Sample Community Development Projects

Historic District Revitalization Study
Economic Impacts of Light Rail Transit vs. Bus Rapid Transit – Main Street Corridor
Study of Development/Redevelopment Opportunities in a Former Industrial Area

Historic District Revitalization Study

Situation Lewisville, a small city in the Dallas-Ft. Worth area, had essentially been split in half by construction of an interstate highway through the community in the late 50s. Since then, all residential and commercial growth had occurred west of the interstate while the original town site was left idle. The city administration recognized the effect this development pattern was having on property values in its Old Town and had undertaken initial steps to revitalize that part of the community. Except for one townhome project, no new residential or retail development had occurred, and retail occupancy in the core area of Old Town had fallen to 60%. CDS, together with its alliance partner Spillette Consulting, was contracted to analyze the market and make recommendations that could lead to new development in Old Town. CDS/Spillette served as lead consultant for the project. Two engineering firms were subcontracted to analyze Old Town infrastructure and parking needs respectively.

Approach
CDS/Spillette began with thorough analyses of regional and local population and demographic trends and market conditions for residential, retail, office, hospitality and cultural land uses, using both secondary data research and primary research in the form of interviews with city officials, property owners, developers and brokers. Next, site visits and interviews with city officials were conducted in three small Texas cities - McKinney, Grapevine and Georgetown - that had successfully revitalized their original town centers to determine the key factors that contributed to their success. Next, through contacts with a recently created regional transportation district, it was learned that plans were underway to establish commuter rail service connecting Denton and Lewisville to the Dallas light rail (DART) system at Carrollton. Armed with the research results, CDS/Spillette made several recommendations to enhance the appeal and future redevelopment prospects for Old Town, including construction of a cultural/activity center to attract visitors, more parking spaces, well lit walkways, extended streetscapes, decorator assistance with store fronts and interiors and a joint property management service for Old Town property owners. Finally, the consultants made projections of development potentials for apartments, town homes, retail space and hotel rooms near to mid-term, with residential development oriented primarily to transit oriented development (TOD) near the planned commuter rail station.

Action to Date
The City of Lewisville has acquired the property and started construction on a cultural and meeting hall near the center of Old Town and is making plans for the other recommended enhancements to make it a more appealing and walkable district for developers, users and future residents. The City economic development office, utilizing several types of incentives as bargaining tools, is also attracting developers to tour available redevelopment sites in Old Town.

Analysis of Economic Impacts of Light Rail Transit vs. Bus Rapid Transit in the Main StreetCorridor

Situation The Main Street Coalition, an association of Houston Main Street Corridor stakeholders, wished to take an official position in favor of light rail transit (LRT) or bus rapid transit (BRT) prior to the METRO Board's final decision on the selection of a preferred alternative for the 7.5 mile transit route from Downtown to the Reliant Center. The group had determined to base its recommendation on a comparison of the economic impacts of the two transit modes.

Approach
The analysis focused on the amount of development that was likely to take place under the two transit scenarios. CDS structured the project as follows. The corridor was divided into three parts - Downtown, Midtown and South Main - with separate analyses planned for each. The planning period was twenty years divided into two ten year segments. First, principals of eight major commercial and residential development firms were interviewed to obtain their assessments of the amount of incremental transit-oriented development (TOD) that might occur under the two scenarios, and their views on the possible benefits of public-private partnerships to stimulate development around stations. Second, a research trip to Dallas was made for the purpose of studying the amount of TOD development that had occurred in the vicinities of light rail stations on the DART red and blue lines and assessing the incremental increase in property values in transit corridors that had resulted based on a study by the University of North Texas. Similar data was also obtained from Tri-Met in Portland. Finally, CDS developed twenty year projections of development by land use, starting with what would be likely to occur due to normal growth without any transit improvements, then calculating research based incremental development for the BRT and LRT scenarios. Based on the research, CDS concluded that no measurable incremental development was likely to occur with BRT, but that substantial additional development, primarily residential, could be expected with the construction of LRT in the corridor. Incremental capital investment attributable to light rail over 20 years was expected to be $550 million to $1 billion depending on METRO/City of Houston willingness to enter into public-private partnerships with developers to maximize quality TOD development around transit stations.

Action to Date
Based on the CDS analysis, the Main Street Coalition supported LRT in the corridor and made the CDS report available to the METRO Board which considered the findings in its decision in September, 1999 to proceed with light rail in the Main Street Corridor. Construction was completed in 2003. Subsequently, based on the success of the Main Street “starter” line, METRO obtained voter approval of an expanded light rail system calling for five additional lines, four of which will connect to the core Main Street line.

Study of Development/Redevelopment Opportunities in a Former Industrial Area

Situation
Following receipt of a long-term vision and master plan for Houston's Buffalo Bayou Corridor prepared by the Thompson Design Group (Boston), the Buffalo Bayou Partnership needed a vehicle to help it market the area to potential developers. At the same time, it was recognized that any development potentials would likely be affected by possible future flood control improvements and government financial intervention to build/rebuild infrastructure. CDS Market Research was contracted to do an analysis of near-term, mid-term and long-term development potentials in the middle section of the corridor close to Downtown Houston.

Approach
CDS divided the 800 acre study area into three zones and analyzed development potentials by land use in each zone under three different scenarios - no flood control improvements/no intervention, flood control improvements/no intervention, and flood control improvements/intervention. Work began with a field inventory of every property in each zone to determine if each property was vacant, a candidate for redevelopment in a higher and better use, or likely to remain in current use with or without improvements. Since the majority of developable properties were residential development; based on their topography, proximity to the bayou, and results of CDS's downtown housing survey, significant residential development was projected. Subsequently, retail, restaurant, and professional office space projections were made premised on the residential forecast. Finally, capital investments and property tax estimates were projected for each of the cases considered.

Action to Date
The Partnership posted a link to the full report on its website which is being used by property owners, investors and developers to assist them in making decisions regarding improvements to owned properties, land acquisitions and new development projects in the study area. Early activity includes several new multi-family apartment and townhome projects.