Title:جهت گیری های جدید در برنامه ریزی

۲۰۱۲-۰۱-۲۷ ارائه کننده: Rollin Stanley این وب کست فقط برای مشاهده در دسترس است، برای اعتبارات AICP CM قابل استفاده نیست. در مریلند، ما نه تنها در فکر تغییر، بلکه در آماده سازی برای آینده، کشور را رهبری می کنیم. این جلسه اهمیت نوظهور اقتصاد توسعه را در تحقق چشم انداز استفاده از زمین برجسته می کند. ارتباط بین طرح‌های کاربری زمین، استراتژی‌های اجرا و درآمدزایی برای ارائه زیرساخت مورد بحث قرار خواهد گرفت. درک پیش‌بینی درآمد بر اساس کاربری زمین، پیوند مهمی با مرحله‌بندی زیرساخت‌های کلیدی برای سناریوهای توسعه و توانایی سازندگان و دولت‌ها برای ارائه زیرساخت‌های لازم برای اطمینان از پایداری برنامه‌های کاربری زمین است. مطالعات موردی برای نشان دادن اینکه چگونه منابع مالی شهرداری و تاثیر توسعه بر پایداری اقتصادی می‌تواند به عنوان مکانیزمی برای پیشبرد چشم‌انداز کاربری زمین از مفهوم به واقعیت استفاده شود.

قسمتي از متن فيلم: Hello my name is Brittany kubinski and I just want to welcome everyone it is now 1 p.m. so we will begin our presentation shortly today on january 27th we will have our presentation on new directions and planning given by rollin Stanley for help during today’s webcast please feel

Free to type your questions in the chat box found in the webinar tool bar to the right of your screen or call one eight hundred 263 6317 for content questions please feel free to type those in the questions box and we will be able to answer those at the end of the

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Webcast archive at this time I would like to introduce Valerie Burton who will introduce our speaker for today rollin Stanley planning director for Montgomery County overseeing one of the largest well respected planning departments in the previously he was the Planning Director for the city of st. Louis for six years

And before that a planner in Toronto Canada for 21 years Stanley is rethinking strategic urban growth in the suburbs focusing on creating land-use opportunities for strategic insult in his four years the department has initiated some of the largest land use shifts in the county’s history Stanley frequently is invited to lecture

Throughout the state nation and world wide most recently representing the APA in China helping to form a strategic growth strategy for the city of Xiao Zhou Maryland Governor Martin O’Malley appointed Stanley to the Maryland sustainable growth Commission where he ends up as a funding work group that is developing legislation geared to funding

Sustainable transportation and other infrastructure good afternoon everyone I hope you’re having it as us whether we as we are here in Maryland where it’s 60 degrees and sunny today we’re going to talk about sex sorry that was yesterday presentation today we’re going to talk

About a new way of thinking and I put up on the screen nine elements which I call the elements to send stain ability which I worked on with hok which I’m going to tie into the discussion about how we think a little more comprehensively than

What we have in the past is planners and many of you will be following the transact somewhere from urban to rural where we have different densities of people green cover infrastructure types of pavement of roads the with the roads and traffic and while my stuff today is totally focused on where we hire

Montgomery County Maryland which is on the edge of Washington DC it’s applicable to all of your environments so the first thing I want to say is let’s not waste a good crisis and as all of you know we all have tough budget times and what we’re finding is the

Elected officials are beginning to rethink about NIMBYism and things like that and one of the ways we’re trying to sell growth strategically here in a very affluent County is to think about growth in terms of these nine elements infrastructure culture health environment knowledge economy food materials and energy

And start to think about when we’re doing a master plan or approving of development how it interrelates with all of those things and I’ll talk a bit about that today and it’s really both integrated thoughts and comprehensive fun and often this is how people view the planning profession then we’re going

Down this straight line and we can’t get off that line because we have an end goal that we want to get to and come hell or high water we’re going to get there but we really need to think a little differently both thinking together differently holistically and

What our impacts are and that’s what we’re going to focus on so further to get there what impacts the cost of growth and as I find the more you get away from urban centers in planning a lot of people are kind of oblivious with respect to Y they are getting things

That they think they want and it’s because they don’t understand what implicates what there is a cost to build and what are the revenue benefits of that so we’re going to look at revenue cost servicing and replacement first of all you have to look at growth in terms

Of capital costs and costs to service and most of you will be involved in charging impact fees which reflect the per-unit cost in a new development so we know what it’s going to cost to put in the water mains and schools whatever what it doesn’t factor in is the

Replacement or maintenance cost of those things 30 years down the road or the environmental costs and many of you have had growth like this bending mat your air-conditioned car that’s ok expect to are here if you haven’t seen this movie you really should see it and I’m going

To forget what it’s called now over the hedge and it really is a parody of suburbia when you look at those cul-de-sacs and you think about 200 houses on a stretch of land half a mile wide with all the servicing under it we none of us actually factor in what is

Going to cost to replace that and as we’re finding now in the inner ring suburbs those things are up for replacement and when you look at the basic factors in being public facility and service costs there’s three things we should all know use mixed is better and I’ll show you

Why density higher is bender and distance to employment or to retail and services these three things are the three drivers of what those costs costs there was a study done not too long ago of a community where they found that servicing for single-family housing was 2.6 x greater than for scattered or

Compact hours for scattered development versus compact development and i show you they’re basically 24,000 verses nine thousand per unit and the big cost of that are in fact education and roads and of the eight basic services education roads garbage etc those two costs education the roads can be eighty

Percent and when you start to drill down into that you’re looking at education roads wastewater and police you can see ratio of what costs the most and then when you start to think about why is that you think about location sensitivity rose water wastewater are very capital intensive and they are

Spatially oriented meaning they must be at the front of the growth as if you can’t fill the house with having a sewer in front of it in case you’re less you’re on as part of a septic system these are the most relevant services related to development patterns and we

See a graphic there of Montgomery County and all the roads we have and again if we’re just recouping the cost of those things in terms of what it costs to build them the capital cost that’s the short term gain for the long term pain later on which comes in when you have to

Replace them and so in fact when you watch your show like police squad and you start to think well what is it cost to put a police department in they are not locationally sensitive they can be nearby same thing with libraries schools etc and so that’s a real important

Factor as you start to consider what is the cost of development so the impact of land use on development economics residentially dominant areas have a lower revenue to cost ratio and they have a higher vehicle miles traveled to work because people are driving further to get to work at services compact

Mixed-use development creates the land use pattern where the revenue cost ratio is a plus and it generates less vehicle miles traveled so in fact what you should find is that the compact form with mixed uses actually subsidizes or can subsidize the sprawl that you’ve built and let’s look at the numbers what

I’m showing here are two pictures one is a condo building near my office that sits on a piece of land that is exactly the same size in fact a little smaller than the house you see and those two buildings are about a quarter mile apart

But they sit on the same piece of sighs land the assessed value of the condo is 32 million dollars of the house it’s actually gone down it’s about 650,000 dollars the property tax paid yearly by the owners of condos is about 350 thousand dollars on that house is now

Down to about 6500 the income tax because in montgomery county we pay an income tax to the county on the income we make as residence the income tax generated by the people in the condo suppose two hundred eighty seven thousand dollars in the house it’s just

Over 2,000 we also pay a reputation tax to the county here which if you close on the house can be as much as around about 1,500 bucks there’s nine units for sale in that condo currently that house hasn’t sold in 15 years and then on the portion of the sales tax that the

Residence generates that come back to the county via the state you can begin to see that as you add up these poles there is a tremendous difference in what that kind of minion building generates at 14 stories versus the house and this is an economy argument and that’s a very

Important argument that I presented to the county council about three years ago that has helped us in all our initiatives as we try to move strategic Smart Growth forward us as in any urban area there’s often a well what can I say there’s often a reaction to it and this is helping and

Let’s have a look at that and I’m showing you now the changed in assessed value per acre between 1988 and 2000 the development in Bethesda in that time period resulted in a change in the assessed value of land where it went up 9.8 million dollars in terms of Silver

Spring which is another downtown area went up 4.2 million but in the rest of the county it only went up four hundred and eighteen thousand dollars so what I’m saying here is we cannot increase taxes enough on the low density residential development in the county to actually pay for the services were

Creative and that the condos like I just showed you in Bethesda and silver spring those will be the cross subsidization of the lower density development and that’s important if you can generate these kinds of numbers so what I’ve got here is a table and this shows the average

Tax yield per acre of taxable property so this doesn’t include the nonprofits and all the federally government-owned land so if we look in Montgomery County has a large percentage of agricultural preserve and what that generates in revenue a year to the county it’s only just under four thousand dollars per

Acre if you go down about halfway and you start thinking about all those Walmart’s everybody wants in the targets they generate just over 62,000 dollars which believe it or not this county is considerably less than what single-family houses generate but then you start to see the real bucks when you

Get third from the bottom at the multifamily high rise as 242 million in real revenue coming and then the granddaddy of them all mixed-use high-rise comes in at 370 million per acre that’s a compatible difference so what we’re trying to convince the county of is where can we

Grow like this the next table talks about the total assessed value per acre so we have reached it out over the county about when you get your tax bill what does it say your property’s assessed at and the same holds true agricultural comes in at 238,000 retails down there at 5.2 million behind

Single-family attached houses at 7.7 and again multifamily high-rise really does do well at 38 million dollars in terms of total assessed value now this becomes increasingly more important as I get it further into the show so what is your revenue base is a property tax or is it

Income tax or is a boat and in a case like st. Louis where we had a lot of disinvestment it was the income tax that generated most of the revenue not the property tax and so when you start to look at your land assessment and what

Your land is owned it really starts to help you tell a future picture of what your revenues for your county will be as you start to replace things like roads and sewers and these approaches obviously vary by county but it’s incumbent upon us to convey to the elected officials in our planning board

Where we can grow our tax base so that leads us to healthy land-use mix here’s a picture of Moses and in his hands are the two tablets and the wedges and corridors plan which is the plan that has guided development in Montgomery County since the 1960’s in which many of

Our residents uses our use as pillows at night because they hold them so dear and that’s the plan on the side we thought we’d grow inside the beltway and we preserve our egg reserve etc and let’s see what that means now I understand my videos are not showing up on the

PowerPoint so I’m going to you won’t hear them or see them haha I guess as we go through so here’s Montgomery County in 1920 and on the left or the water line on the right are the green dots representing single-family housing developments and the blue lines representing multifamily housing

Developments and I’m going to go through this and ten year increments 19 20 30 40 50 1960 1970 nineteen eighty nineteen ninety two thousand 2009 and for some people it’s comparable to those nineteen fifties educational films about the spreading stain of communism but what it shows us how we grew and we definitely

Grew around the red line which is a subway line that comes down those two links of blue lines and goes into DC at the bottom that’s the ceiling right angle triangle at the bottom and in fact when we look at the wedges and corridors plan and how it’s worked out that’s the

Land use map from 1964 and I placed on top of it a dots that represent the population distribution from 2010 census each dot represents a hundred people and in fact we have grown exactly the way we said we were going to grow and that’s important because it shows people that

Things are happening that they may or may not like that don’t actually register for them and so when we start to show them that that’s how we did what we said we are going to do that’s it and then we actually came up with population projections back then and this is

Important for 50 year old population projection actually did pretty good they missed by about 120,000 I’m jobs they were way off and there’s a reason why the jobs were way off it’s because they were on a household projection but they did not anticipate women entering the workforce and as a result we projected

We got a lot more jobs we generated a lot more track now as we go forward we look at zoning consequences and I put the zoning code in the milk bottle and said best before 1982 and the reason is our zoning code is really geared for greenfield development and if the such

We’re now rewriting it to try say we need to do things differently and it raised with questions do you have sufficiently zone land for different uses going back to those table charts I shows you about generating tax revenue does our zoning meet the future needs of

The market when we do a master plan we project out the building or how it will build out over 20 years in terms of number units number of jobs and then try and tie it back to do we have enough land for retail and things to get us

There and then assess what are the impacts not only in traffic but revenue and costs so there’s a lot of consequences of zoning which we’ve begun to show the council the map on the left the darker colors show where the transportation forms a larger percentage of housing affordability and when you

Look at the map and see where the foreclosures are occurring and then you start to overlay that in terms of household income ethnicities etc it begins to tell a picture but because we sprawled more people are paying a higher percentage on average about eighteen percent of their household cops are on

Transportation costs so two years ago when gas went up to you know four and a half bucks a gallon that’s when we saw that spike in foreclosures at 2800 in the county because people couldn’t all of a sudden start to pay two hundred dollars more a month for gas and this is

This really hits home with the council when you start to think about the consequences traffic expectations all the traffic engineers have certain level of service expectations and you’ve all heard this level of service ABCD and E and I don’t know who came up with that

But I wish they’d turn it the other way so that he was the worst because we he’s talked about level of service he everybody thinks my god if my kid came home from school with e in the report card that would be horrible for the traffic must be horrible when in reality

Level of service he creates the most Road efficiencies but those kinds of things really hurt us when we keep to the suburban traffic modelling standards and we’re trying to grow smarter so I’m fortunately apparently these videos are showing but I’ve got on here an interview of a woman from Cuban from

Cuba who runs a restaurant and a man who runs one of the largest hospitals in the india in the in the area but the suburban hospital in bethesda and what she will say is that her biggest challenge is transportation because the buses don’t run by her place on the

Weekends and because they don’t run she can’t get employees to her cuban restaurant what the gentleman on the right will tell you about is that the average commute time to his hospital because he’s in downtown Bethesda is 45 minutes and that the average salary of his employee is 43 thousand dollars and

They speak a hundred different languages so we know these are recent folks who have come to this country who don’t have a lot of money who are spending way too much money getting to work and then there’s the infrastructure those are all the water lines in Montgomery County and

The big ones are shown in dark blue and there’s a picture of one of those water lines and the guy who’s got his head in the hole looking to see where the break is all you have to do is look behind him and find that car disappearing down the

Street but what I’m telling the council is a wig by in the next you know 15 years we’re going to have to replace fifty percent of our water pipes and we got a lot of water fights because we’re over 600 acres eighty-five percent of the cast iron and we can’t afford to do

It we spent 17 million dollars last year on road maintenance the deferred road maintenance bill is 350 million dollars we will never catch up and so like many of your communities were expensive by design the density is too low to create the revenue to rebuild what we’ve had

We’ve achieved about a fifty to fifty-five percent yield in the revenues we should be getting we’d like to be at sixty-five to seventy percent they hit those higher Road as accessible base yields I showed you earlier and as most of us know low density equals greater land costs greater transfer

Can cause greater service costs greater social costs etc etc etc and when you go back to those nine elements I was talking about health food infrastructure they all come back to our how we built what are our land use patterns so the question becomes are you preparing for

The future so one thing you might want to look at is what you’ve done on the left you’ll see the famous agricultural preserve we have here in Montgomery County and that combined with the parks represents about forty nine percent of the county land area the map on the

Right shows the amount of single-family housing we’ve built and the land we’ve zone for it you add those two things together and eighty-nine percent of the county will not change we’re not doing much building in the AG reserve will do the occasional infill project in the residential areas but for the most part

Eighty-nine percent of the county is not changing so that makes you look at your other zoning categories to see well where might you be able to change well about two point five percent of our land is multifamily 1.8 is industrial 0.6 is commercial and 2.5 is residential we are

Not zoned in the strategic places to get much done and that’s a challenge for us it’s the same thing with our arterial roads the arterial roads don’t have phoning on them to allow for infill housing we still got a lot of arterioles with single-family houses like you do

That are being turned into doctors offices and other things and it’s really creating an ugly face along some of our arterial roads well can we adapt to allow things to happen there quicker because these roads are already serviced with everything I’m trying to convince the Department of Transport people that

Those kind of highway interchanges eat up a lot of land and in fact that’s an interchange in i-270 in our county and the block in the middle is the north end of Bethesda Maryland the very popular downtown Bethesda and that interchange uses as much land as the my triangle does in downtown Bethesda

And so I asked the council okay which is generating the most revenue which is allowing us to get our growth targets that we’re going to need because the growth is coming this happened recently in our white flint area if you’d read that I think the January issue of

Planning magazine or maybe was December there was a big article but white flint white flint is one of the highest grossing retail areas in the country and it’s strip malls the graphic on the right is the plan for one of the blocks in white slip we have about four plans

Like that in now that plan is the plan on the left and I superimposed on it the Black Rose of an underpass that was just built and I’ve turned it sideways so you can compare but it was just built on the north end of that block and it’s an

Underpass that has sterilized as much land as that parcel of land is going to generate in the way of development for the county and i’m estimating that in about 25 years people are going to want to refill in that underpass and put it back to give us back that 800 meters or

Yards of land so we can do more development there and it’s the same thing with schools there’s two recently built schools in our county and they don’t actually have sidewalks so it’s a no child shall walk to school act and those schools that the high school takes

Up as much land as a woodmont triangle and one of the problems we’re having now is they can’t find school sites and they want to use the parks for them and of course people are reacting to that so we’re trying to think about do you really need you know 25 acres for high

School the answer is no and then you need to mind your service land and the bubble on the top left eight thousand acres of surface parking the bubble on the right we only have 14,000 acres of land left to build on and most of its scattered and at the bottom of the hill

Where nobody would have built or they would have done it already because it would have been easy and it’s not and so in the bottom bubble we’re starting to look at where are emerging districts that we can do something do we have any brown fields in those areas we can

Redevelop targeted reinvestment areas down here in the downtown and parking lots those have got to be the areas we need the mind other options as I said to surface parking the graphic in the middle a hundred and six strip malls in the county our zoning only allows them to be strip malls which

Is really unfortunate and so we’re trying to change the zoning now to allow them to be mixed uses but in the true tradition of planning in Montgomery County you have to do small master plans to take two years and so we are going to try and do that in one master plan

Change and naturally we’re encountering some resistance but I think we’ve made a message to the council that these strip malls are could be potentially the source of tremendous revenue as well as new housing opportunities because we have a rapidly aging housing population and we need people to move into smaller

Units and give them that option in the neighborhoods they already live in as I mentioned the major roads are an option because there’s some fairly large chunks of land and of course the office parks we have about 2,300 acres and we’re going to be proposing in the near future

Zoning to allow those office parks to be turned into housing around them this is white flint that I discussed a few moments ago 161 acres to surface parking one of the highest grossing retail areas in the country and a massive amount of strip fall under the old zoning in the

Redevelopment 81 acres of that would have had to been open space we change the zoning so that the plan could change and you could actually do high-rise development which I showed you a little earlier unfortunately the animation we have of it is not showing but we’re anticipating four point nine billion

Dollars of net investment over 30 years in white flint now the neck is actually greater than it is in tysons corner across the river in Virginia where they’re going to get a lot more but the infrastructure needs in tysons are massive compared to what they are in

White flint because most of us already there and as a result going to be able to get a lot more revenue generated on a metro stop a red line metro stop or a lower expenditure in terms of revenue so who are we doing this for well unfortunately do is not

Showing and it’s really fun and it’s a scene from Saturday Night Live but we are going to be showing the council well you may be seeing this one actually where montgomery county has changed from the Leave It to Beaver of the 1950s to the brady bunch of the 1960s to the

Weird family for the addams family for the 70s the george lopez and now two and a half men wear these changes have been dramatic in this county and in fact what we’re seeing is that the white population is now a minority that we see massive increase in sixty-four percent

In the hispanic population 23% the african-american population and thirty-seven percent in asia-pacific and apparently i added to the canadian population and this population shift is permeating through everything we’re seeing and doing and it’s very important to track this migration in your community so we saw a net foreign

Migration in the nine-year period from outside of the united states of just over 89,000 people we saw a negative domestic migration pattern where we lost more people outside the county then we got from elsewhere in the country and we saw a great increase in births and deaths predominately through the

Immigrant population and what I’m going to be doing on tuesday is going through some of these stats with the council to talk about how these changes of demographics are impacting service needs in schools health non-profit deliveries etc to again help convey a message of change but we’re going to see a

Sixty-three percent increase in the senior population by 2030 now you’re probably all familiar with the population pyramids where the blue lines are increments of five five years 5 to 10 and the 15 etc all the way up to 85 + men in the dark blue women in the light

Blue and on the right in two thousand we had a perfect population pyramid we were exactly like you don’t want to be physically pretty big in the middle but as you see as you go across to 2030 the population age cohorts are moving up we’re starting to look like Arnold

Schwarzenegger and we don’t want that because that means we’re not back filling enough in terms of the younger population to pay the bills as the baby boomers all a each other their most income producing years and in fact we projected that we’re going to go down from five point five percent working age

Adults to seniors the 3.4 in that time period and that’s a thirty-eight percent drop in 25 years that’s a huge drop this video won’t show so we’ll go on and this one might show I can all just leave the picture up yeah we’ve been spending a lot of time getting out into the

Community to try and show the council and the residence of Montgomery who are the future of the county and so we set up a video camera in this community on a Saturday on a hot day and we just had people come over and put them on camera

And the one thing these teenagers wanted and these are our future residences they want to ditch your polti grill and you know some people want other things but that’s what they want and they deserve that so we take this message we look at those elements health chipotle mayo may

Not be bad economic ohne me that would be good and how can we bring the various county agencies together to try and get a triple T grill into this neighborhood we’ll go see the economic development department of talk of them other things gennext why this video you’re not seeing says

How to move back in with your parents when you’re 36 years old and what we’ve seen is a thirty percent increase and add all cheering at home across the country in our county it’s actually thirty-six percent of a dull dhryn living at home and when I’m doing a

Presentation like this to 500 people at a business seminar they all find this amusing until I say well how many of you actually have your kids living in your basement and you know twenty percent of the people hold up their hand and they really don’t want them there so when you

Start to think about strategic growth the kinds of units we need to attract and the people who can afford them in this county this is a real challenge because this is one hell of an expensive place for people to live and when we try to convey the message about Gen Y the

Kids who are graduating from high schools of people aliviar that we want to live here and not move away here’s what we need to know their longer to buy the average age of the first time homebuyer his group is 34 years that’s the highest level since 1900 they’re

Looking to rent we should all know that the reetar the residential market in America in the next 7-10 years is rental there longer to marry there are going to be you know that age category 24 to 30 25 and 30 for the waiting longer and fifty percent of that compound category

Has never been married there longer to a career the estimate is the kids by the time you’re 34 will have changed jobs 50 more times there’s longer to have kids they want mobility they have greater unemployment some estimates as high as thirty percent they want smaller units

Because they don’t spend much time there and they’re looking for compact lifestyles are we providing to what we do the opportunity or development to occur that achieves those things I want to go back to Bethesda and silver spring again and look at where those services that younger people want are and what

The impact has had on their age so one besides again a very urban place between 1987 and 2005 we saw at twelve percent drop in the average age from 43 years the 30 28 years old in silver spring it was much more dramatic it dropped the 35 years old at 22.5 percent

Drop because in that 15 or so years time period there was amazing things happening in silver spring with lots of restaurants occurring new condominiums and rental apartments and a lot of people moved in there because it’s a four minute walk to the subway and they were getting all these services but in

The rest of the county where ninety-seven percent of our land is owned for single-family houses the average age went up because the singles and the younger people are looking for that space but there’s still a large component of federal workers who are looking upgrade their homes and their

Living there the demand less than a quarter the US households are married with two and a half kids you know the 1950s version of America does not exist anymore the fastest growth is in singles the future is married probably with no kids the family growth is largely in the

Hispanic community in Montgomery County the average family size and Hispanic populations 3.9 people compared to white non-hispanic which is just over 3 and we’re going to see an increasing need for services dealing with older age minority folks because the minorities that have moved here for the jobs etc

Are beginning to age just as rapidly as the baby boomer population so immigrants are attracted the first ring suburbs this impacts unit size I can tell you back in Toronto that the condo market has never stopped there is over a hundred and twenty buildings over 20 stories being and constructed in 139

Mixed-use buildings being built in Toronto today over 20 storeys high in all of the United States there’s only 89 and most of those were in United and then the New York Toronto is beating everybody in this market the market has a hue driver is immigrants who are coming from

Places where there used to living in higher density near service and that’s what they want and we’re seeing as I mentioned an average a drop in the population across the country we know Gen Y is attracted urban settings and we’ve projected out that most of our units in the future will be rental

Multi-unit unfortunately this video is not showing but it’s an interview showing that the growth in single female-headed households is dramatic across America and that’s both a good thing and a challenge because I can tell you that in the last three years in this county which is aplin there has been a

Nineteen percent increase in single female-headed households in poverty but women are also going to be one of the greatest drivers in new businesses so when you start to look at the inner ring suburbs there’s a perfect storm occurring we’re seeing fewer working age adults to seniors we’re seeing increase orange increasing infrastructure costs

We’re seeing increasing social service costs we have a low density landscape we have mobility challenges in terms of transit there’s few areas own to grow plus the challenge of converting things that have already been built and there’s an affordability crisis so the question is where do you go next and I want to

Focus on nodes corridors and infill back when the plan was created in the 60s we predicted a one to one job ratio weird about one to 1.5 and that’s actually not bad and that gets back to the fact i mentioned there’s a lot more women and the job market than what was predicted

In the 1960s and the challenge for Montgomery County is that while we built the way we said we’re going to we forgot to connect it we did get the subways however the subways popped up in neighborhoods a single-family houses and then a lot of our subway connections there is no incentive from the

Surrounding community to redevelop and as a right so we have high vehicle miles traveled and you probably probably heard that the Washington region is racing Atlanta to have the worst traffic but one thing we’re trying to do with the castle and you can see how the story builds

Hopefully is that we talked about needs for infrastructure and replacing it we’ve talked about the challenges of the land use that we’ve created and how we painted ourselves into a corner in our ability to increase our tax base by having so much single-family housing and few commercial areas so now I want to

Tell them about okay guys we don’t have a fence around the county the people are coming this is the center of the free world Washington people will come well how many people do we expect to come well we forecasted out this chart goes from 1959 to 2002 2029 about the amount

Of jobs we expect and we had blitz along the way we’re in a bliss now but we still think we’re going to come pretty close to what we got over the past 20 years it’s about 167 thousand jobs we then multiply those jobs out by the amount of floor space that would

Generate and so we took new jobs we took the industry standards about the amount of Florida space per employee and we broke it in a raucous retail and industrial and we came up with twenty six point two million square feet of office would be needed and we did the

Same thing with housing we looked at the historical trends going back to 1970 and we think that we’re going to pretty much hold and get up to about four hundred thirty-eight thousand housing units and that’s about a 21.5 percent increase and we think we’ll get there and then we

Started to think about how much land that would chew up when we divided the county and is a purple area inside the interstate beltway the gray area which follows the interstate and the subway and then the hinterland out in area 3 and we looked at the land used

Consumption there over the last 20 years and apply that to the need we just identified in the previous slide to come up with much land we’d need for housing it was just under 10,000 acres and we’ve determined that well we’d actually don’t have that much land you remember earlier

I showed you we had about 14,000 acres of vacant land so we actually don’t have enough land to accommodate the growth that we expect which is pretty equal to the lac 20 years and in the last 20 years we gained 195,000 people and we can fork consumed 44,000 acres of land

We don’t have that land anymore it does not exist so what we think is going to happen given the age trends the land etc is that of the hundred percent of the units we think we’re going to get that 70 plus thousand units we think only

Nineteen percent of them are going to be single family but they will consume seventy percent of the land needed getting back to that comparison i showed you earlier but the condo and the piece of land the same size of the house we think about eighty percent of our new

Yes will be multifamily that is a dramatic shift for this county dramatic and there’s a lot of folks here that don’t want that to happen because they still want to be able to drive to the organic dog food store on saturday without experiencing traffic as was

Conveyed to me to public meeting I won’t tell you what that lady said about religion and telling the hospitals and berto control that’s not for general public consumption but the point is we have to have a dramatic shift in how we grow where we grow and what that’s going

To be used for and when I said at the outset don’t waste a good economic crisis this is what it’s about so we have to look at infill now that is an aerial map of Montgomery County tilted sideways if you look at the bottom you’ll see kind of a rectangle that’s

Washington DC if you look at the green blobs those are major master plans we’ve done along the red line subway line if you look going up now into another one it’s like a bee that’s the other subway line and then the big purple blob over

On the right is the FDA complex which is huge the greeting places our plans we’ve already done the purple one for the plan for working on now and what we’re trying to do there is show the Canada Council that these are the places where we have to grow and for

The most part they’re centered on subway subway stops the other thing we’re doing around the county is we’re looking at places to downtown’s like silver spring and Wheaton which is an emerging very high ethic downtown on a red line subway stop and then white flint which I talked

About earlier the shopping area that’s being transformed in 233 high-rise districts and we’ve colored green and different shades land showing where the buildings were assessed at less than fifty percent of the land value so we’re taking a benchmark that if the building is less than fifty percent of the value

Of the land the chances that were redevelopment are pretty good and so we’re using this information to try and show the council how we can plan for growth on these chunks of land so for example in the wedin slide in the middle that big chunk of land was the first

Shopping mall car oriented in the Washington region and it will get redeveloped and what feels is interested in doing that this is another video that’s not going to show both strategic infill where we in the downtown area in Silver Spring actually modeled out how we could do it and then show the council

How related to all those elements wait for that to shift and so this map like I showed you a moment ago talks about what we’re embarking on now which is a massive bus rapid transit study but as you all know we can’t call it buses so we’re calling it rapid transit vehicle

And right as we speak the staff or we’re looking at about 120 to 150 mile network of buses to connect all the things we’ve built and to supplement the red line subway line and we are looking at it in the context of what can we do now versus

What can we do 20 years from now how much it will cost and how much it will pay we will check and how much revenue it will generate and we’re breaking those costs down into capital costs and servicing costs because right now we’re estimating about a hundred million dollars a year or

Operating costs alone and perhaps i’ll do another seminar what one point to talk about revenue generation models and how you can help pay for things like bus rapid transit schools etc but that’s what we’re doing now is we’re making up for our past estate to try and think

About how we can connect the growth and encourage it to go in the right area so we’re doing a lot of transit corridor planning and we’re trying to bring it forward now this is Wheaton that I mentioned earlier where the big model is to the left and Weeden the big building

You see in the middle is being built right now a 500 unit building on top of a Safeway grocery store sits right on top of the Wheaton subway stop and we just had this plan approved by council and I’m not sure we would have got this

۱۵ years ago but this is what it’s going to look like as it gets built out and that’s a big change and we had to overcome to suburban traffic modelling standards to get us there and everybody’s happy for the most part and the development has started but there’s

Change we just finished our second three to five hour hearing yesterday on that site on the Left where they’re proposing to do the development in the middle which generated signs in the neighborhood on the right now this site is right next door to downtown Silver Spring where the whole foods that

Everybody loves where there’s a 10-story condominium building going but what will be tied if you put a single family townhouse is there we’re hopeful it will go through and the new popular thing in Montgomery County whenever anybody doesn’t like anything is to put up those

Signs and so that’s what we get and you all confront this but the way to overcome these challenges is all the information we’ve been talking about and this is what happens when you’re the planning director and you try to bring about that change is the Washington Post

Going to put you in a tie the tall buildings and parodies you and you’re an agent of change and that’s a good thing unfortunately this video won’t show so we’ll move on now one of the things I’ve been trying to convince the staff and the community of as they want all these

Pretty things and if we’re doing the developments they want the trader joes you know they want the whole chart I mean whole foods and they want maybe a CVS the first thing you need to know about CVS and Walgreens is that if you live in the Midwest walgreens wants to

Be the cross the street from every CVS and if you’re an East Coast CBS wants to be across the street from every Walgreens or did I get that backwards the point being is understand what retailers want and what they’ll do but the other thing you have to know about

Is the roles of minorities are going to play in business growth and this is important when we engage communities about what they want I just finished an interview here an hour ago with the architects magazine about retailers and are asking me about well everybody wants these sort of picture book of uniform

Retailing things well that’s not good for a lot of the segments of the population like minorities you want these areas to be able to evolve but in Montgomery County we’re seeing a big growth in a five year period in the number of minority-owned businesses for example the asian business growth is

Forty-one percent for a total of seventeen percent and that has a tremendous impact on the job total in that same period we saw it just up over 19,000 new jobs in minority owned business businesses and in non minority businesses 28,000 and we think in the next five to ten years to know what

Minority businesses will generate more jobs so what are the services what are the kinds of things that they need to succeed and then there’s the perceptions this is an aerial shot of downtown st. Louis and I can tell you back when i was first there were no to it was like

Pulling teeth to get a retailer to go downtown and now it’s had one of the biggest transformations of any downtown in this country but i did a circle those circles represent the lengthy would walk if you went to the really nice shopping mall on the edge of

St. louis city we’re all the white people shop and i showed them that if you got in at the model at the restoration hardware one end Waka macy’s at the other end and went back to your car you would have walked from the mississippi river across downtown st.

Louis and people don’t realize how far you are and of course as you know the goal is what are you passing as you walk and in the suburban community like Montgomery County where everybody says well nobody’s going to walk so we need our cars and we need six laying roads to

Get to the was a whole food store we’re saying no if we give you a reason to walk people will walk and that’s what we’re trying to do in our urban areas now we understand that the you know 47 year old mom with three kids isn’t going to walk necessarily the grocery store

Shall load up the minivan but we can get a larger percentage of folks to try and do that especially in our urban areas and then another webcast maybe we’ll talk about how this really gets into play in distress community and when we’re engaging the communities and they

Want the trader joes it’s important to start telling them about what the factors are in retail growth and if population growth population density and retail job growth and you start to look at these factors in relation to your community and you start to map things out and when we were trying to hold

Walgreens feet to the fire back out the st. Louis where they wanted to drop the typical walgreens amongst a sea of marking I looked at several sites around the county to show them things like in this case every red dot represents a household making hundred thousand dollars and I was trying to show

Walgreens and others that there’s a real market to locate on a specific site and then it gets into expenditure profiling and the thing you have to know about retailers when you’re trying to develop your areas if they’re interested in the following things household size household income the age

Of the family members do you have young kids old kids are there seniors are there young professionals ethnicity because that results in different preferences and single-parent households and you start to generate that information like Deborah Jackson said she likes shopping at the dollar palace because it’s convenient casual I don’t

Have to get all dressed up like I’m going to walmart or something sure but there’s Deborah Jackson’s in every community and the only sorta was doing everything the last two years was family dollar and in 2009 they opened up 300 stores they closed only 8200 and they

Renovated over 6,600 of them these are the businesses spending money and when you start to look at these folks for example family dollar and general Miller merchandise they have very high inner city market penetration but you start getting down the poles and you see they don’t so when you start working with

Communities and start saying who’s going to be coming here it could be family dollar and there’s a very interesting neighborhood in my County where their concern they now have two dollar stores but they also have a trader joes but they ain’t get the Macy’s they don’t have the demographics the other thing

You have to remember about retailers is they base things on the per square foot transaction costs so if I go through the checkout and I’m buying a bottle of water and then mom behind me is coming through with two hundred dollars in groceries it’s almost the same cost per

Transaction but they’re making a lot more money among stores and retailers will figure this out when they try to determine if they’re coming into your neighborhood and so don’t worry about the numbers but back in st. Louis we generated a lot of expenditure profiles to try and show retailers based on the

Demographics how much the average household was going to be spending on toddler clothes pablum for it kids how much you’d be spending on car insurance cars building supplies etc so we selectively went out and tried to recruit retailers to come into specifics ice and match them up with developers

Can try to achieve the visions we intended and so in this chart you’ll see for example within that site one mile within it if you go down you’re going to see that about four from the bottom they’d be spending a lot of money on cigarettes and in fact one of the things

You find in cigarettes is the average household spends more on cigarettes and alcohol than they do in education and I personally think that Alfa Romeo should be the cornerstone of every development strategy Oh stuff to remember and will close up now in this will go quick because the bullet videos won’t show

Planners are smarter if you want to see that video just type in Seinfeld planners and architects there is nothing new in the word urban folks nothing there is no such thing as new urbanism that’s new urbanism it’s about 2,000 years old and it sits on a hilltop in Mesopotamia your world involves the

Exurbs are slowly evolving to the core activity and I get a lot of reaction I show this in the suburban community but it’s true rental market it’s the strongest suspend in 10 years it’ll be that way for the next 10 for every one percent drop in this country it gets 1

Million new renters and the foreclosure gave us almost 4 million of those studios and one bedrooms will generally lead the size of degeneration why population is bigger than the baby boomer population and remember in the next few years the baby boom population will all be over the age of 65 which has

Serious implications of what we do and those groups are our prime renters density in height how tall are those buildings think about it for a second and I’ll come back the first one is five the next one is 12 most people think it’s about four and eight and if you try

To sell all the things we’ve talked about today try using that as your model and there’s some good videos we’ve done one I think it’s on my webpage visualizing density you can type that into YouTube you’ll see some good stuff make your own examples and help convey

That to the people who are reluctant now this is a video done by Carnegie melon melon about the social cost of wasteful growth patterns and they took a group of inner-city kids and a group of suburban kids they gave them a bunch of cardboard boxes tape and coloring

Pencils who said draw your environment the urban kids created them all and they put Macy’s on the box and they even colored some cardboard the color of asphalt and they did not work together the urban kids created the city of varying size they put people in their buildings they even built people and

They created what they knew and if you’re in a suburban environment that really conjures up the kinds of things we have to deal with and what we have to change environment the largest irrigated crop in the United States is grass 32 million acres the second largest is corn

Take those freaking office parks and put some houses in them because they’re getting caught by our cut by lawnmowers which get less mileage than a Hummer and you can see one third of the water consumption in this country build on this and sell it let’s keep using 1955

Traffic modelling that’s the joke and this believe it or not is the video of steve martin from the movie la story driving his car two yards to see his neighbor measure people through vehicle three plug put sorry measure transportation through people throughput not vehicle throughput and this is a

۱۹۴۰’s video which you can’t see showing how you can get cars off the road through transit by a bus or a streetcar and we are just beginning in this state and then this town to actually say ok how many people are passing that point and you’re going to have a lot more cars

To do that then you will a bus and that’s how we’re going to try and do our traffic month i urge you to go on to youtube and see this video from the newlywed game urban versus rural it’s hilarious and that is the flintstones one and with that I’ll open it up to

Questions we got one question during the presentation that I’ll read now would it make sense to allow multi family on single family lives such as granny flats and garage apartment to increase population densities in the lower density residential areas with this result and densities sufficient to support better transit service absolutely great

Questions across as many boundaries first of all just let’s reiterate you got single-family neighborhoods it gets end is like the accessory apartment question with many of you are dealing with as well as do you allow the apartments to occur in the garage has already exist or do you build a small

Prefab building in the building and put your in-laws in it or rent it out this transacts so many boundaries allowing for aging in place the folks across the street from me or in their 90’s and they’re looking to downsize or try and stay in place and cut their costs this

Would be an excellent alternative for them the ability to do this depends on where you live in this county we started to discuss this a year ago as part of our zoning rub rewrite and you would think I was suggesting running to slaughter everybody’s firstborn there’s

A segment of the population that said I should be fired over even having trying to have this dialogue and we came up with some built form stuff that really make it work well we have put that on the back burner but I urge everybody to have this dialogue and see if you can

Make it work because the large single family housing lots are the perfect location to allow people to stay at home especially during the foreclosure crisis and it’s the same argument you’re going to have with accessory apartments try and make it happen make it built form so you bring in the right controls you’ll

Not do close to the lot line and try and find some good examples on the internet about it even better is the whole cottage housing aspect where you take the larger Lots on the arterial roads and you try and do clustered housing on those where there’s very little yard and

Smaller cottage type houses you may have some success with that will an accessory apartment or a granny apartment in a separate building at the back of single-family home generate enough demand for transit absolutely not now not in a million years not unless every house in the street does it and that’s

Not going to happen however what it can do is learn lead to upkeep or better services on the main corridors and so one of the things we’re trying to do in our rapid transit vehicle study is to create the potential to have rapid buses on the main corridors and when that

Happens you can take some of the existing buses to stop at every corner off of the main corridors and put them into the neighborhoods so that they might go by once an hour and feed the rapid transit vehicles on the main road which then gives you a better network to

Serve those suburban communities but I urge you to do your homework get a lot of good examples about the accessory apartments or the granny flats at the back and even better still if you can get some senior citizens some single moms with infants and some folks who may

Have gone through a foreclosure who may look different than the people in your neighborhoods that you’re dealing with to come out to your public meetings that start saying this is a good idea this will allow me to stay in my home this will allow me to stay at home with my

Young kids or this will allow me to stay in my home while I age in place and don’t be such a burden on the social network that will help you overcome the NIMBYism you will encounter and help you with your elected officials okay we have a number of other questions um ramen are

You thinking about strategies to make future commercial space affordable to small business owners and might that include a small business set-aside program something like MPD use great question and i just finished as i said earlier speaking to the architects magazine about this very question and you cannot believe how different the

Enabling state legislation varies from state to state you’ll find examples in Massachusetts where a small town has come in and said you can only get one type of store and they almost actually say by name and I don’t know how to away with that legally but hey they have

Health care to there as well but in Montgomery County we’ve looked at a lot of things like this and for those of you don’t know we have a moderately priced boiling unit who is one of the first in the country apparently I was in a different country when that happened but

It says that if you have a building over 20 units 12 and a half percent of them must be moderately priced and you have an incentive to go up higher we have actually explored doing the same thing for retail and we’re exploring the legalities of that because we don’t want

To get into a situation where we appear to be giving smaller businesses a leg up over larger and you have to be very careful of that and I’ll tell you why in st. Louis we had a recent immigrant a woman who came I think from Peru and she

Owned 10 Subway sandwich shops those are small businesses they employ local people they predominately employ lower skilled people and believe it or not an increasing amount of seniors and increase the amount of skilled people who just need a job if you’re going to bring it out like a an incentive program

For retail you have to be careful that you’re not hurting small businesses that are national chains but are franchised one of the things we just did here in the white flint area where all that new developments going to occur in the wheat field westfield mall building and in the

Way we fill area where i showed you the model of the taller buildings as we’ve put in incentives we’ve said okay you can build a building so big let’s say it’s too FA are but we’re going to take away 1.5 of that and only let you both

Build point 5 f AR and to get back to your two you’ve got to do certain things and we’ve created a list of those things one of those things is you must provide small retail base of 5,000 square feet or less to create smaller retail spaces and that will hopefully create more

Affordable space it’s no guarantee but as you know zoning can’t regulate the price you’re charging for a space we’ve also required that there be 10 or more are five to ten basic services in the area grow restore a dry cleaner those kinds of things and so what we’re trying to do is

Encourage through incentives more people to provide smaller spaces we are also going to be working with the Department of Economic Development to encourage that through financial programs then we are very successful doing that in st. Louis with hide money and low-income areas through societal own plans I did a

Lot of work with community where we actually analyze each business from an exterior and an operational standpoint and tried to help them do better but in summary in some states you can be a lot more restrictive than you can in others and I urge everyone to explore the idea

Of moderately priced retail units as a way of in gentrifying areas to try and encourage small businesses to occur if this question has to do with working with the policymakers how did you convince the city councilor county council that the dense development was better than the McMansion humane in 10

Core did you mainly use numbers to convince them wonderful questions and this and then I came from a community Toronto where it was a heck of a lot easier than it wasn’t suburbia let me tell you and there was a much more greater knowledge about density and that

Leads me to my point education education about density and that is a good thing and that it’s not a four letter word for years ago we couldn’t have achieved only achieved in the last two to three and it’s all down to the following talking about everything I’ve talked about today

And I’ve been doing it sequential sequentially with the council a little bit of information at each time you don’t want to give them too much information at one time because it’s like dangling a string without you know without a thread ball in front of a kitten and I don’t mean well I don’t

Mean this to be sarcastic but they have a short attention span they have a lot of things to think about other than land use so give them real numbers give them to them every three months repeat them when you add the new ones and make them

Impactful so when I told the county a year ago that we were now over fifty percent minority that’s an eye-opener when you tell them what a condo building generates in revenue that’s an eye-opener because nobody hears ever thought about that before and when they know that they have a two

Million or 1 million dollar budget crisis now they’re listening to how to increase it then in the case of the real success story and I urge you to read this article about white plan and planning magazine it’s um it’s like 600 acres of the strip malls and we showed

Them we actually generated the numbers in conjunction with the business owners all the business owners basically got together and created the whitefly partnership and I heard they spent between three and four million dollars on helping us Elvis and they gave us their numbers and they hired economic consultants and we generated numbers

About economic benefit against what it was going to cost to get it in terms of new sewers or roads and then we actually showed them how we could pay for it by taxing the new development in that area so that it wouldn’t be a tax burden on the single-family homes nearby and that

In fact it would be a neck revenue generator that then go out and spend in the rest of the communities and help them with the schools and I cannot tell you how great those property owners were at do at trading websites surveys going into people’s homes and doing the kinds

Of advocacy that the government planners cannot do because then you look like too much of a cheerleader but we let them handle that end of it well we did what we could do and selling the idea about density and then showing them how it

Could be phased in and how it could be a net revenue generator and how it could tie back to the growth that we all need to have and speaking of growth how are we making room for green space and dense urban development’s and green spaces are pretty essential to attract new resident

And that’s a great question and you’ll remember it I’ll try and go back to the slides here where I showed white flint again and the challenge in the suburbs is everybody thinks every park should be the size of Central Park and as the parks depend mark departments are

Telling you now they can’t afford to keep up what they’ve got and as I mentioned forty-nine percent of our county is green and we cannot afford to maintain it and in reality for the most part the best open spaces in the country while one or sidewalks and two are the

Spaces of private developers create in their own developments so here’s that white flint place look at all the surface parking lots the old zoning here said half of those surfing parks parking lots had to be open space if we had required that the new development that

Is coming would not come why because you cannot get a walkable environment if fifty percent of your land area is open space nobody wants to walk by it at seven o’clock tonight when it’s dark and it’s not activating anything so the challenge of what we’ve been doing is

Educating a suburban mindset that the smaller well designed and programmed spaces or prices lower you can self program are better and in downtown Silver Spring which is very urban they recently built a new Civic Center but before they built it they have covered it with astro turf and it’s turned into

One of the most ethnically diverse active open spaces you’ve ever seen there was nothing there except astroturf but little kids had no boundaries and you could always see a mom running as fast as she could to catch up the little kids who now discovered that he had no

Boundaries it was great now it’s over designed and it’s not as much fun so the key is in the urban areas as we all do this in our zoning ordinance we all create the requirement for open space but you don’t want to be downtown Atlanta where you’ve got an office

Building surrounded by a wind Swift hardscape plane you want to design these phases integral parts of the development so when all the development plans that are coming here in white flint which I can’t remember how far back I showed we are all there the drawing on the right

We are acquiring that whole saaphyri’s of blocks which are under one ownership to come in as one plan we call it a sketch plan and they must show us how all the buildings are going to interrelate what they’re going to be used for where the roads are

And how the pedestrian space as you can see a little green dot there will operate and so what we’re trying to do with the urban area is link where we can mid-block pedestrian connections to small green spaces now elsewhere in the White Flint plan we are getting the

Civic green which will be several acres and it’s shown on somebody’s land and as part of this section of the master plan we had that discussion one of the things we’re doing for the developers to get to build there is we’re saying one of the things to get their incentive density

Back not bonus but instead of if they can pay dollars into a fund that will put into a program CIP our placeholder CIP that they will get the county to create where the money goes in to help us pay for it now those green spaces are

Linked to the number of units and the amount of floor area that gets built and so as they built out several of these things have to be built before they can go to the next level or get another building permit but in summary in a suburban environment it’s very important

To create realistic expectations and zoning laws about what create urban spaces and in a Montgomery County it was not the commercial uses that were required now and the last example I’ll give you if i go back fast enough was the condo i showed you and maybe i’d

Already gone by it I guess I did yeah I did the condo building i showed earlier had a big open space in front of it that was required and unfortunately it pushed the building back from the street maybe it was too big inning and pushed the building back from the street so that

The two retail uses we had at the bottom of the condo actually whether it is that condo you see how it’s pushed back from the street that’s where our retail front adjust that was the open space requirement and nobody could see the two businesses but the retail spaces were

Vacant for two years the business is only lasted six months the open space can actually be detrimental if it’s not designed properly to create the right green space ok I’m going to paraphrase this one have you looked at bicycle parking and at Viking distances to transit and other

Services yes absolutely and I started doing this back in Toronto in the 80s where we created rules in Toronto that if you’re going to have a building of a certain amount of units or an office building of a certain amount of size you then kick in the bicycle parking

Requirements both indoor and outdoor because in Toronto the bicycle traffic couriers number about 4,000 and then you also have to provide showers and office buildings or those programs and then that’s fun often do other things like bike lanes in the White of Flint example that I gave you a moment ago we are

Actually requiring similar things we are requiring a bicycle standard for indoor parking so much of it that needs to be secure we are requiring bike lanes to be provided along the busy road and the feeder connections that you’re seeing the rebuilding of that main road you see

In the slide is going to be about a hundred million dollars and an interval of design component of it is dedicated bike lanes as well as shared use paths and we have built in the way to pay for all that so it’s an integral part of all

Of our planning process we are realistic we understand that not everybody in a sprawl suburb is going to ride their bike but we’re trying to create as many opportunities as you can but what can happen I can tell you I’m an avid bike rider but I will not ride generally on

The roads in Montgomery County it’s terrifying I rode my bike to work every day in Toronto I loved riding amongst the cars in the street cars rapping on people’s car fenders to tell them they’re too close but there is expected here it’s not so our trust is to create

A very dedicated bicycle network of roads etc the other thing we’re doing is we’re encouraging developers to do more to create a shared I rented a condo in that building i showed earlier i had two bikes in the hallway two bikes in the second bathroom bathtub that might drill

My wife crazy when i watched them in the shower one of the we’re trying to do with the new prognosis get them to felt like facilities in the underground garage that have a place where you can wash your bike and maintain it and store it and we’re working to do the bike share

In these places now we’ve just got a lot of money on government grants to do that we have a couple of questions on where you got your statistics someone asked about where you got the staff from minority-owned business growth and someone else wants to know who compile

The data which created the map ok number of things I don’t know how big your departments are your resources I can tell you in st. Louis I did a lot of this stuff and I basically have one data person and another person who developed our computer systems and developed a

Computer system to do all the expenditure profile the guy was terrific in montgomery county we have more resources we do a lot of programming we do a lot of jobs data generation the majority business stats come from the American Community Survey the challenge with those as they were last done the

۲۰۰۷ or 2008 the new data will be coming out I think in the latter part of this year because it’s only done every three years we have regular updates where we mine all the sources out there co-star American Community Survey census the the yearly census of day service we also

Every three years do our own thing called the community the census updates the census of state survey where we sat send out a massive amount of surveys to the business and residential community to generate the supplemental information we need because we all know the census doesn’t give us what we used to in

Toronto we actually surveyed they’d hired 20 students every year we actually sent out a survey to every business in the city this is the Old City of Toronto that was about 700,000 before I got bigger we sent out a survey to every business in the city and we got an

Excellent response rate to where we could generate a lot of information so we co all these sources I work with my staff to think about what message it is I’m trying to give they tell me what all the sources of information are I work with them to see how they can

Be manipulated to help me sell the message I have to sell the one tuesday at the county council i’m doing a major presentation to them that’s going to be very concise where I’m taking hitting the main points which are going to be the increase in poverty and what are the

Demographics the increase in the senior population and how that can be a benefit in a challenge what’s happening with Gen X and Gen Y and the retail market and so if you can find someone in your community if you don’t have the money who has access to CoStar like a real

Estate company see if you can work under their license to save yourself a lot of money one second I scroll through the question uh one says federal storm water h2o Chesapeake Bay oh yes okay so i can read that question um yes the federal government has some very tight

Stormwater rings with respect to the Chesapeake Bay the state came up with some a couple years ago the federal ones are being phased in over time and we’re working with that but again the picture I’m showing you here now on the screen I can tell you that when that’s all built

Out and we have dozens and dozens of 30 stories or buildings are lower the impact environmentally you’ll be less than the surface parking lot so therefore the plans that are coming in now or have conserve Leaside underground storm water storage tanks we have all green roofs Green Streets we’re doing

Everything we can to meet the Chesapeake Bay Rays but it is a challenge wellin can you put up your slide on the traffic level of service I don’t know if you misspoke but someone wanted to clarify when you said Levin level of service e is actually a good condition can you

Clarify that yes we are trying to convince the county a camera or was well keep going we are trying to convince the county council that we go for a higher level of service because we’re a suburban area and they think all our roads should be built to that what we’re

Trying to show them is that level of the sea is actually where you get the highest value of the cost of the road I just remember was well you’re getting what would it cost to build and maintain your road and the amount of traffic you you get through it’s actually it is most

Efficient at level of service eat now the people driving through there may think it’s going slow but it’s actually the highest level of service in terms of the efficiency achieving the real efficient limits of the road remember what level of service Amy if I’m driving down the Beltway on sunday night at two

O’clock in the morning there’s still a few cars there and I want to get off at exit five and i put on my turn signal and lo and behold there’s the poor sod driving the moving van to Kansas City and he’s right beside me and I can’t change lanes instantly I’ve just dropped

To level of service beat and I think oh my god what kind of a measure is that so the whole level of service ABCDEF is a bit of a misnomer because of how people associated to a grading system but it is true that the best level of service the

Most efficient roads are in level of service eat okay how do we break prevailing belief systems the densities can be increased and therefore public transit can be made more portable that’s a good one and again if you’re in the communities where public trans is accepted that’s easy if you’re in a

Community like most of us are like I am now where you’re trying to extend something people are very dubious of it especially the crowd who thinks that the transit will generate higher densities though the key is if I’ve been talking about these very strategic about it and

Get out there and say overall here’s how we see the growth occurring in the county and here’s what we think is going to occur and we will plan it incrementally and do the neighborhood glands to get there but in the end time let’s think comprehensively about our transportation network and how we can

Make that out I’m telling you now that the biggest challenge here in a very reluctant community in the past is people have bought into the BRT because they actually believe it will resolve some better traffic congestion for them because they truly believe that other people will start riding the buses and

They’ll be able to drive faster and as we know when the gas hit four and a half bucks a gallon two years ago that a lot of capacity opened up on the highways and a couple of them moments later months later everybody realized hey there’s not as many cars when the roads

Going to start driving again but we do have to get there so the selling points or everything I’m talking about and let’s cover that they have to figure out how to pay for the rapid transit vehicle one of the ways to do that is through TIF districts tax with them and

Financing or special taxing districts like we’re doing in white flint where you charge the adjacent property owners an extra fee to get that service so one of the things that’s being looked at is where all those bus rapid transit routes are going is establishing an extra

Charge of tax base a lot of those quarters and in the commercial areas to help pay for it the other thing is we’ve seen in other communities like I we used to work in st. Louis or which was just done in I forgot the name of the county

In North Carolina they passed the local sales tax option to help fund these things so the challenge is selling it and paying for it and one of the best ways to sell it is to show how it can benefit everybody the kind of along the lines sighs talked about I think we have

Time for one more question because there’s just 15 minutes left and this is a kind of comprehensive one someone asked can we put the elements of sustainability side back up and talk to how each element can be addressed okay infrastructure we’ve talked about in so many ways the cost of replacing the

Sewers the waters and if we just discussed bringing and public transit culture somebody asked the question of what the minority business generation it’s absolutely critical if you’re thinking about what you’re doing from a land use perspective how do people retail and I can tell you that a minority businesses the outdoor display

Space is critical but then it also gets when you’re working in a distressed environment about diet and that takes it to the next one about health what can we do I can tell you that in st. Louis we were doing munity guards were regretting food co-ops we subsidize the large grocery

Store change to come into a distressed neighborhood and we found a local guy a minority who made sweet potato pie and we teamed him up with this large grocery store chain and now his pies are being sold in every grocery store change in the st. Louis region and he’s got all

Kinds of employees environment it’s not just the question we just had about the Chesapeake Bay it’s that the example I showed you about when the university looked at the inner kids inner-city kids and the suburban kids and found out about how they perceive their environment and boy that’s coming home

To Bruce now because almost a large percentage of those suburban kids are saying I’m not living in my parents house when i get older i need downtown bethesda and that helps us sell the idea of growth knowledge somebody asked about services finding the sites for school and you know trying to convince people

That smaller schools are actually better the knowledge of selling density absolutely created economy we’ve covered a lot of those already the sweet potato pie guy had no employees he’s now got a whole bunch because we link them up through our land use policies to get him an outlet the economy all the discussion

I’ve had about revenue generation food is critical we’re doing a plan out in the eastern part of the county in a neighborhood that has challenged for finding new businesses but there’s a couple of good ethnics rontz there and we’re building our plan about trying to create with the economic development

Department an ethnic food Conclave that will actually draw people from the very white next County that who may be interested in trying a new foods that way materials that gets down to creating that environment that folks want most people in Montgomery County you think that every open space should have grass

On it as I said and be 30,000 acres we’re trying to convince people that hardscapes interspaced with soft gapes are actually wonderful urban spaces and how can we make those work better and then from an energy standpoint in white flint we put in a density incentive to encourage property owners to get

Together to create energy cogeneration plants and some of them are starting look through that through biomass and through wind so that’s the nine elements and sustainability and again I want to say that it I developed this off a theme that was started at the planning office

With the H ok boys back when I was in st. Louis and they’ve gone further with it in a different direction than I’ve taken it but I think it’s a great way of showing how everything is connected ok I think that brings us to 1 30 so oh sorry

Two thirty to thirty here 130 in the Midwest if you continue to send in your questions I created our I’m told that if you send them to the web page I can answer all your questions then there’s the web page there my name with a dot the middle at Montgomery planning that

Org and I’d be more than happy to answer your questions or speak to you on the phone alright thank you i’m rollin for i presenting today it was really a great session and valerie for moderating and also i’m jackie and maryland APA for sponsoring this uh this session for

Those of you who are still in attendance i’m going to go through a few reminders about logging your CM so go ahead and jot down on Rollins email address here and if you have any other questions you can you can address them to him there so

For those of you who are still with us and to log your CM credits for attending today’s webcast please go to ww planning org slash CM and select today’s date friday january twenty seventh and then select today’s webcast New Directions in planning this webcast is available for

One and a half cm credits and also we are recording today’s session so you will be able to find a recording of this webcast along with a PDF of the PowerPoint at ww utah APA org slash webcast archive and this does conclude today’s session and i want to thank

Everyone again for attending thanks very much you you you

ID: FQ26g9Jgpjc
Time: 1343174899
Date: 2012-07-25 04:38:19
Duration: 01:32:15

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