January 29, 2008January 29, 2008
Gwinnett Place Community Improvement Gwinnett Place Community Improvement DistrictDistrict
Gwinnett Village Community Improvement Gwinnett Village Community Improvement DistrictDistrict
Atlanta Regional Commission – LCI FundingAtlanta Regional Commission – LCI Funding
Consultant Team:Consultant Team:
Street Smarts, Inc.Street Smarts, Inc.
Jordan, Jones & Goulding, Inc.Jordan, Jones & Goulding, Inc.
Urban CollageUrban Collage
JB+AJB+A
Gwinnett Place Community Improvement Gwinnett Place Community Improvement DistrictDistrict
Gwinnett Village Community Improvement Gwinnett Village Community Improvement DistrictDistrict
Atlanta Regional Commission – LCI FundingAtlanta Regional Commission – LCI Funding
Consultant Team:Consultant Team:
Street Smarts, Inc.Street Smarts, Inc.
Jordan, Jones & Goulding, Inc.Jordan, Jones & Goulding, Inc.
Urban CollageUrban Collage
JB+AJB+A
Lessons Learned from PracticeLessons Learned from Practice
• Economic Barriers– High cost of land, site preparation for redeveloped sites– Market shifts and uncertain future
• Environmental Barriers– Difficult site conditions– Tree protection on redeveloped sites– Stormwater management on redeveloped sites
• Zoning regulations– Height, setbacks, parking, procedures
• Procedures– Public hearings / delay for entitlements
Barriers to Redevelopment
Project Costs Greenfield Redevelopment AddLand Costs $ 1,050,000 $ 3,050,000 $ 2,000,000Site improvements 637,500 1,081,250 443,750Base building / tenant improvements 6,375,000 6,375,000 0Landscape, signage, etc. 337,500 337,500 0Architect, Engr., Testing 525,000 543,750 18,750Legal/ Ins./ Title/ Fees 225,000 260,000 35,000Marketing/Promotion/ Other 78,750 97,500 18,750Financing Costs 446,267 640,977 194,710Contingency 525,000 675,000 150,000TOTAL PROJECT COSTS $10,200,017 $13,060,977 $ 2,860,960
COST PER SQ. FT. $136 $174 28%
Source: Gwinnett Council for Quality Growth
Economic Barriers to Redevelopment
Regional Convention
Center Overlay – Reno, NV
Mall
Convention Center
Northgate Mall Overlay District
– Seattle, WA
Mall
Lessons Learned from Practice
• Size Matters
• Smaller areas focus resources
• Smaller area involves less risk/exposure
• Catalyst sites can jump-start the area
• Limit the “edge effects”
Principles for setting boundaries
Lessons Learned from Practice
It is better to start small and grow over time than to have to retreat.
A multi-tier Overlay District can provide the best of both worlds.
Conclusions and Recommendations
Gwinnett Place CID Rezoning BoundariesGwinnett Place CID Rezoning Boundaries
Gwinnett Village CID Rezoning Gwinnett Village CID Rezoning BoundariesBoundaries
Agenda for Public/Private Partnerships
• Attractive, unified design theme
• Connectivity improvements
• Public places and green spaces
• Parking management structures and strategies
• Areawide stormwater facilities
• Transit-oriented development
Goal: Break the economic cycle of disinvestment
Key: Flexible regulations with incentives
Gwinnett Place Redevelopment Gwinnett Place Redevelopment StudyStudy
Revitalization of underused property
Efficient land use for live-work-play
Replace auto trips with walking
Encourage connected system for all modes: auto, transit, bike, walking.
Purposes of the Redevelopment District
• Branding – Visual Theme (Streetscape)
• Incentives / Flexibility for Redevelopment
• Mixed Use Development Design Guidelines
• Public/Private Investment in Infrastructure and Amenities
Uses Allowed in the Overlay District
Permitted Uses• C-1,C-2,C-3, O-I
• Mixed-Use: Hotel, Office Commercial, Retail, & Residential, (Including Lofts and Residential/Business)
• All Residential UsesRTH, RSR, RZT
Multi-family (density up to 96 du/acre)
Special Uses• Automotive parts, Building
materials/ garden center, outdoor recreation, extended stay hotels, mini-warehouses, etc.
Prohibited Uses• Adult entertainment; car
wash; contractor offices; mobile homes; heavy equipment sales/service; pawn shops; motels, etc.
Development Requirements in the Overlay
• Install CID Streetscape along frontage
• 15% Common Area (50% transferable)
• Utilities relocation• Max. 40% of Parking in
Front Yard• Interparcel access• Maximum block length:
600 ft.
Sources of Flexibility
• Mixed Use Development• Relaxed Setbacks• Shared parking• Fees in Lieu of Parking• Off-site transfer of tree
density & open space• Joint stormwater
management facilities
Incentive Features
Density Bonuses– Mixed Use/ Housing – Street connections– Public areas– Structured parking– Areawide Stormwater– Transit connections
Bonus Density Incentives
What is Floor Area Ratio (FAR)?If FAR = 1.0
1-story bldg. covers 100% of lot
2-story bldg. covers 50% of lot
Density = 43,560 sq. ft. of building per acre of land
or
Mixed –Use Development
• Bonus density incentive of 1.0 FAR for mixed-use development
• Additional .5 FAR bonus for structured parking.
Bonus Density Incentives
Additional 0.5 FAR for:• Projects over 25 acres• Projects over 10 acres
that combine 3 or more lots into one plan
• Projects that are over 40% Office
• Projects that are over 30% Residential
Bonus Density Incentives Mixed-Use Development
Common Area
20 % is mandatory20 % is mandatory
Common Area
50% can be transferred to an approved receiving area50% can be transferred to an approved receiving area
Density Bonus of .2 FAR for each additional 1% of site area.Density Bonus of .2 FAR for each additional 1% of site area.
Bonus Density Incentives Common Area
New Public Street New Public Street ProvidedProvided
Bonus Density Incentives
For New Connecting Street
Connectivity Bonus- 10:1 Density TransferConnectivity Bonus- 10:1 Density Transfer
Bonus Density Incentives
New Connecting Street
Construction of Parking Deck
• Does not count toward maximum FAR.
• Density bonus of .5 FAR for providing >70% of required parking in a deck.
• Joint parking structures can be constructed by private property owner or an entity created by Gwinnett County.
• Fees in lieu of parking authorized.
Regional Stormwater Management
•Allow stormwater management requirements to be met off-site.
•Provide 10:1 density transfer for land set aside and constructed as a Regional Stormwater Management facility.
Bonus Density IncentivesTransit-Oriented Development
Developers who provide transit passenger waiting area and shelter earn .25 FAR bonus
Bonus Density IncentivesEnergy- Efficient Construction
Buildings that are certified as “Silver” level or higher by LEED earn .25 FAR bonus
Overlay Tiers
Tier I
Transition
Height: 60 ft., or 3 stories
Residential Density: 13 units/acre
FAR: 0.40
Tier II
Neighborhood Center
Height: 80 ft., or 5 stories
Residential Density: 32 units/acre
FAR: 1.00
Tier III
Town Center
Height: 150 ft., or 10 stories
Residential Density: 48 units/acre
FAR: 2.00
Tier IV
Regional Center
Height: 300 ft., or 25 stories
Residential Density: 96 units/acre
FAR: 5.00
Maximum Intensities (with Bonus):
Bonus Density IncentivesExample
Site Area (Acres) Tier IV Max. Residential Max. Max
10 GFA FAR DU/Acre Stories Ht. (ft.)
Base Allowable174,240
sf 0.4 13 3 60
10 Acres/ 3 parcels
392,040 sf 0.90 32 5 75
Mixed-Use Develop.827,640
sf 1.90 48 10 140
Structured Parking1,045,44
0 sf 2.40 64 15 210
40% Office1,263,24
0 sf 2.90 64 15 210
30% Residential1,481,04
0 sf 3.40 80 20 260
25% Common Area1,916,64
0 sf 4.40 96 25 300
0.6 acre ROW/street2,178,00
0 sf 5.00 96 25 300
Tiers
Gwinnett Village Street Designation Map
Street Designation Map for GVCID
Street Designation Map for GPCID
Typical Street Cross-Sections
Typical Street Cross-Sections
Mixed-Use
Redevelopment District
Zoning
Grandfathered Uses
New Areawide Zoning Meets Needs of New Areawide Zoning Meets Needs of Changing Community ConditionsChanging Community Conditions
Project Overview
August Review Existing Conditions & Gather Input via Steering Committee
Sept
- Development of Concept Report- Outline of Overlay Ordinance- Identification of Key Design Concepts
Sept & Oct Steering Committee & Gwinnett Co. Staff Review of Concepts
Oct. Draft Ordinance
Nov/ Dec Steering Committee & CID Board Review
11/26-12/5 Revise Ordinance/ Coordinate with Gwinnett Village
Jan Public Open House
Jan & Feb Steering Committee & CID Board Review
FebTransmittal to Gwinnett County &
Planning Commission Public Hearing
Spring Gwinnett BOC & City of Norcross Public Hearings – Adoption
8 Month Timeline
What Triggers the New District?
New Construction and Major Redevelopment or Expansion:
“All applications for land disturbance permits, plan review, plat approval, and building permits for all property and rights of way within the boundaries of the CID Redevelopment Area District.”
except…
What are the Exemptions?
1. Development activity for which the Director has received a valid and complete development permits, building permit or land disturbance permit application prior to the enactment of this Section shall be exempt from this Section to the extent of property covered by the previously issued permit.
2. Rehabilitation, restoration, renovation, expansion, and repair of a legally permitted structure existing prior to the enactment of this section shall be exempt from all provisions of this Section 1319, except for Section 1319.6 until such time as the cumulative effect of all such permits on a single parcel results in an increase in the total floor area of the existing structure by 50 percent or 10,000 sq.ft., whichever is less.
3. Rehabilitation, restoration, renovation, expansion, or repair of structures thatare part of a development of connected, non-residential buildings having acombined gross floor area of over 1 million square feet as of the enactment of
this Section shall be exempt from all provisions of this Section 1319, except for Section 1319.6.
What are the Exemptions?
4. Any structure that is legally permitted prior to the enactment of this Section that
is subsequently destroyed or damaged by fire, flood, wind, or other natural disaster may be reconstructed to its previous use and extent without complying with any requirements of this Section 1319.
5. Construction of an accessory building or structure in conformity with Section 600 that is less than 2,500 sq. ft. gross floor area and is accessory to a use or structure that was legally permitted prior to the enactment of this Section shall be exempt from all provisions of this Section 1319, except for Section 1319.6.
6. No property made exempt from the requirements of this Section shall be entitled to any of the increases in density or gross floor area afforded by this Section.
Questions?Questions?
