Myths ANd Facts About Affordable & High Density H ousing

A Report by California Planning Roundtable California Department of Housing & Community Development N THE PAST 30 YEARS, Against this backdrop, it should overcrowded; buildings will clash CALIFORNIA’S HOUSING surprise no one that many communities with existing neighborhoods; people IPRICES HAVE STEADILY no longer accept won’t fit in; and maybe even a OUTPACED ITS RESIDENTS’ with open arms. When anyone proposes criminal element. INCOMES. Housing production hasn’t the development of affordable or Opponents often believe these kept up with job and household growth multifamily housing, ambivalence myths. But it’s essential to counter within the State.1 The location and about growth often shifts to hostility. these myths with facts. California type of new housing does not meet the Hostility feeds and strengthens certain desperately needs new affordable needs of many new California house- myths, and deep emotional perceptions housing to reverse recent increases holds. As a result, only one in five of how the world works. Myths— in overcrowding and overpayment. households can afford a typical home, important sources of meaning in all We also need new high-density overcrowding doubled in the 1990’s, societies—provide shared rationales for housing to support economic stability and more than three million California community members to behave in and prosperity. We need housing to households pay more than they can common ways, having a strong moral accommodate new workers and their afford for their housing.2 component, with clear lines between families and to economize on Meanwhile, the federal government right and wrong. Although myths infrastructure costs, while preserving has dramatically cut back programs are sometimes positive, they can open space and reducing the that used to help local governments also serve as shields for deeper and distance between homes and jobs. accommodate new growth. Voter- uglier motivations: , fear of Fortunately, the facts of imposed property tax and spending outsiders, and/or greed. When peo- California’s recent experiences with freezes have further constrained ple argue against new high-density high-density and affordable housing local governments from responding and affordable housing, often myths often contradict the myths. We can effectively to new growth. And are used to convince decision-makers now begin to rely on this recent affordable housing development, that the new development and its experience to reassure concerned while still funded in part by the residents don’t belong there. residents that the myths don’t have federal government, requires a larger Traffic will be too heavy; schools to come true. local commitment than ever before. will become

households will continue to rent Myth #1 single-family homes because they High-density housing is affordable housing; affordable offer more space in low-density housing is high-density housing. neighborhoods. For the most part, of course, low-density neighborhoods offer more Fact #1 expensive housing than high-density Not all high density housing is affordable to low-income families. areas. Detached homes cost much more than most apartments and his myth expresses an essential downtown San Diego are all examples condominiums. Among new units, the truth: more units per acre mean of upper-income areas where housing difference is even more striking; new Tlower land costs per unit, densities are quite high. Similarly, high-density units are much more especially if local governments allow most Californians know that low-density likely to be affordable than new single- builders meaningful density bonuses; neighborhoods often accommodate family units. smaller units cost less to build than people of modest means. The residents Density is not always enough, larger ones. To encourage housing of these neighborhoods often moved however. To ensure affordability, affordability, California cities do need in shortly after the homes were built local governments must intervene to promote higher densities. (several decades ago) —and before with programs and additional But we also know from experience the huge escalation in California’s concessions if the new high-density and observation that not all high-density home values that began in the early units are also to be affordable. For a housing is affordable to low-income 1970’s. With assistance, many fami- list of resources on affordable housing families. San Francisco’s Nob and lies with limited incomes will contin- techniques, see Resources: Making Telegraph Hills, Los Angeles’ ue to buy homes in these neighbor- Housing More Affordable, at the end Wilshire Corridor, and high-rises in hoods. Many other low-income of this report.

2 Myth #2 In many high-density High-density and affordable housing will cause too much traffic. neighborhoods, and in most neighborhoods with Fact #2 a mix of housing types, People who live in affordable housing own fewer cars and traffic isn’t a big drive less. problem.

n California’s six largest metro- politan areas, two-thirds of Low-income households own fewer Irenters and over three-fourths of cars, drive less the households living below the line own no vehicles or only one car, compared to 54 percent of 30 2.5 all households and 44 percent of homeowner households.3 With lower 25 car ownership rates come fewer 2.0 trips, and fewer single occupant auto commutes. According to the 20 National Personal Transportation 1.5 Survey in 1995, low-income households make 40 percent fewer 15 trips per household than other 1.0 households. Recent traffic growth 10 owes much to existing development. 0.5 In many high-density neighbor- 5 hoods, and in most neighborhoods with a mix of housing types, traffic (000 miles) hicle Miles Traveled Ve isn’t a big problem. Fewer auto trips 0 Number of Vehicles less $10- $15- $20- $35- $50- $75+ occur in higher-density areas. In a than $15 20 55 50 75 neighborhood of 15 homes to the $10 acre, one-third fewer auto trips Annual income ($000) Source: U.S. Energy Information Administration, Residential Transportation occur, compared to a standard Energy Comsumption Survey, Household Vehicles Energy Consumption, 1994 suburban tract.4 A 1990 survey by the Sierra Club’s Transportation Committee found that for every High-density housing can housing, stores serving doubling of neighborhood density, vehicle miles traveled are reduced encourage nearby retail neighborhood residents by 20 to 30 percent. development, along with move in, allowing residents Car ownership rates are less in ease of walking and transit to walk to buy groceries higher density areas. According to use. Mixing housing with or to the dry cleaner recent American Housing Survey data, multifamily developments commercial development instead of driving. have lower car ownership rates than is ever more crucial for Transit connections also single-family home tracts. traffic control, since non- become more common work trips constitute the when neighborhood density To encourage housing largest number of trips. increases, as transit is affordability, California Over three-fourths of only cost-effective at cities need to promote trips in Southern densities above eight or 5 higher densities. California are non-work 10 units per acre. trips. With high-density

3 Myth #3 Librarians, sheriffs’ High-density development strains public services and deputies, nurses, fire infrastructure. fighters, and many other Fact #3 vital members of our Compact development offers greater efficiency in use of communities all need public services and infrastructure. affordable housing.

igher-density residential Infill development can sometimes commercial districts and increase development requires less take advantage of unused capacity taxable sales—the primary source Hextensive infrastructure net- in public services and infrastructure. of revenue in most California works than does sprawl. California Communities can save taxpayers jurisdictions. developers must usually pay for and new residents money when According to the American sufficient infrastructure capacity to housing construction is allowed in Housing Survey, the development of serve their own projects. When areas where infrastructure and service single-family homes is much more communities cannot take advantage capacity has already been paid for likely to cause strain on local economies of scale in providing and is underutilized. Infill development schools than high-density development. infrastructure, extension costs rise. can also make use of a transit and In most cases, a single-family home High-density housing helps provide provide better access to services, can have two to three times the economies of scale both in trunk while improving economic viability. numbers of school aged children lines and in treatment plants. The Higher-density infill residential per household.6 cost savings can be passed on to development can translate to higher new residents, and the smaller debt retail sales. By approving new high- load can help ensure fiscal stability density development in infill locations, throughout the community. communities can revitalize stagnant

spouse and a child, the family Myth #4 would be a very low-income People who live in high-density and affordable housing household. A starting air-traffic won’t fit into my neighborhood. controller in San Diego County, with income barely higher than $31,000 Fact #4 a year, would also qualify for affordable People who need affordable housing already live and work housing. Librarians, sheriffs’ deputies, in your community. nurses, fire fighters, and many other vital members of our communities all need affordable housing. ccording to government than four-fifths (80%) of the area’s People motivated by these concerns definitions of affordable median income are officially lower- may just need to “meet” the residents Ahousing, families should income households; families earning of high-density and affordable housing. devote no more than 30% of their less than half of the median are Residents often have been long time income to rent or mortgage payments known as very low-income households. members of the community, and will and utilities. Affordable housing For example, a starting elementary continue to make contributions to often means housing whose residents or high-school teacher in Mountain their neighborhoods. For a list of don’t pay too large a share of their View (Santa Clara County), with a resources that can introduce people incomes on rent or a mortgage. gross monthly income of around to those who live in high-density Households earning lower $3,200, can afford to pay $960 a and affordable housing, see incomes can have a variety of month in rent, which qualifies as Resources: Meeting the Residents of occupational and educational low-income if the teacher lives Affordable Housing, at the end of backgrounds. Families earning less alone; if the salary must support a this report.

4 Myth #5 Affordable housing reduces property values. Architectural standards and adequate maintenance Fact #5 also strongly influence No study in California has ever shown that affordable property values housing developments reduce property values.7

any studies have been done. The truth is the single Tenure much more important than Mmost significant factor density in recent moves affecting property values is the pre- existing value of the land in a given community or area. This is turn is >_10 unit buildings Owners based on supply and demand, 2-to 9-unit bldgs. 21% 18% proximity to major urban centers, single- 9% 79% nearby attractions (beachfront property, family 82% panoramic views), any negative homes 91% factors such as environmental contaminants, and availability of 40% >_10 unit buildings Renters adequate infrastructure and services. Architectural standards and 2-to 9-unit bldgs. 37% 60% adequate maintenance also strongly single- 32% 63% influence property values, particularly family as they apply to affordable rental homes 68% properties. Properly maintained affordable housing developments, moved Did not move designed and built with sensitivity in past year to the architectural and aesthetic The majority of both renters and homeowners in California metropolitan areas move less than once a year. Homeowners move less often than renters, but standards desired by the community, even renters move seldom enough to form long-term ties to neighbors. may even increase property values.8 * Source: U.S. Dept. of HUD, American Housing Surveys for San Francisco- Oakland, San Jose, Los Angeles-Long Beach, San Diego, Riverside-San Bernardino, and Anaheim-Santa Ana.

Myth #6 Affordable housing tenants Residents of affordable housing move too often to be stable community members. invest in a neighborhood and community just as Fact #6 much as any other When rents are guaranteed to remain stable, tenants resident move less often. age children, where the mother and ccording to San Francisco’s percent, and much less than market- father attend PTA meetings, and BRIDGE Housing, annual rate renters. spend their spare time enjoying Aturnover in their affordable Affordable housing tenants and other community facilities. housing projects is less than 10 percent invest in a neighborhood and These families and other affordable annually. This turnover rate is community just as much as any housing tenants are concerned for approximately the same as most other resident. Affordable housing the public’s health and safety just single-family homeowners, around 10 tenants include families with school like other residents of the community.

5 Myth #7 High-density doesn’t mean High-density and affordable housing undermine community high-rise. When most people character. hear high-density housing, Fact #7 they imagine high-rise New affordable and high-density housing can always be housing. But in most designed to fit into existing communities. California cities, the market won’t even support high-rise ensity, as measured in units buildings. Local governments most housing. More often than per acre, can be a deceiving often encourage infill by reducing not, high-density development Dmeasurement, but new housing regulations and restrictions. now means two- and three- at between 20 and 50 units per acre New affordable housing differs can be designed to fit in most little or not at all from any other story wood frame garden California communities. The best development. When BRIDGE apartments that frequently way to convince people of this is to Housing opened its affordable are similar in scale to large show them how well new housing Pickleweed housing development in home luxury housing. can fit into their neighborhoods. see upscale Mill Valley, potential buyers Resources: Increasing housing for neighboring condominiums densities, at the end of this part, for mistook Pickleweed for the market- homes. Thanks to sensitive work by a list of slide shows and videos. rate project. And when Habitat for experienced architects, the new Communities can also achieve Humanity built its self-help project townhomes fit in perfectly (see case higher densities by filling in the in Rancho Santa Margarita, local study). These developments are proof existing urban fabric with second developers and subcontractors that affordable housing doesn’t mean units, duplexes, and conversion of contributed materials identical to high-rise slums. outmoded or abandoned commercial those used in nearby market-rate

Management & Design are Key. Myth #8 Local governments can also help High-density and affordable housing increase crime. protect the entire community, including new affordable housing residents themselves, by attending Fact #8 to details at the project level. Most The design and use of public spaces has a far more important is effective professional significant affect on crime than density or income levels. onsite management, with strong tenant-screening and good security systems. Design, too, can play an ensity does not cause crime. particularly the sense of ownership and important role in protecting residents For many years social scientists control that residents have over these and neighbors of high-density or Dhave asked whether high- areas, has far more significant affect affordable housing, especially by density housing causes crime. Not on crime than density or income levels. ensuring visibility. New developments one study has shown any relationship In neighborhoods suffering from should also contain a mix of unit between population or housing density disinvestment, particularly those types to accommodate different and violent crime rates; once residents’ areas lacking jobs and community kinds of households. When residents incomes are taken into account, the services, crime can be higher. have different occupations and effect of density on non-violent crime Local governments can help family types, someone will probably decreases to non-significance. address legitimate concerns about be home in the development almost After studying housing and crime by working with existing all the time. neighborhoods throughout the country, residents and law enforcement to Oscar Newman concluded that the develop community-based strategies design and use of public spaces, and to reduce crime.

6 planned to handle a large housing and Silicon Valley’s new In Conclusion number of new jobs. jobs. The site design, which features n this decade, California’s In 1991, Renaissance pedestrian-friendly walkways and persistent affordable housing Associates, a partnership between easy connections to the Tasman Ishortage has become so General Atlantic Development and Light Rail, will allow Renaissance commonplace that it seems natural. Forest City Development, proposed Village residents to leave their Planners and elected officials must with the landowners that San Jose cars—in their garages altogether. stop believing another pervasive rezone the site for over 1,500 The development also shows myth: that they can do nothing to moderate -- and high-density rental that, with advance planning and sen- create affordable housing. This apartments and for-sale town homes, sitivity to neighbors’ concerns, report shows that many California neighborhood retail, and a day-care NIMBY sentiments can be prevented. communities now believe they have center. San Jose readily agreed. The neighbors and the developers the creativity, resources, and will to The project developers started displayed an attitude of openness house all those who need shelter. As work early with neighbors living in that ensured both a smooth approval a result, they have established that, an existing single-family development process and a better project. in fact, California communities can on the site’s northern boundary to become more open, more accepting, provide appropriate transitions into San Paulo and better places for old-timers, new Renaissance, while making best use Good Design Beats NIMBYism immigrants, or their children. of the large existing road. In response in Irvine to neighbors’ concerns, the developers Case Studies located the lowest-density town home component adjacent to the Renaissance existing residences, and provided High-Density and Affordable ample setbacks between the new Housing Help Balance Silicon attached homes & the 1950s-vintage Valley single-family homes. The developers responded to concerns about traffic by canceling he City of Irvine, one of initial plans for a through street that California’s largest planned would connect the existing neighbor- Tcommunities, added tens of hood with Renaissance Village. thousands of new jobs as the This high-density development information economy boomed. But shows that often repeated myths the City’s housing supply—especially about the effects of high-density housing for families with modest igh-technology firms create housing on public services and incomes—could not keep up with thousands of jobs in Silicon transportation aren’t always true. its job creation. In late 1990s, the HValley, but housing San Jose’s ambitious plans for City and The Irvine Company, construction does not keep pace. employment development in the which owns all the undeveloped New workers have to commute long area led the City to require the con- land in the City, identified a 15-acre distances to reach their jobs. As a struction of more infrastructure than multifamily site as appropriate for result, Silicon Valley suffers from was eventually necessary both on new affordable housing. some of the worst traffic in California the site itself and in neighboring To ensure that such a large and and from the State’s highest housing areas of the City. Later, the City prominent new development would prices. In the late 1980s, San Jose determined that it could alleviate fit into West Village, the Irvine set out to clear traffic and ease the traffic throughout its road network neighborhood that surrounds it, The housing shortfall by changing its by shifting the location of new resi- Irvine Company contacted the Costa land-use policies. The Renaissance dences and workplaces. Mesa-based architecture firm of project, on a 56-acre site in north The composition of the project McLarand Vasquez & Partners San Jose, was originally designated itself, with over 250 affordable (MV&P). MV&P, which had also for research and development. It had apartments, market-rate apartments, designed the dense and highly enough infrastructure -- including a and attached ownership units, popular Corte Bella town homes wide road and convenient access to further assures balance between the across the street from the project site,

7 designed San Paulo’s 382 units in surrounding developments and and nearby a number of boutiques 27 separate buildings, with flats and neighboring residents’ desires to interspersed in a largely residential town homes of various sizes. San feel included in decisions, the neighborhood. The School and Paulo’s overall density reaches about development team has created a Church occupied over half of a city 25 units per acre, with room left over successful model for emulation block and the Church had rights to for two swimming pools, generous throughout southern California. the entire block. The bishop was landscaping, a tot lot, and numerous interested in developing housing on features to smooth the transition Midtown the underutilized area of the block. from San Paulo’s surroundings into Sacramento One of the famous Victorian houses its highest-density areas. Residents Play a Role in succumbed to a fire by transients. To show the City’s residents that Creating Affordable Family The Church had the remains removed affordable housing and its residents Housing in Neighborhood and was left with an and belong in Irvine, The Irvine Company potentially hazardous attraction next also met early with West Park Village to the School playground. Although residents. The neighbors were won there are high-rises housing elderly over by the open process and the residents in the midtown neighbor- high-quality design. The Irvine hood, community members and Company and the City emphasized Saint Francis parishioners didn’t that San Paulo’s residents would be perceive an affordable multifamily members of the Irvine community. housing project fitting in to the Teachers, firefighters, and other existing residential neighborhood. essential contributors to the City’s There was significant opposition to life previously forced out of the City building such a project. by its high housing prices would find Mercy Housing California an affordable place to live if San enlisted the assistance of Michael Paulo were approved. Friedman, an experienced in fill Also key to the project’s success development architect with Tong was the participation of its non-profit and Bottomly, to conduct a series of partner, San Francisco’s BRIDGE workshops to listen to community Housing. BRIDGE provided vital and parishioner concerns. To build advice on affordable housing to the the desired number of family units other members of the development composed of one-, two-, and three- team, assisted in the City’s approval idtown Sacramento boasts a bedroom units, the architectural process, and coordinated the project’s diverse mix of housing and firm designed the building from the financing, which came from City & Msmall businesses. Midtown inside out. Conscientious of local county sources and State-authorized streets are lined with early 1900 resident concerns, the project saved bonds and tax credits, with credit Victorian houses, some of which are the School playground while pre- enhancement by Sumitomo Bank, occupied by high-income families, serving the privacy of the new 46 Ltd. Forty percent of the units are others have been converted into affordable family housing units. affordable to families earning less multiple rental units and more still Additionally, local input resulted in than half of Orange County’s median are occupied by office-type businesses, new public space for the community income of $56,500; another 50 units primarily law firms. to enjoy. The project has been built are also designated as affordable to Building family housing in an and occupied for several years and low- and moderate-income families. established downtown isn’t easy, but has become an integral part of the In Irvine, the developer, architect, Mercy Housing California demonstrates midtown neighborhood. Residents non-profit partner, and City staff that when the lines of communication and parishioners, who at first feared needed to overcome one key obstacle: are opened, a dense multifamily the project, now point with pride to unfamiliarity. Residents’ preconceptions project can gain public support. the community asset they had a fit the myths—and not the reality— Saint Francis of Assisi hand in creating. of today’s mixed-income, non-profit Elementary School and Church is sponsored affordable housing. By located in a midtown neighborhood, being sensitive to both the design of a block from historic Sutter’s Fort

8 San Diego southern European character ideas, was one of six new successful Small Scale, Mixed-Income remains. Always a neighborhood affordable housing projects that first and then a commercial and has received the State Housing Housing is good fit for Little light industrial center, Little Italy’s Director’s Award for Housing Italy Neighborhood Development spirit is perhaps best typified by the Development Excellence in 2000. rebuilt Washington Elementary The Little Italy development School and development of the consists of 16 row homes, 12 adjacent Amici Park, which serves affordable rental lofts and 37 both as a playground for the school low- and moderate-income apart- and a park including a bocce ball ments. This successful development court for the community. Its lovely demonstrates that smaller scale, vistas now offer an urban neighbor- mixed-income housing can be hood with single-family homes, infilled in an urban setting. he sloping landscape at the condominiums, lofts and apartments. Continuing infill for-sale and northern downtown edge of The India Street commercial strip is rental residential projects is TSan Diego Bay was once alive with Italian restaurants, small further reinforcing little Italy’s home to the many Italian families cafes, art and graphic studios/galleries, distinctive character. Property has who derived a living from the highly specialty shops and low-rise offices. been acquired recently by the successful tuna fishing industry. Little Italy Neighborhood Redevelopment Agency for future Although large-scale commercial Development (LIND), one of the housing developments. fishing is now a memory, the district’s region’s most innovative residential What Does Density Look Like? Providing a broad range of housing densities is key to ensuring housing opportunities for all residents. Density is calculated by determining the number of dwelling units per acre (du/ac). But, what do different housing densities look like?

Coggins Square Pleasant Hill, Walnut Creek, CA Chesnut Place, Orange, CA Woodpark Apartments, Aliso Viejo, CA 42 Units/Acre 100 Unit/Acre 24 Units/Acre

Casa San Juan, Oxnard, CA San Marcos Apartments, Irvine, CA Fullerton City Lights, Fullerton, CA 64 Units/Acre of Family Housing 64 Units/Acre 83 Units/Acre

Russell Manor, Sacramento, CA Arroyo Vista Apartments, Mission Viejo, CA San Paulo Apartments, Irvine, CA 66 Unites/Acre of Elderly Housing 14 Units/Acre 25 Unit/Acre

9 and reform, growth man- and especially affordable housing and/or Resources agement, impact fees, environmental legislation, high-density housing. and administrative reform. $29 includes ome communities will need to see more shipping and handling. To order, call the Increasing Housing Densities in specific examples of good high-density Planners’ Bookstore at 312/955-9100. New and Existing Development Sand affordable housing before being con- vinced that they can live with it. In other Affordable Housing: Restoring the Dream. 15- Good Neighbors: Affordable Family Housing cases, residents may need to meet people who minute video (1989) by the Urban Land (Design for Living) by Tom Jones, William live in affordable housing. Almost universally, Institute promotes cost savings in single-family Pettus (Contributor), Michael Pyatok, and R. local governments and planners need advice housing through flexible development standards Thomas Jones. 1996. McGraw-Hill Professional and information about how best to ensure the and expedited processing. $34.95 for non-ULI Publishing. Based on the acclaimed AIA design of quality affordable and high-density members. Order number A-17. To order, call Design for Housing initiative and supported housing in their communities. Luckily, more 800/321-5011. by and NEA grant. This is an authoritative and more resources--books, pamphlets, hand- guide to modern affordable housing design. The Effects of Subsidized and Affordable books, slide shows, and videos--are becoming This landmark book provides architects, Housing on Property Values: available. This list includes only a few A Survey of landscape architects, planners, developers, resources; those interested are encouraged to Research. Out of 15 published papers on sub- advocates, government officials, and policy contact the California Department of Housing sidized housing, group homes for the handi- makers with workable answers for the design and Community Development (916/445-4728) capped, and manufactured housing, 14 con- of affordable, anesthetically pleasing housing. for ordering information on most of these - cluded that this housing had no significant lications and for additional suggestions. negative effects on the values of neighboring Density by Design: New Directions in properties. Some reported positive property Residential Development by Steven D. Fader, Making Housing More Affordable value effects. Free. To order, call HCD at Vincent Scully. 137 pages 2nd edition, March 916/445-4728. 15, 2000, Urban Land Institute (ULI). This Blue Print 2001: Housing Element Ideas and document provides innovative solutions to the Solutions for a Sustainable and Affordable Second Units. This paper, updated to reflect challenge of developing higher density housing Future, Bay Area Housing, 2001. Blue Print 1990 amendments to State law increasing the that will be successful in the marketplace. 2001 includes a large directory of housing permissible size of second units, describes the Case studies of 14 projects show how others programs and strategies with a wealth of case advantages of and statutory requirements for have implemented the best new ideas in studies, including adaptive reuse, air rights the development of second units. Free. To residential development and design. Projects development, infill development, second units order, call HCD at 916/445-4728. covered range in density from single-family and density bonus developments. subdivisions to downtown high-rise Meeting the Residents of apartments and illustrate many up-to-the There Goes the Neighborhood? The Impact of Affordable Housing minute concepts: new urbanism, transit-oriented Subsidized Multi-Family Housing on Urban development, mixed-income and mixed-housing California Homeless and Housing Coalition: A Neighborhoods, by Edward Goetz, Hin Kin types, urban infill, and adaptive use. They 42-minute video, Neighbors in Need, documents Lam and Anne Heitlinger. Center for Urban also reveal trends and standards for developing the experiences of three organizations in and Regional Affairs and Neighborhood projects that provide a sense of place, use establishing facilities for the homeless. The Planning for Community Revitalization, land efficiently without compromising livability, 1991 video features interviews with residents , Minnesota, 1996 and that can pass the twin tests of governmental and clients, as well as with one-skeptical approval and marketability. Affordable Housing Slide Show. This 1989 neighbor who now advocate for other similar slide show, also from LHEAP, focuses on the facilities, in Hayward, San Mateo County, and Compact Development Presentation. This pres- San Francisco Bay Area, on techniques for Los Angeles. $15. To order, call 916/447-0390. entation with 39 slides from the Local achieving housing affordability; available on Government Commission highlights some of Realize the Dream. The City of Fremont loan from HCD for the cost of mailing plus a the needs, myths and misconceptions about Housing Department produced a five-minute deposit. For more information, call HCD at compact housing and its role in helping to video, now available through HCD introducing 916/445-4728. create more livable communities. Slide shows decision-makers and citizens to the residents may be purchased or rented. $50.00 for Affordable Housing Handbook. of three of the City’s bond-financed mixed- A 1991 publi- complete set, $2.50 for individual slides, or income apartment projects. Features inter- cation of the California Coalition for Rural rent for $15.00 plus $50.00 deposit. Housing. This handbook offers an exhaustive views with residents of both subsidized and list of programs and policies that local govern- unsubsidized units. For information on how to Multifamily Residential Design Principles. The ments can use to ensure the construction, obtain, call HCD at 916/445-4728. City of Sacramento published this excellent rehabilitation, and preservation of affordable guidebook November 19, 1999 to provide We Call It Home: A Tour of Affordable Housing. housing. $5.00 To order, call CCRH at multifamily design guidelines for the City 16-minutes. Recent video produced by Marin 916/443-4448. Planning Commission. County’s Ecumenical Association for Housing Creating a Local Advisory Commission on (EAH) introduces several of EAH’s projects Big Blue Book of Affordable Housing Case Regulatory Barriers to Affordable Housing. This and the people who live there, in Marin and Studies, Alexander and Edwards Publishing, 1992 publication by the US Department of Contra Costa counties. $15 to purchase, 2000 Compact and Balanced Development: Housing and Urban Development guides local postage costs to borrow. Call Betty Pagett at Designs for California Living. This 15-minute governments that want to establish committees 415/258-1800. video by the American Institute of Architects to identify and reform ordinances and policies California Council provides tangible examples NIMBY fears, community perceptions: Analysis that reduce the supply of housing and of infill and higher-density developments that of Affordable and Market Rate Housing increase its costs. $4. To order, call HUD User enjoy community support, and highlights the Developments in Oakland, California, by at 800/245-2691. role of local governments in their approval Cathy Cha. Dept. of City and Regional Planning, and construction. AIA members: $25; non- Affordable Housing: Proactive & Reactive University of California at Berkeley, 1996 members: $40. To order, call 916/448-9082. Planning Strategies. This recent publication In late 1993, the AIACC will release a follow-up discusses both “affirmative” measures such HCD offers a website with a section titled: NIMBY Resources at www.hcd.ca.gov/hpd/nimby. urban design video demonstrating how to as, inclusionary zoning, linkage, affordable respond to community concerns, increase housing finance, affordable housing preservation, The page includes resources and tools for addressing NIMBY concerns about housing density, encourage mixed-use transit-oriented and infill-and reactive measures, including development, and obtain innovative financing.

10 Room Enough. This publication, by San 5Cambridge Systematics and Parsons Stan Hoffman Francisco’s Greenbelt Alliance, discusses five Brinckerhoff Quade & Douglas. Making the FAICP, Stanley R. Hoffman Associates, Los Angeles strategies using vacant land more effectively, Land Use Transportation Air Quality M. Thomas Jacobson building more housing along major streets, Connection: Analysis of Alternatives. Vol. 5 JD, AICP, Sonoma State University bringing homes and people downtown, adding Friends of Oregon second units on existing home sites, and Vivian Kahn 6 recycling lands no longer needed for industry American Housing Survey, 1999; National FAICP, Kahn/Mortimer/Associates, Oakland that communities can use to accommodate Multi Housing Council, Research Notes, more housing while meeting concerns about August 24, 2000 Sandra Massa-Lavitt community character and open space. $9. To Palm Desert 7Paul Cummings and John Landis, order, call Greenbelt Alliance at 415/543-4291. “Relationships between Affordable Housing Mike McCoy University of California, Davis Transit-Oriented, Mixed-Use and Developments and Neighboring Property Infill Development Values” (Berkeley: University of California Michael Moore Institute of Urban & Regional Development, 1993) City of Petaluma Building Livable Communities: A Policy- 8California Department of Housing and John W. McKenna maker’s Guide to Infill Development. The Community Development, “The Effects of San Clemente January 2001 publication from the Local Subsidized and Affordable Housing on Roberta Mundie Government Commission helps to answer two Property Values: A Survey of Research” AICP, Mundie & Associates, San Francisco of a policymaker’s most frequently asked (Sacramento: DHCD, 1988), 2 questions: “Why build in town?” and “What Steve Preston can local government do to encourage infill Published by the California FAICP, City of San Gabriel development?” This guidebook suggests a Planning Roundtable number of ways to create infill development in Marvin D. Roos your community. These include: planning The California Planning Roundtable is an AICP, Mainiero, Smith and Associates, Palm Springs proactively; assuring public participation; organization of experienced planning Janet Ruggiero using public facilities and development to professionals who are members of the FAICP, City of Citrus Heights attract investment; assisting with project American Planning Association. Membership financing; zoning for mixed-use and higher- is balanced between the public and private David Salazar density development; encouraging rehabilitation; sectors, and between Northern and Southern AICP, Claremont Graduate University providing in-kind assistance; streamlining the California. The mission of the Roundtable is permit process; providing public services; and R. Ann Siracusa to promote creativity and excellence in AICP, Santee addressing toxic contamination. planning by providing leadership in addressing important, unresolved planning issues in Richard B. Stephens Building Livable Communities: A Policymaker’s California. The AEI-CASC Companies, Colton Guide to Transit-Oriented Development. This is a companion guidebook on transit-oriented Susan Stoddard,PhD Members of the California Planning FAICP, InfoUse, Berkeley development from the Local Government Roundtable, May 2002: Commission. More and more, community leaders Woodie Tescher Jeff Carpenter are recognizing that building residences, EIP Associates, Los Angeles stores and work places near transit stops can AICP,Community Redevelopment Agency, City of Los Angeles play a major role in creating places where we Elaine Costello Frank Wein enjoy living, working and playing. The guide- AICP, City of Mountain View FAICP, DPDS, URS Corporation, Los Angeles book addresses the questions of “why build Mark Winogrond near transit?” and “why should elected Paul C. Crawford AICP, City of Culver City officials, land-use agencies and developers FAICP,Crawford Multari & Clark Associates, San Luis Obispo pay more attention to development near transit Cathy E. Creswell Project Team than to any other kind of development?” The Calif Dept. Housing and Community Development guidebook has helpful advice, model examples, Project Manager: and resources to help create livable, Linda C. Dalton Susan DeSantis transit-oriented communities in your region. PhD, AICP, California Polytechnic State University, San Luis Obispo California Planning Roundtable project team: David Early Notes Susan A. DeSantis Wayne Goldberg 1Statewide Housing Plan: Raising the Roof, IBI Group, Irvine Vivian Kahn California Housing Development Projections Marvin Roos Michael Dyett Janet Ruggiero and Constraints 1997-2020, California AICP, Dyett and Bhatia, San Francisco Department of Housing and Community David Early California Department of Housing & Community Development, May 2000 Development project team: Design, Community & Environment, Berkeley Cathy Creswell 2Still Locked Out: New Data Confirm that Paul McDougall California’s Housing Affordability Crisis Janet Fairbanks Paul Dirksen Continues, California Budget Project, AICP, San Diego Association of Governments, San Diego March 2001 Joanne Freilich Report Design and Production: AICP, UCLA Extension Public Policy Program, Los Angeles Pierre Rademaker Design 3American Housing Survey Wayne Goldberg www.rademakerdesign.com 4John Holtzclaw, 1997m Metropolitan AICP, City of Santa Rosa Transportation Commission, 1990 Household Cover Rendering © 2002 : Elizabeth Moule & Stefanos Polyzoides Travel Survey Al Herson FAICP, SAIC, Sacramento Architects and Urbanists Pasadena, CA Sharon Hightower Hightower/Associates, Claremont

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