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Creating the Infrastructurefor Future Investment
2011 NJ Future Redevelopment Forum
March 4, 2011
NEW BRUNSWICK DEVELOPMENT CORPORATION“DEVCO”
Not For Profit Development Company
35 Years Experience in Urban Redevelopment with $1.6 billion in public and private investment
Completed redevelopment projects in New Brunswick and throughout the State
PLANNING FOR FUTURE INVESTMENT
“Make No Small Plans” Use Predevelopment Phase as a chance to
identify opportunities
Identify Local Strengths Existing Infrastructure, Key Participants
Understand Marketplace Changing requirements from developers,
lenders and end users
Identify Low Cost Sources of Capital
GATEWAY TRANSIT VILLAGE
WELLNESS PLAZA
FERREN MALL REDEVELOPMENT
Use predevelopment phase as opportunity to plan the context of the larger area
Revise and refine plans with continuous input
Address challenges and identify solutions early
1. OPPORTUNITY TO PLAN
FERREN MALL REDEVELOPMENT
SOM STUDY - 2002
HAAHS MASSING STUDY - 2006
FX FOWLE MASTER PLAN - 2008
FERREN MASTER REDEVELOPMENT PLAN - 2009
2. LOCAL STRENGTHS Identify Strong Local Partners + Uses
Public Sector Corporations Institutions Small Businesses
Determine Major Downtown Strengths Train Station Orientation Parking Strong Retail Building Areas
Downtown Train Station Strong Partnerships City, NBPA, Rutgers, RWJ, Public
Schools)
Neighborhood Connections Strong Existing Downtown
Housing Mix with the need for Additional Retail, Parking and Residential
NEW BRUNSWICK LOCAL STRENGTHS
NEW BRUNSWICK PARKING AUTHORITY
CONNECTION TO NJ TRANSIT TRAIN STATION
BARNES & NOBLE RUTGERS UNIVERSITY BOOKSTORE
WELLNESS PLAZA – NBPA PARKING
WELLNESS PLAZA - RWJ FITNESS & WELLNESS CENTER
WELLNESS PLAZA - RWJ FITNESS & WELLNESS CENTER
Demand for both rental and for sale residential units
Demand for mid sized office footprints
Existing and future demand for public parking
Underserved retail market
3. UNDERSTANDING THE MARKETPLACE
GATEWAY TRANSIT VILLAGE
WELLNESS PLAZA
WELLNESS PLAZA – FRESH GROCER
Redevelopment projects that address public purposes Workforce Housing at mid market price
levels with 20% affordable set aside Urban Grocery store with higher
operating costs and tighter margins Fitness and Wellness program with
discounted public memberships
Resulting Financing structure requires combining traditional sources of capital with low-cost, mezzanine or soft debt.
4. SOURCES OF CAPITAL
RESIDENTIAL FINANCING First Position Mortgage Urban Transit Hub Tax Credits (UTHTC) Bridge Financing for the UTHTC New Markets Tax Credits Equity
GATEWAY TRANSIT VILLAGE FINANCING
PARKING AUTHORITY FINANCING Build America Bonds Recovery Zone ED Bonds (Super BAB’s)
Received $55 million from the NJEDA in Urban Transit Hub Tax Credits based upon total eligible capital investment.
Allocated $27 million toward the Gateway project.
Developer (DEVCO/Pennrose partnership) transferred the tax credits to an investor at the statutory minimum of 75 cents for every dollar of tax credit.
Secured bridge financing to provide funds to the project during construction. Take out of the loan occurs after completion of the project.
URBAN TRANSIT HUB TAX CREDIT
GATEWAY TRANSIT VILLAGE NMTC STRUCTURE