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From page 53... ... 29 3.1 Introduction and Summary of Best Practices This chapter addresses a critical stage in the JD process: how a transit agency determines that a site under its control is ready for development and prepares to make it available for developer solicitation. This is a planning process, consisting, as applicable, of five distinct steps: identifying and prioritizing a site based on market demand and other key criteria; determining how much of the agency-controlled property should be available for development, under what conditions, and with what transit requirements; creating a market-justified TOD concept plan to inform sub sequent steps; vetting the plan with local officials and community stakeholders; and establishing the institutional and commercial parameters of the potential transaction. Read the entire page →
From page 54... ... 30 Guide to Joint Development for Public Transportation Agencies demonstrable market interest, or it can undertake a more structured review based on a series of metrics used to compare sites on an on-going basis. This more formal, metric-based approach is appropriate for agencies with large real estate inventories and complex, diverse regional markets. Read the entire page →
From page 55... ... Planning a Joint Development Project 31 Capital Metropolitan Transportation Authority © Figure 17. Cap Metro's transit-oriented development priority tool. Read the entire page →
From page 56... ... 32 Guide to Joint Development for Public Transportation Agencies if the JD site enjoys direct proximity to a high-intensity station and has no unique cost premium issues, or if the transit agency has worked with local officials to minimize entitlement risk, developers may have greater interest in the specific JD site than in surrounding properties. The reverse is true as well. Read the entire page →
From page 57... ... Planning a Joint Development Project 33 Do two or more high-capacity services intersect there, providing convenient access to multiple corridors? If it is a rail or bus rapid transit station, is it also served by local bus routes? Read the entire page →
From page 58... ... 34 Guide to Joint Development for Public Transportation Agencies an appropriate mix of prescriptive and flexible elements. As discussed in Chapter 4, the DRGs then become part of the solicitation documents. Read the entire page →
From page 59... ... Planning a Joint Development Project 35 Step 1. Assess and inventory transit and development demand. Read the entire page →
From page 60... ... 36 Guide to Joint Development for Public Transportation Agencies extent that has not occurred, it should be done now. This analysis provides site planners with key inputs regarding program quantities and land uses to be assumed for planning purposes, particularly the development of "test fit" scenarios. Read the entire page →
From page 61... ... Planning a Joint Development Project 37 Step 4. Use the JD program as the basis for test fit studies. Read the entire page →
From page 62... ... 38 Guide to Joint Development for Public Transportation Agencies • All station boarding facilities with existing and new entrances, as applicable; • Development, pickup/dropoff, and park & ride facilities, presented at a level of detail sufficient to verify capacity against the JD program; • Proposed public-use open space; • New and existing bicycle facilities; and • Roadways and ped-bike paths within and adjacent to the site (potential and proposed modifications to existing roadways and traffic signals should be identified) Read the entire page →
From page 63... ... Planning a Joint Development Project 39 access to, park & ride garages, bus berths, or dropoff areas. The site plan should optimize safety and convenience for all, recognizing that a project's specific configuration and constraints may require tradeoffs when it comes to intermodal walking distances. Read the entire page →
From page 64... ... 40 Guide to Joint Development for Public Transportation Agencies boarding, which can occur either on- or off-street. Usually operational criteria govern this choice, but in a JD/TOD setting, urban design considerations come into play as well, with pros and cons for each solution. Read the entire page →
From page 65... ... Planning a Joint Development Project 41 air rights overbuild projects, including Chicago Union Station, Philadelphia 30th Street Station, Boston's North and South Stations, New York's Hudson Yards and proposed Sunnyside Yards deck-overs, the Miami Omni Bus Terminal, and the Potrero Yard modernization and redevelopment plan in San Francisco. Regardless of the uses involved, any air-rights development will require grade-level facilities for lobbies, elevators, and stairs, as well as a loading and service area. Read the entire page →
From page 66... ... 42 Guide to Joint Development for Public Transportation Agencies 3.4 Community Acceptance Relation with Local Land Use Authorities The transit agencies and local land use jurisdictions surveyed for this guide generally shared positive and mutually consistent views with respect to TOD/JD. Most described the relationship as substantive and collaborative, and in the markets where both the transit agency and a local jurisdiction were interviewed, they expressed congruent perceptions of each other's engagement in TOD/JD activities.7 The importance of collaborating with local government cannot be overstated. Read the entire page →
From page 67... ... Planning a Joint Development Project 43 Area Transit System.8 With respect to the TOD fundamentals, local jurisdictions, at least in the active TOD markets represented in the survey, generally see station area zoning as good or getting there. While transit agencies broadly shared these perceptions, their responses recognized that their service areas encompass numerous zoning jurisdictions (in some cases, dozens) Read the entire page →
From page 68... ... 44 Guide to Joint Development for Public Transportation Agencies A best practice approach is exemplified by LA Metro, which collaborates with the city and community to create site-specific development guidelines prior to (and for inclusion in) any JD solicitation. Read the entire page →
From page 69... ... Planning a Joint Development Project 45 As noted in Chapter 2, it is strongly recommended that the agency have a general policy on method of conveyance, and that this policy, with whatever flexibility it entails, inform the parameters of individual projects. These parameters can then be stated in the developer solicitation (described in Chapter 4) Read the entire page →
From page 70... ... 46 Guide to Joint Development for Public Transportation Agencies at or near the adjoining surface grade.12 Air rights leases, like ground leases and for similar reasons, are usually long-term. Air rights development is complex and costly and tends to be feasible only in strong markets. Read the entire page →
From page 71... ... Planning a Joint Development Project 47 The long-term lease and joint venture models, although very different, share two key advantages from a policy standpoint: • A durable ownership interest in the development site, of which the agency is a steward; and • An economic position that, if well negotiated, will reward the agency for the development project's performance over time. The arguments for outright sale gravitate toward three particular circumstances: • Developers sometimes maintain that a leasehold creates a hurdle in attracting equity or debt, particularly with respect to for-sale housing. Read the entire page →
From page 72... ... 48 Guide to Joint Development for Public Transportation Agencies A developer might be tasked with the operation and maintenance (O&M) of the concourse and retail common areas of a station building, performing routine sidewalk cleaning, ice and snow removal, and light bulb replacement. Read the entire page →
From page 73... ... Planning a Joint Development Project 49 2. Cap Metro: see the "TOD Priority Tool" at https://www.capmetro.org/tod/; NOACA: see https://www. Read the entire page →

From page 53...

... 29 3.1 Introduction and Summary of Best Practices This chapter addresses a critical stage in the JD process: how a transit agency determines that a site under its control is ready for development and prepares to make it available for developer solicitation. This is a planning process, consisting, as applicable, of five distinct steps: identifying and prioritizing a site based on market demand and other key criteria; determining how much of the agency-controlled property should be available for development, under what conditions, and with what transit requirements; creating a market-justified TOD concept plan to inform sub sequent steps; vetting the plan with local officials and community stakeholders; and establishing the institutional and commercial parameters of the potential transaction.