1. Page 1 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Preparing an Urban Redevelopment Plan Step by Step

2. Page 2 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Why develop a URA plan? Provides cities and counties the power to rehabilitate, conserve or redevelop a blighted area

3. Page 3 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Why develop a URA plan? Additional CDBG funding possibility through Revitalization Area Strategies

4. Page 4 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans CDBG Revitalization Area Strategies RAS designation allows municipalities to apply for CDBG every year Provides up to 20 points on CDBG annual competition Provides 5 points on CHIP annual competition and Set-aside (if available) Some $ may be available for planning

5. Page 5 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Why develop a URA plan? Additional CDBG funding possibility through Revitalization Area Strategies Expanding access to job tax credits through Opportunity Zones

6. Page 6 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Check the economic development section of our web site for the interactive map of qualifying (15% or greater poverty) census block groups. www.dca.ga.gov Enabling Economic Development Development Tools Opportunity Zones Interactive Map of Potential OZ Areas Are You Considering an Opportunity Zone?

7. Page 7 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Opportunity Zones 15% or greater poverty level. Area is part of: ▪An Enterprise Zone OR ▪Where an Urban Redevelopment Plan (URP) has been adopted. Area displays pervasive poverty, underdevelopment, general distress and blight.

8. Page 8 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Opportunity Zones Job tax credits Any business may qualify. Must create 2 full-time jobs (35+hrs.) to qualify Tax credits are $3,500 per job Each net new job eligible to claim the credit for 5 years. Credit can be used against 100% of tax liability with excess available to claim against payroll withholding

9. Page 9 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Who can Use the Urban Redevelopment Act? Cities County City and county jointly (through intergovernmental agreement)

10. Page 10 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans What problems are you trying to address using the Urban Redevelopment Law (O.C.G.A. 36-61)? What resources are you trying to access? First Step in developing URP: Issue Identification

11. Page 11 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Some possible goals of URP: ▪Revitalizing deteriorating neighborhoods ▪Supporting nuisance ordinances to reduce litter and crime

12. Page 12 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Dealing with Slums

13. Page 13 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Cleaning up nuisance propertiesCleaning up nuisance properties

14. Page 14 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Compatible infill development and affordable housing Defining architectural character Compatible infill development and affordable housing Defining architectural character

15. Page 15 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Deteriorating intown neighborhoods and vacant properties

16. Page 16 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans New town communities and planned unit development

17. Page 17 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Sidewalks and safer streets

18. Page 18 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Humanized, accessible, green public spaces

19. Page 19 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans

20. Page 20 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans More Possible Goals ▪Attracting experienced developers and investors ▪Partnering on brownfield projects ▪Creatively financing public facilities and infrastructure ▪Enabling downtown projects beyond the normal powers or district boundaries of a Downtown Development Authority

21. Page 21 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans More possible goals: ▪Dealing with badly sited or nuisance activities ▪Cleaning up environmental hazards More possible goals: ▪Dealing with badly sited or nuisance activities ▪Cleaning up environmental hazards

22. Page 22 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Possible goals: ▪Reusing obsolete facilities: old plants and schools

23. Page 23 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans More Possible Goals ▪Creating a mixed use, entertainment or other special character area ▪Reinvigorating declining commercial strips

24. Page 24 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Infilling grayfields and former big box sites Enabling mixed –use development Infilling grayfields and former big box sites Enabling mixed –use development

25. Page 25 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans The Brainstorming Phase List all possible local applications for the Act ▪Highlight potential redevelopment areas containing these potential projects on a map ▪Eliminate any area that might not be appropriate for political or other reasons ▪Superimpose block group boundaries meeting poverty criteria

26. Page 26 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Any area where there are a predominance of buildings or improvements that are conducive to: ▪ill health, ▪transmission of disease, ▪infant mortality, ▪juvenile delinquency, ▪crime, or Definition of a “Slum Area”

27. Page 27 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans What is a Slum Area? Caused by such buildings or improvements being: ▪dilapidated, ▪deteriorated, ▪old, ▪obsolescent, ▪inadequately designed for ventilation, air, light, sanitation, or open spaces, ▪over-populated.

28. Page 28 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Review Existing Plans and Documents ▪Your Comprehensive Plan ▪Small Area Plans ▪Downtown Master Plans ▪LCI Plans (ARC region) ▪Housing Plans ▪Tourism and Marketing Studies ▪Environmental and Historic Preservation documents ▪Local Development Regulations

29. Page 29 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Timing and Scope ▪A single phased plan ▪New URA plans adopted over time

30. Page 30 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Questions to Consider Up Front ▪What are our top priorities? ▪How much should we bite off at once? ▪What are the risks or impediments? ▪Do we have political support from elected officials? ▪Does the local government want to delegate its redevelopment powers under the Act?

31. Page 31 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Assembling a Preliminary Working Group ▪City/county manager ▪Elected officials ▪Planning staff ▪Fiscal officers ▪Representatives from relevant authorities ▪Public works/infrastructure staff ▪Local government attorney ▪Tax commissioner ▪Downtown manager ▪Public safety personnel

32. Page 32 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans People to Involve After the Initial Data- Gathering Stage ▪Neighborhood representatives ▪Downtown merchant representatives ▪Real estate professionals ▪Banking community ▪Major employers ▪Property owners in the proposed areas ▪Press ▪Relevant non-profits ▪Neighboring governments

33. Page 33 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Choosing the Appropriate Implementing Entity ▪City or County ▪Downtown Development Authority (DDA) ▪Housing Authority ▪New Urban Redevelopment Authority

34. Page 34 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Evaluate Your Local Organizational Capacity ▪Do you have a DDA? If so, are they appropriately skilled and interested? ▪Do you have a housing authority? (same questions) ▪Do the most promising redevelopment areas and proposed projects fall under their areas of operation?

35. Page 35 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans City or County as implementing agency Single purpose projects Intergovernmental contracts will not be critical Other competent organizations do not exist Local government wants tight staff control of the project

36. Page 36 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Downtown Development Authority ▪The target area fall primarily within the existing DDA boundary ▪The existing DDA is competent and interested in taking on the project ▪The projects are consistent with the DDAs statutory or constitutional powers of the DDA

37. Page 37 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Housing Authority ▪The project goals primarily focus on neighborhood revitalization, infill or housing rehabilitation ▪The Housing Authority has the experience and skill set to take on the project

38. Page 38 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Urban Redevelopment Agency ▪Political clout, credibility or a special skill set will be needed ▪Project is primarily outside DDA or Housing Authority boundaries ▪Intergovernmental contracts will be important ▪Project will involve issuing revenue bonds ▪Project is multidimensional ▪Local government wants more control over specific powers being delegated ▪City/county project (example: corridor revitalization)

39. Page 39 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Other Advantages of Creating an Urban Redevelopment Agency ▪No political history or baggage ▪Opportunity to customize skill mix and include interest groups ▪Local government can determine number of members, set term limits, sunset provisions ▪Members need not live in or own property in URA district ▪URA has no other responsibilities

40. Page 40 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Delegation of “Redevelopment Powers” ▪Local government can pick and choose which powers to delegate ▪Once delegated the local government gives away these powers ▪Local government may wish to take these powers back through an intergovernmental agreement executed upon delegation of the powers

41. Page 41 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans “Slum and blight” designation is a matter of local legislative determination Data backing this designation is not specified in the Act It is important to draw rational boundaries! To Use the URA a Community Must Declare “Slum and Blight”

42. Page 42 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Tips on Drawing Rational Boundaries ▪Consider existing organizational boundaries ▪Look at zoning districts carefully ▪Some greenfield can be included, but don’t ignore real blight ▪Look at block group poverty criteria ▪Don’t draw a line down the middle of a major arterial ▪Make sure neighborhoods actually want to be included ▪Try not to split parcels

43. Page 43 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Data Supporting the Slum Designation ▪Lower than average growth in assessed tax value ▪Fewer new building permits than elsewhere ▪Deteriorated housing and building conditions ▪Visual Blight and litter ▪High crime statistics ▪Unemployment ▪Vacancy rates ▪Bankruptcies and business closings ▪Substandard public infrastructure ▪Bad street or lot layout ▪Fractured or unclear property ownership (clouded titles) ▪Delinquent property taxes

44. Page 44 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans The First Legal Step Adoption of a resolution by the city or county finding that: ▪one or more slum areas exist, and ▪the rehabilitation, conservation, or redevelopment of such area is in the interest of the public health, safety, morals, or welfare of the residents of the city or county.

45. Page 45 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Hold a public hearing Adopt a plan, that designates an entity to implement the URP What’s next?

46. Page 46 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Proper Notice Advertise two weeks before the public hearing in a local circulation newspaper Suggested: Put the URA Plan on display at a public building or the public library

47. Page 47 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Consistency with the Comprehensive Plan is required ▪Urban Redevelopment Plan must be consistent with the community’s “general plan” ▪Be sure to describe relevant Comp. Plan goals and policies in the URP text ▪Update/revise the comprehensive plan if necessary

48. Page 48 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Avoid Drawing Out the Process Avoid a lot of publicity in the brainstorming phase Have most of your data gathering and planning done before passing the “resolution of necessity” Hold some educational meetings with effected stakeholders to assess and minimize political opposition Public hearing should not be held until the plan is finished and you are ready to adopt

49. Page 49 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Fitting the Plan to the Situation ▪How complex is the project? ▪Does the outcome involve physical design standards or elements? ▪Would market analysis be helpful? ▪What can be drawn from previous plans and studies? ▪Will the plan be used to sell the proposed projects and recruit developers?

50. Page 50 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Getting the Most Bang for Your Consultant Buck ▪Use a qualifications based selection process (not competitive bidding) so that you can negotiate the work scope. ▪Make consultants compete for the work. ▪Break the plan into work items and determine costs for each? ▪Assess the feasibility of doing some data collection or mapping in house?

51. Page 51 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Qualifications-based Selection Basics ▪Advertise and issue a Request for Proposals (RFP) ▪Check references and ask for similar work products ▪Schedule meetings between top ranked firms and a review panel ▪Try to negotiate a work scope and price with your first choice ▪If agreement cannot be reached, move down your list ▪Clearly specify deliverables and time deadlines in your contract ▪Designate a primary local contact

52. Page 52 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Plan Checklist A Statement that the URP is consistent with the city’s comprehensive plan Clearly defined boundaries of the redevelopment area(s) (which need not be contiguous Explanation of negative conditions in the area necessitating redevelopment and an explication of how the area meets the act’s definition of slum and blight The city’s land use objectives for the area (types of uses, building requirements, zoning changes, and development densities)

53. Page 53 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Plan Checklist, cont’d. Possible exceptions to development regulations (recommended) Description of land parcels to be acquired Structures to be demolished or rehabilitated Strategy for leveraging private resources to redevelop the area Strategy for relocating any displaced residents

54. Page 54 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Plan Checklist, cont’d. Any covenants or restrictions to be placed on properties in the redevelopment area in order to implement the plan Public infrastructure to be provided (transportation, water, sewer, sidewalks, lighting, streetscapes, public recreational space, parking, etc., to support redevelopment of the area) A workable strategy for implementing the plan.

55. Page 55 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans “... provide reasonable assistance for the relocation of families displaced from an urban redevelopment area, to the extent essential for acquiring possession of and clearing such area or parts thereof to permit the carrying out of the urban redevelopment project” Housing Displacement

56. Page 56 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans “A municipality or county shall, to the greatest extent... afford maximum opportunity, consistent with the sound needs of the municipality or county as a whole, to the rehabilitation or redevelopment of the urban redevelopment area by private enterprise.” URA Plan Must Encourage Private Sector Participation

57. Page 57 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Maximum Opportunity for Rehabilitation by Private Enterprise ▪Give property owners plenty of notice ▪Encourage owners to rehab or redevelop their own property before considering eminent domain ▪Actively advertise available parcels to quality private developers ▪Do not disrupt functional businesses prematurely or unnecessarily (If they must move, help them find better locations in the new scheme.)

58. Page 58 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans A URA Plan allows the imposition of conditions more specific than existing land use regulations. Conditions in the URA plan run with the property and control development above and beyond other land use regulations: “the provisions of the plan with respect to the future use and building requirements applicable to the property covered by the plan shall be controlling with respect thereto.” Restrictive Covenants and Special Conditions

59. Page 59 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Intergovernmental Contracts ▪Can bind local governments for specific periods of time, even if elected officials or political climate changes ▪Allow things that a local government cannot do directly

60. Page 60 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Redevelopment entity may issue tax exempt bonds to be repaid with profits from the urban redevelopment project. May be secured by mortgages on property within the district. Bonds issued under this Code section shall not constitute an indebtedness within the meaning of any constitutional or statutory debt limitation or restriction Bonds can be retired from sources such as grants, loans and other revenues. Raising Money With Tax Exempt Bonds

61. Page 61 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans “... to plan or replan, zone, or rezone any part of the municipality or county or make exceptions from building regulations” Examples: Cottage development, narrower streets, mother in law suites Ability to Wave Local Development Regulations

62. Page 62 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Property Purchase and Disposition under the Act ▪Sale of property acquired under the act need not be to the highest bidder ▪Competitive RFP’s may be solicited and evaluated ▪Bidder’s qualifications and the desirability of their concept plans may be considered ▪Conditions related to URP must be attached to deeds and will run with the land

63. Page 63 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Taxes and Fees Property owned by the URA is not taxable unless/until sold to a private party Local government has the power to levy special taxes and assessments within the urban redevelopment area

64. Page 64 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans ▪Before: vacant parcels with acres of unused parking lots

65. Page 65 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans ▪Reclaim underutilized land that has existing infrastructure investments— water, sewer, gas, electricity, streets, lights, etc. ▪Promote innovative development ▪Provide more in-town housing ▪Humanize blighted areas ▪Raise property values and tax revenues After: URP Design

66. Page 66 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans URP’s--Beyond the basics Show the public what can replace blight Can include design standards Are like a “master-plan with teeth.” Should be fiscally realistic and include financing tools. Identify and protect historic resources

67. Page 67 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans Coming soon…….. The revised DCA publication: “A Guide to Using Georgia’s Urban Redevelopment Act”

68. Page 68 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans URP’s--Reinvigorating Neighborhoods and Communities

69. Page 69 2010 CDBG Applicants’ WorkshopUrban Redevelopment Plans For more info: http://www.dca.ga.gov/economic/DevelopmentTools/index.asp Urban Redevelopment Plans and State Enterprise Zones, contact: ▪Kelly Lane (229) 896-4259 kelly.lane@dca.ga.gov ▪Mary Alice Applegate (478) 742-5145 maryalice.applegate@dca.ga.gov Opportunity Zone applications, contact: ▪Joanie Perry (404) 679-3173 joanie.perry@dca.ga.gov Job Tax Credits, contact: ▪Dawn Sturbaum (404) 679-1585 dawn.sturbaum@dca.ga.gov