Poverty Rates by Census Tracts

Transcription

1 The following document is a presentation that was delivered to the Housing Conservation District Advisory Group (HCDAG). The materials contained in this presentation (including several updates) were prepared for discussion purposes and should not be construed as recommendations or as suggestions for creating Small Area Plans for each of the HCDs. County staff has convened the Housing Conservation District Advisory Group made up of various stakeholders with distinct interests to enable early feedback as staff develops preliminary concepts and ideas for the HCD. 1

2 HCD Area Analysis HCDAG Meeting July 25, 2018

3 Review HCD Goals Preserve affordability Retention / renovation New construction Maintain neighborhood character (multi-family) Develop a range of tools Zoning Regulatory Financial incentives 3

4 Review Staff Research and Analysis (ongoing) Assessing existing conditions Height Neighborhood context Transportation network Zoning regulations Other (schools) Developing model site development scenarios Performing feasibility analysis Examining how to streamline/simplify development review process 4

5 Advisory Group Feedback Support for overall goals Input / needs: Opportunity to add units within buildings Clear permitting/approval processes Options for TDR Financial incentives (tax exemption/abatement) Mitigation of impacts for current low-income renters 5

6 Presentation Overview Preliminary Staff Ideas for Height and Building Typologies Approach to HCD Area Analysis Building Typologies (Existing and Proposed) Existing Height Provisions and General Height Considerations and Discussion: Westover Penrose Spout Run, Lyon Village and North Highlands West Zoning Incentives/Review Process for HCDs Parking Discussions 6

7 Approach Penrose HCD: Existing Conditions Character of Area (including HRIs) Street Network/Block Pattern Roadway Classification and Conditions Proximity to Transit Existing Open Spaces and Tree Canopy Lot Analysis Building Analysis Further Analysis Site Studies: infill, partial or full redevelopment Economic Analysis HRI Sites 400 Street Network/Block Pattern Transit Routes Existing Open Spaces and Tree canopy Note: Appendix contains Existing Conditions Analysis for Westover, Penrose and Spout Run/Lyon Village/North Highlands West Road Classification (Street Hierarchy) Lot/Building Types 7

8 Existing Building Typologies Single Family Semi-detached Duplex Townhouse Stacked Flats Garden Apartments (Low-rise, Mid-rise and High Rise): parking is below ground or surface Liner Apartments (Low-rise): parking is above ground lined by habitable space Semi-detached (Penrose) Duplex (Westover) Townhouse (Spout Run) Stacked Flats (Langston) Garden Apartments Low-rise (Westover) Garden Apartments Mid-rise (Spout Run) Garden Apartments High-rise (Spout Run) Liner Apartments Low-rise (Spout Run) 8

9 Proposed Building Typologies Cottages Semi-detached Duplex Townhouse Accessory Dwelling Units Stacked Flats Mansion House Apartments Garden Apartments (Low-rise, Mid-rise and High Rise): parking is below ground or surface Liner Apartments (Low-rise and Mid-rise): parking is above ground lined by habitable space Tower Apartments (High-rise): parking is above ground in podium Semi-detached Duplex Townhouse Stacked Flats 9

10 Proposed Building Typologies Mansion House Apartments 10

11 Proposed Building Typologies Garden Apartments Low-rise Garden Apartments Mid-rise Garden Apartments High-rise 11

12 Proposed Building Typologies Liner Apartments Low-rise Liner Apartments Mid-rise 12

13 Proposed Building Typologies Tower Apartments Low-rise Tower Apartments Mid-rise Tower Apartments High-rise 13

14 Proposed Building Typologies Goals: To promote a variety of building types that can provide more choices for affordable housing To determine which typologies are appropriate in each HCD To enhance the character of HCD (scale and mass) To promote height compatibility and transitioning 14

15 Height Analysis Westover HCD Penrose HCD Spout Run, Lyon Village and North Highlands West Surrounded by Single Family Built out Smaller lots Not adjacent to primary transportation network Single Family along southern edge and parts of eastern edges only Higher concentration of semi-detached dwellings Built out Smaller lots Not adjacent to primary transportation network Isolated from Single Family Bounded on all sides by major corridors Larger lots Large surface parking lots Adjacent to primary transportation network 15

16 Height Analysis Criteria For Preliminary Height Considerations: Surrounding Context Neighborhood Character Zoning Regulations Issues to be further evaluated and addressed: Transportation Schools New Pedestrian and Street Connections Open Space Historic Properties Existing single family edges abutting HCD boundary in Spout Run and Waverly Hills (thru Lee Highway Planning Study) 16

17 Westover Height Analysis Maximum Permitted Heights and Density by Zoning District: By-Right: 35 /3 ½ stories and 24 u/a Special Exception: 60 /6 stories and 24 u/a* or 120 /12 Stories and 30 u/a thru bonus** By-Right: 45 (S-3A) By-Right: 35 and 7 u/a (R6, C1); 35 and 5.4 u/a (R8) Special Exception: 35 and 10 u/a (R6) *For sites greater than or equal to 5 acres **For sites > 20,000 sf or 10 or more existing units Heights of Existing Buildings: * Existing Buildings and Heights Sites most at risk for height incompatibility (i.e. townhouses and single family) Red dot: Sites with 10 or more units Green dot: Sites > than 20,000 sf Sites > than or = 5 acres New townhouses under construction

18 Westover Height Analysis Poverty Rates by Census Tracts Preliminary Ideas Maximum Permitted Heights: 5 6 stories 4 stories Potential Open Space HRI Designated Sites* *HRI designated sites have not been fully considered. Preliminary heights shown here may not apply.

19 Penrose Height Analysis Maximum Permitted Heights and Density by Zoning District: By-Right: 40 /4 stories and 36 u/a Special Exception: 75 /8 stories and 36 u/a or 135 /14 Stories and 45 u/a thru bonus* By-Right: 45 and 72 u/a (C2 and S-3A) By-Right: 35 and 8 u/a Special Exception: 35 and 10 u/a *For sites > 20,000 sf or 10 or more existing units 2 nd St. S. S. Veitch St. S. Wayne St. Heights of Existing Buildings: * Existing Buildings and Heights Sites most at risk for height incompatibility (i.e. townhouses and single family) Red dot: Sites with 10 or more units Green dot: Sites > than 20,000 sf

20 Poverty Penrose Rates Height by Census Analysis Tracts Preliminary Ideas Maximum Permitted Heights: 6 8 stories 4 6 stories 3 4 stories Potential Open Space HRI Designated Sites* *HRI designated sites have not been fully considered. Preliminary heights shown here may not apply.

21 Poverty Spout Run, Rates Lyon by Census Village Tracts and North Highlands West Height Analysis Maximum Permitted Heights and Density by Zoning District:

22 Spout Run, Lyon Village and North Highlands West Height Analysis Poverty Rates by Census Tracts Maximum Permitted Heights and Density by Zoning District: RA 6-15: By-Right: 60 /6 stories and 48 u/a Special Exception: 125 /12 stories and 48 u/a or 185 /18 Stories and 60 u/a thru bonus* CO 1.5: By-Right: n/a Special Exception: sites < 20 acres, 10 stories and 110 u/a; sites > or = 20 acres, 18 stories and 110 u/a RA 8-18: By-Right: 40 /4 stories and 36 u/a Special Exception: 75 /8 stories and 36 u/a or 135 /14 Stories and 45 u/a thru bonus* RA 7-16: By-Right: 35 /3 ½ stories and 24 u/a Special Exception: 95 /10 stories and 43 u/a or 135 /14 Stories and 30 u/a thru bonus* By-Right: 45 and 72 u/a (C2 and S-3A) Special Exception: 45 and 30 u/a (R15-30T) Heights of Existing Buildings: * Existing Buildings and Heights Existing Buildings with heights above maximum permitted by Use Permit Sites most at risk for height incompatibility (i.e. townhouses and single family) Red dot: Sites with 10 or more units Green dot: Sites > than 20,000 sf By-Right: 35 and 8 u/a Special Exception: 35 and 10 u/a (R6, R5) *For sites > 20,000 sf or 10 or more existing units

23 Spout Run, Lyon Village and North Highlands West Height Analysis Poverty Rates by Census Tracts Preliminary Ideas Single Family Edges Maximum Permitted Heights: 10 + stories 6 10 stories 4 stories Potential Open Space HRI Designated Sites* *HRI designated sites have not been fully considered. Preliminary heights shown here may not apply.

24 Initial Thinking: Review Process SITES DEVELOPMENT OPTION PROPOSED REVIEW PATH Non-HRI Sites Add Units to an Existing Building Administrative (No Change in GFA) Minor Addition or Infill Major Additions or Infill Use Permit Partial or Full Redevelopment HRI Sites Add Units to an Existing Building* (No Change in GFA) Additions or Infill Partial or Full Redevelopment Administrative* Use Permit Minor Addition or Infill = Sites less than 20,000 SF or development < 50% of GFA increase Major Addition or Infill = Sites greater than 20,000 SF or development > 50% of GFA increase * Provided no alterations to exterior of buildings occur 24

25 Parking Discussion Typically, is the prospective tenant s expectation that offstreet parking be provided? Do you charge a separate fee for on-site parking? Do your tenants typically have more than one car per household? Are there current issues related to spill-over parking in the neighborhood? Are there complaints from neighbors or the civic association? 25

26 Parking Discussion (cont.) If the County were to offer a lower minimum parking ratio requirement than the current standard of (1:1.125), or offer flexibility for the County Board to modify the parking ratio through special exception approval, do you think this would be a helpful tool? What is the minimum parking you would want to offer your tenants based on the market demand? How might reduced parking requirements affect the ability to finance development? 26

27 Parking Discussion (cont.) Is there transit near your building / development? Do you/your tenants see that as a viable alternative to car ownership? What are your thoughts about shared parking lots and offsite parking? Are you supportive of utilizing the right-of-way to meet parking demand, through re-orientation / reallocation of street space? [It is assumed that sidewalk / streetscape is maintained or enhanced.] How should / could we address parking for new units and address existing units, which may be under-parked? 27

28 Next Steps August/September -Staff will: Continue feasibility analysis; modeling of site development scenarios Refine development review process ideas Develop appropriate financial tools Fall - Community Outreach HCDAG meetings Focus groups? Other Early Work towards final recommendations for County Board consideration 28