City Council Presentation - The...

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Downtown Stockton Housing Strategy

City Council Presentation

Downtown HousingStrategy Summary

June 21, 2007


Introduction

• Objectives for Housing Strategy– Identify housing opportunities– Support overall neighborhood

objectives and City infill policies– Prepare a set of City/Agency actions

that support opportunities• Process

– Site and market assessment– Case study blocks– Financial feasibility analysis– Framework strategy

• Community– DAT Housing Subcommittee– Community workshop– Focus Groups

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Executive Summary

• Prepare master EIRs for prioritydevelopment areas

• Support housing and mixed-useprojects that implement Cityobjectives– Expedited development and design

review process (dedicate staff)– Flexible standards– Infill financial incentive program

• Assemble land to create criticalmass for new in-townneighborhoods

• Develop infrastructure that supportsnew residential and mixed-useprojects


Background

Framework strategy

Case study site feasibility analysis

Development review, standardsand financial incentives

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3

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Framework Strategy

• Neighborhood objectives• Opportunity sites• Relationship with other downtown

planning objectives– Entertainment district master planning– Active waterfront– Employment– Transit– Streetscape

• Phasing priorities• Land aggregation/assembly

1investing in thecentral place fora region of onemillion people …


Framework Strategy: Neighborhoods

May 7, 2007 Community WorkshopMay 7, 2007 Community Workshop

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Little Manila

North Shore

Elks District

Marina District

South Shore

South PointEntertainment

Miner Corridor

Civic Center

Transit Neighborhood

University ParkEden Park

Weber NeighborhoodYosemite Neighborhood

Dameron Hospital

West Shore



• CBD/Arts andEntertainment District– Ownership housing– Recreation– Historic preservation– Workforce housing– Commercial

services/mixed-use– Code enforcement– Public safety

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• Channel/Miner Corridor– Ownership housing

• North/South Shore– Ownership housing– Commercial services

• Fremont Neighborhood– Workforce housing


Framework Strategy: Neighborhoods• Magnolia Neighborhood/

Historic District– Ownership housing– Preservation

• Railroad Square/TransitDistrict/”Young at Heart “Neighborhood– Higher density– Code enforcement– Security– Affordable housing– Workforce housing

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• Gleason Neighborhood/LittleManila– Preservation– Affordable housing– Mixed-use– Shopping/commercial (regional?)

• Mormon Slough– Workforce housing


Framework Strategy: Neighborhoods• West Midtown/Weber

Neighborhood– Commercial services– Mixed-use

• University Park– Affordable housing

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Framework Strategy: Opportunity Sites


Framework Strategy: Hospitality District

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Framework Strategy: Transit/Access

Regional Employment

Center


Framework Strategy: Streetscape

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Framework Strategy: Parks

EdenPark

FremontPark

GleasonPark

WaterfrontPromenade

KingPlazaPark


Framework Strategy: Phasing/Priorities

INITIAL PHASESOMA

(South ofMiner)

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Framework Strategy: Waterfront Neighborhood

Clean upQuestion

Commercial use

Clean upQuestion

Commercial use

Commercial ,Services


Framework Strategy: Waterfront Neighborhood

Commercial ,Services

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Framework Strategy: WaterfrontNeighborhood Implementation• North Shore

– Master planning– City/Agency owned land– Master EIR– Infrastructure planning– Create Master Development Areas

• South Shore– Complete toxic clean-up– SouthPointe condos– Office development– Master planning– Master EIR– Infrastructure planning– Create Master Development Area– SUSD land swap– City/Agency owned land– Construct marina/promenade/Morelli boat

launch


Framework Strategy: Fremont ParkNeighborhood

Post Post Office Office ReuseReuse

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Framework Strategy: FremontNeighborhood Implementation

• Post Office reuse• Master planning• Master EIR• Land assembly• Relocate surface parking lots• Create Master Development Area• Create Connection to Miner

Avenue• Realign Fremont Street from

Hunter to El Dorado• Strong Neighborhoods/

Neighborhood RenaissanceInitiative


Case Study Site Feasibility

• Market opportunities• Building and block studies• Development feasibility

analysis

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Market Opportunities: KeyFindings• Ownership Residential

– Infill town homes/small lot single family– Condominium conversion (apartments)– Adaptive reuse non-residential buildings

(small)

• Rental Housing– Small scale infill: duplexes, tri-plexes, four-

plexes– Stacked flats (multiple level buildings)– Adaptive reuse non-residential buildings

(small)

• Commercial Retail– New restaurant, specialty and service retail– Local/regional owned businesses; national

tenants– Mid-size “anchor” retail


Case Study BlocksStockton Downtown Housing Strategy

Case Study Blocks

TT

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Development Feasibility: KeyFindings• Several case studies financially challenged• Major feasibility factors/issues:

– Public infrastructure/improvement costs– Development impact fees– Current market conditions (sale

prices/rents)

• Residential– Early feasibility - ownership housing (town

homes/small lot single family);condominium conversion

– Financially challenged - podium townhomes/mixed-use; stacked flats(apartments)/mixed-use; adaptive reuse

• Retail (Mixed-use)– Marginally feasible


Development Review andStandards

• Expedited development anddesign review process

• Flexible standards• Infill financial incentive

program

3rewarding good behavior

supporting community and neighborhood objectives

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Development Review Process:Rewarding Good Behavior• Expedited development and

design review process– Dedicated staff team (ongoing

development review processimprovement)

– Master EIRs/masterplanning/infrastructure planning

– Infill projects that meet standardsand guidelines have shorterministerial review process


Development Standards: Urban vs.Suburban Approach• Flexible standards

– Mixed-use/infill overlay for targeted infillareas

– Context-based approach– Assume open space and parking can be

provided “outside the lot line”–as it wouldbe in a district

– Increase allowable densities• Potential areas for adjusting standards:

– Reduction in required on-site parking• Use Downtown Stockton standards for larger

area and possibly all infill– Reduction in open space requirements for

mixed-use and urban infill multi-family• 100 SF common space–possibly reduce• 40 SF of private open space–possibly

remove

Districts

OpportunityAreas

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Development Incentives

• Infill financial incentive program– Contribution of City and Agency owned

property– Fund “Master EIRs” for initial opportunity

sites– Pursue State and Federal Grants (Prop 1C,

etc.)– New Market Tax Credits– Use of tax increment financing set asides

for workforce housing, first time buyersprogram

– Historic preservation tax credits– Extending North Shore promenade west to

Louis Park– Use Central Parking District for joint-use

parking


Summary and Next Steps• Development Financial Incentive Program• Detailed area planning to support master

EIRs and marketing activities• Activities to implement development of

priority sites– Master Development Areas– Infrastructure planning– Development process and standards update

(underway)

• Coordinate housing and mixed-usestrategies with other downtown planningefforts–Hospitality District uses, parking,management and the future of Main Street

• Come back to City Council within threemonths with an update

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