H2: Redevelopment Agency: A
Model for Revitalizing
Downtowns
Presenters
Frederick J. Presley AICP
Town of West Warwick, RI
Steven G. Cecil AIA ASLA
The Cecil Group, Inc.
Timothy C. Tw...
Arctic Village

Fred Presley
Town Manager
West Warwick, Rhode Island
H2: Redevelopment Agency: A Model for Revitalizing Do...
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
4
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
5
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
6
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
7
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
8
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
9
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
10
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
11
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
12
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
13
The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
14
Revitalization and Urban Renewal:
A Tale of Three States

Steven G. Cecil AIA ASLA
President
The Cecil Group, Inc.
H2: Red...
Evolution of Urban Renewal and Urban
Renewal Authorities
 The Bad Old Days
 The Better Old Days
 Future Days

City Hall...
Evolution of Urban Renewal and Urban
Renewal Authorities
 The Bad Old Days
 The Better Old Days
 Future Days

H2: Redev...
Evolution of Urban Renewal and Urban
Renewal Authorities
 The Bad Old Days
 The Better Old Days
 Future Days

Creative ...
Urban Renewal Plans: Basis for Action
 Updated/Extended Plans
 Amended Plans
 New Plans

H2: Redevelopment Agency: A Mo...
Urban Renewal Plans:
Observations on State Differences
 Limited State Role
 Compatibility with other Municipal Regulatio...
Key Capabilities (“Powers”)





Project Approvals: Guidelines, Standards, Reviews
Acquiring, Owning and Disposing Pro...
Key Capabilities (“Powers”)
 Eminent Domain:
Political and Rhetorical
Issues

Current Example: Approach to
right-of-way a...
Innovative Roles and Applications
Norwalk: Revitalization Facilitator
South Norwalk Neighborhood/Transit Oriented Developm...
Innovative Roles and Applications
Norwalk: Revitalization Facilitator
South Norwalk Neighborhood/Transit Oriented Developm...
Innovative Roles and Applications
Norwalk: Revitalization Facilitator
South Norwalk Neighborhood/Transit Oriented Developm...
Innovative Roles and Applications
Burrillville: Planning and Reinvestment
Village Center Transformation

 Planning
 Coor...
Innovative Roles and Applications
Burrillville: Planning and Reinvestment
Village Center Transformation

H2: Redevelopment...
Innovative Roles and Applications
Salem: Historic Preservation, Development
Urban Renewal Plan Update

 Improved Guidelin...
Innovative Roles and Applications
Salem: Historic Preservation, Development
Urban Renewal Plan Update

H2: Redevelopment A...
Legal Considerations

Timothy C. Twardowski
Associate
Robinson & Cole LLP
October 18, 2013
30
Overview









Redevelopment Agency Statutes
Establishment of Redevelopment Agency/Authority
Appointment of Age...
Redevelopment Agency Statutes
Rhode Island
Redevelopment Act of 1956, RI General Laws Ch. 31-33
Massachusetts
Mass. Genera...
Establishment of Redevelopment
Agency/Authority
 Determination of Need for a Redevelopment
Agency/Authority
• RI: Resolut...
Appointment of Agency Members
RI:

Appointed by president of town council with approval of
the legislative body

MA:

4 me...
Composition of Redevelopment Agency






5 Members (option to create 7-member board in RI)
Ex-Officio members
Reside...
Operation of Redevelopment Agency







Bylaws, rules and regulations
Election of Officers – chair, vice-chair, sec...
General Powers and Duties







Sue and be sued
Acquire property by purchase, lease, gift, or otherwise
Acquire rea...
Redevelopment Plans






Review by planning commission/board
Conformity with master plan
Public hearings (agency and...
Redevelopment Project Area
 Prerequisites (RI)
• Planning Commission
• Master/General Community Plan

 Designation by le...
Documenting Blight

Emily Keys Innes
Assistant Planner
The Cecil Group, Inc.
H2: Redevelopment Agency: A Model for Revital...
Data Collection

Sources

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
41
1. Municipal Sources
 Assessors’ data
 Previous studies and reports
 GIS

H2: Redevelopment Agency: A Model for Revital...
2. State Data
 Rhode Island Geographic Information System
Data Distribution System
• http://www.edc.uri.edu/rigis

 Offi...
3. 2010 Census Data
 Census.gov
 Factfinder2
 State’s sites may also have government data

H2: Redevelopment Agency: A ...
4. Field Work
 Visual survey
 Photographic evidence
 Update assessor’s data – especially for
vacancies or building/site...
Working in the Field

Top 5 Tips

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
46
1. Wear comfortable shoes

Creative Commons
H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013...
2. Look friendly

Creative Commons
H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
48
3. Take careful notes

The Cecil Group, Inc.
H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 201...
4. Choose a sunny day for pictures

Creative Commons
H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October...
5. Work in pairs

Creative Commons

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
51
Working in the Field

Traps

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
52
The Cecil Group, Inc.

List of addresses won’t work

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October...
The Cecil Group, Inc.
H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
54
Print out large scale map instead

The Cecil Group, Inc.
H2: Redevelopment Agency: A Model for Revitalizing Downtowns

Oct...
H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
56
Data Analysis

Methodology

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
57
Mapping

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
58
Mapping

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
59
Mapping

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
60
Photographs

The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

The Cecil Group, Inc.

O...
Photographs

The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

The Cecil Group, Inc.

O...
Spreadsheets

The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
63
Spreadsheets

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
64
Spreadsheets

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
65
Spreadsheets

The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
66
Spreadsheets

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
67
Spreadsheets

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
68
Spreadsheets

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
69
Q&A

The Cecil Group, Inc.

H2: Redevelopment Agency: A Model for Revitalizing Downtowns

October 18, 2013
70
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SNEAPA 2013 Friday h2 3_15_redevelopment agency finalr

  1. 1. H2: Redevelopment Agency: A Model for Revitalizing Downtowns
  2. 2. Presenters Frederick J. Presley AICP Town of West Warwick, RI Steven G. Cecil AIA ASLA The Cecil Group, Inc. Timothy C. Twardowski Robinson & Cole LLP Emily Keys Innes, LEED Green Associate The Cecil Group H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 2
  3. 3. Arctic Village Fred Presley Town Manager West Warwick, Rhode Island H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 3
  4. 4. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 4
  5. 5. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 5
  6. 6. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 6
  7. 7. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 7
  8. 8. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 8
  9. 9. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 9
  10. 10. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 10
  11. 11. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 11
  12. 12. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 12
  13. 13. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 13
  14. 14. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 14
  15. 15. Revitalization and Urban Renewal: A Tale of Three States Steven G. Cecil AIA ASLA President The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 15
  16. 16. Evolution of Urban Renewal and Urban Renewal Authorities  The Bad Old Days  The Better Old Days  Future Days City Hall area construction, circa 1964-1968, Government Center Urban Renewal Project, Boston Redevelopment Authority photographs, (Collection #4010.001) City of Boston Archives H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 16
  17. 17. Evolution of Urban Renewal and Urban Renewal Authorities  The Bad Old Days  The Better Old Days  Future Days H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 17
  18. 18. Evolution of Urban Renewal and Urban Renewal Authorities  The Bad Old Days  The Better Old Days  Future Days Creative Commons H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 18
  19. 19. Urban Renewal Plans: Basis for Action  Updated/Extended Plans  Amended Plans  New Plans H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 19
  20. 20. Urban Renewal Plans: Observations on State Differences  Limited State Role  Compatibility with other Municipal Regulations  Direct State Role and Approval Responsibilities  Compatibility with other Municipal Regulations  Limited State Role  Expansion of Plans through Amendments H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 20
  21. 21. Key Capabilities (“Powers”)     Project Approvals: Guidelines, Standards, Reviews Acquiring, Owning and Disposing Property Funding and Financing Planning H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 21
  22. 22. Key Capabilities (“Powers”)  Eminent Domain: Political and Rhetorical Issues Current Example: Approach to right-of-way acquisition through negotiation rather than eminent domain, Norwalk H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 22
  23. 23. Innovative Roles and Applications Norwalk: Revitalization Facilitator South Norwalk Neighborhood/Transit Oriented Development Planning Grantsmanship and Grant Management Design Standards and Reviews Municipal Coordination: Administration, Council, Housing Authority, Planning and Zoning  Development Negotiation  Property Acquisition, Disposition     H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 23
  24. 24. Innovative Roles and Applications Norwalk: Revitalization Facilitator South Norwalk Neighborhood/Transit Oriented Development H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 24
  25. 25. Innovative Roles and Applications Norwalk: Revitalization Facilitator South Norwalk Neighborhood/Transit Oriented Development H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 25
  26. 26. Innovative Roles and Applications Burrillville: Planning and Reinvestment Village Center Transformation  Planning  Coordination of Public and Private Investment  Advocacy and Engagement H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 26
  27. 27. Innovative Roles and Applications Burrillville: Planning and Reinvestment Village Center Transformation H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 27
  28. 28. Innovative Roles and Applications Salem: Historic Preservation, Development Urban Renewal Plan Update  Improved Guidelines and Coordinated Review Process  Stakeholder Inclusion: Historic Preservation Advocates and Property Owners  Future Planning and Potential Amendments H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 28
  29. 29. Innovative Roles and Applications Salem: Historic Preservation, Development Urban Renewal Plan Update H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 29
  30. 30. Legal Considerations Timothy C. Twardowski Associate Robinson & Cole LLP October 18, 2013 30
  31. 31. Overview         Redevelopment Agency Statutes Establishment of Redevelopment Agency/Authority Appointment of Agency Members Composition of Redevelopment Agency Operation of Redevelopment Agency General Powers and Duties Redevelopment Plans Redevelopment Project Area H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 31
  32. 32. Redevelopment Agency Statutes Rhode Island Redevelopment Act of 1956, RI General Laws Ch. 31-33 Massachusetts Mass. General Laws, Ch. 121B Connecticut Conn. General Statutes §§ 8-124 et seq. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 32
  33. 33. Establishment of Redevelopment Agency/Authority  Determination of Need for a Redevelopment Agency/Authority • RI: Resolution of need adopted by legislative body • MA: Determination of need by city council (cities) or by the voters at an annual or special town meeting (towns)  Designation by legislative body (CT) • Options: (1) municipal housing authority; (2) Connecticut Housing Authority; or (3) create new redevelopment agency H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 33
  34. 34. Appointment of Agency Members RI: Appointed by president of town council with approval of the legislative body MA: 4 members are appointed by city/town, 1 member appointed by Department of Housing and Community Development Cities: By mayor, subject to approval of city council Towns: Elected at ATM, or initial appointments (1-year terms) by selectmen, followed by elections at ATM CT: Appointed by chief executive (city) or board of selectmen (town) H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 34
  35. 35. Composition of Redevelopment Agency      5 Members (option to create 7-member board in RI) Ex-Officio members Resident electors Initial staggered terms, followed by 5-year terms Cannot be an elected officer or employee (RI) H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 35
  36. 36. Operation of Redevelopment Agency       Bylaws, rules and regulations Election of Officers – chair, vice-chair, secretary Conduct of meetings Quorum, voting rules Procedure for amending bylaws Additional personnel (executive director, consultants, counsel) H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 36
  37. 37. General Powers and Duties       Sue and be sued Acquire property by purchase, lease, gift, or otherwise Acquire real property by eminent domain Approval of legislative body required (CT) Issue bonds Redevelopment plans H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 37
  38. 38. Redevelopment Plans      Review by planning commission/board Conformity with master plan Public hearings (agency and legislative body) Subject to approval by legislative body Required content: • • • • Description of redevelopment area; Description of blighted and substandard conditions; Description of redevelopment plan; Estimated cost of carrying out the redevelopment plan and the method of financing proposed for the project H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 38
  39. 39. Redevelopment Project Area  Prerequisites (RI) • Planning Commission • Master/General Community Plan  Designation by legislative body (RI) • Ordinance or resolution • Notice & Public Hearing • “Redevelopment Area means any area of a community which … is a blighted and substandard area whose redevelopment is necessary to effectuate the purposes of [the Act]” H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 39
  40. 40. Documenting Blight Emily Keys Innes Assistant Planner The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 40
  41. 41. Data Collection Sources H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 41
  42. 42. 1. Municipal Sources  Assessors’ data  Previous studies and reports  GIS H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 42
  43. 43. 2. State Data  Rhode Island Geographic Information System Data Distribution System • http://www.edc.uri.edu/rigis  Office of Geographic Information (MassGIS) • http://maps.massgis.state.ma.us/map_ol/oliver.php  Connecticut Geospatial Information Systems Council • http://www.ct.gov/GIS H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 43
  44. 44. 3. 2010 Census Data  Census.gov  Factfinder2  State’s sites may also have government data H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 44
  45. 45. 4. Field Work  Visual survey  Photographic evidence  Update assessor’s data – especially for vacancies or building/site conditions H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 45
  46. 46. Working in the Field Top 5 Tips H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 46
  47. 47. 1. Wear comfortable shoes Creative Commons H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 47
  48. 48. 2. Look friendly Creative Commons H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 48
  49. 49. 3. Take careful notes The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 49
  50. 50. 4. Choose a sunny day for pictures Creative Commons H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 50
  51. 51. 5. Work in pairs Creative Commons H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 51
  52. 52. Working in the Field Traps H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 52
  53. 53. The Cecil Group, Inc. List of addresses won’t work H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 53
  54. 54. The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 54
  55. 55. Print out large scale map instead The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 55
  56. 56. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 56
  57. 57. Data Analysis Methodology H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 57
  58. 58. Mapping H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 58
  59. 59. Mapping H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 59
  60. 60. Mapping H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 60
  61. 61. Photographs The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns The Cecil Group, Inc. October 18, 2013 61
  62. 62. Photographs The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns The Cecil Group, Inc. October 18, 2013 62
  63. 63. Spreadsheets The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 63
  64. 64. Spreadsheets H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 64
  65. 65. Spreadsheets H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 65
  66. 66. Spreadsheets The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 66
  67. 67. Spreadsheets H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 67
  68. 68. Spreadsheets H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 68
  69. 69. Spreadsheets H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 69
  70. 70. Q&A The Cecil Group, Inc. H2: Redevelopment Agency: A Model for Revitalizing Downtowns October 18, 2013 70

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