Transcript Slide 1

January 29, 2008
Gwinnett Place Community Improvement District
Gwinnett Village Community Improvement District
Atlanta Regional Commission – LCI Funding
Consultant Team:
Street Smarts, Inc.
Jordan, Jones & Goulding, Inc.
Urban Collage
JB+A
Lessons Learned from Practice
Barriers to Redevelopment
• Economic Barriers
– High cost of land, site preparation for redeveloped sites
– Market shifts and uncertain future
• Environmental Barriers
– Difficult site conditions
– Tree protection on redeveloped sites
– Stormwater management on redeveloped sites
• Zoning regulations
– Height, setbacks, parking, procedures
• Procedures
– Public hearings / delay for entitlements
Economic Barriers to Redevelopment
Project Costs
Greenfield Redevelopment
Land Costs
$ 1,050,000 $ 3,050,000
Site improvements
637,500
1,081,250
Base building / tenant improvements 6,375,000
6,375,000
Landscape, signage, etc.
337,500
337,500
Architect, Engr., Testing
525,000
543,750
Legal/ Ins./ Title/ Fees
225,000
260,000
Marketing/Promotion/ Other
78,750
97,500
Financing Costs
446,267
640,977
Contingency
525,000
675,000
TOTAL PROJECT COSTS
$10,200,017 $13,060,977
COST PER SQ. FT.
$136
Source: Gwinnett Council for Quality Growth
$174
Add
$ 2,000,000
443,750
0
0
18,750
35,000
18,750
194,710
150,000
$ 2,860,960
28%
Regional
Convention
Center Overlay
– Reno, NV
Convention
Center
Mall
Northgate Mall
Overlay District
– Seattle, WA
Mall
Lessons Learned from Practice
Principles for setting boundaries
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Size Matters
Smaller areas focus resources
Smaller area involves less risk/exposure
Catalyst sites can jump-start the area
Limit the “edge effects”
Lessons Learned from Practice
Conclusions and Recommendations
 It is better to start small and grow over
time than to have to retreat.
 A multi-tier Overlay District can provide
the best of both worlds.
Gwinnett Place CID Rezoning Boundaries
Gwinnett Village CID Rezoning Boundaries
Gwinnett Place Redevelopment Study
Agenda for Public/Private Partnerships
• Attractive, unified
design theme
• Connectivity
improvements
• Public places and green
spaces
• Parking management
structures and
strategies
• Areawide stormwater
facilities
• Transit-oriented
development
Goal:
Key:
Break the economic cycle
of disinvestment
Flexible regulations with
incentives
Purposes of the Redevelopment District
Revitalization of
underused property
Efficient land use for livework-play
Replace auto trips with
walking
Encourage connected
system for all modes:
auto, transit, bike,
walking.
• Branding – Visual
Theme (Streetscape)
• Incentives / Flexibility
for Redevelopment
• Mixed Use Development
Design Guidelines
• Public/Private
Investment in
Infrastructure and
Amenities
Uses Allowed in the Overlay District
Permitted Uses
Special Uses
• C-1,C-2,C-3, O-I
• Automotive parts, Building
materials/ garden center,
outdoor recreation, extended
stay hotels, miniwarehouses, etc.
• Mixed-Use: Hotel, Office
Commercial, Retail, &
Residential, (Including Lofts
and Residential/Business)
• All Residential Uses
RTH, RSR, RZT
Multi-family (density up to
96 du/acre)
Prohibited Uses
• Adult entertainment; car
wash; contractor offices;
mobile homes; heavy
equipment sales/service;
pawn shops; motels, etc.
Development Requirements in the Overlay
• Install CID Streetscape
along frontage
• 15% Common Area
(50% transferable)
• Utilities relocation
• Max. 40% of Parking in
Front Yard
• Interparcel access
• Maximum block length:
600 ft.
Sources of Flexibility
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Mixed Use Development
Relaxed Setbacks
Shared parking
Fees in Lieu of Parking
Off-site transfer of tree
density & open space
• Joint stormwater
management facilities
Incentive Features
Density Bonuses
– Mixed Use/ Housing
– Street connections
– Public areas
– Structured parking
– Areawide Stormwater
– Transit connections
Bonus Density Incentives
What is Floor Area Ratio (FAR)?
If FAR = 1.0
Density = 43,560 sq. ft. of building per acre of land
1-story bldg. covers 100% of lot
or
2-story bldg. covers 50% of lot
Bonus Density Incentives
Mixed –Use Development
• Bonus density
incentive of 1.0 FAR
for mixed-use
development
• Additional .5 FAR
bonus for structured
parking.
Bonus Density Incentives
Mixed-Use Development
Additional 0.5 FAR for:
• Projects over 25 acres
• Projects over 10 acres
that combine 3 or more
lots into one plan
• Projects that are over
40% Office
• Projects that are over
30% Residential
Common Area
20 % is mandatory
Common Area
50% can be transferred to an approved receiving area
Bonus Density Incentives
Common Area
Density Bonus of .2 FAR for each additional 1% of site area.
Bonus Density Incentives
For New Connecting Street
New Public Street Provided
Bonus Density Incentives
New Connecting Street
Connectivity Bonus- 10:1 Density Transfer
Construction of Parking Deck
• Does not count toward maximum FAR.
• Density bonus of .5 FAR for providing
>70% of required parking in a deck.
• Joint parking structures can be
constructed by private property owner or
an entity created by Gwinnett County.
• Fees in lieu of parking authorized.
Regional Stormwater Management
•Allow stormwater management
requirements to be met off-site.
•Provide 10:1 density transfer for land
set aside and constructed as a
Regional Stormwater Management
facility.
Bonus Density Incentives
Transit-Oriented Development
Developers who
provide transit
passenger
waiting area and
shelter earn .25
FAR bonus
Bonus Density Incentives
Energy- Efficient Construction
Buildings that
are certified as
“Silver” level or
higher by LEED
earn .25 FAR
bonus
Overlay Tiers
Maximum Intensities (with Bonus):
Tier I
Transition
Height: 60 ft., or 3 stories
Residential Density: 13 units/acre
FAR: 0.40
Tier II
Neighborhood Center
Height: 80 ft., or 5 stories
Residential Density: 32 units/acre
FAR: 1.00
Tier III
Town Center
Height: 150 ft., or 10 stories
Residential Density: 48 units/acre
FAR: 2.00
Tier IV
Regional Center
Height: 300 ft., or 25 stories
Residential Density: 96 units/acre
FAR: 5.00
Bonus Density Incentives
Example
Site Area (Acres)
10
Tier IV
Max.
Residential
Max.
Max
GFA
FAR
DU/Acre
Stories
Ht. (ft.)
Base Allowable
174,240 sf
0.4
13
3
60
10 Acres/ 3 parcels
392,040 sf
0.90
32
5
75
Mixed-Use Develop.
827,640 sf
1.90
48
10
140
Structured Parking
1,045,440 sf
2.40
64
15
210
40% Office
1,263,240 sf
2.90
64
15
210
30% Residential
1,481,040 sf
3.40
80
20
260
25% Common Area
1,916,640 sf
4.40
96
25
300
0.6 acre ROW/street
2,178,000 sf
5.00
96
25
300
Tiers
Gwinnett Village Street Designation Map
Street Designation Map for GVCID
Street Designation Map for GPCID
Typical Street Cross-Sections
Typical Street Cross-Sections
New Areawide Zoning Meets Needs of
Changing Community Conditions
Mixed-Use
Redevelopment District
Zoning
Grandfathered Uses
Project Overview
8 Month Timeline
August
Sept
Review Existing Conditions & Gather Input via Steering Committee
- Development of Concept Report
- Outline of Overlay Ordinance
- Identification of Key Design Concepts
Sept & Oct Steering Committee & Gwinnett Co. Staff Review of Concepts
Oct.
Nov/ Dec
Draft Ordinance
Steering Committee & CID Board Review
11/26-12/5 Revise Ordinance/ Coordinate with Gwinnett Village
Jan
Public Open House
Jan & Feb Steering Committee & CID Board Review
Feb
Spring
Transmittal to Gwinnett County &
Planning Commission Public Hearing
Gwinnett BOC & City of Norcross Public Hearings – Adoption
What Triggers the New District?
New Construction and Major
Redevelopment or Expansion:
“All applications for land disturbance permits,
plan review, plat approval, and building permits
for all property and rights of way within the
boundaries of the CID Redevelopment Area
District.”
except…
What are the Exemptions?
1.
Development activity for which the Director has received a valid and complete
development permits, building permit or land disturbance permit application prior to
the enactment of this Section shall be exempt from this Section to the extent of
property covered by the previously issued permit.
2.
Rehabilitation, restoration, renovation, expansion, and repair of a legally
permitted structure existing prior to the enactment of this section shall be
exempt from all provisions of this Section 1319, except for Section 1319.6 until
such time as the cumulative effect of all such permits on a single parcel results
in an increase in the total floor area of the existing structure by 50 percent or
10,000 sq.ft., whichever is less.
3.
Rehabilitation, restoration, renovation, expansion, or repair of structures that
are part of a development of connected, non-residential buildings having a
combined gross floor area of over 1 million square feet as of the enactment of
this Section shall be exempt from all provisions of this Section 1319, except for
Section 1319.6.
What are the Exemptions?
4. Any structure that is legally permitted prior to the enactment of this Section that
is subsequently destroyed or damaged by fire, flood, wind, or other natural
disaster may be reconstructed to its previous use and extent without complying
with any requirements of this Section 1319.
5. Construction of an accessory building or structure in conformity with Section
600 that is less than 2,500 sq. ft. gross floor area and is accessory to a use or
structure that was legally permitted prior to the enactment of this Section shall
be exempt from all provisions of this Section 1319, except for Section 1319.6.
6. No property made exempt from the requirements of this Section shall
be entitled to any of the increases in density or gross floor area
afforded by this Section.
Questions?