Lake Nasworthy Redevelopment    Initiative
Linking Neighborhoods      and Tourism
The “Gateway Planning” Approach• Capturing market• Resolving complex community interests• Design for implementation• Susta...
Capturing market
• Dan Martin 22 yrs ERA (the “platinum” standard)• 200+ waterfront/amusement/recreation studies• Recreation attractions th...
Selected Possible Lake Related ActivitiesActivity                            Participants                     Percent of P...
Top Twenty San Angelo Tapestry Households (0-25 Miles)Position             Catgory          Local    US    US Index    1  ...
The LocalOpportunity• City owned land• Lake Nasworthy Trust Fund• Extensive undeveloped shoreline
RegionalLeveraging • The Airport • A stable and growing market • Great location in West Texas
An economic                                      development                                      investment• Water, the u...
A game-changingprogram
Resolving complexcommunity interests
A neighborhood    context• Property Rights• City, State and Federal Lands• Neighborhood Integrity
“Sacred Cows”?• Existing financial  interests
Design for Implementation
Connectwith San- Angelo• Authenticity• History• Younger Generations
DetailMatters
Verano and Texas A&M San Antonio, resulting  in a $70 Million public-private investment
Proposed Scope• Tracks RFQ Scope Items• Builds on discussion with Selection Committee• Scrubbed price from $376k to $298k ...
1.0 Project Kickoff and Preliminary Assessment (Month 1-3) 1.1 Project kick off meeting  1.1.1 Prepare for and facilitte T...
1.3 Prepare Preliminary Assessment Report (deliverable:preliminary assessment report document) 1.3.1 Basic Data Collection...
1.3.2 Identify key issues and opportunities (includes thefollowing) a. Delineate and categorize initial expected outcomes ...
2.0 Preliminary Market Analysis and StakeholderEngagement (Month 2-4) 2.1 1-on-1 stakeholder interviews (2 days) 2.2 Conve...
2.7 Undertake initial market analysis and prepare preliminaryreport including (deliverable: report)2.7.1 Market definition...
2.7 Undertake initial market analysis and prepare preliminaryreport including (deliverable: report)2.7.4 Identification of...
2.8 Present initial market analysis to Staff, City Council andStakeholder Committee2.9 Prepare substantive outline for pro...
3.0 Undertake programmatic-based Design Workshop(4-days) (Month 4-5) (includes prep time)3.1 Facilitate opening night publ...
3.2.1 Master Plan Elements a. Overall Lake Area Vision Framework b. Neighborhood context zones/development plan c. Integra...
3.2.2 Development of Public-Private Frameworka. Identification of joint-development/redevelopment areasb. Development of c...
4.0 Undertake refined market analysis for master plan based oncharrette inputs for target markets, targeted activities, fa...
5.0 Preparation of Sub-District Chapter of ComprehensivePlan (deliverable: plan document) (Month 7-8)5.1 Refine Master Pla...
5.4 Analysis of Implementation Needs and Barriers (deliverable:memorandum)5.4.1 Urban Design & Development Standards/Zonin...
6.0 Investor Recruitment Strategy (Month 8-12)6.1 Develop Investor Package tailored to their likely decisionvariables (del...
7.0 Adoption Process (Month 9-10)7.1 Present final subdistrict plan to Foundation Board/ParksBoard in context of community...
Sustaining investment   (ROI Case Studies)
Roanoke, Texas - A Redevelopment Initiative
2004
Building-scale master plan based onmarket study and infrastructure analysis
Infrastructure designed tosupport individual projects
Aligning infrastructure investment with ED strategy                                          2004                         ...
Branding Roanoke as a regional destinationby linking multiple projects
Resulting return in tax revenue                          Baseline      Scenario 1    Scenario 2    ProgressTotal Sf       ...
Resulting cascading major private investment•   New residential•   60K Retail•   100K Office•   New City Hall
Brick Town, OKC - A Waterfront Destination
Why this approach?Outcomes             BenefitsProgram              Market -Based andDevelopment          Opportunistic   ...
Return on Investment• Nasworthy Trust Fund Revenues (lot values)• Hotel Motel Tax Receipts• Sales and Property Tax Receipt...
A game-changinginitiative
City Council May 15, 2012 Gateway
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City Council May 15, 2012 Gateway

  1. 1. Lake Nasworthy Redevelopment Initiative
  2. 2. Linking Neighborhoods and Tourism
  3. 3. The “Gateway Planning” Approach• Capturing market• Resolving complex community interests• Design for implementation• Sustaining investment
  4. 4. Capturing market
  5. 5. • Dan Martin 22 yrs ERA (the “platinum” standard)• 200+ waterfront/amusement/recreation studies• Recreation attractions that work• Access to hundreds of pertinent investors
  6. 6. Selected Possible Lake Related ActivitiesActivity Participants Percent of Population National Index Under 25 25 to 50 50 to 100 Under 25 to 50 50 to 100 Under 25 25 to 50 50 to 100 Miles Miles Miles Total 25 Miles Miles Miles Miles Miles MilesBicycling (road) 7,492 1,111 18,115 26,718 9 6 7 93 62 75Boating (power) 5,099 980 14,299 20,378 6 5 6 99 86 93Canoeing/kayaking 4,015 674 10,192 14,881 5 4 4 100 76 85Fishing (fresh water) 12,048 3,126 38,691 53,865 14 17 15 110 129 118Horseback riding 2,824 912 8,999 12,735 3 5 4 111 163 119Jogging/running 8,208 1,139 18,828 28,175 10 6 8 93 58 71Swimming 15,051 3,216 42,813 61,080 18 17 17 93 90 88Walking for exercise 23,185 5,252 66,063 94,500 28 28 26 93 96 89Dined out 2-3 times/month 9,585 2,429 27,007 39,021 11 13 11 100 114 94Concert in last year 18,920 3,620 48,808 71,348 23 20 20 95 83 82Birdwatched in last year 5,336 1,581 16,315 23,232 6 9 7 103 138 105 Lots of local potential for active recreation
  7. 7. Top Twenty San Angelo Tapestry Households (0-25 Miles)Position Catgory Local US US Index 1 Southwestern Families 10.5% 1.0% 1,075 2 Home Town 7.9% 1.4% 548 3 Properous Empty Nesters 6.0% 1.8% 326 4 Great Expectations 5.7% 1.7% 330 5 Industrious Urban Fringe 5.6% 1.5% 367 6 Rustbelt Traditions 5.5% 2.8% 194 7 Up and Coming Families 5.1% 3.5% 147 Lake 8 Rooted Rural 5.1% 2.4% 210 9 Young and Restless 4.4% 1.4% 308 Nasworthy’s 10 11 Midlife Junction Rural Resort Dwellers 4.2% 4.0% 2.5% 1.6% 170 248 future must be 12 13 Exurbanites Prairie Living 3.6% 3.5% 2.5% 1.0% 143 347 custom-built 14 Aspiring Youn Families 2.9% 2.4% 124 15 Metropolitans 2.3% 1.2% 193 16 Green Acres 2.1% 3.2% 66 17 Social Security Set 2.1% 0.6% 326 18 Milk and Cookies 2.1% 2.0% 105 19 Midland Crowd 1.9% 3.8% 50 20 City Dimensions 1.9% 0.9% 214Total 86.4% 39.2%
  8. 8. The LocalOpportunity• City owned land• Lake Nasworthy Trust Fund• Extensive undeveloped shoreline
  9. 9. RegionalLeveraging • The Airport • A stable and growing market • Great location in West Texas
  10. 10. An economic development investment• Water, the universal pleasure in West Texas• Quality of life play• Leveraging key institutions as partners
  11. 11. A game-changingprogram
  12. 12. Resolving complexcommunity interests
  13. 13. A neighborhood context• Property Rights• City, State and Federal Lands• Neighborhood Integrity
  14. 14. “Sacred Cows”?• Existing financial interests
  15. 15. Design for Implementation
  16. 16. Connectwith San- Angelo• Authenticity• History• Younger Generations
  17. 17. DetailMatters
  18. 18. Verano and Texas A&M San Antonio, resulting in a $70 Million public-private investment
  19. 19. Proposed Scope• Tracks RFQ Scope Items• Builds on discussion with Selection Committee• Scrubbed price from $376k to $298k (plus expenses)• Lays groundwork for investor-ready development
  20. 20. 1.0 Project Kickoff and Preliminary Assessment (Month 1-3) 1.1 Project kick off meeting 1.1.1 Prepare for and facilitte Team project kick-off workshop with staff 1.1.2 Coordination meeting with Parks Plan (Texas Outdoor Consulting) 1.1.3 Identify, catalogue and secure key data, and set subdistrict boundary and influence area (deliverable: Plan Area Map)1.2 Support Creation of Stakeholder Committee 1.2.1 Local Resident Outreach a. Identification of Influencers and Key Groups or Associations b. Individual and Group/Association Interviews c. Local Resident Liaison to Planning Process d. Coordinated Statement of Local Resident Input
  21. 21. 1.3 Prepare Preliminary Assessment Report (deliverable:preliminary assessment report document) 1.3.1 Basic Data Collection (includes the following) a. Graphics of Study Area b. Property Ownership (public jurisdictions and private) c. Major Utilities, Natural Features and Easements d. Major existing uses, buildings and leasehold interests e. Data from prior studies and analysis f. Flood, topography and other land data g. Nature sightseeing/exploration participation data at Lakes parks, other public lands, sloughs, shores, and bars h. Data on current and historic boating usage, regattas, other large-attendance aquatic events i. Concession and building allowability at lakeshore parks and other public lands j. First Updated Statement of Local Resident Input
  22. 22. 1.3.2 Identify key issues and opportunities (includes thefollowing) a. Delineate and categorize initial expected outcomes b. Identify resource management/environmental issues b.1. Identification of Local, State & Federal Environmental & Regulatory issues b.2. Environmental &Regulatory Feasibility Analysis c. Identify likely initial tourism market segmentsd. Draw plan-format of Project Area physical opportunities andconstraints - "bubble diagram" or similare. Prepare section of Preliminary Assessment Report definedin text the 1.3.2 (d) above "opportunities and constraints”;amplify definition of key opportunities identified, e.g., magnetexposition center integrated with urban lakeshore node withwaterway connecting to Lake, potential boating facilities andregattas
  23. 23. 2.0 Preliminary Market Analysis and StakeholderEngagement (Month 2-4) 2.1 1-on-1 stakeholder interviews (2 days) 2.2 Convene stakeholder committee for roundtable discussions (2 meetings - extra meetings hourly) 2.3 Undertake exploratory lake day to develop programatic framework (1 day) 2.4 From initial stakeholder interviews and onsite experience, develop proposed market analysis parameters (deliverable: memorandum) 2.5 Refine proposed market analysis parameters after staff review (deliverable: memorandum) 2.6 Develop conceptual-level physical options plan depicting key elements: marina/boating facilities, aquatic seasonal/annual event locations, heritage tourism exposition center and urban lakeshore node/restaurants/all else, with waterway inlet/short canal from Lake, etc. Also show parks as they presently are. Employ this conceptual options plan in subtasks 2.7 and 2.8.
  24. 24. 2.7 Undertake initial market analysis and prepare preliminaryreport including (deliverable: report)2.7.1 Market definition, quantification, and key characteristicanalysis of potential visitor/tourism markets and key localmarkets2.7.2 Initial projection of the number of participants and level ofparticipation from each of these markets of outdoor activitiesand aquatic uses that could occur at the lake2.7.3 Initial analysis of the potential development/businessopportunities that could be supported by these activities atmarinas, restaurants, boat rentals, event boats, specialtyfacilities, parks, campgrounds, trail systems and other types offacilities
  25. 25. 2.7 Undertake initial market analysis and prepare preliminaryreport including (deliverable: report)2.7.4 Identification of potential points of contact with ParksMaster Plan including regional trails2.7.5 Identification and initial analysis of the potential forinstitutional partnering programs (including facility programs)for organizations including the Air Force, University, youthgroups, nonprofits and others2.7.6 Discussion of role lake can play in further economicdevelopment of San Angelo2.7.7 Initial potential of an annual events program at lake2.7.8 Review of the seasonal and day-of-week implications ofinitial findings from above
  26. 26. 2.8 Present initial market analysis to Staff, City Council andStakeholder Committee2.9 Prepare substantive outline for programmatic designcharrette; revise physical options plan in response toCity/stakeholder feedback. (deliverable: memorandum)2.10 Refine charrette outline based on staff review (deliverable:revised memorandum)
  27. 27. 3.0 Undertake programmatic-based Design Workshop(4-days) (Month 4-5) (includes prep time)3.1 Facilitate opening night public meeting 3.1.1 Present framing of opportunities (deliverable: powerpoint) 3.1.2 Undertake key-pad polling program based on initial preliminary and market analysis, as well as early stakeholder interviews3.2 Undertake multi-day program-based design process withintermittent stakeholder sessions (including Foundation Board)
  28. 28. 3.2.1 Master Plan Elements a. Overall Lake Area Vision Framework b. Neighborhood context zones/development plan c. Integrated Parks Plan/Trails elements d. Site Plan Concept for Mary Lee Park/Marina Area e. Shoreline preservation/reinvention plan f. Boat access and activities/events plan g. Major event location plan h. Preservation/Heritage Tourism/Camp Area Plan i. Regional Access/Local Street Plan j. Potential Heritage tourism exposition center and urban lakeshore node/restaurants/all else, with waterway inlet/short canal from Lake k. Potential bridge lighting, other architectural and art elements
  29. 29. 3.2.2 Development of Public-Private Frameworka. Identification of joint-development/redevelopment areasb. Development of conceptual partnership structures3.2.3 Second Updated Statement of Local Resident Input3.2.4 Updated Environmental & Regulatory Feasibility Analysis
  30. 30. 4.0 Undertake refined market analysis for master plan based oncharrette inputs for target markets, targeted activities, facilitiesand business opportunities to support activities, institutionalpartnerships, interface with parks master plan, eventprogramming, economic development potential, and seasonal,day-of-week plan (deliverable: report) (Month 6-7)
  31. 31. 5.0 Preparation of Sub-District Chapter of ComprehensivePlan (deliverable: plan document) (Month 7-8)5.1 Refine Master Plan Elements from Charrette creatingoverall/project area-encompassing physical master plan, sub-area detailed plans for tourism expo center/urban node/canal,and other major site elements; prepare report text that describesthe physical plan, rationales, civic benefits5.2 Programmatic priorities from refined market analysis5.3 Catalytic Projects 5.3.1 Project Descriptions 5.3.2 Potential Partners 5.3.3 Funding/Financing Strategy 5.3.4 Initial recommended action steps
  32. 32. 5.4 Analysis of Implementation Needs and Barriers (deliverable:memorandum)5.4.1 Urban Design & Development Standards/Zoning Needs5.4.2 Access/Trail/Street5.4.3 Utility Infrastructure needs (including rough estimates ofprobable costs)5.4.4 Recommend public-private partnership approaches5.4.5 Coordination issues regarding state and federalproperties5.4.6 Resource management priority actions steps5.4.7 Year-around 7-DayaWeek Activity Program driven byTask 2.6 Physical Options Plan for Program driven by marketstudy, and coordinated with 2012 Parks Recreation & OpenSpace Master Plan
  33. 33. 6.0 Investor Recruitment Strategy (Month 8-12)6.1 Develop Investor Package tailored to their likely decisionvariables (deliverable: package) 6.1.1 Prepare Investor Booklet from Charrette/Subdistrict Plan with tailored inserts for their likely business opportunities 6.1.2 Prepare Powerpoint Presentation6.2 Identify specific potential investors and their likely decisionvariables 6.2.1 Facilitate initial investor contact for initial catalytic development opportunities (deliverable: documenting memorandum) 6.2.2 Provide follow up support (up to 3 meetings)
  34. 34. 7.0 Adoption Process (Month 9-10)7.1 Present final subdistrict plan to Foundation Board/ParksBoard in context of community stakeholder support statements(1 meeting)7.2 Facilitate Public Meeting to present final subdistrict plan7.3 Prepare for and Present subdistrict plan to Planning andZoning Commission (2 meetings - extra meetings hourly)7.4 Prepare for and Present subdistrict plan to City Council (2meetings - extra meetings hourly)
  35. 35. Sustaining investment (ROI Case Studies)
  36. 36. Roanoke, Texas - A Redevelopment Initiative
  37. 37. 2004
  38. 38. Building-scale master plan based onmarket study and infrastructure analysis
  39. 39. Infrastructure designed tosupport individual projects
  40. 40. Aligning infrastructure investment with ED strategy 2004 Roanoke Texas 2012
  41. 41. Branding Roanoke as a regional destinationby linking multiple projects
  42. 42. Resulting return in tax revenue Baseline Scenario 1 Scenario 2 ProgressTotal Sf 163,000 516,000 516,000 210,000Land Use by Type (SQF)Residential 22,990 227,040 154,800Non Res. 140,010 288,960 361,200 Office 144,480 270,900 Retail/Rest. 144,480 90,300Total PAV $12,126,960 $50,285,033 $49,652,933Residential $1,605,217 $20,192,205 $13,690,605Non-Res. $10,521,723 $30,092,826 $35,962,328 $74,40 $97.45 $96.23Public Sector Cost ($49,858) ($202,019) ($146,294)EstimatePublic Sector Revenue $164,810 $498,539 $379,952EstimateAnnual Net Fiscal $114,952 $296,520 $231,658 $250,000/yearImpact (sales tax only)
  43. 43. Resulting cascading major private investment• New residential• 60K Retail• 100K Office• New City Hall
  44. 44. Brick Town, OKC - A Waterfront Destination
  45. 45. Why this approach?Outcomes BenefitsProgram Market -Based andDevelopment Opportunistic Leveraged andCatalytic Projects CascadingPredictability of Clear and ready forInvestment underwritingInvestor Building on realRecruitment relationships
  46. 46. Return on Investment• Nasworthy Trust Fund Revenues (lot values)• Hotel Motel Tax Receipts• Sales and Property Tax Receipts• Gate Entrance Fees• Equity returns from development on public lands• Job Creation
  47. 47. A game-changinginitiative
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