Implementing the Plan

Implementing Revitalization

Some Principles for Bailey’s Crossroads

Peter L. Bass July, 2010

Implementing the Plan

You need an Action Plan that describes not only the vision but .. also puts in place the tools and programs to get there!

CRAFTING THE PLAN IMPLEMENTATION

Implementing the Plan

CRAFTING THE PLAN IMPLEMENTATION

Process Principles Tools

Examples §  Arlington County •  Columbia Pike •  Nauck •  R-B Corridor Sector Plans

§  Other •  TOD Work •  Streetcar Projects

Implementing the Plan

CRAFTING: BROAD VISION

Columbia Pike

Bailey’s Xroads

Implementing the Plan

CRAFTING: MOVING TOWARDS SPECIFICS Columbia Pike Example Next Door

CORRIDOR (1990,1998, 2002)

TOWN CENTER (2002-2005)

Implementing the Plan

CRAFTING: VISION INTO TOOLS

Implementing the Plan

SOME OF THE TOOLS

Implementing the Plan

RESULTS: 1550 UNITS BUILT AND UC; 500+ APPROVED AND IN PROCESS

Implementing the Plan

# Recommendation Timing Departments Funding Source Impact

1 Adopt the Nauck Village Center Action Plan. July 2004 CB Mtg.

CPHD NA The plan will provide a polciy framework that will guide future County Board action relative to development within the area.

Land Use and Zoning2 Designate the “Nauck Village Center Special

Revitalization District”.July 2004 CB Mtg.

CPHD NA All properties within the boundaries of this district will be eligible for special regulations and incentives recommended in this plan.

3 Change land use designations on the GLUP. July 2004 CB Mtg.

CPHD NA These changes will ensure that the County's General Land Use Plan is consistent with the vision and concept presented in the Nauck Village Center Action Plan.

4 Amend Section 31.A.17 of the Zoning Ordinance to include new provisions under Unified Commercial/Mixed Use Development specific to properties located in the "Nauck Village Center Special Revitalization District."

July 2004 CB Mtg.

CPHD NA This amendment will modify the requirements for Unified Commercial/Mixed Use Developments within "C-2" Service Commercial Districts so that such developments within the Nauck Special Revitalization District are encouraged to occur in such a manner that th

Transportation5 Install a traffic light at the intersection of 24th

Road South and Shirlington Road.ST DES Already Funded This signal will increase safety at this key intersection near the

town square.6 Install a right hand turn lane on north-bound

Shirlington Road at 24th Road South.MT DES Developer/

Commercial Revitalization Program/TBD

This improvement will ease the flow of traffic at this key location.

7 Add bike route signage on South Kenmore Street north of 24th Road South and add a dedicated bike lane on Shirlington Road south of 24th Road South.

MT DES TBD These improvements will provide a safe and efficient route for bicyclists to access and travel through the area.

8 Design and develop gateway features at the intersection of Glebe Road and Shirlington Road as well as at the intersection of 24th Road South and Glebe Road.

ST DES Comm. Revitalization Program/TBD

These features will enhance the appearance of the area and provide an inviting image that will help support the establishment of businesses in the area.

9 Review the current routing and location of stops and shelters for local bus service in and through the Nauck community.

ST DES TBD This process will help ensure that transit service adequately addresses the needs of residents and businesses.

10 Prepare an analysis as to possible locations for public parking facilities along Shirlington Road.

MT DES, AED, CPHD

TBD Publicly funded parking facilities can serve as a development subsidy, lowering the cost of new development through the provision of shared parking. Well located facilities will support successful business development.

11 Develop “Crescent Area” street grid. ST DES, CPHD TBD A street grid in this area will provide travel routes within and through the area, relieving potential congestion along Shirlington Road. This will allow Shirlington Road to become more pedestrian focused. Additionally, a street grid will allow future p

Economic Development12 Designate a Nauck Village Center Advisory

Committee.ST/on-going CPHD, CMO NA This team will ensure that community concerns and plan goals are

addressed early in the development process.13 Designate a Nauck Village Center

Implementation Team in the County Government.

ST/on-going CPHD, AED, DES, CMO

NA This team will support the efforts of the community team in implementing the plan and responding to development proposals.

14 Offer Technical/Professional Services Grants/Loans.

ST/on-going CPHD, AED, DMF

CDBG/TBD This program will increase opportunities for redevelopment by lowering the initial cost of a project.

15 Adopt Partial Property Tax Exemptions. ST/on-going (advertise in Jul. for Sept.)

CPHD, DMF, AED

NA The general exemption will lower the cost of development within the Nauck SRD by exempting the value of future improvments (for certain projects) from taxation. This program increases the length of exemption possible for certain projects that provide aff

16 Establish an Infrastructure Funding Assistance Program.

ST/on-going (Comm. Rev. App. Due June 18)

CPHD, DES Commercial Revitalization Program/other County funds

The provision of funds for infrastructure improvements (potentially including sidewalk, curb/gutter, parking and public spaces) will lower costs for the developer allowing projects to go forward in support of the plan.

17 Request funds from the “Commercial Revitalization Fund” and/or other CIP sources.

ST CPHD, DES NA Thes funds would be used primarily for recommendations 16 and 18.

18 Develop and implement the Town Square Project Plan.

ST CPHD, DES, PRCR

Commercial Revitalization Program/other County funds

The Town Square will be an important focal point of a revitalized Nauck Village Center. Early planning and implementation of this component of the vision will support present and future private investment.

19 Encourage the use of bonus density. ST/on-going CPHD NA Used within the guidelines presented by the vision and the concept plan, bonus density can provide a significant incentive for the creation of additional affordable housing units.

20 Allow grants of surplus public property to achieve additional affordable housing.

ST/on-going CPHD, DES, DMF

NA Grants of surplus public property will serve as a direct subsidy for projects that supply the requested amount of affordable housing.

21 Encourage access to County housing funds. ST/on-going CPHD, DMF AHIF, HRF, ETC. Projects within the Nauck Village Center Special Revitalization District should be encouraged to access County housing funds in order to increase the number of affordable housing units or to increase the level of housing subsidy.

"ST" denotes short-term recommendations expected to be underway by Fall 2004."MT" denotes medium-term recommendations expected to begin within 1-3 years.

Another Example : 21 Comprehensive Actions Nauck Village

Implementing the Plan

SOME SPECIFICS: PLANNING REGULATIONS •  Adopt a “Preferred Vision”

•  Comprehensive Plan Amendments

•  Changes in Zoning Code

(specific to the Revitalization District)

•  Form Based Code?

•  Design standards

•  Parking requirements

Implementing the Plan

SOME SPECIFICS: A FEW WORDS ON PARKING:

Reduce requirements/make more flexible! (especially as transit and land use mix improves) •  Reduce ratios once streetcar reaches parcels (Portland)

•  Share parking among uses

•  Allow/encourage off-site solutions •  e.g. public garages/Parking District

(Bethesda model) •  Credits for on-street spaces, Zipcar, TDM solutions

Implementing the Plan

SOME SPECIFICS: INFRASTRUCTURE P3s

•  Approve and commit to long term plan for circulation, transportation and public open space

(street grid, transit solutions, bike ways, trails, parks..)

•  Establish an infrastructure funding assistance program

(especially streets, streetscape, parking)

•  Schedule public capital improvement program elements •  Provide a match program for individual site plans •  Up-front provision via Improvement District funds (special assessment, TIF?) •  Bonus density?

Implementing the Plan

OTHER FORMS OF PUBLIC INVESTMENT

•  Predevelopment technical /professional services grants/loans

•  Partial property tax exemptions:

•  Projects that get up and going could get exemption on increase in value for a given number of years , up to a sunset date •  Longer exemptions for affordable housing?

•  Kickoff with a few signature projects

•  Public improvements, gateways, park, transit •  P3’s with key “ready to go” larger private parcels

Implementing the Plan

Parkland Hospital TOD Dallas, Texas TOD: Busy Light Rail Station

Compare with Leesburg and S. Jefferson site

Implementing the Plan

Leander TOD Leander, Texas

2009 2010 2011 2012 2013 2014 2015 2016Item QuantityTOD Fund:Sources: Income from Rents, Parking, TIF (1)$0 $0 $0 $326,849 $369,508 $445,837 $1,123,148 $1,315,434 Bond Proceeds (2) $0 $0 $0 $3,760,000 $0 $0 $10,340,000 $0 Net on Sale of Project (3) Total - Sources $0 $0 $0 $4,086,849 $369,508 $445,837 $11,463,148 $1,315,434Outgoes: Annual Debt Service (4) $0 $0 $0 $312,907 $312,907 $312,907 $1,173,401 $1,173,401 Development Costs (5) $0 $0 $0 $0 $0 $0 $0 $0 Total - Outgoes $0 $0 $0 $312,907 $312,907 $312,907 $1,173,401 $1,173,401Cash Flow Annual Net Cash Flow $0 $0 $0 $3,773,942 $56,601 $132,930 $10,289,747 $142,033 Internal Rate of Return 16.2% Cumulative Cash Flow $0 $0 $0 $3,773,942 $3,830,542 $3,963,472 $14,253,220 $14,395,253 Net Present Value at 4% $11,300,704

(1)

Ground Rents (6) $157,000 $194,563 $254,112 $714,697 $875,081 Parking Fees (7) $0 $0 $0 $0 $0 TIF Funds: City (8) $95,242 $98,099 $107,509 $229,038 $246,927 TIF Funds: Other Entities (8) $74,606 $76,845 $84,216 $179,413 $193,426

Year

Income to Capital Metro Leander TOD Fund

RealityTesting℠  a TOD P3