TRANSIT DEVELOPMENT DISTRICT PROPOSED DRAFT BOUNDARY
Gary Metro public engagement session
website
how you can interact during this meeting
09/07/2023
TRANSIT DEVELOPMENT DISTRICT
PROPOSED DRAFT BOUNDARY Gary Metro public engagement session
09/07/2023
INTRODUCTION 3
PLANNING ENTITIES
Northern Indiana Commuter
Transportation District
City of East Chicago
City of Gary
City of Hammond
City of Michigan City
City of Portage
City of South Bend
Town of Beverly Shores
Town of Chesterton
Town of Dyer
Town of Munster
Town of Ogden Dunes
Town of Porter
Regional Development Authority
CONSULTANT TEAM
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ROLE Of ThE RDA ( Northwest Indiana Regional Development Authority )
Leading the Project Overall Project Steering Policy and Planning Guidance
Key steps that RDA will take working closely with each community
• Meet with communities to understand their goals and preferences for growth and development
• Engage with the public through meetings and hearings
• Collaborate with NICTD on parking and development topics
• Conduct community analysis to prepare preliminary and final transit development district (TDD) boundary
• Identify potential development and infrastructure opportunities
• Shepherd the TDD boundary through the state approval process
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Chicago MSA Population (3rd Largest in USA) NW Indiana MSA Population (2nd Largest in Indiana) Private Investment New Jobs Economic Impact by 2046 * Projected 9,460,000 819,537 $2.3 BILLION* 6,000* $3+ BILLION* SOUTH SHORE DOUBLE TRACK Chicago South Bend Michigan City INDIANA INDIANA MICHIGAN ILLINOIS WEST LAKE EXTENSION A catalyst for growth and economic development
SIGNIfICANCE 6
ThE REGIONAL
ThE LINES AND STATIONS
South Shore Double Track Project
Project Area New Second Track 25 MILES 16 MILES
South Shore Line Double Track Project
Estimated cost: $643M
• 25-mile project area includes 16 miles of new second track, the closing of 20 grade-level crossings in Michigan City, and the elimination of “street running” in Michigan City
• Construction Substantial Completion projected on January 17, 2024
• Revenue Service Date projected on November 11, 2024
MICHIGAN
CHESTERTON PORTAGE
BEVERLY SHORES
MICHIGAN GARY DYER
65 80 95 94 94 90 90 35 20 41 Lake Michigan
CITY
ILLINOIS INDIANA
OGDEN DUNES PORTER
MUNSTER
HAMMOND
CHICAGO
BURNS HARBOR EAST
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TRANSIT AND COMMUNITy GROwTh
The transit development districts around various suburban train stations in the Chicagoland area have seen significant improvement in real estate development activity since the development/ redevelopment of the station…
Population growth in the 1 mile radius between 2000 and 2020 (estimate). New construction and Real Estate value change are measured in a 1 mile radius between time of TOD reinvestment or construction to August 2020.
CHICAGO MICHIGAN CITY GARY DYER MUNSTER
3 1 6 4 2 8 Berywn Metra Station Maywood Metra Station Orland Park Metra Station Elmhurst Metra Station Romeoville Metra Station Highland Park Metra Station 1 2 3 4 5
Berywn
+5% +37% 120K
Population Growth Real Estate Value Change Total New Construction Elmhurst Metra Station (UP-W Line) – 2006 +11% +40% 640K SF Population Growth Real Estate Value Change Total New Construction Highland Park Metra Station (UP-N Line) – 2009 0% +43% 640K SF Population Growth Real Estate Value Change Total New Construction Orland
Metra
2007 +17% +37% 1.2M
Population Growth Real Estate Value Change Total New Construction Romeoville Metra Station
0%
Population Growth Real Estate Value Change Total New Construction Maywood
0%
Population Growth Real Estate Value
Total
Construction 5 [1]
[2]
Sources:
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Metra Station (BNSF Line) – 2008
SF
Park
Station (SWS Line) –
SF
(HC Line) – 2018
+3% 316K SF
Metra Station (UP-W Line) – 2017
+5% 415K SF
Change
New
KPMG note the Romeoville Metra Station new construction data is measured by a 3-mile radius, unlike the other stations 1-mile radius measure due to its more rural location.
ESRI, CoStar Analytics, and other publicly available databases.
AGENDA
What we will discuss
1 Transit development district boundary basics
2 Transit development district boundary process
3 Downtown Gary goals, unique qualities and current conditions
4 Gary Metro Station DRAFT TDD boundary
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AGENDA
How we will obtain public input
Website - www.nwitdd.com
Find video recording of meetings and Q+A responses, gallery materials, and ability to contact us
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TRANSIT DEVELOPMENT DISTRICT BOUNDARY BASICS
what you should know
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whAT IS A TDD?
Transit Development District
The main focus is on promoting Transit-Oriented Development.
Transit development districts provide economic tools and strategies to support local communities to implement high-quality transit-oriented development. The goal is to create a boundary calibrated specifically for each community based on analysis, areas of opportunity and the goals and visions of the community.
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This isn't just a boundary. It complements the economic growth path of communities.
CLARIfyING ThE TDD
TDD IS...
A 1/2 mile (320 acre) special economic development district approved by the State Budget Committee
TDD IS NOT...
Zoning or comprehensive planning
A city or town-sponsored planning process
Eminent domain
An effort to realize economic development in Northwest Indiana communities
Formed by an analysis process that includes community-wide input, best practices and market analysis
A partnership with developer or realtor
A project designed to gentrify or to create low-income housing
NICTD South Shore Double Track or West Lake rail projects
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S TATUTORy REqUIREMENTS
Transit development districts are contiguous boundaries drawn around station areas, and must be no more than 0.5 square miles (320 Acres) in area.
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BOUNDARy PARAMETERS AND GEOGRAPhIC AREAS
Illustrative Example - Not an actual proposed boundary
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S TATUTORy REqUIREMENTS
Transit development districts capture the incremental growth in local income and property tax revenue, for use in public investment related to the station area.
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TDD REvENUE PARAMETERS
Revenue collected from the district –is spent in the district. Local community retains land use and zoning control.
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TIf AND TDD TOGEThER
TDD Function
A TDD permits the capture of incremental property tax and local income tax revenues for the development of the area around the transit station
The incremental revenue that is captured can only be used within the same district
After the TDD expires, all of the TDD increment is transferred to the tax base
If a TDD and a TIF overlap, the split of the incremental revenues between the TDD and TIF are negotiated by the RDA and the RDC
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S TATUTORy REqUIREMENTS
After consultation with local communities, two public hearings must be held before the RDA approves the TDD boundaries for review and approval by the State Budget Committee.
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MEMORANDUM Of UNDERSTANDING (MOU)
How will an MOU take place?
An MOU within the TDD process functions much like a “developer agreement” in the negotiations between a municipality and a project developer as an investment is taking place.
An MOU will be between the NWI RDA and the municipality or municipalities over which the TDD extends
An MOU must have legal status to bind both the RDA and the unit of government to allow for debt obligations to be issued on the basis of the underlying revenues which it controls; and therefore, may be required to be passed by the legislative body of the municipality or county
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TRANSIT DEVELOPMENT
BOUNDARY PROCESS how we’re arriving at the study area
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TDD BOUNDARy PROCESS
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TDD BOUNDARy PROCESS
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DEfINING ThE TDD BOUNDARy
The criteria we are using
Quantitative
Station context | Utilities | Walkability/connectivity
Cultural or civic assets | Barriers to redevelopment
Buffers | Zoning restrictions
Qualitative Area Specific
Redevelopment potential | Community desires
Previous planning findings | Community vision
Future/planned projects | Understanding the needs of a historically underrepresented community
Site analysis | Location analysis | Legal analysis
Zoning/future land use | Potential property tax yield
Existing public debt obligations | Impact
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AREA DEvELOPMENT OPPORTUNITy CRITERIA
Our area development opportunity criteria included the following...
Acreage (Developable acreage)
Future land use or planned use
Ownership (Public vs private, single vs. multiple)
Vacancy status (Occupied vs vacant lot/ building and notable condition)
Access / location / walkability
Conditions (Utilities, infrastructure, flood/ wetland, slope, brownfield issues, other)
TIF district / Opportunity Zone status
Comprehensive impact Proximity to station
Current use Zoning / allowable density / parking
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PLACES wIThIN AND ADjACENT TO ThE BOUNDARy
REDEvELOP INfILL
PRESERvE STRENGThEN
ADAPTIvE REUSE
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DOWNTOWN GARY GOALS, UNIQUE QUALITIES AND CURRENT CONDITIONS understanding your community
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COLLABORATION wITh ThE COMMUNITy
Understanding opportunities around the station
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GARy METRO ECONOMIC DEvELOPMENT GOALS
1 Replace the Gary Metro Station incorporating ADA accessibility, a new station platform, kiss-and-ride, and Gary Public Transportation Corporation (GPTC) bus service
2 Promote transit-oriented mixed-use development around the station area
3 Redesign Broadway as a Complete Street with streetscape, multi-modal functionality, and traffic calming and study the feasibility of two-way conversions of 4th and 5th Avenues
4 Rebuild the housing market, prioritizing affordable housing and transitioning into new market-rate
5 Create a demolition and land-banking strategy where blocks transition to temporary conservation green spaces as the market matures
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CURRENT CITy PLANNING
A UNIfIED vISION fOR ThE fUTURE AND A BLUEPRINT fOR hOw GARy wILL PROMOTE GROwTh AND ADAPT TO ChANGE
Creating consolidated and stable residential neighborhoods
Concentrating retail and services at key nodes of activity
Strengthening and expanding employment areas
Protecting and enhancing Gary’s open space, natural beauty, and recreational assets
Gary
Comprehensive Plan 2019
Gary Comprehensive Plan 2019
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CURRENT CITy PLANNING
CREATE A BLUEPRINT fOR PLANNING, IMPLEMENTING, REGULATING, AND MANAGING GREEN INfRASTRUCTURE
Strengthening and expanding environmental assets and addressing environmental problems in the City
Providing solutions for blight elimination and vacant land management
Balancing environmental protection with positive and impactful redevelopment projects.
Improving public health and quality of life in Gary
Gary Green Infrastructure Plan, 201933
MULTI-MODAL STATION PLANNING
MULTI-MODAL STATION REqUIREMENTS
Station Building
• ADA-accessible Routes & Amenities
• Enhanced Station Security
• High-level Station Platform and Waiting Area
• Elevators to Main Floor Lobby
Bus/Drop off Area
• Up to 12 GPTC and Shareduse/Over-the-road Bus Bays
• Rapid Charging Stations for Electric Buses
• Up to 20 Kiss-n-Ride Spaces for NICTD and Bus Drop-off
• Rideshare (Uber/Lyft)
Parking
• Four-level, 420-car garage
• Wrapped with residential/ multi-family, community services, and/or micro-retail
• Structured Parking integrated with Station Building
• Grade-level, ADA-accessible Parking
• Electric Vehicle Charging Stations
SITE / STATION AREA REqURIEMENTS
Station Area
Opportunity for adjacent development directly to the east by private market, with a green space anchoring the station block
Arterial Roads/Connectors
• Two-way conversion of 4th and 5th Avenue to create a safer pedestrian environment
• Raised crosswalks at intersections where Broadway Avenue crosses 4th and 5th Avenues
Parks and Trails
Integration of Marquette Trail by connecting to station site
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UNDERSTANDING EXISTING CONDITIONS
Qualitative and Quantitative Analysis
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GARY METRO STATION
DRAFT BOUNDARY
for community consideration
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GARy METRO CONTEXT 37
S TATION AREA CONTEXT
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This isn't just a boundary. It complements the economic growth path of communities.
PLACES wIThIN AND ADjACENT TO ThE BOUNDARy
REDEvELOP INfILL
PRESERvE STRENGThEN
ADAPTIvE REUSE
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BIG MOvES
Property Control
A property acquisitions strategy, holds City-owned properties, allowing intermittent land-use and promoting future economic development.
Re-Defining Broadway
Broadway Avenue can be redefined with a complete street design, engaging pedestrian realm, and has potential for transformation into an activated corridor.
Station as the Catalyst
Downtown Gary presents an opportunity to develop an active, walkable district, with integrated commercial and mixed-uses. Revitalizing the Gary Metro Station would activate opportunities throughout the Metro area for future development and community re-generation.
Improving Station Access
Improving access to the Gary Metro station includes improvements to existing infrastructure.
Orleans Landing, Detroit, MI Van Aken, Shaker Heights, OH
Julia Carson Transit Center, Indianapolis, IN
Bridge Park, Dublin, OH
Lawrenceburg Civic Park, Lawrenceburg, IN
50 City Hall 100’ ROW 4th Ave Washington St Midblock Crossing 12’ Asphalt Trail 7’ Planting Area Revised Curb Line Median Tapers for Turning Movements 10’ Walk Broadway 12’ Drive Lane Back-in Angled Parking Back-in Angled Parking 12’ Drive Lane Existing Curb Existing 17’ Walk Planting at Back of Parking
OPPORTUNITy SITES
TOD Opportunity Site Area of Significant Change South Shore Line Madison St Virginia St Tennessee St 4th Ave 5th Ave 6th Ave 7th Ave 8th Ave DunesHwy Broadway 20 90 Buffington Park U.S. Steel Yard Stadium 1/2Mile Gary Metro Center Genesis Convention Center Borman Square Park City Hall GrandCalumetRiver Site A 4.3 Total Acres Site B 6.3 Total Acres Site C 2.6 Total Acres Site D 6.6 Total Acres Site E 1.9 Total Acres Site F 3.7 Total Acres Site G 3.3 Total Acres Site I 0.97 Total Acres Site J 1.9 Total Acres Site M 1.7 Total Acres Site N 3.4 Total Acres Site O 6.9 Total Acres Site S 3.7 Total Acres Site H 1.4 Total Acres Site L 1.3 Total Acres Site K 3.3 Total Acres A B D E I J K L R P Q M O N F G C T S H U Site U 12.2 Total Acres Site P 7.3 Total Acres Site Q 8.3 Total Acres Site R 3.7 Total Acres Site T 3.4 Total Acres NORTH
TRANSIT-ORIENTED DEvELOPMENT PLANNING
Sites A, B, C and D (19.8 acres)
52 5thAve
St 4thAve
NORTH
Senior Housing 120 Units Multi-Family Residential 268 Units Mixed-Use 110 Residential Units 24,000 SF Office 12,000 SF Commercial
Adams
Broadway Gary Public Library City Hall
Lake County Superior Courthouse
TRANSIT-ORIENTED DEvELOPMENT PLANNING
Sites E, F and G (8.9 acres)
Broadway 5thAve Stadium Plaza 4thAve U.S. Steel Yard Stadium City Hall
Mixed-Use 188 Residential Units 20,000 SF Commercial Commercial 5,000 SF 53 NORTH
TRANSIT-ORIENTED DEvELOPMENT PLANNING
Sites I and J (3.8 acres)
Broadway Washington St 5thAve 6thAve Centier Bank 21st Century Charter School
Mixed-Use 39 Residential Units 5,000 SF Commercial Multi-Family Residential 42 Units 54 NORTH
TRANSIT-ORIENTED DEvELOPMENT PLANNING
Site K (3.3 acres)
6thAve MassachusettsSt 5thAve Broadway Centier Bank 5th & Broadway Park Mixed-Use 96 Residential Units 14,000 SF Commercial
55 NORTH
TRANSIT-ORIENTED DEvELOPMENT PLANNING
Site M (1.7 acres)
Mixed-Use 72 Residential Units 9,000 SF Commercial Broadway
WashingtonSt
7thAve
6thAve Frank L.
56 NORTH
O’Bannon Building
TRANSIT-ORIENTED DEvELOPMENT PLANNING
Site N (3.4 acres)
WashingtonSt Broadway 8thAve 7thAve Gary
City Government Offices
Multi-Family Residential 120 Units Townhomes 23 Units
Horace Mann Apartments
57 NORTH
TRANSIT-ORIENTED DEvELOPMENT PLANNING
Gary City Government Offices W8thAve Broadway E7thAve MassachusettsSt Connecticut St
L. O’Bannon Building Site O (3.4 acres) Multi-Family Residential 120 Units Townhomes 23 Units 58 NORTH
Frank
TRANSIT-ORIENTED DEvELOPMENT PLANNING
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TRANSIT-ORIENTED DEvELOPMENT PLANNING
NICTD & GPTC Lobby and Micro-Retail Opportunities
ADA-accessible, Secured Parking (420 spaces)
12 GPTC & Shared Bus Bays
Adams Street
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TRANSIT-ORIENTED DEvELOPMENT PLANNING
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TRANSIT-ORIENTED DEvELOPMENT PLANNING
PHASE 1 INVESTMENT: NICTD Platform
PHASE 2 DEVELOPMENT PARCEL:
Mixed-Use Transit-Oriented Development
PHASE 1 INVESTMENT:
New Multi-modal Station & Parking Deck
Stadium Adjacent
Infill Multi-Family
4th Avenue
Rowhouse Development Infill
PHASE 2 DEVELOPMENT PARCEL:
Mixed-Use Transit-Oriented Development
Lake County Superior Courthouse
Broadway
City Hall
Mixed-Use & Office, Anchoring 5th Ave & Broadway
5thAvenue
Gary Bank Building & Parking Structure
Hudson-Campbell Sports Complex Adams Street
Downtown Infill
Multi-Family
Gary Public Library
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vISIT ThE TDD wEBSITE
also linked on the RDA’s main website
learn more and follow this process
NEXT S TEPS
1 vISIT INfORMATIONAL GALLERy
2 vISIT wEBSITE (www.NwITDD.com)
3 REfINING BOUNDARy wITh LOCAL OffICIALS
4 RDA BOARD PUBLIC hEARINGS
5 STATE BUDGET COMMITTEE REvIEw AND APPROvAL
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Q&A we appreciate your time and comments