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'i <br />`.`,! <br />�E817f'lili� <br />�OIYIPYIISSlOIl�fS <br />,�UPl3d� o4Y$IC�¢S <br />OP1 �����ISI1] <br />Edilar's Nole: PCJ rendets cnn <br />dou�nIoad li:ese artides nt so <br />citmge tlir'ough Septetn�er 30, <br />'L003 by goii:g to: <br />miv}eplannersireb. comhiimb)t!i hril <br />Dealirig Wi11G ilte Fem af <br />Nlulti-Pmriily Hut�siug <br />by Rny 2iiny <br />PCJ #23, Sunnncr 199b <br />Wliy �nulti fnnzily lioiaing <br />��injeds nfler� �roroke a lwstile <br />response frmu ac�u'by residwi[s, <br />artd wa}�s af dcaling tiridi d�is. <br />F_rceipls from tlie m'ticic: <br />TUe "�io Apartmencs ln ivty <br />Sack Yard" a[timde of most sin- <br />gle-family neighbothoods is an <br />cxpmssion oC fear. No� a feac of <br />the unlmown, but a Eear o[ the <br />lcnown-a Eear people have that <br />they will lose concroI o��er their <br />em�ironmen[. <br />Lil:ely yaur communiq� has at <br />leas[ one place [hat people can <br />poin[ to aad say "that might <br />happen l�ere, next to me!" lt is <br />iiot hard to finct examples of <br />multi-fainil}' projects thlt have <br />devaIued surrouading housmg <br />�nd created centers ot crime. <br />Worse still, masc communities <br />can �ind exis[ing neighborhoods <br />zoned [or multi-[amily where <br />this zoning has ruutted in <br />neighborhood decline, even if <br />there are no apartments. <br />Tl�e answer Lo this fear is to <br />unders[and it - and to give peo- <br />ple reason to believe they need <br />not (ear. As planners, we musi <br />[ake conaete actions to change <br />the conditions thac have ted to <br />p�oUlems �vith mulii-Eamily <br />ltottsing. ... <br />Planners can begin to take <br />steps to Coster positive and suc- <br />cessful multi-Camil}' develop- <br />ments-and m improve the <br />condition of existing probtem- <br />plagued projects. I'his is the best <br />way to overcome peoples' PeaLs <br />abuut multi-�amily housing, <br />Here nre some su�alegies your <br />planning or cantnuntty devel- <br />opment deparimen[ miglit con- <br />sider pursuing. <br />1. Scrutinize yuur graw[h <br />areas. The best time to crea[e <br />siies [ur apartments is be[ore an <br />area is surrounded by single- <br />f�mily developmenL Fur esam- <br />ple, cot�sider requiring, throuoh <br />your planned residential devel- <br />opment (PRD) or comparable <br />regulations, new projeccs �o <br />indudc viable apartmen� sites, <br />This provides the opportunity io <br />creare some pusitive esamptes of <br />ho�v nml[i-Eainily can mesh with <br />❑carby single-iamily huusing- <br />while avoiding later NIN[BY bai- <br />des. <br />2. Evaivate yuur zon'sng stan- <br />clards. Review yuur zoning stan- <br />dards eo see what is required Eor <br />nmhi-family projects. Haw <br />strong are the landscaping <br />requiremencs? How liberal are <br />the height and seibacks stan- <br />dards adjacent to lowee densit}' <br />develupment?... <br />W1ry Not I�t Our Bnck Ynrrl? <br />bp �Yfidmel Allen <br />Pq #45, bVinter 2002 <br />How Ylmu�ers nnd housing fr <br />cauvuwii�y seimice providers cnir <br />i�iore effcuivcly addliss ruigh- <br />borheod rou�en�s. Exte�pts fia�ri <br />dic cu2icle: <br />V��liether drawn froan reason <br />or Gom emotion, communiry <br />opposition re[lects neighbors' <br />concems that eheir lives H211 <br />changc for the worse. <br />When the proposed housing <br />or social service pro��der is <br />unknawn Co a cummunity, it is <br />easier to assume the worst. �Vi[lt <br />grea� speed, the mantra uC oppo- <br />sition �o a LULU spreads in the <br />communi�y: "It cvilf reduce our <br />property values. It will increase <br />crime. it �vill erode the quality <br />of the neighborhood." <br />Thcre is p3enty oF empirical <br />evidence to the con[rary. But <br />because these concems are oCien <br />raised in aiT emotionai context, <br />mcre presentation of sudi <br />research ��rilt be ineffective in <br />Rue3ling the concerns. As a con- <br />sequence, housSng aud sernice <br />advocates ha��e begun to adopi <br />deliUerace communiiy engage- <br />ment su�ategies. <br />As a local planning commis- <br />sioner, you can lielp your com- <br />muni[y lianuooize ihe housing <br />and scrvice needs ot your �vhole <br />comnmaity n�ith the specific <br />objections oC neigli6urhood <br />opponents. Wtiile tl�ere is f]D <br />'bne size fi�s all" apptoach, <br />experts agree on a le�v 6asics: <br />Familiarize yourselE K�iih, and <br />par�icipa[e in, yourjurisdiction's <br />Consolidated Plaa prucess. Pay <br />special at[ention [o [he findings <br />concerning hausing and sen�ce <br />needs and re��ew whe�her tliese <br />needs wilt be Cunded. <br />Take a closer look a[ researdi <br />on ihe e[fects of afEordable hous- <br />ing, group homes, and commu- <br />niry services on neighborhoods, <br />and malce ihis available to <br />providers and exiscing residenks. <br />N1uch oF tf�is research is naail- <br />able at c�vwe�.bet[ercammuni- <br />ties.org�. <br />Main[ain an open door policy <br />with providers so tliey will feel <br />crnnFor[able coming to you or <br />ptanning staEE to give you a <br />"heads up" about proposed <br />housing or service programs. <br />Whether they are siiing by right <br />or requesting zoning retieC, your <br />openness is lilcety to engender a <br />coltabotative process rather tltan <br />a mntentious one. <br />Woric with providers [o con- <br />duct communiq� education <br />aboat the tocal needs for a[ford- <br />able housing and services belore <br />you need to worlc at a particul�r <br />site. ... <br />Iielp evaluate w4�etber a pro- <br />posal is appropriate Cor the com- <br />muniry. Whetlier it involves a <br />homeless shelter, housing Eor <br />poor people, or housing for pea- <br />ple �vith disabilities, ils design <br />and scale slioutd be well inte- <br />grated into die community, with <br />access to transportation, jobs, <br />and community services. <br />Is Yom Coemiuu�ity Being <br />Lronded Gy NIMBIs? <br />Gy L-iafne Cogan <br />PCJ #23, Summrr 199b <br />LViiys oJdenlirig prouctivcly ieidi <br />puieniinl N11vIt31'si4�ntious. <br />Erceipts,(�oin dte m'[ic1c: <br />Trio��e decisively to defuse <br />6ccion, gossip, and innucndo. <br />Be aware of issues that may <br />inllame yuur particular mm- <br />muniq� and talce the initiatine' <br />to provide �he Cacts Eranlcly and <br />clearly beioee the ugly rumors <br />get around. Why is tlte plan- <br />ning boanl considering multi- <br />(amily housing? Is theGe realiy <br />a need? Just who are "those <br />people" who will live there? <br />Wha[ will the development <br />toolc lilce? <br />In most cases, wlien the Cacts <br />are ]cno���n, peuple tvill find <br />ihai the likely inhabitants are <br />not ehe cerrible creamres Yhey <br />may have envisioned, but <br />Criends and neighbors more <br />Iike themseh�es �3-ho cannot <br />a[Iord or do not wunt single <br />residences. <br />Fe�us a6out �+�hat the project <br />will toolc liice can be aflxyed by <br />good rendeiings or sicetches. <br />ihis assumes, of course, that <br />y�uu ha��e a support�zblc project. <br />Knu��� the opposiuun. Wlto <br />are ihe leaders? Whai are their <br />concerns? Are [hey the tradi- <br />tiunssl naysaye�s ro all planning <br />or peuple opposed jus� io thie <br />project': By knowing �vho they <br />are and ���ha[ they want you <br />can seek possible areas oF <br />mutual agreemea[ and isolate <br />tite Cew isst�es on which there <br />are truly opposi[e vie�vs. <br />Be Irank and open at all <br />times. Many good projects go <br />down in blazing de{eat because <br />Ihe proponents are so [tight- <br />ened oC [lie opposition that <br />they fall into the trap of hdd- <br />ing closed-door meetings or <br />malcing "secreP' deals. As a <br />planning commission, ii is <br />especiaEly inappropriate to <br />engage in such behind-�he- <br />scenes maneuvering. <br />PLANNING CObik�llSSiONERS JOU2NAL / NV3vIBER 51 / SUkiMER 1003 <br />