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Economic Development and Smart Growth 8 Case Studies on the Connections Between Smart Growth Development

and Jobs, Wealth, and Quality of Life in Communities

Editors:

Alex Iams Pearl Kaplan

August 2006

International Economic Development Council 734 15th St. NW, Suite 900

Washington, DC 20005 202.223.7800

www.iedconline.org

This report was developed under a cooperative agreement between IEDC and the US Environmental Protection Agency (PI-83224701-0). The opinions in this report do not

necessarily represent the views of the EPA.

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ACKNOWLEDGEMENTS Editors Alex Iams Associate, Advisory Services & Research International Economic Development Council Washington, DC Pearl Kaplan Senior Associate, Advisory Services & Research International Economic Development Council Washington, DC Case Study Authors Alex Iams Pearl Kaplan Andrea Bauerfeind Jenifer Huestis Kathleen Quillinan Contributing authorsMary Kay Bailey Jessica Schaeffer Project Advisor Ed Gilliland, CEcD, AICP Vice President, Advisory Services & Research International Economic Development Council Washington, DC ! Cover Photo: Arena District in Columbus, Ohio. Courtesy of Nationwide Realty Investors.

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!! TABLE OF CONTENTS 1

Introduction..................................................................................................................................... 5

Transit-Oriented Development ....................................................................................................... 8 The Brewery Blocks, Portland, OR .......................................................................................................... 8 Silver Spring Downtown Redevelopment, Silver Spring, MD............................................................... 14

Commercial Corridor Revitalization............................................................................................. 20 East Carson Street, Pittsburgh, PA ......................................................................................................... 20 Main Street Program, Burlington, IA ..................................................................................................... 24

Targeted Area Redevelopment ..................................................................................................... 29

Arena District, Columbus, OH ............................................................................................................... 29 Belmar, Lakewood, CO.......................................................................................................................... 34

Arts and Entertainment District .................................................................................................... 39 Fountain Square, Indianapolis, IN.......................................................................................................... 39 Artist Relocation Program, Paducah, KY .................................................................................................... 44

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7

TRANSIT-ORIENTED DEVELOPMENT The Brewery Blocks Portland, Oregon '

O,'2+)(.'*+,!)!)%5%6+71%,'!*,!Q+2'6#,)9!F2%@+,!

%5%6+7%)! +,! #! =+21%2! /2%0%2<! $*'%9! _2%0%2<!

Figure 1: View of the Brewery Blocks 'Source: Gerding/Edlen Development '

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8

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b$! Q+2'6#,)! #,)

!Figure 2:

f Location oBrewery Blocks in Portland

ource: Sportlandstreetcar.com

!

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Source: US Census Bureau!!!

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9

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Source for tables: Gerding/Edlen Development !

rtland Streetcar Source: Wikipedia.org

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10

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Sources: City of Portland Department of Management 4 n por(www.portlandonline.org) and City of Portland Maps and Data service (www.portlandmaps.com)

and Finance, 200 Comprehensive A nual Financial Re t

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ral production es, a t gov mpld individua , employees of private households,

railroad employees, agricultu employe nd mos ernment e oyees.

Sources: US Census Bureau (www.census.gov) and County Business Patterns (division of the US Census)

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11

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12

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13

TRANSIT-ORIENTED DEVELOPMENT Silver Spring Downtown Redevelopment Silver Spring, Maryland

Figure 1: Map of Smart Growth Strategy Source: Montgomery County

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14

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Source (both tables): MNCPPC, Montgomery Co., CB Richard Ellis

15

O,*'*#6! ^%5*5#6e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i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b='%2! R]! <%#2$! '-%! .*'<! 0*66! )%%)! '-%! 72+7%2'<! '+!'-%!)%5%6+7%2B!!_%.#($%!'-%!.+(,'<!#$$%1/6%)!'-%!6#,)! #,)! 2%'#*,$! +0,%2$-*79! '-%! )%5%6+7%2! $#5%)!$%5%2#6! <%#2$! +=! -+6)*,@! .+$'$! '<7*.#66<! %,)(2%)!)(2*,@! '-%! )%$*@,! #,)! #772+5#6! 72+.%$$%$B! ! L-%!72+7+$#6!0#$!)%$*@,%)!'+!2%'(2,!7(/6*.!*,5%$'1%,'!+,!'-%!'+0,!.%,'%2!0*'-*,!R]!<%#2$B!!O,5%$'1%,'!*,!'-%! '+0,! .%,'%2! '+'#6%)! dVYZ!1*66*+,e! '-%! .+(,'<!)%)*.#'%)! dR[Z! 1*66*+,! '+! *,=2#$'2(.'(2%!*172+5%1%,'$9! *,.6()*,@! 2+#)$9! $'2%%'$.#7%$9!('*6*'*%$9! #,) #! 7#2M*,@! @#2#@%k! #,)! P+(6@%2KQ2#''!)*2%.'%)! #,! %$'*1#'%)! dR[]! 1*66*+,! '+! /(*6)! '-%!2%'#*6!$'2(.'(2%$B!!b$! 7#2'! +=! '-%! '+0,! .%,'%2! 72+H%.'9! '-%! .+(,'<!2%-#/*6*'#'%)! #,)!1+)%2,*D%)! '-%! b1%2*.#,! P*61!O,$'*'('%J$! EbPOG! -*$'+2*.! &*65%2! L-%#'%2! 0-*6%!72%$%25*,@! *'$! R\V[! #77%#2#,.%B! ! L-%! bPO! &*65%2!L-%#'2%! #,)! "(6'(2#6! "%,'%2! *$! #! $'#'%K+=K'-%K#2'!%N-*/*'*+,9! %)(.#'*+,! #,)! .(6'(2#6! .%,'%29! #,)! *$!'-%! .+(,'2<J$! 72%%1*,%,'! +2@#,*D#'*+,! )%)*.#'%)!

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16

Figures 2, 3, & 4: (Left to Right) Silver Spring Innovation Center, Tastee Diner, and Town Center

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Figures 5 & 6: Adaptive Re-Use of Vacant Canada Dry Plant!

17

Figures 7, 8, & 9: (Left to Right) Discovery Communications, Discovery Plaza, and AFI Silver Theater

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18

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19

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

COMMERCIAL CORRIDOR REVITALIZATION!!East Carson Street Pittsburgh, Pennsylvania

Figure 1: Revitalized East Carson Street Storefronts

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20

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Figure 2: Ukrainian Presbyterian Church Converted into Halo Restaurant and Night Club Source: http://www.spotlightonmainstreet.com

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* Does not capture private investment in East Carson Street independent of public funding ** South Side Works expected to create an additional 3900 jobs at full build out

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23

COMMERCIAL CORRIDOR REVITALIZATION !Main Street Program Burlington, Iowa

Figure 1: Revitalized business district Source: burlingtoniowa.com 'O,'2+)(.'*+,!L2#)*'*+,#6! S#*,! &'2%%'! .+11%2.*#6! .+22*)+2$9!0-%2%! #! 5#2*%'<! +=! )#*6<! ,%%)$! #2%! .6+$%! #'! -#,)9!#2%!#!-#661#2M!+=!$1#2'!@2+0'-!*,!$1#66!#,)!6#2@%!'+0,$! #6*M%B! ! L-%$%! .+22*)+2$! 0%2%! +2*@*,#66<!)%$*@,%)!0*'-!#!1*N!+=!$-+7$9!2%$'#(2#,'$9!+==*.%$9!#,)!-+($*,@9!#66+0*,@!7%+76%!'+!0#6M9!'#M%!'2#,$*'9!2*)%! '-%*2! /*M%$9! +2! )2*5%! '+! 2%#.-! '-%*2!)%$'*,#'*+,$B! ! b$! '-%! 1+5%1%,'! '+0#2)! 1+2%!#('+K+2*%,'%)9! 2%@*+,#6! 2%'#*6! .%,'%2$! @2%09! 1#,<!+=!'-%$%!.+11%2.*#6!.+22*)+2$!$(==%2%)B!!I+0%5%29!'+0,$! #,)! .*'*%$! #2%! $%%*,@! '-%! 5#6(%! *,! -#5*,@! #!$'2+,@!#,)!5*/2#,'!S#*,!&'2%%'B!^%5*'#6*D#'*+,!+=!!

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!9:;:<=9'=;(=9>?:@0A'(#3$-#3$'FE1+&$Z-#$Y'VW5X'e'IJJbf'f%'!@#*,!*,!/($*,%$$!$'#2'$9!2%6+.#'*+,$9!#,)!%N7#,$*+,$! TRT!f%'!@#*,!*,!,%0!H+/$! X]]!_(*6)*,@!2%-#/*6*'#'*+,$! V\Y!_(*6)*,@$!$+6)! RWX!L+'#6!72*5#'%!*,5%$'1%,'$!*,!2%-#/*6*'#'*+,! dT[9[W\9RXR!L+'#6!72*5#'%!*,5%$'1%,'$!*,!)+0,'+0,!72+7%2'<!#.A(*$*'*+,! d[9VVX9XZV!O,.2%#$%!*,!72+7%2'<!5#6(%$!ER\[YKT]]WG! dRRZ9[]Z9]]X!Q%2.%,'!*,.2%#$%!*,!72+7%2'<!5#6(%$!ER\[YKT]]WG! TVBZl!O,.2%#$%!*,!72+7%2'<!'#N!2%5%,(%$!ER\[YKT]]WG! dR9\V]9W[Z!Q%2.%,'!*,.2%#$%!*,!72+7%2'<!'#N!2%5%,(%$!ER\[YKT]]WG! VVB\l!Source: Main Street Iowa! !

!'-%$%!#2%#$! *$! 2%#==*21*,@!.+11(,*'<! *)%,'*'<!#,)!)%6*5%2*,@!*,5%$'1%,'9!H+/$9!#,)!'+(2*$1!)+66#2$B!!F5%2! '-%! 7#$'! T]! <%#2$9! _(26*,@'+,9! O+0#! -#$!2%%$'#/6*$-%)! *'$! )+0,'+0,! #$! '-%! .*'<J$! 72*1#2<!#.'*5*'<! .%,'%2B! &*,.%! '-%! S#*,! &'2%%'! 72+@2#1!/%@#,! *,! R\[Y9! '-%! .%,'2#6! /($*,%$$! )*$'2*.'! -#$!#''2#.'%)! $.+2%$! +=! ,%0! /($*,%$$%$! #,)! X]]! ,%0!H+/$B! L-%! 72*5#'%! $%.'+2! -#$! *,5%$'%)! dVV!1*66*+,!*,!)+0,'+0,!72+H%.'$9!*,.6()*,@!'-%!2%$'+2#'*+,!+=!V\Y!-*$'+2*.!/(*6)*,@$B!!_(26*,@'+,J$!72+@2%$$!-#$!)2#0,!,#'*+,#6!#..6#*1B!O,!T]]W9!_(26*,@'+,!%#2,%)!'-%!f#'*+,#6!L2($'!=+2!I*$'+2*.! Q2%$%25#'*+,J$! 32%#'! b1%2*.#,! S#*,!&'2%%'!b0#2)9!#,!-+,+2!@*5%,!'+!=*5%!.+11(,*'*%$!%#.-! <%#2! =+2! %N.%66%,.%! *,! 72%$%25#'*+,K/#$%)!2%5*'#6*D#'*+,B!

Source: DPI !_(26*,@'+,!*,!"+,'%N'!P+(,)%)! *,! R[VV9! _(26*,@'+,! E7+7e! TY9[V\G! 0#$!+,.%! #! 72+$7%2+($! '2#,$7+2'#'*+,! #,)!1#,(=#.'(2*,@! -(/B! ! O'$! 6+.#'*+,! +,! '-%!S*$$*$$*77*!^*5%2! #,)!1#H+2! 2#*62+#)! 2+('%$!1#)%!'-%!.*'<!#!n3#'%0#<!'+!'-%!:%$'9J!2*5#6*,@!&'!>+(*$!

)(2*,@! '-%! ,*,%'%%,'-! .%,'(2<B! _(26*,@'+,!1#*,'#*,%)! #! -%#6'-<! %.+,+1<! *,'+! '-%! '0%,'*%'-!.%,'(2<9! /('! =#6'%2%)! #='%2! :+26)! :#2! OOB!4+0,'+0,! /($*,%$$%$! .+(6)! ,+'! .+17%'%! 0*'-!$(/(2/#,! $-+77*,@! .%,'%2$9! #,)! -*@-0#<!.+,$'2(.'*+,! 6%)! '+! '-%! )%1+6*'*+,! +=! ,%#26<! +,%!-(,)2%)!/($*,%$$%$!#,)!-*$'+2*.!-+1%$B!!b''%17'$!#'!(2/#,!2%,%0#6!*,!'-%!R\Y]$!#,)!R\Z]$9!*,.6()*,@!#! 7%)%$'2*#,! 1#66! +,! 8%==%2$+,! &'2%%'9! 0%2%!*,%==%.'*5%B!_<!'-%!R\[]$9!1#,<!)+0,'+0,!=#.#)%$!0%2%! .+5%2%)! /<! #6(1*,(1! $*)*,@k! $'+2%=2+,'!5#.#,.<!2#'%$!%N.%%)%)![]!7%2.%,'B!!!!4+0,'+0,!Q#2',%2$9!O,.B!L-%!O+0#!4%7#2'1%,'!+=!C.+,+1*.!4%5%6+71%,'!#,)! '-%!f#'*+,#6! L2($'! =+2!I*$'+2*.! Q2%$%25#'*+,!)%$*@,#'%)! )+0,'+0,! _(26*,@'+,! #$! #! f#'*+,#6!S#*,!&'2%%'!"+11(,*'<!*,!R\[YB!L-%!S#*,!&'2%%'!72+@2#19! #)+7'%)! *,! .+11(,*'*%$! #.2+$$! '-%!.+(,'2<9! *$!)%$*@,%)! '+!@2#)(#66<!i!+5%2!R]! '+!T]!<%#2$9!=+2!*,$'#,.%!i!/2*,@!%.+,+1*.!)%5%6+71%,'!#,)!.+11(,*'<!#.'*5*'<!/#.M!'+!)+0,'+0,B!

"#$%&' ()#$*+"#$%&'())*+,-./!0(.-1-)2$!-0)+*3#0#.,!4-',+-1,!1*.,+-5(,-*. 6789:::;-,<!*%!=(+$-./,*. 6>?9:::")*.'*+'@-)9!%(.4+2-'-./9!)+-32,#!4*.2,-*.' 6>A>9:::,-,(. /0112111

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Figure 2: View of downtown Burlington Photo courtesy of DPI

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+2@#,*D#'*+,9!+7%2#'%$!'-%!S#*,!&'2%%'!72+@2#1!*,!_(26*,@'+,B!O'!72+1+'%$!'-%!)+0,'+0,!#$!#!76#.% '+! )+! /($*,%$$! #,)! -+6)! %5%,'$k! 72+5*)%$! )%$*@,9!2%@(6#'+2<! #,)! ,%'0+2M*,@! $%25*.%$! =+2! %N*$'*,@!/($*,%$$%$k! 1#2M%'$! )+0,'+0,! 72+7%2'*%$k! #,)!2%.2(*'$!,%0!/($*,%$$%$B!!

igure 3: This map outlines the 32-block municipal r, at right.

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Fimprovement district. It borders the Mississippi RiveMap courtesy of DPI!!4$'#==9! $'2+,@! 5+6(,'%%2! 7#2'*.*7#'*+,9! #,)! #!dT]]9]]]!#,,(#6!/()@%'B! O'! *$! =(,)%)! *,!7#2'!/<! #!VTK/6+.M! 1(,*.*7#6! *172+5%1%,'! )*$'2*.'!%$'#/6*$-%)!/<!'-%!.*'<B!Q2+7%2'<!+0,%2$!0*'-*,!'-%!)*$'2*.'!.+,'2*/('%! '-2%%!)+66#2$!7%2!+,%!dR9]]]!+=!'#N#/6%! 5#6(#'*+,B! O,! 2%'(2,9! 4QO! #)5+.#'%$! =+2!)+0,'+0,! *,5%$'1%,'9! 72+5*)%$! '2#*,*,@! #,)!2%$+(2.%$9! #,)! +2@#,*D%$! %5%,'$! '-#'! /2*,@!.($'+1%2$!'+!6+.#6!/($*,%$$%$B !CL-%!S#*,!&'2%%'!Q2+@.-#,@%$! )(2*,@! *'$! ,%#26<! T]! <%#2$! *,! +7%2#'*+,B!!L-%! 72*5#'%! $%.'+2! -#$! *,5%$'%)! dVV! 1*66*+,! *,!)+0,'+0,! $*,.%! R\[Y9! *,.6()*,@! dT\! 1*66*+,!'+0#2)!2%-#/*6*'#'*+,!72+H%.'$B!L-%!.*'<J$!72+7%2'<!'#N!2%5%,(%!-#$!*,.2%#$%)!VVB\!7%2.%,'9!0*'-!1(.-!+=! '-%! *,.2%#$%! @%,%2#'%)! =2+1! 72+7%2'*%$!72%5*+($6<!5#.#,'9!#/#,)+,%)!+2!+'-%20*$%!+==!'-%!'#N!2+66$B!L0+!-(,)2%)!#,)!'0%65%!/($*,%$$!$'#2'$9!

2%6+.#'*+,$9!+2!%N7#,$*+,$!#,)!X]]!,%0!H+/$!-#5%!.+1%!'+!)+0,'+0,B!!L+=!7-<$*.#6! *172+5%1%,'$!+5%2!'-%!<%#2$9!.2%#'*,@!#!1+2%!/($*,%$$!#,)!7%+76%K=2*%,)6<!%,5*2+,1%,'!)+0,'+0,B! !L-%!7%)%$'2*#,!1#66!0#$! 2%1+5%)! *,!=#5+2! +=! (7@2#)%)! $'2%%'! =%#'(2%$9! *,.6()*,@!$*)%0#6M! 2%,+5#'*+,$9! -*$'+2*.! 6*@-'! 7+$'!*,$'#66#'*+,! #,)! +,K$'2%%'! 7#2M*,@! *,! =2+,'! +=!1%2.-#,'!%,'2<0#<$B!!!

Figure 4: Newly renovated Hotel Burlington Photo: DPI !b^%-#/*6*'#'*+,!+=)2*5%2!=+2!2%5*'#6*D#'*+,9!#..+(,'*,@!=+2![Z!7%2.%,'!+=! #66! 72*5#'%! *,5%$'1%,'! @+*,@! *,'+! )+0,'+0,B!I*$'+2*.! 6#,)1#2M$!-#5%!/%.+1%!,%0!/($*,%$$%$9!2%$*)%,'*#6! $7#.%$9! #,)! 2%'#*6! #,)! 2%$'#(2#,'!6+.#'*+,$B!!!!(*6'! *,! R\R_'-%!S*)0%$'J$!'+7!-+'%6$B!!L-%!-+'%6!0#$!.6+$%)!/<!'-%! '*1%! '-%!S#*,! &'2%%'! 72+@2#1! #22*5%)! *,! '-%!R\[]$B! ! &(77+2'%)! /<! dRBT!1*66*+,! *,! =(,)$! =2+1!'-%! .*'<J$! '#N! *,.2%1%,'! =*,#,.*,@! 72+@2#19! '-%!'%,K$'+2<! $'2(.'(2%! -#$! /%%,! 2%$'+2%)! #$! #!2%$*)%,'*#6! )%5%6+71%,'9! *,.6()*,@! ZX! (,*'$! +=!1*N%)K*,.+1%!-+($*,@! =+2! +6)%2! 2%$*)%,'$B! ! Q2*+2!'+!2%)%5%6+71%,'9!'-%!.*'<!.+66%.'%)!dZ9W[]!ER\\[G!*,! 72+7%2'<! '#N%$! +,! '-%! -+'%6! 72+7%2'<B! b='%2!2%)%5%6+71%,'9! '-%! '#N! .+66%.'*+,! H(17%)! '+!dRRX9T\Y!ET]]VGB!!^=+21%2! -+$7*'#6! /(*6)*,@! +5%26++M*,@! '-%!2*5%2=2+,'B!!L-%!$'2(.'(2%9!.+176%'%)!*,!T]]V!0*'-!'-%! -%67! +=! #! dR!1*66*+,! "-#1/%2! +=! "+11%2.%

26

!9:;:<=9'=;(=9>?:@0A'FE1+&$Z-#$'F)8#1)'.$/'>8-)1'! c&7-#1&"'P&ZE1)7' @)")$-'P&ZE1)7'"*'<!7%2!.#7*'#!*,.+1%w! R\[]! dR]9RRZ! T]]]! dR\9WX]!4+0,'+0,!.+11%2.*#6!5#.#,.<!2#'%! R\[Y! RYB[l! T]]W! ZB]l!4+0,'+0,!'#N#/6%!72+7%2'<!5#6(%! R\[Y! dW\ZBRT!1*66*+, T]]W! dYRWB\V!1*66*+,4+0,'+0,!72+7%2'<!'#N!2%5%,(%! R\[Y! dXBY\!1*66*+,! T]]W! dZBYT!1*66*+,!"*'<!2%'#*6!$#6%$! R\[[! dRXZBWW!1*66*+, T]]V! dTYTBV]!1*66*+,"*'<!(,%176+<1%,'!2#'%w! R\[Y! \B]l! T]]W! YBXl!Source: City of Burlington, US Census *Income and unemployment figures cannot be directly attributed to the Main Street program. These figures are more likely linked to regional trends and macroeconomic conditions !@2#,'9!-+($%$!6+.#6!/($*,%$$%$9!.+,)+1*,*(1$9!#,)!#,! (7$.#6%! 2%$'#(2#,'B! ! ^*5%2Q#2M! @%,%2#'%)!#772+N*1#'%6<!dY]9]]]! '+!dYX9]]]! *,!72+7%2'<! '#N!2%5%,(%$! )(2*,@! *'$! <%#2$! #$! #! -+$7*'#6! /(*6)*,@B!:*'-! '-%! ,%0! 72+H%.'! +,6*,%9! '-%! .*'<! %$'*1#'%$!'-#'! *'! 0*66! .+66%.'! /%'0%%,! d[]9]]]! #,)! d\]9]]]!%#.-!<%#2B!!&.-2#11J$! "+2,%2! *$! 6+.#'%)! *,! '-%! -*$'+2*.!&.-2#11J$! 4%7#2'1%,'! &'+2%9! '-%! =+21%2! 2%'#*6!#,.-+2! +=! )+0,'+0,! _(26*,@'+,k! '-%! .+17#,<!.6+$%)! *,!R\\ZB! !L-%!/(*6)*,@! *$!,+0!#!dT!1*66*+,!1*N%)K($%! )%5%6+71%,'! '-#'! .+,'#*,$! 2%'#*6!%$'#/6*$-1%,'$9! (7$.#6%! .+,)+1*,*(1$! #,)!#7#2'1%,'$9! #,)! _(26*,@'+,J$! /($*,%$$! *,.(/#'*+,!.%,'%2B! O,!R\\[9! '-%!.*'<! .+66%.'%)!dW9W\W! *,! '#N%$!=2+1!'-%!'-2%%!72+7%2'*%$!#'!8%==%2$+,!#,)!&%.+,)!&'2%%'B! ^%)%5%6+7%)! #$! &.-2#11J$! "+2,%29! '-%!72+7%2'*%$! #..+(,'! =+2! dRY9Z\T! ET]]VG! *,! #,,(#6!72+7%2'<!'#N%$B!

Figure 5: Snake Alley map Source: www.snakealley.com

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28

!!

!

TARGETED AREA REDEVELOPMENT Arena District Columbus, OH !

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29

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Figure 2: Nationwide Arena

Figure 1: View of the Arena District

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30

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31

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32

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33

LAND ASSEMBLY and TARGETED AREA REDEVELOPMENT Belmar Lakewood, Colorado

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34

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Figure 2: Intersection of Alaska and Teller Streets

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35

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!

Sources and Uses of Funds: Phase I SOURCES Continuum (Equity) $40,000,000 Brownfields Loan $2,000,000 Metro District Bonds $58,000,000 Bank Loan $143,000,000 Total Sources Phase I $243,000,000 USES Site Acquisition/Infrastructure Dev. $85,000,000 Parking Facilities $27,000,000 Vertical Construction $131,000,000 Total Uses Phase I $243,000,000 Sources and Uses of Funds: Buildout (2007) SOURCES Private Investment $752,000,000 Metro District Bonds $120,000,000 Other $3,000,000 Total Sources Buildout $875,000,000 USES Site Acquisition/Infrastructure Dev. $132,000,000 Parking Facilities $63,000,000 Vertical Construction $680,000,000 Total Uses Buildout $875,000,000 !$#1%!'*1%!/%!.+17%'*'*5%!0*'-!+'-%2!2%'#*6%2$!*,!'-%!2%@*+,B!! !C.+,+1*.!O17#.'!"6+$%! '+!V9]]]!7%+76%!0+2M! *,!_%61#2J$!+5%2!Y]! +==*.%$9! $'+2%$9! 2%$'#(2#,'$9! #,)!%,'%2'#*,1%,'!#,)!.(6'(2#6!5%,(%$B!S+2%!'-#,!Z9]]]! #2%! %N7%.'%)! '+! /%! 0+2M*,@! *,! '-%!)*$'2*.'!/<!'-%!'*1%!*'!*$!.+176%'%)!*,!T]R]B!!

36

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!

Figure 3: Shops on South Teller Street, Belmar !6(N(2<!#7#2'1%,'$9!.+,)+1*,*(1$9!6+='$9!'+0,!-+1%$9! #,)! 6*5%K0+2M! (,*'$B! S#,<! +=! '-%!2%$*)%,'*#6!(,*'$!#2%!#/+5%!2%'#*6B!&+1%!+=!'-%!-+($*,@! *,! Q-#$%! OO! 0*66! /%! )%5%6+7%)! *,!.+,H(,.'*+,! 0*'-! '-%! >#M%0++)! I+($*,@!b('-+2*'<! '+! #..+11+)#'%! 2%$*)%,'$! #'!*,.+1%!6%5%6$!+=!Y]!'+![]!7%2.%,'!+=!'-%!#2%#!1%)*#,B'!Economic Indicators: Belmar New businesses (2005) 62 Jobs created (2005) 3000 New residential units (2005) 241 Private investment (build-out) $752 mPublic investment (build-out) $120 mPrivate-to-public investment ratio 6:1 Increase in property tax revenue: 2002-2005 ~ $2 mIncrease in percent property tax: 2002-2005 ~ 500%!S+5*,@!P+20#2)!L-%! "*'<! +=! >#M%0++)! $#0! +77+2'(,*'<! *,!c*66#! O'#6*#J$! )%.6*,%! #,)! '2#,$=+21%)! '-%*2!.+11(,*'<B! :*'-! #! $'2+,@! 7(/6*.K72*5#'%!)%5%6+71%,'! 7#2',%2$-*7! #,)! #! .6%#2!.+11(,*'<! 5*$*+,9! '-%! .*'<! .2%#'%)! #,! (2/#,!)%$'*,#'*+,!=+2!'-%!4%,5%2!S%'2+!0%$'!$*)%9!#$!!

37

Figure 4: Holiday Season in Belmar 2004-2005

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38

ARTS AND ENTERTAINMENT DISTRICT Fountain Square Indianapolis, Indiana

Figure 1: Fountain Square Cultural District logo Source: Indianapolis Cultural Development Commission''O,'2+)(.'*+,!P+(,'#*,! &A(#2%9! #! -*$'+2*.! .+11%2.*#6! #,)!2%$*)%,'*#6!,%*@-/+2-++)!6+.#'%)!$+('-%#$'!+=!)+0,'+0,! O,)*#,#7+6*$9! 0#$! '-%! .*'<J$! =*2$'!'-%#'2%! )*$'2*.'B! _('! $(/(2/#,! =6*@-'! #,)!)*$*,5%$'1%,'! /%@*,,*,@! *,! '-%! R\X]$! '(2,%)!'-%! +,.%! 5*/2#,'! ,%*@-/+2-++)! *,'+! #,!%.+,+1*.#66<!.-#66%,@%)!.+11(,*'<B!L-2+(@-!.+11(,*'<K/#$%)! 2%)%5%6+71%,'! #,)!.+,'*,(%)! 2%5*'#6*D#'*+,9! '-%! +,.%! )*$'2%$$%)!,%*@-/+2-++)! *$! ,+0! #! '-2*5*,@! 6*5%K0+2M!.+11(,*'<!=+2!#2'*$'$B!!

39

L-%! &+('-%#$'! &*)%! f%*@-/+2-++)!4%5%6+71%,'! E&Cf4G9! #! ,+,K72+=*'!.+11(,*'<! )%5%6+71%,'! .+27+2#'*+,9! *$! '-%!6%#)! +2@#,*D#'*+,! =+2! '-%! P+(,'#*,! &A(#2%!"(6'(2#6! 4*$'2*.'B! O'! 72+5*)%$! #! (,*=*%)!#772+#.-! '+! )%5%6+7*,@! '-%! .+11%2.*#6!.+22*)+2! '-#'! ,+0! .+172*$%$! 1+2%! '-#,!V]]9]]]! $A(#2%! =%%'!+=! .+11%2.*#6! $7#.%!#,)!'0+! #2'$! .%,'%2$B! &Cf4! -#$! #6$+! 0+2M%)! '+!(7@2#)%! 7(/6*.! *,=2#$'2(.'(2%! #,)! #1%,*'*%$!*,.6()*,@!#!dXBX!1*66*+,!.+11(,*'<!.%,'%2!#,)!#! dTBX! 1*66*+,! 6*/2#2<B! &Cf4J$! %==+2'9! 0*'-!$(/$'#,'*#6! *,5%$'1%,'! =2+1! '-%! .*'<9!.-#2*'#/6%! +2@#,*D#'*+,$9! .+27+2#'%! $(77+2'9!#,)! *,)*5*)(#6! )+,#'*+,$9! -#$! =+$'%2%)! '-%!2%5*'#6*D#'*+,! +=! P+(,'#*,! &A(#2%! #,)! *'$!$(22+(,)*,@! 2%$*)%,'*#6! ,%*@-/+2-++)B!O,.2%#$%)! *,5%$'1%,'! *,! '-%! .+11%2.*#6!)*$'2*.'! -#$! #''2#.'%)! *,5%$'1%,'! *,!$(22+(,)*,@!2%$*)%,'*#6!#2%#$9!0*'-!/+'-! 6+,@K'*1%! 2%$*)%,'$! #,)! ,%0! -+1%+0,%2$!7#2'*.*7#'*,@! *,! *172+5*,@! '-%! A(#6*'<! +=! #2%#!-+1%$BRY!

Figure 2: Fountain Block and Fountain Square Theater Building from the roof of the Murphy Art Center!Photo: Dale Bernstein C#26<!P+(,'#*,!&A(#2%!P2+1! R\R]! '+! R\Y]9! P+(,'#*,! &A(#2%! 0#$! #!,%*@-/+2-++)! )%$'*,#'*+,! #,)! '-%! .*'<J$!)+0,'+0,! =+2! '-%! &+('-$*)%B! L-%2%! 0%2%!1(6'*76%! 1+5*%! #,)! 5#()%5*66%! '-%#'%2$9!*,)%7%,)%,'! /#,M$9! #! 0*)%! 2#,@%! +=! 2%'#*69!.-(2.-%$9!#,)!$+.*#6!.%,'%2$!$%25*,@!#!2#,@%!+=!%'-,*.*'*%$B !C.+,+1*.! -#2)$-*7! *,! '-%! R\X]$! %.6*7$%)!P+(,'#*,! &A(#2%y$! 6+,@K$'#,)*,@! 2+6%! #$! '-%!&+('-$*)%y$! .+11%2.*#6! )*$'2*.'B! b66! +=! '-%!,%*@-/+2-++)!'-%#'%2$!.6+$%)9!#,)!'-%2%!0#$!#!'(2,+5%2! *,! '-%! '<7%! +=! /($*,%$$%$! -+($%)! *,!'-%! +2*@*,#6! .+11%2.*#6! /(*6)*,@$B! S#,<!/($*,%$$%$!.6+$%)!#,)!0%2%!2%76#.%)!/<!6+0%2!A(#6*'<!+,%$B!

O,! '-%! R\Z]$9! .+,$'2(.'*+,! +=! OKYX! .('! '-%!(,*=*%)! &+('-%#$'! *,'+! *$+6#'%)! 7+.M%'$! #,)!)%$'2+<%)! '-+($#,)$! +=! -+1%$9! -(,)2%)$! +=!/($*,%$$%$9! #,)! 1#,<! $.-++6$! #,)! .-(2.-%$B!&(/(2/#,! =6*@-'! #,)! )*$*,5%$'1%,'!.+17+(,)%)!'-%!72+.%$$B!!!

!Figure 3: Fountain Block Senior Citizen Housing and Fountain Square Branch Library Photo: Paul Baumgarten !^%.+5%2<!&Cf4! 0+2M%)! *,.2%1%,'#66<! +,! *,)*5*)(#6!72+H%.'$! *,! '-%! .+11%2.*#6! )*$'2*.'! =+2! 1+2%!'-#,!T]!<%#2$B!`O=!<+(!6++M!#'!0-%2%!P+(,'#*,!&A(#2%! 0#$! '0%,'<! <%#2$! #@+9! '-%!*172+5%1%,'!*$!2%1#2M#/6%B!:%J5%!$%%,!1#,<!$(..%$$%$! #$! 0%! $'%#)*6<! 2%5*'#6*D%! '-%!,%*@-/+2-++)J$! .+11%2.*#6! .%,'%29a! $#*)!&Cf4! Q2+H%.'! S#,#@%2! Q#(6! _#(1@#2'%,B!b6'-+(@-! '-%! $(/$'#,'*#6! $(..%$$! +=! '-%!2%5*'#6*D#'*+,! +=! )+0,'+0,! O,)*#,#7+6*$! -#)!$+1%!%==%.'!+,!P+(,'#*,!&A(#2%9!*'!0#$!1+$'6<!&Cf4J$! 6+,@K'%21! .+11*'1%,'! '-#'!%,.+(2#@%)!.+,=*)%,.%!*,!72+@2#1!$7+,$+2$B!!6@:6!@?h'?>_'[>RQ!Y'P:Q;?>=;'

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*Tables prepared by IEDC include 136 out of 150 parcels for which 1995 and 2005 information was available from census tracts 3559 and 3571. These tracts include significant portions of the Fountain Square Cultural District. !!&Cf4! *$! $'*66! 0+2M*,@! '+! )*1*,*$-! '-%! 7#$'!,%@#'*5%! 7%2.%7'*+,$! +=! 7%+76%! =2+1! +('$*)%!+=! '-%! ,%*@-/+2-++)9! /('! #$!1+2%! #,)!1+2%!7%+76%! -#5%!7+$*'*5%! %N7%2*%,.%$! *,!P+(,'#*,!

40

&A(#2%9! 5*$*'#'*+,! #,)! *,'%2%$'! *,! .+11%2.*#6!#,)!2%$*)%,'*#6!2%#6!%$'#'%!-#$!*,.2%#$%)B!!&Cf4! #,)! '-%! .*'<! %,%2@*D%)! '-%!2%5*'#6*D#'*+,! +=! P+(,'#*,! &A(#2%! /<!2%)%5%6+7*,@! 6#2@%9! 72+1*,%,'! /(*6)*,@$! '-#'!$%25%)!#$!.#'#6<$'$!=+2!#))*'*+,#6!2%*,5%$'1%,'!#,)! *172+5%1%,'BRZ! L-%!S(27-<! b2'! "%,'%2!#,)! P+(,'#*,! &A(#2%! L-%#'2%! _(*6)*,@! 0%2%!)%5%6+7%)! '-2+(@-! #! 7#2',%2$-*7! /%'0%%,!72*5#'%! *,5%$'+2$9! &Cf49! #,)! '-%! >+.#6!O,*'*#'*5%$! &(77+2'! "+27+2#'*+,! E>O&"GB! b!72%5*+($6<! #/#,)+,%)! WX9]]]! $A(#2%! =++'!2%'#*6! .+176%N9! '-%! S(27-<! b2'! "%,'%29!.+176%'%)! *,! T]]R9! 0#$! )%5%6+7%)! *,!7#2',%2$-*7! 0*'-! '0+! #2'*$'$B! L-%! 72+H%.'!.2%#'%)! $*N! /($*,%$$! $'+2%=2+,'$! 72*1#2*6<!+..(7*%)! /<! #2'$K2%6#'%)! /($*,%$$%$! #,)!@#66%2*%$9!0*'-!VT!$'()*+$!+,! '-%!$%.+,)! =6++2!+==%2*,@!#==+2)#/6%!0+2M$7#.%! =+2!#2'*$'$B!P+2!'-%!P+(,'#*,!&A(#2%!L-%#'%2!_(*6)*,@9!&Cf4!0#$! '-%! .+K)%5%6+7%2! 0*'-! #! 6+,@'*1%!,%*@-/+2-++)! 2%$*)%,'! '+! 2%$'+2%! #! 6#2@%6<!5#.#,'! R\T]$! 1+5*%! /(*6)*,@! *,'+! #,!%,'%2'#*,1%,'! .+176%NB! L-%! /(*6)*,@! -+$'$! #!'-%#'%2! 0*'-! .(6'(2#69! .+11(,*'<9! #,)!%)(.#'*+,#6!%5%,'$B!!

Census Tracts 3559, 3571, 3557, 3562, 3570, 3572 &Cf4! 2%$'+2%)! #,! #/#,)+,%)! R\]T!.+11%2.*#6! /(*6)*,@B! O,! T]]W9! '-%! P+(,'#*,!_6+.M! _(*6)*,@9! 0*'-! TT! (77%2K=6++2!#7#2'1%,'$! #,)! #! 7(/6*.! 6*/2#2<! /2#,.-9!/%.#1%!'-%!72*1#2<!.+,'#.'!7+*,'!=+2!5*$*'+2$!'+! '-%! .(6'(2#6! )*$'2*.'B! L-%! #7#2'1%,'$! -#5%!/2+(@-'! %N'%,)%)! -+(2$! +=! #.'*5*'<! '+! '-%!.+11%2.*#6!#2%#B!!

O,! T]]R9! '-%! :-%%6%2! 2%)%5%6+71%,'! 7('!P+(,'#*,!&A(#2%!+,!'-%!1#7!#$!#!$%2*+($!#2'$!.+11(,*'<B! L-%! :-%%6%2! b2'$! "+11(,*'<9!#,! #)#7'*5%K2%($%! Y]9]]]! $A(#2%! =++'!#/#,)+,%)! *,)($'2*#6! /(*6)*,@9! ,+0! $%25%$! #$!VY! 6*5%K0+2M! 6+='$! =+2! 6+0K*,.+1%!#2'*$'$9!#,)!#2'$! 72+@2#1! $7#.%! =+2! '-%! U,*5%2$*'<! +=!O,)*#,#7+6*$B! b! 1*N! +=! =%)%2#6! '#N! .2%)*'$9!/#,M! *,5%$'1%,'$9! @2#,'$9! #,)! $7%.*#6! 6+#,$!7#*)!=+2!'-%!dWBW!1*66*+,!2%)%5%6+71%,'B!!

Figure 4: Murphy Arts Center, decorative Terra Cotta Photo: Paul Baumgarten !L-%! =+(2! .#'#6<$'! 72+H%.'$! .+$'! #! '+'#6! d\BX!1*66*+,B!Q2+H%.'!=(,)*,@!$+(2.%$!*,.6()%!6+.#69!$'#'%9! #,)! =%)%2#6! @+5%2,1%,'$9! .-#2*'#/6%!=+(,)#'*+,$9! .+27+2#'%! )+,#'*+,$9! #,)!*,)*5*)(#6! .+,'2*/('*+,$B! &*@,*=*.#,'! *,KM*,)!.+,'2*/('*+,$9! =(,)2#*$%2$! #,)! '-+($#,)$! +=!-+(2$! +=! 5+6(,'%%2! $(77+2'! =(2'-%2!$(776%1%,'%)!1+,%'#2<!.+,'2*/('*+,$B!

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igure 5: A Fountain Square art gallery Photo: SEND F

41

C.+,+1*.!O,)*.#'+2$!#,)!P(,)*,@!

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L+'#6!H+/$!.2%#'%)!*,!)*$'2*.'!E)*2%.'!s!*,)*2%.'GR\ ZZf(1/%2!+=!/($*,%$$%$!#$$*$'%)!ET]]WKT]]XGT] RRY&A(#2%!=++'#@%!)%5%6+7%)!+2!2%,+5#'%)TR RZZ9T]]f(1/%2!+=!,%0!/($*,%$$%$!2%.2(*'%)!'+!)*$'2*.'TT WT4*2%.'!+5%2#66!*,5%$'1%,'!ET]]WKT]]XGTV dY]\9Z]R!b6'-+(@-! '-%! 7+7(6#'*+,! *,! '-%! P+(,'#*,! &A(#2%!"+11%2.*#6!4*$'2*.'!)%.2%#$%)!/<!VBX!7%2.%,'!/%'0%%,!R\\]KT]]]9! '-%! $(22+(,)*,@! #2%#$! %N7%2*%,.%)! #!7+7(6#'*+,! *,.2%#$%! +=! ZBX! 7%2.%,'! #'! '-#'! '*1%B! L-%!.+11%2.*#6!)*$'2*.'J$!1%)*#,!-+($%-+6)!*,.+1%!2+$%!/<![T! 7%2.%,'! =2+1! dRX9VVR! *,! R\[\! '+! dTZ9\VY! *,! R\\\B!L-%!,%*@-/+2*,@!.%,$($!'2#.'$!%N7%2*%,.%)!#!XW!7%2.%,'!*,.2%#$%B! &*1*6#2! '+! '-%! .-#,@%! *,! 1%)*#,! -+($%-+6)!*,.+1%9!7%2!.#7*'#! *,.+1%!$'%#)*6<! 2+$%!+5%2! '-%! $#1%!)%.#)%! /<! YZ! 7%2.%,'! *,! P+(,'#*,! &A(#2%! #,)!$(22+(,)*,@! )*$'2*.'$B! P+(,'#*,! &A(#2%! +('7#.%)! '-%!.*'<J$! *,.2%#$%! *,! 1%)*#,! -+($%-+6)! *,.+1%! EWRB[!7%2.%,'G!#,)!7%2!.#7*'#!*,.+1%!EXTBZ!7%2.%,'GB!!

Figure 6: Fountain Square Theatre Marquee. Photo: Dale Bernstein. !P+(,'#*,! &A(#2%J$! 2%$*)%,'*#6! +..(7#,.<! 2#'%! 0#$! Y!7%2.%,'!6%$$!'-#,!'-%!.*'<J$! *,!/+'-!R\\]!#,)!T]]]B!_('!0-*6%! O,)*#,#7+6*$J$! 2#'%! )2+77%)!/<! TBV! 7%2.%,'! =2+1!R\\]!'+!T]]]9!'-%!2%$*)%,'*#6!+..(7#,.<!2#'%!2+$%!/<!RBT!7%2.%,'! *,! '-%!#2%#$!#2+(,)!P+(,'#*,!&A(#2%B!Q2+7%2'<!'#N!5#6(%$!*,.2%#$%)!/<!W]BX!7%2.%,'!*,!P+(,'#*,!&A(#2%!=2+1!R\\X! '+! T]]XB! Q2*5#'%! *,5%$'1%,'! =(,)$!1+$'! +=!'-%!.(22%,'!72+H%.'$! *,!P+(,'#*,!&A(#2%B! O,!T]]W! '-%2%!0#$! #! '+'#6! +=! dRZY9]]]! *,! =(,)*,@! =2+1! 72*5#'%!+2@#,*D#'*+,$! #,)! dX9]]]! =2+1! 7(/6*.! +2@#,*D#'*+,$B!

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Figure 7: Wheeler Arts Community, Studio Residence Photo: Axis Architects L-%! P+(,'#*,! &A(#2%! "(6'(2#6! 4*$'2*.'! *$! #! <+(,@!72+H%.'B! L#M*,@! '-%! .(6'(2#6! )*$'2*.'! 72+H%.'! (,)%2! *'$!0*,@$! +,6<! #! =%0! <%#2$! #@+9! &Cf4! -#$! 1#,#@%)! '+!=*,%$$%! 1(6'*76%! 72+@2#1$! #,)! *,*'*#'*5%$! '-2+(@-!.#2%=(6! +5%2$*@-'! *,! #! 5%2<! $-+2'! '*1%B! L-%! $(..%$$! +=!'-%!72+H%.'! *$!#62%#)<!5*$*/6%! *,!'-%!2%5*'#6*D#'*+,!+=!'-%!,%*@-/+2-++)9!/('!*'!0*66!$'*66!'#M%!$%5%2#6!1+2%!<%#2$!'+!

42

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!Figure 8 & 9: SEND housing project, before and after renovation Photo: Paul Baumgarten !'0#E1")7'All Photographs provided by Paul Baumgarten, SEND 'Inter5*%0$!"+,)(.'%)!

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43

ARTS & ENTERTAINMENT DISTRICTS Artist Relocation Program Paducah, Kentucky

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44

Figure 2 & 3: An abandoned Texaco Station (top) is now home to the Candle Station (bottom) #2'*$'$!#,)!d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f#'*+,#6!^%@*$'%2!+=!I*$'+2*.!Q6#.%$!*,!R\[TB!!!!

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46

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47

END NOTES 1 Florida, Richard. “Competing in the Age of

Talent: Quality of Place and the New Economy.” January 2000.!

2 Blakely, Edward and Ted Bradshaw. Planning Local Economic Development: Theory and Practice. Sage Publications: Thousand Oaks, CA. 2002. pp81.

3 Brookings Institution. “Back to Prosperity: A Competitive Agenda for Renewing Pennsylvania.” December 2003. Available at: www.brook.edu/metro/publications/pa.htm

4 Urban Land Institute and PricewaterhouseCoopers. “Emerging Trends in Real Estate.” ULI: Washington, DC. 2006.

5 See for example: Carroll, Brendan. “Greater Boston Office Market. Summer 2005.” Richards Barry Joyce and partners. Boston, MA. pp.7.

Hochstein, Marc. “Planned Communities at Middle Age.” Grid Magazine. June 2001. pp.66-71.

Weinstein, Bernard L. and Terry L. Clower. “The Estimated Value of New Investments Adjacent to DART LRT Stations: 1999-2005.” September 27, 2005. Available at: http://www.valleymetro.org.

6 Leach, Dennis. “Transit Oriented Development in Arlington County, Virginia: Thirty Years of Results.” 2003. Available at www.reconnecting america.org/html/TOD/case_studies.htm.

7 National Trust for Historic Preservation. “Economic Statistics: The Main Street Program’s Success: Historic Preservation Equals Economic Development.” 2004. Available at: http://www.mainstreet.org/content.aspx?page=7966&section=2.

8 See for example: U.S. EPA. Our Built and Natural Environments: A Technical Review of the Interactions between Land Use, Transportation, and Environmental Quality. January 2001. Available at: http://epa.gov/smartgrowth/pdf/built.pdf.

9 Transportation Cooperation Research Program Report 102 Transit Oriented Development in the United States: Experiences, Challenges, and Prospects. ‘Chapter 17: Portland’s TODs.’ Washington, DC: Federal Transit Administration, May 2004.

R]!This category of employment is defined as jobs held by employees working within the boundaries of a specific jurisdiction. It differs from “labor force” employment which

represents jobs held by residents within the jurisdiction working anywhere.

RR!“Main Street Success Stories,” National Trust for Historic Preservation.” 1995. P 161.

RT!O’Toole, Christine H. 2005. “Arts and Science Remake the Steel City.” NYT. July 20.

RV!Estimate of the International Council of Shopping Centers, cited in Chilton (see Works Cited)

RW!A Public Improvement Fee (PIF) is a fee that developers may require their retail tenants collect on sales transactions to pay for public improvements on the site.

RX!The historical property tax revenue figures are based on developer estimates.

RY!www.discoverfountainsquare.com/userctl.cfm ?PageContentTypeID=1&PageContentID=9

RZ!The city of Indianapolis supported SEND in housing rehab and home repair through HOME and CDGB funding. It also provided limited CDGB funding to the LISC Commercial Façade Rebate Program. They have not provided direct financial support to commercial development projects.

18 2005 figures reflect calculations through 3rd quarter.

19 List of businesses, plus justified guess of additional jobs based on number of new jobs, businesses created and expanded.

20 Staff or program volunteers provide direct technical assistance; TA is defined as helping businesses with intervention services, partnerships, contracts, networking, workforce development, interfacing with the City, marketing, financing, training, inventory expansion, providing information, getting membership into the merchant association.

21 Direct and indirect; square footage developed or renovated as a result of the program; includes façade improvements and frontage improved by signage or greenspace; with and without direct assistance by SEND prior to opening.

22 Businesses recruited to Fountain Square commercial district through staff’s or program volunteer’s direct contact and assistance.

23 Façade and signage grant awards (direct façade grant or subsidy amount), façade and signage program leverage (matched by any private, for profit; or façades done without grants), Brownfield grant, cash dollars raised, in-kind dollars raised, TA voucher grants, TA grant leverage.

48

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