Parks can be Key to Economic Development Janet Bebb, Metro September 11, 2012 Robin Craig, GreenWorks PC Why now? • National obesity and health crisis • Diminishing Park Budgets • Slow Economy Interviews with 4 Developers Under what circumstances does open space sell your product? When does open space not matter to your work? When can open space be detrimental? • Matt Brown, Loci Development • Dennis Wilde, Gerdling Edlen • Jim Winkler, Winkler Development Corporation • Dave Wood, Newland Communities Strategic Use of Parks 1. Park system master plans - “Traditional Path” - Fills in service gaps 2. Protect natural resources where they occur 3. Strategically use parks, trails, and natural areas to incent a market response Strategic Use of Parks • Positioning parks to be part of The Fields the solution • Participate with development Tanner Springs Park program • Understand developer’s perspectives • Be creative with partnerships Jamison Park Pearl District - Jamison Park in foreground with an unbuilt Tanner Springs Park plot and vacant plot for the Fields Park just beyond the construction crane. Portland, Oregon (2002) Guiding Principle #1 Parks have different effects on different types of development. • Mixed Use and Complete Communities • Housing Development - Urban Director’s Park during construction - Portland, OR and Suburban • Commercial and Retail Development Director’s Park - Portland, OR Guiding Principle #2 Parks are integral to creating complete communities. • Urban and Suburban • Open space and transit are both equally key Villebois Development Open Space Plan - Wilsonville, Oregon MAY 12, 2010 “A SURVEY BY THE NATIONAL ASSOCIATION OF REALTORS REVEALED THAT 57% OF VOT- ERS WOULD CHOOSE A HOME CLOSE TO A PARK OVER ONE WITHOUT AND 50% WOULD BE WILLING TO PAY 10% MORE.” Guiding Principle #3 There are circumstances where parks are irrelevent. Adidas World Headquarters - Portland, Oregon Mississippi Avenue Streetscape - Portland, Oregon Developers told us: “IN SOME INSTANCES, A PARK SETTING IS NOT NECESSARY TO FOSTER ECONOMIC DEVELOPMENT.” • Active Streets and Retail • Secret shoes Guiding Principle #4 Provide certainty Developers told us: “PARKS NEED TO BE BUILT EARLY AND BE IN PLACE PRIOR TO MARKETING DEVELOPMENT.” A future promise is not convincing in a slow market. Elizabeth Caruthers Park - South Waterfront, Portland, Oregon Guiding Principle #5 Passive Parks are key; active recreation is not. Developers told us: “ HOUSING RESPONDS WELL TO PASSIVE RECREATION AND NATURAL AREAS.” • Walking paths • Unprogrammed open areas • Special gardens • Not active sports Jamison Square - Pearl District, Portland, Oregon Guiding Principle #5 Passive Parks are key; active recreation is not. Headwaters Development - First daylighted stream in Portland, Oregon Headwaters Development- Once a parking lot..... CASE STUDIES: Highline - New York, New York Figure 11: Elizabeth Caruthers Park and the John Re-Imagining Existing Infrastructure Ross Tower - Portland, Oregon. W. 19th St. HIGHLINE 10th Ave. W. 18th St. W. 17th St. 11th Ave. W. 16th St. 9th Ave. W. 15th St. Highlighted Area W. 14th St. Park Boundary Featured Park Existing Park 0 250’ 500’ TOTAL COST: $152 MILLION (PHASES I & II) PRIVATE DONATIONS: $44 MILLION BY FRIENDS OF THE HIGH LINE SIZE: 6.73 ACRES PROJECTED DEVELOPMENT VALUE: $2 billion in private investment CASE STUDIES: BeltLine - Atlanta, Georgia Figure 11: Elizabeth Caruthers Park and the John Coordination with Transit Ross Tower - Portland, Oregon. ATLANTA BELTLINE Highlighted Area Dallas St. NE Dallas St. NE St. Dallas Historic Fourth Ward Park Wilmer St. NE St. Wilmer Rankin St. NE Ralph McGill Bvld. NE Angier Ave NE Park Boundary Featured Park Existing Park 0 250’ 500’ TOTAL PROJECT COST: $ 2.8 BILLION TOTAL COST FOR PARKS: $755 - $910 MILLION LAND ACQUISITION: $480 - $570 MILLION PARK AND TRAIL CONSTRUCTION: $275 - $340 MILLION PROJECTED DEVELOPMENT VALUE: $20 billion Historic Fourth Ward Park - BeltLine, Atlanta, Georgia CASE STUDIES: Seattle Scultpure Garden - Seattle, Washington Figure 11: Elizabeth Caruthers Park and the John Extreme Brownfield Redevelopment Ross Tower - Portland, Oregon. Denny Way 2nd Ave. Warren Pl. Warren Elliott Ave. Bay St. Eagle St. 1st Ave. OLYMPIC SCULPTURE PARK Broad St. Western Ave. Puget Sound Highlighted Area Clay St. Park Boundary Featured Park Existing Park 0 250’ 500’ SIZE: 8.5 ACRES FEDERAL FUNDING TO DATE: $5 MILLION KING COUNTY: $1.7 MILLION STATE FUNDING: $8.1 MILLION Guiding Principle #6 Key Common Elements • UNDERUTILIZED OR ABANDONED AREA CLOSE TO CITY CENTER • SIGNIFICANT EFFORT TOWARD A LARGE VISION • INVESTMENT TYPICALLY INVOLVES LOCAL, STATE, FEDERAL AND PRIVATE FUNDING • DESIGN EXCELLENCE • HIGH VISBILITY AND DESTINATION LINKAGES South Waterfront Portland - The park and greenway goes fi rst... Guiding Principle #7 Proximate Principle Parks, trails, and open space can have a positive effect on adjacent property values and can lead to proportionately higher tax revenues for local governments. Fifth Avenue and Central Park - New York City, New York Guiding Principle #7 Proximate Principle LAURELHURST PARK SE Oak St. $1.65 M $746 K $431 K $533 K $504 K SE Stark St. $367 K $329 K $286 K $293 K $346 K $505 K SE Washington St. $322 K $314 K $264 K $242 K $221 K $282 K SE Alder St. A view of residences near Laurelhurst Park - Portland, OR $220 K $241 K $639 K $429 K SE Morrison St. $402 K $300 K $295 K $333 K $333 K SE Belmont St. $363 K $295 K $306 K $300 K $277 K SE Yamhill St. $524 K $261 K A sampling of tax values near Laurelhurst Park - Portland, OR A view of Laurelhurst Park - Portland, OR Guiding Principle #7 Proximate Principle 290’ 290’ 250’ 250’ 210’ 210’ 170’ 170’ 130’ 130’ 90’ 90’ PARK 290’ 290’ 250’ 250’ 210’ 210’ 170’ 170’ PARK Graham Oaks Nature Park - Wilsonville, OR CITY OF WILSONVILLE STAFF TOLD US: “THE VILLEBOIS LOTS ADJACENT TO GRAHAM OAKS NATURE PARK WERE SOLD FIRST AND AT HIGHER PRICES.” Guiding Principle #7 Proximate Principle The Fields SW Alder St. NW Pettygrove St. SW 11th St. SW SW 9th St. SW SW Park Ave. SW 10th St. 10th SW SW Broadway Ave. Broadway SW SW Morrison St. 6th St. SW NW Overton St. Pioneer Square NW 12th Ave. NW 13th Ave. NW 11th Ave. NW 9th Ave. SW Yamhill St. DIRECTOR Ave. NW 10th NW Northrup St. PARK TANNER SPRINGS SW Taylor St. NW Marshall St. 600’ Radius 600’ Radius SW Salmon St. NW Lovejoy St. SW Main St. NW Kearney St. South Park Blocks Jamison Square SW Madison St. Featured Park Featured Park 0 100 200 400 0 100 200 400 Tanner Springs Park O’Bryant Square NW Marshall St. SW Washington St. STUDIES NATIONWIDE ACROSS UR- SW 10th St. 10th SW NW 9th Ave. NW 11th Ave. NW 10th Ave. NW 10th NW 12th Ave. SW 9th St. SW Park Ave. Ave. Broadway SW SW 6th St. SW 5th St. SW 4th St. BAN AND SUBURBAN CONTEXTS NW 13th Ave. NW Lovejoy St. SW Alder St. REVEAL THAT PROPERTIES IN SW Morrison St. NW Kearney St. PIONEER JAMISON COURTHOUSE PROXIMITY TO PARKS HAVE SQUARE SQUARE SW Yamhill St. NW Johnson St. INCREASED PROPERTY VALUES 600’ Radius 600’ Radius Park Director SW Taylor St. RANGING FROM 2% TO 20%. THESE NW Irving St. VALUES TYPICALLY HAVE AN IN- SW Salmon St. NW Hoyt St. Chapman Square FLUENCE FOR UP TO 600 - 1200 South Park Blocks Featured Park FEET FROM THE PARK. Featured Park 0 100 200 400 0 100 200 400 Guiding Principle #7 Linear Parks Principle Parks can maximize potential frontage properties by creating linear parks. ELONGATED PARKS ARE PREFER- ABLE TO SQUARE PARKS IF FUNC- TION PERMITS. ELONGATED PARKS INCREASE PARK PERIMETER. A DOUBLE SQUARE PARK WITH THE SAME AREA AS A SQUARE PARK WILL HAVE A 6% LONGER PERIM- ETER. A TRIPLE SQUARE PARK HAS A 15% LONGER PERIMETER. Linear Park Principle - Andrew Ross Miller “ Valuing Open Space: Land Economics and Neighborhood Parks” Guiding Principle #7 Linear Parks Principle Glisan St. SW 4th Urban examples include NORTH PARK BLOCKS Everett St. Portland’s Park Blocks.... 600’ Burnside St. • Maximizes frontage SW Washington properties SW Alder I-405 SW Taylor SW Salmon 600’ SOUTH PARK BLOCKS SW Clay SW Naito SW Market SW Broadway Featured Park Guiding Principle #7 Linear Parks Principle The Park Blocks were set aside by early landowner Daniel Lownsdale in an 1849 survey. The narrow strip of blocks running north and south were substantially west of the city center at the time, but Lownsdale correctly predicted that the city would grow to encompass the park. This 1878 photo shows a remarkable amount of remaining undeveloped land, and the Park blocks still lay somewhat west of the central commercial district. South Park Blocks - Portland, Oregon (1878) South Park Blocks - Portland, Oregon (2002) Guiding Principle #8 Park Size Principle One park of a set area only affects the immediate surrounding properties (sphere of influence) whereas three parks with the same area total as the one park can triple the sphere of influence. Diagram G: Design Rules - Andrew Ross Miller, “Valuing Open Space: Land Economics and Neighborhood Parks.” Guiding Principle #8 Park Size Principle 600’ Radius The Pearl District in NW Pettygrove St. Portland, has been under- THE FIELDS going significant urban re- NW Overton St. 600’ Radius NW 12th Ave. NW 13th Ave. NW 11th Ave. NW 9th Ave. NW 10th Ave. NW 10th newal since the late 1990s, NW Northrup St. TANNER SPRINGS including the removal of a NW Marshall St. viaduct and construction of NW Lovejoy St. 600’ Radius the Portland Streetcar. The NW Kearney St. “Park Blocks” concept was JAMISON SQUARE NW Johnson St. captured in the Peter Walker master plan to NW Irving St. capitalize the frontage NW Hoyt St. property potential on the parks. Featured Park 0 200 400 800 Pearl District Neighborhood - Diagram illustrates the “parkshed’ capture of neighboring properties A look at Park History This isn’t a new idea...