Brian Coleman Brian Coleman Brian Coleman
“The Stitch” Atlanta, Georgia March 1, 2019
Cali Slepin Cali Slepin
Advisory Services Program About the Urban Land Institute • The mission of the Urban Land Institute is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.
• ULI is a membership organization with more than 42,000 members worldwide representing the March 1, 2019 1, March – spectrum of professions in private enterprise and public service Atlanta, Georgia • What the Urban Land Institute does:
February 24 24 February • Conducts Research • Provides a forum for sharing of best practices • Writes, edits and publishes books and magazines • Organizes and conducts meetings • Directs outreach programs 2 Advisory Services Program • Conducts Advisory Services Panels The Advisory Services Program
• Since 1947 • 15 - 20 panels a year on a variety of land use subjects, including Resilience, Parks and Open Space • Provides independent, objective candid advice on important land use and real estate issues March 1, 2019 1, March – • Process • Review background materials Atlanta, Georgia • Receive a sponsor presentation and tour • Conduct stakeholder interviews February 24 24 February • Consider data, frame issues and write recommendations • Make presentation • Produce a final report
3 Advisory Services Program Everyone Deserves a Park! • National movement promoting the bold idea that all people in urban America should live within a 10-minute walk to a high quality park. • Partnership between the Urban Land Institute, The Trust for Public Land, and the National Recreation and Park Association March 1, 2019 1, March
– • 160 mayors have signed on to date
Atlanta, Georgia • 10 Minute Walk Campaign Cities: • Atlanta, GA February 24 24 February • Washington, DC • Raleigh, NC • Miami Beach, FL • Los Angeles, CA
4 Advisory Services Program Increasingly, cities are making parks an important component of their overall economic development strategies VALUE CREATION • Parks and open spaces enhance the value of land and real estate. • 20%+ value premium on average • 500 to 600-feet impact areas March 1, 2019 1, March
– SHORT-TERM BENEFIT • Community support and buy-in during project planning and
Atlanta, Georgia design • Increased marketability and foot traffic
February 24 24 February • Faster absorptions and higher sales and rents
LONG-TERM BENEFIT • Opportunities for job creations and small business development • New revenue sources (vendors, concessions, events) to offset O&M costs 5 Advisory Services Program • Sustained value / future-proofing Thank You to Our Sponsors and Agency Partners! March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
Special Thanks
A.J. Robinson, Jennifer Ball, Audrey Leous, David Lowry, Tish Spearman
6 Advisory Services Program Thank you to everyone...! Matt Westmoreland • Amir Farokhi • Jacob Tzegaegbe • Mike Sivewright • John McColl • Lisa Gordon • Natalie Hall • Dave Hofstetter • Jacob Vallo • Maxine Hicks • Philip Lamson • David Marvin • Craig Jones • Ward Seymour • Mark Johnson • Robert L (Bobby) Mays • Bill Halter • Bob Hughes • Holly Painter • Ryan Gravel • Jeffrey Juliano • Paul DeNard • Alrich Lynch • Rebecca Serna • Jesse Frasier • Ben Skidmore • Ellen Dunham-Jones • Monte March 1, 2019 1, March
– Wilson • Lee Pollack • Chris Mutter • Pierluca Maffey • David Hutchinson • Debbie Frank • Lauren Standish • Max Cookes • Kevin Green • Jay Gillespie •
Atlanta, Georgia Jay Tribby • Sanjay Patel • Amanda Rhein • Christopher Norman • David Walmsley • Taylor White • Trish O'Connell • Gene Kansas • Jennifer Fine •
February 24 24 February Sara Lu • Robin Morey • Nathan Kaplan • Ben Coats • Robin Godwin • Cathy Sheehan • Hunter Richardson • Cotten Alston • Pat Hill • William Pate • Camille Russell Love • Brad Currey • Randy Young • Sharon Gay • Michael Halicki • Jay Scott • Ansley Whipple • Mark Banta • Ann Cramer • George Dusenbury • Thomas Little • Boyd Coons • Brandon Sheats • Tom Key • Katherine Dirga • Tim Keane • Charles Forde • LeJuano Varnell • John Dargle • Kyle Kessler 7 Advisory Services Program Panelists James Lima: James Lima Planning + Development, New York, NY Dionne Baux: National Main Street Center, Chicago, IL Gia Biagi: Studio Gang, Chicago, IL Kathryn Firth: NBBJ, Boston, MA Wei Huang: NOVUS Real Estate, Los Angeles, CA
March 1, 2019 1, March Jack Kardys: J Kardys Strategies, Miami, FL – Richard F. Krochalis: Seattle Design Commission, Seattle, WA
Atlanta, Georgia Glenn LaRue Smith: PUSH studio, Washington, DC Sujata Srivastava: Strategic Economics, Berkeley, CA February 24 24 February ULI Staff Deborah Kerson Bilek: Vice President, Advisory Services Jacqueline Canales: Director, Advisory Services Grace Hill: Manager, Meetings and Events
8 Advisory Services Program Key Takeaways
• The Stitch as an equitable development and parks district • Proceed with a cap park concept (From Marta to Peachtree, Block 3 and 4) • Engage local communities to craft a shared vision March 1, 2019 1, March – • Harness future market demand to address critical needs • Keep investing in quality places and infrastructure Atlanta, Georgia • Review and enforce design guidelines
February 24 24 February • Make headway on expanding housing choices and affordability • Make the business case • Build political will
9 Advisory Services Program WHAT IS HAPPENING IN ATLANTA? March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
10 Advisory Services Program EXISTING CONDITIONS Atlanta Today March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
Employment Growth The Region of Atlanta 11 Advisory Services Program EXISTING CONDITIONS Atlanta and Downtown Comparison March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
Households Income Atlanta is Growing High Youth Population 12 Advisory Services Program *Bleakly Advisory Group, 2017 Existing Conditions Housing affordability is a central challenge for Atlanta’s economic prosperity • About 80 percent of Atlantans spend more than 45% of their incomes on housing and transportation • Rents have increased by 48 percent since 2010 • Each year, the city loses 1,500 affordable housing units
March 1, 2019 1, March • Half of the demand for new rental apartments in the Downtown area will be for lower income households –
Household Income Monthly Rent Annual Potential % of Potential Demand (Units) Demand Atlanta, Georgia
Lower Income (Less than $35,000) Less than $850 415 46% February 24 24 February
Middle Income ($35,000-$75,000) $850-$1,850 284 31%
High Income (More than $75,000) More than $1,850 211 23%
Sources: HouseATL, 2019; Bleakly Consulting Group, 2016.
13 Advisory Services Program EXISTING CONDITIONS Market Trends March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
*Bleakly Advisory Group: Downtown Atlanta Real Estate Market Analysis 14 Advisory Services Program EXISTING CONDITIONS The Site Today March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
15 Advisory Services Program WE HEARD A LOT! • Design and Engineering • Political • Undefined identity • There’s competition for funding • Safety/health and wellness • TOD • Competing City priorities • Connect downtown/midtown/civic center • Connect and collaborate • Parking • Everyone’s park • Lack of historic fabric March 1, 2019 1, March
– • Leadership • Developers, Land Owners, Institutions • Mobility challenges • Where’s the funding? Atlanta, Georgia • Art, Culture, Parks, Social • Unlock development opportunity Mission • Expanding hospital and university February 24 24 February • Art non-profit/Art leadership partnerships • Art as community narrative • Low rent in Downtown • Artist Live/Work • Challenging private land ownership • Making connections • Unreasonable land use policies • Desire to be inclusionary • Closure of the shelter created future potential for the area 16 Advisory Services Program WE DID NOT HEAR…
Who we didn’t hear from: What we didn’t hear: • Residential community • A shared vision that unites Atlantans on • Additional local churches what their city and this project site should and could be
March 1, 2019 1, March • Local business – • Cultural history • Senior Agency Officials
Atlanta, Georgia • School district • One Atlanta February 24 24 February • Neighborhood Planning Units
17 Advisory Services Program WHAT IS YOUR STORY? March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
18 Advisory Services Program HONOR YOUR STORY
Craft a compelling story to enhance relevance for ALL Atlantans: • Revealing lost history
March 1, 2019 1, March saportareport.com/atlantas-buttermilk-bottoms-area-razed-for- – • Engage local historians civic-center-could-go-hollywood/ • Showcase neighborhood identity Atlanta, Georgia • Use art to tell stories
February 24 24 February • Making a more equitable city
https://patch.com/georgia/cascade/malone-captures-essence-of-buttermilk-bottom-community 19 Advisory Services Program WHAT ARE THE “STITCHING” OPPORTUNITIES? March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
20 Advisory Services Program March 1, 2019 1, March –
Housing Equity Atlanta, Georgia
Parks February 24 24 February
21 Advisory Services Program Mobility March 1, 2019 1, March –
Housing Equity Equity
Atlanta, Georgia + Parks February 24 24 February
22 Advisory Services Program Mobility Mobility March 1, 2019 1, March –
Housing Equity Housing Equity Equity
Atlanta, Georgia = + Parks Parks February 24 24 February
23 Advisory Services Program March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
https://www.pclconsult.co.uk/liveablecrouchend/attachment/healthy-street-diagram-full-colour-1/ 24 Advisory Services Program Street art: https://upload.wikimedia.org/wikipedia/commons/9/
March 1, 2019 1, March 9d/Street_art_in_Atlanta_6.PNG – Altanta Beltline Atlanta, Georgia February 24 24 February
Medical Arts Building www.historyatlanta.com
Metro Atlanta Urban Farm 25 Advisory Services Program https://www.flickr.com/photos/usdagov/44006353475 Source: https://thetrampery.com/workspaces/on-the-gantry/ March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
Sources: https://www.the606.org/about/photos
Sources: https://www.seattle.gov
26 Advisory Services Program March 1, 2019 1, March
– The Stitch Atlanta, Georgia February 24 24 February
27 Advisory Services Program March 1, 2019 1, March The Stitch – Atlanta, Georgia February 24 24 February
28 Advisory Services Program The Opportunity: Connectivity March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
29 Advisory Services Program March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
30 Advisory Services Program March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
31 Advisory Services Program March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
32 Advisory Services Program March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
London Olympic Park Allies + Morrison Architects 33 Advisory Services Program The Connectors March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
34 Advisory Services Program The Connected Places March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
35 Advisory Services Program The Connected Places March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
36 Advisory Services Program Switch the Stitch! March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
37 Advisory Services Program The Framework March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
38 Advisory Services Program GEORGIA TECH TECH SQ The Framework
EMORY Renaissance Park March 1, 2019 1, March
– MARTA CIVIC St Luke’s CENTER C Atlanta, Georgia
Children’s
February 24 24 February Museum
CENTENNIAL PARK
Library
39 Advisory Services Program GEORGIA TECH TECH SQ The Framework
Spring Street Currier Street ped Green promenade + cycle route
EMORY Renaissance Park March 1, 2019 1, March
– West Peachtree to MARTA Baker: priority CIVIC complete streets St Luke’s CENTER C Route to Beltline Atlanta, Georgia
Children’s
February 24 24 February Museum Gateway to Sweet Auburn
CENTENNIAL PARK
Library
40 Advisory Services Program March 1, 2019 1, March –
Peoples’ Park Atlanta, Georgia February 24 24 February Civic Square
TOD: MARTA -Bus depot - Alt. modes
41 Advisory Services Program “Meanwhile” Uses
Arts Junction March 1, 2019 1, March –
Atlanta, Georgia Peoples’ Park February 24 24 February
Civic Square
TOD: MARTA -Bus depot - Alt. modes
42 Advisory Services Program Downtown: the mass of city mass MIdtown: demands a granular response March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
43 Advisory Services Program March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
Toronto Tall Buildings Guidelines www.Toronto.ca\city-government
44 Advisory Services Program March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
Solar Carving by Studio Gang Architects at the High Line, New York, NY:
45 Advisory Services Program Source: www.studiogang.com: HOW TO MOVE FORWARD March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
46 Advisory Services Program Implementation
• Commitment • Funding March 1, 2019 1, March
– • Partnerships • Alignment
Atlanta, Georgia • Next Steps:
February 24 24 February • Governance • Predevelopment
47 Advisory Services Program Commitments of Support to Atlanta’s Stitch March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
48 Advisory Services Program Needed Commitments March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
49 Advisory Services Program Alignment of Implementation Actions
Governance March 1, 2019 1, March –
Atlanta, Georgia Funding February 24 24 February
Development
50 Advisory Services Program Implementation Funding Gap THE CAP STITCH (BLOCKS 3&4) Capital Cost • Preliminary cost (Prelim Estimate) $452 million $185 million estimate for Blocks 3 & Potential Sources of Funding 4 is 40% of full Stitch project Federal (BUILD and STBG) $6 - $25 million $6 - $25 million • Cap (Blocks 3 & 4) has State Unknown Unknown
March 1, 2019 1, March Regional (ARC RTP) Unknown $10 million – estimated funding gap of $71 to $125 million MARTA/T-SPLOST $20-$40 million $20 - $40 million
Atlanta, Georgia • How can this gap be TAD Bond $33 - $45 million $5 - $10 million closed? CID/ Special Assessment Bonds $66 - $78 million $20 - $30 million February 24 24 February • Foundations Other $4 million • City • State Total Funding Sources $129 - $207 million $61 - $115 million • Private donors
Funding Gap $246 - $324 million $71 - $125 million
51 Advisory Services Program Implementation Funding: What is the opportunity for unlocking public funding sources? Preliminary estimates from CAP show potential - these are highly competitive sources
March 1, 2019 1, March Federal State Regional and City –
Atlanta, Georgia BUILD and STPG Sales tax, transportation ARC, MARTA, ATL, T-SPLOST $7-$40 million $3-4 million $20-$40 million February 24 24 February
What is the transportation Is there support from state Is this a transit and TOD infrastructure element? officials? project?
52 Advisory Services Program Implementation Funding: What is the opportunity for value capture (TAD, CID, Special District)?
• Studies have demonstrated a value premium for properties located near a high-quality park or transit station March 1, 2019 1, March – • Property value premium of Stitch will depend on the development opportunities it unlocks Atlanta, Georgia
• The park and transportation February 24 24 February investments generate new TAD, CID, and other revenues that can help fund the infrastructure costs up front
• Competition from other projects to use TAD revenues - will require political support! 53 Advisory Services Program Source: Central Atlanta Progress IMPLEMENTATION THROUGH PARTNERSHIPS March 1, 2019 1, March – Atlanta, Georgia February 24 24 February
54 Advisory Services Program Housing Partnerships New Partnerships to Create Inclusive Communities with Permanent Affordability
Atlanta Land Willoughby Mariano, Lindsey Conway, Anastaciah Ondieki, Trust The Atlanta Journal-Constitution March 1, 2019 1, March –
Atlanta Atlanta, Georgia Nonprofit Housing developers Authority February 24 24 February Collaborative Democracy Foundations, HouseATL The CDFIs
55 Advisory Services Program Homelessness Partnerships New Cross-Sector Partnerships to Address the Unhoused population
St. Luke's
Nonprofit March 1, 2019 1, March Atlanta Parks
– developers/ Department services
Atlanta, Georgia Ending Homelessness February 24 24 February
HouseATL Woodruff Partners from Foundation HOME
Emory Hospital
56 Advisory Services Program Transportation Partnerships
Transportation program in the long range ARC plan: • Civic Center Marta Station • Transit Oriented Development March 1, 2019 1, March
– Opportunity oBus Transit Station Atlanta, Georgia • Cycling and pedestrian greenway expansion February 24 24 February • Emphasizing the Stitch as a “crossroads” https://en.wikipedia.org/wiki/C-Tran_(Washington) oWalking and biking club event and activities
57 Advisory Services Program Wellness Partnerships
Health and Wellness: • Concept for an “Emory Health District,” Opportunity for: • Integrating education, research, patient March 1, 2019 1, March
– care, with park’s community health vision
Atlanta, Georgia • Connect citizens, employers, workers, and students to EUHM through February 24 24 February programs • Creating attainable housing (workforce, students) • Aspire to be the healthiest city in the United States – in shape for the Stitch 58 Advisory Services Program Next Steps
ACTION: Scale relative to assets, costs, and impact • Klyde Warren Park in Dallas at 5 acres is the typical size of capping March 1, 2019 1, March
– projects and meets park and public https://commons.wikimedia.org/wiki/File:Dallas_-_Klyde_Warren_Park_19.jpg space objectives
Atlanta, Georgia • Engineering considerations • Traffic disruption February 24 24 February • Operating and program costs • Fundraising and philanthropy
... Klyde Warren Park | by Daquella manera 59 Advisory Services Program Next Steps
ACTION: Commit to an Equitable and Inclusive Community Anchor by The Stitch • Equity + Inclusion = resilient, safe, welcoming
March 1, 2019 1, March community – • Every great city has a great park system (Boston, Chicago, Minneapolis, Seattle, and Atlanta, Georgia Atlanta)
February 24 24 February • 10 minute walk – National wide park movement • New paradigm for parks
• Define the benefit and connections to a www.NRPA.org broader community around the Stitch Understanding equity (within ½ mile) of the project 60 Advisory Services Program Next Steps ACTION: Engage, Collaborate and Align (establish relevance and Advisory Board funding will follow): • Jump Start: Downtown Atlanta Master Plan Steering Committee
March 1, 2019 1, March • Advisory Committee (evolution) – • Formalize diverse steering committee Business community,
Atlanta, Georgia o Hire Engagement Coordinator neighborhood/community, churches,
February 24 24 February universities, parks and cultural affairs, key utilities, MARTA / FHWA/GDOT, nonprofits, CVB 501(c)3 • Hire Engagement Coordinator and develop a communications strategy
61 Advisory Services Program Next Steps Action Item: Leadership Will Drive Governance
• The City of Atlanta: Clarify role as project sponsor • Partnership Umbrella: Establish new 501(c)3 non-profit to
March 1, 2019 1, March design, develop, and operate Stitch – • FHWA/GDOT Approvals: Obtain permission to use freeway Atlanta, Georgia airspace ROW February 24 24 February
62 Advisory Services Program Next Steps Action: Begin Pre-Development Phase
• Begin Campaign for initial $10M Investment • Test Support from funders for a Equitable Community Driven Approach March 1, 2019 1, March
– to The Stitch • Begin Preliminary Engineering & Design Atlanta, Georgia • Apply for ROW approvals from FHWA/GDOT February 24 24 February • Initiate Environmental Review
63 Advisory Services Program Next Steps Action Item: Review and Clarify zoning and design guidelines
• Review opportunities within the Zoning rewrite with an eye towards The Stitch March 1, 2019 1, March – • Enforce Design standards that prioritize the public realm framed by high
Atlanta, Georgia quality buildings that respect the human scale
February 24 24 February • Future proof parking garages for adaptive reuse
64 Advisory Services Program Key Takeaways
• The Stitch as an equitable development and parks district • Proceed with a cap park concept (From Marta to Peachtree, Block 3 and 4) • Engage local communities to craft a shared vision March 1, 2019 1, March – • Harness future market demand to address critical needs • Keep investing in quality places and infrastructure Atlanta, Georgia • Review and enforce design guidelines
February 24 24 February • Make headway on expanding housing choices and affordability • Make the business case • Build political will
65 Advisory Services Program THANK YOU +
March 1, 2019 1, March QUESTIONS – Atlanta, Georgia February 24 24 February
66 Advisory Services Program