A ULI ADVISORY SERVICES WORKSHOP REPORT Barriers and Incentives to Transit-Oriented Development Prince George’s County, Prince William County, and the District of Columbia JULY 22–24, 2003 W ASHINGTON, D.C. Urban Land $ Institute Barriers and Incentives to Transit-Oriented Development Prince George’s County, Prince William County, and the District of Columbia Sponsored by the Greater Washington Smart Growth Alliance July 22–24, 2003 Washington, D.C. A ULI Advisory Services Workshop Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About ULI–the Urban Land Institute LI–the Urban Land Institute is a non- sionals represented include developers, builders, profit research and education organization property owners, investors, architects, public offi- that promotes responsible leadership in cials, planners, real estate brokers, appraisers, U the use of land in order to enhance the attorneys, engineers, financiers, academicians, total environment. students, and librarians. ULI relies heavily on the experience of its members. It is through member The Institute maintains a membership represent- involvement and information resources that ULI ing a broad spectrum of interests and sponsors a has been able to set standards of excellence in de- wide variety of educational programs and forums velopment practice. The Institute has long been to encourage an open exchange of ideas and shar- recognized as one of America’s most respected ing of experience. ULI initiates research that and widely quoted sources of objective informa- anticipates emerging land use trends and issues tion on urban planning, growth, and development. and proposes creative solutions based on that research; provides advisory services; and pub- This Advisory Services workshop report is in- lishes a wide variety of materials to disseminate tended to further the objectives of the Institute information on land use and development. and to make authoritative information generally available to those seeking knowledge in the field Established in 1936, the Institute today has more of urban land use. than 18,000 members and associates from nearly 70 countries, representing the entire spectrum of Richard M. Rosan the land use and development disciplines. Profes- President ©2003 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 A ULI Advisory Services Workshop Report About ULI Programs Advisory Services each member and arranging for the panel to meet with key local community members and stake- The goal of ULI’s Advisory Services Program is holders in the project under consideration, par- to bring the finest expertise in the real estate ticipants in ULI’s workshops are able to make field to bear on complex land use planning and accurate assessments of a sponsor’s issues and to development projects, programs, and policies. provide recommendations in a compressed Since 1947, this program has assembled well over amount of time. 400 ULI-member teams to help sponsors find creative, practical solutions for issues such as downtown redevelopment, land use management Community Outreach strategies, evaluation of development potential, The Urban Land Institute’s Community Outreach growth management, community revitalization, Program provides strategic, technical, and policy brownfield redevelopment, military base reuse, assistance; identifies, researches, and advances provision of low-cost and affordable housing, and emerging land use policy issues; and shares best asset management strategies, among other mat- policy and practice examples with ULI district ters. A wide variety of public, private, and non- councils and other regional and state organiza- profit organizations have contracted for ULI’s tions. The goal of the Community Outreach Pro- Advisory Services. gram is to create a two-way linkage of informa- Each team is composed of highly qualified profes- tion, research, and programs between ULI’s sionals who volunteer their time to ULI. They policy and practice department and state, local, are chosen for their knowledge of the topic and and regional governments and organizations, par- screened to ensure their objectivity. ULI teams ticularly the ULI district councils. are interdisciplinary and typically include several developers, a landscape architect, a planner, a The Community Outreach Program is involved market analyst, a finance expert, and others with in a number of state and regional initiatives to the niche expertise needed to address a given advance ULI’s mission of promoting responsible project. ULI teams provide a holistic look at de- leadership in the use of land in order to enhance velopment problems. Each team is chaired by a the total environment. In each of these collabo- respected ULI member with previous Advisory rative efforts, the Community Outreach Program Services experience. is working to build a consensus around solutions to challenging land use and development issues The agenda for a two-day workshop is intensive. by involving a broad range of stakeholder inter- It includes a full day of moderated discussion with ests, conducting relevant and timely research, key community representatives followed by an and sharing best practices. Advisory Services evening spent formulating recommendations. On Workshops are often used as a tool to bring the the second day, the panel offers its findings and knowledge and expertise of ULI members to conclusions to the sponsor. A written summary is bear on local land use issues and policies. The prepared and published. recommendations developed by workshop panels Because the sponsoring entities are responsible can then become the basis for ongoing implemen- for significant preparation before the panel’s visit, tation efforts involving both the public and pri- including sending extensive briefing materials to vate sectors. Washington, D.C., July 22–24, 2003 3 ULI Project Staff Mary Konsoulis ULI Consultant Rachelle L. Levitt Alexandria, Virginia Senior Vice President, Policy and Practice Publisher Nancy H. Stewart Director, Book Program Marta V. Goldsmith Vice President, Land Use Policy Duke Johns Manuscript Editor Mary Beth Corrigan Vice President, Advisory Services Betsy Van Buskirk Art Director Suzanne D. Cartwright Director, Community Outreach Martha Loomis Desktop Publishing Specialist/Graphics Meghan Welsch Associate, Advisory Services Diann Stanley-Austin Director, Publishing Operations Jason Bell Coordinator, Advisory Services 4 A ULI Advisory Services Workshop Report About the Smart Growth Alliance he Greater Washington Smart Growth •respect and conserve significant environmen- Alliance (SGA) is a collaborative partner- tal, cultural, and recreational resources in a ship of civic, environmental, business, and variety of ways. T development organizations committed to It pursues these goals through specific activities the promotion of quality of life and smart growth including educational and outreach programs in the Washington region. The Smart Growth about smart growth; collecting and disseminating Alliance partners are the Urban Land Institute information about the impact of growth and Washington District Council, the Coalition for development trends; identifying barriers and Smarter Growth, the Greater Washington Board incentives; promoting land conservation; develop- of Trade, the Chesapeake Bay Foundation, and ing strategies to encourage regional smart growth the Metropolitan Washington Builders’ Council. policies; and developing and implementing a Each of these organizations provides financial recognition program for proposed development support to the SGA. projects that incorporate smart growth character- The SGA mission is guided by four overarching istics. goals: This Advisory Workshop panel report is produced • enhance regional cooperation; as part of SGA’s educational function to advance knowledge about issues and policies that affect • encourage mixed-use, pedestrian- and transit- smart growth practices in the region. oriented development projects; David Flanagan •promote housing and transportation choices for Chair a range of incomes throughout the region, par- Smart Growth Alliance ticularly as infill; and Washington, D.C., July 22–24, 2003 5 Acknowledgments he Smart Growth Alliance gratefully • Morris and Gwendolyn Cafritz Foundation acknowledges the financial support of the • Clayton Fund following contributors that provided fund- T ing for this project as well as for the ongo- • U.S. Environmental Protection Agency. ing work of the SGA: •Chesapeake Bay Trust • Prince Charitable Trust 6 A ULI Advisory Services Workshop Report Contents ULI Panel and Participants 8 Foreword: Workshop Scope and Panel Assignment 10 Background Information 12 Panel Recommendations 17 Conclusion 28 About the Panel 29 Washington, D.C., July 22–24, 2003 7 ULI Panel and Participants Panel Chair Local Jurisdictions Marilee A. Utter District of Columbia Citiventure Associates, LLC Andrew Altman Denver, Colorado Director, Office of Planning Panel Members Karina Ricks, AICP Neighborhood Planning Coordinator Prince George’s County Team Shelley Poticha Prince George’s County Reconnecting America Iris Boswell Center for Transit-Oriented Development Special Assistant to the County Executive Oakland, California Steve Gilbert Jack Wierzenski Principal Counsel to the County