Ford Foundation Fellowship Sustainable Regional Development via Placemaking Scott Polikov, AICP, CNU March 12, 2009 Gateway Planning Group, Inc.
The days when we were just building sprawl forever, those days are over. - President Obama, February 10, 2009
The key to sustained regionalism is urbanism
What is urbanism? places that encourage unplanned contact with other people. -Milosav Cekic Gateway Planning Group
America once embraced urbanism and it is again.
The evolution of roads and retail has created unsustainable environments.
Seth Harry & Assocs., Inc.
The Downtown Department Store
Seth Harry & Assocs., Inc.
The Bypass Mall
Seth Harry & Assocs., Inc.
Kaptain Krispy Kreme The Regional Mall
This trend resulted in designing strictly for peak events.
What about the people?
Retail community
Form v. Use
The street form accommodates evolving uses, creating a sustainable neighborhood. Polikov
Sustaining value, not just cash flow, is the new business model
Conventional Development single use pods of development buffers instead of transitions lack of a transportation network not pedestrian-friendly, so not transit-friendly narrowly stratified market planned obsolescence, so constructed accordingly scrape, rezone and sometimes re-subdivide to redevelop value drops when the original use is no longer viable
Neighborhood Development mixed use transitions instead of buffers a network of transportation, encouraging choice easy to walk broad market (age, socio-economic, race, lifestyle) planned to endure change of use often times instead of redeveloping value holds when the current use is no longer viable
Implications for the economy
October 2008
How has the economic crisis changed your perspective on the nature of investment and redevelopment in your region?
Creating value from Place
Value Drivers Proximity
The Transect
T6 T1
Up to 20% increase in property values can be realized from parks adjacent to and near homes. Park configurations increasing the total amount of park edge increase the amount of adjacency value potential; but function is more critical such as passive or ball fields. Source: John L. Crompton, The Impact of Parks and Open Space on Property Values
Value Drivers A variety of Housing Types ( moving up without having to moving out)
Segregated large scale apartments over time usually devolve from this.
.into this. But they are common because communities often choose to segregate apartments based on conventional zoning, locking in obsolescence.
Through urban design, this small apartment house and the home continue to be compatibly located next to each other in Berkley Place, Fort Worth.
Value Drivers Context Sensitive Solutions (CSS)
Downtown Seoul before CSS
Same corridor after CSS
Same corridor after CSS
A happy Mayor who became President
A partnership of the ITE and the Congress for the New Urbanism
C-4 Avenue
Texas Dept. of Transportation
Summary of curent TxDOT Project Development Process 1. What is future mobility need for a particular roadway corridor? 2. What functional classification accommodates this need? 3. Is there money to pay for the project? 4. Hold a public meeting (NEPA) 5. Final design, letting and construction
Revised TxDOT Project Development Process Manual [revisions in blue] Subsection 1000 For urban projects, particularly capacity improvements, the need for a project may be determined from traffic modeling of future travel demands as well as from the need for a sustainable street and transit network associated with the potential project in the context of desired land uses and urban design established in regional plans, comprehensive plans, neighborhood plans, other local plans, special district plans, relevant public-private partnerships or economic development plans. Subsection 1330 The Institute of Transportation Engineers (ITE) and the Congress for the New Urbanism (CNU) have developed a proposed recommended practice document describing the use of CSS community process principles and context sensitive design for streets, intersections, and networks, providing design flexibility in project development. Those resources and the other resource materials listed below shall provide guidance for the CSS process.
Facilitating and financing infill through CSS Southwest Parkway Tollroad Fort Worth, Texas
Southwest Parkway will cross the Trinity River twice, cutting through the last remnants of the Edwards Ranch
Image courtesy of HNTB in collaboration with HOK, Carter Burgess, Kittelson, Prime Strategies, Inc. and Gateway Planning Group Fort Worth negotiated a redesign of the tollroad through a community-based master plan process.
Prime Strategies and Gateway Planning Group Looney Ricks Kiss A TIF created in the context of an urban village strategy made possible by the redesign will pay back bonds issued for City s share of the cost of the tollroad.
Value Drivers Adjacency Predictability (corridor redevelopment)
The Master Plan and a reinvented Main Street
Master plan, regulating plan and implementing form-based code
Build Out (5-Year Phasing Periods) Phase 1 Phase 2 Phase 3 Phase 4 New retail in mixed use (sqf) 36,000 51,250 230,250 46,500 New retail in live/work (sqf) 23,400 14,400 0 0 Town homes (units) 109 0 0 0 Live/work (units) 39 20 0 0 Office (sqf) 28,625 25,625 111,875 15,125 New lofts (units) 115 96 132 65
Fiscal impact funding for Main Street Existing Value: Property Property Tax Retail Sales Tax Total Tax $48,206,147 Value Revenue Sales Revenue Revenue Existing + Phase 1 $101,484,897 $370,820 $11,880,000 $237,600 $608,420 Existing + Phase 1-2 $132,156,147 $584,292 $25,010,000 $500,200 $1,084,492 Existing + Phase 1-3 $200,634,897 $1,060,904 $71,060,000 $1,421,200 $2,482,104 Existing + Phase 1-4 $218,328,647 $1,184,053 $80,360,000 $1,607,200 $2,791,253 Resulting potential of four times current property tax base, with additional revenue approaching $3 million per year at buildout
Value Drivers Downtown (Building on authenticity)
Downtown Owensboro, Kentucky 10 year absorption: 300 to 400 units of residential 200,000 SF of retail/office
Strategy: leverage the arts and entertainment for national and local tourism and attract more residences downtown
Desegregated buildings, the riverfront ignored
Pulling the riverfront into the heart of downtown
Value Drivers Urbanism (organic, authentic, transit) Proximity A variety of housing types ( moving up without moving out) Context Sensitive Solutions (CSS) Adjacency predictability Downtown s authentic capacity
What other value drivers can be employed in your region?
The global context
Urbanism can be a critical factor in the climate change challenge.
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