City Council Presentation

Transcription

1 City Council Presentation Downtown Housing Strategy Summary June 21, 2007 Introduction Objectives for Housing Strategy Identify housing opportunities Support overall neighborhood objectives and City infill policies Prepare a set of City/Agency actions that support opportunities Process Site and market assessment Case study blocks Financial feasibility analysis Framework strategy Community DAT Housing Subcommittee Community workshop Focus Groups 1

2 Executive Summary Prepare master EIRs for priority development areas Support housing and mixed-use projects that implement City objectives Expedited development and design review process (dedicate staff) Flexible standards Infill financial incentive program Assemble land to create critical mass for new in-town neighborhoods Develop infrastructure that supports new residential and mixed-use projects Background 1 Framework strategy 2 Case study site feasibility analysis 3 Development review, standards and financial incentives 2

3 Framework Strategy Neighborhood objectives Opportunity sites Relationship with other downtown planning objectives Entertainment district master planning Active waterfront Employment Transit Streetscape Phasing priorities Land aggregation/assembly 1 investing in the central place for a region of one million people Framework Strategy: Neighborhoods May 7, 2007 Community Workshop 3

4 Framework Strategy: Neighborhoods Dameron Hospital Yosemite Neighborhood Eden Park Weber Neighborhood University Park Civic Center Marina District North Shore Miner Corridor Entertainment Transit Neighborhood West Shore South Point South Shore Elks District Little Manila Framework Strategy: Neighborhoods CBD/Arts and Entertainment District Ownership housing Recreation Historic preservation Workforce housing Commercial services/mixed-use Code enforcement Public safety 4

5 Framework Strategy: Neighborhoods Channel/Miner Corridor Ownership housing North/South Shore Ownership housing Commercial services Fremont Neighborhood Workforce housing Framework Strategy: Neighborhoods Magnolia Neighborhood/ Historic District Ownership housing Preservation Railroad Square/Transit District/ Young at Heart Neighborhood Higher density Code enforcement Security Affordable housing Workforce housing 5

6 Framework Strategy: Neighborhoods Gleason Neighborhood/Little Manila Preservation Affordable housing Mixed-use Shopping/commercial (regional?) Mormon Slough Workforce housing Framework Strategy: Neighborhoods West Midtown/Weber Neighborhood Commercial services Mixed-use University Park Affordable housing 6

7 Framework Strategy: Opportunity Sites Framework Strategy: Hospitality District 7

8 Framework Strategy: Transit/Access Regional Employment Center Framework Strategy: Streetscape 8

9 Framework Strategy: Parks Waterfront Promenade King Plaza Park Eden Park Fremont Park Gleason Park Framework Strategy: Phasing/Priorities INITIAL PHASE SOMA (South of Miner) 9

10 Framework Strategy: Waterfront Neighborhood Clean up Question Commercial use Commercial, Services Clean up Question Commercial use Framework Strategy: Waterfront Neighborhood Commercial, Services 10

11 Framework Strategy: Waterfront Neighborhood Implementation North Shore Master planning City/Agency owned land Master EIR Infrastructure planning Create Master Development Areas South Shore Complete toxic clean-up SouthPointe condos Office development Master planning Master EIR Infrastructure planning Create Master Development Area SUSD land swap City/Agency owned land Construct marina/promenade/morelli boat launch Framework Strategy: Fremont Park Neighborhood Post Office Reuse 11

12 Framework Strategy: Fremont Neighborhood Implementation Post Office reuse Master planning Master EIR Land assembly Relocate surface parking lots Create Master Development Area Create Connection to Miner Avenue Realign Fremont Street from Hunter to El Dorado Strong Neighborhoods/ Neighborhood Renaissance Initiative Case Study Site Feasibility Market opportunities Building and block studies Development feasibility analysis 2 12

13 Market Opportunities: Key Findings Ownership Residential Infill town homes/small lot single family Condominium conversion (apartments) Adaptive reuse non-residential buildings (small) Rental Housing Small scale infill: duplexes, tri-plexes, fourplexes Stacked flats (multiple level buildings) Adaptive reuse non-residential buildings (small) Commercial Retail New restaurant, specialty and service retail Local/regional owned businesses; national tenants Mid-size anchor retail Case Study Blocks Stockton Downtown Housing Strategy TT Case Study Blocks 13

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17 Development Feasibility: Key Findings Several case studies financially challenged Major feasibility factors/issues: Public infrastructure/improvement costs Development impact fees Current market conditions (sale prices/rents) Residential Early feasibility - ownership housing (town homes/small lot single family); condominium conversion Financially challenged - podium town homes/mixed-use; stacked flats (apartments)/mixed-use; adaptive reuse Retail (Mixed-use) Marginally feasible Development Review and Standards rewarding good behavior 3 supporting community and neighborhood objectives Expedited development and design review process Flexible standards Infill financial incentive program 17

18 Development Review Process: Rewarding Good Behavior Expedited development and design review process Dedicated staff team (ongoing development review process improvement) Master EIRs/master planning/infrastructure planning Infill projects that meet standards and guidelines have shorter ministerial review process Development Standards: Urban vs. Suburban Approach Flexible standards Mixed-use/infill overlay for targeted infill areas Context-based approach Assume open space and parking can be provided outside the lot line as it would be in a district Increase allowable densities Potential areas for adjusting standards: Reduction in required on-site parking Use Downtown Stockton standards for larger area and possibly all infill Reduction in open space requirements for mixed-use and urban infill multi-family 100 SF common space possibly reduce 40 SF of private open space possibly remove Districts Opportunity Areas 18

19 Development Incentives Infill financial incentive program Contribution of City and Agency owned property Fund Master EIRs for initial opportunity sites Pursue State and Federal Grants (Prop 1C, etc.) New Market Tax Credits Use of tax increment financing set asides for workforce housing, first time buyers program Historic preservation tax credits Extending North Shore promenade west to Louis Park Use Central Parking District for joint-use parking Summary and Next Steps Development Financial Incentive Program Detailed area planning to support master EIRs and marketing activities Activities to implement development of priority sites Master Development Areas Infrastructure planning Development process and standards update (underway) Coordinate housing and mixed-use strategies with other downtown planning efforts Hospitality District uses, parking, management and the future of Main Street Come back to City Council within three months with an update 19