Collaborating with Developers to Make Great Places

1. STRANGE
BEDFELLOWS:
Collaborating with
Developers to Make Great
Places
ECONOMIC AND REAL ESTATE ANALYSIS FOR SUSTAINABLE LAND USE OUTCOMES ™

2. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Purpose
• Help public sector planners understand their role in the development process,
in order to best meet the needs of their community.
• Provide public sector planners with the type of information—and where to find
it—that can test their vision for future development.
• Using real-world examples, illustrate these points and identify lessons learned
and how you might be able to apply these lessons in your community.
4WARD PLANNING Inc.
Page 2

3. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Who we Are
Panel of Experts:
Todd J. Poole, 4ward Planning Inc.
Brandon Palanker, Renaissance Downtowns
Dennis DiPrete, DiPrete Engineering
Steve Durkee, Cornish Associates LP
Jon Reiner, Town of North Kingstown, RI
4WARD PLANNING Inc.
Perspective:
Consultant, land use economics
Developer
Consultant, engineering
Developer / architect
Public sector, planning
Page 3

4. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Ground Rules
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Listen actively
No one person dominates
Stay on topic
No personal attacks
Stay on time/schedule
Cell phones off or on vibrate
Don’t make assumptions/assume good will
4WARD PLANNING Inc.
Page 4

5. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #1: Reynolds Farm
Location:
Commercial Corridor, Suburban Rhode Island
Players:
Local staff, Developer, Local Development Corporation, Planning
Board, Public
Timeline
2001 - ongoing
Local Vision:
Developer bought into town-initiated visioning process
Challenges:
• Lack of sewer
• Zoning
• Adversarial relationship (initially)
Development
Plan:
574 housing units
30,000 sf small scale commercial
4WARD PLANNING Inc.
Page 5

6. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #1: Reynolds Farm
Source of Renderings: Union Studio (formerly Donald Powers Architects)
4WARD PLANNING Inc.
Page 6

7. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #1: Lessons Learned
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Have patience
Build relationships all around
Create a vision that is grounded in reality, and stick to it
Developer can help implement the Town’s vision (brings own resources)
Help create champions
Look for solutions that can solve many problems at once
Learn from failure
Status:
4WARD PLANNING Inc.
First phase approved (250 housing units).
Construction begins next month.
Page 7

8. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #2: Westminster Lofts Redevelopment
Location:
Urban, Downtown, Rhode Island
Players:
Developer, City, Legislature
Timeline
Multiple projects over 8 years
Local Vision:
A 1991 charrette created the Downcity Plan which drove the
direction of this project
Challenges:
• Financing
• Regulatory
• Market confidence
Development
Plan:
200 housing units
80,000 sf commercial
600 parking spaces
4WARD PLANNING Inc.
Page 8

9. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #2: Westminster Lofts
4WARD PLANNING Inc.
Page 9

10. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #2: Lessons Learned
• It is an ongoing process that demands continued maintenance and nurturing.
• It was/is a lot harder and took a lot longer than ever expected to see the
financial growth.
Status:
4WARD PLANNING Inc.
Construction complete
Occupied
Page 10

11. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #3: Downtown Bristol
Location:
Urban, Downtown, Connecticut
Players:
Town, Developer, Advocacy Group (BristolRising)
Timeline
Long-term
Local Vision:
Government struggled to get public buy-in on the Vision
Challenges:
• Loss of significant retail in downtown core (17 acres)
• Already struggling downtown
• Failure to engage owners and residents
Development
Plan:
1,000 residential units
Retail, commercial, hotel, educational facility and entertainment
See also: www.bristolrising.org
4WARD PLANNING Inc.
Page 11

12. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #3: Downtown Bristol
4WARD PLANNING Inc.
Page 12

13. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #3: Lessons Learned
• Comprehensive redevelopment provides a more clear path toward success.
• Engage Private Property Owners in the process
• Meaningful public dialogue and engagement are critical factors to creating
support.
• Utilize social-networking tools to gain local market insight.
• Crowdsourced Placemaking is a process that reduces the time and cost to
receive bulk approvals for mixed-use projects with a strong residential
component.
Status:
4WARD PLANNING Inc.
Breaking ground in 2013
Page 13

14. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #4: South County Commons
Location:
Suburban, Rhode Island
Players:
Town staff, Developer, General Public
Timeline
Local Vision:
Developer waited for, and bought into, town-initiated visioning
process
Challenges:
• Lack of local vision (originally)
• NIMBY
Development
Plan:
100,000 sf retail
450 residential units
100,000 sf office and hotel
4WARD PLANNING Inc.
Page 14

15. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #4: South County Commons
4WARD PLANNING Inc.
Page 15

16. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Scenario #4: Lessons Learned
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If it doesn’t work for a developer, the vision is not likely to be implemented.
Know where to find the expertise to craft a realistic vision.
Create trust among parties.
Have clear understanding of your role; recognize that it changes over time.
Status:
4WARD PLANNING Inc.
Construction 90% complete
Page 16

17. Strange Bedfellows: Collaborating with Developers to Make Great Places
[Project Name]
October 17, 2014
February 5, 2013
Questions and Discussion
4WARD PLANNING Inc.
Page 17