GWINNETT PLACE/ GWINNETT VILLAGE. COMMUNITY IMPROVEMENT DISTRICTS. Mixed-Use Redevelopment District & Design Manual. January 29, 2008. Partners in Redevelopment. Mixed-Use Redevelopment District & Design Manual. Gwinnett Place Community Improvement District
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COMMUNITY IMPROVEMENT DISTRICTS
Mixed-Use Redevelopment District & Design Manual
January 29, 2008
Mixed-Use Redevelopment District & Design Manual
Gwinnett Place Community Improvement District
Gwinnett Village Community Improvement District
Atlanta Regional Commission – LCI Funding
Street Smarts, Inc.
Jordan, Jones & Goulding, Inc.
High cost of land, site preparation for redeveloped sites
Market shifts and uncertain future
Difficult site conditions
Tree protection on redeveloped sites
Stormwater management on redeveloped sites
Height, setbacks, parking, procedures
Public hearings / delay for entitlementsLessons Learned from Practice
Land Costs $ 1,050,000 $ 3,050,000 $ 2,000,000
Site improvements 637,500 1,081,250 443,750
Base building / tenant improvements 6,375,000 6,375,000 0
Landscape, signage, etc. 337,500 337,500 0
Architect, Engr., Testing 525,000 543,750 18,750
Legal/ Ins./ Title/ Fees 225,000 260,000 35,000
Marketing/Promotion/ Other 78,750 97,500 18,750
Financing Costs 446,267 640,977 194,710
Contingency 525,000 675,000 150,000
TOTAL PROJECT COSTS $10,200,017 $13,060,977 $ 2,860,960
COST PER SQ. FT. $136 $174 28%
Source: Gwinnett Council for Quality GrowthEconomic Barriers to Redevelopment
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
A multi-tier Overlay District can provide the best of both worlds.Lessons Learned from Practice
Conclusions and Recommendations
Public places and green spaces
Parking management structures and strategies
Areawide stormwater facilities
Gwinnett Place Redevelopment StudyAgenda for Public/Private Partnerships
Goal: Break the economic cycle of disinvestment
Key: Flexible regulations with incentives
Branding – Visual Theme (Streetscape)
Incentives / Flexibility for Redevelopment
Mixed Use Development Design Guidelines
Public/Private Investment in Infrastructure and Amenities
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.
Mixed-Use: Hotel, Office Commercial, Retail, & Residential, (Including Lofts and Residential/Business)
All Residential Uses
RTH, RSR, RZT
Multi-family (density up to 96 du/acre)
Automotive parts, Building materials/ garden center, outdoor recreation, extended stay hotels, mini-warehouses, etc.
Adult entertainment; car wash; contractor offices; mobile homes; heavy equipment sales/service; pawn shops; motels, etc.Uses Allowed in the Overlay District
Bonus Density Incentives
Additional 0.5 FAR for:
20 % is mandatory
50% can be transferred to an approved receiving area
Density Bonus of .2 FAR for each additional 1% of site area.
For New Connecting Street
New Public Street Provided
New Connecting Street
Connectivity Bonus- 10:1 Density Transfer
Developers who provide transit passenger waiting area and shelter earn .25 FAR bonus
Buildings that are certified as “Silver” level or higher by LEED earn .25 FAR bonus
Maximum Intensities (with Bonus):
8 Month Timeline
“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 Triggers the New District?
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.
Rehabilitation, restoration, renovation, expansion, or repair of structures that
are part of a development of connected, non-residential buildings having a
combined 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?
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.What are the Exemptions?