Transit Panel (William Kohn Fleissig) - ULI fall meeting - 102711

Reframing Transit & Development
to
TOD 3.0

TransACT
William Kohn Fleissig
ULI Fall Conference
October 27, 2011

© All Rights Reserved - Fleissig and Carlton - 2011

TOD Is Evolving to Deliver Livability Benefits
TOD 1.0 TOD 2.0 TOD 3.0

A. Route Alignment 1. Route Alignment 1. Route Alignment
Transit

B. Station Location 2. Station Location 2. Station Location

C. Station Area 3. Station Area 3. Station Area
4. Land Assemblage 4. Land Assemblage
Real Estate

A. Land Assemblage 5. Infrastructure 5. Infrastructure

B. Infrastructure 6. Vertical Development 6. Vertical Development

C. Vertical Development 7. Livability Benefits

UMTA Era: Uncoordinated Since ISTEA: Greater regulatory Livable Communities Era:
transit infrastructure coordination between transit and Transit investments are aligned
implementation and real estate local land use planning that with real estate development
development processes resulted focused on TOD outcomes, potential so that TOD can
in one-off real estate projects though TOD projects still generate corridor-wide livability
built only when markets and occurred on a one-off basis when benefits via corridor-wide
regulations fortuitously markets supported development financing tools
supported development © All Rights Reserved - Fleissig and Carlton - 2011

Potential TOD 3.0 Livability Benefits
Category Livability Benefits Category Livability Benefits

• Pedestrian/Bicycle • Street/Sidewalk cleaning service
improvements • Increased police patrols /
Mobility • Parking Services Ambassador force
• Local shuttles • Farmers‟ markets
• Car/bike sharing facilities • Other social services
• Low-income housing • Job training
Economic
Housing • Workforce housing • Business development
Development
• Supportive housing • District marketing
• Site remediation • Kindergarten / Daycare / After-
• Air quality programs school services
Environment • Noise abatement Education • Charter Schools
• Water resources • Magnet Schools
• Habitat preservation • Public Schools
• Open/green space • School facility improvements
• Recreation/active space • Community facility construction
• Streetscape enhancements • Undergrounding utilities
Public Space Infrastructure
• Trails • Upgrading infrastructure
• Façade enhancements • Alternative energy production
• Historic structure preservation

Kendall Square, Cambridge
Center, Cambridge, MA
1975-1981

15th and Pearl Garage, GAGID
1998-1999, Boulder CO © All Rights Reserved - Fleissig and Carlton - 2011

LODO District Zoning and Infrastructure,
Denver 1984-1987
Sugar Cube Building,
Denver, CO 2004-2005

16 Market Square,
Denver, CO 1998-2000


103 Acre Old Villa Italia Shopping Mall


23 Block Belmar District


Belmar, Lakewood, CO 2000 - present


Drivers of Growth

SB 375 and AB 32
impacting state,
regional and local
policies and $$$

ABAG
MTC
Utilities
Water Districts
Transit Agencies
Counties
Municipalities
www.growsmartbayarea.org

Bay Area Context:
Priority Development Areas
• Housing Affordability

• Jobs/Education Access

• Neighborhood Vitality/Identity

• VMT/SOV Trip Reduction

• Mobility/Access Improvements

• GHG Reductions

• Energy Use Reductions

• Water Conservation

• Waste Conservation

Sub Region


Pleasanton | Hacienda TOD

PLEASANTON TOD STANDARDS AND GUIDELINES © All Rights Reserved - Fleissig and Carlton - 2011

Hacienda Development Plan


Hacienda Land Use


Circulation


Existing Transit System


Potential Redevelopment Parcels


Existing Development Criteria
7. “Development standards for Mixed Commercial Office Industrial
PD uses shall be determined by the use proposed for the site.
These standards shall be based on the number of floors
proposed in the tallest proposed building on the site and shall be
as follows:

Number Of Maximum Minimum Minimum
Floors Floor Area Ratio Landscape Ratio Parking Ratio

One 35% 20% 1 per 300 sf (3.3 per 1,000 sf)
Two 40% 25% 1 per 300 sf (3.3 per 1,000 sf)
Three 45%* 25% 1 per 300 sf (3.3 per 1,000 sf)
Four 50% 25% 1 per 300 sf (3.3 per 1,000 sf)
Five 60% 30% 1 per 300 sf (3.3 per 1,000 sf)
Six 60% 30% 1 per 300 sf (3.3 per 1,000 sf)


Development Criteria
8. Development standards for MCOIPD uses shall be determined by the
use proposed for the site. These standards shall be based on the use
and the number of floors proposed.

If a commercial use is proposed, the development standards shall be as follows:

Uses Maximum Minimum Minimum
Floor Area Ratio Landscape Ratio Parking Ratio
Free-Standing
Restaurant 12.5% 25% 1 per 150 sf (6.7 per 1,000 sf)

Hotel/Motel 60% 30% 1 per room plus 1 per
employee at maximum shift
Commercial/Retail 30% 25% 1 per 200 sf (5.0 per 1,000 sf)

Other specialized commercial land uses shall be reviewed on a case by case basis, and
modifications to the above standards may be approved. Combined retail/office uses on
a Parcel shall follow the development standards for office use, except that parking
shall be provided for each use, treating each individually.


Pleasanton Transit Village:
Core PUD Regulations*
• Density: Minimum of 30 Units per Acre
• Affordability:
The greater of (a) 15% of all units, or
(b) 130 units, will be made available exclusively to very-low income
(50% of AMI) households.
Affordable units will be deed-restricted in perpetuity..

• Section 8 Rental Assistance Vouchers:
developments will be required to accept HUD Section 8 Rental Vouchers

• Bedroom Mix of Affordable Units:
minimum of 10% 3br units
minimum of 35% 2br units

• Location of Affordable Units: Affordable units will be dispersed
throughout the development.
*Note: Core PUD Regulations are from the Term Sheet of final settlement agreement
issued July 20, 2010

Pleasanton BART - Livability Benefits
Category Livability Benefits Category Livability Benefits

• Pedestrian/Bicycle • Street/Sidewalk cleaning service
improvements • Increased police patrols /
Mobility • Parking Services Ambassador force
• Local shuttles • Farmers‟ markets
• Car/bike sharing facilities • Other social services
• Low-income housing • Job training
Economic
Housing • Workforce housing • Business development
Development
• Supportive housing • District marketing
• Site remediation • Kindergarten / Daycare / After-
• Air quality programs school services
Environment • Noise abatement Education • Charter Schools
• Water resources • Magnet Schools
• Habitat preservation • Public Schools
• Open/green space • School facility improvements
• Recreation/active space • Community facility construction
• Streetscape enhancements • Undergrounding utilities
Public Space Infrastructure
• Trails • Upgrading infrastructure
• Façade enhancements • Alternative energy production
• Historic structure preservation

TOD FRAMEWORK


TOD FRAMEWORK
• Iron Horse Trail
• Pedestrian Street
Sections
• Pedestrian
Connections
• Public Open
Spaces
• Key Retail / Service
Edges
• Internal Street
Hierarchy


Phased Framework

• Private Developer -- BART PARCEL

Mixed Income Residential
Adjacent to BART w Ped
Connections, Retail and
Open Space


Phased Framework


Adjacent to BART
• Private Developer –
2nd Mixed Income Project
Continues Pedestrian
Links


Phased Framework


Adjacent to BART
• Major Employer --
Expansion for Parking with
Iron Horse Trail
Connections


Phased Framework


Adjacent to BART
• Major Employer --
Expansion for Parking
• Parking District ? --
Shared Garage(s) for
Employees, Commuters,
and Shoppers


BART SITE –
ALLOWABLE DEVELOPMENT MATRIX
40% trip reduction
20% trip reduction
Orig. Base/Max. (if supported by traffic
(allowed for TOD)
study / TOD Data)

Office 289,000 s.f. 350,000 s.f. 494,000 s.f.

Hotel 200 rooms 240 rooms 280 rooms

Retail 15,000 s.f. 25,000 s.f. 25,000 s.f.

Or any combination of these uses which does not exceed trip generation.
Note: Residential densities allowed (by proposed regulations) create less trip than
commensurate office, retail or hotel uses.


PARKING CONFIGURATIONS

BART PLATFORM

BART PLATFORM
ACCESS ROAD (MIXED TRAFFIC)
BART S NLY
BUSE O
PLAZA
PRIVATE
GARAGE LOOP DRIVE
HACIENDA
IRONH
OR
PRIVATE
GARAGE
BART
S
GATEWAY ET
RAIL
PARKING
PLAZA
1250
SPACES
BART S NLY
BUSE O
OWENS DRIVE PLAZA
PRIVATE
IRO GARAGE LOOP DRIVE
BART
NH
ORSE
TR
IRONH
PRIVATE
AIL
HACIENDA ORS GARAGE
NEW TRAFFIC GATEWAY ET
R PARKING
W

AL
O
D
R

SIGNAL I
L
I

PLAZA
1250
SPACES

BART PLATFORM OWENS DRIVE

IRONH
S NLY
BUSE O AC E R AD (MIXED TRAFFIC)
C SS O OR
BART SE
PLAZA TR
PRIVATE AIL
GARAGE LOOP DRIVE
IRO
HACIENDA
NH
ORSET
MULTI-USE NEW TRAFFIC

W
GATEWAY R
PARKING

O
A

D
R
IL
SIGNAL

L
PLAZA

I
[1250 BART]

OWENS DRIVE

IRONH

OPTION 1:
ORSET
RAIL

NEW TRAFFIC
W
O
D
R

SIGNAL
L
I

STAND ALONE BART STRUCTURE
BART PLATFORM

BART PLATFORM

Option 1 has a stand alone BART parking structure
ACCESS ROAD (MIXED TRAFFIC) AC E R AD (MIXED TRAFFIC)
C SS O
MULTI-USE
PARKING
BART
PLAZA

LOOP DRIVE
IRO
S NLY
BUSE O

MULTI-USE PARKING [720 BART]
and private garages to handle the development.
PRIVATE
BART
PLAZA
S NLY
BUSE O

[530 BART] HACIENDA
NH
ORS LOOP DRIVE
GATEWAY
PLAZA
ET
RAIL GARAGE IRO
HACIENDA
NH
ORSET
MULTI-USE
GATEWAY
PLAZA
RAL
I PARKING
OWENS DRIVE
[1250 BART]
IRONH
ORSET
RAIL

NEW TRAFFIC
W
O
D
R

SIGNAL
OWENS DRIVE
L
I

IRONH
ORSET
RAL
I

PLEASANTON TOD STANDARDS AND GUIDELINES NEW TRAFFIC
W
O
D
R

SIGNAL
L

I

OWENS DRIVE

IRONH
O

RSE
TR
AIL

NEW TRAFFIC

W
O
D
R
SIGNAL

L
I
BART PLATFORM

BART PLATFORM
BART S NLY
BUSE O
PLAZA
PRIVATE
GARAGE LOOP DRIVE
HACIENDA
IRONH
OR
PRIVATE
GARAGE
BART
S
GATEWAY ET
RAIL
PARKING
PLAZA
1250
SPACES
S NLY
C SS O
BART
OWENS DRIVE PLAZA
PRIVATE
IR GARAGE LOOP DRIVE
ONH IRO
ORSE
TR
AIL HACIENDA
NH
ORSET
MULTI-USE
GATEWAY
NEW TRAFFIC RAL
I PARKING
W
O
D
R

SIGNAL
PLAZA
L
I

[1250 BART]


IRONH
AC E R AD (MIXED TRAFFIC)
C SS O OR
BART S NLY
BUSE O SET
PLAZA RAL
I
PRIVATE
GARAGE LOOP DRIVE
IRO
HACIENDA
NH
OR MULTI-USE NEW TRAFFIC

W
SET

O
D
R
GATEWAY R
PARKING SIGNAL

L
AIL
PLAZA

I
[1250 BART]

OWENS DRIVE

IRONH
ORSET
RAIL
OPTION 2:
NEW TRAFFIC

ONE MULTI-USE BART STRUCTURE
W
O
D
R

SIGNAL
L
I

BART PLATFORM

BART PLATFORM
Option 2 has one multi-use garage on the eastern
MULTI-USE
BART
PLAZA
S NLY
BUSE O
ACCESS ROAD (MIXED TRAFFIC) parcel that includes all of the BART parking and
BART S NLY
BUSE O
MULTI-USE PLAZA

additional parking for the private development. BART]
PARKING LOOP DRIVE
IR MULTI-USE PARKING [720 BART]
[530 BART] HACIENDA
ONH
ORS PARKING LOOP DRIVE
GATEWAY
PLAZA
ET
RAIL
MULTI-USE PARKING [720
IRO
[530 BART] HACIENDA
NH
OR

Option 2 could be developed with a long parking
SET
GATEWAY RAL
I
PLAZA
OWENS DRIVE

IRONH
ORSET
RAIL
structure similar to the design of Option 2.
NEW TRAFFIC
W

OWENS DRIVE
O
D
R

SIGNAL
L
I

A multi-use parking structure is a parking garage with separate and dedicated IRONH
ORSET
RAL
I

PLEASANTON TOD STANDARDSassociated private development. Reserved - Fleissig and Carlton - 2011
parking areas for BART patrons and AND GUIDELINES NEW TRAFFIC
W
O
D
R

SIGNAL
L
I

© All Rights

OWENS DRIVE

IRONH

ORSET
RAL
I

NEW TRAFFIC

W
O
D
R
SIGNAL

L
I
BART PLATFORM

BART PLATFORM
BART S NLY
BUSE O
PLAZA
PRIVATE
GARAGE LOOP DRIVE
HACIENDA
IRONH
OR
PRIVATE
GARAGE
BART
S
GATEWAY ET
RAIL
PARKING
PLAZA
1250
SPACES
BART S NLY
BUSE O
OWENS DRIVE
MULTI-USE PLAZA

PARKING LOOP DRIVE
IRONH
O IRO MULTI-USE PARKING [720 BART]
[530 BART]
RSE
TR
AIL
NH
HACIENDA ORSET
NEW TRAFFIC GATEWAY RAL
W
O

I
D
R

SIGNAL
L

PLAZA
I


IRONH
S NLY
C SS O OR
BART SET
PLAZA RAL
PRIVATE I
GARAGE LOOP DRIVE
IRO
HACIENDA
NH
ORSET
MULTI-USE NEW TRAFFIC

W
GATEWAY R
PARKING

O
D
R
A
SIGNAL

L
IL
PLAZA

I
[1250 BART]

OWENS DRIVE

IRONH
ORSET
RAIL
OPTION 3:
NEW TRAFFIC

TWO MULTI-USE BART STRUCTURES
W
O
D
R

SIGNAL
L
I

BART PLATFORM
Option 3 has two multi-use garages on the eastern
MULTI-USE
BART
PLAZA
S NLY
BUSE O
ACCESS ROAD (MIXED TRAFFIC) and western parcels with the BART parking split
PARKING LOOP DRIVE
[530 BART] HACIENDA
GATEWAY
PLAZA
IRONH
ORSET
RAIL
MULTI-USE PARKING [720 BART]
between the two. The distribution of BART parking in
OWENS DRIVE
the two structures could change depending on
IRONH
ORSET
RAIL
amount and type of private development.
NEW TRAFFIC
W
O
D
R

SIGNAL
L
I

A multi-use parking structure is a parking garage with separate and dedicated parking areas
PLEASANTON and associated private development.
for BART patrons TOD STANDARDS AND GUIDELINES

DEVELOPMENT SCENARIOS:
MIX OF BUILDING TYPES

To provide maximum flexibility within the
urban design framework, each parcel
could be developed with office,
residential and/or hotel uses.


Subsequent Developer Application –
Open Space / Retail Plaza


Retail/Live Work Streetfront


Live/Work Corner Condition


But TOD’s Take Many Years
To Create Value

Requiring a different approach…

To realize that value…

In a shorter time frame…

Reducing risk and generating returns…..


Twenty-five Potential TOD Value Capture
Mechanisms

Transit Local
Transit- Property
PPP Finance Revenue
owned land Taxes
Districts Sharing

1. Ground/Air 1. Development 1. Benefits 1. Ad valorem 1. Business taxes
leases partnerships assessment realty tax & fees
2. Land 2. Ownership districts 2. Land-only 2. Parking
development dedication 2. Infrastructure tax assessment
3. Vertical 3. Route assessment 3. Split rate tax districts
Development location districts 4. Vacant/ 3. Capitalized
4. Station auction 3. Tax increment Underutilized zoning changes
connection 4. Station financing land tax 4. Redevelopment
fees location 4. Parking 5. Windfall agency RE
auction districts value tax partner
5. Rail 5. Transit 6. Highest and
concessions redevelopment best use tax
to private districts
developer
6. Developer
infrastructure
provision
7. Quasi-public
developer

Key is to Align Property Owner, Municipal and
Transit Agency Interests around Station Districts

Transit Local
Transit- Property
PPP Finance Revenue
owned land Taxes
Districts Sharing

1. Ground/Air 1. Development 1. Benefits 1. Ad valorem 1. Business taxes
leases partnerships assessment realty tax & fees
2. Land 2. Ownership districts 2. Land-only 2. Parking
development dedication 2. Infrastructure tax assessment
3. Vertical 3. Route location assessment 3. Split rate tax districts
Development auction districts 4. Vacant/ 3. Capitalized
4. Station 4. Station 3. Tax increment Underutilized zoning changes
connection location financing land tax 4. Redevelopment
fees auction 4. Parking 5. Windfall agency RE
5. Rail districts value tax partner
concessions to 5. Transit 6. Highest and
private redevelopment best use tax
developer districts
6. Developer
infrastructure
provision
7. Quasi-public
developer


Downtown Portland’s Improvement District Funded
a Streetcar and Spurred Redevelopment

With supplemental funds from an
Portland Streetcar improvement district, the
Infrastructure Financing redevelopment district has been able
Sources ($103M) to fund the streetcar, new
Agency
developments, parks, streetscapes,
land sale and 1,500 units affordable housing
Improvement
District Government

Other
TIF Parking
district
bonds

Source: City of Portland; “Portland Streetcar: Development-Oriented Transit”; ”2008 © All Rights Reserved - Fleissig and Carlton - 2011

Seattle Streetcar Infrastructure Primarily
Funded by Property Value Capture

Seattle Streetcar
Infrastructure Financing
Sources ($52M)

Government
Property No FTA New/Small(
Assessment )Starts
District
City
Property
Sales

Source: http://www.seattlestreetcar.org/ Accessed 2/08/09 © All Rights Reserved - Fleissig and Carlton - 2011

Dallas TOD TIF Zone Slated to Fund $182M in
Corridor-wide Livability Benefits

Budgeted Tax Increment
North $120
Value
capture
North generated
$100

Tax Increment ($M „09)
Livability
$80 Benefits
Central
allocated
$60 South Dedicated
allocations
$40

Central $20

$0

n
e

e
e

g
on

tio
on
n

si n
Zo
South

tr a
Z

rZ

ou
ird

rs

nis
ste

H
da
gb

le

mi
a
Ce

nc

ab
kin

Ad
La

d
c

for
Mo

Source: Office of Economic Development; “Dallas TOD TIF Plan;” City of Dallas; 2008
Af

No One Is Responsible for TOD Strategies
Amongst Today’s TOD Players

Metro government Local government
• Planning & Zoning • Planning & Zoning
State • Permitting • Permitting HUD
• DOT • Community outreach • Community outreach
• Transport funds • Land owner • Land owner
• Affordable housing • Affordable housing

FTA US Treasury
• Formula funds Transit agency Private developer • LIHTC
• New Starts • Development • Proposals • NMTC
• Small Starts • Land owner • Land assembly
• Planning • Entitlements
• Construction • Construction
• Joint development


Not-For Profit In Bay Area Working on Station
“District Priorities”

MTC / ABAG San Leandro +
• Planning & Zoning Alameda County
State of CA • Permitting East Bay
• CalTrans • Planning & Zoning
• Community outreach • Permitting Greenway
• HCD • Land owner
• Transport funds • Community outreach
• Affordable housing • Land owner
• Affordable housing
TransitCommunities.org
Representative Local
BART / Property Owners Foundations
Barbara Lee
AC Transit 5 Major Properties
• Development • Land assembly
• Land owner • Entitlements
• Planning • Construction
• Construction
• Joint development


Reframe TOD Assumptions
Re-formulate: the BIG IDEA – TOD Districts that connect community assets

Re-examine: small + incremental infrastructure to improve station access
(shuttles, bike lanes, pedestrian crossings, medians)

Re-measure: extend beyond the half mile

Re-draw: connect destinations, allocate parking to multiple users, and
spread out lower, mid and higher density

Re-finance: expand the funding base beyond station areas

Re-energize: seek alignment with key employers and coordinate property
owners site + building upgrades

Re-generate: foster interim activities near transit
(food trucks; produce markets; short-term “pop-up” retail)


Transit Panel (William Kohn Fleissig) - ULI fall meeting - 102711

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