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					Interactive Dance:
  Public Finance, Policy & Design –
            Getting Smart Projects Built




  Commonwealth of Massachusetts, Executive Office of Housing & Economic Development
  Arrowstreet, Inc.
  McCabe Enterprises
  To Be Designed
                        The Patrick Administration -
                                 Structure

                             Governor Patrick

                                 Development Cabinet


Executive Office of Energy       Executive Office of              Executive Office of Housing
& Environmental Affairs          Transportation &                 & Economic Development
                                 Construction




         Executive Office of Labor &              Secretary of Administration
         Workforce Development                    & Finance
           Commonwealth of Massachusetts
              Sustainable Development
                     Principles
Concentrate development    Expand housing
& mix uses                 opportunities
Advance Equity             Provide transportation
Make efficient decisions   choice
Protect land &             Increase job & business
ecosystems                 opportunities
Use natural resources      Promote clean energy
wisely                     Plan regionally
                       Approach To Sustainability

Lead Sustainable Efforts               Articulate and Advocate
                                            State’s Smart
                                        Growth/Smart Energy
                                                Vision



Focus and Integrate State                Stop Subsidizing
       Investments                            Sprawl




                                         Plan locally, sub-
   Plan and Regulate
                                       regionally, regionally
       Strategically
                                           and statewide
       Infrastructure Investment Priorities
Support Smart Growth development projects
Support development within Growth Districts
Support redevelopment projects in Gateway Cities
Support Clean Energy production or use
Reduce energy consumption and/or greenhouse gas
emissions
Support job creation in key Massachusetts sectors
Promote mobility and/or reduce congestion
                             Commonwealth Capital

• In the past, State capital grant      • State spending is now an
  programs:                               investment in:

    – Subsidized inefficient land use       1. Projects that are
                                               consistent with Smart
    – Inadequately acknowledged the            Growth, and
      importance of municipalities in
      achieving program goals and           2. Partnerships with
      efficient land use                       municipalities that
                                               advance the
    – Often operated within silos,             Commonwealth’s
      disregarding linkages between            interest in Smart
      redevelopment, open space                Growth
      protection, water supplies,
      housing production, etc.
                                             Municipal action is
                                                 rewarded
                  The Municipal Scorecard Links State
                   Investments to Municipal Policies
Grant Evaluation                Municipal Policy

                                 • 10 Criteria Areas
            Municipal
            Scorecard                Plan for & Promote Livable Communities
            = 30% of
                                     Zone for and Permit Compact Development
            points
                                     Expand Housing Opportunities

    Program criteria =               Redevelop Sites and Buildings
    70% of points                    Protect Land & Ecosystems

                                     Promote Clean Energy

•42 criteria, 140 points             Advance Sound Water Policy
possible                             Sustain Working Natural Landscapes

                                     Expand Transportation Choice
•“Partial credit” awarded for
  commitments to actions             Promote Other Sustainable Dev. Practices
           Massachusetts Planning &
            Infrastructure Programs

Chapter 40R – Smart Growth Zoning
Chapter 43D – Expedited Permitting
Transit Oriented Development bond program
Gateway Cities Initiative
Downtown Initiative
Growth Districts
MORE Jobs Program
Life Sciences Center Initiative
I-Cubed
Public Works Economic Development - PWED
State Economic Development Plan
Sponsor/Owner affects funding

 Private developer
 Public or municipal entity
 Community Development Corporation
 (non-profit)
    Identify Component Parts

Infrastructure    Building/construction
–   Transit       – Affordable Housing
–   Sidewalks     – Public facility
–   Bike Paths    – Commercial
–   Roads
–   Parking       Open space
–   Brownfields   – Park
–   Energy        – Passive Space
                  – Habitat
                 Housing

                     LEED Rating Systems



Construction costs
Operating costs
Energy
considerations
         Public Financing & Design

Vision for overall development/project
Narrative about vision and benefits
Costs
–   Infrastructure
–   Building construction (uses – housing)
–   Open Space/public amenities
–   Operating costs
Economic Engine
             Critical Issues

Timing
Availability of funds
Funding Conditions
Regulatory Framework
Flexibility for adaptation to market
conditions
  Mixing multiple funding sources

Sequencing
Funding restrictions & conditions
Blending
Documentation
Understanding regulatory frameworks
Smart Growth Planning & Design Principles


                           GOALS:

                             Infrastructure dollars to
                           promote sustainable
                           economic development
                             Strengthen existing
                           communities by encouraging
                           Smart Growth policies
                             Improve environmental
                           quality by reducing vehicle
                           miles traveled (VMT)
Smart Growth Planning & Design Principles


                            Transportation interface
                            Flexible parking strategies
                            Mixed-uses
                            Place-making
                            Connectivity
                            Sustainability


Arrowstreet
Smart Growth Planning & Design Principles
TRANSPORTATION INTERFACE




         “Transportation corridor”: CBD & TOD nodes
         Multi-modal connections & place-making
         Access: the pedestrian & the vehicle




Arrowstreet
Smart Growth Planning & Design Principles
FLEXIBLE PARKING STRATEGIES



       Parking benefits district (funding civic enhancements)
      Reduce demand: Pricing/ Car share/ Alternative
   transportation
     Reduce impacts: Shared pkg./Structured pkg.
   /Design parameters (active wrappers)
      “Park Once” district
       “Park & Ride” ?




Arrowstreet
Smart Growth Planning & Design Principles
MIXED-USE




              Diversity of land uses
              Appropriate density (density bonus)
              Vertical mixing & the ground plane
              Adaptive re-use




Arrowstreet
Smart Growth Planning & Design Principles
PLACE-MAKING




               A new public realm
               The pedestrian environment
               Branding & identity




Arrowstreet
Smart Growth Planning & Design Principles
CONNECTIVITY




        Vision: Collaborating with the Community
      Compatibility with surrounding fabric
    (vernacular/scale)
        Encouraging infill/ continuity of streetscapes




Arrowstreet
Smart Growth Planning & Design Principles
SUSTAINABILITY




                 “Smart” location
                 Compact development
                 Preserve open space
                 “Green” construction/ technology




Arrowstreet
                    Case Studies




Station Landing, Medford

CitySquare, Worcester

Waterfront Square, Revere
Station Landing
Station Landing
Station Landing
                        Station Landing
Program                                Improvements
Built:
                                        16 acre site – nic future building
   60,000 sf commercial, 292            density is 36 du/acre
   apartments in 2 bldg’s
   127 condos
                                        City re-zoned land for flexible mixed
   Office bldg: 250,000 sf              use development
   Attached to 60,000 sf Sports Club
   and 50% of parking garage
                                        Rebuilt pedestrian overpass
                                        connection to transit station
Under construction:
   Balance parking garage               MBTA leases space in garage
   168 luxury apartments
                                        Original developer Cabot, Cabot &
Unbuilt:                                Forbes built 30 affordable units off
                                        site as part of linkage agreement
   Apartment building
                                        Current Developer: National
                                        Development is providing 5
                                        affordable units/building
                                                  Station Landing
                                               PHASE I: Apartments,
                                               Shops & Restaurants                Ro
                                                                                    ute
                                                                                        16



       PHASE IV: Lofts, Restaurant

         PHASE V: Future
         apartments

Office Building                         wa
                                           y
                                  ark
                                sP                                                   PHASE III: Sports Club
                          ell
                      e xF
                les                                                              Skywalk to Transit
             dd
          Mi

                                                       Public               Transportation Center:
                                                       park                 1,900 spaces
                                                                      PHASE III: Condos
CitySquare
                              Public Infrastructure:
Program                                  $90 Million
 Office: 900,000 sf               Parking
                                  Plaza and public
 Retail: 300,000 sf
                                   spaces
 Performing Arts: 50,000 sf       Public Landscaping
 Residential: 400-600             Bike paths &
 market rate units                 amenities
  – 250 – 400 market rate         Streetscape and
  – 200 units of over 55           pedestrian crossings
    housing                       Intersections and
                                   signalization
Insert aerial
render.wcs for after
photo
Phasing
                 Public Financing Approach




•   Identify Project Elements
•   Sources (federal and state)
•   Job Generation – key public
    benefit
•   Used new state financing
    tool – DIF(TIF)
              Critical Elements

Approach: Projected tax revenues support bonding
Multiple projects within one Mega Project
State commitment to “underserved” area
Local commitment to partnership with private
developers
One large state commitment in lieu of series of smaller
grants
– of public streets built on parking garage structure
– public ownership of parking required for bonding
Waterfront Square
WATERFRONT SQUARE
            At Revere Beach
Program:                          Public Infrastructure: $100M

    Hotel: 100+ rooms                  Transit relocation, stops,
    Office: 200,000 SF                 connections & upgrades
    Housing: 900 units,                Parking
    includes work force
    housing                            Plaza and public open spaces
    Retail: 45,000 SF                  Bike paths & amenities
    Plaza with direct                  Streetscape and pedestrian
    connection from transit to         crossings
    beach                              Intersections and signalization
    Parking for terminus of
    transit line and commercial        Pedestrian bridge
    activities                         Ecological treatment of
    LEED ND pilot                      stormwater




                                                 WATERFRONT SQUARE
                                                             At Revere Beach
WATERFRONT SQUARE
            At Revere Beach
WATERFRONT SQUARE
            At Revere Beach
     Public funding
     for horizontal
     development

     Balancing
     market rate
     needs with
     smart growth




                                      WATERFRONT SQUARE
Plaza and Pedestrian Bridge Section               At Revere Beach
Analyzed component
pieces – public/private
Attractive elements for
funding
 – Job generators
 – Housing
 – Environmental
Local/State/Federal
Matrix
 – What could (TIF) DIF
   be used for that is
   locally desirable?
Positioning the project   PEDESTRIAN
                            BRIDGE
                                       PUBLIC
                                       PLAZA
                                                PARKING
                                                DECK
                                                           MBTA
                                                          STATION
                                                                     PUBLIC GARAGE




                                                            WATERFRONT SQUARE
                                                                        At Revere Beach
                      Commonwealth of Mass.
         For more information:
         www.mass.gov                            www.mass.gov/mobd
         www.mass.gov/smartgrowth                www.mass.gov/eed
         www.mass.gov/mpro




Station Landing, Medford   Waterfront Square, Revere   CitySquare, Worcester
Interactive Dance:
   Public Finance, Policy & Design
      Getting Smart Projects Built
  Robert Mitchell, FAICP        Carla Francazio, AICP, AIA assoc.,
  617 788 3658                  617 620 5613
  Robert.Mitchell@state.ma.us   carla@tobedesigned.net



  Kathleen McCabe, AICP, EDP    George Tremblay, AIA
  617 469 9444                  617 623 2500
  mccabe@plan-do.com            tremblay@arrowstreet.com