Meeting the Growing Demand for Downtown Living

1. Meeting the Growing Demand for
Downtown Living
A Pilot Program
PLAN IT FORWARD
Southern New England APA conference
October 17, 2013

2. Presenters
 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

3. Partnership for Success
Connecticut Main Street Center
&
Connecticut Housing Finance Authority

4. The Problem
Connecticut’s downtown properties
are needlessly under-utilized and under-valued.

5. The Problem & Opportunity
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

6. Comparison
Asheville Big Box vs. Downtown Mixed-Use Development

7. The Opportunity
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”

8. The Challenge
Mixed-use/mixed-income
development
has become a lost art form.

9. Mixed-Use Real Estate Planning
A Pilot Program
Consultant Team
William Crosskey, Crosskey Architects
Lou Trajcevski, Newcastle Housing Ventures
David Sousa, CDM Smith

10. 3 Pilot Communities
 Torrington
 Waterbury
 Middletown

11. Community Engagement
Community Liaisons
Advisory Team
Community Meetings
What’s right for your town?

12. Program
 Downtown Development Audit
 Model Building Analysis
 Assistance to Property Owners

13. Program
 Urban Design Audit

14. Program
 Downtown Management Assistance

15. Lessons Learned
 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

16. 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

17. 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

18. Findings
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

19. Middletown

20. Model Building
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

21. Lessons Learned

22. Sample Financial Pro Forma
Sources
Historic Tax Credits
First Mortgage
Seller Financing
Additional Funds Needed
Total sources
$ 207,700
$ 400,000
$ 292,500
$ 396,900
$ 1,297,100
Uses
Construction Costs
Site Acquisition
Total Uses
$ 972,100
$ 325,000
$1,297,100

23. Financial Impediments
 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

24. Addressing the “Gap”
 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

25. Assistance to Property Owners

26. 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

27. The Challenge
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

28. Downtown Torrington

29. Downtown Development Audit
 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

30. Model Building Analysis
Owner: Torrington Downtown Partners
Location: 11-21 Main Street
Redevelopment Plan: 16 units from 8 units

33. Assistance to Property Owners
 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


34. Urban Design Audit
 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 wayfinding signage

35. Downtown Management Assistance

36. Outcomes
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

37. Photo by Dave Sousa
Photo by Dave Sousa
Urban Design Audit
Downtown Waterbury, CT
Photo by Dave Sousa
Photo by Dave Sousa

38. P = Peripheral Connectivity
E = Enclosure & Engagement
P1
P2
P3
P4
E1
E2
E3
E4
Connectivity to Surrounding Districts
Pedestrian & Bicycle Linkages
Parking
Access to Transit
D = Diversity & Design
D1
D2
D3
D4
Strong Edges
Direct & Welcome Visitors
Overhead Enclosure
Engagement
S = Safety and Security
S1
Diversity of Uses & Income
S2
Design Coherence
Distinctive Buildings & Civic Spaces S3
S4
Density of Buildings & People
Safe Street Crossings
Continuous, Wide Sidewalks
Short Block Lengths
Security
©2013 CDM Smith Inc. All rights reserve.

39. 4
Review Results
with Community
1
Identify Assets
with the
Community
2
3
Assess
Score
Each Street & Block
for 16 Indicators
Using Established
Criteria & Metrics
©2013 CDM Smith Inc. All rights reserve.

40. P3
Parking
P2 - Pedestrian
& Bicycle
Linkages
P1 Connectivity to
Surrounding
Districts
D4 - Density of
Buildings &
People
D3 - Distinctive
Buildings &
Civic Spaces
D2 – Design
Coherence
P4 - Access
to Transit
E1
Strong Edges
E2 - Direct &
Welcome
Visitors
E3 - Overhead
Enclosure
P
E
Peripheral
Connectivity
Enclosure &
Engagement
E4
Engagement
W.A.L.Q
.
Design &
Land Use
Safety &
Security
D
S
D1 – Diversity
of Uses/
Income
S4
Security
S1 - Safe Street
Crossings
S2 –
Continuous,
Wide Sidewalks
S3- Short
Block
Lengths

41. Criteria:
P1
Connectivity to
Surrounding
Districts
• 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.

42. Criteria:
P1
Connectivity to
Surrounding
Districts
• 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
Factors for low score:
Score = 1.0
•
•
I-84, Rt. 8 and river act as barriers between CBD &
neighborhoods
Many one-way streets in CBD restrict access to
businesses.

43. Criteria:
P2
Pedestrian &
Bicycle Linkages
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

44. Criteria:
P2
Pedestrian &
Bicycle Linkages
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
Factors for low score:
Score = 1.0
• Numerous wide street with speeding traffic;
• Lack of bicycle lanes in or near CBD

45. Criteria:
P3
Parking
Source of Image: City of Waterbury
• On-street parking should:
• Be provided along both sides of all streets, wherever possible.
• Should encourage short-term parking and discourage long-term
parking.

46. Criteria:
P3
Parking
• 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
Factors for neutral score:
Score = 1.8
• On-street parking, while available, could be more
extensive.
• Low or no minimum parking requirement for new uses
is good for CBD.

47. Criteria: District has convenient, • Para-transit service;
P4
Access to Transit
robust and frequent:
• Local bus service;
• Intercity bus service;
• Commuter train or trolley;
• Taxi service;
• Zip Car (or other shared auto).
Source of Image: City of Waterbury

48. Criteria: District has convenient, • Para-transit service;
P4
Access to Transit
robust and frequent:
• Local bus service;
• Intercity bus service;
• Commuter train or trolley;
• Taxi service;
• Zip Car (or other shared auto).
Photo by Dave Sousa
Factors for good score:
Score = 2.0
• Robust bus network;
• Commuter train service to NYC

49. parking lots close to street;
• Buildings closely spaced with
• Buildings at least 2 stories tall
consistent gap between buildings;
(optimal height & spacing varies);
• Avoid parking garages fronting on • Buildings set at the back of walk.
the street;
• Avoid vacant sites or surface
Criteria:
E1
Strong Edges
Image Created by CDM Smith

50. parking lots close to street;
• Buildings closely spaced with
• Buildings at least 2 stories tall
consistent gap between buildings;
(optimal height & spacing varies);
• Avoid parking garages fronting on • Buildings set at the back of walk.
the street;
• Avoid vacant sites or surface
Criteria:
E1
Strong Edges
Photo by Dave Sousa
Factors for good score:
Score = 2.2
• Many streets have impressive street walls
• However, ,any gaps exist.

51. Criteria:
E2
Direct & Welcome
Visitors
Welcoming details include:
• Directory maps and Directional
signs;
• Visitor info centers;
• Attractive banners;
• Attractive gateways;
• Informative, current websites.
Photos by Dave Sousa
Source of Image: City of Waterbury

52. • Visitor info centers;
Criteria:
E2
Direct & Welcome
Visitors
Welcoming details include:
• Directory maps and Directional
signs;
• Attractive banners;
• Attractive gateways;
• Informative, current websites.
Photo by Dave Sousa
Factors for low score:
Score = 1.0
•
City provides only modest levels of interesting and
engaging features and promotional materials

53. Criteria:
E3
Overhead
Enclosure
• · 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

54. Criteria:
E3
Overhead
Enclosure
• 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
Factors for low score:
Score = 1.4
• Many street lack street trees;
• Where trees are provided, spacing is poor.

55. Criteria: Public art and
E4
Engagement
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.

56. Criteria: Public art and
E4
Engagement
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
Factors for good score:
Score = 2.0
• Downtown possesses an enviable number of
impressive, historic and notable statues, monuments
and murals.

57. Criteria:
S1
Safe Street
Crossings
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.
Image Created by CDM Smith
Photo by Dave Sousa

58. • Tight curb radii;
Criteria:
S1
Safe Street
Crossings
Safety features for pedestrians
include:
• Highly visible crosswalks;
• Pedestrian countdown signals;
•
•
•
•
Narrow traffic lane;
Ped refuge islands;
Curb extensions (or bulb-outs);
Speed tables.
Photo by Dave Sousa
Factors for neutral score:
Score = 1.8
Streets are not pedestrian friendly due to high traffic
volumes, wide vehicle lanes, high vehicle speeds, and
minimal pedestrian countermeasures.

59. Criteria: Sidewalks should be:
S2
Continuous, Wide
Sidewalks
• 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

60. Criteria: Sidewalks should be:
S2
Continuous, Wide
Sidewalks
• 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
Factors for good score:
Score = 2.3
• Sidewalks are quite functional and attractive;
• However, City should provide better sidewalks
between neighborhoods and downtown.

61. Criteria:
S3
Short Block
Lengths
• 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.
Source of Image: City of Waterbury

62. Criteria:
S3
Short Block
Lengths
• 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.
Image Created by CDM Smith
Factors for relatively good score:
Score = 2.0
• The intersection density of downtown is 190 per sq.
mi., which is close to the optimal density of 200
intersections per sq. mi.

63. Criteria: Each segment of the street should have:
S4
Security
Source of Images: Flickr
• Adequate street lighting;
• Frequent sources of ambient light from adjacent buildings;
• No blind alleys or areas where criminals could lurk (e.g. walls, hedges).

64. Criteria: Each segment of the street should have:
S4
Security
• 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
Factors for neutral score:
Score = 1.9
• Street lighting is not consistently adequate;
• Street activity is low during evening hours.

65. Criteria: Diverse, mixed-use
D1
Diversity of Uses/
Income
Source of Image: Christopher Leinberger,
The George Washington University School of Business
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.

66. Criteria: Diverse, mixed-use
D1
Diversity of Uses/
Income
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
Factors for low score:
Score = 1.5
• Numerous vacant storefronts or underutilized space;
• Few downtown residents/ limited downtown housing.

67. Criteria: Design coherence exists
D2
Design Coherence
Source of Image: City of Waterbury
• Well-scaled & tasteful signage;
when buildings possess:
• Interesting adornments
• A human scale & good
(e.g. awnings, lighting);
proportions;
• Prominent and ornate entrances; • A vernacular architectural style.
• Warm, natural materials;

68. Criteria: Design coherence exists
D2
Design Coherence
• Well-scaled & tasteful signage;
when buildings possess:
• Interesting adornments
• A human scale & good
(e.g. awnings, lighting);
proportions;
• Prominent and ornate entrances; • A vernacular architectural style.
• Warm, natural materials;
Photo by Dave Sousa
Factors for good score:
Score = 2.1
•
Residents value their historic downtown &
understand the importance of design in place-making.

69. Criteria: Landmarks include:
D3
Distinctive
Buildings & Civic
Spaces
• Historic structures;
• Iconic buildings of statewide
import;
• Public squares or parks;
• Prominent gateway buildings
(esp. those that provide a terminal
view).

70. Criteria: Landmarks include:
D3
Distinctive
Buildings & Civic
Spaces
• 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
Factors for excellent score:
Score = 3.0
•
Waterbury possesses a traditional downtown with
strong historic landmarks, majestic churches,
numerous stately civic buildings & many institutions.

71. Criteria:
D4 - Density of
Buildings & People
• 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.

72. Criteria:
D4 - Density of
Buildings & People
• 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
Factors for good score:
Score = 2.7
•
•
Many streets have tall and sizable buildings.
However, there are many lots are vacant lots or are
parking lots that could accommodate new
development.

73. Questions & Answers
A Pilot Program

74. DiscussionDiscussion:
 What’s your community’s
experience with
downtown revitalization?
 Issues?
 Solutions?

75. www.ctmainstreet.org
Connecticut Main Street Center
c/o CL&P PO Box 270
Hartford CT 06141
860-280-2337
info@ctmainstreet.org