TRANSIT DEVELOPMENT DISTRICT PROPOSED DRAFT BOUNDARY
how you can interact during this meeting
09/13/2023
South Hammond public engagement session
website
TRANSIT DEVELOPMENT DISTRICT PROPOSED DRAFT BOUNDARY
South Hammond public engagement session
09/13/2023
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
West Lake Line Project
MICHIGAN
EAST CHICAGO
HAMMOND
MUNSTER
DYER
GARY
West Lake Line Project
Rail Extension 9 MILES
OGDEN
DUNES PORTER
BURNS
HARBOR
PORTAGE
CHESTERTON
BEVERLY SHORES
Estimated cost: $852 million
• 9-Mile extension of existing SSL service between Dyer and Hammond, includes four new stations, a maintenance and storage facility, refurbishment of 32 rail cars, and construction of 2,322 parking spaces.
• Construction Substantial Completion projected on May 28, 2025.
• Revenue Service Date projected on May 20, 2026.
65 80 94 94 94 90 90 35 20 41 Lake Michigan MICHIGAN CITY
ILLINOIS
INDIANA
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[2]
Berywn Metra Station (BNSF Line) – 2008 +5% +37% 120K SF
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Sources: ESRI, CoStar Analytics, and other publicly available databases.
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…
Growth Real Estate Value Change
Total
Growth Real Estate Value Change
Growth Real Estate Value Change
Total
Growth Real Estate Value Change Total New Construction
Growth Real Estate Value Change Total New Construction Maywood Metra Station (UP-W Line) – 2017 0% +5% 415K SF
Growth Real Estate Value Change Total New Construction
8 CHICAGO
CITY GARY DYER MUNSTER 3 1 6 4 2 Berywn Metra Station Maywood Metra Station Orland Park Metra Station Elmhurst Metra Station
Metra Station Highland Park Metra Station
Population
Population
Total
Population
MICHIGAN Population
Romeoville
1 2 3 4 5 6
New Construction Elmhurst Metra Station (UP-W Line) – 2006 +11% +40% 640K SF
New Construction Highland Park Metra Station (UP-N Line) – 2009 0% +43% 640K SF
New Construction Orland Park Metra Station (SWS Line) – 2007 +17% +37% 1.2M SF
Population
Population
Romeoville Metra Station (HC Line) – 2018 0% +3% 316K SF
[1] 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.
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.
AGENDA
What we will discuss
1 Transit development district boundary basics
2 Transit development district boundary process
3 Hammond goals, unique qualities and current conditions
4 South Hammond Station DRAFT TDD boundary
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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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HAMMOND 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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hAMMOND SOUTh ECONOMIC DEvELOPMENT GOALS
1 Supporting momentum tied to Downtown TOD and Revitalization
2 walkable and trail oriented development within walkshed of TDD boundary linked to Downtown TOD
3 Commercial focused development along major corridors
4 Protection of existing single-family neighborhoods
5 Activation of sites that could redevelop over time
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NICTD STATION PLANNING
PLANNED SPACES
Surface parking
593 standard and 12 ADA spaces
Opening Year
Surface parking
980 standard and 20 ADA spaces
Horizon Year
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UNDERSTANDING ExISTING CONDITIONS
Qualitative and Quantitative Analysis
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SOUTH HAMMOND STATION DRAFT BOUNDARY
for community consideration
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SOUTh hAMMOND CONTExT
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S TATION AREA CONTExT
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NOTE: Existing TIF Districts
Excluded From Boundary
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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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vISIT ThE TDD wEBSITE
also linked on the RDA’s main website
learn more and follow this process
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
NExT S TEPS 50
Q&A we appreciate your time and comments