Quality Growth Toolbox Reinvesting


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  • Images on Front Cover and Inside page are a blend of the following places in our ten-county region of Middle Tennessee: Left: Downtown Nashville from the Cumberland River, BellSouth, now AT&T “Batman Building”….a Nashville icon building, Riverfront Park and other notable sky line features Center: Bicentennial Walking Train in Ashland City, an excellent example of an urban greenway, featuring stunning views of the Cumberland River, providing biking and walking connections throughout this City Left: A scenic farm in the Leipers Creek community of Williamson County which depicts the beautiful farmland and open areas that make our ten county region desirable and unique.
  • Introduce this as the first topic Briefly discuss that one of the basic principles of quality growth and preventing sprawl is reusing what we already have. But it can be more than just efficient use of land, reinvestment is fundamental to creating thriving and economically vital places. Reinvestment includes: -Redevelopment, -Infill development, -Remediation and reuse of grayfield and brownfield sites, -Revitalization of disinvested areas One way to frame this first topic: Like most American communities after WWII, the Cumberland Region experienced: -Suburban development patterns -Shift of jobs and commercial uses away from the traditional city centers -Advent of auto-oriented land uses, site design and supporting infrastructure (wider, faster roads) As these patterns of growth continue the results have been: -Lack of reinvestment in town centers as buildings and uses become obsolete and convenient new uses are built in outlying areas -Lack of renovation and reuse of older parts of communities Point out successful revitalization efforts such as the Main Street Historic Trust Program (see additional material), and point out local examples of vibrant downtowns or districts (do some homework) Emphasize that there is still a tremendous redevelopment potential in the region, [county]
  • Benefits of reinvestment: Emphasize that reinvestment preserves our historic and cultural resources. Benefits to highlight: -Creates a sense of community and helps create unique places with lasting value for the community -Reduces the need to construct new and expensive infrastructure to serve new development (although sometimes existing infrastructure requires renovation and upgrading) -By providing housing and jobs within existing centers, slows the growth of new development in outlying areas. This has positive affects on travel patterns and traffic congestion. -Reinvestment is an important element in creating walkable, mixed-use, compact development, a fundamental tenet of linking transportation and land use.
  • This is the first of a series of photo-simulations used in the Toolbox presentation. Describe that simulation is an important tool in planning because it: Helps people envision what could be and visually describes a community vision or goal. Provides a before and after comparison where we lack these examples. Simulation shows how we can take an area of disinvestment, an area lacking vitality and incrementally invest in transportation and infrastructure that guides and encourages private investment in land use. This is an example in Memphis (Broad Street) where lack of economically strong land uses and unwelcoming pedestrian facilities underutilizes the existing infrastructure. Important to give credit to Steve Price of UrbanAdvantage who provided the simulations for the toolbox presentation.
  • This slide demonstrates an example of public investment in the transportation system that improves the pedestrian environment, increase on-street parking and sets the stage for private investment. Important to note that the public investments can be implemented incrementally over time and in conjunction with private development. Note that part of reinvesting in town centers is to ensure that the street is designed to complement, support, and become part of the placemaking vision for the area.
  • Finally, over time, private investment responds to public investment. Note the important role the design of the street plays in supporting and creating the quality and character of the place.
  • This slide provides an overview of the strategies in this topic. There are six key strategies. Explain that you will go into more detail on each of these strategies, and that each strategy is accompanied by a set of tools. Also note the examples of reinvestment shown, and that you will provide more details on one of these examples later in the topic (The Factory at Franklin).
  • The strategy is to focus on areas that have the best promise for successful revitalization. These areas serve as catalysts for expanding revitalization and models for how to reinvest in other areas. Boundaries can be defined in many ways…through the development of plans, designation of redevelopment zones, corridors, improvement districts, historic districts, or individual blocks, projects, or buildings. Then focus your resources within this clearly defined area to ensure success
  • The success of reinvestment is dependent on a strong plans and policies and implementable regulatory framework. A good redevelopment plan establishes a vision, best developed with the community and stakeholders, and provides clear direction for public and private investments. Direction includes design guidance to ensure that implementation of the plan is consistent with the vision. A good redevelopment plan builds on the community’s unique assets and strengths such as history, and culture. A good plan reflects the community’s values.
  • Often reinvestment is oppressed because of burdensome regulatory red-tape, disincentives, and out-of-date planning codes. Removing the barriers not only makes reinvestment possible but encourages it. Common tools include revising the approval process to make it easier to develop consistent with the plan. Change regulations and old zoning to allow what was previously viewed as incompatible or undesirable, particularly higher densities, residential uses where previously prohibited, and mixing uses both horizontally and vertically. Consider developing and implementing a form-based code (see additional material to help describe form-based code) where development is regulated and guided by the design of the streets, sites and buildings rather than land use. Finally, completely revise, or at least modernize codes to allow desirable development and to encourage and incentivize reinvestment. (see additional material on Tennessee incentive programs and for examples of how codes can be updated).
  • It is one thing to allow and encourage investment in a community’s vision, it is another thing to provide incentives and actively participate in achieving the vision. There are many tools that serve as incentives, some are listed here. Use your plan to determine which tools are the best for your unique situations, develop incentive programs, then actively promote the incentives. Incentives are not advantageous if noone knows about them. Describe a couple of the incentives, especially those you are familiar with. This is a good opportunity to research on local examples of reinvestment incentives, successful incentive programs and those that have failed. If using examples of failures, make sure you understand why they failed.
  • In the Transportation and land use topic we will be explaining the “3 D’s”, density, diversity and design, and how interact to create transportation efficient communities. This slide stresses the design aspect of creating places. The important aspect to emphasize is that good design: Encourages the use of alternative transportation modes, but particularly walking Creates community pride in their centers Supports economic vitality by encouraging people to linger, socialize and explore. Attracts people who normally would not visit, live or work in the community. Design is critical but needs consistent guidance. Design guidelines and special zoning districts establish clear expectations. Good design works best with public/private partnerships. Highlight a few of the tools, but emphasize the importance of developing good design guidelines.
  • This is another simulation example from Memphis (Steve Price) illustrating a before condition…
  • The types of public investments: Pedestrian enhancements / lighting Streetscape/landscaping
  • And finally with private investment in the form of new development built in a manner that creates a more pedestrian and community-oriented development pattern.
  • The Context Sensitive approach to planning involves working collaboratively with stakeholders early in the planning process. Emphasize the value of looking “outside the box” for stakeholder that can provide knowledge, history, skills, and support to a revitalization project. Organizations can help… -plan and strategize -finance and implement Use the example of the National Tennessee Main Street Program (see additional information) Local organizations should be involved in the planning stage and throughout implementation. Can consider professional assistance such as charrettes, workshops, and preparation of planning documents.
  • This is a list of local, regional and statewide resources that can provide information and assistance with redevelopment, revitalization and preservation.
  • Toolbox contains sidebar with this information Emphasize the tools used….. Rehabilitation guidelines, tax credits and local redevelopment incentives Privately purchased abandoned Jamison Bedding property it from the City of Franklin in 1997. Property and buildings were listed on the National Register of Historic Places. Used Department of Interior Guidelines for Rehabilitation and Restoration, Historic Rehabilitation Tax Credits and other redevelopment incentives. Used adaptive reuse principles to transform brown field site into successful center of activity for Franklin and Williamson County. Leases were arranged and renovation of the multiple building complex completed in phases. In 10 years, The Factory at Franklin has used every portion of the property and become a vibrant destination for retail, community services, churches, the arts and housing. Currently a development group is constructing new office and residential space that is architecturally inspired by the factory’s industrial buildings on adjacent properties.
  • Quality Growth Toolbox Reinvesting

    2. 2. Reinvesting in Towns, City Centers, and Communities
    3. 3. <ul><li>Benefits: </li></ul><ul><li>Retains a sense of place and historic Identity </li></ul><ul><li>Sustains a sense of community </li></ul><ul><li>Maximizes public facility and infrastructure investments </li></ul><ul><li>Supports the value of private investment </li></ul><ul><li>Contributes to the local economy </li></ul><ul><li>Reduces growth pressure to outlying areas </li></ul><ul><li>Creates convenience </li></ul>Our Region’s Existing Communities have Tremendous Redevelopment Potential Toolbox pg. 14
    4. 4. Memphis, TN: Broad Street
    5. 5. Memphis, TN: Broad Street
    6. 6. Commissioned by Duncan Associates Memphis, TN: Broad Street
    7. 7. <ul><li>Define and Focus on Promising Areas </li></ul><ul><li>Create Good Redevelopment Plans </li></ul><ul><li>Make Investment Possible </li></ul><ul><li>Use Incentives to Promote Reinvestment </li></ul><ul><li>Design Attractive Community Centers </li></ul><ul><li>Maximize Organizations and Resources in Revitalizing Areas </li></ul>Toolbox pg. 20
    8. 8. <ul><li>Identify promising areas for reinvestment and define project boundaries. </li></ul><ul><li>Focus resources and efforts towards maximum success </li></ul>Define and Focus on Promising Areas Toolbox pg. 28
    9. 9. <ul><li>Establish a redevelopment plan to address needs of promising areas </li></ul><ul><ul><li>Incorporate unique community elements into traditional planning process </li></ul></ul>Create Good Redevelopment Plans Toolbox pg. 28
    10. 10. <ul><li>Utilize approval streamlining </li></ul><ul><li>Make higher density possible </li></ul><ul><li>Expand residential use and type </li></ul><ul><li>Encourage mixed use </li></ul><ul><li>Adopt form based regulations </li></ul><ul><li>Update codes to encourage rehabilitation </li></ul>Make Reinvestment Possible Toolbox pg. 29
    11. 11. <ul><li>Provide brownfield assessment and remediation </li></ul><ul><li>Encourage greyfield redevelopment </li></ul><ul><li>Implement tax increment financing districts </li></ul><ul><li>Consider Business Improvement Districts (BID) </li></ul><ul><li>Implement PILOT- Payment In Lieu Of Taxes </li></ul>Use Incentives to Promote Reinvestments <ul><li>Use community development block grants (CDBG) </li></ul><ul><li>Use state programs such as the Tennessee Courthouse Square Revitalization Program </li></ul><ul><li>Expand financial incentives for property owners </li></ul><ul><li>Provide financial support through government infrastructure improvements </li></ul>Toolbox pg. 36
    12. 12. <ul><li>Make streetscape improvements </li></ul><ul><li>Maximize public buildings and uses </li></ul><ul><li>Create multimodal and walkable areas </li></ul><ul><li>Use design guidelines </li></ul><ul><li>Use conservation zoning </li></ul><ul><li>Enhance natural features </li></ul>Design Attractive Community Centers Toolbox pg. 44
    13. 13. Example: Bellevue Boulevard / McLemore Avenue Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
    14. 14. Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage Example: Bellevue Boulevard / McLemore Avenue
    15. 15. Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage Example: Bellevue Boulevard / McLemore Avenue
    16. 16. <ul><li>Include stakeholders in the revitalization and redevelopment of communities </li></ul><ul><ul><li>City and County Governments </li></ul></ul><ul><ul><li>Main Street Boards </li></ul></ul><ul><ul><li>Chamber Community Development Councils </li></ul></ul><ul><ul><li>Churches </li></ul></ul><ul><ul><li>Neighborhood Associations </li></ul></ul><ul><ul><li>Local Business Owners </li></ul></ul>Maximize Organizations and Resources in Revitalizing Areas Toolbox pg. 48
    17. 19. <ul><li>Former complex of depression-era buildings </li></ul><ul><li>Redeveloped into 250,000 square feet of retail shops, art gallery, antiques stores, restaurants, entertainment venues, and event space </li></ul><ul><li>Central Franklin Area Plan </li></ul><ul><li>National Register of Historic Places </li></ul><ul><li>Used Department of Interior Guidelines for Rehabilitation and Restoration </li></ul><ul><li>Historic Rehabilitation Tax Credits </li></ul><ul><li>Other redevelopment incentives </li></ul>Example: Successful Transformation of Abandoned Brown Field Site to Vibrant Activity Center