Nelson Neighborhood September 19, 2018
The Master Plan • 1997 Master Land Use Plan o Zoning regulations associated with the conversion of single-family homes to multiple-family use should contain standards ensuring that converted dwellings have sufficient on-site parking, suitable locations for trash receptacles which are customarily stored out of doors, sufficient yard/play areas, and exterior façade controls o Reduce the number of multiple-family apartments, including a reduction in the conversion of existing single-family homes to multiple-family use o Promote ongoing housing in-fill programs. As part of the in-fill effort, work with area builders to determine possible joint public/private partnerships for the construction of affordable housing.
Updates to The Master Plan • 2003 Imagine Muskegon Plan o Downtown should be designed to accommodate various age groups, socio- economic backgrounds, and cultural and racial heritage o A mix of housing opportunities that provide choices to a wide range of people, including high-quality, affordable apartments, condominiums, cottages, and single-family homes • 2008 Downtown and Lakeshore Redevelopment Plan o Context sensitive architecture will…reflect the character of existing buildings o Amend the zoning ordinance to provide standards regulating architecture, site utilization, landscaping, window coverage, pedestrian amenities, and building form, so new buildings integrate well with existing structures
Muskegon Form Based Code Priorities 1. Facilitating higher density development/adding new residents to the downtown 2. Fostering economic development/building the tax base for the city 3. Balancing transportation modes/enhancing choices (i.e. walk, bike, transit, vehicle) 4. Providing access to businesses, community attractions, and schools 5. Supporting transit ridership through available parking (park n’ ride) 6. Providing ample and affordable parking
Muskegon Form Based Code • “A form based code is a land development regulation that fosters predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code” - Form Based Codes Institute • Transect: progression from urban core to rural countryside across a series of context areas MORE URBAN MORE RURAL DT MS NC NE UR
Density Existing Residential Zones Maximum Allowed Density R-1: Low Density Single-Family 7 DU/Acre R-2: Med. Density Single-Family 10 DU/Acre R-3: High Density Single-Family 14 DU/Acre RT: Two-Family Residential 10 DU/Acre RM-1: Low Density Multi-Family 16 DU/Acre RM-2: Med. Density Multi-Family 24 DU/Acre RM-3: High Density Multi-Family 48 DU/Acre
Missing Middle Housing “A range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living” - Opticos Design
Not Missing Middle Housing Zoned RM-3 Zoned RM-2 Zoned RM-1
Missing Middle Housing • These housing types already exist in many of our neighborhoods adding “invisible density” or “density done well” • Single-family zoning restrictions prevent diverse housing options • In addition to single-family detached houses, Missing Middle types permitted in the Urban Residential zone include: o Live/Work o Small Multiplex (3-6 units) o Rowhouse o Duplex o Carriage House Missing Middle Housing Transitioning to a Commercial District
The Missing Middle “A range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living” Missing Middle Housing types distributed among single-family homes
The Missing Middle “A range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living” Missing Middle Housing types distributed among single-family homes
Target Market Analysis • Muskegon is experiencing a minor population loss, which should be recoverable with development of unique housing choices among the Missing Middle housing formats • About 69.2% of the target markets moving into Muskegon County are likely to seek attached units in a range of sizes • Nelson Neighborhood has an annual market potential for at least 110 attached units, all of which should be renter occupied o Market potential for only 8 to 10 detached owner-occupied units • Concerns after dangerous buildings are demolished o Displaced residents could relocate, exacerbating population loss o Gentrification - growth and reinvestment may displace lower-income residents
Nelson Neighborhood could support 110 attached units per year over the next 5 years, but where do we put them? There are only 23 vacant lots in Nelson that allow Missing Middle Housing
Misconception 1 I live in a single-family zoning district, so there aren’t rentals in my neighborhood
Nelson Neighborhood Housing Statistics • Owner Occupied: 1,792 (46.5%) • Renter Occupied: 2,058 (53%) • Housing Units by Total Units in the Structure: o Single Family, detached: 947 (46.7%) o Duplex: 350 (17.3%) o 3-4 Units: 204 (10%) o 5-9 Units: 67 (3.3%) o 10-19 Units: 18 (0.9%) o 20-49 Units: 74 (3.6%) o 50 or more: 314 (15.5%)
Misconception 2 The zoning ordinance forces multi-family homes to convert to single-family
Misconception 3 Landlords don’t invest in their properties, so rentals will become blighted in a few years
“Landlords have to be able to make money to be able to reinvest in their properties” – Bill Krick
We Agreed!
We Need to Take it Further • For sale: $68,000 • Non-conforming apartment in back • Must convert back to single-family • Must demolish $15,000 worth of bathroom renovations to reconvert
What's the Fix? If you don’t want the duplex next to you to turn into a dump, make it possible for someone to invest in it. “A landlord has to be able to make money to reinvest into the home!” Please stop making it easier for homes to fall into disrepair.
Misconception 4 Rezoning a single family home to Urban Residential will allow the home to be carved up into more units
Almost Impossible • A majority of homes that could have been converted to multi-family already have been • Residential Design Criteria still has to be met. Minimum unit sizes: o 650 sf minimum for 1 bedroom o 875 sf minimum for 2 bedroom o 1200 sf minimum for 3 bedroom • Multi-family homes in Urban Residential Zones have to be in scale with the lot: o Duplexes require a minimum of 40 feet of street frontage o Small Multiplexes require a minimum of 50 feet of street frontage • Multi-family uses in Urban Residential Zones have to be in the appropriate building types – Duplex or Small Multiplex
• Entrances to ground floor and upper units must be located at the front and/or side street and shall be directly accessed from and face the street • Maximum site coverage is 50% • Building width at front street is 48 feet maximum • Building depth minimum is 20 feet • Must be at least 2 stories
• Building must meet one of three frontage options
More Requirements
Misconception 5 A multi-family home will not fit in with the surrounding homes Actually, it will fit in better!
1. Because of Scale
Parking is regulated by the Code so you end up with this…
…not this
2. Because of Design Requirements
What Fits in Better in This Neighborhood?
Misconception 6 Multi-family homes and transient uses weaken a neighborhood and cause too many problems
Built to Fit the Neighborhood • Parking Accommodated • High Quality Design •
Misconception 7 Multi-family homes in my neighborhood will decrease my property values
Study After Study Shows that’s False • The Impact of Multifamily Development on Single Family Home Prices in the Greater Boston (2005) The trend in the index of the impact zone and the control area was compared in the years immediately preceding the permitting of the multifamily development and the years following completion of the development in order to determine if the multifamily development affected sales prices in the impact zone. In the four cases for which there was appropriate data, no negative effects in the impact zone were found. • Effects of Mixed-Income, Multi-Family Rental Housing Developments on Single-Family Housing Values (2005) The empirical analysis indicated that the sales price indexes for the impact areas move essentially identically with the price indexes of the control areas before, during, and after the introduction of a multi-family development. Large, dense, multi-family rental developments made possible by chapter 40B do not negatively impact the sales price of nearby single-family homes.
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