Urban Planning Portfolio by jefferytompkins

— Real Estate Development | Placemaking

Urban Planning + Design

Jeffery Tompkins

Contents

Introduction + Resume — 5 Design + Planning — 8 Analysis + Development — 32

Left: Indiana Avenue master plan, Indianapolis

Jeffery Tompkins

INTRO

— Urban Planner + Designer

Jeffery Tompkins Jeffery Tompkins is an award-winning urban planner and designer with a passion for creative placemaking and urban development. He is the founder of URBANETIQ, a data visualization startup specializing in market analysis for businesses and municipalities. He is also the principal of PRT Planning + Design, an urban design consultancy offering creative planning solutions for the 21st century city. With his professional work, he aims to create memorable, equitable, and accessible “third places” in urban neighborhoods — much of Jeffery’s recent work has revolved on master planning, street redesign, and community-driven neighborhood redevelopment.

Jeffery Tompkins

RESUME

As planners and designers, we must seek to understand the dynamic nature of places in order to improve them. Experience has taught me to engage, diversify, and entertain various perspectives, especially those which can help better our collective future. My educational background has combined a cross-disciplinary approach across environmental policy, design, and development disciplines that have helped me to better understand various social and technical aspects of planning and design. I hope to use these tools in a public or private capacity helping to create economically sustainable and socially equitable projects.

Education B.Environmental Design | B. Urban Planning + Development @ BALL STATE UNIVERSITY Anticipated May 2022 2020 ULI Hines Competition, 2020 + 2021 HEEF Real Estate Competition, 2019 NAIOP Competition

Experience PRINCIPAL @ PRT PLANNING & DESIGN, LLC

Jeffery Tompkins 219.669.6132 jefferytompkins.com MEMBER: CNU Midwest Board Member, APA, ASLA, ULI, American Society of Architectural Illustrators (ASAI), and the Association of Pedestrian and Bicycle Professionals (APBP)

FEATURED IN PUBLICATIONS: Livable City podcast (06.2020) | Urban Cincy (05.2020) Indianapolis Monthly (06.2020) | Association of Collegiate Schools of Planning (01.2020) | Indianapolis Business Journal (09.2019 + 11.2020) | Indianapolis Star (06.2019 + 10.2019)

PROFICIENCIES: Adobe Creative Suite, Microsoft Office Suite, ArcGIS, ESRI Business Analyst, Revit, Rhino, SketchUP, AutoCAD, Twinmotion, Lumion, Vray

September 2020 - present Leading a urban design startup focused on creative and lowcost planning solutions for the 21st century city. Recent projects include an East Street master corridor plan for the Bates-Hendricks neighborhood in Indianapolis which received a nomination for the 2021 Walk Bike Places conference.

FOUNDER @ URBANETIQ

January 2021 - present Founder and leader of a data-oriented startup focused on market analysis and visualization. Utilizing ESRI and GIS data, our team helps small businesses, municipalities, and real estate developers better understand their targeted market.

REAL ESTATE CONSULTANT @ GREENSTREET, LTD.

Indianapolis, IN | September 2020 - January 2021 Utilziing experience in urban planning and real estate development, assisting in the master facilities planning for the North Park campus of Indiana University Health’s South Central Region and the Carmel, IN Comprehensive Plan.

Awards + Features UNIVERSITY OF ST. FRANCIS VISION 2050 | Grand Prize Winner 2021 WALK BIKE PLACES CONFERENCE|Nominee 2020 INDIANAPOLIS MONTHLY|One of 200 Voices of Indy 2020 HAROLD E. EISENBURG COMPETITION |Honorable Mention 2019 NAIOP INDIANA COLLEGIATE REAL ESTATE CHALLENGE | Winner 7

Jeffery Tompkins

DESIGN + Planning

— Urban Design

Selected Works Indiana Avenue District Plan — 10 The Homeplate District Master Plan — 16 Moody Bible Institute Campus Plan — 22 Small-lot Infill — 26 East Street Corridor Plan— 28

Jeffery Tompkins

Indiana Avenue District Plan Indianapolis, Indiana Client: Arrow Street Development Group Size: 50 Acres Completion Date: March 2021

^ The Walker Center site (719 Indiana) is rethought of as a mixed-use community center with extraneous parking for events. As Indiana Avenue was the former hub of Indy’s Black culture, this plan calls for community flex spaces and affordable housing units.

With PRT Planning & Design, LLC, my team was tasked with developing an encompassing districtwide plan for the Indiana Avenue corridor imbued with connectivity, density, and social equitability. This proposal calls for over 1,000 apartment units alongside a myriad of office and senior housing, creating a truly new mixed-use district for a 21st century Indianapolis.

—WHAT IT IS

A place-based approach to restitching a historically disinvested community.

< The master plan for the district calls for connections to existing Greenways such as the Indianapolis Cultural Trail and the IUPUI campus. The Street corridor would be rethought of as a multi-modal road through downtown.

Jeffery Tompkins

Indiana Avenue Master Plan

—WHY THIS IS COOL < The master plan recreates the district as a transit-oriented node as a nod to the history of Indiana Ave as a bustling streetcar arterial. While retaining historically relevant buildings, the plan calls for diverse urban design and innovative retail and dining options.

Jeffery Tompkins

Indiana Avenue Master Plan

Vermont Street acts as a pedestrian-friendly conduit linking the district together

—WHAT MAKES IT COOL

The plan allows for connections with existing greenways and bike trails to cement a continuous pedestrian experience.

Jeffery Tompkins

The Homeplate District Master Plan Fort Wayne, Indiana Client: PLAN 303 Ball State University Size: 12 Acres Completion Date: April 2021

^ The downtown skyline is augmented with a series of mixed-use towers offering the chance for residents to live and play where they work. Retail analyses conducted indicated a need for a downtown grocer and general retail which fill the base of the first phase of towers.

The Fort Wayne Homeplate District is a multimilliondollar infill investment in Downtown Fort Wayne, agglomerating live and work activities at the doorstep of one of the city’s most well-known cultural attractions. At its essence, The Homeplate District harnesses a hub of retail, residential, and commercial activity to meet the growing demand for grocery access, affordable living, and class A office.

—WHAT IT IS

The creation of a car-limited district focused on live-work spaces, Class A office, and affordable housing surrounding a ballpark village in the heart of Fort Wayne. < The master plan for the district calls for an innovation district surrounding Parkview Field in downtown Fort Wayne with over 1,000 apartments and over 300,000 s.f. of Class A office space.

Jeffery Tompkins The Homeplate District Master Plan

Our team conducted extensive planning and economic anaylses, gauging peer economies and analyzing market demand, retail capacity, and maximum development yield atop zoning and easement restrictions.

Site Selection

Zoning

Utilities + Easements: Site1

Utilities + Easements: Site 2

Maps by Will Snyder

Our team utilized ESRI Business Analyst and Excel to understand the housing and retail trends in downtown Fort Wayne comparable to peer cities. This allowed us to understand the feasibility of our phasing and leasing strategies.

Jeffery Tompkins The Homeplate District Master Plan

—WHAT MAKES IT COOL

The Homeplate District offers the possibility for downtown Fort Wayne to become an 18-hour neighborhood complete with retail and grocery options.

Our development proposal looked to fully maximize the location of the district near the Fort Wayne Citilink bus terminal, hoping to create a true transitoriented district where residents do not need a car to live.

Graphic by Will Snyder ^

Jeffery Tompkins

Moody Bible Institute Campus Plan Chicago, Illinois Client: 2020 Harold E. Eisenburg Real Estate Competition Team: Ball State University Size: 9 Acres Completion Date: March 2020 Awards: Honorable Mention - HEEF Competition

As part of an intercollegiate real estate competition, our team was tasked with constructing a development and master plan of 10 acres of the Moody Bible campus in Chicago. The proposal outlined a market analysis, site analysis, and urban design to rethink the campus as a 21st century creative incubator. Rigorous financial feasbility and multi-phase proformas to justify development were expected. Our proposal offered a creative partnership between a development group and Moody Bible, ensuring a handsome return for both parties and a $200 million+ investment in Moody’s future campus.

—WHAT IT IS

Creating a 21st century neighborhood alongside a transit-oriented campus.

< The master plan for the Moody Bible calls for a mixed-use TOD campus along the Purple and Brown El lines offering a mix of marketrate and comprised of 40% affordable units ranging from 30-50% AMI.

Jeffery Tompkins

Moody Bible Institute Master Plan

1. New Student Center 2. Locust St. Through to LaSalle Blvd. 3. Renovated Student Auditoriums 4. Renovated Alumni Center + Welcome Center

Context to Concept Environmental Context

5. Updated Parking Garage 6. 73-story Tower 7. New Neighborhood Quad 8. Mixed-use Office + Residential 9. Hotel

Transportation Context

9. 1. 2. 6.

Environmental Thread

Transportation Thread 3. 5.

Constructing a Neighborhood

Renovated student facilities turn Moody into a 21st century campus

A new student center is the perfect place to live, learn, and play.

A 73-story tower becomes a new city landmark, and a beacon to pique attention

Live-work space helps create a 24-hour neighborhood

Out-of-towners and propsective students have a new place to stay overnight and to soak in the Mosaic District.

Jeffery Tompkins

Small-lot Infill Muncie, Indiana Client: ARCH 201 Ball State University Size: .125 Acre Completion Date: December 2020

—WHAT IT IS

A systems based approach to understanding Tokyo-style infill in the Midwest U.S.

Jeffery Tompkins

East Street Corridor Plan Indianapolis, Indiana Client: Bates Hendricks Neighborhood Association Size: Road segment - 1 mile Completion Date: November 2020 Awards: Submitted to 2021 Walk Bike Places Conference

—WHAT IT IS

Creating a neighborhood node through tactical urbanism and strategic infrastructure investments.

Currently characterized by high-speed car and truck traffic, the burgeoning commercial corridor of the Bates Hendricks neighborhood (as featured on HGTV’s Good Bones is ripe for a street calming intervention. This proposal called for varying typologies of design interventions based on the varying road widths of East Street and creates a multi-modal lane through the heart of the neighborhood.

With PRT Planning & Design, LLC, our proposal offered a redefined pedestrian experience on East Street that is informed by the unique geography, context, and existing conditions of the corridor. As the main access point through the neighborhood between downtown and Garfield Park, a re-envisaged East Street is an integral link helping increase neighborhood health, mobility, and connectedness. Our three-option proposal offers an efficient and cost-effective strategy to give Bates-Hendricks the neighborhood corridor it deserves.

Jeffery Tompkins

East Street Corridor Plan

—WHAT MAKES IT COOL

This proposal creates a seamless transition between the Indy Cultural Trail and southside neighborhoods with a cost under $1.5 million.

The proposal utilizes different design interventions based on varying street widths, offering low-cost solutions and phasing based on the neighborhood’s budget and timeline.

Jeffery Tompkins

ANALYSIS + Development

— Urban Planning + Development

Selected Works Electric Works — 34 IU North Park — 38 IU Health District — 40 Analyzing HoTIF Policy — 42

Jeffery Tompkins

Electric Works Fort Wayne, Indiana Client: Greenstreet, LTD. Size: 19 Acres Completion Date: Ongoing

As a real estate consultant, I participated in data inventory, mapping, and demand analysis to help close financing on this transformative $300 million dollar project which could bring over 800,000 s.f. of Class A office space to downtown Fort Wayne. I procured and analyzed data of community institutions within one mile of the proposed development to secure various state and federal grants. My analysis of employment and office inventory helped to sell and close investor financing.

Jeffery Tompkins Electric Works

% of Households Receiving SNAP Benefits By Census Tracts Within 9 Miles of Electric Works

Low Income/Low Access to Food

SNAP Households Within 9 Miles of EW

Page 1 of 1

My data collection and analysis of market trends in the Fort Wayne market helped RTM Ventures and Greenstreet, LTD. acquire financing for Electric Works. Looking at peer cities comparable to the Fort Wayne market, my analysis utilized ESRI and Bureau of Labor Statistics data to determine the market inefficiencies in the downtown office and retail markets. Namely, we found that Fort Wayne suffers compared to peer cities in total Class A square footage in its CBD and is severely lacking in retail.

< These charts made in GIS helped to acquire statewide grants through Indiana’s Economic Development Council by proving Electric Works’ impact on low-access communities. The bottom chart extrapolated BLS data to project employment numbers.

Jeffery Tompkins

IU North Park Bloomington, Indiana Client: Greenstreet, LTD. Size: 30+ Acres Completion Date: Ongoing

I participated in procuring and analyzing municipal regulations, utility easements, and natural constraints to help IU Health South Central understand the best development strategies for their North Park property.

Traffic Counts

Natural Constraints

Regulatory Constraints + Easements

Future Uses

< This map below shows the entirety of constraints on the property. Understanding such constraints helps the client understand what they can build.

Jeffery Tompkins

IU Health District Bloomington, Indiana Client: Arrow Street Development Size: 12+ Acres Completion Date: Ongoing

As a real estate development consultant, I developed a proprietary development yield efficiency coefficient to help developers understand what best suits a site based on acreage, built environment, and market demand. In this plan for the proposed IU Health District, I assisted a development group in master planning their vision based on this feasbility model.

These massing diagrams help visualize ideal development yields given certain development strategies amid various market conditions.

Partial Build Out: Residential Focus

LEGEND RETAIL HOTEL OFFICE RESIDENTIAL GROCERY

BUILDING DATA: 1

Hotel + Retail 11 Stories Total: 1st Floor Retail + Garage 2nd Floor Hotel (Amenities) 3rd-11th (40 Keys/Floor x 9)

=20,000 s.f. =100 spaces =240 Keys

Retail + Residential 5 Stories Total 1st Floor Retail 1st Floor Garage Total Apartments

=7,500 s.f. =100 spaces ₌125 Units

Grocery + Residential 4 Stories Total 1st Floor Grocery Total Apartments

=30,000 s.f. 100 Units

Apartments 4 Levels over Parking 32 Units/Floor x 4 Levels

=96 Units

2 4

IU HEALTH 16TH STREET CORRIDOR IDEATION 1.3 Indianapolis, IN | 07 February 2021

000103

240 Hotel Rooms 350 Parking Spaces 321 Total Residential Units

Full Build Out: Hotel + Office Priority

LEGEND RETAIL HOTEL OFFICE RESIDENTIAL GROCERY

BUILDING DATA: 1

Retail + M.O.B. 10 Stories Total 1st Floor Retail 20-25,000 s.f./Floor x 9

=20,000 s.f. = Approx. 225,000 s.f.

Grocery + Residential 4 Stories Total 1st Floor Grocery Total Apartments

=30,000 s.f. 100 Units

Apartments 4 Levels over Parking 32 Units/Floor x 4 Levels

=96 Units

240 Hotel Rooms 225,000 s.f. M.O.B. 321 Total Residential Units

IU HEALTH 16TH STREET CORRIDOR IDEATION 1.1 Indianapolis, IN | 07 February 2021

000101

=240 Keys

=10,000 s.f. =75 spaces ₌125 Units

=20,000 s.f.

Retail + Residential 5 Stories Total 1st Floor Retail 1st Floor Garage Total Apartments

Hotel + Retail 11 Stories Total: 1st Floor Retail 2nd Floor Hotel (Amenities) 3rd-11th (40 Keys/Floor x 9)

Jeffery Tompkins

Analyzing HoTIF Policy

housing development program for which bonds were previously issued. The allocation area fund for a residential housing development program may only be used for:

State of Indiana

- Infrastructure improvements (including streets, roads, and sidewalks) or local public improvements in, serving, or benefiting a residential housing development project - Acquisition of real property and interests for rehabilitation purposes within the allocation area - Preparation of real property in anticipation of development within the allocation area

Client: Greenstreet, LTD. | PLAN 485 Ball State University Size: n/a Completion Date: December 2020

Executive Summary (completed for Greenstreet, LTD.) The purpose of this summary is to outline an additional funding mechanism for redevelopment efforts in Muncie, Indiana. Upon review of Indiana Code, Greenstreet LTD and a development team may utilize Residential Housing Tax-Increment Financing as a tool to fill potential financing gaps for a future project between The Village neighborhood and downtown Muncie. Overview Indiana Code (IC 36-7-14-53) allows municipal commissions to establish a residential housing development program, Residential Housing TIF (HoTIF), for either new construction of residential housing or renovation of existing residential structures, where residential housing is defined as workforce housing that consists of single-family dwelling units sufficient to secure quality housing in reasonable proximity to employment. HoTIF allows the city to use property tax revenue generated by the newly constructed or renovated housing units within the district to go directly to a redevelopment commission and be expended for the benefit of the TIF District. Allocation and distribution of these property taxes pertains to “based assessed value” which means the net assessed value of all the property (other than personal), as determined for the assessment date immediately preceding the effective data of the allocation area -implementation.

A municipal project in Indiana is eligible for this funding mechanism if the average of new single -family residential houses constructed within the municipal boundaries during the preceding three calendar years is less than one percent (1%) of the total number of single family residential houses within the boundaries of the municipality on January 1 of the year in which the resolution is adopted. Before formal submission of a HoTIF resolution, a municipal redevelopment commission must consult with leaders of the local school district(s), provide affected neighborhood associations and residents an opportunity to offer advisory input, and hold at least one public meeting to obtain the opinions and views of community members. A thirty (30) day notice must be given to all fiscal officers of affected taxing units and school superintendents/leaders before this public meeting. Feasibility in Muncie Based on these parameters, a Residential HoTIF may work to augment financing for a project in Muncie. According to the Muncie Office of Community Development, the municipal boundaries of Muncie currently contain 19,604 single-family residential houses, with 262 new residential housing starts for single-family residential in the last three years, leaving an average of roughly 88 homes constructed per year during this span. As a percentage of total single-family houses, the average of yearly new single-family residential construction in Muncie is .448%. Given the requirements of IC 36-7-14-53.2, development in Muncie can qualify for HoTIF, as the average number of single-family construction starts per year (88) is less than 1% of total single-family houses. Thus, Greenstreet LTD and its development partner may utilize this funding mechanism as long as the project consists of constructing new or renovated single-family residential dwellings and can ably prove provided benefit to public health and welfare.

While HoTIF may be adopted as a redevelopment plan or revision of an existing redevelopment plan, the municipal redevelopment commission must establish an allocation area for a HoTIF program and the program must be approved by the municipal legislative body or governing county executive. A HoTIF program may not terminate before a 25-year term. Bonds may be issued to accomplish the residential housing development program of a HoTIF, but only one issue of bonds may be issued. This bond is only payable from increments in an allocation area; except for refunding bonds, or bonds issued in an amount necessary to complete a residential 42

Homeownership Tax-Increment Financing (HoTIF) A TOOL RUSH CAN USE?

A tool originally in use by the City of Indianapolis and adopted by the Indiana state government as a funding mechanism in 2006 administered by the state to redevelopment commissions HoTIF works very similar to TIF except:

HoTIF income is spent on

housing and related community development infrastructure

HoTIF income includes not just the increment but, also,

value of the existing tax base

A project is eligible for HoTif if:

% of the allocation area is At least used for residential purposes or is planned to be used for residential purposes with an emphasis on affordable housing.

Not more than acres of the area included in the allocation area has been annexed during the preceding five years

A developer can use this ﬁnancing tool to:

Rush’s Lakeside Park neighborhood can use this due to its historic housing stock (one third built before 1941). Infill lots needed to redensify the area can be augmented by HoTIF funds.

Build affordable housing Case study: Near Eastside, Indianapolis

Redevelopment Area designated in May 2006 43% of properties in need of rehabilitation To date, $5 million in bonds authorized Nearly 20% of total redevelopment costs 43

Sources: cdfa.net 877gethope.org indy.gov

Jeffery Tompkins | Plan 485 | Spring 2020

Jeffery Tompkins

jefferytompkins.com prtplanning.com urbanetiq.com

Left: IU Health Master Plan, Indianapolis, IN