Island Economic Development Implementation through form-based codes Town of South Padre Island Scott Polikov September 1, 2009

Form-based coding is not new. Great walkable places were once developed under private form codes.

Today, public form- based codes can create a de facto master developer context across multiple ownership. Leander, Texas

Placemaking and economic development are becoming inextricably interdependent

Durability of value- lifecycle analysis Durability of Value

The Opportunities Implement the vision for a walkable Padre Boulevard and Entertainment District Attract more high quality, pedestrian-oriented, mixed use development Predictability of development outcomes Protect public investments in infrastructure (existing and future) Attract and sustain private investment

Form-Based Codes A method of regulating development to achieve a specific urban form. Form-based codes create a predictable public realm primarily by controlling physical form, with a lesser focus on land use, through city or county regulations.

Form-Based Codes

Assessed the built environment The Corridor was initially analyzed for redevelopment opportunity.

A Building-Scale Master Plan was developed.

Main Street Today Main Street Before

Main Street After

The Master Plan then informed a new Main Street design

A Regulating Plan was then prepared delineating character zones.

The new development standards are organized by character zone

Downtown Duncanville District Core Main Street Frontage Standards Core Main Street Development Standards

Regulating Plan based on City’s GIS data Street Redesign based on survey The Regulating Plan sets out the schematic design for the final redesign and reconstruction of Main Street

Fiscal Analysis to Support Financing of Main Street Reconstruction 5-Year Phasing Phase 1Phase 2Phase 3Phase 4 New retail in mixed use (sqf) 36,00051,250230,25046,500 New retail in live/work (sqf) 23,40014,40000 Town homes (units) Live/work (units) Office (sqf) 28,62525,625111,87515,125 New lofts (units)

Fiscal Impact Existing Value: $48,206,147 Property Value Property Tax Revenue Retail Sales Sales Tax Revenue Total Tax Revenue Existing + Phase 1 $101,484,897$370,820$11,880,000$237,600$608,420 Existing + Phase 1-2 $132,156,147$584,292$25,010,000$500,200$1,084,492 Existing + Phase 1-3 $200,634,897$1,060,904$71,060,000$1,421,200$2,482,104 Existing + Phase 1-4 $218,328,647 $1,184,053 $80,360,000 $1,607,200$2,791,253 The initiative offers the potential of four times current tax base, with total additional revenue impact approaching $3 million per year at buildout

New town homes are under construction bringing urban living back to Main Street

The same approach can now be taken on State Highways (Padre Boulevard – Park Road 100)

Downtown Seoul before CSS

Same corridor after CSS

A happy Mayor, who became President

TxDOT Polikov appointed by TxDOT to co-chair the Committee along with Mark Marek, TxDOT’s Design Division Dir. and former co-author of the AASHTO “Green” Book. The Committee concludes that urbanism is the key.

What is urbanism? “…places that encourage unplanned contact with other people.” -Milosav Cekic Gateway Planning Group

The Current Process 1. What is future mobility need for a particular roadway corridor? 2. What functional classification (how many more lanes) accommodates this need? 3. Is there money to pay for the project? 4. Hold public meetings per NEPA (“design – defend”) 5. Final design, letting and construction

The New Process Revised TxDOT Project Development Process Manual [revisions in italics] Subsection 1000 “For urban projects, particularly capacity improvements, the need for a project may be determined from traffic modeling of future travel demands as well as from the need for a sustainable street and transit network associated with the potential project in the context of desired land uses and urban design established in regional plans …neighborhood plans, other local plans …public-private partnerships or economic development plans.” Subsection 1330 The Institute of Transportation Engineers (ITE) and the Congress for the New Urbanism (CNU) have developed … context sensitive design [processes and criteria] for streets, intersections, and networks…. Those resources … shall provide guidance for the CSS process.

A partnership of the ITE and the Congress for the New Urbanism

Slides courtesy of Jim Daisa of Kimley Horn

Downtown Owensboro Initiative Downtown Owensboro Initiative (Building on a history of tourism)

The starting point- the cultural arts, festivals, a great history of tourism

17 Acre “Executive Inn” site—an opportunity

West Downtown Development Options “Executive Inn” Site Development Options

A B D E F G C Catalytic Public Investments

Package of Catalyst Projects ProjectCost ($2008) “Finish-Out” of Smothers Park$15.0 million Market Square Public Plaza$4.8 million Street Improvements$12.9 million Convention Center $350 per SF Gross)$21.0 million Parking Garage ($15K per space)$7.5 million Arts Academy$5.0 million Sub-Total$66.2 million 20% Contingency$13.2 million TOTAL$79.4 million A C B D F F G H Catalytic Public Investment

Current Conditions

Implemented Plan

Existing Zoning

FBC Character Zones   Historic Core   Downtown Core   Riverfront Core   Riverfront Edge   Downtown Transition   Frederica Blvd. Corridor   Downtown Campus   Neighborhood

Form & Development Standards by Character Zone

Overall Design Standards

An opportunity to create SPI’s Bold Move