island economic development implementation through form-based codes
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Island Economic Development Island Economic Development Implementation through form-based Implementation through form-based
codescodes
Town of South Padre IslandTown of South Padre IslandScott Polikov
September 1, 2009
Form-based coding is not new. Great walkable places were once developed under private form codes.
Today, public form-based codes can create a de facto master developer context across multiple ownership.
Leander, TexasLeander, Texas
Placemaking and economic development
are becoming inextricably interdependent
Durability of value- lifecycle analysis
Durability of Value
The Opportunities
• Implement the vision for a walkable Padre Boulevard and Entertainment District
• Attract more high quality, pedestrian-oriented, mixed use development
• Predictability of development outcomes
• Protect public investments in infrastructure (existing and future)
• Attract and sustain private investment
Form-Based Codes
A method of regulating development to achieve a specific urban form. Form-based codes create a predictable public realm primarily by controlling physical form, with a lesser focus on land use, through city or county regulations.
Form-Based Codes
Assessed the built environmentThe Corridor was initially analyzed for redevelopment opportunity.
A Building-Scale Master Plan was developed.
Main Street TodayMain Street Before
Main Street After
The Master Plan then informed a new Main
Street design
A Regulating Plan was then prepared delineating character zones.
The new development standards are organized by character zone
DowntownDuncanville District
Core MainStreet FrontageStandards Core Main Street
Development Standards
Regulating Plan based on City’s GIS data
Street Redesign based on survey
The Regulating Plan sets out the schematic design for the final redesign and reconstruction of Main Street
Fiscal Analysis to Support Financing of Main Street Reconstruction
5-Year PhasingPhase 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
Existing Value:
$48,206,147
Property
Value
Property Tax
Revenue
Retail
Sales
Sales Tax
Revenue
Total Tax
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
The initiative offers the potential of four times current tax base, with total
additional revenue impact approaching $3 million per year at buildout
New town homes are under construction bringing urban living back to Main Street
The same approach can now be taken on State HighwaysThe same approach can now be taken on State Highways(Padre Boulevard – Park Road 100)(Padre Boulevard – Park Road 100)
Downtown Seoul before CSS
Same corridor after CSS
Same corridor after CSS
A happy Mayor, who became President
TxDOT
Polikov appointed by TxDOT to co-chair the Committee along with Mark Marek,
TxDOT’s Design Division Dir. and former co-author of the AASHTO “Green” Book.
The Committee concludes that urbanism is the key.
What is urbanism?
“…places that encourage unplanned contact with other people.”
-Milosav Cekic Gateway Planning Group
The Current Process
1. What is future mobility need for a particular roadway corridor?
2. What functional classification (how many more lanes) accommodates this need?
3. Is there money to pay for the project?
4. Hold public meetings per NEPA (“design – defend”)
5. Final design, letting and construction
The New Process
Revised TxDOT Project Development Process Manual[revisions in italics]
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 …neighborhood plans, other local plans …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 … context sensitive design [processes and criteria] for streets, intersections, and networks…. Those resources … shall provide guidance for the CSS process.
A partnership of the ITE and the Congress for the New Urbanism
Slides courtesy of Jim Daisa of Kimley Horn
Downtown Owensboro InitiativeDowntown Owensboro Initiative(Building on a history of tourism)
The starting point- the cultural arts, festivals, a great history of tourism
17 Acre “Executive Inn” site—an opportunity
West Downtown Development Options
“Executive Inn” Site Development Options
A
B
D
E
F
GC
Catalytic Public Investments
Package of Catalyst ProjectsProject Cost ($2008)
“Finish-Out” of Smothers Park $15.0 million
Market Square Public Plaza $4.8 million
Street Improvements $12.9 million
Convention Center (@ $350 per SF Gross) $21.0 million
Parking Garage ($15K per space) $7.5 million
Arts Academy $5.0 million
Sub-Total $66.2 million
20% Contingency $13.2 million
TOTAL $79.4 million
A C
B
D
F
F
G
H
Catalytic Public Investment
Current Conditions
Implemented Plan
Existing Zoning
FBC Character Zones
Historic Core
Downtown Core
Riverfront Core
Riverfront Edge
Downtown Transition
Frederica Blvd. Corridor
Downtown Campus
Neighborhood
Form & Development Standards by Character Zone
Overall Design Standards
www.gatewayplanning.com
An opportunity to create SPI’s Bold Move
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