5.B. HRSR 08-27-2001 - Laserfiche WebLink

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Redevelopment Project Framework • Redevelopment .ro'ects ba ' . c within five phases. These phases often overlap. The time frame for each phase may vary significantly from project to project. It is essential to recognize that redevelopment programs are inherently controversial because they involve change. Redevelopment is also disruptive to those within and adjacent to the project area. While efforts are made to minimize this impact some level of disruption is unavoidable. An effective communications strategy that focuses on forecasting issues, reiterating key massages and addressing concerns plays a major role in the redevelopment process. The phases of redevelopment include: Phase I --Need Identification The city identifies an area or areas in need of redevelopment. In this phase, the public has little or no awareness of the potential redevelopment project and may or may not agree with the need for redevelopment or what role the city should play. A communications plan should be developed at this phase because it will assist the city's policymakers with identifying and agreeing on the one goal of the redevelopment and the key messages of the redevelopment. Also, communications tools need to be developed immediately which will enable the city to forecast key messages about the need, and the primary purpose for the redevelopment, whether that is blight removal, improved tax base, enhanced "gateway" image of a community or something_else. It is important to settle on one prime goal for thg redevelopment. While there can be secondary goals, settling on a primary goal will help to avoid measuring the redevelopment's success using different yardsticks. That primary goal will need to be reiterated and underscored throughout the project.A decision is made in this phase to proceed with a redevelopment concept. Phase 2-- Concept Development This phase encompasses the planning process, beginning with the design of a redevelopment concept. A group is identified to assist with concept development, and broad-based community input is received. Consistent and frequent communications utilizing a variety of tools enable the city to inform and educate the public and offer opportunities for feedback,in addition to publicizing open houses. The city should continue to forecast the need and purpose for the redevelopment and the planning process. The redevelopment process identifies desired outcomes, IIIpotential redevelopment uses and design ideas, and designates the redevelopment area. Phase 3--Concept Refinement In this phase the conce.t is to ted for market and financial feasibili I with the hel. of develo•ers and market specialists. The redevelopment conce t is then refined based on the financial and market analysis. A critica pus is participation issue in this phase is the need to involve the community in the refinements of that concept. At this phase there may be some growing awareness of the potential redevelopment project in the community. Communications efforts must increase knowledge about the project, especially as it relates to the need, the purpose, the plans,the process and public participation. This phase is often combined with concept development. Phase 3--Developer Selection At this phase the city contacts qualified developers and discusses the redevelopment concept and program, identifying developers for a qualification process. Developers' experience and financial capabilities are assessed. One or more developers are selected for further analysis of the redevelopment feasibility. The city reviews generpl plans including uses design cnncepts,_densities and financial feasibl} with developers Phase 4--Development Agreement Most of the planning is completed and a developer has been selected, but the project is still months from construction. A pre-development agreement is negotiated with one or more developers, providing a period of exclusive rights for development. In that agreement, the developer refines plans and assesses market feasibility. In the development agreement, the developer secures a lease commitment and financing for the project. The developer also completes land use and other regulatory reviews. Finally, the development agreement occurs when the developer removes development agreement contingencies and initiates land acquisition and building design. At this phase, communicating the vision for the redevelopment is critical and helps the community focus on future benefits. The vision is especially critical where communities may initially be uncomfortable with a type of redevelopment, such as multi-family housing,in part because of an inaccurate and negative perception. • Phase 5-- Construction All development agreements are fmal, acquisition has begun and even some initial demolition of existing properties has occurred.