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(re) Development: Creating Great Places
Lynn Richards, President & CEO
Congress for the New Urbanism
March 13, 2015
OPPORTUNITIES
Growing
Population
Changing
Demographics
Increasing
Demand
(Re)
Development
Opportunities
Great
Places
The majority of peo...
“On a per acre basis,
walkable urban
development
generates 12 times the
tax revenues as
drivable sub-urban.”
(re) DEVELOPM...
A George Washington University study (2002) found that for every
brownfield acre that is redeveloped, 4.5 acres of open sp...
Private
Development
Public Sector
Investment
Infrastructure and
Amenities
Public Sector
Investment
Infrastructure and
Amen...
The BLVD, Lancaster, CA
(re) DEVELOPMENT: RETURN ON INVESTMENT CNU
The BLVD, Lancaster, CA
(re) DEVELOPMENT: RETURN ON INVESTMENT CNU
(re) DEVELOPMENT: OPPORTUNITY CNU
9
(re) DEVELOPMENT: OPPORTUNITY CNU
Cleveland: A great place to park
10
(re) DEVELOPMENT: OPPORTUNITY CNU
DEAD MALLS: A GREAT OPPORTUNITY — Through the 1980s and
90s there were about 20 malls bu...
(re) DEVELOPMENT: OPPORTUNITY CNU
12
Mizner Park, Boca Raton, FL; Cooper Carry Architects, 1990
From dead mall to mixed-us...
(re) DEVELOPMENT: REDEVELOPMENT CNU
City Center, a 10-acre redevelopment of DC’s former convention center
transformed into...
Redevelopment can:
– Incorporate open space
– Restore wetlands or other
pre-existing ecologies.
– Create more open space
–...
Thornton Place, WA
Before and after views of Thornton Place with bioswale/park, in Seattle.
Photos: Sky-Pix Aerial Photogr...
Thornton Place, WA
Before and after views of Thornton Place with bioswale/park, in Seattle.
Photos: Sky-Pix Aerial Photogr...
(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
Redevelopment can:
- Occur at multiple scales
- Add to existing neighborhood
fa...
Abandoned Kmart Building …
(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
Olathe, KS (outside of Kansas City): Abandoned Big Box Transforms into
Heartland Community Church
CNU(re) DEVELOPMENT: INC...
Reusing the box often
does not change the
physical suburban
landscape. But it does:
(1) Prevent an expanding
sprawling pat...
CHALLENGES
Existing efforts to
revitalize into
vibrant, walkable,
downtown district
What will the
market support?
Garland, TX
(re) DE...
Market Assessment: Where’s the Potential?
1. Assess Competitive Position (Strengths & Weaknesses)
– important economic ass...
• Potomac Yards
– Rail station, contamination
– First phase of redevelopment
complete by 1997
– Tenants signed 20-year lea...
25
(re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
How did this building stop redevelopment in downtown
Topeka, Kansas?
(re) DEVELOPMENT: FINANCING CNU
Missing Middle
Urban mixed-use mid-rise is 25 to 59 times
more revenue per acre than its suburban
counterparts
(re) DEVELO...
(re) DEVELOPMENT: FINANCING CNU
(re) DEVELOPMENT: FINANCING CNU
(re) DEVELOPMENT: FINANCING CNU
(re) DEVELOPMENT: FINANCING CNU
- DNA of your town
- Determine what your city looks like
32
(re) DEVELOPMENT: CODES CNU
What’s wrong with today’s codes?
33
(re) DEVELOPMENT: CODES CNU
• Type and mix of uses
• Lot sizes
• Building type, size,
...
(re) DEVELOPMENT: CODES CNU
(re) DEVELOPMENT: CODES CNU
Process for Fixing:
- Identify community goals and outcomes
- Analyze codes against those outcomes (audit)
- Assess best p...
Design Guidelines
• Non-compulsory design guidance
Euclidian Zoning
• Text-only codes, containing illustrative
graphics th...
Greensboro adopted Traditional
Neighborhood Design ordinance to
allow a 10-acre mixed-use infill
revitalization project
Ch...
BEFORE
(re) DEVELOPMENT: CODES CNU
Columbia Pike, Arlington, VA
BEFOREAFTER
(re) DEVELOPMENT: CODES CNU
Columbia Pike, Arlington, VA
(re) DEVELOPMENT: DESIGN MATTERS CNU
Fine grain buildings and neighborhoods, permeability, context.
Hope VI redevelopment ...
(re) DEVELOPMENT: DESIGN MATTERS CNU
42
(re) DEVELOPMENT: DESIGN MATTERS CNU
43
(re) DEVELOPMENT: DESIGN MATTERS CNU
44
Political
leadership/
Political will
Technical
ability
Legal
framework to
enable
redevelopment
Public Private
Partnerships...
DALLAS / FT WORTH
APRIL 29 – MAY 2, 2015
DALLAS FT
WORTH
Join us in Dallas / Fort Worth for CNU 23, April 29 – May 2, 2015...
Old North, St. Louis
THANK YOU
Lynn Richards
President and CEO
Congress for the New Urbanism
Lrichards (at) cnu.org
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NJ Future Redevelopment Forum 2015 LRichards

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Congress for the New Urbanism President and Chief Executive Officer Lynn Richards delivers the Forum keynote: How Do We Accelerate the Change We Need to Make? What are the opportunities and barriers to successful redevelopment?

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NJ Future Redevelopment Forum 2015 LRichards

  1. 1. (re) Development: Creating Great Places Lynn Richards, President & CEO Congress for the New Urbanism March 13, 2015
  2. 2. OPPORTUNITIES
  3. 3. Growing Population Changing Demographics Increasing Demand (Re) Development Opportunities Great Places The majority of people want to live in places where they can live, work shop and place in the same neighborhood Univ. of Utah estimates 2.8 million acres of greyfields that are ripe for redevelopment (re) DEVELOPMENT: WHY NOW? CNU
  4. 4. “On a per acre basis, walkable urban development generates 12 times the tax revenues as drivable sub-urban.” (re) DEVELOPMENT: WHY NOW? CNU
  5. 5. A George Washington University study (2002) found that for every brownfield acre that is redeveloped, 4.5 acres of open space are preserved. Baltimore, MD has completed 30 brownfields projects throughout the city, creating or retaining more than 3,000 jobs and attracting more than $300 million in new investment. 5 (re) DEVELOPMENT: WHY REDEVELOPMENT? CNU Former auto dealership in Rochester, NY redeveloped into 77 new residential units, coffee house, and restaurant.
  6. 6. Private Development Public Sector Investment Infrastructure and Amenities Public Sector Investment Infrastructure and Amenities Private Development Kick-starting Private Investment Financing Strategy in Warm or Hot Market Locations: Financing Strategy in Cooler Market Locations: (aka “Unlocking Private Capital”) (re) DEVELOPMENT: RETURN ON INVESTMENT CNU
  7. 7. The BLVD, Lancaster, CA (re) DEVELOPMENT: RETURN ON INVESTMENT CNU
  8. 8. The BLVD, Lancaster, CA (re) DEVELOPMENT: RETURN ON INVESTMENT CNU
  9. 9. (re) DEVELOPMENT: OPPORTUNITY CNU 9
  10. 10. (re) DEVELOPMENT: OPPORTUNITY CNU Cleveland: A great place to park 10
  11. 11. (re) DEVELOPMENT: OPPORTUNITY CNU DEAD MALLS: A GREAT OPPORTUNITY — Through the 1980s and 90s there were about 20 malls built per year. Today, the number is less than 1 mall / year. 11
  12. 12. (re) DEVELOPMENT: OPPORTUNITY CNU 12 Mizner Park, Boca Raton, FL; Cooper Carry Architects, 1990 From dead mall to mixed-use downtown with linear park Source: Dunham-Jones
  13. 13. (re) DEVELOPMENT: REDEVELOPMENT CNU City Center, a 10-acre redevelopment of DC’s former convention center transformed into 2.5 million sq feet vibrant mixed-use neighborhood. 13
  14. 14. Redevelopment can: – Incorporate open space – Restore wetlands or other pre-existing ecologies. – Create more open space – Green the streets – Add multi-use trails and paths Emeryville, CA cleaned up an abandoned railroad spur to create a four-block park with multi-family housing. CNU(re) DEVELOPMENT: ACTIVATING THE PUBLIC REALM CNU
  15. 15. Thornton Place, WA Before and after views of Thornton Place with bioswale/park, in Seattle. Photos: Sky-Pix Aerial Photography. (re) DEVELOPMENT: ACTIVATING THE PUBLIC REALM
  16. 16. Thornton Place, WA Before and after views of Thornton Place with bioswale/park, in Seattle. Photos: Sky-Pix Aerial Photography. (re) DEVELOPMENT: ACTIVATING THE PUBLIC REALM
  17. 17. (re) DEVELOPMENT: INCREMENTAL URBANISM CNU Redevelopment can: - Occur at multiple scales - Add to existing neighborhood fabric - Connect neighborhoods - Increase density - Help places evolve organically 17 The Egleston Crossing redevelopment (MA) helped renew a neglected corridor with two new buildings that provided 64 units of affordable housing.
  18. 18. Abandoned Kmart Building … (re) DEVELOPMENT: INCREMENTAL URBANISM CNU
  19. 19. Olathe, KS (outside of Kansas City): Abandoned Big Box Transforms into Heartland Community Church CNU(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
  20. 20. Reusing the box often does not change the physical suburban landscape. But it does: (1) Prevent an expanding sprawling pattern by reusing existing buildings (2) Activate the space, which can lay the ground work for broader land use changes. Cautionary Note: Reusing the Box CNU(re) DEVELOPMENT: INCREMENTAL URBANISM CNU
  21. 21. CHALLENGES
  22. 22. Existing efforts to revitalize into vibrant, walkable, downtown district What will the market support? Garland, TX (re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
  23. 23. Market Assessment: Where’s the Potential? 1. Assess Competitive Position (Strengths & Weaknesses) – important economic assets (major employers, place features, location advantages, etc.) – Local demographic trends – Local job trends – Where do residents live and work? Where do workers live? Is there a match between these or lots of in/out commuting? How do real estate market conditions reflect these trends? 2. Assess Fiscal Conditions – Budget trends – Key sources of funding for capital projects and ongoing services – How do land uses, economic conditions, and trends impact the budget? 3. Assess Potential for Change (Opportunities & Challenges) – Review regional and local job and household projections – Understand your competitive position – Inventory sites available for development and/or redevelopment – Identify available infrastructure capacity and deficiencies (re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
  24. 24. • Potomac Yards – Rail station, contamination – First phase of redevelopment complete by 1997 – Tenants signed 20-year lease Temporary Uses: Preparing for future redevelopment in Potomac Yards, VA • Intermediate step may be needed • Infrastructure investments may take decades to execute • Have a vision for the future, manage expectations (re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
  25. 25. 25 (re) DEVELOPMENT: WHAT CAN THE MARKET SUPPORT? CNU
  26. 26. How did this building stop redevelopment in downtown Topeka, Kansas? (re) DEVELOPMENT: FINANCING CNU
  27. 27. Missing Middle Urban mixed-use mid-rise is 25 to 59 times more revenue per acre than its suburban counterparts (re) DEVELOPMENT: FINANCING CNU
  28. 28. (re) DEVELOPMENT: FINANCING CNU
  29. 29. (re) DEVELOPMENT: FINANCING CNU
  30. 30. (re) DEVELOPMENT: FINANCING CNU
  31. 31. (re) DEVELOPMENT: FINANCING CNU
  32. 32. - DNA of your town - Determine what your city looks like 32 (re) DEVELOPMENT: CODES CNU
  33. 33. What’s wrong with today’s codes? 33 (re) DEVELOPMENT: CODES CNU • Type and mix of uses • Lot sizes • Building type, size, height and setbacks • Street and sidewalk designs, including width • Parking requirements • Stormwater requirements
  34. 34. (re) DEVELOPMENT: CODES CNU
  35. 35. (re) DEVELOPMENT: CODES CNU
  36. 36. Process for Fixing: - Identify community goals and outcomes - Analyze codes against those outcomes (audit) - Assess best path forward, e.g., new code, overlay, or amendments - Create priorities Outcomes Audit Assess Options Priorities 36 (re) DEVELOPMENT: FINANCING CNU
  37. 37. Design Guidelines • Non-compulsory design guidance Euclidian Zoning • Text-only codes, containing illustrative graphics that carry no legal authority Overlay • Special design guidance that "overlays" base zoning PUD • Flexibility in the application of Euclidean zoning rules for a specific project LEED Products Smart Code Form-Based (the graphics carry legal authority) • Frontage codes (regulations though street sections) • Typological codes (street, building and open space types) 37 (re) DEVELOPMENT: CODES CNU
  38. 38. Greensboro adopted Traditional Neighborhood Design ordinance to allow a 10-acre mixed-use infill revitalization project Changing the Codes– Greensboro, NC (re) DEVELOPMENT: CODES CNU Annual tax base in this area went from $400K before redevelopment (1995) to over $10 million after redevelopment (2003).
  39. 39. BEFORE (re) DEVELOPMENT: CODES CNU Columbia Pike, Arlington, VA
  40. 40. BEFOREAFTER (re) DEVELOPMENT: CODES CNU Columbia Pike, Arlington, VA
  41. 41. (re) DEVELOPMENT: DESIGN MATTERS CNU Fine grain buildings and neighborhoods, permeability, context. Hope VI redevelopment project in Cincinnati, OH 41
  42. 42. (re) DEVELOPMENT: DESIGN MATTERS CNU 42
  43. 43. (re) DEVELOPMENT: DESIGN MATTERS CNU 43
  44. 44. (re) DEVELOPMENT: DESIGN MATTERS CNU 44
  45. 45. Political leadership/ Political will Technical ability Legal framework to enable redevelopment Public Private Partnerships Transparency/ Predictability Creative public engagement Creating Great Places: Taking Advantage of Redevelopment Opportunities (re) DEVELOPMENT: GOVERNANCE CNU
  46. 46. DALLAS / FT WORTH APRIL 29 – MAY 2, 2015 DALLAS FT WORTH Join us in Dallas / Fort Worth for CNU 23, April 29 – May 2, 2015 and network, learn and collaborate with the top real estate developers, architects, public officials, planners, architects and advocates working to make our cities better places.
  47. 47. Old North, St. Louis
  48. 48. THANK YOU Lynn Richards President and CEO Congress for the New Urbanism Lrichards (at) cnu.org

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