NJ Future Redevelopment Forum 2015 LRichards
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Transcript of NJ Future Redevelopment Forum 2015 LRichards
(re) Development: Creating Great Places
Lynn Richards, President & CEOCongress for the New UrbanismMarch 13, 2015
OPPORTUNITIES
Growing Population
Changing Demographics
Increasing Demand
(Re) Development Opportunities
Great Places
The majority of people want to live in places where they can live, work shop and place
in the same neighborhood
Univ. of Utah estimates 2.8 million
acres of greyfields that are ripe for
redevelopment
(re) DEVELOPMENT: WHY NOW? CNU
“On a per acre basis, walkable urban development generates 12 times the tax revenues as drivable sub-urban.”
(re) DEVELOPMENT: WHY NOW? CNU
A George Washington University study (2002) found that for every
brownfield acre that is redeveloped, 4.5 acres of open space are
preserved.
Baltimore, MD has completed 30 brownfields projects throughout the
city, creating or retaining more than 3,000 jobs and attracting more than
$300 million in new investment.
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(re) DEVELOPMENT: WHY REDEVELOPMENT? CNU
Former auto dealership in Rochester, NY redeveloped into 77 new residential
units, coffee house, and restaurant.
Private Development
Public Sector Investment
Infrastructure and Amenities
Public Sector Investment
Infrastructure and Amenities
Private Development
Kick-starting Private Investment
Financing Strategy in Warm or Hot Market Locations:
Financing Strategy in Cooler Market Locations:
(aka “Unlocking Private Capital”)
(re) DEVELOPMENT: RETURN ON INVESTMENT CNU
The BLVD, Lancaster, CA(re) DEVELOPMENT: RETURN ON INVESTMENT CNU
The BLVD, Lancaster, CA(re) DEVELOPMENT: RETURN ON INVESTMENT CNU
(re) DEVELOPMENT: OPPORTUNITY CNU
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(re) DEVELOPMENT: OPPORTUNITY CNU
Cleveland: A great place to park
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(re) DEVELOPMENT: OPPORTUNITY CNU
DEAD MALLS: A GREAT OPPORTUNITY — Through the 1980s and
90s there were about 20 malls built per year. Today, the number is less
than 1 mall / year.
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(re) DEVELOPMENT: OPPORTUNITY CNU
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Mizner Park, Boca Raton, FL; Cooper Carry Architects, 1990
From dead mall to mixed-use downtown with linear parkSource: Dunham-Jones
(re) DEVELOPMENT: REDEVELOPMENT CNU
City Center, a 10-acre redevelopment of DC’s former convention center
transformed into 2.5 million sq feet vibrant mixed-use neighborhood.
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Redevelopment can:
– Incorporate open space
– Restore wetlands or other pre-existing ecologies.
– Create more open space
– Green the streets
– Add multi-use trails and paths
Emeryville, CA cleaned up an abandoned railroad spur to
create a four-block park with multi-family housing.
CNU(re) DEVELOPMENT: ACTIVATING THE PUBLIC REALM CNU
Thornton Place, WA
Before and after views of Thornton Place with bioswale/park, in Seattle.Photos: Sky-Pix Aerial Photography.
(re) DEVELOPMENT: ACTIVATING THE PUBLIC REALM
Thornton Place, WA
Before and after views of Thornton Place with bioswale/park, in Seattle.Photos: Sky-Pix Aerial Photography.
(re) DEVELOPMENT: ACTIVATING THE PUBLIC REALM
(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
Redevelopment can:
- Occur at multiple scales
- Add to existing neighborhood fabric
- Connect neighborhoods
- Increase density
- Help places evolve organically
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The Egleston Crossing redevelopment
(MA) helped renew a neglected corridor
with two new buildings that provided 64
units of affordable housing.
Abandoned Kmart Building …
(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
Olathe, KS (outside of Kansas City): Abandoned Big Box Transforms into Heartland Community Church
CNU(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
Reusing the box often does not change the physical suburban landscape. But it does:
(1) Prevent an expanding sprawling pattern by reusing existing buildings
(2) Activate the space, which can lay the ground work for broader land use changes.
Cautionary Note: Reusing the Box
CNU(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
CHALLENGES
Existing efforts to revitalize into vibrant, walkable, downtown district
What will the market support?
Garland, TX
(re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
Market Assessment: Where’s the Potential?1. Assess Competitive Position (Strengths & Weaknesses)
– important economic assets (major employers, place features, location advantages, etc.)
– Local demographic trends
– Local job trends
– Where do residents live and work? Where do workers live? Is there a match between these or lots of in/out commuting? How do real estate market conditions reflect these trends?
2. Assess Fiscal Conditions
– Budget trends
– Key sources of funding for capital projects and ongoing services
– How do land uses, economic conditions, and trends impact the budget?
3. Assess Potential for Change (Opportunities & Challenges)
– Review regional and local job and household projections
– Understand your competitive position
– Inventory sites available for development and/or redevelopment
– Identify available infrastructure capacity and deficiencies
(re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
• Potomac Yards– Rail station, contamination
– First phase of redevelopment complete by 1997
– Tenants signed 20-year lease
Temporary Uses: Preparing for future redevelopment in Potomac Yards, VA
• Intermediate step may be needed
• Infrastructure investments may take decades to execute
• Have a vision for the future, manage expectations
(re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
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(re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
How did this building stop redevelopment in downtown Topeka, Kansas?
(re) DEVELOPMENT: FINANCING CNU
Missing Middle
Urban mixed-use mid-rise is 25 to 59 times more revenue per acre than its suburban counterparts
(re) DEVELOPMENT: FINANCING CNU
(re) DEVELOPMENT: FINANCING CNU
(re) DEVELOPMENT: FINANCING CNU
(re) DEVELOPMENT: FINANCING CNU
(re) DEVELOPMENT: FINANCING CNU
- DNA of your town
- Determine what your city looks like
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(re) DEVELOPMENT: CODES CNU
What’s wrong with today’s codes?
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(re) DEVELOPMENT: CODES CNU
• Type and mix of uses • Lot sizes• Building type, size,
height and setbacks • Street and sidewalk
designs, including width
• Parking requirements• Stormwater
requirements
(re) DEVELOPMENT: CODES CNU
(re) DEVELOPMENT: CODES CNU
Process for Fixing:
- Identify community goals and outcomes
- Analyze codes against those outcomes (audit)
- Assess best path forward, e.g., new code, overlay, or
amendments
- Create priorities
Outcomes AuditAssess
OptionsPriorities
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(re) DEVELOPMENT: FINANCING CNU
Design Guidelines• Non-compulsory design guidance
Euclidian Zoning• Text-only codes, containing illustrative
graphics that carry no legal authority
Overlay• Special design guidance that "overlays" base
zoning
PUD• Flexibility in the application of Euclidean
zoning rules for a specific project
LEED Products
Smart Code
Form-Based (the graphics carry legal authority)
• Frontage codes (regulations though street sections)
• Typological codes (street, building and open space types)
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(re) DEVELOPMENT: CODES CNU
Greensboro adopted Traditional Neighborhood Design ordinance to allow a 10-acre mixed-use infill revitalization project
Changing the Codes– Greensboro, NC
(re) DEVELOPMENT: CODES CNU
Annual tax base in this area went from $400K before redevelopment
(1995) to over $10 million after redevelopment (2003).
BEFORE
(re) DEVELOPMENT: CODES CNU
Columbia Pike, Arlington, VA
BEFOREAFTER
(re) DEVELOPMENT: CODES CNU
Columbia Pike, Arlington, VA
(re) DEVELOPMENT: DESIGN MATTERS CNU
Fine grain buildings and neighborhoods, permeability, context.
Hope VI redevelopment project in Cincinnati, OH
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(re) DEVELOPMENT: DESIGN MATTERS CNU
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(re) DEVELOPMENT: DESIGN MATTERS CNU
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(re) DEVELOPMENT: DESIGN MATTERS CNU
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Political leadership/
Political will
Technical ability
Legal framework to
enable redevelopment
Public Private Partnerships
Transparency/ Predictability
Creative public engagement
Creating Great Places: Taking Advantage of Redevelopment Opportunities
(re) DEVELOPMENT: GOVERNANCE CNU
DALLAS / FT WORTH APRIL 29 – MAY 2, 2015
DALLAS FT
WORTH
Join us in Dallas / Fort Worth for CNU 23, April 29 – May 2, 2015 and network, learn and collaborate with the top real estate developers, architects, public officials, planners, architects and advocates working to make our cities better places.
Old North, St. Louis
THANK YOULynn RichardsPresident and CEOCongress for the New UrbanismLrichards (at) cnu.org