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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 http://www.useful-community-development.org/mixed-income-housing.html 1/7 7/3/2017 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 Privacy Policy become middle income Sitemap 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, Privacy Policy and bringing idealism and enthusiasm to many different projects and ventures? That would be the young people. Affiliate Disclosure 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. Search This Site For More Content On 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 �Custom Search be in their less versatile low-income situations. Search 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. http://www.useful-community-development.org/mixed-income-housing.html 2/7 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. http://www.useful-community-development.org/mixed-income-housing.html 3/7 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. http://www.useful-community-development.org/mixed-income-housing.html 4/7 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. http://www.useful-community-development.org/mixed-income-housing.html 5/7 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. http://www.useful-community-development.org/mixed-income-housing.html 6/7 7/3/2017 Mixed -Income Housing Makes Exciting Neighborhoods Community Development > Housing > Mixed -Income Housing Email Address First Name Subscribe Subscribe To Our Mailing List Print This Page * indicates required Copyright 2010-2017, by Nancy Thompson, www.useful-community-development.org Site is not legal advice. Site abides by this Privacy Policy. http://www.useful-community-development.org/mixed-income-housing.html 7/7