HomeMy WebLinkAbout7/5/2017 Item 12, Cross (3)
Christian, Kevin
From:Brett Cross <brettcross@yahoo.com>
Sent:Sunday, July
To:E-mail Council Website
Subject:San Luis Ranch Housing Mix
Dear Council Members,
As you are aware one of the areas of concern I have regarding the San Luis Ranch project is that the project is
inconsistent with Housing Element Policy
4.1 Within newly developed neighborhoods, housing that is affordable to various
economic strata should be intermixed rather than segregated into separate enclaves.
The mix should be comparable to the relative percentages of extremely low, very-low,
low, moderate and above-moderate income households in the City’s quantified
objectives.
The project clearly segregates the housing types. The NG 10 (developers label, which somewhere between R-1 and R 2
density), NG 20 and then the NG 30 area. The NG 30 area is only connected to the project by pedestrian access as well.
Mixing housing types benefits all the residents that live within that neighborhood not just those at the lower end of the
income range. There a lots of articles about the benefits of mixed housing types, not only the social benefits, but also
examples of site planning. Here is an article that discusses the benefits of mixing housing types Mixed-Income Housing
Makes Exciting Neighborhoods
Mixed-Income Housing Makes Exciting
Neighborhoods
A mixed-income housing stock strengthens our social contract. A
mixed-income neighborhood accessible to young pe...
Here is an example of site planning.
https://www.albemarle.org/albemarle/upload/images/forms_center/departments/community_development/forms/Neighbor
hood_Model/Neighborhood_Model_Design_Approch_for_Principle09.pdf
Sincerely,
Brett Cross
1217 Mariners Cove
San Luis Obispo
1
92
The Neighborhood Model: Building Block for the Development Areas
Section 6
9. MIXED H OUSING T YPES AND A FFORDABILITY
MIXED HOUSING TYPES
Mixing housing types successfully requires first understanding how housing translates into
density (dwelling units per acre). The Land Use Plan for the County describes two general
categories of density: Neighborhood Density contains a recommended range of 3 6 dwelling
units per acre. Urban Density contains a recommended range of 6 34 dwelling units per
acre. These two types of density generally translate into housing types. Low density housing
usually develops in a range of 1 2 dwellings per acre. The category of 3 6 dwelling units
per acre can range from small to large houses on relatively small lots to attached housing
(duplex-type units). Six units per acre usually includes small single-family homes and duplexes
or two unit attached housing. Over 6 units per acre usually results in townhouses, garden
apartments, and high density apartments. Figures 6:78 6:80 show some of these typical
housing types.
Figure 6:78 Six units per
acre is considered a small-
lot single family house.
Figure 6:79 9 to 14 units
per acre suggests town-
houses.
Figure 6:80 20 units per
acre and above implies
multi-family housing.
93
The Neighborhood Model: Building Block for the Development Areas
Design Approaches
Figure 6.83 At Harbor
Town, a new community
in Memphis, Tennessee, a
typical street features a
garden apartment
building next to shot
gun houses (excellent
starter homes), which are
in turn, next to small lot
single family houses, in
this case, zero lot line
houses.
Figure 6.81 At
Wyndcrest, a new
community in Silver
Spring, Maryland, single
family houses, duplexes
and townhouses all share
the view of a
neighborhood green.
Figure 6.82 An example
of four different units and
unit sizes arranged to
resemble a family farm
compound suggests how
creative approaches can
be employed at all scales.
Mix housing types within the same development.
Most new residential developments contain a
single type of housing. Single family residential
subdivisions generally have little variation in lot
size or housing type along a street or cul-de-sac.
Mixing lot sizes and housing sizes along the
same street and in the same block adds physical
variety to a street and increases density. Rather
than segregate incomes, it allows for a mixture of
incomes within blocks of a development.
Provide more opportunities for variety of Blocks,
Lots, and Fronts.
Blocks play an important role in the creation of
lots and pedestrian friendly environments. They
accommodate a range of building types and
densities and have the ability to support a variety
of uses. Several different types of blocks are
described and illustrated on the pages that
follow. These illustrations provide opportunities
for different housing-type mixes. Developers
should look toward the many creative and
imaginative ways to achieve different housing-
type mixes.
Townhouse,
detached garage
Figure 6.84 At King Farm
in Rockville, Md. each block
has a min. of 3 housing types
within it.
Small
townhouse
Townhouse
with
attached
garage
Affordable
Unit
Manor
House,
6-7 Units
Multi-
family
Single family
40 lot,
detached
garage
Single
family on
50 lot
Duplex,
attached
garage
To increase density to support expanding populations in the Development Areas and achieve a better
mix of housing, the following approaches are suggested:
94
The Neighborhood Model: Building Block for the Development Areas
Section 6
BLOCK TYPES
The Elongated Block
Definition: An elongated block is a rectangular
block which is generally twice as long as it is
deep. It contains a central T-shaped alley.
Features:
•While its width is generally about 220 feet
wide, its length can vary from 200 600 feet.
•Depth of lots can also vary.
•It allows for an infinite variety of lot widths
within a block and flexibility to readjust the
product to the marketplace.
•The alley may be placed off-center resulting
in lots of different depths on either side.
•Land uses and densities may be changed
across alleys (as opposed to thoroughfares).
•Blocks may be bent.
Varying the Block Length: The length of the
block can be adjusted to accommodate commer-
cial and pedestrian needs. One strategy would
be:
•Shorter towards the Center (200 300 feet in
length)
•Longer toward the General Area (300 400
feet in length)
•Longer still at the Fringe (400 600 feet in
length)
Varying the Block Depth: Block depth depends
on the intended activity and requirements for
parking
•For low-density residential uses, such as
single-family detached units and attached
units, a block depth of 220 feet from r.o.w.
line to r.o.w. line provides for 100-foot-deep
lots and 20 feet of width for an alley.
•For townhouse and multifamily plex units
with tuck under parking, the lot depth
could be 70 feet. If like units are back-to-
back, the block depth can be reduced to 160
feet.
•Commercial blocks and blocks accommodat-
ing multifamily buildings with parking lots
could be sized to accommodate an expected
parking load. Commercial blocks are usually
double the depth of a residential block;
however, this dimension should be refined
for the use.
•Blocks that change function, land use and
density across alleys should be sized
according to the requirements of each land
use and density. This will result in alleys
that are off-center within the block, which is
appropriate.
Figure 6:85 The Elongated Block.
95
The Neighborhood Model: Building Block for the Development Areas
Design Approaches
The Irregular Block
Definition: An irregular block is one whose
rectangular shape is varied and curved to provide
different length and width. The block size is not
prescribed.
Features:
•It has unlimited variations.
•It allows for changes in terrain.
Multiple uses on a
block
Townhouse Lots
Multifamily units
Elongated Block
Irregular Block
(with center
open)
Irregular
Block
(with pocket
park)
Retail Use
Neighborhood
Green
Single Family
Lots
THE LOT
With the block as a
structuring element,
Master Plans can
suggest the standards
governing the
platting, or the
making of individual
lots. Illustrations in the
Master Plans can
provide a guide to
individual developers in
producing their own
site plans. The
following lot types
illustrate different ways
to achieve a mixture of
housing types in a
neighborhood: Estate
Lots, Village Lots
Cottage Lots, Duplex
Lots, and Townhouse,
Live / Work Lots. In
addition Commercial
lots, while not shown
here, have their own
physical features which
can be placed within the
Neighborhood Model.
Regular Block
•It is also known as the organic block
because it was originally created by a
subdivision of land located between well-
used paths. It achieves a picturesque effect
while negotiating sloping terrain and
irregular property lines.
•Frontages of adjacent blocks need not be
parallel.
•In the case of excessive block depth, it is
possible to use a Close to provide an open
center.
Figure 6:86 An illustration of a
possible plan for a neighborhood
combining regular and irregular
blocks.
96
The Neighborhood Model: Building Block for the Development Areas
Section 6
Figure 6.87 LOT TYPES: ESTATE LOTS, COTTAGE LOTS AND VILLAGE LOTS
End grain
Figure 6.88 LOT TYPES: LIVE/WORK LOTS, TOWNHOUSE LOTS AND
DUPLEX LOTS
Side Street with Parking
Front
Street
TOWNHOUSE
LOT
DUPLEX LOT
Hollywood Drive
LIVE / WORK
LOTSAlleyAlleySide Street
Side Street Build-to Line
Side Street
Front
Street
VILLAGE LOT
ESTATE LOT
Shared Driveway
COTTAGE LOT
Leadwalk
Recessed Garage AlleyLOT TYPES
The residential lot allows for different types of housing and commercial structures as illustrated below:
97
The Neighborhood Model: Building Block for the Development Areas
Design Approaches
Figure 6.90 LOT TYPES: COMMERCIAL LOTS
Figure 6.89 LOT TYPES: MULTIFAMILY LOTS AND PLEX LOTS
Rear Parking
Side Street
Parking
Entry
Court
Enclosing Fence or Wall
Triplex
2 OVER 2 LOTAlleyFront
Street
Pad sites in front of Big Box Retail
Freestanding
Commercial
Structures
Front
Street
AlleyAlley
98
The Neighborhood Model: Building Block for the Development Areas
Section 6
Plex
N/A
If all units self
park, can be a
min. of 75ft.
In rear - tuck
under parking,
one additional
tandem space-
access is from
alley only
Cottage Lot
40-50*
100-120
Alley loaded
attached or
detached.
Consider
Hollywood
Drives.
All lot types.
0 on one side.
10 on the other
side.
32
Village Lot
50-70
100-150
Alley access
preferred
Plex Lots
Cottage lot
Townhouse lot
Duplex Lot
Live-work lot
Village Lot
Estate Lot
Estate Lot
70-90
> 110
Alley or front
access.
If front access, then
garage must be
recessed (as in
Village Lots
Cottage Lot (when
estate lot is alley
loaded)
Village Lot
Estate Lot
5 min for structures
less than 2
stories
15 min for
structures
2 stories or
higher
40
Duplex Lot
25-40*
90-110
Alley access
- attached or
detached
All but
Estate lots
Adjoined on
one side 5
setbacks**
32
Possible Lot Features by Type
Lot Type
Width
Depth
Garage and
Parking
Can Back Up To:
Min. Side Yard:
**Max Width of
Primary Facade:
99
The Neighborhood Model: Building Block for the Development Areas
Design Approaches
* Add 8 to all side street lots.
** If Fire Suppression is provided. (sprinkler).
Lead walks are suggested at all houses (Lead walk - the path from the house to the sidewalk parallel to the street).
Multifamily
N/A
As determined by
parking requirement.
Min. of 150ft
In rear - can be
accessed from alley,
side street or front
driveway
Multifamily Lots
Duplex Lots
Townhouse Lots
Live/work Lots
Cottage Lots
Commercial Lots
Commercial
N/A
Minimum 130
determined by
parking
requirements.
Surface or structure
behind building
preferred. Some side
parking is allowed.
Multifamily Lots
Townhouse Lots
Live/work Lots
Plex Lots
Commercial Lots
Townhouse Lot
16-24*
70-110
Alley access -
attached or
detached
All but Estate lots
N/A
No maximum
string lengths.
N/A
Live/work Lot
16-24*
90-110
Alley access - garage
discouraged to allow
for continuous
parking
All but Estate lots
N/A
N/A
100
The Neighborhood Model: Building Block for the Development Areas
Section 6
AFFORDABILITY
There are several different approaches to providing affordable housing in the Development
Areas and these options are described below:
1. Scatter affordable housing throughout a
neighborhood rather than concentrating it
in enclaves
A mix of diverse housing, including affordable
housing is shown in Figure 6:91 and 6:92 which
shows it is possible to provide diversity within a
highly marketable development. The illustrations
of Wyndcrest, a contemporary development in
Sandy Spring, Maryland, contained single family
houses selling at over $300,000 in 1996 with
subsidized townhouses at $80,000 and a number
of products in-between. Wyndcrest was highly
successful both from the point of view of the
developer as well as from a community design
perspective.
2. Make affordable housing look like all the
other housing with the only difference being
in size
It is important that affordable housing look like
market rate housing. Not only does this provide
a dignified presence on the street, but it avoids
the stigma often associated with housing
developments that are clearly affordable. This
blending in helps maintain overall property
values and allows for a variety of uses and
reuses over time. Figures 6:93 and 6:94 show a
proposal for several blocks known as North
Village in Alexandria, where market rate town-
houses are intermingled with apartments in
manor houses. These manor houses are
essentially buildings that look like large city
houses. Each manor house contains from 6 7
units, many of which are subsidized. Viewing the
ensemble from the street, it is impossible to tell
that subsidized or affordable housing is located
within the block.
Figures 6:93 & 6:94
North Village, a redeveloped
community in Alexandria,
Virginia features affordable,
multifamily units with the
look of large single family
homes. Some of these units
residents receive public
assistance with funding.
Figures 6:91 & 6:92
Wyndcrest, in Montgomery
County, Maryland gracefully
demonstrates a creative
approach to mixed income.
Plan courtesy of D/P-Z
Architects and Town
Planners
101
The Neighborhood Model: Building Block for the Development Areas
Design Approaches
Figure 6:96
3. Encourage the construction of accessory
apartments in ancillary structures
While this method may never be the primary
source for the production of affordable housing,
it does offer a natural method of providing
units for certain consumers. University students
and young professionals, in particular, often find
this type of housing quite amenable, providing
an additional revenue stream for owners (See
Figure 6:96).
Figure 6:95 This new
residence in the Orchard
Village neighborhood of
Chattanooga, Tennessee is
part of a dignified group of
affordable housing. The
density is 6.8 units per acre.
(Image from Good Neigh-
bors: Affordable Family
Housing)
7/3/2017 Mixed -Income Housing Makes Exciting Neighborhoods
Useful
Community
Development
Aspects Of Mixed -Income Housing Leads to
Community Vibrant Neighborhoods
Development:
Beautification
Mixed -income housing, either in one
building or in a district or neighborhood,
Code Enforcement
offers many social advantages and almost ��■ ?l
Comm Dev
no disadvantages. '
Overview
Mixed -Income Might Be
That's because mixed -income
Achieved by Mixing Building
Community
neighborhoods strengthen our social Sizes
networks and therefore expand what might
Organizations
be called the social capital that your town has to work with.
Crime Prevention
Many suburbs are homogeneous in socioeconomic level simply because
Deed Restrictions
the housing stock was developed in the same era and similarly priced at
the time. Then as new households buy or rent homes, the subtle social
Economic
cues keep people within their own income group.
Development
But consider the following benefits of a municipal or county policy to
Housing
promote mixed -income housing.
Planning
Benefits To Low -Income Households
Redevelopment
Lower income people tend to escape from poverty and improve their
Sprawl
productivity to society faster when they land in a higher income
Sustainability
neighborhood.
Zoning
This is true because of better role models and better social networks,
which help most of us get jobs. Of course living among some higher
Ebooks
income people also might allow some low-income people who are best
suited to becoming entrepreneurs to pursue opportunities of that type.
Visitors Say: For more detail on the improved outcomes for low-income people who
migrated in small numbers to higher -income areas from the Gautreaux
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Visitor Ideas,
"Bests;' Stories
Visitor Questions
Answered
Mixed -Income Housing Makes Exciting Neighborhoods
public housing in
Chicago, as opposed to
staying in low-income
neighborhoods, see our
housing affordability
page.
Site Information:
Here's an odd fact: Many
low-income people in
What's New
their early 20's tend to
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become middle income
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and high income folks
About Us later in life!
Consulting
Who are the people who bring vitality to our streets by adopting new
trends sooner than the rest of us, worrying about style and styling,
Contact Us
generally acting slightly or mostly outside over -prescribed social roles,
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and bringing idealism and enthusiasm to many different projects and
ventures? That would be the young people.
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If you price them out of your market, you've lost a significant source of
innovation. The mix of ages will enhance the possibility that you can
attract some of the creative class to your little corner of the world.
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Now Middle -Class Peopie tsenefit From more Diverse
Community
Neighborhoods
Development,
Middle income families and households are able to diversify their
Planning,
acquaintance base and thereby gain some of the benefits of getting
Sustainability, Other
acquainted with higher -income people to learn how they did it, as well
Civic Material:
as to observe the cautionary tales of how lower-income people came to
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be in their less versatile low-income situations.
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If the mixed -income strategy becomes intentional and also a part of
civic dialogue and consciousness, there's some hope that some of the
detrimental aspects of "keeping up with the Joneses" might be
mitigated.
When you live among people of lower income, there's a tendency to
appreciate how fortunate you are much more. And an appreciation of
the fact that it's the public spaces that make you really rich or really
poor might develop.
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7/3/2017 Mixed -Income Housing Makes Exciting Neighborhoods
A variety of shared facilities, access to nature, and a sense of
community are the true wealth that's worth worrying about, rather
than tennis shoes or logos on handbags.
Why Income Mixing Benefits Upper -Income Families
Higher income people also benefit from living in a mixed -income
housing situation. And I hope that many of them will recognize the
benefits to the soul of doing so.
It's tempting, I know, to barricade oneself off from the rest of society in
an attempt to find safety and avoid some of the more disturbing images
of the underclass.
But don't do it, if you're a high net worth individual. By only associating
with others who have figured out the money piece, you lose touch with
the common lot of humanity, at least in your own nation.
In becoming a wealthy person cowering in a gated community, you lose
the opportunity to be of service in a democratic society, to model how
restrained and noble wealth really can be, and to gain a really
appreciative audience.
Yes, we're saying that life will be more rewarding if you choose a mixed -
income housing community than if you seclude yourselves with others
who also are in the highest tax bracket.
For another perspective, take a look at the clean, simple, but thoughtful
Why Not in My Backyard web page that the Delaware Housing
Coalition put together to promote positive discussion about
inclusionary housing. Recently also we added a page to this website
about the Yes, In My Back Yard movement attempting to establish
itself in the U.S.
How to Build a Mixed -Income Housing Community
That Works
Many naturally occurring mixed -income housing neighborhoods
already exist. Nearly every small town and most small cities exhibit this
phenomenon.
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7/3/2017
Mixed -Income Housing Makes Exciting Neighborhoods
In newer developments, such as the one shown in the photo on this
page, a skillful architect can draw a good mix of larger and more modest
homes.
Many new urbanist communities come close to the mark. A few
neighborhoods in large cities have mastered the art, but often what
people call mixed -income communities actually consist of a mapped
district where incomes are still similar within a block.
Actually high-rise multi -family buildings in cities offer a relatively
abundant source of potential mixed -income housing. Different sizes of
units within the building are easily camouflaged.
The "big house" model is vitally important to creating mixed -income
housing that will be accepted by the community. What I call a "big
house" in quotation marks is the multi -family dwelling that is
architecturally nearly identical to a mansion. In reality, it could be two,
three, or four housing units.
There could be an
alley house, carriage
house, granny flat,
mother-in-law unit, or
whatever you want to
call it on the rear of
the property, offering one more accessory dwelling unit.
So if your architecture is well controlled, and you have a clever person
doing the controlling, a four -family with a granny flat, a one -family that
is a second residence for a person of huge wealth, a single-family that
is large but has to accommodate a large family who needs a rental
property in back to be able to keep up the payments, and a three-family
that consists of two smaller units downstairs and a large owner -
occupant unit upstairs can be side by side by side on a block.
With even more work than is evident in the new urbanist communities,
existing neighborhoods can be retrofitted to allow more of this type of
mixed -income housing.
Many cities are well equipped for the mix, especially when renovation
of upper level stories in a downtown or densely developed business
area is considered.
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7/3/2017 Mixed -Income Housing Makes Exciting Neighborhoods
In a more suburban example, ranch or tract houses of a certain age
might actually be able to be combined into two or more units by
connecting them with a new addition.
In this event, the lots are combined through a process that most cities
already have on their books in the form of subdivision regulation. Then
the logistics of dealing with different ground elevations and so forth are
worked out, and the new addition expands both homes.
The resultingtwo-houses-turned-into-a-building then becomes a
single-family residence for a more wealthy family, or it becomes a two-
family allowing both households more space.
If you do this along an entire block face, no one needs to know which
two -house combinations now house one family, two units, or even three
households. Check out the suburban retrofit idea if this sounds
interesting.
In new developments, a government actually can virtually require a mix
of incomes by specifying a minimum amount of affordable housing and
by providing incentive zoning for its development.
If you want to "require" higher income people to live with the rest of us,
that's a little harder.
However, you can do it through subdivision regulation policies that
prohibit really large lots, prohibiting gated communities, perhaps
prohibiting golf course communities and other planned developments
that emphasize high-end amenities, and limiting the size of single-family
homes in planned developments unless a particular percentage of
smaller square footage housing units also are provided.
Requirements for a large amount of public space also encourage a mix
of incomes by making smaller houses or apartments more marketable.
Social Benefits of Socioeconomic Diversity
These are just starting points. Begin by talking about Related Matt(
and convincing others of the societal benefits of
creating mixed -income housing neighborhoods and
new communities, if you live in a region that is growing.
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7/3/2017
Mixed -Income Housing Makes Exciting Neighborhoods
Let's talk just a little more about social capital. When a�
community increases its social capital, it means
increasing the acquaintanceship among networks of
social networks.
Most people in the business community have grasped
to some extent the power of networking.
The concept of social capital is that different networks
will benefit by having people who connect across the
networks. And you can escalate those social benefits in
a huge way if you think about how to provide mixed -
income housing in your town.
For civic life to work, in some sense the entire political
jurisdiction must become one big network.
I'm convinced that community poverty as an issue will
never be resolved, even though we have the means to
do so, UNLESS we explain clearly how higher income
and middle income associates are essential for many
people to raise themselves out of poverty. They need
successful acquaintances.
If we understand that key point, then hopefully some of
us will be willing to interact with people who are not
yet as successful as we are.
Inclusionary Zc
Infill Housir
Concentratiol
Poverty
Note that if only one neighborhood in a metropolitan area is willing to
participate in mixing incomes, it won't help much. Many or most
neighborhoods have to be willing to accept a few low income
households, who then will be able in some instances to move
themselves out of poverty.
Even if finances remain marginal, they will move themselves out of the
permanent underclass mentality that breeds crime, depression,
lethargy, civic apathy, and dull eyes.
The benefit of mixed -income housing is that the lowest income earners
may move into greater stability and prosperity. In a nation and world
desperately in need of productivity increases to lift us from frequent
threats of recession, this is really important, friends.
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Mixed -Income Housing Makes Exciting Neighborhoods
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