January 29, 2008. Gwinnett Place Community Improvement District Gwinnett Village Community Improvement District Atlanta Regional Commission – LCI Funding.

January 29, 2008January 29, 2008

Gwinnett Place Community Improvement Gwinnett Place Community Improvement DistrictDistrict

Gwinnett Village Community Improvement Gwinnett Village Community Improvement DistrictDistrict

Atlanta Regional Commission – LCI FundingAtlanta Regional Commission – LCI Funding

Consultant Team:Consultant Team:

Street Smarts, Inc.Street Smarts, Inc.

Jordan, Jones & Goulding, Inc.Jordan, Jones & Goulding, Inc.

Urban CollageUrban Collage

JB+AJB+A

Gwinnett Place Community Improvement Gwinnett Place Community Improvement DistrictDistrict

Gwinnett Village Community Improvement Gwinnett Village Community Improvement DistrictDistrict

Atlanta Regional Commission – LCI FundingAtlanta Regional Commission – LCI Funding

Consultant Team:Consultant Team:

Street Smarts, Inc.Street Smarts, Inc.

Jordan, Jones & Goulding, Inc.Jordan, Jones & Goulding, Inc.

Urban CollageUrban Collage

JB+AJB+A

Lessons Learned from PracticeLessons Learned from Practice

• 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

Barriers to Redevelopment

Project Costs Greenfield Redevelopment AddLand Costs $ 1,050,000 $ 3,050,000 $ 2,000,000Site improvements 637,500 1,081,250 443,750Base building / tenant improvements 6,375,000 6,375,000 0Landscape, signage, etc. 337,500 337,500 0Architect, Engr., Testing 525,000 543,750 18,750Legal/ Ins./ Title/ Fees 225,000 260,000 35,000Marketing/Promotion/ Other 78,750 97,500 18,750Financing Costs 446,267 640,977 194,710Contingency 525,000 675,000 150,000TOTAL PROJECT COSTS $10,200,017 $13,060,977 $ 2,860,960

COST PER SQ. FT. $136 $174 28%

Source: Gwinnett Council for Quality Growth

Economic Barriers to Redevelopment

Regional Convention

Center Overlay – Reno, NV

Mall

Convention Center

Northgate Mall Overlay District

– Seattle, WA

Mall

Lessons Learned from Practice

• Size Matters

• Smaller areas focus resources

• Smaller area involves less risk/exposure

• Catalyst sites can jump-start the area

• Limit the “edge effects”

Principles for setting boundaries

Lessons Learned from Practice

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.

Conclusions and Recommendations

Gwinnett Place CID Rezoning BoundariesGwinnett Place CID Rezoning Boundaries

Gwinnett Village CID Rezoning Gwinnett Village CID Rezoning BoundariesBoundaries

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: Break the economic cycle of disinvestment

Key: Flexible regulations with incentives

Gwinnett Place Redevelopment Gwinnett Place Redevelopment StudyStudy

Revitalization of underused property

Efficient land use for live-work-play

Replace auto trips with walking

Encourage connected system for all modes: auto, transit, bike, walking.

Purposes of the Redevelopment District

• 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• C-1,C-2,C-3, O-I

• Mixed-Use: Hotel, Office Commercial, Retail, & Residential, (Including Lofts and Residential/Business)

• All Residential UsesRTH, RSR, RZT

Multi-family (density up to 96 du/acre)

Special Uses• Automotive parts, Building

materials/ garden center, outdoor recreation, extended stay hotels, mini-warehouses, etc.

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

• 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

1-story bldg. covers 100% of lot

2-story bldg. covers 50% of lot

Density = 43,560 sq. ft. of building per acre of land

or

Mixed –Use Development

• Bonus density incentive of 1.0 FAR for mixed-use development

• Additional .5 FAR bonus for structured parking.

Bonus Density Incentives

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

Bonus Density Incentives Mixed-Use Development

Common Area

20 % is mandatory20 % is mandatory

Common Area

50% can be transferred to an approved receiving area50% can be transferred to an approved receiving area

Density Bonus of .2 FAR for each additional 1% of site area.Density Bonus of .2 FAR for each additional 1% of site area.

Bonus Density Incentives Common Area

New Public Street New Public Street ProvidedProvided

Bonus Density Incentives

For New Connecting Street

Connectivity Bonus- 10:1 Density TransferConnectivity Bonus- 10:1 Density Transfer

Bonus Density Incentives

New Connecting Street

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 IncentivesTransit-Oriented Development

Developers who provide transit passenger waiting area and shelter earn .25 FAR bonus

Bonus Density IncentivesEnergy- Efficient Construction

Buildings that are certified as “Silver” level or higher by LEED earn .25 FAR bonus

Overlay Tiers

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

Maximum Intensities (with Bonus):

Bonus Density IncentivesExample

Site Area (Acres) Tier IV Max. Residential Max. Max

10 GFA FAR DU/Acre Stories Ht. (ft.)

Base Allowable174,240

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 Parking1,045,44

0 sf 2.40 64 15 210

40% Office1,263,24

0 sf 2.90 64 15 210

30% Residential1,481,04

0 sf 3.40 80 20 260

25% Common Area1,916,64

0 sf 4.40 96 25 300

0.6 acre ROW/street2,178,00

0 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

Mixed-Use

Redevelopment District

Zoning

Grandfathered Uses

New Areawide Zoning Meets Needs of New Areawide Zoning Meets Needs of Changing Community ConditionsChanging Community Conditions

Project Overview

August Review Existing Conditions & Gather Input via Steering Committee

Sept

- Development of Concept Report- Outline of Overlay Ordinance- Identification of Key Design Concepts

Sept & Oct Steering Committee & Gwinnett Co. Staff Review of Concepts

Oct. Draft Ordinance

Nov/ Dec 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

FebTransmittal to Gwinnett County &

Planning Commission Public Hearing

Spring Gwinnett BOC & City of Norcross Public Hearings – Adoption

8 Month Timeline

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 thatare part of a development of connected, non-residential buildings having acombined 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?Questions?