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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