particularly Route 119 in Tarrytown and Greenburgh

• An opportunity to transform greyfields into green neighborhood building blocks

GREYFIELD SITES

Site

SLEEPY HOLLOW MOUNT PLASEANT

IRVINGTON

TARRYTOWN

DOBBS FERRY ARDSLEY

GREENBURGH

I87, I287 New York State Thruway

Broadw

ay

Tappan Zee Brdg Rt 119

I287

I87

Saw Mi ll Rive

r P

kwy

White Plains

IDENTIFY INDICATORS OF POTENTIAL IMPACTS AND OPPORTUNITIES

STEP

3INDICATORS as Measures of Key Impacts

Transportation: Parking, trafficFinances: Market rates for sales/rentals /construction costsSchools: “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

SETTING OUT THE DESIGN PARAMETERSSTEP

4Site-based Parameters: Zoning, wetlands, slopes

Building Use / TypesHomes, shops, offices, town-houses, apartment buildings

Levels of Affordability: % of development, % AMI

Students

Property TaxesTax for School District

Affordable UnitsAffordable Family UnitsMarket Units

at 20%* at 50%* at 100%*

School District Cost **.25 .32 .42

$4.3K $5.4K $7.2K

$11.6K $11.2K $10.6K

$6.9K $6.7K $6.3K

.6 1.5 3

0 0 0

2.4 1.5 0

* Percentage of Affordable Units in Bldg. ** Marginal Cost

Hyde Square Co-op, Jamaica Plain, MA, Photo: Jones et al. Good Neighbors: Affordable Family Housing

Traffic (new AM peak trips)Parking Required by Current ZoningParking Required by Suggested ZoningParking Zoning ChangeParking Spaces within Building

All calculations are per tile

3-story townhouse3 x 1BRs

Sq Feet/TileNo. Units/Tile

1.22 1.20 1.17

7.5

3

- 4.5

2

3

2.1K

MODEL

2,100

* Percentage of Affordable Units in Bldg. ** Marginal Cost

Hyde Square Co-op, Jamaica Plain, MA, Photo: Jones et al. Good Neighbors: Affordable Family Housing

3-story townhouseSTUDIO + 3BR

Sq Feet/TileNo. Units/Tile

Students

Property TaxesTax for School District

Affordable UnitsAffordable Family UnitsMarket Units

at 20%* at 50%* at 100%*

School District Cost **.51 .80 1.27

$8.5K $13.7K $21.9K

$11.6K $11.2K $10.6K

$6.9K $6.7K $6.3K

.4 1 2

.4 1 2

1.6 1 0

Traffic (new AM peak trips)Parking Required by Current ZoningParking Required by Suggested ZoningParking Zoning ChangeParking Spaces within Building

1.15 1.13 1.10

5

2.5

- 2.5

2

2

All calculations are per tile

2.1K

RENTRENT

Tarrytown Music HallMain Street - Tarrytown

Scenic Hudson Riverview Park

Landmark Eastview Office Park

BRINGING THE RIGHT STAKEHOLDERS TO THE TABLE

STEP

5The Neighbor

The Developer

The Municipal Citizen

The Affordable Housing Advocate

PART B: BUILDING TOGETHER

FOCUS STAKEHOLDERS ON COMMUNITY DESIGN CHALLENGES

STEP

6The Neighbor

How do their values relate to com-munity design?

The DeveloperHow do their values relate to com-

munity design?

The Municipal CitizenHow do their values relate to com-

munity design?

The Affordable Housing AdvocateHow do their values relate to com-

munity design?

Suggested Value: Quantitative Description: Rank: 1

Financial Viability 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 Village Taxes ($) School Tax ($) Property taxes ($) Student funding shortfall ($)

6 Affordability

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

CREATE OPPORTUNITIES THROUGH SITE DESIGN

STEP

7Site Design: Site plan layout, building heights, street setbacks, open space, site access

Zoning: How should the site perform?

Sleepy Hollow Road

Carrollwood Drive

Meadow Street

Talleyrand Crescent

BUILDING TYPES

North (Sleepy Hollow Gardens)- rental apartments, including affordable- 1, 2 & 3 bedroom

West (Meadow Street Area)- single family homes- $293 - average price/SF in 10591 zipcode

East (Talleyrand Crescent)- rental apartments- 1 & 2 bedroom- 20% affordable

BUILDING TYPES

NEIGHBORHOOD TYPOLOGIES

DEVELOP A COMMUNITY THROUGH A MIX OF USES AND PEOPLE

STEP

8What Kinds of Uses Fit the Community Vision?

What Building Types Will At-tract a Diversity of People that Fits the Vision?

How Do the Uses and Building Types Affect the Site Design?

VISUALIZE AND ASSESS COMMUNITY DESIGNS

STEP

9student co traffic parking de parking de tarrytownparking (ge school tax units residents lot coverage

TrafficImportance: 10%

Explanation:

Total amount of new AM peak trips

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-storyapartments, Design)2-Story Townhouse (Affordable, Design)

By taking 13 measures 149 trips have beenachieved.

13 trips36 trips9 trips4 trips4 trips6 trips3 trips9 trips14 trips2 trips36 trips5 trips

2 trips

48 spaces120 spaces24 spaces12 spaces10 spaces15 spaces7 spaces22 spaces38 spaces54 spaces12 spaces

6 spaces

MeasuresApartments (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-storyapartments, Design)2-Story Townhouse (Affordable, Design)

Parking Demand (sugg.)Importance: 10%

Explanation:

Total amount of parking spaces demandedby suggested zoning.

By taking 12 measures 369 spaces have been achieved.

48 units63 units24 units12 units8 units12 units6 units18 units19 units3 units

MeasuresApartments (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)

Additional units can be earned by taking extra measures relevant to this indicator.

New UnitsImportance: 10%

Explanation:

Total amount of new units.

By taking 10 measures 213 units have been achieved.

Is the Model Financially Viable?

Do the Impacts Benefit All Stakeholders?

What Indicators Raise Red Flags for Some Stakeholders?

RECALIBRATE DESIGN, PARAMETERS AND VALUES

STEP

10How 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?