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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
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Form-based coding is not new. Great walkable places were once developed under private form codes.
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Today, public form-based codes can create a de facto master developer context across multiple ownership.
Leander, TexasLeander, Texas
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Placemaking and economic development
are becoming inextricably interdependent
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Durability of value- lifecycle analysis
Durability of Value
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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
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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.
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Form-Based Codes
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Assessed the built environmentThe Corridor was initially analyzed for redevelopment opportunity.
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A Building-Scale Master Plan was developed.
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Main Street TodayMain Street Before
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Main Street After
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The Master Plan then informed a new Main
Street design
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A Regulating Plan was then prepared delineating character zones.
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The new development standards are organized by character zone
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DowntownDuncanville District
Core MainStreet FrontageStandards Core Main Street
Development Standards
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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
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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
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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
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New town homes are under construction bringing urban living back to Main Street
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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)
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Downtown Seoul before CSS
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Same corridor after CSS
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Same corridor after CSS
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A happy Mayor, who became President
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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.
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What is urbanism?
“…places that encourage unplanned contact with other people.”
-Milosav Cekic Gateway Planning Group
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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
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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.
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A partnership of the ITE and the Congress for the New Urbanism
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Slides courtesy of Jim Daisa of Kimley Horn
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Downtown Owensboro InitiativeDowntown Owensboro Initiative(Building on a history of tourism)
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The starting point- the cultural arts, festivals, a great history of tourism
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17 Acre “Executive Inn” site—an opportunity
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West Downtown Development Options
“Executive Inn” Site Development Options
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A
B
D
E
F
GC
Catalytic Public Investments
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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
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Current Conditions
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Implemented Plan
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Existing Zoning
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FBC Character Zones
Historic Core
Downtown Core
Riverfront Core
Riverfront Edge
Downtown Transition
Frederica Blvd. Corridor
Downtown Campus
Neighborhood
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Form & Development Standards by Character Zone
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Overall Design Standards
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www.gatewayplanning.com
An opportunity to create SPI’s Bold Move