ERC Apartment Zoning Presentation

To: Mayor Naifeh & City CouncilOpening

To: Mayor Naifeh & City Council

BRICKS & SIDING

FENCING

SECURITY GATES

LANDSCAPING

LIGHTING

ACCESS POINTS

BRICKS & SIDING

FENCING

SECURITY GATES

LANDSCAPING

LIGHTING

ACCESS POINTS

ITS ABOUT “NIMBYISM”


To: Mayor Naifeh & City CouncilOpening WHAT IS NIMBY?


NIMBY – Not In My Back Yard – has become the symbol of neighborhoods that

seek to exclude certain people because they are homeless, poor, disabled, or because of

their race or ethnicity.

To: Mayor Naifeh & City CouncilIT’S ABOUT NIMBYISM

OT

N

Y

ACK

ARD

OT

N

Y

ERM

FFICE

F

LEADS TO

Edmond Population Census

10,000

1950

1970

20,000

1980

40,000

1990

52,315

2000

68,325

2002

72,247

Source: US Census Data per Edmond Economic Development Association

1889 Land Run

City of Edmond Formed

1889 Land Run

City of Edmond Formed

1979Edmond

North High School Formed

1979Edmond

North High School Formed

10/14/02Thomas Trails

PUDApplication

Filed


PUDApplication

Filed

2010Railroad

Underpass At Covell & Broadway

2010Railroad

Underpass At Covell & Broadway

1983 City of Edmond

Comprehensive Land Use Plan

1983 City of Edmond

Comprehensive Land Use Plan

6/23/03City Council ChapelRidge

Site Plan????


Site Plan????

2010?


11/5/02Planning

CommissionAPPROVED

11/5/02Planning

CommissionAPPROVED

11/25/02City CouncilAPPROVED

11/25/02City CouncilAPPROVED

12/15/02City Council Resolution of

SupportAPPROVED

12/15/02City Council Resolution of

SupportAPPROVED

1/28/03Planning

Commission Plat

APPROVED

1/28/03Planning

Commission Plat

APPROVED

2/18/03Planning

Commission Chapel Ridge

Site PlanAPPROVED

2/18/03Planning

Commission Chapel Ridge

Site PlanAPPROVED


Site Plan

Denied


Site Plan

Denied

6/3/03Planning

Commission ChapelRidge

Site Plan

Denied

6/3/03Planning

Commission ChapelRidge

Site Plan

Denied


PUDApplication

Filed


PUDApplication

FiledTODAY City Council Site

Plan Approval?????

TODAY City Council Site

Plan Approval?????

ConcessionsConcessions


Site Plan

Tabled Due to NIMBY Protest


Site Plan

Tabled Due to NIMBY Protest

3/2703Community Connections

3/2703Community Connections

More Concessions

More Concessions

12/18/02OCFA & OK

County Bond InducementAPPROVED

12/18/02OCFA & OK

County Bond InducementAPPROVED

1/15/03Bond

Financing AWARDED

1/15/03Bond

Financing AWARDED

To: Mayor Naifeh & City CouncilCity of Edmond’s SITE PLAN CRITERIA

Building Materials

Roof Design

HVAC

Utility Meters

Refuse Facilities

Landscaping

Sensitive Borders

To: Mayor Naifeh & City CouncilIssues or Smokescreen?


To: Mayor Naifeh & City CouncilPUBLIC HEARINGS…

Planning Commission (4) City Council (5)

County Bond Hearings (2)

Total (11)

NOT

TRUE

“ERC has fully complied.”


NEED?


“Executive Summary

Investment Opportunities: Anticipated need of 6,301 new owner units and 4,131 new rental units in the county over the next five years. Demand is greatest for units priced below $130,000.”“Rental Market: [In Oklahoma County] …rental rates have increase moderately and occupancy levels of quality rentals are above 95%. New rental housing is needed in most population centers in the county.”

To: Mayor Naifeh & City CouncilNEED?


Edmond… Oklahoma’s fastest growing city is also the number one ranked submarket in the Oklahoma City metropolitan area... And an average annual household income of over $74,000, Edmond has become an influencing factor in the developing OKC landscape

Current occupancy in Edmond is 97.3% with Norman West being the only market with a higher occupancy at 97.7%. It is not uncommon for Edmond to exceed 98% or even 99% occupancy.

Edmond dominates all submarkets, placing 5th or better in 9 of the 10 ranking criteria. As with occupancy, these high rent numbers seem to indicate an opportunity for new development.

…the double-digit population growth continues to bring more renters in the this market. Edmond remains Oklahoma’s fastest growing city.

To: Mayor Naifeh & City CouncilNEED?


The average year built of the Edmond properties sold in 2002 is 1970. The average year built for all properties sold in OKC in 2002 is 1971. This apples-to-apples comparison is another indicator that the Edmond market is significantly stronger than most other submarkets.

Another indicator of strength and balance in Edmond is total population ratio to the number of apartment units. Excluding UCO on-campus students and housing units, this submarket currently has one unit for every 17 residents. This higher than the OKC metro area average of 14.5, further indications of a healthy market and apartment growth opportunities.

To: Mayor Naifeh & City CouncilNEED? | Market Conditions and Project Evaluation

Summary


According to our survey, the market for multifamily development within Oklahoma City is good. The area is experiencing good occupancy levels and large-unit types are rare and in-demand. The Demand Analysis section will illustrate that demand in the area is good and should support the development of the property. The subject development will offer excellent amenities, competitive unit sizes, as well as competitive rents, and therefore will be comparable with or superior to the competition and should be well received within the market.

To: Mayor Naifeh & City CouncilTo: Mayor Naifeh & City Council

City Officials’ Projections for City Expansion and Needs in the Areas of: Schools, Roads, Utilities, Healthcare, Densities, and Uses.

The 1983 Plan has served as the City of Edmond’s basic planning “bible”, with any Plan Amendments requiring super majority vote of City Council… a Plan Amendment was approved for ChapelRidge on

November 25, 2002

69 Acres projected for apartments- would have allowed for 1,104 Multi-Family Units.

1983 City of Edmond Comprehensive Land Use Plan Provided for 1,104 Multifamily Units.

110 Acre High Density Area

41 Acres Projected for Industrial Use

ChapelRidge Site 10 Acres Now Zoned for 160 Units


ChapelRidge 2003

Rosewood Manor

Victoria Park

Milton Terrace

Broadway Village

Legacy Woods

Issues or Smokescreen? | Safety?

We have agreed to construct and bear 100% of the cost of a third lane for Thomas Drive abutting the Apartment Site and extending

North to Covell.


Traffic study shows that the impact of traffic from multifamily that level of service will remain adequate and will not require any

additional improvements. Due to the high number of right turns on to Covell at peak hours the third land will have a positive impact.

Perimeter Fencing

Limited Access Steel Gating System

Fulltime Edmond City Police Officer Living On Premises

Curfew For YOUTH & CHILDREN

Security Cameras At Front Entrance

Issues or Smokescreen? | Safety?


To: Mayor Naifeh & City CouncilIssues or Smokescreen? | Quality & ERC Integrity

…these allegations proved to be without substance, and no charges

were ever filed by the District Attorney’s Office.

…we have found Phase I and Phase II of the Shawnee ChapelRidge

development to be an asset to the community. Further, I can say that

our experience with ERC and its people have been very positive.


$125,000

Traffic

Perimeter Fencing

Access Gates

Enhanced Landscaping

Exterior Materials

Community Name

Affordability Mix

Issues or Smokescreen? | Concessions


Additional BrickAdditional Brick

1 or 2 Entrances1 or 2 Entrances

Full Perimeter FencingFull Perimeter Fencing

To: Mayor Naifeh & City CouncilCONCESSIONS MADE | SITE PLAN

We have agreed to shift the ratio of Tax credit (income- and rent-

restricted) to Market Rate apartments from 80% / 20% to 60% / 40% understanding that this adjustment will make the Apartment Community less affordable to families at income at or

below 60% of the Area Median Income

To: Mayor Naifeh & City CouncilCONCESSIONS MADE

Quality



“I really enjoy living in the ChapelRidge Apartments. The staff is very friendly and helpful. The grounds are kept very clean and the

apartments are newer and well-kept. I always felt very safe living at ChapelRidge.”

“Love the color schemes in the apts. Love the reserved parking. Clean and neat grounds.”

“Although I don’t think the outside looks as modern as some other apartment communities in Edmond I do like the office staff and family atmosphere. I’m always treated nicely and I hope this continues so

that I can remain a resident here.”

Issues or Smokescreen? | Quality & ERC Integrity?

Source: ApartmentRatings.com

To: Mayor Naifeh & City CouncilThe Real Issue: The Right to Fair Housing

It is Illegal to Discriminate Against Any Person Because of Race, Color, Religion, Sex, Handicap, Familial Status, or National Origin

IN THE SALE OR RENTAL OF HOUSING…

It takes over $14.00/hour to

afford the average 2-bedroom

apartment. It takes almost

$27.00/hour to afford the

average home


Reality: Single-family homeowners have three times as many school-age children



“Well-planned, higher-density housing in areas designated for growth has always been an integral component of smart growth. Indeed, it provides the tool with which smart growth goals can be achieved.”Source: The Case for Multifamily Housing, (ULI-Urban Land Institute, pg.5, 2003)


Workforce Housing

To: Mayor Naifeh & City CouncilThe Stakes: For the Developer

$8,500,000 in Tax Exempt Bond Financing Has Been Approved by Oklahoma County and Closed Into Escrow All Other Closing Requirements Have Been Met Except For Site Plan Approval and Building Permit.


U.S. v. City of Elgin, Illinois: The city paid $500,000 to settle the claims.

U.S. v. City of Fairview Heights, Illinois: The consent decree required the city to pay $275,000 in damages.

The Stakes: For the City of Edmond


U.S. v. Chicago Heights, Illinois: Rather than going to trial, the city agreed to a consent decree under which it was required to pay $123,000 in damages.

U.S. v. City of Milwaukee, Wisconsin: …the city agreed to provide more than $650,000, …including $340,000 in damages

U.S. v. City of Jackson/Jacksonville Housing Authority, Florida …required the defendants to pay $440,750



Jennifer House v. City of Owensboro, Kentucky: A 2001 out-of-court settlement resulted in $125,000 in damages for the plaintiffs.

Walker v. City of Dallas and HUD: 32 suburban cities were required to plan for and build affordable units, and defendants were ordered to pay $2,142,420 in damages.


ITS ABOUT “NIMBYISM”


To: Mayor Naifeh & City CouncilThe Solution | “Political Courage”

“Political Courage”

To: Mayor Naifeh & City CouncilThe Solution | “Political Courage”

OT

N

Y

ACK

ARD

OT

N

Y

ERM

FFICE

F

LEADS TO

To: Mayor Naifeh & City CouncilTHE CITY OF EDMOND 1983 COMPREHENSIVE LAND USE PLANTHE CITY OF EDMOND 1983 COMPREHENSIVE LAND USE PLAN

Original 70 Acre High Density Area ERC Property

Aerial Photo Of The Area

Multifamily Use Reduced From 70 to 10 Acres

ERC Site TodayERC Site Today

THERE ARE NO LEGITIMATE SITE PLAN ISSUES


To: Mayor Naifeh & City CouncilTHERE ARE NO LEGITIMATE SITE PLAN ISSUES


1. Positive impact upon surrounding area, the safety and convenience of persons residing or working in the area and otherwise, produce a beneficial impact on the public health, safety or welfare.

2. The height areas, setback and overall mass will be visually compatible with the character and development of the surrounding area, and will be in harmony with and compatible to, those structures in the established environment.

3. The ingress, egress, internal traffic circulation, off street parking facilities, loading and service area and pedestrian ways will be designated to promote safe, and efficient vehicular circulation, pedestrian movement, parking and site serviceability.

4. When commercial, industrial or multi-family uses are proposed next to existing less intensive uses, the Site Plan Review process should emphasize quality project design aesthetics and landscaped designed to minimize the impact of the impact of the project on the established area and/or establish transitional area to meet the objectives or the Site Plan Review Standards.

5. When project is proposed along the major arterial roadways, the Site Plan Review process will emphasize quality design to maximize the natural features of the land and create a safe and visually pleasant driving experience.

Objectives for Site Plan

source: City of Edmond Planning Department

ERC’s Plan

•Workforce Housing /Job Growth•Meets Huge Pent-Up Demand•Promotes Economic Development

•Limited to 1 & 2 Stories•Low Density: 16 Units /Acre•Water Feature, Decorative Fencing •Landscaping Exceeds City Standard

•Entrance Options 1 or 2 Drives•Controlled Access Gates•Trash Compactor•3rd Lane on Thomas Drive•Pedestrian Walks

To: Mayor Naifeh & City CouncilTHERE ARE NO LEGITIMATE SITE PLAN ISSUES


1. Positive impact upon surrounding area, the safety and convenience of persons residing or working in the area and otherwise, produce a beneficial impact on the public health, safety or welfare.

2. The height areas, setback and overall mass will be visually compatible with the character and development of the surrounding area, and will be in harmony with and compatible to, those structures in the established environment.

3. The ingress, egress, internal traffic circulation, off street parking facilities, loading and service area and pedestrian ways will be designated to promote safe, and efficient vehicular circulation, pedestrian movement, parking and site serviceability.

4. When commercial, industrial or multi-family uses are proposed next to existing less intensive uses, the Site Plan Review process should emphasize quality project design aesthetics and landscaped designed to minimize the impact of the impact of the project on the established area and/or establish transitional area to meet the objectives or the Site Plan Review Standards.

5. When project is proposed along the major arterial roadways, the Site Plan Review process will emphasize quality design to maximize the natural features of the land and create a safe and visually pleasant driving experience.

Objectives for Site Plan

source: City of Edmond Planning Department

ERC’s Plan

•PUD Layout / Buffers•Ring Road Plan•Approved Elevations•Landscaping Exceeding Standards•Previously Undeveloped Area

•Covell Underpass Plans Limits of No Access•Ring Road Plan•Water Features & Setbacks•Landscaping Exceeding Standards•Wrought Iron & Brick Fencing•Number of Entries / Controlled Access Gates

ERC Apartment Zoning Presentation

Real Estate

Transcript of ERC Apartment Zoning Presentation