The document discusses revitalizing the Central Market area in San Francisco using capital markets tools. It describes current issues like empty buildings and lack of retail/services. Past successes/failures like the Fillmore and Mint Plaza are examined. Proposed projects and what has worked elsewhere are reviewed. Possible solutions discussed include urban redevelopment, incentives, and land trusts. The team's idea involves using Social Impact Bonds or Social Investment Bonds to incentivize real estate development. Next steps proposed are meeting with partners and further developing the social impact bond strategy. Questions are asked about experience with these tools and other ideas that could work well.
This document discusses various methodologies for evaluating the seismic performance of civil engineering structures, including both experimental and computational methods. It provides an overview of different computational techniques for numerically simulating structural response under seismic loads, such as methods based on interpolation of ground motion, finite differences, and assumed acceleration variations. It also summarizes key experimental methods like shake table testing, effective force testing, pseudo-dynamic testing, and real-time dynamic hybrid testing. The document focuses on pseudo-dynamic testing, describing the development, mathematical formulation, and advantages/disadvantages of the method compared to other experimental approaches.
Este documento es una evaluación sobre los estados de la materia y sus transformaciones. Contiene 7 preguntas que piden identificar propiedades de los estados sólido, líquido y gaseoso, reconocer cambios de estado como evaporación, fusión y solidificación en situaciones cotidianas, completar un esquema con los nombres de los cambios de estado del agua, indicar si estos requieren aumento o disminución de temperatura, calcular conversiones entre grados Celsius y kelvin, determinar la temperatura de equilibrio al mezclar líquidos a
This document presents an optimal supplementary damping controller design for Thyristor Controlled Series Compensator (TCSC) using Real-Coded Genetic Algorithm (RCGA). TCSC is capable of improving power system stability by modulating reactance during disturbances. The document proposes using a multi-objective fitness function consisting of damping factors and real parts of eigenvalues to optimize the parameters of a TCSC-based supplementary damping controller using RCGA. Simulation results presented show the effectiveness of the proposed controller over a wide range of operating conditions and disturbances.
Model reduction-of-linear-systems-by conventional-and-evolutionary-techniquesCemal Ardil
This document describes two methods for reducing higher order linear systems to lower order reduced models: a conventional technique and an evolutionary technique using particle swarm optimization. The conventional technique uses Mihailov stability criterion to derive the reduced denominator polynomial and continued fraction expansions to obtain the numerator by matching quotients. The evolutionary technique uses particle swarm optimization to minimize the integral squared error between responses of the original and reduced order models for a unit step input, determining both numerator and denominator coefficients. The document outlines the conventional technique steps and provides context on model reduction and the proposed techniques. It aims to illustrate the methods through a numerical example and compare performance to other common reduction methods.
On problem-of-parameters-identification-of-dynamic-objectCemal Ardil
This document discusses methods for identifying parameters of dynamic objects described by systems of ordinary differential equations. Specifically, it addresses problems with multiple initial boundary conditions that are not shared across points.
The paper proposes a new "conditions shift" method to transfer the initial boundary conditions in a way that eliminates differential links and multipoint conditions. This reduces the parameter identification problem to solving either an algebraic system or a quadratic programming problem.
Two cases are considered: case A where the number of conditions equals the number of conditionally free parameters, resulting in a single parameter vector solution. Case B where additional conditions on the parameters are needed in the form of equalities or inequalities, resulting in an optimization problem to select optimal parameter values.
Sonic localization-cues-for-classrooms-a-structural-model-proposalCemal Ardil
The document describes a proposed structural model for sonic localization cues in classrooms. It discusses two primary cues for localization - interaural time difference (ITD) and interaural level difference (ILD) created by sounds reaching each ear. While these cues provide azimuth information, they do not provide elevation information. Elevation information is provided by spectral filtering effects of the head, torso and outer ears (pinnae) known as the head related transfer function (HRTF). The proposed structural model aims to produce well-controlled horizontal and vertical localization cues through a signal processing model of the HRTF that mimics how sounds interact with the body. The effectiveness of the model is tested through synthesized spatial audio experiments with human subjects
Variational Solution of Axisymmetric Fluid Flow in Tubes with Surface So...Santosh Verma
The problem of axisymmetric heat conduction with internal surface solidification in the regions of tube is discussed. An approximate analytical solution is presented to this
nonlinear, two dimensional free boundary problem. The analysis employs a variational technique which extends the Lagrangian formalism to treat the internal flow, two-dimensional moving-interface problems. The solution is expressed in the terms of the short-time and steady-state components. Two forms of the variational solution are presented. One has limited validity in the entrance region of the tube, and the other, while less general , is more accurate.
This document discusses various methodologies for evaluating the seismic performance of civil engineering structures, including both experimental and computational methods. It provides an overview of different computational techniques for numerically simulating structural response under seismic loads, such as methods based on interpolation of ground motion, finite differences, and assumed acceleration variations. It also summarizes key experimental methods like shake table testing, effective force testing, pseudo-dynamic testing, and real-time dynamic hybrid testing. The document focuses on pseudo-dynamic testing, describing the development, mathematical formulation, and advantages/disadvantages of the method compared to other experimental approaches.
Este documento es una evaluación sobre los estados de la materia y sus transformaciones. Contiene 7 preguntas que piden identificar propiedades de los estados sólido, líquido y gaseoso, reconocer cambios de estado como evaporación, fusión y solidificación en situaciones cotidianas, completar un esquema con los nombres de los cambios de estado del agua, indicar si estos requieren aumento o disminución de temperatura, calcular conversiones entre grados Celsius y kelvin, determinar la temperatura de equilibrio al mezclar líquidos a
This document presents an optimal supplementary damping controller design for Thyristor Controlled Series Compensator (TCSC) using Real-Coded Genetic Algorithm (RCGA). TCSC is capable of improving power system stability by modulating reactance during disturbances. The document proposes using a multi-objective fitness function consisting of damping factors and real parts of eigenvalues to optimize the parameters of a TCSC-based supplementary damping controller using RCGA. Simulation results presented show the effectiveness of the proposed controller over a wide range of operating conditions and disturbances.
Model reduction-of-linear-systems-by conventional-and-evolutionary-techniquesCemal Ardil
This document describes two methods for reducing higher order linear systems to lower order reduced models: a conventional technique and an evolutionary technique using particle swarm optimization. The conventional technique uses Mihailov stability criterion to derive the reduced denominator polynomial and continued fraction expansions to obtain the numerator by matching quotients. The evolutionary technique uses particle swarm optimization to minimize the integral squared error between responses of the original and reduced order models for a unit step input, determining both numerator and denominator coefficients. The document outlines the conventional technique steps and provides context on model reduction and the proposed techniques. It aims to illustrate the methods through a numerical example and compare performance to other common reduction methods.
On problem-of-parameters-identification-of-dynamic-objectCemal Ardil
This document discusses methods for identifying parameters of dynamic objects described by systems of ordinary differential equations. Specifically, it addresses problems with multiple initial boundary conditions that are not shared across points.
The paper proposes a new "conditions shift" method to transfer the initial boundary conditions in a way that eliminates differential links and multipoint conditions. This reduces the parameter identification problem to solving either an algebraic system or a quadratic programming problem.
Two cases are considered: case A where the number of conditions equals the number of conditionally free parameters, resulting in a single parameter vector solution. Case B where additional conditions on the parameters are needed in the form of equalities or inequalities, resulting in an optimization problem to select optimal parameter values.
Sonic localization-cues-for-classrooms-a-structural-model-proposalCemal Ardil
The document describes a proposed structural model for sonic localization cues in classrooms. It discusses two primary cues for localization - interaural time difference (ITD) and interaural level difference (ILD) created by sounds reaching each ear. While these cues provide azimuth information, they do not provide elevation information. Elevation information is provided by spectral filtering effects of the head, torso and outer ears (pinnae) known as the head related transfer function (HRTF). The proposed structural model aims to produce well-controlled horizontal and vertical localization cues through a signal processing model of the HRTF that mimics how sounds interact with the body. The effectiveness of the model is tested through synthesized spatial audio experiments with human subjects
Variational Solution of Axisymmetric Fluid Flow in Tubes with Surface So...Santosh Verma
The problem of axisymmetric heat conduction with internal surface solidification in the regions of tube is discussed. An approximate analytical solution is presented to this
nonlinear, two dimensional free boundary problem. The analysis employs a variational technique which extends the Lagrangian formalism to treat the internal flow, two-dimensional moving-interface problems. The solution is expressed in the terms of the short-time and steady-state components. Two forms of the variational solution are presented. One has limited validity in the entrance region of the tube, and the other, while less general , is more accurate.
The document discusses plans to redesign Essex Street in Salem, Massachusetts from a pedestrian mall to a "shared green street." Community input was gathered through public meetings. Several design options were proposed to allow different levels of pedestrian and vehicle flexibility. The recommended approach is to select a management scenario that increases activity during quiet months while enhancing pedestrian safety. Specific design interventions like stormwater management, public art, and street furniture were proposed to add vibrancy for varying levels of street sharing. Next steps include additional data collection, selecting a preferred sharing option, and exploring management and funding.
The document provides an overview of the Imagine Austin comprehensive planning process being undertaken by the City of Austin to plan for future growth and development. It discusses Austin's past growth, the power of comprehensive plans to shape cities, what the community has said so far in the planning process, and examples of potential growth scenarios. The summary encourages community members to get involved by taking a survey or attending upcoming planning events to help create a vision and plan to guide Austin over the next 20-25 years.
The document outlines a concept plan to revitalize downtown Big Spring, Texas. The goals are to preserve historic resources, implement a cohesive design theme, and provide safe pedestrian connections, parking, and links to surrounding development. Currently, downtown lacks pedestrian amenities and walkability. The plan recommends constructing new public spaces, improving sidewalks and streetscapes, upgrading utilities, and enhancing a coordinated parking system to create a vibrant downtown that attracts people and businesses. Redeveloping the historic Settles Hotel is seen as a key project.
The document summarizes a workshop hosted in January 2015 to gather community input on updating land use regulations in Ithaca, NY. The workshop explored neighborhood character, development types, and focus areas. Participants provided feedback on their favorite neighborhood qualities and places needing improvement. The Form Ithaca initiative aims to support a variety of housing and transportation options to reduce emissions through sensitive land use regulations.
The document discusses challenges facing Main Street in Columbia, Illinois and proposes a three-phase plan to revitalize the area. Phase I focuses on basic improvements like streetscape work. Phase II involves further enhancing the streetscape by addressing parking, facades, outdoor spaces and signage. Phase III develops a long-term strategy through zoning changes, financing options and business recruitment to establish Main Street's identity and sense of place. Recommendations include pursuing the streetscape project, analyzing parking and reviewing programs to catalyze private investment and activity along the corridor.
The document summarizes a pilot program to promote mixed-use and upper-story residential development in downtown areas. It discusses challenges like regulatory barriers, lack of financing options, and perceptions that density leads to blight. The program provided development audits, model building analyses, and assistance to property owners in 3 pilot communities - Torrington, Waterbury, and Middletown. Key lessons included that mixed-use is a lost art, projects require public-private partnerships, and communities need education and technical assistance to support redevelopment. The document reviews pilot program outcomes like improved understanding of next steps and appreciation for public-private partnerships needed to achieve reuse of underutilized properties.
Transit Oriented Development : Environmental Imperative, Business Opportunity eastfalls
This document discusses transit-oriented development (TOD) and provides principles for successful TOD projects. It defines TOD as development with a strong transit connection, moderate to high density, and a pedestrian-oriented mixed-use design. The document outlines challenges to connecting development and transit in the US historically. It argues that TOD can be an environmental and business opportunity when done right, by following principles like regional visioning, public-private partnerships, parking management, prioritizing bus transit, affordable housing, and thinking of development and transit together from the start. Case studies of successful and struggling TOD projects are also presented.
The State of Downtown Cleveland 2015_digital.compressed (1) (1)Joe Marinucci
Downtown Cleveland has seen $6 billion in investment from 2008-2015, fueling new developments and job growth. Major projects completed in 2015-2016 included new residential and mixed-use buildings. Planned projects from 2017-2018 include infrastructure improvements and additional hotels, housing, and entertainment venues. Downtown Cleveland's population and office occupancy rates have increased significantly in recent years, demonstrating the area's economic momentum.
The State of Downtown Cleveland 2015_digital.compressed (1) (1)Callie M. Cripps
Downtown Cleveland's residential population has increased 79% since 2000, fueling $6 billion in investment. In 2015 alone, 52 businesses relocated or recommitted to Downtown Cleveland, creating and retaining over 5,000 jobs. Major development projects underway or planned through 2018 include the Flats East Bank Phase II, Hilton Cleveland Downtown hotel, Weston Citymark building, and renovations to Public Square. These projects represent over $3.5 billion in investment and the addition of 1,500 hotel rooms, 3,315 residential units, and 350,000 square feet of new office space.
The Sustainability Committee is dedicated to empowering the Downtown community to create a culture of sustainability. They will work with the community to increase accessibility to existing programs through outreach and education. They will also identify opportunities for new programming and partnerships to meet their goals of a more livable, affordable, and efficient urban center.
This document presents Mt. Pleasant's 2010-2014 Capital Improvement Plan to the City Commission. It includes definitions of capital planning, lists sources of funding, and describes the planning process. Major projects include a parking structure, maintenance projects like sidewalk and road repairs, and neighborhood improvements. The plan aims to make Mt. Pleasant a walkable, vibrant community with mixed uses, entertainment, and targeted economic development through 2021.
The Neighborhood Profiles were first published in 2001 focusing on 13 different neighborhoods. The 2014 version offers detailed demographic information, resources and maps for 50 neighborhoods and corridors supplementing traditional market data. The annual report provides a microscopic look at a variety of neighborhood and corridors and is intended to guide investors, brokers, developers and tenants on site location decision.
The document provides recommendations to encourage commercial real estate development in Evanston, Illinois. It recommends (1) targeting companies that can draw from Evanston and Chicago's labor force, (2) improving Evanston's marketing and outreach to existing and potential businesses, (3) developing business incubators and startup services, and (4) preparing smaller development sites and streamlining processes to encourage office buildings. The goal is to fill vacant land and attract businesses to increase Evanston's tax base and economic activity.
Christian Fraser is a 5th year architecture student at Southern Polytechnic State University seeking an honors position. He has won several design competitions and maintains a 3.3 GPA. His skills include CAD, rendering, modeling, and design programs. In addition to architecture, he is passionate about the Japanese skill toy kendama and has traveled internationally competing and teaching about the art. His portfolio highlights several academic design projects ranging from an artisan's village to an urban transit hub.
Streetcars provide fixed route transportation using electric vehicles running on steel rails. They have been in use since the late 19th century. Streetcars can encourage development and shape city growth by connecting inner cities to new housing, employment, and entertainment. Many cities have recently restored or implemented streetcar systems to aid development, tourism, and mobility. Streetcar projects typically cost $3.5-5.5 million per mile to build and less than bus systems to operate, with funding coming from various government and local sources.
The document discusses elements that contribute to a successful town center, including a cohesive design that creates a unique character, active main streets, beautiful public spaces, good circulation, and practices of sustainability. It then provides an analysis of Montgomery Township in central New Jersey, describing its history, population growth, median incomes, housing values, and potential for solar energy due to climate and solar exposure.
Montgomery Township, NJ Town Planning Presentation FinalCKEARNEY
The document discusses plans for developing a town center in Montgomery Township, New Jersey. It outlines goals of establishing a sense of place and community through creating a cohesive mixed-use development with public spaces, active streets, and preservation of natural areas. Sustainability is also a priority, with plans for LEED-certified buildings, green roofs, permeable paving, and stormwater management.
The Georgetown-Scott County Planning Commission newsletter provides updates on construction projects in the area, including Cattleman's Roadhouse which hopes to open by late summer or early fall. It also lists new building permits issued and subdivision plats reviewed. The senior planner discusses key themes from the National Planning Conference, including the importance of place-making, accessibility for all citizens, using technology for public engagement, and planning for both predicted and unexpected changes.
Published material & professional engagement, january 2013Michael Davidson
Michael S. Davidson has extensive experience in urban planning, including producing publications on planning topics, authoring reports and legislation, and participating in professional committees. Over his career, he has focused on promoting sustainable development practices and sensible growth policies. He maintains active membership in several professional organizations related to planning and sustainability.
HR search is critical to a company's success because it ensures the correct people are in place. HR search integrates workforce capabilities with company goals by painstakingly identifying, screening, and employing qualified candidates, supporting innovation, productivity, and growth. Efficient talent acquisition improves teamwork while encouraging collaboration. Also, it reduces turnover, saves money, and ensures consistency. Furthermore, HR search discovers and develops leadership potential, resulting in a strong pipeline of future leaders. Finally, this strategic approach to recruitment enables businesses to respond to market changes, beat competitors, and achieve long-term success.
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The document discusses plans to redesign Essex Street in Salem, Massachusetts from a pedestrian mall to a "shared green street." Community input was gathered through public meetings. Several design options were proposed to allow different levels of pedestrian and vehicle flexibility. The recommended approach is to select a management scenario that increases activity during quiet months while enhancing pedestrian safety. Specific design interventions like stormwater management, public art, and street furniture were proposed to add vibrancy for varying levels of street sharing. Next steps include additional data collection, selecting a preferred sharing option, and exploring management and funding.
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The document summarizes a pilot program to promote mixed-use and upper-story residential development in downtown areas. It discusses challenges like regulatory barriers, lack of financing options, and perceptions that density leads to blight. The program provided development audits, model building analyses, and assistance to property owners in 3 pilot communities - Torrington, Waterbury, and Middletown. Key lessons included that mixed-use is a lost art, projects require public-private partnerships, and communities need education and technical assistance to support redevelopment. The document reviews pilot program outcomes like improved understanding of next steps and appreciation for public-private partnerships needed to achieve reuse of underutilized properties.
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4. Issues Empty & underutilized large buildings Poor building condition; little “leasable” space Lack of retail/services/jobs for neighborhood Relatively high retail rents for what you get Open spaces and sidewalks populated by “bad behaviors” rather than positive activity/foot traffic Highest concentration of social services and SRO’s in the city
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13.
14. Does anyone have direct experience with this Capital Market tool?
18. The Designs For San Francisco’s “CityPlace” (935-965 Market Street). (n.d.). SocketSite. Retrieved October 3, 2011, Retrieved from http://www.socketsite.com/archives/2008/10/the_designs_for_san_francsicos_cityplace_935965_market.html Dineen, J. K. (2010, September 14). CityPlace wins at Board of Supes - San Francisco Business Times. San Francisco Business Times. Retrieved from http://www.bizjournals.com/sanfrancisco/blog/2010/09/cityplace_wins_at_board_of_supes.html Evans, Tim. (2011, September 29). Warren Buffett joins team tackling urban redevelopment. USA Today. Retrieved from http://www.usatoday.com/money/economy/story/2011-09-29/buffett-urban-development/50610124/1 Horton, Laura. (n.d.). East Lake. About.com. Retrieved from http://atlanta.about.com/od/neighborhoods/p/east-lake.htm Leonhardt, D. (2011, February 8). For Federal Programs, a Taste of Market Discipline. The New York Times. Retrieved fromhttp://www.nytimes.com/2011/02/09/business/economy/09leonhardt.html?_r=1 Liebman, J.B. (2011, February 9). Social Impact Bonds: A Promising New Financing Model to Accelerate Social Innovation and Improve Government Performance. The Center for American Progress. Retrieved fromhttp://www.americanprogress.org/issues/2011/02/social_impact_bonds.html Mayor Lee Opens Zendesk in Central Market & Announces New Office Expansion. (n.d.). Office of the Mayor. Retrieved October 3, 2011, Retrieved from http://www.sfmayor.org/index.aspx?page=546
19. Mulgan, G. (n.d.). Social Impact Bonds and Social Value. The Young Foundation.Retrieved from http://www.youngfoundation.org/social-innovation/tips/social-impact-bonds-and-social-value Overview. (2010). Mint Plaza. Retrieved from http://www.mintplazasf.org/overview.php Paying for Success, The Federal Budget Fiscal Year 2012. (n.d.). Office of Management and Budget, The White House. Retrieved from http://www.whitehouse.gov/omb/factsheet/paying-for-success Performance bonds, Who succeeds gets paid: Barack Obama imports a big idea from Britain. (2011, February 17). The Economist. Retrieved fromhttp://www.economist.com/node/18180436?story_id=18180436 Reviving Mid Market. (n.d.). Liveable City. Retrieved October 3, 2011, Retrieved from http://www.livablecity.org/campaigns/neighborhoods/mid-market.html Social Impact Bonds. (n.d.). Social Finance. Retrieved from http://www.socialfinance.org.uk/work/sibs SOMA Grand. (n.d.). Curbed SF. Retrieved from http://sf.curbed.com/tags/soma-grand What we do. (n.d.). Purpose Built Communities. Retrieved from http://purposebuiltcommunities.org/our-purpose/what-we-do.html
Editor's Notes
Slide 1 Intro: Good Evening. We are Team Here There composed of Jen Elks, Rachel Newman and myself, Ariel Raymon. Our project is focused on one of many barriers affecting the revitalization of Central Market St, an area of downtown San Francisco with great potential for commerce. This project will address the issue of building vacancies and the associated lack of commercial activity on central Market St in San Francisco and propose some possible solutions to incentivize landowners here to pursue development projects using capital market tools.
Slide 2 (define the area): The central Market district of San Francisco lies on Market Street between 5th and Van Ness Avenue. This slide is taken from Jordan Klein, the Neighborhood Economic Development Director at the SF Office of economic and workforce development. In 2010, the San Francisco Office of Economic and Workforce Development (OEWD) launched a public-private partnership to help rejuvenate this part of the city. The section outlined in black is the area that this partnership is focusing on. Team Here There will be focusing on one vacant building in this area to use as a pilot for this project proposal. Source: OEWD Slideshow from Jordan KleinSource: OEWD Slide deck provided by Jordan Klein
Slide 3 (Who is taking on this project): This partnership is composed of over 20 stakeholders including Community Benefit Districts, Public Agencies, and Community & Planning Organizations.OEWD is leading this multi-agency effort reinvest in this neighborhood that has long suffered from blight and disinvestment. City partners include SF Planning, the SF Redevelopment Agency, the Department of Public Works, the MTA, Arts Commission, Police Department, and others.Source: Central Market Partnership http://centralmarketpartnership.org/partners/
Slide 4: (Outline of major problems)The central market partnership has identified this as an area that has resisted change even during the last economic boom. The primary issues include: Empty & underutilized large buildings Poor building condition; little “leasable” spaceLack of retail/services/jobs for neighborhoodRelatively high retail rents for what you get Open spaces and sidewalks populated by “bad behaviors” rather than positive activity/foot trafficHighest concentration of social services and SRO’s in the city.We have identified some viable capital markets tools for incentivizing the refurbishment of properties, so we’ll be addressing the first two issues since they go hand in hand. Source: OWED Slideshow from Jordan Klein
Slide 5 (History of buildings on Central Market): According to a 1962 report entitled “What to do about Market Street”, the decline of activity on central market street is attributed to three primary issues/events:Decline of theatres and live art venuesDuring the 20th century Mid Market was a theatre district for Vaudville, live entertainment, and cinema. By the 60s the theatres were in decline and closing. 2) Over twenty years of constructionIn the mid 60s there was BART construction, in 70s muni constructionIn the 80s there was bus and trolley construction3) Poor City Planning GuidelinesConstruction of “back office” buildings that housed call centers, and other non-pretigious types of businesses. The mid-century planning controls for height and bulk, together with large SoMa blocks and the desire to maximize building square footage for large-floorplate back-offices, created many blocky office buildings.As corporate back office functions moved to suburban areas in the 1980s, and later to rural areas or overseas, these buildings became white elephants, unattractive to most office tenants and difficult to convert to other uses. These buildings weren’t designed to be front facing, thus their street level aesthetic was never designed to be inviting to retailers. The planning controls that prevailed until the 1980s also permitted huge slab-style high rises, which block sunlight and views, and create uncomfortable ground-level winds. Source: Livable Cities Website http://www.livablecity.org/campaigns/neighborhoods/mid-market.html
Here’s a list of some of the currently vacant large commercial buildings on Mid Market Street. So far, we have made contact with George Koster, Whose an entrepreneur who has taken an interest in this project. George has a background in realestate and is an executive certificate graduate. Our plan is to hone in on one of these landlords whose willing to talk with us and work with us on a pilot project and George knows many of these folksAnd talked with them at a meeting last Tuesday. Jen is now going to take you through the framework that we’d like to use for our project and a case study where it was proven to work.
Success: Mint Plaza – in 2009, the streets and sidewalks on Jessie St btwn btwn 5th and Mint were demolished and turned into Mint Plaza, a square with a clean, beautiful outdoor gathering space outlined by upscale restaurants and cafes. It’s a pleasant, quiet place to eat or just sit and relax between the noisy surrounding blocks, and has def added value to the neighborhood.Failure: Fillmore – By contrast, the redevelopment of the Fillmore neighborhood in the early 2000s began with the demolition of many historic Victorian buildings and replaced them with homogenous, art deco high-rise condos, diluting the area’s rich cultural history and displacing many of the area’s long-term residents (many of them African American)
These are some examples, from Jordan’s presentation, of mixed-use and commercial projects that are in various states of development in the Central Market area. The two outlined in red, SOMA Grand and Argenta, are upscale mixed-use properties that seem to be well-regarded and operational (SF.Curbed.com). But as of now, at least a few of the other projects – including CityPlace, the ambitious shopping center that Jordan mentioned during his presentation, which is in foreclosure – are struggling (“Central Market Development Projects,” SFredevelopment.org). Who knows if they will be completed.
In the last decade, the Portland Development Commission has completed completed major projects in five renewal areas across the city with the help of tax-increment financing, including Pioneer Courthouse Square.The East Lake district of Atlanta was known for its rampant crime, high dropout rates, etc, dominated by a notorious public housing project, The East Lake Meadows. Real estate tycoon Tom Cousins was inspired to redevelop the area and has transformed it into a new mixed-income development, The Villages of East Lake. With the Meadows demolition, crime began to rapidly decline, and the community began a renaissance as the 20th century ended. Crime is down. Employment rates and incomes are up. Kids are staying in school and going to college.
The success of the East Lake project led Cousins to establish Purpose Built Communities, a philanthropic nonprofit consultancy that helps transform struggling urban neighborhoods through a holistic approach to redevelopment, replacing crime-riddled housing projects with mixed-income housing developments, charter schools, parks, community service centers, health care facilities and recreation programs(“What we do”, peoplebuiltcommunities.org)Another example: Columbia Parc is a mixed-income community that PBC built on the site of a public housing development demolished by Katrina (Boston, 2010). Similar projects are underway in Indianapolis, Jackson, Rome, Charlotte, Birmingham and several other southeastern cities.
In looking for solutions We explored Urban RedevelopmentHow to build in IncentivesHow to pair with DisincentivesLand Trusts in an Urban context but came up against potential resistance from existing ownersDirect Public Offerings Like an IPO without the middle man, however, we struggled to find a draw Business Development Corporations Like VC’s or incubators, but again how to align with the various stakeholders and goals of Central Market?
Finally we found Social Impact Bonds, also known as Social Investment Bonds or Pay for Success Bonds.Gaining more attention of late, the Social Impact Bond is essentially where a private bond issuer generates initial capital by issuing bonds to private investors in exchange for government reimbursement further down the road once the program receiving the funding has been proven successful. This in essence removes the risk from government for many social services, it also encourages innovation, and enhanced motivation to reach the desired targets required for public sector funds to kick in to repay the bonds, often with a bonus, hence the name Pay for Success Bonds as the Obama administration is calling it.
We saw the idea and successful structure of the Purpose Built Communities that Jen spoke about as a perfect vehicle to incentivize and drive a San Francisco Central Market Social Impact Bond. Proven Successes create a great template for SF, and the foundation for a solid investment for private funders initially. At the same time we say the potential that it could also incentivize land/building owners and serve as a perfect pilot for viable investment in urban renewal and social services. Obama’s proposal that up to $100M from the 2012 budget be invested in these types of pilot social investment programs added further excitement, as did the encouragement we received as we began to reach out to community members and the teaching team.
So where do we go from here?We will be meeting w/ Jordan Klein from the Office of Economic & Workforce Development who we are at last in contact with. George Koster has been a great resource and source of ideas and support so we will continue to work with him as we further develop & define our plan. He has also started to make introductions with the Central Market Community and Land Owners, so we will be exploring that as well. We also plan to reach out and develop a contact @ Purpose Built Communities in the hopes of learning more from them and possibly working with them. Lastly, we will continue to research and develop a Social Impact/ Investment Bond Strategy and how to pull this all together into a viable and potentially successful model.
A look back at Mid-Market Street -. (2010, June 8).San Francisco Chronicle. Retrieved from http://articles.sfgate.com/2010-06-08/bay-area/21781420_1_city-releases-herb-caen-bay-area-rapid-transit/3Central Market Partnership. (n.d.). Retrieved October 3, 2011, from http://www.oewd.org/Central_Market.aspxCityPlace - Revitalizing San Francisco’s Main Thoroughfare. (n.d.).City Place. Retrieved October 3, 2011, from http://www.discovercityplace.com/index.shtmlDineen, J. K. (2010, September 14). CityPlace wins at Board of Supes - San Francisco Business Times. San Francisco Business Times. Retrieved from http://www.bizjournals.com/sanfrancisco/blog/2010/09/cityplace_wins_at_board_of_supes.htmlLivable City. (n.d.).Liveable City. Urban Advocacy City Planning, . Retrieved October 3, 2011, from http://www.livablecity.org/campaigns/neighborhoods/mid-market.htmlOffice of the Mayor : Mayor Lee Opens Zendesk in Central Market & Announces New Office Expansion. (n.d.). Retrieved October 3, 2011, from http://www.sfmayor.org/index.aspx?page=546San Francisco Office of Economic Workforce Development. (n.d.). Retrieved October 3, 2011, from http://www.oewd.org/Central_Market.aspxThe Designs For San Francisco’s “CityPlace” (935-965 Market Street) at SocketSiteTM. (n.d.). Retrieved October 3, 2011, from http://www.socketsite.com/archives/2008/10/the_designs_for_san_francsicos_cityplace_935965_market.html