Poverty Rates by Census Tracts The following document is a - - PowerPoint PPT Presentation

Poverty Rates by Census Tracts

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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.

HCDAG Meeting

July 25, 2018

HCD Area Analysis

Poverty Rates by Census Tracts

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Review

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

Poverty Rates by Census Tracts

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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

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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

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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

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Approach

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

400’

Street Network/Block Pattern Road Classification (Street Hierarchy) Lot/Building Types Transit Routes Existing Open Spaces and Tree canopy HRI Sites Note: Appendix contains Existing Conditions Analysis for Westover, Penrose and Spout Run/Lyon Village/North Highlands West

Penrose HCD:

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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)

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Proposed Building Typologies

Semi-detached Duplex Townhouse Stacked Flats

• 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

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Proposed Building Typologies

Mansion House Apartments

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Proposed Building Typologies

Garden Apartments Low-rise Garden Apartments Mid-rise Garden Apartments High-rise

Poverty Rates by Census Tracts

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Proposed Building Typologies

Liner Apartments Low-rise Liner Apartments Mid-rise

Poverty Rates by Census Tracts

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Proposed Building Typologies

Tower Apartments Low-rise Tower Apartments High-rise Tower Apartments Mid-rise

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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

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Height Analysis

• Surrounded by Single

Family

• Built out
• Smaller lots
• Not adjacent to primary

transportation network

Westover HCD Penrose HCD Spout Run, Lyon Village and North Highlands West

• 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

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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)

Poverty Rates by Census Tracts Westover Height Analysis

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

*

Heights of Existing Buildings: 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

Poverty Rates by Census Tracts Westover Height Analysis

Preliminary I deas

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.

Poverty Rates by Census Tracts Penrose Height Analysis

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

*

Maximum Permitted Heights and Density by Zoning District: Heights of Existing Buildings:

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

2nd St. S.

• S. Veitch St.
• S. Wayne St.

Poverty Rates by Census Tracts Penrose Height Analysis

Preliminary I deas

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.

Poverty Rates by Census Tracts Spout Run, Lyon Village and North Highlands West Height Analysis

Maximum Permitted Heights and Density by Zoning District:

Poverty Rates by Census Tracts

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

*

Heights of Existing Buildings: 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*

Spout Run, Lyon Village and North Highlands West Height Analysis

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

By-Right: 45’ and 72 u/a (C2 and S-3A) Special Exception: 45’ and 30 u/a (R15-30T)

Poverty Rates by Census Tracts

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.

Spout Run, Lyon Village and North Highlands West Height Analysis

Preliminary I deas

Single Family Edges

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I nitial Thinking: Review Process

SITES DEVELOPMENT OPTION PROPOSED REVIEW PATH

Non-HRI Sites

Add Units to an Existing Building (No Change in GFA) Administrative “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) Administrative* Additions or Infill Use Permit Partial or Full Redevelopment

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

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Parking Discussion

• Typically, is the prospective tenant’s expectation that off-

street 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?

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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?

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Parking Discussion (cont.)

• Is there transit near your building / development? Do

you/your tenants see that as a viable alternative to car

• wnership?
• What are your thoughts about shared parking lots and off-

site 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

• r enhanced.]
• How should / could we address parking for new units and

address existing units, which may be under-parked?

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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 2019 -Work towards final recommendations for

County Board consideration