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9/8 THUR 10:45 | Abacoa- If You Plan It, They Will Come 1

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Explore the evolution of a 16 year old new urbanist development. Topics discussed include how Abacoa was shovel ready as the center of the regional bioscience cluster for Palm Beach County,
how design and planning can withstand market forces and the challenges of integrating mixed uses including specific discussion of the follies of the Town Center.

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9/8 THUR 10:45 | Abacoa- If You Plan It, They Will Come 1

  1. 1. Abacoa - If you plan it, they will come <ul><li>DRI Evolution </li></ul><ul><li>Renderings and Concepts Taken Seriously </li></ul><ul><li>Conditions and Codes Used to Achieve Vision </li></ul><ul><li>Attention to the Finer Details </li></ul><ul><li>Willingness to Learn and Share Knowledge </li></ul><ul><li>“ The goal was to create a compact development out of raw land, rather than filling it with sprawling subdivisions that required automobile use to fulfill basic daily needs.” </li></ul><ul><li>Florida Chapter of the American Planning Association September 8, 2011 </li></ul>
  2. 2. Flexibility with the DRI <ul><li>Specific conditions yield numerous NOPCs </li></ul><ul><li>Converting Entitlements </li></ul><ul><li>Unwinding Conversions </li></ul><ul><li>Transferring Uses </li></ul><ul><li>Examples: </li></ul><ul><li>Office converted to DUs </li></ul><ul><li>Industrial/R&D to Medical </li></ul><ul><li>Residential to Ind/R&D </li></ul><ul><li>Florida Chapter of the American Planning Association September 8, 2011 </li></ul>
  3. 3. If You Plan It They Will Come… …and many will complain <ul><li>Town Center Nuisances Increased </li></ul><ul><li>Task Force created </li></ul><ul><li>Alcohol Service Hours Cut Back </li></ul><ul><li>Parking managed by FAU </li></ul>
  4. 4. What Can Staff Do? <ul><li>Be receptive to code changes and amendments </li></ul><ul><li>Be accessible to applicants and community to build trust and understanding </li></ul><ul><li>Convey the values that can be achieved by collaborating to find mutual benefits </li></ul><ul><li>Florida Chapter of the American Planning Association September 8, 2011 </li></ul>
  5. 5. What Else Can Staff Do? <ul><li>Improve the Regulatory Climate </li></ul><ul><li>Streamline processes </li></ul><ul><li>Use incentives to achieve desired results </li></ul><ul><li>Improve community outreach </li></ul><ul><li>Understand the market challenges and work collaboratively to find workable solutions </li></ul><ul><li>Examples: </li></ul><ul><li>Increase administrative review authority </li></ul><ul><li>Incentives through new Small Scale PUD </li></ul><ul><li>Proactive workshops and outreach </li></ul><ul><li>Business-friendly attitude </li></ul><ul><li>Florida Chapter of the American Planning Association September 8, 2011 </li></ul>
  6. 6. What we’ve learned… <ul><li>Avoid plans and conditions that are unrealistic for applicants or the long term </li></ul><ul><li>They usually come back for you to fix </li></ul><ul><li>Expect change it always around the corner </li></ul><ul><li>Examples: </li></ul><ul><li>Inadequate parking </li></ul><ul><li>Narrow tree lawns </li></ul><ul><li>Maintenance of public improvements - buffers, roads, </li></ul><ul><li>Florida Chapter of the American Planning Association September 8, 2011 </li></ul>
  7. 7. Sad news for Town Center Workers pull down the signs in front of the Abacoa Starbucks Crown Theater - business was good, yet it closed and was demolished
  8. 8. Abacoa is designed to be walkable and diverse, with affordable to high-end housing. <ul><li>More stabile through housing bust </li></ul><ul><li>Housing construction slowed, not stopped </li></ul><ul><li>Healthy POAs </li></ul><ul><li>Aging in Place </li></ul><ul><li>No gates required </li></ul>
  9. 9. The Scripps Story Cliff Notes <ul><li>Sprawling DRI approved in North Central PBC </li></ul><ul><li>Environmentalists united and challenged </li></ul><ul><li>Alternative sites sought (twice) </li></ul><ul><li>Jupiter partnered with four eastern towns and cities </li></ul><ul><li>Demonstrated more than adequate infill land available in urbanized areas </li></ul><ul><li>Eastward Ho! </li></ul>
  10. 10. What We Did For Bioscience <ul><li>Partnered with neighboring </li></ul><ul><li>municipalities </li></ul><ul><li>FLUM Bioscience Overlay </li></ul><ul><li>$3 Million Economic </li></ul><ul><li>Development Fund </li></ul><ul><li>Set Strategic Priority </li></ul><ul><li>Incentives: </li></ul><ul><ul><li>Expedited Permitting </li></ul></ul><ul><ul><li>Parking Flexibility </li></ul></ul><ul><ul><li>(shared, deferred and by use) </li></ul></ul><ul><ul><li>Small Scale PUD </li></ul></ul><ul><ul><li>(defined public benefit) </li></ul></ul>
  11. 11. What works – Big Picture <ul><li>Developer and Town Vision for a Traditional Neighborhood Development </li></ul><ul><li>Mixed Use Development Comp Plan Policies and Zoning </li></ul><ul><li>DRI master plan and conditions to carry out the intent… </li></ul><ul><li>… and a few site plan conditions too </li></ul><ul><li>Mix of land uses horizontal and vertically </li></ul><ul><li>Public spaces – neighborhood squares, common use areas </li></ul><ul><li>Efficient use of land yields more intensity </li></ul><ul><li>Internal capture of traffic and connected public roads </li></ul><ul><li>No Gated Developments </li></ul><ul><li>Quality New Urbanism Creates Everlasting Value… </li></ul><ul><li>These qualities are what companies look for to attract and retain employees with the best talent to be successful </li></ul>

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