Reimagining Downtowns: Economic Growth through Special Districts

Host Jared Asch interviews Marco Li Mandri of New City America about downtown economic development funded through special districts, including business improvement districts (BIDs), property-based BIDs (PBIDs), charter-city community benefit districts, and tourism improvement districts (TBIDs). Mandri explains how California’s Proposition 218/Article 13D governs property assessments, contrasting general-law city requirements (notably 51% petition thresholds and balloting) with charter-city flexibility (often 30% thresholds and longer or perpetual terms). He describes typical PBID services—clean and safe programs, trash, tree and public-space maintenance, events, PR and social media, parking management, and homelessness outreach—emphasizing “special benefits” beyond city services and noting property value appreciation cannot be claimed as a special benefit. Using San Leandro and Hayward examples, he highlights organizing property owners, sustainable revenue, entrepreneurial nonprofit management, politics/timing, and real-time crisis management, arguing cities face structural deficits and downtowns must pivot toward walkable, residential-focused, public-space-driven futures.