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BEAUREGARD – A CASE STUDY

American Planning Association

National Capital Area Chapter Conference

June 1, 2013

The Reality of Providing Mixed-Use Development,

Transit and Affordable Housing:

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SESSION OUTLINE

• ALEXANDRIA – BACKGROUND & CONTEXT

• REGIONAL IMPACTS

• BEAUREGARD

– OVERVIEW

– CHALLENGES + OPPORTUNITIES

– PLANNING, DESIGN + TRANSPORTATION

– COMMUNITY OUTREACH

– FUNDING + VALUE CAPTURE

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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ALEXANDRIA

CONTEXT

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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CITY-MAKING: PLANNING PROCESS

• Calvino

• Labyrinth

• Randomness

• Relationships

• Creative process

CONTEXT CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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• 1930s-60s • Radburn,

Greenbelt • Garden City

planning • New towns • Experiment in

physical—social planning

• Superblocks • Interior

walkways

CONTEXT PLANNING COMMUNITY IMPLEMENATION

GARDEN APARTMENTS – TYPOLOGY

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WHY REDEVELOP?

62,000 to 140,000

1,270,000 jobs and 1,500,000 residents

52,000 jobs and 43,000 residents

City’s Population : 1950 to 2010

Projected Regional Growth : 2040

Projected City Growth : 2040

5,594,990

9,984,186

12,480,027

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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COSTS OF TRANSPORTATION

0

2000

4000

6000

8000

10000

12000

14000

No transit, 2 cars With transit, 2 cars

Savings

Cost

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

$1

2,2

96

$7

,34

8

$5

K

Assumptions: 1. Annual

cost/car: $5,598

2. 5.5 cents/mile 3. $100/month 20,000 mi/yr 10,000 mi/yr

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HOUSING AND TRANSPORTATION

• Expanding definition of affordability

• Transparency of transportation costs

• “Traditionally” home deemed affordable if ≤30% household income

• Transportation – second largest expense

• Housing + transportation costs ±45% household income

• Land uses and density are key determinant of transportation costs

CONTEXT CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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PLANNING – URBAN DESIGN

BEAUREGARD

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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BEAUREGARD: EXISTING VS PROPOSED

CONTEXT

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CONTEMPORARY GARDEN DISTRICT

• Block perimeter

• Framework streets

• Garden streets, paseos

• Parking

• Courtyards, setbacks

• Public open spaces—parks

• Contemporary architecture

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OPPORTUNITIES

• Market pressures

• Consolidated ownership

• Funding for public amenities

• Dedicated affordable housing

• Improving transit, connectivity

• Reduction in land use isolation

• Open space acquisition

• Community process – outreach

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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Public Benefit Amount

Fire Station $9.6 million

Ellipse $28.2 million

Transitway $23.5 million

Parks, Trees, Other $13.3 million

Affordable Housing $51.7 million

Donated Land $18.0 million

Donated Housing Units $14.3 million

TOTAL $158.6 million

BEAUREGARD DEVELOPER CONTRIBUTIONS

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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NEXT STEPS

• Funding – Developer Contributions

• Design Guidelines

• Design Advisory Committee

• Future approvals from Planning Commission and City Council

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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COMMUNITY OUTREACH

BEAUREGARD

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COMMUNITY ENGAGEMENT

• Advisory Group makeup: – Various commissions and

boards representatives – Developer representatives – Professional

representatives – At-large members

• Established objectives/goals

• Public meetings • Advisory groups are one

of many options

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WHAT MADE THE GROUP WORK?

• Clear mission and goals

• Establish credibility

• Group dynamics

• Meeting dynamics

• Digest information, give homework

• Responsiveness to feedback

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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THINGS TO THINK ABOUT

• Consider first task implications

• Committing resources – prep work

• Know your community • Predicting tough issues • Making promises

• Microphones control the

room • Weeknight vs. Saturday

meetings

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PRINCIPLES OF CIVIC ENGAGEMENT

• Easy participation

• Early involvement

• Inclusivity and equity

• Meaningful engagement

• Transparency A City initiative to establish the principles and framework for

promoting and improving civic engagement in Alexandria's future

OPEN SPACE ACQUISITION

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IMPLEMENTATION

BEAUREGARD

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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10374

3984 3317 3041

2172 1135 973

883 2313 1895

2929

4543

454

7844

10357 10474

9178 9812

8992 8868

7006

5810

7703

8880

1873

5218

18218

14341 13791

12219 11984

10127 9841

7889 8123

9598

11809

6416 5672

0

1000

2000

3000

4000

5000

6000

7000

8000

9000

10000

11000

12000

13000

14000

15000

16000

17000

18000

19000

20000

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012

Aff 50% Aff 51% to 60% Total up to 60%AMI

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MARKET AFFORDABLE UNITS 2000-2012

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RENT INCREASES AND RENOVATION

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0 5 10 15

Proposed

Base Zoning

Existing

Flexibility AboveZoning Base

Value Capture

Floor Area (million sf)

12,400,000 sf

VALUE CAPTURE – ZONING

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

5,500,000 sf

10,000,000 sf

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Public Benefit Amount

Fire Station $9.6 million

Ellipse $28.2 million

Transitway $23.5 million

Parks, Trees, Other $13.3 million

Affordable Housing $51.7 million

Donated Land $18.0 million

Donated Housing Units $14.3 million

TOTAL $158.6 million

BEAUREGARD DEVELOPER CONTRIBUTIONS

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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30-YEAR IMPLEMENTATION PROJECTION

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

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PREDICTION VS SURVEY RESULTS

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

0%

5%

10%

15%

20%

25%

30%

35%

40%

40%

AMI

50%

AMI

55%

AMI

60%

AMI

75%

AMI

75+%

AMI

% o

f U

nits

in G

rou

p

Household Income Group

SAP

Tenant Survey

Market Rate

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Fire Station

Ellipse

Transitway

Parks, Trees, Other

Affordable Housing

DeveloperContributions

RE Tax Revenues

City Housing TrustFund/Other

Uses Sources

$263 million

BEAUREGARD PUBLIC BENEFIT FUNDING

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87.9 78.1

4.0 8.0

City Tax Revenue

Developer Contribution

Housing Trust Fund

Mortgage Proceeds

Funding in Millions: Total funding sources = $167 million*

* reflects CPI-adjusted sources through 2042, but excludes the 100 donated units

CONTEXT PLANNING COMMUNITY IMPLEMENTATION

800-UNIT FUNDING PLAN

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62%

30%

6% 2%

New Market At Buildout Market Existing to remain

New Affordable Dedicated Existing

UNIT TYPE BREAKDOWN AT BUILDOUT

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