SNEAPA 2013 Thursday c2 1_45 meeting the growing demand

A Pilot Program

PLAN IT FORWARDSouthern New England APA conference

October 17, 2013

Meeting the Growing Demand for Downtown Living

CT Main Street Center John Simone, President & CEO Susan Westa, AICP, Community Engagement

Director

City of Torrington Martin Connor, AICP, City Planner

CDM Smith David Sousa, ASLA, AICP, Senior

Planner/Landscape Architect

Presenters

Partnership for Success

Connecticut Main Street Center

&

Connecticut Housing Finance

Authority

The Problem

Connecticut’s downtown properties are needlessly under-utilized and

under-valued.

Vacant Buildings Cost Communities$222,340/year/vacant space

Reduced property value, property tax, sales tax, utilities, professional services, and workers’ pay

Upper-story Residential Units Benefit Local Economy

Annual downtown impact/unit = $20-39K

Main Street Iowa Economic Development Study, Donovan Rypkeyma

The Problem & Opportunity

Asheville Big Box vs. Downtown Mixed-Use Development

Comparison

Forbes article, Downtowns: What’s Behind America’s Most Surprising Real Estate Boom

“…this demographic (between 25 & 34) grew 26% from 2000 to

2010 in major cities’ downtowns…Or twice as fast as it did in those

cities’ overall metro areas”

The Opportunity

The Challenge

Mixed-use/mixed-income development has become a lost art

form.

A Pilot Program

Mixed-Use Real Estate Planning

Consultant Team

William Crosskey, Crosskey ArchitectsLou Trajcevski, Newcastle Housing Ventures

David Sousa, CDM Smith

3 Pilot Communities

Torrington Waterbury Middletown

Community Liaisons Advisory Team

Community Meetings

What’s right for your town?

Community Engagement

Program

Downtown Development Audit

Model Building Analysis Assistance to Property

Owners

Program

Urban Design Audit

Program

Downtown Management Assistance

After 60+ years of single-use, car-oriented development, mixed-use development is a lost art form

Impediments include: Unsupportive regulatory environment Lack of readily available financing Misguided perception that density leads to

blight, congestion and loss of value

Lessons Learned

Small, mixed-use development are some of the hardest real estate deals to accomplish because:

Older building gut rehabilitation (most costly)

In complex downtown settings It requires well-integrated public-private

partnerships

Lessons Learned

Many state and federal resources are only available to larger projects than a typical downtown building in CT

Community meetings supported the assumption that there is a growing interest in living downtown

Education & technical assistance programs are needed to prepare property owners for redevelopment & property management

Lessons Learned

Findings in Torrington, Waterbury & Middletown

Land use regulations promote redevelopment Parking is always an issue Downtown property owners are not developers

or even landlords The financial gap for redevelopment is

significant A mechanism is not available to address the gap

Findings

Middletown

Model Building

Owner: The Amato Family

Location: 418-426 Main Street• Across the street from the

owners’ well-known and long-established shop, Amato’s Toy and Hobby

Redevelopment Plan: 6 units • 4 large loft-style apartments

& 2 smaller apartments in the back

Model Building

Lessons Learned

SourcesHistoric Tax Credits $ 207,700First Mortgage $ 400,000Seller Financing $ 292,500Additional Funds Needed $ 396,900

Total sources $ 1,297,100

UsesConstruction Costs $ 972,100Site Acquisition $ 325,000

Total Uses $1,297,100

Sample Financial Pro Forma

Most state and federal programs that incentivize housing development are only for affordable housing and only municipalities or non-profit entities are eligible

In these communities, mixed-use develop projects are high risk, even if privately owned

Market and affordable rental rates are often the same in downtowns, making market rate apartment financing difficult

Financial Impediments

Federal historic tax credits – many downtown projects are too small-scale

Subordinated loan provided by a municipality - Lynchburg, Virginia, example

Tax Increment Financing (TIF) - potential to expand CT program – Maine, example

Commercial and Industrial Property Assessed Clean Energy (C-PACE) - financing for energy upgrades

Tax abatement – potential to expand local programs Incentives for city workers to live downtown -

municipalities in some states providing - Live Where You Work

Addressing the “Gap”

Assistance to Property Owners

Property owners should develop a team including: A real estate development consultant A preservation architect A general contractor A property management professional A real estate professional - to help market

apartments

Property owner networks offer workshops on how to be a good landlord, screen tenants and manage property


It takes a community to successfully redevelop under-utilized downtown properties

It’s a risk with great rewards for the entire community and therefore worth the

community’s investment of time and resources

The Challenge

Downtown TorringtonDowntown Torrington

Torrington’s zoning regulations support upper story redevelopment for residential use & do not require parking

Regulations for new or infill development do not reflect downtown conditions

Downtown Development Audit

Owner: Torrington Downtown PartnersLocation: 11-21 Main Street Redevelopment Plan: 16 units from 8 units

Model Building Analysis

Torrington Downtown Partners A unique partnership of local

businessmen - with construction experience but not developers

Purchased 9 downtown buildings Invited residents and stakeholders to

participate


http://torringtondowntownpartners.files.wordpress.com/2010/10/partners.jpg

Improve pedestrian & bicycle linkages

Increase safety at intersections-traffic calming

Increase on-street parking

Install outdoor art to encourage street activity & make downtown more attractive

Improve & coordinate way-finding signage

Urban Design Audit

Downtown Management Assistance

There is now a better understanding of what the next steps need to be, and

a greater appreciation of the importance of the public-private partnership that is necessary to

overcome the challenges and achieve reuse of these properties.

Rose Ponte Torrington’s Director of Economic

Development

Outcomes

Urban Design Audit

Downtown Waterbury, CT

Photo by Dave Sousa

Photo by Dave Sousa

Photo by Dave Sousa

Photo by Dave Sousa

©2013 CDM Smith Inc. All rights reserve.

P = Peripheral Connectivity P1 Connectivity to Surrounding DistrictsP2 Pedestrian & Bicycle Linkages P3 Parking P4 Access to Transit

D = Diversity & Design D1 Diversity of Uses & IncomeD2 Design CoherenceD3 Distinctive Buildings & Civic Spaces

D4 Density of Buildings & PeopleE = Enclosure & Engagement E1 Strong Edges E2 Direct & Welcome Visitors E3 Overhead Enclosure E4 Engagement

S = Safety and Security S1 Safe Street CrossingsS2 Continuous, Wide SidewalksS3 Short Block LengthsS4 Security

©2013 CDM Smith Inc. All rights reserve.

4Review Results with Community

3Score

Using Established Criteria & Metrics

2Assess

Each Street & Block for 16 Indicators

1Identify Assets

with the Community

Peripheral Connectivity

Enclosure & Engagement

Design &Land Use

Safety & Security

W.A.L.Q.

P3 Parking

P1 - Connectivity to

Surrounding Districts

P2 - Pedestrian & Bicycle Linkages

E2 - Direct & Welcome Visitors

E3 - Overhead Enclosure

S1 - Safe Street Crossings

S2 – Continuous,

Wide Sidewalks

S3- Short Block

Lengths

S4 Security

D3 - Distinctive Buildings &

Civic Spaces

D4 - Density of Buildings &

People

E1Strong Edges

D2 – Design Coherence

P E

D S

D1 – Diversity of Uses/ Income

E4Engagement

P4 - Access to Transit

Criteria:• Access to the CBD is free of barriers that restrict or inhibit mobility

(e.g. highways, one-way streets, and rivers). • Surrounding land uses complement the CBD and support walkability.

P1 Connectivity to


Factors for low score:• I-84, Rt. 8 and river act as barriers between CBD &

neighborhoods• Many one-way streets in CBD restrict access to

businesses.

Score = 1.0

P1 Connectivity to


Criteria:• Access to the CBD is free of barriers that restrict or inhibit mobility

(e.g. highways, one-way streets, and rivers). • Surrounding land uses complement the CBD and support walkability.

Source of Image: Google Earth

P2 Pedestrian &

Bicycle Linkages

Criteria:Protected and continuous bicycle and pedestrian routes (or greenways) or on-street bike lanes are provided from the CBD to surrounding neighborhoods.

Sources of Images: Waterbury Development Corp. and Alta

Factors for low score:• Numerous wide street with speeding traffic;• Lack of bicycle lanes in or near CBDScore = 1.0

P2 Pedestrian &

Bicycle Linkages

Criteria:Protected and continuous bicycle and pedestrian routes (or greenways) or on-street bike lanes are provided from the CBD to surrounding neighborhoods.

Photo by Dave Sousa

P3 Parking

Criteria:• On-street parking should:• Be provided along both sides of all streets, wherever possible.• Should encourage short-term parking and discourage long-term parking.

Source of Image: City of Waterbury

Factors for neutral score:• On-street parking, while available, could be more

extensive.• Low or no minimum parking requirement for new uses

is good for CBD.

Score = 1.8

P3 Parking

Criteria:• On-street parking should:• Be provided along both sides of all streets, wherever possible.• Should encourage short-term parking and discourage long-term parking.

Photo by Dave Sousa

P4 Access to Transit

Criteria: District has convenient, robust and frequent: • Local bus service;• Intercity bus service;

• Para-transit service;• Commuter train or trolley;• Taxi service;• Zip Car (or other shared auto).


Factors for good score:• Robust bus network;• Commuter train service to NYC Score = 2.0

P4 Access to Transit

Criteria: District has convenient, robust and frequent: • Local bus service;• Intercity bus service;

• Para-transit service;• Commuter train or trolley;• Taxi service;• Zip Car (or other shared auto).

Photo by Dave Sousa

E1Strong Edges

Criteria:• Buildings at least 2 stories tall

(optimal height & spacing varies);• Avoid parking garages fronting on

the street; • Avoid vacant sites or surface

parking lots close to street;• Buildings closely spaced with

consistent gap between buildings;• Buildings set at the back of walk.

Image Created by CDM Smith

Factors for good score:• Many streets have impressive street walls• However, ,any gaps exist.Score = 2.2

E1Strong Edges

Criteria:• Buildings at least 2 stories tall

(optimal height & spacing varies);• Avoid parking garages fronting on

the street; • Avoid vacant sites or surface

parking lots close to street;• Buildings closely spaced with

consistent gap between buildings;• Buildings set at the back of walk.

Photo by Dave Sousa

E2 Direct & Welcome

Visitors

Criteria: Welcoming details include:• Directory maps and Directional

signs;

• Visitor info centers;

• Attractive banners;• Attractive gateways;• Informative, current websites.


Photos by Dave Sousa

Factors for low score:• City provides only modest levels of interesting and

engaging features and promotional materialsScore = 1.0

E2 Direct & Welcome

Visitors

Criteria: Welcoming details include:• Directory maps and Directional

signs;

• Visitor info centers;

• Attractive banners;• Attractive gateways;• Informative, current websites.

Photo by Dave Sousa

E3 Overhead Enclosure

Criteria:• · Street trees are spaced evenly along the edge of street at intervals that

do not exceed 75 feet.• · Street trees are healthy and of sufficient size to create shade and a

canopy that is greater than 10 feet in diameter.

Photo by Dave Sousa

Source of Image: Dan Burden, Glatting Jackson and Walkable Communities

Factors for low score:• Many street lack street trees;• Where trees are provided, spacing is poor.Score = 1.4

E3 Overhead Enclosure

Criteria:• Street trees are spaced evenly along the edge of street at intervals that

do not exceed 75 feet.• Street trees are healthy and of sufficient size to create shade and a

canopy that is greater than 10 feet in diameter.

Photo by Dave Sousa

E4Engagement

Criteria: Public art and monuments should be:• Unique and engaging;• Frequent and unexpected;

• Allow people to associate a place with its culture and history;

• Showcased on public and private sites.

Factors for good score:• Downtown possesses an enviable number of

impressive, historic and notable statues, monuments and murals.

Score = 2.0

E4Engagement

Criteria: Public art and monuments should be:• Unique and engaging;• Frequent and unexpected;

• Allow people to associate a place with its culture and history;

• Showcased on public and private sites.

Photo by Dave Sousa

S1 Safe Street Crossings

Criteria: Safety features for pedestrians include: • Highly visible crosswalks;• Pedestrian countdown signals;

• Tight curb radii;

• Narrow traffic lane;• Ped refuge islands;• Curb extensions (or bulb-outs);• Speed tables.

Photo by Dave Sousa


Factors for neutral score:Streets are not pedestrian friendly due to high traffic volumes, wide vehicle lanes, high vehicle speeds, and minimal pedestrian countermeasures.

Score = 1.8

S1 Safe Street Crossings

Criteria: Safety features for pedestrians include: • Highly visible crosswalks;• Pedestrian countdown signals;

• Tight curb radii;

• Narrow traffic lane;• Ped refuge islands;• Curb extensions (or bulb-outs);• Speed tables.

Photo by Dave Sousa

S2 Continuous, Wide

Sidewalks

Criteria: Sidewalks should be:• Continuous with few disruptions by driveways or wide curb-cuts• Hazard-free (free of cracks, heaves or potholes)• Wide enough to permit three people to walk side-by-side

Factors for good score:• Sidewalks are quite functional and attractive;• However, City should provide better sidewalks between

neighborhoods and downtown.Score = 2.3

S2 Continuous, Wide

Sidewalks

Criteria: Sidewalks should be:• Continuous with few disruptions by driveways or wide curb-cuts• Hazard-free (free of cracks, heaves or potholes)• Wide enough to permit three people to walk side-by-side

Photo by Dave Sousa

S3Short Block

Lengths

Criteria:• Maximum block length is 200 ft. by 600 ft.• Optimal intersection density (which is a function of block length) is over

200 intersections per square mile.


Factors for relatively good score:• The intersection density of downtown is 190 per sq.

mi., which is close to the optimal density of 200 intersections per sq. mi.

Score = 2.0

S3Short Block

Lengths

Criteria:• Maximum block length is 200 ft. by 600 ft.• Optimal intersection density (which is a function of block length) is over

200 intersections per square mile.


S4 Security

Criteria: Each segment of the street should have:• Adequate street lighting;• Frequent sources of ambient light from adjacent buildings;• No blind alleys or areas where criminals could lurk (e.g. walls, hedges).

Source of Images: Flickr

Factors for neutral score:• Street lighting is not consistently adequate;• Street activity is low during evening hours.Score = 1.9

S4 Security

Criteria: Each segment of the street should have:• Adequate street lighting;• Frequent sources of ambient light from adjacent buildings;• No blind alleys or areas where criminals could lurk (e.g. walls, hedges).

Photo by Dave Sousa

D1 Diversity of Uses/

Income

Criteria: Diverse, mixed-use districts should possess:• Retail uses predominant on the

ground floor;• Supportive office or residential

uses on upper floors;• Uses on the periphery of CBD

must complement or support downtown;

• Few vacant buildings;• Few industrial buildings,

warehouses, drive-through restaurants, auto repair stations or windowless buildings.

Source of Image: Christopher Leinberger, The George Washington University School of Business

Factors for low score:• Numerous vacant storefronts or underutilized space; • Few downtown residents/ limited downtown housing.Score = 1.5

D1 Diversity of Uses/

Income

Criteria: Diverse, mixed-use districts should possess:• Retail uses predominant on the

ground floor;• Supportive office or residential

uses on upper floors;• Uses on the periphery of CBD

must complement or support downtown;

• Few vacant buildings;• Few industrial buildings,

warehouses, drive-through restaurants, auto repair stations or windowless buildings.

Photo by Dave Sousa

D2 Design Coherence

Criteria: Design coherence exists when buildings possess:• A human scale & good

proportions;• Prominent and ornate entrances;• Warm, natural materials;

• Well-scaled & tasteful signage;• Interesting adornments

(e.g. awnings, lighting);• A vernacular architectural style.


Factors for good score:• Residents value their historic downtown & understand

the importance of design in place-making.Score = 2.1

D2 Design Coherence

Criteria: Design coherence exists when buildings possess:• A human scale & good

proportions;• Prominent and ornate entrances;• Warm, natural materials;

• Well-scaled & tasteful signage;• Interesting adornments

(e.g. awnings, lighting);• A vernacular architectural style.

Photo by Dave Sousa

D3 Distinctive

Buildings & Civic Spaces

Criteria: Landmarks include:• Historic structures;• Iconic buildings of statewide

import;

• Public squares or parks;

• Prominent gateway buildings (esp. those that provide a terminal view).

Factors for excellent score:• Waterbury possesses a traditional downtown with

strong historic landmarks, majestic churches, numerous stately civic buildings & many institutions.

Score = 3.0

D3 Distinctive

Buildings & Civic Spaces

Criteria: Landmarks include:• Historic structures;• Iconic buildings of statewide

import;

• Public squares or parks;

• Prominent gateway buildings (esp. those that provide a terminal view).

Photo by Dave Sousa

D4 - Density of Buildings & People

Criteria:• Floor Area Ratio (FAR) of all buildings on a block should be in range that

correlate with desired density of the specific urban transect.• Blocks that contain buildings with insufficient mass and/or buildings

with excessive surface parking areas score low.

Factors for good score:• Many streets have tall and sizable buildings. • However, there are many lots are vacant lots or are

parking lots that could accommodate new development.

Score = 2.7

D4 - Density of Buildings & People

Criteria:• Floor Area Ratio (FAR) of all buildings on a block should be in range that

correlate with desired density of the specific urban transect.• Blocks that contain buildings with insufficient mass and/or buildings

with excessive surface parking areas score low.

Photo by Dave Sousa

Questions & Answers

A Pilot Program

Discussion:

What’s your community’s experience with downtown revitalization?

Issues?

Solutions?

Discussion

Connecticut Main Street Centerc/o CL&P PO Box 270

Hartford CT 06141860-280-2337

[email protected]

www.ctmainstreet.org