METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Rolling Meadows City CouncilNovember 15, 2005

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Task Force Charge:• Identify appropriate city role

• Evaluate current development and relocation proposals

• Explore third party developer option/ optimal partnership agreement

• Outline key components of a relocation plan

• Ensure principals of Housing Endorsement Criteria in development plans

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

$11,300 to 23,218

to buy

$35,066 to $71,977

$40,483 to $59,535

to buy

$125,499 to 179,021

Woodfield Garden Renters

$23,218 to $40,483

to buy

$71,977 to $125,499

Market>180,000

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Recent Sales and income data indicates that area homes are appreciating by 9.2 percent annually while area incomes are rising more slowly - - on average by just 5.6 percent per year

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Catalysts for Change/Opportunities for Support:

• Metropolitan Mayors Caucus Housing Task Force

• Housing Endorsement Criteria, Housing Action Agenda and Model Housing Plan

• State Executive Order & Comprehensive Housing Plan

• Employer-Assisted Housing

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

MPC Rolling Meadows Task ForceChair• Mindy Turbov, Turbov Associates

– Expertise: community development/strategic planning/housing program development

Consultant• Charles Buki, czb LLC

– Neighborhood planning and revitalization

Attorneys• Peter Friedman, Holland & Knight

– Expertise: municipal government/real estate• Ben Applegate, Applegate and Thorne-Thomsen, PC & IL

Housing Council– Expertise: affordable housing development/finance

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

MPC Rolling Meadows Task ForceContinued

Developers• David Hoffman, Red Seal Development Corp.

– Expertise: suburban multi-family• Richard Koenig, Housing Opportunity Development

Corp.– Expertise: affordable for-sale & rental

• Steve Porras, LR Development Co.– Expertise: affordable & mixed-income housing

development/finance

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

MPC Rolling Meadows Task ForceContinued

• Juanita Irizarry, Latinos United– Expertise: multi-cultural community

development, services• Robert Kornecki, Burson-Marsteller Chicago

– Expertise: communications• David Walker, AICP, RTKL Associates

– Expertise: planning/architecture• Robin Snyderman, Metropolitan Planning Council

– Expertise: housing policy

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

On one hand, this proposal looks to the future, appropriately anticipating both residential and commercial growth.

On the other hand, the existing site represents about 30 percent of the city’s affordable housing, and 8 percent of its entire housing stock.

The Task Force is confident that the City can tap its historic roots and balance the above variables.

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Maintaining Rolling Meadows’ Affordability

Goals• 20 percent affordable homes on-site

– 20% of 1600 = 320 (both rental & for-sale, both families and seniors; not age restricted)

– Affordable for-sale homes dispersed throughout the property

– Affordable rentals in low-rise mixed-income buildings

• Jump-start 20 percent citywide commitment– Seed new housing development throughout the city

that will help replace lost homes

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Financial/Legal/Policy Tools

• 20% affordability requirement of a PUD

• Inclusionary Housing Ordinance– Can apply to new development, new rehab and/or condo

conversions

• Affordable Housing Trust Fund and/or Community Land Trust– Can also preserve single family homes at risk of tear

downs, multifamily dwellings at risk of losing affordability, and/or acquire land as necessary to facilitate eventual development of affordable housing appropriate for neighborhood context

• Development partnership w/ an experienced affordable housing developer can leverage a myriad of resources, incentives.

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Tenant SupportImpact• Limited number of nearby comparable rental opportunities • Moving families away from good school district• Displacing workers - moving tenants away from employment

base– increased traffic congestion

Tools• Embrace merits of Seller’s current proposal• Bring in non-profit partner to assist with relocation and

counseling– Multilingual services

• City can/should require compliance with Federal Uniform Relocation Act guidelines

• Assist as many families in moving back to the City and the development as possible – Relocation assistance benefit to move within Rolling Meadows– Employer-Assisted Housing and other homebuyer assistance

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

General Site Design• Reconsider the “spine, ”

given decrease in commercial square footage

• Increase residential and commercial integration

• Enhance walkability• Create height variations• Incorporate

underground parking and ample green space

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

Housing Endorsement Criteria• Affordable to the local workforce,

and a range of others• Near jobs and transportation• Well-managed and well-designed

“Sensible Tools for Healthy Communities”

METROPOLITAN PLANNING COUNCIL

Metropolitan Planning CouncilRolling Meadows Task Force

www.metroplanning.org