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Community leaders, professional experts and citi- are getting older on average, and driving less, the context of broader community change.
zens of Westchester Countys municipalities have and others are increasingly working at or closer Communities in Westchester can use this
been working hard in the last few years to generate to home. Local residents seek different lifestyles workbook to envision the role that development
a public conversation for a local and regional vision which demand changes in infrastructure services, can play in achieving affordable and sustainable
of thriving, beautiful, sustainable and diverse com- ecologically responsible rules, extended recre- communities and to understand a process that
munities that integrate affordable homes.1 ational networks and new mixed use land uses. will help them achieve this. This process can lead
It is not a simple planning, design and develop- Existing infrastructure is aging and working at full to direct benefits by facilitating a shared vision for
ment process to achieve this vision. capacity and natural systems are under stress. communities and achieving new development more
Rather, it is a complicated problem that calls New development that includes affordable homes inclusively, more effectively and more efficiently
for pre-development community design conversa- can play a role in meeting these demands. for all involved.
tions where stakeholders can model a diverse There is an opportunity to generate a new con-
set of issues and desired outcomes, such as land versation in which affordable housing is a part of 1 Affordable and affordability are complex terms that
vary according to community, state and national crite-
use planning at the regional and local levels, local the wider visioning about the potential direction of
ria. Affordability is broadly defined as a household that
needs for school seats, open space, affordable the municipalities within Westchester. pays no more than 30% of their monthly gross income
housing, economic growth and location-specific This workbook outlines a process of gather- towards housing. The U.S. Department of Housing and
concerns. ing, organizing and synthesizing a large stack of Urban Development (HUD) sets income limits for a variety
This effort is intended to develop an alterna- reports, plans and data into a set of next genera- of housing programs based on a standard called the Area
Median Income (AMI) for each metropolitan statistical
tive, more inclusive approach to modeling future tion interactive workshop tools that can be used to
area and which is further adjusted for family size. This
design and planning that may be of use to many understand multiple stakeholder values, to visual- model uses a 50% AMI for affordable housing units in
communities in Westchester at a time when ize impacts and opportunities in a transparent way, Westchester County, which assumes an income of $36,500
the social, physical and ecological realities of and to document decision-making negotiations in for a 1-person household, $41,700 for a 2-person house-
Westchester County are changing. Its residents order to shape the design of new developments in hold and $52,100 for a 4 person household in 2013.
S T E P 1. STEP 2.
Translate Trends and Needs into Locate Prototypical Sites
Community Design Information for Community Change
STEP 3. STEP 4.
Identify Indicators of Potential Set Out the Community
Impacts and Opportunities Design Parameters
STEP 5. STEP 6.
Bring the Key Stakeholders Focus Stakeholders on
to the Table Design Challenges
S T E P 7. STEP 8.
Create Opportunities Develop a Community through
through Site Design a Mix of Uses and People
STEP 9. S T E P 10 .
Visualize and Assess Recalibrate Designs,
Community Designs Parameters and Values
2 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
EXECUTIVE SUMMARY
This workbook broadsheet presents ten steps prototype sites; preparation of workshop materials; are prepared for the workshop through establishing
that developed from the work prepared for three and outreach to Institute attendees. The result the range of potential uses within the site (that may
Community Design Institutes facilitated by William of this research is a computer-based model that test what is permitted under current zoning), the
Morrish, Professor at Parsons New School of will be the basis for a community workshop that different potential building types (such as apart-
Design, and Adam Lubinsky, Principal of WXY sythesizes multiple data points and physical design ment buildings or townhouses), the kinds of tenure
Architecture + Urban Design, with Tygron Gaming parameters. ( i.e., whether a home is owned or rented) and levels
Software, held in March and May 2014. Attended by of affordability that could be associated with these
municipal leaders, planners, developers, advocates PA R T B: BUILDING TOGE THER buildings.
and land and design professionals, these insti-
tutes were supported by, among others, Homes for Steps 6 10 all were elements of the Institute ses- STEP 5.
Westchester and the Land Use Law Center at Pace sions. These day-long events included the following Bring the Key Stakeholders
Law School. This document distills a process that activities: to the Table
municipal leaders may want to undertake in order An introductory presentation of local trends, Every person views a new building development
to realize a vision for their village or town. policies, site parameters and description of through their own set of concerns and values, and
The Community Design Institutes involved workshop activities. together they offer a wealth of experience and
months of preliminary planning research, com- A physical modeling activity in which partici- constructive energy. Therefore, building a model
puter-based modeling and traditional workshop pants are able to create a site development requires a mix of the key stakeholders who are
techniques to allow participants to test devel- by placing building blocks and markers on a able to articulate a broad array of concerns and are
opment scenarios on two case study sites in plan that show the kinds of buildings; the mix open to creative ideas from civic leaders, municipal
Tarrytown and Pound Ridge. This process estab- of uses and types of homes; site access; ame- officials, developers, affordable housing advocates
lished a new paradigm for workshops by mediat- nities including parks, grocery stores, public and neighbors living adjacent to the development
ing the concerns and perspectives of the many transportation, community centers, theaters site.
stakeholders identified above through design and and services; landscaping; and levels of afford-
data in a modeling exercise and by providing live ability in the homes. PA R T B: BUILDING TOGE THER
feedback on the development scenario impacts. A computer model that both mirrors the par-
We utilized a 3-D interactive modeling software ticipants designs and calculates a range of STEP 6.
adapted to urban planning issuesthe Tygron impacts, such as parking, traffic generated, Focus Stakeholders on
Engineto shape scenarios based on the values a developers rate of return, property taxes, Design Challenges
of different stakeholders. By allowing multiple number of students and school costs. The design process begins concretely by address-
stakeholders to develop scenarios, collaborate A presentation of the participants designs ing a particular site and project. The participating
and negotiate, the tool streamlines the planning and revisions to those designs based on the stakeholders will identify the planning indicators
process and can sharply reduce the costs for feedback from the computer model. that represent their concerns, and they will begin
development projects while helping to ensure that Throughout this document, each of those steps to articulate how these concerns can be addressed
multiple stakeholders are satisfied. is explained, with examples provided from the within the site area.
This process allows stakeholders to explore a Institute activities and the preparation/informa-
variety of issues, such as urban design approaches, tion-gathering that is required, including what data S T E P 7.
planning policies, infrastructure needs and finan- sources should be reviewed and who should be Create Opportunities
cial viability. Through this modeling process, the interviewed. An overview of the ten steps follows: through Site Design
Community Design Institutes and this workbook Testing different site designs is a critical part
aim to: P A R T A : C R E AT I N G A M O D E L of understanding how a new development may
Highlight the potential of good site design to benefit or negatively impact a surrounding area.
make a community more livable. S T E P 1. Building heights, street setbacks, open space and
Clarify and integrate the impacts and benefits Translate Trends and Needs into site access are elements of a livable community,
of new development that includes affordable Community Design Information and this step provides an opportunity to reflect on
homes. Each town and village grows and changes in unique the current zoning and how it advances its stated
Address multiple stakeholder interests and ways and develops particular needs. In preparation purpose and the effort to build affordable homes.
show potential trade-offs in order to benefit a for the collaborative work of the process, research
wide range of stakeholders. must be conducted into changing demographic, STEP 8.
Identify clear next steps that can expedite the land use, infrastructure requirements and travel Develop a Community through
development process en route to achieving patterns. a Mix of Uses and People
strong, affordable communities. Defining a developments uses (e.g., homes,
There are a number of instances in which this pro- STEP 2. shops, offices) and the types of homes further
cess could be used, including these three: Locate Prototypical Sites clarifies the nature of the community, the mix of
A site owned by the municipality that they for Community Change activities that occurs there, the kinds of people
would like developed as part of the community The community trends and needs will provide a who will live there (e.g., seniors, young couples,
vision. strong indication of how land uses are changing, children) and the diversity of people in terms of
A site to be sold or recently purchased by a and as a result, where new development can meet race and income level. Establishing this approach
developer that may require re-thinking in terms these needs. Finding opportunities to accommo- requires some reconsideration of the site layout.
of future uses and zoning. date growth and change within an existing subur-
A site that is considered to be underutilized, ban landscape is more challenging and complicated STEP 9.
where planning work will help frame a com- than it may appear at first glance. Visualize and Assess
munity vision for the site and will help land- Community Designs
owners, potential developers and the general STEP 3. With the site layout, mix of uses, types of homes
community see the potential opportunities in Identify Indicators of Potential and levels of affordability established, the partici-
redevelopment. Impacts and Opportunities pants are able to reflect on how well the community
The intention of this workbook is to allow readers The potential development of prototypical sites design meets the expressed community needs and
to understand the ten steps undertaken before will bring a range of potential impacts. A plan- values. They are able to understand for example,
and at the Institutes, and to consider how this new ning indicator is a signal of problems as well as in quantitative terms, if the design meets a devel-
process might be put to work in their municipality opportunities. Indicators, such as schoolchildren opers need for financial viability, and in qualitative
in order to meet their communitys needs. or parking, should be measured in both quantitative terms, whether the design is appealing to the sites
and qualitative terms. neighbors.
P A R T A : C R E AT I N G A M O D E L
STEP 4. S T E P 10 .
Steps 1 5 all occurred before the Institutes, Set Out the Community Recalibrate Designs,
requiring data- and map-based research into Design Parameters Parameters and Values
primary and secondary sources: a review of At Step 4, we outline development constraints tied With all the feedback received from the assess-
documents such as local comprehensive plans; to physical features such as wetlands and steep ment step, the participants will reevaluate their
preliminary interviews with a range of stakehold- slopes and policies such as zoning, height restric- designs and make adjustments.
ers, officials and professionals; identification of tions and setbacks. In addition, design parameters
EXECUTIVE SUMMARY 3
PA R T A : C R E AT I N G A M O D E L
STEP
Translate
Trends and Needs
1 into Community
Design
Information
needs necessitated by new development, and Corresponding statistics show that in Irvington Population Change (2000 2010)
% Change Populatioin (65-84)
travel patterns. for example, school enrollment decreased by 200 -80% -25%
-25% -10%
We learned that modeling this data requires a students in less than ten years, from 2,000 to 1,800 -10% -0%
0% - 15%
process through which individual assessments and between 2003 and 2012 (Census data). 15% - 40%
40% - 75%
4 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
Reports show that there is six million square feet
of vacant office space across the county, much
of which is in greyfield office park sites along
highway corridors. Greyfields refer to buildings Heres What Research Actions
Challenges in
higher than estimates
projections. *CEQR Technical Manual: residential development
Citywide generates average .17 public school aged
Greyfield as prototypical site: Town center as prototypical site: Aerial view of Tarrytown center
Aerial view of Talleyrand Office Park
The community trends and needs will provide a the context is dynamic in terms of time and use.
strong indication of how land uses are changing, Children grow up and move out, even as their child-
and as a result, where new development can meet hood homes remain behind, often with only aging
these needs. Finding opportunities to accommo- parents occupying the household.
date change within an existing suburban land-
scape is more challenging and complicated than Spatial Configuration
it appears at first glance. In the suburbs, land parcels vary greatly in shape
Locating a productive site can begin with and land contour. This variation impacts and
a review of land use maps, parcel patterns and complicates the potential development capacity
real estate listings, but it also requires a deeper of each site. Prototypical suburban sites are multi-
investigation into a sites particular circumstances, dimensional locations, incorporating the sites
configuration and structure. The solution process square footage, width and changes in topography.
must address how a future set of uses will enrich
its surroundings, support local service, fit its Stakeholder Structure
geography and enhance natural systems. All of People cant be left out of the prototypical sites
these uses would be viewed through the lens of development. A sites actualization into a com-
the stakeholders needs. munity vision will be driven by the stakeholders
We are calling these sites that are critical to effort to learn and negotiate in the open together
a towns evolving vision prototypical sites since with other stakeholders.
change has the potential to develop more than one
site, and locating prototypical sites suggests that
there are similar places throughout the municipal- Prototypical Sites
ity that could benefit from change. An analysis of
prototypical sites begins with the following three for Westchester?
considerations:
One kind of prototypical site is a greyfield
Contextual Situation office complex with a huge amount of parking
Context is a familiar term used in community plan- lot area. Westchester County has documented
ning to refer to the geographic pattern and built in reports such as Office Park Housing: Adapting
environment of the neighborhood surrounding a Underutilized Office Parks for Housing, that these
particular site. We have added the term situa- sites are increasingly becoming defunct and out
tion to the word context to highlight the fact that of sync with the current needs of the towns. The
6 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
Heres What Identify the sites where both conditions
were in place: mixed use zoning and large, Here Are
You Can Do: underutilized site.
Determine opportunities for pedestrian-
the Sources
PL ACE friendly, reconnected communities. We Used:
Research Questions INFR ASTRUCTURE Reports
Where are the sites that offer Context for County & Municipal Planning in
Research Questions Westchester County and Policies to Guide County
opportunities for beneficial Planning, Adopted by Westchester County Planning
development within the town? How long does it take people to reach Board 5/6/2008, Amended 1/5/2010
services: shopping, transportation, Municipal Zoning Abstracts, Westchester,
Is there a pattern or series of patterns 2 0 13 , h t t p : // h a s t i n g s g o v . o r g / P a g e s /
of site types? schools? HastingsNY_Documents/01B78631-000F8513
office parks, predominantly constructed between development in a town center can help pump new
the 1960s and 1980s, were built in a car-dependent life into a towns heart.
period of time following the expansion of the high- Many town centers were developed more
way system. These office park buildings and the than a century ago, before cars were used on a
road corridors feeding them dramatically reshaped regular basis. The town and village centers across
the towns they landed in. Most of the sites were the county each have their own character, but
Ben
edic
t
developed to serve single use occupants and users. are similar in their pedestrian-friendly footprints
Ave.
Current trends point towards mixed use programs and small scales. There is a need in many town
that call for diverse development portfolios and or village centers for additional infrastructure
transit oriented development, allowing employees and amenitieswhether it be a need for sewage
to walk or take transit. infrastructure, volunteer firemen, or a bookstore
The redevelopment of these greyfields for caf and the foot traffic to sustain the shops. The
Aquaduct Trail
housing and other uses and amenities can help to right kind of development can leverage resources
enhance the livability of their surrounding areas, to put infrastructure and amenities into place.
Route
119 and bring the towns closer to the neighborhood- Useful models within Westchester include, for
oriented, pedestrian-friendly communities they example, towns like Tarrytown which have used
historically were and that are increasingly desired their downtown as a point of attractionsaving
today. their 130-year-old theatre and inspiring small
Developing multiple sites along the same business entrepreneurs to open shop. While they
dway
corridor, with the right design, could activate the developed as a place to live and work, over time
Broa
streetscape (which refers to the elements that con- they then became places to solely work, as homes
tribute the character of a street such as the road moved farther from the center.
and sidewalks, the adjoining buildings, benches With their pedestrian-friendly urban fabrics
and streetlights, paving materials and trees), cre- and historic charm, town centers provide a range
ating a more attractive walking environment and of opportunities for new homes and stores. One-
providing opportunity for small business, and could story buildings, large parking lots or vacant lots
enhance access to open spaces and parks. often sit on or adjacent to main streets and can be
The second prototypical site identified for used to create mixed use buildings. New homes in
examination is a town center site and is, in many these locations bring added benefits, such as the
ways, the complement to the greyfield site. As ability to leverage funding for infrastructure needs
The adjacent diagram shows the cul-de-sac
developments along Route 119 and, to the north, the conversion of the greyfield site can help rein- or to generate more foot traffic for existing or new
the historical street grid of Tarrytowns center. vigorate the structure of each town, additional businesses.
The development of a prototypical site will bring a property taxes. As a result, we created an indica- by local taxes (as opposed to state funding)are
range of potential impacts. A planning indicator tor that would measure the estimated property particular to the individual municipalities and
is both a signal of problems as well as planning taxes of the new development in relationship to school districts.
opportunities; it should be evaluated in both quan- the estimated cost of the new schoolchildren. It is also important to note that new students
titative and qualitative terms. This step in the pro- The indicator that we used to generate the do not truly generate the full cost-per-student (the
cess is focused on identifying the areas of impact, number of school children came from a 2006 study marginal cost is about 70%) since so many basic
gathering data and information to measure the conducted by Rutgers University that considered school costs are fixed costs that dont increase
impacts, and starting to consider how those areas the number of schoolchildren that may live in with new students.
of impacts should be addressed to best respond different types of homes, depending on number Sharing this information on the school-related
to emerging trends. Each area of impact has an of bedrooms and market value. In addition, our indicators at the outset of the workshops dispels
indicator that measures the impact. This step team did a sensitivity analysis by looking at an a number of myths, such as that developments
involves research into financial indicators such as adjacent development built in Tarrytown within the that include some affordable multi-family housing
construction costs, current market rents and sale last 15 years to see (based on 2010 Census data) always results in additional costs to the school
prices for homes. This research on indicators is fed if the Rutgers estimates were similar to what was district and taxpayers.
into the Tyron computer model. actually happening in the local context. We were
It is important to note that different stakehold- also careful to look at the school capacity trends Parking
ers will interpret the impact differently. Below are for the local school district. It is important to note Parking is another indicator that signifies an area
examples of indicators: that there are several Westchester districts that of opportunity and concern for different stakehold-
have declining enrollments where new students ers. On the one hand, many developers are bound
School-aged children are important to the sustainability of the schools. by zoning requirements created decades ago to
One indicator that many stakeholders focus on provide high levels of parking. This requirement is
is the number of potential school-age children Taxes expensive and is a cost that developers typically
that may live in a new development. The presence To understand the impact school-age children from cannot recoup in a suburban context. On other
of children is interpreted as a positive or nega- a new development would have on the local school hand, surrounding residents are often concerned
tive impact, depending on the perspective of the system, one needs to also understand how much that an under-provision of parking will mean resi-
stakeholder. While many people are eager to see tax revenue the new units will generate for the dents of the new development parking on surround-
family-oriented homes being created because they town and school district as well as the cost per ing streets. The number of spaces generated by a
often create long-term stability for a neighborhood, pupil at the local school. All of these numbersthe scenario is frequently a critical debate point and
many others view children as a concern in terms of amount assessed per unit, the cost per student, is increasingly an area targeted by municipalities
the potential impacts on local school capacity and and the percentage of cost per student covered for further study or for a zoning change.
8 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
Heres What Research Actions
Here Are the
Determine different sets of indicators
You Can Do: based on which prototype site you are Sources We Used:
addressing.
I N D I C AT O R S Delineate difference between physical/ Real Estate
Second Quarter Residential Real Estate Sales Report:
numerical indicators and financial Westchester and Putnam Counties, New York (Hudson
Research Questions indicators (i.e., number of students vs. cost gateway Multiple Listing Service, Inc.), 2012
of students): Westchester County AMI Sales & Rent Information,
What are the general categories of http://homes.westchestergov.com/images/stories/
Number of students relates to school pdfs/incomesalesrentlimits.pdf
indicators? Comparables: Researched a number of real estate
capacity as well as implications on budgets. listing and news sites for both residential and com-
Who should be consulted to get an
Cost of students indicates fiscal impact/ mercial properties,
understanding of critical issues? http://www.zillow.com/
budget implications. http://www.trulia.com/
Which constituencies should we
Determine key indicators that could impact http://www.loopnet.com/
consider: residents, business owners, http://westfaironline.com/choose-county/westchester/
employers, workers, shoppers, visitors? the success of a project.
Create a spreadsheet to collect and track all School Enrollment
What factors are town residents most Rutgers Universitys Residential Demographic
sensitive about? the possible issues affecting the project: MultipliersEstimates of the Occupants of New
Housing, 2006
How will development patterns (for Eventually, this will be a tool for calculating BFJ Mamaroneck EIS, 2012
example, density and proximity to town the impact of various design scenarios. Westchester-Putnam School Boards Association Facts
& Figures, 2013
centers) be reflected in our indicators? Explore precedents for possible zoning Westchester County School District Revenue and
How can we incorporate sustainability changes (i.e., reduced parking requirements Spending, 2009 (Richard Hymans memo Public
indicators and/or green infrastructure in other Westchester towns). School Student Generation, dated May 6, 2004)
(land conserved, energy use avoided, The software can handle multiple scenarios Traffic and Parking
transition to cleaner fuels, stormwater so you can show the impact on existing zon- Traffic Generation Estimates, http://www.lic.wisc.
edu/shapingdane/facilitation/all _resources/
runoff management)? ing and what could happen if the zoning impacts/analysis_traffic.htm (Based on Institute of
Where can we get the information that changed. Transportation Engineers)
Trip Reduction Data, Nelson/Nygaard Mixed Use Trip
will show the impact on each indicator Start to create a pro forma to calculate Generation Model, http://www.scrcog.org/docu-
(publicly available/proprietary)? financial return (this will need to be fleshed ments/2011_New_Haven_Modal_Split_Study.pdf
out further in the next step). Parking Management, EPA ReportParking Spaces/
How can we structure the information Community Places, http://www.epa.gov/smart-
to help us understand the impacts of Research opportunities for green growth/pdf/EPAParkingSpaces06.pdf*
each indicator? infrastructure: *Reduced minimums1 space per unit w/.25 spaces
per additional bedroom
How can the indicators be incorporated This could be a source of funding.
Assessed Value/Property taxes
into the software that will be a central County Overall Full Value Tax RatesNY State
part of the exercise? Indicators such as building heights, lot coverage,
Department of Taxation and Finance, http://www.
building coverage and setbacks (the distance a tax.ny.gov/research/property/reports/fvtaxrates/
What is the base unit (size/shape)? building can be sited from the edge of its lot as overall_county_12.htm
How detailed can/should we get to give mandated by the municipal zoning code) all have County Average Residential Tax BillsNY State
Office of Real Property Tax Service, http://orpts.
us actionable feedback? implications for a developments urban design tax.ny.gov/cfapps/MuniPro/osc/oscAvrtaxlevy.
and relate to existing zoning. cfm?fiscalyr_ending=2012
Can we use the visual and numerical Septic Capacity in Gallons/Day (GPD)
feedback in all scenarios or will our site Funding Sources from Various Federal and State
typologies limit us? Agencies
Sample Indicators district taxes (84.8%) and the marginal cost Assessed value equalization rate: 18.3%
(70%). Marginal cost accounts for the fact 2013 tax rates as follows:
Students that additionally students will not necessary Via Edye McCarthyGreenburgh Town
require additional costs for teachers, infra- Assessor
Unit Type Multi-family Low Income Low Income Mixed
Near Transit Multi-family Multi-family Income
structure and facilities.
(BFJ. 2013) (Rent) (Own) Housing Traffic
(BFJ, 2013) (BFJ, 2013) (Rent) Property Taxes & Breakdown (new AM peak trips)
(BFJ, 2012)
Market value comparables for new construction: .75 single-family home
Studio N/A N/A N/A N/A 2 Unit Apartment Building: 144 Babitt Rd, .44 condo unit
1 BR 0.05 0.14 0.06 0.07
Bedford Hills, NY assessment in 2014 market .41 apartment unit
value of $397,500 for 1,800 SF .29 retirement Unit
2 BRs 0.12 0.62 0.18 0.16
1-Story Retail: 73 Westchester Ave., Pound 6.41 per 1,000 SF retail
3 BRs 0.56 1.27 0.5 0.32 Ridge, NY assessment in 2014 market value .45 per employee office park
of $1,300,000 for 5,500 SF .75 3BRs were assumed equivalent to
Local Student Costs: Retail with Apartment Above: 77 Westchester single-family
Bedford CSD spending per pupil: $27,741 Ave., Pound Ridge, NY assessment in 2014 .56 2BRs were assumed to be midway
Source: Westchester-Putnam School market value of $650,000 for 4,864 SF between 1BRs and 3BRs
Boards Association Facts & Figures 2013. Source: 2013 Pound Ridge Assessment Role &
Bedford CSD revenue from local sources: Real Estate Listings AM peak trip generation from ITE, via
84.8%. Source: Westchester County Community Guide to Development Impact
School District Revenue and Spending Pound Ridge $ per thousand Analysis, http://www.lic.wisc.edu/shaping-
2009. School 80.42
dane/facilitation/all_resources/impacts/
Marginal student cost percentage: 70%. analysis_traffic.htm
County 21.31
Source: Richard Hymans memo Public Affordable units assumed to have 95%
School Student Generation, dated May Town 13.39 of trips of market, via Nelson/Nygaard New
6, 2004. Fire District 2.03
Haven Mixed Use Trip Generation Model
$27,741 * 84.8% * 70% = $16,467.06
$16,467.06 is the real cost of spending Library District 1.41 Parking Required by Current Zoning
per pupil calculated from the Bedford Public Parking District 17.84 Pound Ridge, NY Town Code
CDS spending per pupil and adjusted to
Total 136.40
% of student cost covered by the school
This is the point in the process where it is impor- The parameters, building types, uses and lev- of the building typologies which define different
tant to outline the development constraints, els of affordability can be integrated into the kinds of buildings, such as apartment buildings
consider the parameters for the kinds of uses Tygron software so that when stakeholders or townhouses and other types for specific uses
and activities that might occur on the site (e.g., begin to build a scenario for the case study site, that may be appropriate for the site. Once zoning,
residential, stores, offices), establish the typical they are able to see both the spatial arrange- demographics and indicator research is complete,
kinds of buildings (e.g., the density and mix of uses) ments and the quantified impacts created by or at least under way, the types of buildings that fit
and units (e.g., family-oriented and senior hous- the modeling software. the site can be identified. The selection of building
ing), and the level of affordability and tenure (e.g., The indicators set out in Step 3 apply to any site typologies, with variations based on unit types,
ownership and rental) of those units. that may eventually be selected for further review. tenure and mix of uses, will go a long way toward
In preparation for the workshop, the param- Once a site is selected there is an extensive pro- setting the vision for the community. For instance,
eters for site development need to be established cess of analysis to understand the physical aspects a plan that focuses on ownership-based three-
through interviews with key people including town of the site. bedroom townhouses with a rental unit on the top
officials, developers and other stakeholders. floor aims for a family-oriented development.
These parameters include the existing zoning and Site Parameters
site conditions such as wetlands and slopes as Current zoning will provide much of the baseline A Note on Tygron: Integrating
well as the potential building types and uses to information for a site, but it is critical to also learn Parameters and Indicators
be considered for the site design. This step also from how other municipalities have addressed The more complex the project, the harder it
requires the bundling of data (e.g., parking, zoning in similar conditions. Changing the zoning becomes to grasp the consequences of design
student numbers) associated with those build- to mixed use and/or reducing the parking require- choices; as a result solutions are delayed or
ings and uses. This bundle of data is entered into ments are two options that many towns have used postponed. One problem is that critical parties
the computer model allowing for an integrated to successfully encourage development. affected by the process are often not included in
understanding of changes brought by proposed Topography plays a major role in the ability of the planning. When conflicts arise, delays occur
development. the site to host development. In particular, we are and costs increase.
Through this process, we understand that: limited a the prototype site by wetlands and steep Tygron software creates a virtual space in
Design becomes a way to visualize values and slopes. Flood zones and aquifers are strictly pro- which site indicators can be measured and stake-
policies using different spatial and program- tected by state environmental and health agencies, holders can plan and negotiate differences. With
matic (e.g., uses and activities) components. but with environmentally sensitive design these a front-end input of data, parameters and a 3-D
The spatial parameters will measure the indi- wetlands can be integrated into open space plan- model of the development site, all parties can then
cators such as density and site coverage, and ning. Open space can also be protected and access work with real information and visualization as
will consider these features in terms of livabil- can be improved by creating stronger connections they share their own perspectives and develop
ity, sustainability and satisfaction of needs. both physically and visually with the surrounding work-able scenarios. This virtual environment can
The establishment of site uses and building community. be modified at any point to provide live feedback
types should be informed by best practice based on current data. The Tygron model provides
case studies implemented on similar sites Building Typologies a living document that reflects the current state
around the country. This step in the process includes the selection of affairs and the concerns of key stakeholders.
Site Boundary
Streams
0 25 50 100 150
Feet
0 25 50
zoning
100
requirements (including required setbacks,
150 Feet
wetlands, required wetland buffers and steep slopes.
10 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
The flashcards shown to the left demonstrate
two sample building types that were set as
parameters for the Community Design Institute
3-story townhouse 3-story townhouse for Tarrytown and Pound Ridge.
STUDIO + 3BR RENT 3 x 1BRs RENT Each flashcard shows the relevant indicators
associated with those building types and
calculated to 50% Area Median Income (AMI)
for Westchester County.
Hyde Square Co-op, Jamaica Plain, MA, Photo: Jones et al. Hyde Square Co-op, Jamaica Plain, MA, Photo: Jones et al.
For the Pound Ridge site, the building type is
Good Neighbors: Affordable Family Housing Good Neighbors: Affordable Family Housing a mixed use 2 to 3-story building that would
at 20%* at 50%* at 100%* at 20%* at 50%* at 100%*
All calculations are per tile All calculations are per tile provide a ground level retail use for Scotts
Corners. The key indicators for Pound Ridge
Affordable Units .4 1 2
Affordable Units .6 1.5
Sq Feet/Tile 3
2000 Sq Feet/Tile
relate to the septic requirement for the building 2000
Affordable Family Units .4 1 2
Affordable Family Units 0 0 0
(based on gallons per day), as well as taxes,
Market Units 1.6 1 0
Market Units 2.4 1.5 Requires
0 2 students and traffic. Requires 4
Parking Tiles Parking Tiles
The reverse side of the flashcards (not shown
Students .51 .80 1.27 Students
Beacon, NY, Photo: Google Streetview
.25 .32 .42
Beacon, NY, Photo: Google Streetview
here) supply further data on the sources of
School District Cost** $8.5K $13.7K $21.9K School District Cost** $4.3K $5.4K $7.2K
information.
All calculations are per tile wet dry All calculations are per tile wet dry
Traffic (new AM peak trips) 6.97 Traffic (new AM peak trips) 8.21
Parking Spaces 7 Parking Spaces 10
* Marginal Cost * Marginal Cost
Every person views a new building development achieve a sustainable community vision? and open space as an important town asset.
through their own set of concerns and values, and Help stakeholders identify collaborative
together they offer a wealth of experience and actions to move forward mutual goals that The Municipal Citizen
constructive energy. Building a model requires the include affordable housing. Stressing concerns about infrastructure such as
right mix of stakeholders to share their particular How can a good design process help stakehold- schools, fire departments and sewage systems and
concerns and who are open to creative ideas from ers to learn from the values of other stake- aspiring to new amenities for the town.
other stakeholders. holders and the data prepared in advance to
The selection and invitation of stakeholders create more collaborative and effective design The Affordable Housing Advocate
is perhaps the most critical step in the whole negotiation? Working to deliver a range of housing types and
process. Having the right people at the table is At the two full-day Institutes, each person was affordability to meet needs of current and future
vital to a successful outcome, though it does not assigned a stakeholder role in the morning to allow residents.
guarantee one. Discussing everybodys concerns them to consider the values and concerns from that
together is what leads to successful compromise. stakeholder perspective. The first four were used in The Local Business Owner
The outreach process should begin as early as Tarrytown, two more were added for Pound Ridge Highlighting the value of supporting local busi-
possible and it should include many different view- and others could be added or substituted for site ness to meet community needs, create a vibrant
points. Participants should have local expertise, specific conditions: streetscape and provide important tax revenues.
but county-wide experience will also be helpful.
Enlist the help of local representatives early to The Neighbor Stakeholders Represent a Communitys
develop the list of invitees. Emphasizing values such as the scale of new build- Activities and Qualities
By including a diverse set of perspectives the ings, traffic and the contribution of new develop- Bringing the right stakeholders together needs
workshop can generate the discussion of many top- ment toward creating pedestrian-friendly streets to be reflective of the people, the places and the
ics that would otherwise not receive exposure. By and green space. activities of the communities. The photos on this
raising issues early in the process there is a greater page speak to the many elements of the communi-
likelihood that an affordable housing development The Developer ties in Pound Ridge and Tarrytown, including the
will receive approval from important stakeholder Focusing on the ability to create a quality product schools, the open spaces and scenic areas, the
groups: and achieve a sufficient level of profit. town center shops and the areas businesses as
How can stakeholders understand each others well as the homes.
concerns? The Environmentalist
How can the interplay of stakeholder values Spotlighting the importance of conserving natural
12 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
Pound Ridge Town Park (Sonja Lovas, Flickr)
14 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
S T E P 6 . Focus Stakeholders on Design Challenges 15
PAR T B: BUILDING TOGE THER
STEP
Focus
Stakeholders
6 on Design
Challenges
Neighbor
allows the participants to begin working together This is the first task for the workshopthe
with a shared platform built on both quantitative Will the new development fit the
first task is critical because it enables all the
and qualitative information. neighborhood identity?
participants to voice their concerns.
Following the presentation, each stakeholder In the Community Design Institutes, after Where will new residents park?
identifies the planning indicators that represent a presentation on the parameters of the
their greatest concerns. The stakeholder describes Will there be new places for my children
site, the building typologies and the general to play?
this ranking of indicators to the wider group in process, each participant was randomly
order to build awareness stakeholder concerns. assigned a role for the day that was differ- Town Citizen
The goal of this exchange is to accelerate the ent from their real life role (i.e., Developers
pace of the negotiation and encourage people were assigned to be Neighbors and Housing How many new school students will live
to address thorny issues earlier in the process Advocates were Environmentalists). there?
than they would if they remain focused on their The lead facilitator manages this task and Will more traffic be generated?
concerns alone. goes around the table, allowing participants
The Community Design Institute process How will this development impact my
to introduce themselves, their role for the day
engages stakeholders in a design and modeling life?
and their priorities (i.e., stakeholder values).
for their community: Identify three facilitators at each table: Developer
This process requires organizers to set aside Leader
time and visual props to understand the values Notetaker/scribe Whats the return on my investment?
and experiences inherent to each stakeholder Model manager What infrastructure can I build into
as they relate to a particular site and the issue sewers, roads?
of mixed use sites with affordable housing.
Organize the presentation of site context
maps, community information and a pro
Heres Who What are the parking requirements?
Housing Advocate
formaa complex financial tool used to
assess the fiscal viability of development
to Speak with: How many affordable units will be
to acknowledge the stakeholders critical created?
Municipal official
concerns. What quality are the units?
Developer
At the end the of the workshop, return to visual
Neighbor How many units will accommodate
props and discussion themes to revisit how
Affordable housing advocate families?
stakeholders perceived their work differently,
Environmentalist
what new ideas have been learned and if there
Local business owner Note: Each village/town will have their own
were missing stakeholders or indicators. set of appropriate stakeholders.
(Chamber of Commerce)
16 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
STEP
Create
Opportunities
7 through
Site Design
Two different designs from two different teams with identical material and information
18 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
STEP
Visualize
and Assess
9 Community
Designs
student co traffic parking de parking de parking (ge tarrytown school tax units residents lot coverage
Explanation:
Explanation: Additional units can be earned by taking extra measures
Explanation:
Apartments (Senior, Design) 13 trips relevant to this indicator.
Apartments (1BR/2BR/3BR, Design) 36 trips Measures
3-Story Townhouse 1BRs (20% Design) 9 trips Apartments (Senior, Design) 48 spaces Measures
3-Story Townhouse 1BRs (100% Design) 4 trips Apartments (1BR/2BR/3BR, Design) 120 spaces Apartments (Senior, Design) 48 units
3-Story Townhouse 3BR + Studio (20% Design) 4 trips 3-Story Townhouse 1BRs (20% Design) 24 spaces Apartments (1BR/2BR/3BR, Design) 63 units
3-Story Townhouse 3BR + Studio (50% Design) 6 trips 3-Story Townhouse 1BRs (100% Design) 12 spaces 3-Story Townhouse 1BRs (20% Design) 24 units
3-Story Townhouse 3BR + Studio (100% Design) 3 trips 3-Story Townhouse 3BR + Studio (20% Design) 10 spaces 3-Story Townhouse 1BRs (100% Design) 12 units
3-Story Townhouse 2BRs (20% Design) 9 trips 3-Story Townhouse 3BR + Studio (50% Design) 15 spaces 3-Story Townhouse 3BR + Studio (20% Design) 8 units
2-Story Townhouse (Market, Design) 14 trips 3-Story Townhouse 3BR + Studio (100% Design) 7 spaces 3-Story Townhouse 3BR + Studio (50% Design) 12 units
US Parking Space (Design) 2 trips 3-Story Townhouse 2BRs (20% Design) 22 spaces 3-Story Townhouse 3BR + Studio (100% Design) 6 units
Commercial / Office (Design) 36 trips 2-Story Townhouse (Market, Design) 38 spaces 3-Story Townhouse 2BRs (20% Design) 18 units
Retail/Garage 1-story (only connected to 4-story 5 trips Commercial / Office (Design) 54 spaces 2-Story Townhouse (Market, Design) 19 units
apartments, Design) Retail/Garage 1-story (only connected to 4-story 12 spaces 2-Story Townhouse (Affordable, Design) 3 units
2-Story Townhouse (Affordable, Design) 2 trips apartments, Design)
2-Story Townhouse (Affordable, Design) 6 spaces By taking 10 measures 213 units have been achieved.
By taking 13 measures 149 trips have been
By taking 12 measures 369 spaces have been achieved.
achieved.
Samples of indicator outputs from the model. Results are based on decisions made by the group.
Heres What
You Can Do: Original site in the Tygron model
20 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
APPENDIX:
PAR AME TERS &
R E S U LT S
A P P E N D I X : PA R A M E T E R S & R E S U LT S 21
Options
Community Design
Institute #1:
Tarrytown MODEL
Case Study Hyde Square Co-op, Jamaica Plain, MA, Photo: Jones et al.
Sq Feet/Tile
No. Units/Tile
2.1K
2,100 2
Good Neighbors: Affordable Family Housing Good Neighbors: Affordable Family Housing
at 20%* at 50%* at 100%* at 20%* at 50%* at 100%*
All calculations are per tile All calculations are per tile
Affordable Units .4 1 2
Affordable Units .6 1.5 3
Workshop Traffic
Preparation:
(new AM peak trips) 1.15 1.13 1.10 Traffic (new AM peak trips) 1.22 1.20 1.17
Parking Required by Current Zoning Parking Required by Current Zoning
Attendees
5 7.5
Parking Required by Suggested Zoning 2.5 Parking Required by Suggested Zoning 3
Parking Zoning Change - 2.5 Parking Zoning Change - 4.5
Parking Spaces within Building 2 Parking Spaces within Building 2
Parameters
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,#08<(B;0@94BD0:C4=5
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Steep Slopes (Over 25%)
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6RXUFH*UHHQEXUJK$VVHVVPHQW5ROODQG
How do you use the model? Legend Tarrytown 150' Wetland
VSDFH6)RIJURVVUHVLGHQWLDO 6RXUFH*UHHQEXUJK$VVHVVPHQW5ROODQG VSDFH6)RIJURVVUHVLGHQWLDO
0XQLFLW\FRP 1HZ5RFKHOOH1<=RQLQJ&RGH 0XQLFLW\FRP 1HZ5RFKHOOH1<=RQLQJ&RGH
Use a variety of types and uses based on 2-, 3-, and Road andVSDFHV'8ZSHUEHGURRP
Property
Site Boundary
VSDFHV'8ZSHUEHGURRP
4-story building types (see flashcards). Keep in mind, the
$VVHVVHGYDOXHHTXDOL]DWLRQUDWH
numbers are calculated for building type per tile rather
than for the entire building. Boundary Setback
Parks
$VVHVVHGYDOXHHTXDOL]DWLRQUDWH
Playgrounds
Streams
2
Assume no building on wetlands. Building on
the 150-foot wetland buffer requires 1-to-1
replacement of wetlands.
Driveway 100-year Flood Zone
Parking Lot
Required Setback:
Assume suggested alternative for parking
Sidewalk
4 requirement (as per flashcard). The model will
calculate current and alternative parking and
Mews / Permeable Pavement
0 25 50 100 150
Feet
0 25 50 100 150 Feet
The site is restricted by a steep slop in north (slope over 25%) and by wetland and a
wetland buffer in south. 50% of the site is within the 100-year flood zone. The site also
requires a 75-foot setback from wetlands as well as a 100-foot setback from Route
119 that runs just north of the site and a 75-foot setback from the property line.
Apartment 2-Story Townhouse
22 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
Tygron Model Results Pro Forma:
Scenario Comparison
The pro forma developed for the Tarrytown Case Study was an inte-
gral part in developing and refining the workshop scenarios. As each
scenario presented a unique vision for development, the pro forma
gave each scenario an opportunity to determine the most financially
sustainable version possible while also permitting scenario-by-scenario
comparisons.
The pro forma was built upon market driven income and expense
assumptions, as well as construction cost estimates based on R.S.
Means data for Westchester County. Quickly generated projections
on Internal Rates of Return (IRR), Total Development Cost and Total
Operating Income allowed participants to evaluate and make adjust-
ments to the Tyron model to balance developers profitability and cash
flow with affordable housing. The pro forma additionally assumed that
if the scenarios met federal and state criteria, the developer could take
advantage of available Low-Income Housing Tax Credits.
In comparing Scenarios A and B, Scenario A presented the more
Scenario A
profitable model with a higher projected IRR. The estimated develop-
ment cost for Scenario A is approximately 46% higher than Scenario
B. It assumes that from this projection, the total operating cost for
the rentals in Scenario A are approximately 45% higher than Scenario
B. However, though Scenario A presented the more profitable model,
workshop participants discussed the projections while remaining
engaged with qualitative elements of the scenarios including urban
design, wetland preservation and unit and community mix.
Scenario B
Scenario A Scenario B
No. of New Residents 599 431
Building Types
Apartment, Senior 84 units 36 units
Apartment (1BR/2BR/3BR) 135 units 63 units
3-Story Townhouse 3x1BRs (20%) 15 units 18 units
3-Story Townhouse 3x1BRs (50%) 0 21 units
3-Story Townhouse 3x1BRs (100%) 0 0
3-Story Townhouse 3BR + Studio (20%) 26 units 14 units
3-Story Townhouse 3BR + Studio (50%) 0 10 units
3-Story Townhouse 3BR + Studio (100%) 0 0
3-Story Townhouse 2x2BRs (20%) 22 units 32 units
3-Story Townhouse 2x2BRs (50%) 0 0
3-Story Townhouse 2x2BRs (100%) 0 0
2-Story Townhouse (Market) 9 units 12 units
2-Story Townhouse (Affordable) 0 0
Retail 23,400 SF 10,800 SF
Commercial 3,600 SF 0 SF
Open Space 220,500 SF 246,600 SF
Unit Types
No. of New Units 291 206
Affordable Units 56 48
Senior Units 3846
School Impacts
Cost for New Students $681 K $564 K
Students Generated 39 32
Taxes
Taxes Generated for School District $1.131 M $740 K
Traffic and Parking
New Traffic AM Trips Generated 213 108
Parking Spaces Required Under Current Zoning 942 554
Parking Spaces Required Under Proposed Zoning 543 301
A P P E N D I X : PA R A M E T E R S & R E S U LT S 23
Parameters
Regional Parameter: Watershed
Pou
nd R
Bed
Pound Ridge
Community Design
idge
ford
Ripowam River
Watershed
Stone Hill River
Institute #2: Watershed
ford
Bed
idge
Pound Ridge
Pou
nd R
Scotts Corners
Case Study
t
cu
cti
ne
C on
Mianus
River Watershed
Scotts Corner is part of three watersheds including the
Stone Hill River Watershed in the northwest, the Mianus
River Watershed to the southwest and the Ripowam River
Watershed to the east.
Pou
Steps to Successful
nd R
Bed
Pound Ridge
idge
ford
Shopping District:
Workshop Preparation: Bedford Village
Organizers Bed
ford
idge
Pou
nd R
Scotts Corners
400
Local Parameter: Zoning 400
400
400
400
100 400
400
0
400
0
100 400
0 200
300
900 400
400
900
1500 100 400
2000
1700
500
300
100 PB-B 400
PB-A 700
800
0 400 400
300 400
400
400 1100
400
400
400
PB-C
400
400
PB-B
120
400 400
400
900
400 400
0
300
400
400
400
400 400
400
600
400
400
Current zoning caps the number of units that can be
400
24 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
Options Tygron Model Results
2-/3- story ground floor store
1 unit 2-/3-story ground floor store
0 units
mixed-use with 2BR above to RENT mixed-use with office above
All calculations are per tile wet dry All calculations are per tile wet dry
Gallons per Day 1468 668 Gallons per Day 1600 800
Infrastructure Grant Amount (HIF) - - Infrastructure Grant Amount (HIF) - -
Scenario A Scenario B
Students .16 Students -
School District Cost* $2.6K No.Cost
School District *
of New Residents - 189 139
Building Type
Traffic (new AM peak trips) 6.97 Traffic (new2AM
to peak trips)Mixed Use, WET Ground8.21
3-Story 3 units 10 units
Parking Spaces 7 Parking Spaces
Floor Retail with 2BR above 10
* Marginal Cost * Marginal
2 to 3-Story Mixed Use,CostDRY Ground 22 units 11 units
Floor Retail with 2BR above
Flashcard (Front): Indicators
2 to 3-Story Mixed Use, WET Ground 0 0
Floor Retail with office above
Assumptions + Sources 2 to 3-Story Mixed Use, DRY Ground 0 0
Assumptions
Assumptions + Sources
+ Sources
Students
Students
Students
Floor Retail with office above
2013 tax rates as follows:
Unit
Unit Multi-
Multi-Low
Low LowLow Mixed Mixed 20132013 taxas
tax rates rates as follows:
follows:
type
type family
Incom
family
Incom Income
IncomeIncome
Income Tax rate Tax%rate
of % of 2 to 3-Story Homes 2x2BR (All Market) 8 units 10 units
Nearee
Near Multi-
Multi- Housing
Housing per pertotal total
thousandthousand
Transi
Multi-
Transi
Multi-
t t(BFJ,
family
family
family (Rent)
(Own)
(Rent)
$ 2 to 3-Story Homes 2x2BR (50%) 10 units 0
(BFJ,
family (Own) (BFJ,(BFJ, $
2013)
(Rent) (BFJ, 2012) assessed
2013) (Rent) (BFJ, 2012) assessed
(BFJ,
(BFJ,
2013)
2013)
School (Irvington)
School (Irvington)
592.19 59%
592.19 59% 2 to 3-Story Homes 2x2BR (100%) 0 2 units
2013) County 104.45 10%
Studio NA NA2013) NA NA County 104.45 10%
Studio
1 BR NA
0.05 NA
0.14 NA
0.06 0.07NA
Town (Greenburgh)
Town (Greenburgh)
14.82 1%
14.82 1%
2 to 3-Story Homes 3x1BR (All Market) 12 units 0
Village (Tarrytown) 260.29 26%
21 BRs
BR 0.12
0.05 0.62
0.14 0.06
0.18 0.160.07 Village (Tarrytown)
Refuse 10.19 260.291% 26%
2 to 3-Story Homes 3x1BR (100%), Senior/Workforce 6 units 15 units
32 BRs
BRs 0.56
0.12 1.27
0.62 0.50.18 0.320.16
3 BRs 0.56 1.27 0.5 0.32 SewerRefuse
(Saw Mill Valley 17.84 10.19 2% 1%
Enlarged)
Sewer (Saw Mill Valley 17.84 2%
Market value of $375 per square foot. For site 85% Total Enlarged) $999.78 100 2 to 3-Story Homes 3BR (Market) 18 units 2 units
was assumed,
Market or $325.
value of $375 per square foot. For site 85% %
wasMarket valueorof$325.
assumed, $375 per square foot. For site Total $999.78 100 + 1BR Accessory (Market)
85% was assumed, %
Local Student Costs or $325. Via EdyeMcCarthy
Via Edye McCarthy Greenburgh
Greenburgh Town
Town Assessor
Local Irvington Costs
Student UFSD spending per pupil - $29,400 Assessor
Via Edye McCarthy Greenburgh Town Assessor
2 to 3-Story Homes 3BR (Market) + 4 units 6 units
LocalSource:
StudentWestchester-Putnam
Costs School Boards Traffic (new AM peak trips)
Irvington UFSD
Association Factsspending
& Figure$ per 2013 pupil - $29,400
Traffic
(new AM peak
.75 Single trips)Home
Family
1BR Accessory (Affordable)
Source: UFSD
Irvington Westchester-Putnam
revenue from localSchool
sources Boards Traffic (new AM peak trips)
Association
Irvington UFSD Factsspending
& Figure$ per2013
pupil - .44 Condo unit
83.6%
$29,400.UFSD Source: Westchester-Putnam .75
.41 .75Family
Single Single
Apartment Family Home
Home
unit 2 to 3-Story Homes 3BR (Affordable) 0 6 units
Irvington
Source: Westchesterrevenue
County from
Schoollocal sources
District
School Boards Association .44 unit
Condo Condo unit
83.6%
Revenue and Spending 2009 Facts & Figure$ .44
.29 Retirement Unit + 1BR Accessory (Affordable)
2013. student
Source: Westchester County School .41 .411,000
Apartment
Apartment
6.41 per unit unit
sq ft Retail
Marginal cost percentage 70%District
Source:Irvington UFSD revenuememo fromPublic
local sources .45
.29 per.29 Retirement
employee
Retirement OfficeUnit
Unit Park
Revenue and
Richard Spending
Hymans 2009
3BRs
6.41 per6.41
were persq 1,000
assumed sq ft Retail
equivalent to single-
1-Story Stores, WET Ground Floor Retail 0 0
School
Student
83.6%. Generation,
Source: Westchester
Marginal student cost percentage dated May 6,70%
County 1,000 ft Retail
family
2004
School District
Source: RichardRevenue
Hymansand memo Spending
Public .45 per.45 per employee
employee Office Park
Office Park 1-Story Stores, DRY Ground Floor Retail 0 0
$29,400 * 83.6% * 70% = $17,205 2BRs were
3BRs
were assumed to
were assumedbe midway between
equivalent to single-
2009. Student Generation, dated May 6,
School 3BRs
1BRs and
assumed
3BRs
equivalent to single-
2004 Marginal student cost percentage 70%. family family
Property Taxes & Breakdown
$29,400 * 83.6%Hymans
* 70% =memo $17,205 2BRs
tripwere werefrom
assumed toCommunity
be midway between Retail, DRY 26,000 SF 30,000SF
Source: Richard Public 2BRs
AM peak assumed
generation toITE,
be via
midway
Market value comparables for new construction: 1BRs and 3BRs
School Student 149 WGeneration, dated May in 6,
Guidebetween 1BRs
to Development and 3BRs
Impact Analysis
Apartments:
Property Taxes
2004. & Breakdown
Main St assessment
http://www.lic.wisc.edu/shapingdane/facilitation/all Retail, WET 3,000 SF 19,000 SF
2011 market value of $527,065 for 3,283 AM peak trip generation from ITE, via Community
Market value
sq$29,400 comparables for new construction: _resources/impacts/analysis_traffic.htm
ft comes*to83.6%
a market * 70%
value=of$17,205
$161. For AM peak trip generation from ITE, via
Apartments:
site 90% of $161 149is W Main Storassessment
assumed, $145 per in
Guide to Development Impact Analysis
Community Guide to Development Impact
Unit Type
square
2011 foot.
market value of $527,065 for 3,283 http://www.lic.wisc.edu/shapingdane/facilitation/all
Affordable units assumed to have 95% of trips of
Property Taxes & Breakdown Analysis
Townhouse:
sq ft comes to a market value of value
163 W Main St market $161. ofFor
market, via Nelson/Nygaard New Haven Mixed Use
_resources/impacts/analysis_traffic.htm
http://www.lic.wisc.edu/shapingdane/
Trip Generation Model
Total No. of New Units 83 units 62 units
$375 per square
sitevalue
90% of $161foot. For site 85%
is assumed, was
Market comparables for newor $145 per facilitation/all_resources/impacts/analysis_
Affordable units assumed to have 95% of trips of
assumed,
square foot.
construction:
or $325.
traffic.htm
Parking Required by Current ZoningNew Haven Mixed Use
Market Units 70 units 25 units
Office/Commercial: NoMain
new comparables - market, via Nelson/Nygaard
120 Townhouse:
Apartments: 163
149 WW MainSt Stmarket value
assessment of Tarrytown, NY Zoning Code
White Plains Road Trip Generation Model
$375
in 2011 permarket
square foot.used
value For
of
instead:
site 85%market
$527,065 was Total Affordable Units 13 units 36 units
value of $178 per square foot. Increasedfor to Affordable units assumed to have 95% of trips
assumed, or $325.
$200. Parking Required by Suggested Zoning
3,283 sq ft comes to a market value of of market,
ParkingviaRequired
Nelson/Nygaard NewZoning
by Current Haven
Source: Office/Commercial:
2013
$161.Greenburgh
For site 90%
No new comparables
Assessment
of $161 is Roll and
assumed,
-
or Mixed Scarsdale,
Use NYZoning
Zoning Code
Trip Generation
Tarrytown, NY Model
Code
Affordable Family Units 5 units 5 units
120 White Plains Road used instead: market
Municity.com 1 space/750SF of gross residential
$145 per square foot.
Assessed value
valueofequalization
$178 per square foot. Increased to
rate 3.51% New Rochelle, NY Zoning Code Total Senior Units 18 units 15 units
$200. Townhouse: 163 W Main St market value Parking Required
Parking by Current
Required byZoning
Suggested Zoning
1.5 spaces/DU w/.25 per bedroom.
Source: of $375
2013 per squareAssessment
Greenburgh foot. For siteRoll85% and was
Scarsdale, NY Zoning Code Affordable Senior Units 6 units 15 units
Municity.comassumed, or $325. Tarrytown, NY Zoning Code of gross residential
1 space/750SF
Office/Commercial:
Assessed value equalizationNo ratenew comparables
3.51% New Rochelle, NY Zoning Code
- 120 White Plains Road used instead: Parking Required
1.5by Suggested Zoning
spaces/DU w/.25 per bedroom.
Septic Tank
market value of $178 per square foot.
Increased to $200. Scarsdale, NY Zoning Code Gallons per Day, Initial 31,675 GPD 28,400 GPD
Source: 2013 Greenburgh Assessment Roll and 1 space/750SF of gross residential
Municity.com New Rochelle, NY Zoning Code Gallons per Day, Added 32,962 GPD 57,881 GPD
1.5 spaces/DU w/.25 per bedroom.
Assessed value equalization rate 3.51% Gallons per Day, Total 64,637 GPD 86,281 GPD
Septic User Fee per Household $655 $1,325
Flashcard (Back): Assumptions and Sources
Infrastructure Grant Amount (HIF) $135 K $255 K
School Impacts
Students 15 14
School District Cost $251 K $235 K
Taxes
Town Taxes $117 K $124 K
Property Taxes $460 K $488 K
Tax for School District $271 K $288 K
Traffic and Parking
New Traffic AM Trips Generated 229 396
2 to 3-Story Homes 1-Story Stores Parking Spaces Required 316 512
A P P E N D I X : PA R A M E T E R S & R E S U LT S 25
26 10 S T E P S T O C R E AT IN G A C O N V E R S AT I O N
Acknowledgments
ACKNOWLEDGMENTS 27
WXY is a planning and architecture
firm based in New York City.
Please contact Adam Lubinsky
for further information at:
adam@wxystudio.com
William
Morrish