The Town Center Development Process

Concept > Planning > Budget > Schedule > Land Acquisition > Engineering >Contracting > Construction > Use

Reston, Virginia

Redmond, Washington

Smryna, Georgia

?????????????Evans, Georgia??????????

Appropriate City Commercial per Columbia County Compass Survey

Redmond, Washington Town Center

1978 - A developer purchased the old Redmond golf course

1983 - The City of Redmond held a

failed referendum to float $6MM in bonds to buy the 120 acre property.

Early 1980s recession made the developers plans for a regional mall unfeasible.

1991 Town Center design begins.

The design approach was an intensive process that involved the collaborative

efforts of city planners, retail specialists, architects, engineers, landscape designers, traffic consultants, and land use experts. 1999 Town Center completed at a cost of $200 million

Evans Town Center

April 1997 First Urban Design Charette June 1998 Urban Design Plan issued and adopted

Columbia County Courthouse Annex

July 1998 to November, 1999 - ???????????

November 1999 Town Center Sign Overlay District established January 2000 Town Center Overlay District proposed March 2000 The only planning consists of concept development (the charettes), land purchase for courthouse annex, funding for a connector road, and some grant activity. April 13, 2000 No developer of record selected, no long range plan, no long range budget, and no significant private investment.

Other Town Centers

Schedule

Evans Town Center

Conceptual Planning of 3 years.

Redmond, WA 21 years Decatur, GA 15 years

Reston, VA 44 years

Planning Budget Funding Sources

Peachtree City, GA 30 years Tysons Corner, VA 4 years Glendale, CA 15 years Smyrna, GA 10 years Decatur, GA - Latest planning project of the 4 since 1972 cost $267M Glendale, CA $108MM budget including Block grants, sales tax,

Conceptual Plan cost approximately $80M

Courthouse Annex land)

$11MM (includes

Services Required

land sale proceeds. Decatur, GA Block grants Smryna, GA - Bond proceeds, sales tax Redmond, WA The design approach
was an intensive process that involved the collaborative efforts of city planners, retail specialists, architects, engineers, landscape designers, traffic consultants, and land use experts. LMN architects

Library SPLOST for building

$8.5MM

Conceptual Plan by Rosser-Lowe, some grant efforts by the County administration, road extension from Industrial Park Drive to North Belair in collaboration with DOT. No coordinated plan for the entire town center. Land acquired restricted to Courthouse. If condemnation is a strategy it will cost Columbia County in excess of $6 million for land in the core area alone. Balance of town center land seized through overlay zoning that is inconsistently applied, contrary to existing and planned land uses, and extends to cover 3 times the area required for other town centers. No discussions with core area land owners until 3/16/2000. No incentives have been presented to land owners.

Land Acquisitio n

Decatur, GA This plan was to be

compatible with Decaturs existing commercial core, be financially feasible, and be done at the private level without the use of condemnation
Decatur Town Center Plan

Redmond, WA The municipal government desired to purchase property for green space through a bond referendum When it failed to pass, the developer proceeded with a private town center project. Incentives Decatur, GA Public-private cooperation
may be key to revitalization efforts, but it takes money from both sectors to assure success. Decatur, GA Project did not proceed until a developer of record was chosen. Reston, VA $140MM Equity Office > 1MM sf,

Developer of Record

No developers secured for the project.

Funding committed by private sector -

$0

Redmond , WA Winmar Co., 1.5MM sf $200MM

Tyson Corner, VA Quadrangle Development ,

1.2MM sf $160MM

Summary
Attribute Average Size Town Centers Reviewed Evans Town Center 1. Tysons Corner 18 acres More than 3500 Acres 2. Brunswick, Ohio 107 acres 3. Carnegie/Charlotte 12 acres 4. Reston, VA 85 acre core, 450 acre total 5. Decatur, GA less than 250 acres 6. Smryna, GA less than 300 acres Brunswick, Ohio City purchasedInvestment in Courthouse 100% of town center land. and Library scaled back due to budgetary Schaumberg, IL City paid restraints. Government to $9MM for land and spent $18.7 own about 2% of the Town million in development costs. Center land.

Decatur, GA Town Square Government Investment

Village of the Lake In the Hills Brunswick, OH Town center project delayed after Town Center land purchase due to the (100% Government Owned) estimated $27MM cost. Land Acquisition 1. Land purchase Land purchase restricted to courthouse and road right 2. Land condemnation of way 3. Developer purchased Redmond, WA
(100% Private Ownereship)

Attribute

4. Redevelopment of existing property Town Centers Reviewed

Evans Town Center

Strategies

Town Centers reviewed developed as units over established schedules.

Concept

Evans Center - Piecemeal development over an indefinite schedule.

Concept - Yes Planning Limited Budget -

Planning Budget Schedule Land Acquisition Engineering Contracting Construction Use

#1 Town Center Requirement

Schedule - ? Land Acquisition -

? ? Contracting - ? Construction - ? Use ?

Engineering -

Redmond TownCenter
Cost - $200,000,000

$100,000,000 to $200,000,000!!!

Evans Town Center Funding