GWINNETT PLACE/ GWINNETT VILLAGE

1. GWINNETT PLACE/ GWINNETT VILLAGE COMMUNITY IMPROVEMENT DISTRICTS Mixed-Use Redevelopment District & Design Manual January 29, 2008

2. Partners in Redevelopment Mixed-Use Redevelopment District & Design Manual Gwinnett Place Community Improvement District Gwinnett Village Community Improvement District Atlanta Regional Commission – LCI Funding Consultant Team: Street Smarts, Inc. Jordan, Jones & Goulding, Inc. Urban Collage JB+A

3. 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 Lessons Learned from Practice • Barriers to Redevelopment

4. Project Costs Greenfield Redevelopment Add 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 Growth Economic Barriers to Redevelopment

5. Regional Convention Center Overlay – Reno, NV Convention Center Mall

6. Northgate Mall Overlay District – Seattle, WA Mall

7. 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

8. 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. Lessons Learned from Practice Conclusions and Recommendations

9. Gwinnett Place CID Rezoning Boundaries

10. Gwinnett Village CID Rezoning Boundaries

11. Attractive, unified design theme Connectivity improvements Public places and green spaces Parking management structures and strategies Areawide stormwater facilities Transit-oriented development Gwinnett Place Redevelopment Study Agenda for Public/Private Partnerships Goal: Break the economic cycle of disinvestment Key: Flexible regulations with incentives

12. 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 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.

13. Permitted Uses C-1,C-2,C-3, O-I 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) 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. Uses Allowed in the Overlay District

14. 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. Development Requirements in the Overlay

15. Mixed Use Development Relaxed Setbacks Shared parking Fees in Lieu of Parking Off-site transfer of tree density & open space Joint stormwater management facilities Sources of Flexibility

16. Density Bonuses Mixed Use/ Housing Street connections Public areas Structured parking Areawide Stormwater Transit connections Incentive Features

17. What is Floor Area Ratio (FAR)? Bonus Density Incentives If FAR = 1.0 Density = 43,560 sq. ft. of building per acre of land 2-story bldg. covers 50% of lot or 1-story bldg. covers 100% of lot

18. Mixed –Use Development Bonus Density Incentives • Bonus density incentive of 1.0 FAR for mixed-use development • Additional .5 FAR bonus for structured parking.

19. Bonus Density IncentivesMixed-Use Development 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

20. Common Area 20 % is mandatory

21. Common Area 50% can be transferred to an approved receiving area

22. Bonus Density Incentives Common Area Density Bonus of .2 FAR for each additional 1% of site area.

23. Bonus Density Incentives For New Connecting Street New Public Street Provided

24. Bonus Density Incentives New Connecting Street Connectivity Bonus- 10:1 Density Transfer

25. 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. Construction of Parking Deck

26. 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.

27. Bonus Density IncentivesTransit-Oriented Development Developers who provide transit passenger waiting area and shelter earn .25 FAR bonus

28. Bonus Density IncentivesEnergy- Efficient Construction Buildings that are certified as “Silver” level or higher by LEED earn .25 FAR bonus

29. Overlay Tiers Maximum Intensities (with Bonus):

30. Bonus Density IncentivesExample

31. Tiers

32. Street Designation Map for GVCID Gwinnett Village Street Designation Map

33. Street Designation Map for GPCID

34. Typical Street Cross-Sections

35. Typical Street Cross-Sections

36. New Areawide Zoning Meets Needs of Changing Community Conditions Mixed-Use Redevelopment District Zoning Grandfathered Uses

37. Project Overview 8 Month Timeline

38. 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 Triggers the New District?

39. Development activity for which the Director has received a valid and complete development permits, building permit or landdisturbance 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. 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?

40. 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. What are the Exemptions?

41. Questions?