You ve adopted a form-based code Congratulations! Now what?

You ve adopted a form-based code Congratulations! Now what? Waves of Change Texas APA Conference 2013 Galveston, Texas Erin Jones, Director of Planning, City of Rowlett Arti Harchekar, Consulting Urban Designer, Good Fulton and Ferrell Jim Grabenhorst, Director of Economic Development, City of Rowlett Dennis Wilson, Urban Design Officer, Townscape Bill Gietema, Developer, Arcadia Realty

Discussion Themes Lessons learned through calibration, adoption and implementation What went well Areas for improvement Case Studies Background Initial submittal & RR2020 Comprehensive Plan FBC process Design suggestions and UDO recommendations Internal and political conversations FBC flexibility Role of Economic Development Economic/Market considerations Political considerations Developer Perspective FBC structure and process City and community support Project execution

FBC Calibration and Adoption Conversations FBC Ownership City management City staff Political officials Community Internal Conversations Need for consistent oversight (UDO) Street width Fire and Engineering Street design speed Engineering Legal structure City Attorney FBC Process Role of the Illustrative Master Plan, Regulating Plan and Framework Plan

FBC Calibration and Adoption Conversations Political Discussions FBC is realistic to market conditions FBC is able to respond to development community Confidence in FBC standards Cost of FBC development Streamlined process Character, design and percentage of public open space Development Community Flexibility Need to incentivize catalyst projects Open Space Character Images

A Tale of Turnover Staff Understand that the FBC is designed to implement the Community s vision Advocate for the FBC Understand the intent of the FBC Need for a Network of Specialists Real Estate Economist o Important to evaluate return on investment for every major rezoning case, incentive request, etc. Urban Design Officer o Consistent oversight for FBC projects o Can bring in other specialists who understand the in intent of the FBC to assist the City (i.e. IBC, IFC, engineering details, etc.) Public Realm Character Images

Unique Attributes of the Form Based Code Streamlined Process Functions as a parallel code Framework Plan Regulating Plan Development Plan Flexibility Minor Warrant Major Warrant Urban Design Officer

Form Based Code Development Review Informational Meeting Design Meeting Pre-Application Meeting Submittal of Framework Plan or Major Warrant request Plans are routed for Staff and Urban Design Officer Review Request is noticed in newspaper, by mailing to property owners within 200 feet, posted on the property and at City Hall. Comments issued by City Plans revised as needed Staff analysis case and prepares staff report and presentation for public hearing Planning and Zoning Commission Public Hearing and Recommendation Follow-up if necessary City Council Public Hearing and Decision

Role of the Urban Design Officer Primary function is to generate the best possible project for the City as a third party specialist Provide an unbiased recommendation in relation to urban design and the public realm Maintains general oversight of all FBC projects Brought into the process when an application is formally submitted

Case Studies Form Based Code as a Parallel Code Merritt Village Harmony Hill Downtown Regulating Plan Grocery Store Woodside Living Framework Plan The Homestead at Liberty Grove

Merritt Village Initial Submittal A conventional subdivision would not be looked upon favorably due to the designation and recommendations provided in the RR2020 Plan RR2020 Comprehensive Plan Northshore Area A Based on the market studies the City has an oversupply of the requested product type FBC Process Framework Plan as a rezoning request to the FBC Regulating Plan (design and detail) as administrative consideration and approval Source: Megatel Homes Source: Megatel Homes

Merritt Village Design Meeting Use of figure ground drawings to guide conversation and simplify concepts Comments may be suggestions and/or requirements Main Concerns Block configuration Connectivity Lack of centralized public open space Lack of circulation hierarchy Distribution of building types Distribution of street types

Merritt Village UDO Recommendation The Framework Plan application needed to indicate centralized, public open space Centralized public open space is essential to these communities in terms of value generation Source: Arcadia Realty Source: Arcadia Realty

Merritt Village Approved Regulating Plan Many of the design concerns were addressed The main ones to point out are the centralized open spaces, connectivity and block configuration. Internal Conversations Appropriate timing for TIA Installation of public realm for bounding streets Political Discussions How the proposal fit into the overall vision for Northshore Area A and met the intent of the RR2020 Plan. Percentage of open space permitted in the New Neighborhood FB District Design Flexibility Minor Warrants Source: Arcadia Realty

Merritt Village Return on Investment Original Submittal Total @ Build-Out Form-Based Code Indicator Estimated Development In Place Sq Ft/Units: Single Family Detached 225 69 Cottage/Patio Home 0 172 Multi-Family 0 0 Estimated Annual Revenues by Type: Property Tax $219,375 $276,380 Sales Tax* $18,000 $15,840 Other Revenues** $41,179 $39,611 Total New Annual Revenues to City: $278,554 $331,831 Estimated General Fund Expenditures by Department: Pubic Safety $52,009 $50,028 Culture and Recreation $220,239 $211,849 Development Services $18,236 $17,542 Neighborhoods and Development $57,449 $55,260 General Government $46,257 $44,495 Non-Departmental $33,034 $31,775 Total New Annual Service Costs to City: $427,225 $410,950 Total Net Annual City Surplus (Deficit): ($148,671) ($79,119) * Based on spending potential of residents. ** Includes Franchise Fees, Licenses and Permits, Charges for Services, Fines and Misc. Revenues. Source: City of Rowlett and Ricker Cunningham. At build-out, the Form-Based Code development scenario achieves a better fiscal balance due to: a more strategic mix of residential product types (multiple products addressing multiple market niches); Faster absorption of land uses; and higher value development created by place-making elements. In addition, the build-out of the entire Northshore area will add considerable value to this development scenario, further enhancing its fiscal balance.

Harmony Hill PD Multi-Family (Garden Apartments) Access can only be off of toll road, however no access roads were installed Did not want to open PD for fear of loosing bill boards RR2020 Comprehensive Plan Northshore Area A Based on the site being a gateway into the City, Staff and the City Manager pushed for the Urban Village FB District FBC Process Framework & Regulating Plan as a rezoning request to the FBC Development Plan as administrative consideration and approval

Harmony Hill Design Meeting Use of figure ground drawings to guide conversation and simplify concepts Comments may be suggestions and/or requirements Main Concerns Overall design did not meet the intent of the FBC Building placement Surface parking configuration Block configuration Lack of connectivity Lack of centralized public open space Circulation hierarchy Distribution of street types

Harmony Hill UDO Recommendation Due to the desire to keep the billboards the rezoning application needed to be a Regulating Plan submittal The billboards would be left out of the rezoning request subject to the applicant producing a plan that met the full intent of the FBC The centralized public open spaces found in the master plan need to be publically accessible Urban Village Character Images

Harmony Hill Proposed Regulating Plan Many of the design concerns were addressed The main ones to point out are the centralized open spaces, connectivity, block configuration and surface parking Internal Conversations Fire Access All of the streets need to be installed by the applicant and dedicated to the City as right-ofway Political Discussions Centralized open space Infrastructure Design Flexibility Minor Warrants

Harmony Hill Return on Investment Original Submittal Total @ Build-Out Form-Based Code Indicator Estimated Development In Place Sq Ft/Units: Single Family Detached 0 0 Mixed Residential 0 654 Multi-Family 650 0 Estimated Annual Revenues by Type: Property Tax $380,250 $637,650 Sales Tax* $26,000 $39,240 Other Revenues** $67,978 $75,236 Total New Annual Revenues to City: $474,228 $752,126 Estimated General Fund Expenditures by Department: Pubic Safety $85,857 $95,024 Culture and Recreation $363,570 $402,388 Development Services $30,105 $33,319 Neighborhoods and Development $94,836 $104,961 General Government $76,362 $84,515 Non-Departmental $54,532 $60,354 Total New Annual Service Costs to City: $705,260 $780,560 Total Net Annual City Surplus (Deficit): ($231,032) ($28,434) * Based on spending potential of residents. ** Includes Franchise Fees, Licenses and Permits, Charges for Services, Fines and Misc. Revenues. Source: City of Rowlett and Ricker Cunningham. At build-out, the Form-Based Code development scenario achieves a better fiscal balance due to: a more strategic mix of residential product types (multiple products addressing multiple market niches); Faster absorption of land uses; and higher value development created by place-making elements. In addition, the build-out of the entire Northshore area will add considerable value to this development scenario, further enhancing its fiscal balance.

Downtown Grocery Store Proposal Two grocery stores interested in the southwest corner of HWY 66/Lakeview Parkway and PGBT One being 80,000 sq. ft. and the other 20,000 sq. ft. Internal Conversations Effect on infrastructure of Downtown Regulating Plan Design concessions that still meet the Downtown Vision. Political Discussions Adjacency predictability Leveraging concessions Critical elements UDO and Real Estate Economist recommendation Design Flexibility Major & Minor Warrants

The Homestead at Liberty Grove Initial Submittal Well crafted concept plan that went above and beyond the standards of the FBC RR2020 Comprehensive Plan Woodside Living opportunity area FBC Process Framework Plan adopted as part of RR2020 Phase II Regulating Plan (design and detail) as administrative consideration and approval UDO Recommendation Complete and through Regulating Plan submittal Consider integrating townhomes into an earlier phase Source: Arcadia Realty Source: Arcadia Realty

The Homestead at Liberty Grove Internal Conversations Utility placement within the approved street sections Fire access on attached greens Fire hydrant placement in mews alleys Building permitting process Appropriate timing for TIA Species, installation and maintenance of street trees Pedestrian lighting Meter placement Source: Arcadia Realty

The Homestead at Liberty Grove Political Discussions How the proposal goes above and beyond the standards of the form based code Need to incentivize in order to prove up the market Design Flexibility Minor Warrants Source: Arcadia Realty

Implementation Lessons Learned Always focus on the impact to public realm Keep the form-based code light and flexible Know that the City and the Developer have different but complementary goals Ensure that Council is brought along with and understands the key principles of the form-based code so that they will relegate power to Staff for approval of waivers Need for Illustrative Master Plan Measurable and defined Regulating Plan Market analysis

Economic Development Role Economic/Market Considerations: Understand that FBC requirements generate additional development expense, determine your community s willingness to use incentives to catalyze early projects. Cannot take conventional ED approach where incentive request is only evaluated on specific project, rather the focus needs to be district wide or City wide. FBC typically has mixed-use (residential component), incentives will be needed for all development types, not just commercial or industrial areas. Political Considerations: Early success provides political fortitude for long-term implementation. Be prepared for certain segments within development community to revolt and work against City s vision or planning efforts. Consistency is key in marketing FBC to development community.

Economic Development Role Hope Regulate Incent

Economic Development FBC Advantages STAGE HAS BEEN SET: Community vision and expectations identified Zoning & regulations in place Streamlined process (admin review) Adjacency Predictability TIME = MONEY TO DEVELOPMENT COMMUNITY Economic Development FBC Challenges CONVENTIONAL DEVELOPERS WHO THINK THEY UNDERSTAND THE FBC PROCESS

Economic Value of Downtown Regulating Plan & FBC Adjacency Predictability Downtown Regulating Plan Browsing lane Street Grid Network Block Size Public Open Space Form Based Code Site Configuration Building Design Treatment of Public Realm Protection of value over time through Strong community design Contextual architecture Public realm Civic buildings Public open space

Economic Value of Downtown Regulating Plan & FBC STRATEGIC ALLIANCE WITH THE INITIAL PLANNING EFFORTS TO REINFORCE: Concessions to the FBC should be used to leverage development in order to generate value for adjacent properties within the Downtown Regulating Plan Per the case studies, bringing a grocery store into Downtown and providing design solutions that increase the opportunity of adjacent development should be viewed as two interrelated economic development strategies

Value Generation Financial Characteristics of traditional, Urban Development (Blue) vs. conventional, Suburban Development (Red)

Economic Value of Downtown Regulating Plan & FBC Sarasota County, Florida Case Study Assessing the fiscal impact by tax revenue per acre, per year instead of revenue per lot or unit or household Source: Best bet for tax revenue: mixed-use downtown development, Author: Philip Langdon, Specialists: Peter Katz, J. Patrick Whalen Jr. and Joseph Minicozzi

Economic Value of Downtown Regulating Plan & FBC Retailers $8,350 per acre Source: Best bet for tax revenue: mixed-use downtown development, Author: Philip Langdon, Specialists: Peter Katz, J. Patrick Whalen Jr. and Joseph Minicozzi

Economic Value of Downtown Regulating Plan & FBC Low-Rise Mixed-Use Building 2-3 stories $70,000 90,000 per acre Source: Best bet for tax revenue: mixed-use downtown development, Author: Philip Langdon, Specialists: Peter Katz, J. Patrick Whalen Jr. and Joseph Minicozzi

Economic Value of Downtown Regulating Plan & FBC Mid-Rise Mixed-Use Building 7-9 stories $500,000 800,000 per acre Source: Best bet for tax revenue: mixed use downtown development, Author: Philip Langdon, Specialists: Peter Katz, J. Patrick Whalen Jr. and Joseph Minicozzi

Economic Value of Downtown Regulating Plan & FBC The findings reinforce the idea that: Land is our most precious shared resource AND Land is the raw material that the City derives most of its working capital in the form of property taxes The City should evaluate different forms of development in various perspectives in order to understand their revenue return Source: Best bet for tax revenue: mixed use downtown development, Author: Philip Langdon, Specialists: Peter Katz, J. Patrick Whalen Jr. and Joseph Minicozzi

The Homestead at Liberty Grove Incentive Package PROJECT IMPACT : Catalyst New Neighborhood project for City of Rowlett As the first FBC New Neighborhood will forever set the standard for future developments. The ability to prove up the market and demonstrate the need for a diverse product to attract a new psychographic to Rowlett.

The Homestead at Liberty Grove Incentive Package DIRECT ECONOMIC IMPACT Overall Project Phase I Phase II Phase III Phase IV+ Number of Homes 620 131 114 126 249 Value of Private Investment $204,000,000* $34,925,000 $34,595,000 $42,588,000 $87,020,400 Annual Property Tax Revenue** $1,525,124 $260,950 $258,484 $318,206 $492,614 Water Impact Fee** $850,640 $179,732 $156,408 $172,872 $341,628 Sewer Impact Fee** $801,660 $169,383 $147,402 $162,918 $321,957 Roadway Impact Fee** $2,039,180 $430,859 $374,946 $414,414 $818,961 *Calculated using average base home value over all four phases **Based on current Rowlett property tax rate and current impact fee rate

The Homestead at Liberty Grove Incentive Package INCENTIVE REQUEST: Enter into an Economic Development Incentive Agreement for the waiver of all water, sewer and roadway impact fees for the first three phases in the amount of $2,208,934. Phase I Phase II Phase III Value of Private Investment $34,925,000 $34,595,000 $42,588,000 Total Fee Waiver (W, S & Roadway) $779,974 $678,756 $750,204 Annual Property Tax Revenue $260,950 $258,484 $318,206 PAYBACK PERIOD 3.3 YEARS 2.6 YEARS 2.3 YEARS CITY S Return on Investment 44% 51% 57%

Questions and Answers You ve adopted a form-based code Congratulations! Now what? www.realizerowlett2020.com