Laserfiche WebLink
0 EHLERS <br /> • & A S S O C I A T E S I N C <br /> Redevelopment Project Elements and Policies <br /> Successful redevelopment requires three basic elements; a clear goal, a market for the redevelopment <br /> concept and financial resources to pay for the redevelopment and an effective communications and public <br /> input strategy with the community. Most redevelopment projects that falter are the result of failure to <br /> develop a primary redevelopment goal. As a result the redevelopment effort is forced to achieve multiple <br /> (and sometimes conflicting)goals. Removal of a blighted area,development of a"gateway",new housing <br /> options, and development of neighborhood retail are all examples of potential redevelopment goals. The <br /> key is to select one primary goal. That is the goal that will be used to measure whether a proposed <br /> development is appropriate for the community. Secondary goals can be identified with the understanding <br /> that achieving these subsidiary goals is not a prerequisite to project approval. <br /> Once the redevelopment goals has been identified a planning process that includes analysis of the market <br /> and financial feasability is essential. Development of a concept plan that is not marketable to the <br /> development community or cannot be financed, even with public assistance, is politically risky. Once the <br /> community has been engaged in a planning process there is an understandable expectation that the <br /> development will occur. Inviting developers to participate and comment during the planning process helps <br /> increase the likelihood of a successful redevelopment and also serves to market the project to potential <br /> developers. <br /> • In a similar manner inclusion of a financial advisor during the planning process will clarify the financial <br /> feasability of the project. Project revenues may include land sale proceeds and public assistance(including <br /> grants, TIF and tax abatements). <br /> It is important to note that this approach accommodates a situation where the development authority has <br /> identified a goal that is not currently marketable. For example a may city determine that it wants to have a <br /> signature office building as a gateway to the community. If the market feasability indicates that there is not <br /> a market for this type of space, the city may decide to delay development until the market is ready. <br /> Likewise, if a project is market feasible but not financially feasible the city may decide to augment normal <br /> funding to achieve the desired goal. <br /> Developing the informed consent of the community for redevelopment is extremely important to a city's <br /> ability to complete any redevelopment. To develop informed consent, the city needs to design a <br /> communications and public input strategy that enables the community to understand and accept the <br /> redevelopment. This involves communicating regularly and frequently utilizing a variety of tools that have <br /> been crafted to forecast issues, acknowledge controversy and honestly address issues and concerns. The <br /> strategy involves the development and implementation of a communications plan and design of planning <br /> proccess which provides the appropriate level of community input at critical points. In cases where <br /> referendum is a part of the redevelopment process, it involves an even more complex and skilled handling <br /> of communications issues to aggressively and impartially inform the public. <br /> Redevelopment Project Framework <br /> Redevelopment projects basically occur within five phases. These phases often overlap. The time frame <br /> for each phase may vary significantly from project to project.It is essential to recognize that redevelopment <br />