Highway 29 TAP
January 14-15, 2015
A ULI South Carolina Technical Assistance Panel (TAP) January 2015
Highway 29 TAP | January 2015
About the Urban Land Institute Mission • To provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.
• ULI is a membership organization with nearly 30,000 members, worldwide representing the spectrum of real estate development, land use planning and financial disciplines, working in private enterprise and public service.
ULI South Carolina was founded in 2005 to support the larger mission of ULI. The District Council has some 500 members across the state.
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Highway 29 TAP | January 2015
Technical Assistance Panels • Objective, multidisciplinary advice on land use and real estate issues developed over the course of one and a half days • ULI members from across the region volunteer their time to participate as panelists
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Highway 29 TAP | January 2015
Technical Assistance Panels Since 2005, 25+ advisory services teams have helped sponsors find creative, practical solutions for some of the most challenging issues facing today’s urban, suburban and rural communities. • Get timely, candid and unbiased input from multi-disciplinary experts • Kick-start critical conversations and move beyond deadlock • Gain fresh insights and discover innovative solutions to the most complex real estate development challenges
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Highway 29 TAP | January 2015
Diverse Expertise > Developers
> Real Estate Advisors & Investors > Economic Development > Urban Designer
> Planning Professionals > Public Financing Expert > Communications Expert
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Highway 29 TAP | January 2015
The Panel Chair •
TAP Sponsor
Tracy Hegler, Director of Planning, Richland County
Panelists •
Jeff Baxter, Co-Founder, Cityvolve
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Christiane Farrell, Director of Planning, Town of Mt. Pleasant
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Eleni Glekas, Development Associate, Clement Crawford & Thornhill
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Josh Martin, Director of Planning & Strategy, Turnberry Consulting
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Thad Wilson, Senior Vice President, Municap
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Highway 29 TAP | January 2015
The Panel
PHOTO
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Highway 29 TAP | January 2015
Panel Assignment/Questions 1. What is the best way to develop housing options along the Highway 29 corridor to support transit in the future? 2. How do we retrofit the existing infrastructure to support transit? 3. What are policy changes that will support mixed use development, increased density and remove barriers for undesirable development? 4. How do we prioritize infrastructure investments?
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Highway 29 TAP | January 2015
Agenda Day 1
Day 2
• Project Orientation
• Stakeholder Interviews
• Site Tour
• Stakeholder Interviews • Panel Deliberations
• Panel Deliberations • • • •
addressed focus areas opportunities & challenges defined guiding principles developed recommendations
• Public Presentation
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Highway 29 TAP | January 2015
Analysis Challenges • Unique identity along the corridor – no distinction between municipalities • Limited mobility options for elderly and differently abled • Street crossings • Aesthetics along the corridor • Number of distinct communities and counties • Length of corridor • Imminent increase in traffic from I-85
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Highway 29 TAP | January 2015
Analysis Opportunities • • • • • • •
Bringing the focus back to the historical downtowns Seven distinct communities Two counties Good local precedents Engaged citizens Great capacity Good network connections
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Highway 29 TAP | January 2015
Reframing Issue • Town Centric Focus • Hwy 29 supports Towns • Connections to and across 29 are critical
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Highway 29 TAP | January 2015
Focus Areas
Town
Infrastructure Community Development
Collaboration 13
Highway 29 TAP | January 2015
Town - Why • Sense of place and character – Community and history • Existing density – Connect 29 to where people already live • Connections to 29 – Existing connections from 29 from town centers
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Highway 29 TAP | January 2015
Panel Recommendations - Town Short Term (present – 1 Year) • Visit Land Use and Zoning (in Town and on 29) • Articulate Identity – Design Guidelines (Architecture and Landscaping) – What makes you unique • Signage • Marketing • Establish a process for assessing impacts of developments on 29
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Panel Recommendations - Town Highway 29 TAP | January 2015
Long-Term (present – 10+ years) • Implementation and construction of (public investment): – Lighting – Landscaping – Signage – Bike/Pedestrian paths
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Highway 29 TAP | January 2015
Infrastructure - Why • Safe multimodal connectivity necessary for transit
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Highway 29 TAP | January 2015
Panel Recommendations - Infrastructure Short Term (present – 1 Year) • Signalization synchronization
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Highway 29 TAP | January 2015
Panel Recommendations - Infrastructure Mid Term (present – 5 years) • Parallel bike path • Bus pull outs on 29
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Highway 29 TAP | January 2015
Panel Recommendations - Infrastructure Long-Term (present – 10+ years) • Bus depots at key intersections on 29 • Park and rides • Water and sewer improvements
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Highway 29 TAP | January 2015
Collaboration - Why “We must hang together, gentlemen, else we shall most assuredly hang separately,” --Benjamin Franklin to the Continental Congress before signing the Declaration of Independence. •
Transforming U.S. 29, a 23-mile corridor through multiple jurisdictions, will require coordination & collaboration.
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The Need: A single Master Plan Focus Areas: Expansion of Transit Connectivity to Transit Commercial Development Residential Development Infrastructure Maintenance
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Highway 29 TAP | January 2015
Collaboration - Who Prospective Partners Counties Greenville County Spartanburg Counties Municipalities Greenville Spartanburg Lyman Duncan Wellford Greer Transit Operators Greenlink / The Greenville Transit Authority SPARTA Governmental Entities Appalachian Council of Governments SCDOT Interested Parties Team Taylors Bike Walk Greenville Partners for Active Living
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Highway 29 TAP | January 2015
Panel Recommendations - Collaboration Short Term (present – 1 Year) • • • • •
Create a Highway 29 Collaborative or Working Group: Call Meeting of Prospective Partners - UpState Forever Understand each group’s motivation Define the group’s charge Determine: – Leadership – Meeting Schedule - (Monthly / Quarterly) – Meeting Location - (Rotate through jurisdictions)
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Highway 29 TAP | January 2015
Panel Recommendations - Collaboration Mid Term (present – 5 years) • Build collaborative capacity – – –
Develop plan for creating master plan Develop funding options Create master plan
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Highway 29 TAP | January 2015
Panel Recommendations - Collaboration Long-Term (present – 10+ years) • Seek approval and buy-in from all partners – Monitor implementation
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Highway 29 TAP | January 2015
Framework Growth Plan
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Greenville to Taylors
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Taylors to Duncan
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Duncan to Spartanburg
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Taylors to Duncan
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Highway 29 TAP | January 2015
How to Pay For It Sources and tools include: • Standard real property tax revenues • Local option sales tax for transportation • Grants • Special assessment district • Tax increment finance district
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Highway 29 TAP | January 2015
Tax Increment Finance Tool to Fund Public Improvements • Capture the increase in real property taxes in a defined area to help fund specific, desired improvements; • Could be utilized to: – Fund improvements at a specific intersection on Highway 29; – Fund improvements across a broad area (e.g., greenway parallel to Highway 29); – Fund improvements in a town center; – Incentivize desired redevelopment opportunity (e.g., old Exide plant) • No effect on taxpayers; no decrease in tax revenues to governing entities.
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Highway 29 TAP | January 2015
Example of Tax Increment Finance Assume a Pine Ridge Road Redevelopment Public Investment • $2,000,000 investment in public improvements • $200,000 in annual debt service on a 20 year public borrowing @ 6% Private Investment 100,000 square feet of commercial space built Tax Revenue • $10,000,000 of appraised taxable value • $216,000 of incremental tax revenue
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Highway 29 TAP | January 2015
QUESTIONS? Heather.Foley@ULI.org 843.513-9331
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Highway 29 TAP | January 2015
Thank you
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