2013 Development Without Displacement In Albany’s West Hill & West End Neighborhoods Lauren Ellmers Michael Jackson Desirae Mayo Debra Nelson Urban Community Development Instructor: Corianne Payton Scally, Ph.D. December 12, 2013 Development Without Displacement Abstract ABSTRACT In distressed urban neighborhood development planning, a community strives to transform undesirable space to create a desirable place. The West Hill/West End neighborhoods, like other distressed neighborhoods in the City of Albany, seek ways to promote investments and incentives to strengthen and stabilize their community. It is a challenge, however, for communities to increase the desirability of the neighborhood to encourage development in a way that minimizes the risk of displacement of residents and businesses. This paper explores ways to make the most of the natural and built resources to increase neighborhood desirability, retain and encourage affordable housing, attract desirable businesses, and apply zoning tools to enable these actions. Recommendations include ways to optimize existing urban green space as a resource in place making; support and retain affordable housing; retain and attract neighborhood businesses; and apply or adjust zoning laws and building regulations to transform spaces into desirable places by encouraging suitable development without displacing the current residents and businesses. i Development Without Displacement Table of Contents TABLE OF CONTENTS Abstract ............................................................................................................................................ i Table of Contents ............................................................................................................................ ii I. Introduction ................................................................................................................................ 1 II. Optimizing Green Spaces in Place Making............................................................................... 2 Urban Green Space for Health and Well-being .......................................................................... 2 West Hill/West End Neighborhood Green Spaces ...................................................................... 3 Community Place Making Principles, Recommendations and Resources .................................. 4 Consistency with Albany 2030 Comprehensive Plan ................................................................. 9 III. Keeping Affordable Housing Affordable .............................................................................. 10 Programs for Homeowners........................................................................................................ 10 Programs for Renters ................................................................................................................. 11 Programs for First Time Homebuyers ....................................................................................... 12 Students in Your Neighborhood ................................................................................................ 12 Community Land Trust ............................................................................................................. 13 Tax Incentives ........................................................................................................................... 13 Cooperative Housing ................................................................................................................. 14 Efficient Land Use .................................................................................................................... 14 IV. Developing Low Cost Business Space .................................................................................. 15 Supporting Entrepreneurs .......................................................................................................... 16 Identifying Potential Locations ................................................................................................. 17 Community Based Incubators ................................................................................................... 19 V. Using Zoning to Encourage Development without Displacement ........................................ 22 ii Development Without Displacement Table of Contents Inclusionary Zoning .................................................................................................................. 22 Maintaining Present Industries Within the Neighborhood ........................................................ 23 Maximizing Parcel and Building Size ....................................................................................... 24 The Costs of Housing Regulations ............................................................................................ 25 Learning from the Successes and Mistakes of Other Cities ...................................................... 26 VI. Conclusion ............................................................................................................................. 27 VII. References ............................................................................................................................ 29 iii Development Without Displacement Introduction I. INTRODUCTION In distressed urban neighborhood development planning, a community strives to transform undesirable space to create a desirable place. It is a challenge, however, for communities to increase the desirability of the neighborhood to encourage development in a way that minimizes the risk of displacement of residents and businesses. Nearly 75 percent of the West Hill/West End neighborhoods in Albany, New York are residential1, with areas of public green space and pockets of light industry and businesses. Within the core neighborhood, the CORe report2 documented a high frequency of vacant properties in the West Hill neighborhood, with approximately 16 percent of the tax parcels having vacant buildings and 13 percent of the tax parcels having vacant lots; additionally, damage was reported on more than half of all occupied buildings in this neighborhood. Considering that the West End neighborhood appears to have similar characteristics to the West Hill neighborhood, this paper will address the overall West Hill/West End neighborhoods together. These distressed neighborhoods seek to encourage development to improve their communities. To turn the tide and encourage development in these neighborhoods, the neighborhoods seek efforts to revitalize vacant buildings and reuse vacant lots, and provide incentives for renewal of occupied buildings.3 However, such development should be done in a way to minimize displacement of current residents from direct takings of property or other negative consequences such as loss of affordable housing or loss of businesses (e.g., from “gentrification” or a shift in the urban community toward wealthier residents or businesses at the expense of its poorer residents). This paper explores ways to make the most of the natural and built resources to increase neighborhood desirability, retain and encourage affordable housing, attract desirable businesses, and apply zoning tools to enable these actions. Recommendations include ways to optimize existing urban green space as a resource in place making; support and retain affordable housing; retain and attract neighborhood businesses; and apply or adjust zoning laws and building regulations to transform spaces into desirable places by encouraging suitable development without displacement of the current residents and businesses. 1 Kurlychek, Megan, and Corianne P. Scally. 2013. A Pilot Assessment of Neighborhood Conditions in Albany’s South End and West Hill for the Governor’s CORe Initiative. 2 Kurlychek, Megan, and Corianne P. Scally. 2013. A Pilot Assessment of Neighborhood Conditions in Albany’s South End and West Hill for the Governor’s CORe Initiative. 3 Kurlychek, Megan, and Corianne P. Scally. 2013. A Pilot Assessment of Neighborhood Conditions in Albany’s South End and West Hill for the Governor’s CORe Initiative. 1 | P a g e Development Without Displacement Green Space II. MAKING THE MOST OF WHAT YOU HAVE - OPTIMIZING GREEN SPACES IN PLACE MAKING URBAN GREEN SPACE FOR HEALTH AND WELL-BEING The practice of developing or redeveloping parks and open spaces as catalysts for revitalizing neighborhoods and communities is spreading throughout the United States.4 The green spaces of the West Hill/West End neighborhoods in Albany, New York are a unique, enviable, and under- utilized resource that can be an asset to this community, providing a sense of place and pride. There is a considerable body of research that demonstrates the positive impact of green space to enhance a sense of wellbeing and mental health, and improve the ability to cope with life’s ups and downs.5 Studies show that the most highly valued open spaces are those which enhance urban life by providing a variety of opportunities and physical settings, encouraging socialization, and supporting cultural diversity.6 Recently published research in the United Kingdom suggests that people are happier when living in urban areas with greater amounts of green space.7 Open space and green spaces in a neighborhood are one of the significant issues in planning strategies in neighborhood rehabilitation. The urban, primarily residential neighborhoods of West Hill/West End are roughly 550 acres in size and are anchored by the 80-acre Tivoli