Building the Triple Bottom Line into Redevelopment Decisions.April 2015

BUILDING THE TRIPLE BOTTOM LINE
INTO REDEVELOPMENT DECISIONS
Robert P. Franke, AICP
Urban Visions, Inc.
http://theurbanvisions.com
2010 Sustainable Florida Conference

October 14, 2010
Urban Visions, Inc. http://theurbanvisions.com
OUR DECISIONS TODAY AFFECT THEIR
TOMORROWS
“A hundred years after we are gone
and forgotten, those who never heard
of us will be living with the results of
our actions.”
Oliver Wendell Holmes, US Supreme Court Justice (1902-1932)
October 14, 2010
2

October 14, 2010
DEFINITIONS
 REDEVELOPMENT
 “undertakings, activities, or projects in a
community redevelopment area for the
elimination and prevention of the
development or spread of slums and blight,
or for the reduction or prevention of crime,
or for the provision of affordable housing.”
3

October 14, 2010
DEFINITIONS
 SUSTAINABLE DEVELOPMENT
 Sustainable development… meets the
needs of the present without compromising
the ability of future generations to meet
their own needs.
4

October 14, 2010
DEFINITIONS
 TRIPLE BOTTOM LINE
 The triple bottom line (abbreviated as "TBL"
or "3BL", and also known as "people,
planet, profit") is a measure of
organizational (and societal) success in
terms of economic, ecological and social
values.
5

October 14, 2010
THE ROLE OF LOCAL GOVERNMENT
 Almost all local government bodies share certain
characteristics:
 a continuing organization;
 the authority to undertake public activities;
 the ability to enter into contracts;
 the right to sue and be sued;
 the ability to collect taxes and determine a budget.
 Areas of local government authority usually include:
 public schools;
 local highways;
 municipal services;
 and some aspects of social welfare and public order.
6

October 14, 2010
THE ROLE OF PRIVATE ENTERPRISE
 PROFIT – PROFIT – PROFIT!
7

October 14, 2010
REDEVELOPMENT IN FLORIDA
 163.345 Encouragement of private
enterprise.--
 (1) Any county or municipality, to the
greatest extent it determines to be feasible
in carrying out the provisions of this part,
shall afford maximum opportunity,
consistent with the sound needs of the
county or municipality as a whole, to the
rehabilitation or redevelopment of the
community redevelopment area by private
enterprise. (emphasis added)
8

October 14, 2010
REDEVELOPMENT IN FLORIDA
 REDEVELOPMENT IS GUIDED BY:
 FLORIDA STATUTES, CHAPTER 163,
PART III
 LOCAL COMPREHENSIVE PLANS
 LOCAL CODES OF ORDINANCES
 LOCAL LAND USE AND ZONING CODES
 LOCAL DESIGN GUIDELINES
9

October 14, 2010
SUCCESSFUL
REDEVELOPMENT
PUBLIC
INVOLVEMENT
QUALITY OF
THE BUILT
ENVIRONMENT
ECONOMIC
ELEMENT
NEIGHBORHOOD
CENTERED
POLITICAL
PROCESS
10
SUCCESSFUL REDEVELOPMENT
5 KEYS TO SUCCESSFUL REDEVELOPMENT

October 14, 2010
 NEIGHORHOOD CENTERED:
 NEIGHBORHOOD HAS DISTINCT BOUNDARIES.
 INVOLVE STAKEHOLDERS.
 ESTABLISH SHARED VISION.
 PUBLIC INVOLVEMENT:
 SHARED VISION.
 IDENTIFY ASSETS OF NEIGHBORHOOD.
 REDEVELOPMENT PLAN SHOULD BE BASED ON
ASSETS.
 USE WORKSHOPS/COMMUNITY MEETINGS /
CHARRETTES.
 CREATE CLEARING HOUSE FOR
REDEVELOPMENT INFORMATION.
11

October 14, 2010
 QUALITY OF THE BUILT ENVIRONMENT:
 SHARED VISION.
 COMP PLAN AMENDMENTS.
 ZONING CODE CHANGES.
 DESIGN REGULATIONS.
 OTHER CODE REVISIONS.
 AGENCY MANAGEMENT.
 ECONOMIC ELEMENT:
 IMPLEMENT SHARED VISION.
 HAVE FUNDING VARIETY.
 TAX INCREMENTS.
 TAX ABATEMENTS.
 REVOLVING LOAN POOL.
 RESTRUCTURE PERMIT FEES.
12

October 14, 2010
 POLITICAL PROCESS:
 SHARED VISION.
 LEADERSHIP: PUBLIC
(ELECTED)/PRIVATE (UNELECTED
LEADERS).
 INVOLVE STAKEHOLDERS.
 ESTABLISH CLEARLY DEFINED GOALS.
13

October 14, 2010
 THE COMMON THREAD?
 SHARED VISION!
14

October 14, 2010
REVIEW YOUR REDEVELOPMENT
PLANNING PROCESS – DOES IT…
 IDENTIFY COMMUNITY ASSETS AS WELL
AS NEEDS?
 STRENGTHEN COMMUNITY CAPACITY?
 ACT AS CATALYST FOR
ENTREPENUERSHIP IN NEIGHBORHOODS?
 ACT AS CATALYST FOR BUSINESS IN
NEIGHBORHOOD CENTERS AND EDGE
COMMERCIAL?
15

October 14, 2010
REDEVELOPMENT PLANNING – IT’S NOT
JUST BRICKS AND MORTAR:
A CHECK LIST OF CRA PLAN BASICS FOR THE
TRIPLE BOTTOM LINE.
16

October 14, 2010
CHECKLIST FOR SUSTAINABLE INDICATORS
 COMMUNITY
 PLACEMAKING
 TRANSPORTATION / MOVEMENT
 ENVIRONMENT
 RESOURCES
 BUSINESS
 BUILDINGS
17

October 14, 2010
BUILDING COMMUNITY
18
 DOES YOUR CRA PLAN…
 Provide for affordable housing?
 Provide for job opportunities?
 Promote access to government services?
 Provide access to transportation / movement?
 Promote improved quality of life?
 Involve residents in decision making process?
 Create community networks and interaction?

October 14, 2010
IS IT IN YOUR CRA PLAN?
 HELPING PEOPLE:
 Affordable Housing:
 Develop partnerships: Habitat for Humanity,
Community Development Corporations, For-profit
businesses; and
 Provide incentives: land, down payment/mortgage
assistance, design services.
 Jobs:
 Develop partnerships: Chambers of Commerce,
County Economic Development Agencies,
Enterprise Florida, School Boards, Local Business
(contractors, retail, industrial).
19

October 14, 2010
 HELPING PEOPLE continued:
 Access to government services:
 Websites, meetings, newsletters, kiosks, signage.
 Access to transportation:
 Land Use and Zoning, Bus Routes / Shelters,
Community Trolleys, Sidewalk Connections,
Greenways.
 Improved quality of life
 A combination of the above;
 Identify crime reduction actions and opportunities;
and
 Involve neighborhood children.
20

October 14, 2010
Urban Visions, Inc. http://theurbanvisions.com 21
PLACEMAKING
 Promote design regulations / guidelines?
 Promote efficient use of land?
 Provide for a redevelopment design process?
 Provide for Way Finding?
 Provide for recreation (active and passive)?
 Promote inclusive communities?
 Promote crime prevention through design?
 Promote lighting standards to minimize
overage?

October 14, 2010
TRANSPORTATION / MOVEMENT
 Provide for convenient public transportation?
 Provide links between modes of transport?
 Limit the number of required parking spaces?
 Provide for shared parking?
 Promote walking and cycling?
 Provide local amenities within reasonable walking
distance?
22

October 14, 2010
ENVIRONMENT
 Provide green spaces and linkages
between green spaces?
 Provide for green design (architecture /
engineering)?
 Provide for multi-modal transportation?
 Provide for community gardens or local
farmers’ markets?
 Protect existing habitats?
23

October 14, 2010
 HELP THE ENVIRONMENT:
 Provide green spaces?
 Streetscapes, neighborhood parks, pocket parks, native
plants, involve neighborhood children
 Provide for green design (architecture /
engineering)?
 Tie to incentives, provide design assistance, update
codes, green infrastructure
 Provide for multi-modal transportation?
 Build partnerships: local transportation agencies; amend
Comprehensive Plan and land development codes,
rebuild bicycle / pedestrian connections
 Provide for community gardens or local farmers’
markets?
24

October 14, 2010
RESOURCES
 Promote historic preservation?
 Promote use of low environmental impact
materials during construction?
 Promote the use of locally reclaimed
materials during construction?
 Promote water use efficiency in projects
 Encourage composting?
 Encourage the reduction of noise and light
pollution?
25

October 14, 2010
BUSINESS
 Provide administrative incentives?
 Provide for financial incentives?
 Provide for planning and land use
incentives?
 Provide for marketing incentives?
26

October 14, 2010
 HELP BUSINESS
 Provide administrative incentives:
 Streamline development review / building permit
review (one-stop approval).
 Site selection assistance.
 Restructure permit fees for CRA projects.
 Waive fees such as demolition.
 Provide technical assistance for property.
owners and small businesses.
27

October 14, 2010
 HELP BUSINESS continued
 Provide for financial incentives:
 Tax credits / abatements.
 Loans or interest subsidies.
 Local, State, Federal Grants or Loans.
 Micro loans using local banks and savings and loans.
 Public assembly of land.
 Shared cost of upgraded / new utilities.
 Environmental remediation cost.
 Relocation costs / training costs.
 Per Job Bounty.
 Cash Payments for Developer’s Costs.
28

October 14, 2010
 Provide for planning and land use
incentives:
 Land use / zoning amendments (new zoning for
old land).
 Create density bonus program.
 Mixed use land use designation.
 Prepare and complete streetscape projects.
29

October 14, 2010
 Provide for marketing incentives:
 Prepare market analysis for target industries /
business.
 Assist with local business promotion.
 Hold design competitions to generate interest.
 Work with local businesses and media.
 Assist with recruiting / job fairs.
30

October 14, 2010
SUSTAINABILITY LEADERS IN THE U.S.
 AUSTIN, TEXAS
 The City of Austin began implementing
sustainable guidelines in the early 1990s
through Austin Energy Green Building (AEGB),
the first comprehensive program in the U.S.
designed to encourage sustainable practices in
residential, commercial and municipal
construction. In 2000, Austin became one of
the first cities to require Leadership in Energy
and Environmental Design (LEED®) Silver
certification for its new municipal buildings.
31

October 14, 2010
 PORTLAND, OREGON
 Commitments made for the following:
 Reduce greenhouse gas emissions from City operations
to 10% below 1990 levels by 2015.
 Will recycle 85% of waste stream materials from City
facilities by 2015.
 Ensure all white copy/printing paper used by the City will
be 100% post consumer recycled content by 2015.
 Will improve watershed health by managing 50% of
stormwater from City facilities using sustainable
strategies.
 Use best management practices in reducing water usage
in City facilities and operations to 1997 levels.
 The Bureau of Planning and Sustainability will collect
relevant performance measures.
32

October 14, 2010
Urban Visions, Inc.http://theurbanvisions.com
 SEATTLE, WASHINGTON
 Mayor Greg Nickels has released the city’s 2006-
2007 Environmental Action Agenda, which builds
on Seattle’s leadership in the fight against climate
change and outlines how the city will restore its
urban forest, protect water quality and build
healthy communities.
 The four pillars of the Action Agenda - the Climate
Change Initiative, the Restore Our Waters
program, the Green Seattle Initiative and Healthy
People & Communities - link the health of the
urban ecosystems to the prosperity, health and
social equity of the city as a whole.
33

October 14, 2010
LET’S TAKE A LOOK AT SOME
FLORIDA
PROJECTS THAT HAVE USED SOME
OF THESE
SUSTAINABLE TECHNIQUES IN
REDEVELOPMENT.
34

October 14, 2010
HELPING PEOPLE: MARTIN COUNTY
As part of the CRA’s planning process,
the CRA staff organized a charrette
for adults in three communities; and
concurrently, the communities’ children
were asked to participate in their own
planning workshops to identify what
they liked about their neighborhood
and what things they’d like to change.
This program was an APA Florida
award winner.
35
CHILDREN’S PLANNING INITIATIVE

October 14, 2010
 Intended to increase homeowner
occupancy in the CRA in order to
provide economic support to the
downtown businesses.
 Designed to attract new residents to
targeted areas within the CRA.
 There is no income limitations.
 Persons currently residing /claiming
homestead exemption in the CRA
district are not eligible.
 Multifamily or Office Conversion to be
restored to single family: $20,000.00.
 Single family detached housing (zoned
RB-2, RPB or currently renter occupied):
$10,000.00.
 Single family detached infill housing:
$10,000.00.
HELPING PEOPLE – KISSIMMEE
HOME OWNERSHIP

October 14, 2010
HELPING THE ENVIRONMENT: DORAL
37
The City of Doral, located in
Miami-Dade County, hired
Iler Planning Group (IPG) to
develop the City’s first Green
Master Plan. The Green
Plan establishes strategies
for reducing the City’s
contribution to global
warming. The Plan was an
APA’s Florida award winner.
GREEN MASTER PLAN

October 14, 2010
HELPING THE ENVIRONMENT:
38
DEERFIELD BEACH, FL. –
REDEVELOPMENT PLAN
The community wanted
redevelopment continuing
the “Old Florida” feel of the
waterside commercial and
neighborhood areas. The
Master Plan achieved the
community goal by
proposing a low-scale,
mixed use redevelopment
pattern with a new
transportation “greenway
spine” and better transit,
bicycle and pedestrian
facilities.

October 14, 2010
HELPING BUSINESS: DELRAY BEACH
39
Recipients receive assistance
with rent for the first year for
a new or expanding business.
It will pay one-half or up to
$600 a month to the landlord
for qualifying businesses.
COMMERCIAL RENT SUBSIDY

October 14, 2010
HELPING PEOPLE, ENVIRONMENT, AND
BUSINESS
40
LAUDERDALE LAKES, FL. – MIXED USE
Bella Vista, a mixed-use
project, was developed
through a partnership
between the Lauderdale
Lakes Community
Redevelopment Agency and
developer United Homes
International.
The project is designed in
the “New Urbanist” style. It
was a Florida
Redevelopment Association
award winner.

October 14, 2010
 RESOURCES: FLORIDA INCENTIVES
 TARGETED INDUSTRY INCENTIVES:
 Qualified Target Industry Tax Refund (QTI)
 Qualified Defense and Space Contractor Tax Refund (QDSC)
 Capital Investment Tax Credit (CITC)
 High Impact Performance Incentive Grant (HIPI)
 WORKFORCE TRAINING INCENTIVES:
 Quick Response Training Program (QRT)
 Incumbent Worker Training Program (IWT)
 INFRASTRUCTURE INCENTIVE:
 Economic Development Transportation Fund
 SPECIAL OPPORTUNITY INCENTIVES
 Rural Incentives
 Urban Incentives
 Enterprise Zone Incentives
 Brownfield Incentives
 Florida Opportunity Fund
41

October 14, 2010
 WEBSITES OF INTEREST
 http://www.sustainable.org
 http://www.ceres.org
 http://bestbusinesscenter.org
 http://icma.org
 http://cityofseattle.net/news/detail.asp?ID=6340&D
ept=40
 http://www.portlandonline.com/bps
42

October 14, 2010
Visit us at: http://theurbanvisions .com

Building the Triple Bottom Line into Redevelopment Decisions.April 2015

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