Healdsburg SDAT Presentation

1. Imagine Healdsburg 2040
AIA Sustainable Design Assessment Team

2. What is an SDAT?
The SDAT program brings together multidisciplinary teams of
volunteer professionals to work with community members in
an intensive 3 day vision process.

3. What makes an SDAT Different?
“Consultants work for somebody.
SDATs work for everybody.”

4. R/UDAT 1982
• Population of Healdsburg is about 7,000.
• Estimated that approximately 10,000
additional people would be added.
• The plaza serves a social function…
• The relations between the non-Hispanic and
Hispanic communities are weighted with
stereotypes and mutual misperceptions.
• The basic road to intercultural understanding
is intercultural acceptance. This implies a
policy of affirmation incorporating a gathering
place for everyone; bandstand; gathering
place for Hispanics; mixed commercial for all
income levels…
• Increasing the affordability of housing, in part
by allowing alternative housing forms or
changing zoning regulations.

5. Public Input

6. Team Investigation

7. Connect with Nature
Connect with Each Other

14. Mountains to Sound Greenway | Seattle to Cle Elum, Washington

15. Mountains to Sound Greenway | Seattle to Cle Elum, Washington

16. Mountains to Sound Greenway | Seattle to Cle Elum, Washington

17. Great Spokane River Gorge Strategic Master Plan|
Spokane, Washington

18. Great Spokane River Gorge Strategic Master Plan|
Spokane, Washington

19. Cedar Lake Park & Trail | Minneapolis, Minnesota
BEFORE

20. Cedar Lake Park & Trail | Minneapolis, Minnesota

21. Vancouver Land Bridge | Vancouver, Washington

22. Vancouver Land Bridge | Vancouver, Washington

23. Vancouver Land Bridge | Vancouver, Washington

24. Vancouver Land Bridge | Vancouver, Washington

25. Commons Park | Denver, Colorado

26. Commons Park | Denver, Colorado

27. Commons Park | Denver, Colorado

28. Commons Park | Denver, Colorado

29. Cesar Chavez Park | Seattle, Washington

30. Cesar Chavez Park | Seattle, Washington

31. Cesar Chavez Park | Seattle, Washington

32. Oxbow Park | Seattle, Washington

33. Oxbow Park | Seattle, Washington

34. Oxbow Park | Seattle, Washington

35. Cedar River Watershed Education Center | King County, Washington

36. Cedar River Watershed Education Center | King County, Washington

37. Cedar River Watershed Education Center | King County, Washington

38. Connect through Art

39. Wow, Healdsburg!

42. 1. Make a place for artists on design teams
and make great places!

43. Untitled (in progress), 2016, Carolyn Braaksma, Charlotte, NC

46. River Return, 2013
Stacy Levy
Mission Reach
San Antonio, TX

48. Convergence, 2014
Leslie Ansley, Pittsburgh, PA
East Liberty Place South
by The Community Builders, Inc.

49. Convergence, 2014
Leslie Ansley, Pittsburgh, PA
East Liberty Place South
by The Community Builders, Inc.

50. Elder, 2017, Natalie Settles, Pittsburgh, PA
Hillcrest Housing
by The Community Builders, Inc.

51. Elder, 2017, Natalie Settles, Pittsburgh, PA
Hillcrest Housing
by The Community Builders, Inc.

52. 2. $upport community based arts places,
projects, and programs.

53. Larimer Stories, 2018, John Pena and the Larimer Seniors, Pittsburgh, PA

55. Larimer Stories, 2018, John Pena and the Larimer Seniors, Pittsburgh, PA

56. Arts Excursions Unlimited, 2014 – Present
Edith Abeyta and the Hazelwood Community
Pittsburgh, PA

57. Knit the Bridge, 2013, Fiber Arts Guild, Pittsburgh, PA

58. Knit the Bridge, 2013, Fiber Arts Guild, Pittsburgh, PA

59. Maker Space
/ Studio
Space
Performing
Arts Center /
Cultural
Center

60. 3. Healdsburg Culture Group
Connectivity
Communication
Collaboration

61. Setting the Stage

62. A demographic bomb is coming
Your Choice
•A more exclusive City
•Severe labor shortages
•A suffering economy
OR
•Visit Growth Management
•Increase workforce housing
•Fix the SYSTEM
•Focus on social equity

63. Growth
Management
TODAY
Prevents runaway
residential growth
Significantly
increases
housing costs
Limits mixed-
income
development
Repeal Growth
Management
Faster
Residential
Growth
Lower New
House Costs
Can’t build out
of strong Bay
Area demand
Growth
Management
OPTION
Add exemption IF
20±% affordable AND
20±% missing middle
Lowers New
Housing Costs
Increases
affordable
Rebuild the missing middle
growth management
Option 2:
Option 1:
Option 3:

64. Tell your story (ADUs, small units)
story telling
• Design competition
• Community exhibitions
• Build collaborations

65. zoning
More predictability for neighbors &
developers
• More regulatory predictability
• Revise the general plan
• Build the vision: build community
• Clear vision of housing

66. Zoning to encourage needed housing
• Accessory dwelling units
• Upper floor downtown housing
• Housing at key development opportunities (e.g., Dry Creek)
• NOT deep into residential neighborhoods (except ADUs)
zoning

67. zoning
Remove the disincentives to encourage needed housing
• Small units should require less parking than large units
• End parking penalty for condominiums (higher than homes)
• Reduce parking requirements in walking distance of downtown

68. Revisit Fees
zoning
• Re-examine development fees for most needed housing
• Inclusive Housing in-lieu of fees should cover cost of affordable housing

69. Emphasize water, sewer, and electric rates
capacity costs
• Decrease lifeline rates (e.g., 500 kWh
electric)
• Increase flat CAPACITY rates
• i.e., fixed costs for empty and
occupied homes
• Exempt solar photo voltaic generators
public utilities

70. Re-orienting for the Future

71. Re-orienting for the Future
Healdsburg mostly has mid-century mono-income
subdivisions instead of neighborhoods
Real neighborhoods need:
• A mix and range of housing types and sizes
• Amenities within walking distance
• A real center and definable edges
This can provide a lifecycle of housing at differing
income levels

72. Re-orienting for the Future
Infill and redevelopment over time can enable:
• more efficient land use
• alternate housing types and sizes
• insertion of small businesses for locals
This requires a Master Plan that locates everything, with
public consent, rather than text descriptions of what you
want.
The General Plan is not intended to serve this purpose–it
is not a Master Plan.

73. A Plan for the Future
Healdsburg needs a Master Plan that shows:
• Corridor retrofits for walkability
• Where each new building and park is located
• Where each new commercial opportunity is
• Where infill goes
• Indicates building programs to balance uses
• Shows people all that will be built and where
• Allows global public approval before any projects

74. Master Plan : Framework Plan

75. Master Plan with Detail

76. Master Plan with Detail

77. Master Plan Affordable Housing

78. Master Plan Affordable Housing

79. Master Plan Downtown Arts and Housing

80. Master Plan Expanded Public Space

81. A Plan With Global Approvals
• Must be periodically updated
• Allows for staff to review and approve
• Streamlines permits with no hasty mistakes
• Enables the public to be plan champions
• Discourages outlier complaints-the public owns
the plan
• Relieves political pressure
• Can lower project holding costs dramatically
• Allows the city and public to turn on a dime when
necessary as plan updates occur

82. Capacity
Healdsburg is not built out—it has major underused parcels
(in yellow, brown and light orange)

83. Capacity

84. What-if: A Capacity Scenario
Building
SF Floors
Area
Needed Acres
at 20 units/A 800,000 4.00 200,000 4.59
at 40 units/A 800,000 4.00 200,000 4.59
at 60 units/A 200,000 4.00 50,000 1.15
at 100 units/A 200,000 4.00 50,000 1.15
2,000,000 500,000 11.48
Land Program for 2000 Units
(all unit types and price ranges, to build
diversity, think 20 years)

85. What-if: A Capacity Scenario
Parking SF Spaces Acres
Total Acres
of Infill
at 20 du 240,000 800 5.51 10.10
at 40 du 240,000 800 5.51 10.10
at 60 du 48,000 160 1.10 2.25
at 100 du 24,000 80 0.55 1.70
552,000 12.67 24.15
Land Program for 2000 Units
(all unit types and price ranges, to build diversity)

86. Capacity
No need for strangers, capturing your own commuters would do,
and they are all people you already know

87. Implementation

89. Who Are We Targeting?
• 36% of HHs earn $50,000 or less = $1,375/mo in housing costs
• 53% of HHs earn $75,000 or less = $2,060/mo in housing costs
• 3-Person HH earning $53,000 or less = 60% AMI
• 3-Person HH earning $75,000 or less = ~90% AMI
• 3-Person HH earning $100,000 or less = ~114% AMI

90. • Drives initiative so all components successful
& sustainable
• Ensures all people engaged, included, & served
• Braids sustainable funding stream of public &
private resources
• Serves as single point of accountability for
partners & funders
A PUBLIC PRIVATE PARTNERSHIP

91. Healdsburg Is…

92. https://www.slideshare.net/CommunitiesbyDesign
https://www.facebook.com/AIAcommunities