January 29, 2008. Gwinnett Place Community Improvement District Gwinnett Village Community Improvement District Atlanta Regional Commission – LCI Funding

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<ul><li><p>January 29, 2008</p></li><li><p>Gwinnett Place Community Improvement DistrictGwinnett Village Community Improvement DistrictAtlanta Regional Commission LCI FundingConsultant Team:Street Smarts, Inc.Jordan, Jones &amp; Goulding, Inc.Urban CollageJB+A</p></li><li><p> Lessons Learned from Practice Economic BarriersHigh cost of land, site preparation for redeveloped sitesMarket shifts and uncertain futureEnvironmental BarriersDifficult site conditionsTree protection on redeveloped sitesStormwater management on redeveloped sitesZoning regulationsHeight, setbacks, parking, proceduresProceduresPublic hearings / delay for entitlementsBarriers to Redevelopment </p></li><li><p>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</p><p>COST PER SQ. FT. $136$17428%</p><p>Source: Gwinnett Council for Quality GrowthEconomic Barriers to Redevelopment</p></li><li><p>Regional Convention Center Overlay Reno, NVMall Convention Center</p></li><li><p>Northgate Mall Overlay District Seattle, WAMall</p></li><li><p>Lessons Learned from PracticeSize MattersSmaller areas focus resourcesSmaller area involves less risk/exposureCatalyst sites can jump-start the areaLimit the edge effects</p><p>Principles for setting boundaries</p></li><li><p>Lessons Learned from PracticeIt 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. </p><p> Conclusions and Recommendations</p></li><li><p>Gwinnett Place CID Rezoning Boundaries</p></li><li><p>Gwinnett Village CID Rezoning Boundaries</p></li><li><p>Agenda for Public/Private PartnershipsAttractive, unified design themeConnectivity improvementsPublic places and green spacesParking management structures and strategiesAreawide stormwater facilitiesTransit-oriented development</p><p>Goal: Break the economic cycle of disinvestmentKey: Flexible regulations with incentives</p><p>Gwinnett Place Redevelopment Study</p></li><li><p>Revitalization of underused propertyEfficient land use for live-work-playReplace auto trips with walkingEncourage connected system for all modes: auto, transit, bike, walking.Purposes of the Redevelopment DistrictBranding Visual Theme (Streetscape)Incentives / Flexibility for Redevelopment Mixed Use Development Design GuidelinesPublic/Private Investment in Infrastructure and Amenities</p></li><li><p>Uses Allowed in the Overlay DistrictPermitted UsesC-1,C-2,C-3, O-I</p><p>Mixed-Use: Hotel, Office Commercial, Retail, &amp; Residential, (Including Lofts and Residential/Business)</p><p>All Residential UsesRTH, RSR, RZT Multi-family (density up to 96 du/acre)</p><p>Special UsesAutomotive parts, Building materials/ garden center, outdoor recreation, extended stay hotels, mini-warehouses, etc.Prohibited UsesAdult entertainment; car wash; contractor offices; mobile homes; heavy equipment sales/service; pawn shops; motels, etc.</p></li><li><p>Development Requirements in the Overlay Install CID Streetscape along frontage15% Common Area (50% transferable)Utilities relocationMax. 40% of Parking in Front YardInterparcel accessMaximum block length: 600 ft.</p></li><li><p>Sources of FlexibilityMixed Use DevelopmentRelaxed SetbacksShared parkingFees in Lieu of ParkingOff-site transfer of tree density &amp; open spaceJoint stormwater management facilities</p></li><li><p>Incentive Features Density BonusesMixed Use/ Housing Street connectionsPublic areasStructured parkingAreawide StormwaterTransit connections</p></li><li><p>Bonus Density IncentivesWhat is Floor Area Ratio (FAR)?If FAR = 1.01-story bldg. covers 100% of lot2-story bldg. covers 50% of lotDensity = 43,560 sq. ft. of building per acre of landor</p></li><li><p>Mixed Use DevelopmentBonus density incentive of 1.0 FAR for mixed-use developmentAdditional .5 FAR bonus for structured parking.Bonus Density Incentives </p></li><li><p>Additional 0.5 FAR for:Projects over 25 acresProjects over 10 acres that combine 3 or more lots into one plan Projects that are over 40% OfficeProjects that are over 30% Residential Bonus Density Incentives Mixed-Use Development </p></li><li><p> Common Area</p><p>20 % is mandatory</p></li><li><p>Common Area50% can be transferred to an approved receiving area</p></li><li><p>Density Bonus of .2 FAR for each additional 1% of site area. </p><p>Bonus Density Incentives Common Area</p></li><li><p>New Public Street ProvidedBonus Density IncentivesFor New Connecting Street</p></li><li><p>Connectivity Bonus- 10:1 Density TransferBonus Density IncentivesNew Connecting Street</p></li><li><p>Construction of Parking Deck</p><p>Does not count toward maximum FAR.Density bonus of .5 FAR for providing &gt;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.</p></li><li><p>Regional Stormwater ManagementAllow stormwater management requirements to be met off-site.</p><p>Provide 10:1 density transfer for land set aside and constructed as a Regional Stormwater Management facility.</p></li><li><p>Bonus Density IncentivesTransit-Oriented DevelopmentDevelopers who provide transit passenger waiting area and shelter earn .25 FAR bonus</p></li><li><p>Bonus Density IncentivesEnergy- Efficient ConstructionBuildings that are certified as Silver level or higher by LEED earn .25 FAR bonus</p></li><li><p>Overlay TiersMaximum Intensities (with Bonus):</p><p>Tier I TransitionHeight: 60 ft., or 3 storiesResidential Density: 13 units/acreFAR: 0.40Tier II Neighborhood CenterHeight: 80 ft., or 5 storiesResidential Density: 32 units/acreFAR: 1.00Tier III Town CenterHeight: 150 ft., or 10 storiesResidential Density: 48 units/acreFAR: 2.00Tier IV Regional CenterHeight: 300 ft., or 25 storiesResidential Density: 96 units/acreFAR: 5.00</p></li><li><p>Bonus Density IncentivesExample</p><p>Site Area (Acres)Tier IVMax.Residential Max.Max10GFA FARDU/AcreStoriesHt. (ft.)Base Allowable174,240 sf0.41336010 Acres/ 3 parcels392,040 sf0.9032575Mixed-Use Develop.827,640 sf1.904810140Structured Parking1,045,440 sf2.40641521040% Office1,263,240 sf2.90641521030% Residential1,481,040 sf3.40802026025% Common Area1,916,640 sf4.4096253000.6 acre ROW/street2,178,000 sf5.009625300</p></li><li><p>Tiers</p></li><li><p>Gwinnett Village Street Designation Map</p><p>Street Designation Map for GVCID</p></li><li><p>Street Designation Map for GPCID</p></li><li><p>Typical Street Cross-Sections</p></li><li><p>Typical Street Cross-Sections</p></li><li><p>Mixed-UseRedevelopment DistrictZoning Grandfathered UsesNew Areawide Zoning Meets Needs of Changing Community Conditions</p></li><li><p>Project Overview8 Month Timeline</p><p>AugustReview Existing Conditions &amp; Gather Input via Steering CommitteeSept- Development of Concept Report Outline of Overlay Ordinance Identification of Key Design ConceptsSept &amp; OctSteering Committee &amp; Gwinnett Co. Staff Review of ConceptsOct.Draft OrdinanceNov/ DecSteering Committee &amp; CID Board Review11/26-12/5Revise Ordinance/ Coordinate with Gwinnett VillageJanPublic Open HouseJan &amp; FebSteering Committee &amp; CID Board ReviewFebTransmittal to Gwinnett County &amp; Planning Commission Public HearingSpringGwinnett BOC &amp; City of Norcross Public Hearings Adoption</p></li><li><p>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</p></li><li><p>What are the Exemptions?</p><p>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. </p><p>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.</p><p>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.</p></li><li><p>What are the Exemptions?</p><p>4. Any structure that is legally permitted prior to the enactment of this Section thatis 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.</p><p>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.</p></li><li><p>Questions? </p><p>****</p></li></ul>


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