The document summarizes a panel discussion on revitalizing old developments from the perspectives of public, private, and development sectors. Sean Garretson from retail consulting firm The Retail Coach discussed how quality of place and downtown experiences are important for attracting talent and jobs. He provided examples of retailers currently expanding. Kristen Fish from redevelopment firm Redevelopment Resources discussed the importance of site control, implementation teams, and dealing with political issues in redevelopment projects. She provided examples of redevelopment projects transforming vacant properties. Brett Doney discussed the public sector's role in partnerships and accountability. Questions were also taken about leveraging assets, incentives, and speeding up development processes.

1. New Life to Old Developments Practitioners’ Perspectives IEDC Annual Conference September 28, 2010 Moderator - Charlene Coulombe-Fiore, CEcD, EDFP

2. Agenda Brett Doney - Great Falls Development (public sector) Sean Garretson – The Retail Coach (market analyst/planner) Kristen Fish – Redevelopment Resources (developer/implementer) Q&A

3. The Public Sector Role and ED Perspective Brett Doney - Great Falls Development

4. The Planner’s Role and Perspective Sean Garretson, AICP – The Retail Coach

5. The Retail Coach, LLC, is a national retail analytics and locational intelligence firm that combines strategy, technology and creative expertise to develop and deliver high-impact retail recruitment and development strategies. 25 years in retail real estate Worked in more than 125 communities in 32 states Market assessment & corporate site selection experience with national retailers Retail real estate brokerage firm specializing in market analyses & retailer site identification Retail leasing & development/redevelopment Land development with investment firm Retail professionals in the consulting business – not consultants in the retail business Practical revitalization planning and development We not only develop retail recruitment and development strategies for clients, we execute them and coach clients to achieve results. About The Retail Coach

6. Workers are more mobile Jobs are following the talent Talent is attracted to Quality of Place Three out of Four Americans under age 28 first pick a place to live and then find a job. SOURCE: Next Generation Consulting survey They want to live in a COOL community. COOL is defined by them. The New Economic Development

7. Store closings, slowed expansions, bankruptcies and liquidations have dominated headlines.

8. The Good News … Retailers are Expanding We have located—or are currently working with: Target Dollar General Save-A-Lot Grocery Lowe’s Home Depot McDonald’s Zaxby’s Hibbett Sports ALCO Stores Kohl’s Discount Retailers, Dollar Stores & Drug Stores dominate retail growth sectors.

9. Community Development Precedes Economic Development Would you invest $2M next to this?

10. Smaller communities must work harder to get retailers’ attention Do not abandon downtown Maintain strong residential support around downtown Have a downtown redevelopment strategy Downtowns have become entrepreneur- driven Entrepreneurism increases during economic downturns Focus on Your Downtown

11. Job growth is essential for a thriving downtown Successful community economic development is KEY! Create destinations and foster tourism Improve the overall downtown experience Downtown revitalization is largely about making deals Publicly-supported IBIZ Districts work (independently-owned business improvement districts) Downtown businesses must operate as a business and not a hobby. Focus on Your Downtown

12. Urban Renewal Plan created in late 1990s Tri-Party Agreement (CoA, Urban Renewal Agency, Austin Revitalization Authority) (2) 1-mile corridors (11 th /12 th Streets) General Revenue and HUD funds Successful, yet…(depending on who you ask)… Choose partnership(s) closely, and hold accountable Austin, TX

13. Public Spaces don’t just happen Economic Impact of Bike Lanes City role in shaping/programming public environment. Public Spaces Discovery Green - Houston, Texas

14. What is the basis of the economy? Is there a university? Entrepreneurial community? Are your incentives geared towards placing office users in revitalization zone? Role of the non-profit. Catalyst Projects Build on your assets Should you really try to CREATE the market?

15. Downtown Master Plan Team just completed Texas State University Master Plan Texas State growth – now at 32,000 County seat, great early 1900 bldg architecture, block structure Potential for commuter rail (Austin-San Antonio rail) Private sector role (identify market opportunities) Public sector role (leverage land and building assets, study/fund infrastructure needs) Build upon your market and assets San Marcos, TX

16. How should you best leverage your assets (land, utilities, money)? Should you use a RFP vs RFQ process? Should you encourage an Attainable Housing component? How effective are Public Utility Districts versus TIFs/TIRZs? Lastly…if you know the Development Review Process should be faster in your revitalization zones then why is it taking as long / longer there?? Questions to Consider…

17. Thank you! Sean Garretson, AICP 512/300-7270 [email_address] www.theretailcoach.net

18. The Developer’s Role and Perspective Kristen Fish – Redevelopment Resources

19. About Redevelopment Resources Redevelopment Resources provides development and redevelopment solutions to municipalities, businesses and organizations which enhance the vitality of the community and improve the local economy. Focus on implementation Over 145 years of collective experience Commercial Real Estate Economic Development Planning Retail Support Community Development Finance/Incentives/Deal Structure

20. Important Elements Site control Implementation Team Owners City/County/public funding source Prospective tenants Private sector stakeholders Legal/AE/Environmental

21. Political Issues Timing Environment Who is REALLY going to do the project Knowledge Experience Leadership

22. The Site Land/Property Assembly Control of the site is very important Ownership Friendly condemnation Assist with relocation Local Law Zoning Local ordinances

23. Former Movie Theater Live music venue (bar/restaurant) Façade renovation loan Commercial rehab loan (CDBG) Design control

24. Former blighted block New office complex City acquired ½ block New ramp with retail on main level Planned condos on top

25. Former Private Club Private investors Owners Community partners City Participation Commercial rehab CDBG for job creation

26. Former department store Office Proposed theater Proposed bowling alley Proposed retail “mall” Temporary offices

27. Former retail “mall” Retail Extension of hotel banquet Expansion of hotel guest rooms Residential condos

28. Palladian project connected to hotel/ramp

29. Creative use of vacant retail Try it on, sample Shorter term leases Go after what you really want

30. Thank you! Kristen Fish Redevelopment Resources [email_address] www.redevelopment-resources.com

36. Questions & Answers