Request for Proposal
to Purchase and Develop the Elmwood District
Redevelopment Project Area
Yorktown Redevelopment Agency
To:
Prospective Bidders
From:
Yorktown Redevelopment Agency
Subject: Elmwood District Request for Proposals (RFP)
Please be advised that the Yorktown Redevelopment Agency (YRA) has advised by the Elmwood District
Council (EDC) that this RFP process is the final opportunity for the EDC to select a developer for the
redevelopment project described in the RFP. Further, due to current conditions in Elmwood and previous
failed attempts to find a competent developer capable of fulfilling the terms of the RFP, the State has advised
YRA that the Selection Committee’s evaluation and selection process must proceed expeditiously.
Accordingly, you will present your proposal to the Selection Committee followed by a discussion of your
proposal. Prospective respondents are encouraged to submit their proposal as soon as possible so that initial
evaluations can begin.
1
Request for Proposal
to Purchase and Develop the Elmwood District
Redevelopment Project Area
Yorktown Redevelopment Agency
I. Introduction
The City of Yorktown seeks a developer who can respond to the goals contained in this RFP and demonstrates
a viable plan to design, finance and develop a sustainable, economically vibrant, distinctive district that
balances the social, environmental and economic needs of the Elmwood Community.
The Agency seeks a developer who can create a sustainable, economically vibrant, distinctive district that
reflects the historical activities and services of the area; encourages cross-generational interactions; and takes
maximum advantage of the surrounding commercial, educational, and cultural resources its prime access to
mass transit.
Primary Goals for Elmwood’s revitalization are:
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Remove blighting influences and mitigate contaminated soils;
Generate tax revenues for the City;
Create skilled/professional and entry-level employment opportunities for neighborhood
and City residents;
Attract retail businesses that serve the needs—both products and price points—
of neighborhood residents;
Create housing to meet the needs of mixed-income groups;
Create affordable housing for moderately low-income families, senior citizens, and residents who
provide the following services to the community: police, firefighters, and teachers;
Create or preserve public and private amenities that enhance retired/longtime residents’
ability to age in place;
Preserve legally designated historic sites;
Create an environmentally sustainable development employing state-of-the-art energy efficiency and
stormwater management techniques; and
Provide an adequate amount of parking in light of proximity to existing transit.
The Redevelopment Plan for the Elmwood District permits:
• New construction of office, retail and residential buildings;
• Rehabilitation of existing buildings;
• New community and recreational facilities.
Sustainable Development
Yorktown is an older city established before the dominance of the automobile. Many of its neighborhoods
were living examples of sustainable development-- compact, walkable, cross-generational communities,
providing a range of housing types and price point options, robust neighborhood-serving retail and
professional services, local employment opportunities, sites for civic and social congregation, and access to
Yorktown’s excellent public transit infrastructure. Developers should employ state-of-the-art stormwater
management techniques.
Redevelopment should reflect and retain these attributes and values, balancing social, environmental, and
economic criteria.
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Green Building Standards: At this time, Yorktown City Council is reevaluating the green
building benchmarks that will be required or given privileged status. Green elements should be incorporated
where possible.
Proposals
The winning proposal will accomplish the greatest number of these goals while demonstrating
to the City Council that the proposal is grounded in market demand and able to attract the capital required to
build the project.
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Proposals must be for the entire 5.5 block site.
Each existing building that is identified must be either rehabilitated or demolished.
Land uses must be specified for each vacant lot. The Selection Committee will review the proposals
and make a recommendation to theYorktown City Council which will select the developer.
The resource book provides all due diligence information and data required to respond to this RFP.
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II. The Development Opportunity
A. Location
The redevelopment site is within the Elmwood District, at the northwestern edge of downtown Yorktown (see
Site Plan).
B. The Elmwood District and Surrounding Area (See Site Plan)
• The Elmwood District redevelopment site is an approximately 5.5-block area (11.75 acres) within a
15-minute walk to the Yorktown central business district,
which is to the east.
• The site is bordered immediately on the north by residential neighborhoods.
Two- and three-story multifamily dwellings were converted into moderately priced condominiums and
rental units.
• One block farther north, above Washington Street, is a well-established, single-family residential area
of more than 800 residences. Residents include:
• Retirees on fixed incomes who have lived in the neighborhood for decades,
• Many Yorktown University faculty families, and
• Upper-middle-income couples and families who recently moved into the neighborhood to take
advantage of value-priced single-family housing stock.
• Grace Memorial Church, (entrance on Washington Street), provides a transition from both residential
neighborhoods.
• Five blocks to the northeast are the newest and most highly regarded magnet middle and high schools.
• West and immediately adjacent are low-priced multifamily rental housing in three-and four-story
apartment buildings.
• Yorktown University is five blocks to the west of the site, offering Elmwood District residents and
workers many cultural, educational, and recreational opportunities. Across Madison Street are threeand four-story partially occupied office buildings with limited ground-floor retail, including a medical
supply store, check-cashing service, donut shop, and locally owned motorcycle supply store.
• East of the site, at the intersection of Adams Street and 11th Avenue, is a newly rehabilitated 70,000square-foot, three-story YMCA with extensive sports and fitness facilities and programs for adults and
children.
• On 11th Avenue and Madison Street is a five-story State Employment Development Services office
where City residents can apply for unemployment benefits and seek job counseling.
C. Getting to Elmwood by Automobile and Mass Transit
• The Elmwood District is centrally located and readily accessible.
• Public transportation includes YART—the area’s rail and subway transit system—and numerous bus
lines on Madison Street. Bike lanes on Madison extend through the central business district and
Yorktown University neighborhood. The City is interested alternatives to personal vehicles such as
bike and car share.
• Madison Street is a primary east–west thoroughfare connecting the central business district (CBD) to
Yorktown University. Traffic counts on Madison Street are 10 times greater than on Washington,
Adams, and Jefferson Streets.
• Ninth Avenue is the primary north–south thoroughfare, with traffic counts four times those of 8th and
10th Avenues. Before the Elmwood District’s decline, 9th Avenue was also a main city bus route.
• Access to Interstate 66 is three blocks west of the site. Interstate 66 connects Elmwood to western
sections of the City and the suburbs.
D. What Types of Development/Uses Will the City Permit in the Elmwood District?
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The redevelopment area is zoned for office, retail, and residential uses.
E. The Elmwood District Today
Existing development in the 5.5-block redevelopment site for the Elmwood District consists of six
remaining buildings in disrepair, owned by the City of Yorktown:
• The York Dry Goods Building, listed on the State and National Registers of Historic Places. Both the
interior and exterior must be preserved.
• The former Phoenix Hotel functions as a homeless shelter and is operated by the Grace Memorial
Church.
• Victorian Row buildings that do not meet current fire or building codes and may not be legally
occupied. Twelve artists are illegally living and working in the buildings. Skateboarders have turned
the foundation of the burned-down Franklin Preparatory Academy adjacent to Grace Memorial
Church into a makeshift skate park. Property crimes such as arson and break-ins are an increasing
problem for Elmwood’s residential neighborhoods bordering the site.
F. City Funding Available for the Project
The City will invest funds to meet the economic and social revitalization objectives of this RFP.
Developers must demonstrate to City Council that such benefits exist and are compatible with the entire
proposal. Subsidies are available for:
1. Construction costs
2. Leasing costs.
Use
Subsidy: City
Contribution /
Construction Costs
Affordable / Workforce Housing
10%
Public Open Space / Sports Fields / Courts / Skate Park
50%
Community Facilities / Community Benefit:
Developer Subsidizes 85% of Occupancy Costs
City Pays 15% of MarketRate Occupancy Cost
- Branch Library (7,500 SF)
15%
- Community Art Space (2,500 SF)
Providing classes and public studio space for painting,
sculpting, and potting for residents and Elmwood workers
- Community Meeting / Event Space (7,000 SF)
May be used for civic meetings or rented by Elmwood residents
for private functions
- Computer / Digital Center (2,000 SF)
- Daycare Center (3,500 SF)
- Drug Treatment Center (1,500 SF)
- Juvenile Offender Neighborhood Counseling Office (1,500 SF)
- Police Substation (1,500 SF)
- Senior Center (6,000 SF)
- Teen Center (5,000 SF)
- Yorktown Bike-Sharing Office (5,500 SF)
15%
15%
15%
15%
15%
15%
15%
15%
15%
15%
The City is unable to subsidize any other community facilities.
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The City of Yorktown expects to recover all investments in the project plus an additional
$1.5 million through increased property and sales tax revenues within 10 years.
G. Market Analysis: What Land Uses Does the Market Demand Support?
The City commissioned a complete market analysis to determine viable uses for the site.
The analysis concluded that demand exists for residential, office, and retail space within the Elmwood District
redevelopment area. The City prefers that the development contain a mix of office, residential and retail uses,
with a minimum of 10% open space and 10 % affordable housing.
Factors to Consider in Devising the Plan
• Higher density development will provide more people to support the retail space.
• Higher density buildings will leave more site area for open space and other uses.
• While a Q-Mart provides a significant number of jobs, the store and parking occupies almost an entire
block of Elmwood, thereby limiting other development opportunities.
• Q-Mart pays far more sales tax than a grocery store; grocery store means less tax revenue. Affordable
housing pays less property tax than mid-rise office and luxury condos and its residents have fewer
dollars to spend on retail purchases; however, it is desirable to have affordable housing for public
service workers such as police, firefighters and teachers and to achieve a mixed-income community.
• Rehabilitation of Victorian Row and The Phoenix Hotel helps retain the historic character of the area
and does not require additional parking, however, it may limit other development options on those
blocks.
• Q-Mart is offering to provide a green roof on their proposed HE store; however, the roof area is not
accessible to the public.
• The Homeless Shelter provides a night-time option for Elmwood’s homeless population; however, the
building is unsafe and inadequate to meet this group’s needs. Some do not consider a shelter
compatible with a revitalized Elmwood.
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1.
Residential
Young professionals seek proximity to downtown employment
Empty nesters enjoy Yorktown’s cultural and civic activities.
Yorktown University’s expanded graduate program has created new demand for housing for faculty
and graduate students, particularly those with young families.
Demand exists for rental apartments, townhouses, and luxury condominiums to house the area’s
diverse population.
There is a shortage of housing affordable to public service workers, particularly teachers, firefighters
and police, as well as the elderly and retail and other hourly wage workers.
2. Office
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Vacancy levels are very low in downtown Yorktown’s CBD. Elmwood is an attractive location close
to the CBD but without the congestion of downtown, excellent access to mass transit, freeway onramps, and ample land available for parking. Elmwood is also close to the university.
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Yorktown is home to many small nonprofit organizations that would be attracted by the lower office
rents in Elmwood.
3. Retail
• Elmwood lacks basic retail services. Residents of Elmwood must drive five miles to reach the nearest
grocery store and shopping center. The grocery store and shopping center are not served by public
transit so this is especially difficult for residents without cars.
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a. Neighborhood Retail
• Businesses that serve households in the neighborhood often include convenience food stores, dry
cleaners, laundromats, mobile phone stores, pet grooming, bakeries, shoe repair, hair salon/barber
shops, and deli/coffee shops, along with small, locally owned and moderately priced restaurants,
bar/brewpubs, realtors, and other small local businesses. The Elmwood District could also support
such uses as a small produce store, butcher shop, and fish market if a substantial number of new
market-rate residences are built in the area.
• The area can support one fine-dining, full-service restaurant in the next three years if new office
space and new market-rate residential are built.
• The demographics will not support national retailers such as the Gap, Macy’s, H&M, etc.
b. Grocery with Drugstore
• With new residential development, demand exists for one grocery/drugstore within the area in the
next three years. However, attracting a qualified tenant operator to the Elmwood site will require a
location that provides convenient access for shoppers from the three-mile radius. The use cannot
be supported by Elmwood residents alone. c.
Discount Department Store
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Demand exists for a discount “big-box” department store within the market area. The nearest
“big-box” store is a Target located 18 miles to the east.
Q-Mart is extremely eager to penetrate this urban market and has communicated its interest in
writing to the City Council. (See “Non-Neighborhood Letters.”)
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4. Historic Preservation
• The community has affection for The Phoenix Hotel (now used as a homeless shelter) and the
Victorian Row buildings, but they have not been designated historic by the EDC.
• York Dry Goods was designated historic and must be preserved.
These buildings will be costly to renovate although they contribute to the character of the community;
their footprints are small compared to new construction. No parking is required for them although it will
be required for new buildings.
H. Price of Land to the Developer
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The City will offer the land at a reduced price of $7.5 million to a developer who will develop the
site in a manner consistent with the in the RFP.
The City expects to recover this investment, any other project subsidies it provides, plus an
additional $1.5 million through increased property and sales tax revenues over a ten-year period.
I. Developer’s Responsibility for Site Improvements
The developer is solely responsible for construction of all improvements on the site, including
underground utilities, street lighting, curbs, street trees, and sidewalks.
J. Environmental Analysis: Toxic and Hazardous Materials
Studies have revealed significant soil contamination from chemicals released from past uses and activities
on the Victorian Row and Phoenix Hotel sites.
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K. Neighborhood Issues and Outreach
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The successful developer will clearly articulate the benefits its proposal provides to the
neighborhood residents as well as to the entire City.
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If the Developer proposes to eliminate the homeless shelter from the Elmwood District
redevelopment area, which requires relocating the shelter elsewhere in the City, the developer
must pay a fee of $750,000 to the City’s Homeless Shelter Construction Fund.
L. Land Use and Urban Design Standards
All proposals must meet the requirements of the redevelopment plan and shall reflect the development and
urban design standards of the City of Yorktown (see “Design Guidelines”).
III. Developer Selection Criteria
The development team must present a site model, and be prepared to discuss with the Selection Committee
how its proposal meets the City’s goals and objectives for the Elmwood District. This discussion should
include some or all of the following:
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A coherent vision for the entire project demonstrated through the details below;
Which existing buildings will be renovated and which will be demolished;
Uses for any renovated buildings;
Location, size, and height of all proposed new buildings, structures, and amenities;
Square footage or number of units of each type of use;
How each proposed use responds to market demand;
Compatibility and synergy among proposed uses and users;
Specific target retail and office tenants; how such uses respond to market demand and resident
and worker needs;
Projected rate of return of the project and its ability to attract investors to build the project;
Projected tax revenues over ten years to recoup the City’s investment plus $1.5 million;
Number and type of jobs attracted to Elmwood;
Responsiveness to the neighborhood groups’ social, economic, educational, and
cultural concerns;
A site plan model that displays the various uses and demonstrates compliance with design, open
space, and parking requirements; and
Any additional public benefit created by the proposed development.
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City of Yorktown
Development Standards
and Design Guidelines
I. General Design Guidelines
A. Building height and architecture - appropriate to the design, height, bulk, and scale of surrounding
land uses.
B. Provide harmonious transitions with adjoining structures, including building mass (footprint and
height).
C. Maximize usable open space in relation to each residential building project context. At least 10% of
the 5.5 block area should be developed with parks.
D. Maximize views from residential buildings; maintain privacy from adjacent dwellings.
E. Maximize walkability and access to mass transit.
F. Integrate storm water management in an efficient, cost-effective way. Underground storm water
management is very costly so aboveground techniques are permitted.
G. Environmental considerations are important to the City, so green buildings should be achieved
wherever possible.
II. Uses
A. New and existing office buildings should include a variety of tenants for both highly skilled
professional positions as well as entry level jobs
B. Residential buildings should include a mix of building types, affordable and market rate units, and
rental as well as ownership opportunities. These units should meet the needs of young professionals,
families and seniors. At least 10% of the residential should be affordable housing.
C. Retail businesses should serve the needs of neighborhood residents as well as workers.
D. Open space should be available to residents, workers and visitors to Elmwood.
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III. Parking
A. Off-street parking is required for all new uses. New parking is not required for existing buildings:
York Dry Goods, Phoenix Hotel, and Victorian Row.
B. All structured and surface parking must be accessible directly from the street , except as noted on
“Neighborhood Retail” page in “New Buildings” section.
C. Parking must be provided on the same block as its related use.
D. Surface and above-ground parking structures are required for this site because adverse soil conditions
preclude underground parking.
E. Parking requirements for individual buildings are detailed in the Building Information Section
IV. Height Limits (All Lego building shapes conform to height limit.)
A. The maximum permitted height is ten stories. Any proposed new buildings should conform to the
character of buildings in the area.
B. Parking structures may not exceed five levels.
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11
Low to negative
Average
Low to negative
Average
Average minus
17 units/yr
NM*
30 units/yr
75 units/yr
NM*
NM*
1 in 3 years
17,500 SF/yr
1 in 3 years
79,500 SF/yr for all
Low-Rise Office
69,000 SF/yr
- Affordable*
High-Rise/Luxury Condos
Podium Apartment
- Market
- Affordable*
New Homeless Shelter
Grocery with Drugstore
Neighborhood Retail
Q-Mart
Low-Rise
Office #1A, 1B & 2
Mid-Rise Office
Included in Low-Rise
Office and Neighborhood
Retail demand
NM*
- Rehab as office
w/ retail
- Rehab as 100%
homeless shelter
Phoenix Hotel
- Rehab as 100% office
Townhouse
- Market
Negative
Average minus
Average minus
High
High
Average
Very low to
negative
None
Average
Average
High plus
High
Very High
Average
Low
None
None
Low
High
None
Low
10 Year
$ Value
to City
No
No
No
No
No
No
No
No
No
10% of cost
No
No
10% of cost
No
Eligible for
City Funds?
None
See office and
retail figures
Same
Same
1 per 350 SF
of office space
400 entry level
1 per 300 SF
of retail space
200 entry level
None
None
None
None
None
None
# of Jobs
Created
High
Low to moderate
Low to moderate
Low to moderate
Low to moderate
Low to moderate
Low to moderate
Low to moderate
High
Moderate
Moderate
Moderate
Moderate
Moderate
Demand on
City Services
Neighborhood
Probable
Support**
Neighborhood
Probable
Objection**
Included in Low-Rise
Office demand
Average
Market Demand
Use
High
Developer
Profit
Potential
Land Use Comparison Chart and Checklist
12
NM*
- Rehab as 100%
See Phoenix Hotel
Victorian Row Building
Included in Low-Rise
Office and Neighborhood
Retail demand
NM*
- Rehab as office w/
retail and classrooms
and/or artist studios
Open Space
NM*
NM*
- Sports Fields
and Courts*
- Skate Park*
- Parks and Plazas*
See Phoenix Hotel
Negative
Negative
Negative
Low minus
Average minus
Average minus
Low/None
Negative
Average minus
Average minus
Negative
Negative
Negative
Low plus
Average
Average
Low/None
Negative
Average
Average
10 Year
$ Value
to City
50% of cost
50% of cost
50% of cost
No
No
No
15% of lease/
occupancy cost
15% of lease/
occupancy cost
No
No
Eligible for
City Funds?
None
None
None
Varies w/
mix of uses
See
Office/Retail
See Office
Varies w/ mix
of uses
1 per 700 SF
of community
facility space
See Office and
Retail figures
See Office
# of Jobs
Created
High
High
High
Low to moderate
varies w/mix
Low to moderate
Low to moderate
Moderate
to high
Moderate
to high
Low to moderate
Low to moderate
Demand on
City Services
Neighborhood
Probable
Support**
Neighborhood
Probable
Objection**
- Rehab as office
w/retail
- Rehab as 100% office
Included in Low-Rise
Office and Neighborhood
Retail demand w/NM
- Rehab as office w/
retail and community
facilities (NM*)
Community Facilities*
Included in Low-Rise
Office and Neighborhood
Retail demand
See Phoenix Hotel
York Dry Goods Building
- Rehab as 100% Office
- Rehab as Office
w/Retail
Market Demand
Use
Developer
Profit
Potential
Land Use Comparison Chart and Checklist (continued)
13
Roles
DIRECTOROFGOVERNMENTRELATIONS
ResponsibilitiesoftheDirectorofGovernmentRelations
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KnowthespecificobjectivesandconcernsstatedintheRFP
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UnderstandwhattheCityistryingtoaccomplishthroughtheseobjectives.
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FocusontheCity’svalues,goals,andpriorities
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RecognizethattheCityCouncilisunderbothfinancialandpoliticalpressures,understandthe
trade-offsinherentinthisprocessandneedsofvariousconstituencies.
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FinancialPressures-Taxrevenuestopayfortheservicesandtocreatetheamenitiesand
publicfacilitiesthatmakeacommunitymoredesirable.
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ThisiswhytheCityisallocatingpublicfundstorevitalizetheElmwoodDistrictandwhy
itmustrecoverthosefundsplus$1.5millionfromtheprojectoverthenexttenyears.
(See“AboutUrbanPlan”:UnderstandingYourInvestors—PublicSectorInvestment
Objectives.)
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PoliticalPressures-Councilmustberesponsivetothevoters(includingmembersofthe
neighborhoodgroups).
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Readtheinformationinthe“RFP,”“Non-NeighborhoodLetters,”and“Presentation”sections.
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CollaboratetoCreateaPlan-compromiseamongcompetinggoals:
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DirectorofSitePlanningandUrbanDesign-Whatusescontributetotheenvironments
theCityseeksorwantstoavoid?Howdospecificusesgenerateactivitiesorbehaviors
thatadvanceorimpedetheCity’sgoals:retailshops,offices,homelessshelter,parks?
WhereshouldweplaceusestomaximizetheirbenefitstotheCity?
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DirectorofCommunityEngagement-Wheredoeachneighborhoodgroup’sissuesalign
withordeviatefromtheCity’sgoalsandobjectives?
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DirectorofMarketAnalysis-DosomeoftheCity’sobjectivesmakesellingorleasing
office,retail,andresidentialspacemoredifficultfortheDirectorofMarketiAnalysis?
Dosomehelpsalesandleasing?DospecificusesortenanttypesadvancetheCity’s
objectives?Doanyimpedetheseobjectives?
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DirectorofFinancialAnalysis-WhatusesdeliverhightaxrevenuestotheCity?Doany
oftheseusesproducelowornegativeprofittothedeveloper?Whatusesormixofuses
canthedeveloperafford?PushyourFinancialAnalysttotestbold,multiplescenarios.
Resources–RFP,Non-NeighborhoodLetters,ExistingBuildingsandNewBuildings:Buildingfact
sheets,ProjectChecklists:LandUseComparisonChart
•
14
DIRECTOROFFINANCIALANALYSIS
ResponsibilitiesoftheDirectorofFinancialAnalysis
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Planmustbeprofitableenoughtoattracttheinvestorcapitalrequiredtobuildthehigh-risk
projectandgeneratesufficienttaxrevenuestopaybacktheCity’scontributions.
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Planmustbeprofitableenoughtoachieveapercentageofreturnoninvestmentwhile
minimizingrisk.
•
Assisttheteamwiththerelationshipbetweenriskandinvestorexpectations,thepotential
profittothedeveloperofeachlanduse,thefinancialimpactofnonmarketuses,andtheimpact
ofmarketandnonmarketusesonCitytaxrevenues.
•
TheDirectorofFinancialAnalysiswillworkwithaULIvolunteerwhowillinputtheteam’sland
usechoicesintotheFinancialAnalysisModel.Theprogramwillcalculatetheprojectedrateof
returnandCitytaxrevenues.
•
InvestorsandRisk-Investorsestablishtargetratesofreturnfortheirmoneybasedonthe
degreeofriskassociatedwitheachinvestment.(See“AboutUrbanPlan”:AboutRiskandDue
Diligence,UnderstandingYourInvestors,andMeetingFinancialGoals.)Forthelarge,complex,
mixed-useinfillprojectintheElmwoodDistrict,investorswilldemandatleasta13.5percent
returnoverthethreeyearsofyourprojecttoenticethemtoinvest.RereadUnderstandingYour
InvestorsandMeetingFinancialGoalsinthe“AboutUrbanPlan”section.
•
MinimizingRisk-Identifyandminimizerisk.WorkwiththeDirectorofMarketAnalysistotrack
marketdemandforeachproducttype.
Density-Discoverwhichusesgeneratemostprofitandtaxrevenues.“Buildingup”andselecting
theusesthataddthemosttenants—thatis,thehighestdensity—willgeneratehigherdeveloper
returns.
CityFunding-SomeCityfundsareavailabletothedeveloperforthedevelopmentofparks,
openspace,somesocialservices,andcommunityfacilities.(Seethe“RFP”).
•
•
•
CollaboratetoCreateaPlan–
•
DirectorofSitePlanningandUrbanDesign-WhatusesarenecessarytobringourVision
Statementtolife?
•
•
Director of Government Relations-WhataretheCity’srevenueexpectations?Does
theCitymandateanylanduses?Whatsubsidies,ifany,areavailable?
DirectorofMarketAnalysis-Whatisthedemandforeachlanduse?Whatlanduses
willenhancethemarketabilityoftheprojecttoprospectiveresidential,retail,andoffice
tenants?Whatrisksareassociatedwithmaximizingorexceedingthemarketdemandfor
anyproducttype?
•
DirectorofCommunityEngagement-Whatdoyouneedtoincorporateinourplanto
adequatelyaddressthewantsandfearsofeachneighborhoodgroup?
15
•
Resources–RFP,ExistingBuildingsandNewBuildings:Buildingfactsheets,ProjectChecklists:
LandUseComparisonChart,FinancialModelInstructions
16
DIRECTOROFMARKETANALYSIS
ResponsibilitiesoftheDirectorofMarketAnalysis
•
Analyzedatatoidentifydemandinthemarketplaceforhousing,office,andretailspace.
•
Leaseorsellalltheresidential,office,andretailspaceinyourproject.
•
Thebuyersorrenterswhoarewillingandabletopayforaparticularuse,suchashousingor
officeorretailspace,ataspecifiedpricecreatemarketdemand.Demandindicatesthata
communityisgrowing.Demandisusuallyexpressedintermsof“squarefeetofofficespace
peryear”or“unitsofhousingperyear.”
•
Demandforproductsdependsonthegrowthrateanddemographicsintheareaandthe
priceoftheproduct.Thedemographicsofacommunitymaybeabletofinanciallysustaina
retailstoresellinglow-ormoderatelypricedgoods,butnotonesellingluxuryorhigh-priced
goods.
•
Higherdemand=quickerabsorption(soldoroccupied).Findthemarketdemandforeach
typeoflanduseintheElmwoodDistrictinMarketAnalysisinthe“RFP”section.
•
VisionStatement-guidesdecisionsaboutthebestmixoftheselanduses—theonesthat
willcreatetheenvironmentandactivitiesyourteamenvisions.
•
ThelandusesyouselectfortheElmwoodDistrictshouldbecomplementary.
•
Gatherandanalyzethefactsaboutauseandthendetermineifplacingitanywhereinyour
projectwillmakeattractingoffice,retail,andresidentialtenantseasierormoredifficult.
•
CollaboratetoCreateaPlan-accommodatetheCity’sobjectives,financialreturns,and
regulatoryanddesignconsiderationsaswellasneighborhoodgroupissues.
•
DirectorofSitePlanningandUrbanDesign-Howdoeseachlandusegenerateactivities
orbehaviorsthatadvanceorimpedeourVisionStatement:retailshops,offices,
homelessshelter,parks?Whereshouldweplaceusestomaximizetheirbenefitsto
residents,workers,andvisitors?
•
DirectorofCommunityEngagement-Identifyeachneighborhoodgroup’sspecific
desiresandfears.Howdotheserelatetoeachofourlandusechoicesandtheactivities
orenvironmentstheselandusescreate?
•
DirectorofGovernmentRelations-WhataretheCity’sprimarygoalsandobjectives?
WhatopportunitiesdoestheCitywanttoseeinarevitalizedElmwood?DoestheCity
mandateorprohibitanylanduses?DoestheCityofferincentivestotheDeveloperfor
specificusesortenants?
•
DirectorofFinancialAnalysis-Whatlandusesproducethehighestreturntothe
developer?WhichgeneratethehighesttaxrevenuesfortheCity?WhatdotheFinancial
AnalysisModelworksheetstellusaboutdeveloperreturn,Citytaxrevenues,and
17
absorptionofeachlanduse?Whatmixofusescanthedeveloperafford?Workwith
yourDirectorofFinancialAnalysistotestbold,multiplescenarios.
•
Resources-AboutUrbanPlan:AboutRiskandDueDiligence,CreatingandEffective
DevelopmentTeam,DevelopingYourIdeasforElmwood,RFP,ExistingBuildingsandNew
Buildings:Buildingfactsheets,ProjectChecklists:LandUseComparisonChart
18
DIRECTOROFCOMMUNITYENGAGEMENT
ResponsibilitiesoftheDirectorofCommunityEngagement
•
Helpteamcreateadevelopmentplanthatwillgainthesupportofthesurrounding
neighborhood.Althoughtheneighborhoodgroupsmaynotrepresenttheviewsofeveryone
wholivesintheElmwoodneighborhood,theydorepresentthemostvocalandpolitically
activeelements.
•
Analyzethewantsandfearsofeachgroup,assessitsrelativepower,andrecommendthe
mostappropriatewaytoincorporateeachgroup’sviewsintothedevelopmentplan.
•
Doesthegrouparticulateaparticular“vision”forthelookandfeelofthenew
Elmwood?DoesthegroupwantthenewElmwoodtoenablespecificopportunities,
activities,orbehaviors?
•
Hasthegrouparticulatedspecificlanduses?Ifso,why?Whatbenefitsdothey
anticipatefromtheseuses?
•
•
Doesthegroupobjecttoanyenvironments,activities,orbehaviors?Ifso,whatarethey
andwhy?
Doesthegroupobjecttoanyspecificlanduses?
•
Whatattributesofthegroupthatmakeitpowerfulorinfluential.
•
Doesthegroupthreatentotakecertainactionsifparticularissuesarenotaddressed?
•
•
CollaboratetoCreateaPlan
•
DirectorofSitePlanningandUrbanDesign-Whatuseswillcreatetheenvironmentsyou
wanttocreateoravoid?Whatbehaviorsareenabledbyeachuse,e.g.,retailshops,
offices,homelessshelter,andparks?Wheredoyouplaceusestomaximizetheirbenefits
andminimizeanydrawbacks?
•
DirectorofGovernmentRelations-WhichissuesalignwithorsupporttheCity’sgoals
andobjectives?Whichdonot?
•
DirectorofMarketAnalysis-Whichusesoractivitieswillmakesellingorleasingoffice,
retail,andresidentialspacemoredifficultfortheDirectorofMarketAnalysis?What
usesoractivitieswillenhancesalesandleasing?
•
DirectorofFinancialAnalysis-Whatusesormixofusescanthedeveloperafford?
WhataboutCitytaxrevenues?PushyourFinancialAnalysttotestmultiplescenarios.
Resources–RFP,ExistingBuildingsandNewBuildings:Buildingfactsheets,Neighborhood
Letters,ProjectChecklists:LandUseComparisonChart,AboutUrbanPlan:Analyzingthe
Information,CreatinganEffectiveDevelopmentTeam,DevelopingYourIdeasforElmwood
19
DIRECTOROFSITEPLANNINGANDURBANDESIGN
ResponsibilitiesoftheDirectorofSitePlanningandUrbanDesign
•
AgreeonanoverallvisionforElmwoodoratleast3or4goalsyouwishtoachievewithyour
siteplan.Testyoursiteplan.
•
Howdoesyoursiteplanmeetyourgoals?
Doesyoursiteplanhaveamixoflandusesthatwillcreateaviablecommunitythatisattractivetoa
varietyofresidentsofarangeofincomes?
•
Doesyoursiteplanrecognizepotentialimpactsonadjacentuses?Isitcompatible?
HowdoesyoursiteplanbenefittheCity?Stakeholdergroups?
•
Howhaveyouusedornotusedthehistoricbuildingstoachieveyoursiteplangoals?
•
Visualizetheexperienceofeveryonewhowilllive,work,andplayinyourElmwoodDistrict
project.
•
BuildingForms-Buildingsshouldbecompatiblewiththesurroundingneighborhood.
•
LandUseActivitiesandBehaviors-Eachtypeofbuildinganditsusersgeneratecertainactivities
andbehaviors.Howwilltheyrelatetoeachother?Conflict?
•
Regulations-CityZoningandDesignCriteria-EnsurethattheplanconformstotheCity’szoning
ordinancesanddesigncriteria.SeetheRFPandDesignGuidelinestoensurecompliance.
•
Building the Plan – consider eachtimeofdayanddayoftheweek.Whoarethepeopleonthe
street?
Doesyoursiteplanaddressstormwatermanagementconcerns?How?
Doyouhaveatleast10%openspace?Howisitused?Whodoesitserve(residents,workers,
visitors)?
• Doesyoursiteplanexemplifyexcellentarchitectureandurbandesign,asdefinedbyyour
team?Whaturbandesignfeatureshaveyouincorporatedintoyoursiteplan?
• CollaboratetoCreateaPlan
• Director of Government Relations - DoestheCityhaveaspecificvisionfortheproject?
Doesitmandateorprohibitanyspecificuses?DoestheCitywanttoencourageor
inhibitanyspecificactivitiesorbehaviors?Whatabouttheproposalsfromthenonneighborhoodentities?
• DirectorofFinancialAnalysis-Whatmustyouincludetobeprofitable?Whatuses
generatetaxrevenuesfortheCity?Whatusesormixofusescanthedeveloperafford?
PushyourDirectorofFinancialAnalysistotestmultiplescenarios.
•
•
20
•
•
DirectorofMarketAnalysis-WhichusesoractivitieswillmakeitharderfortheDirectorof
MarketAnalysistosellorleaseoffice,retail,andresidentialspaceintheproject?What
usesoractivitieswillhelpsalesandleasing?Whatusesoractivitieswillensurethatthe
variouslandusescomplementoneanotherandmeettheneedsofthefutureresidents
andemployers.
•
DirectorofCommunityEngagement-Whatspecificactivitiesorbehaviorsdoeseach
groupwantorfear?Doanyofthemwantspecificuses?Doanygroupsobjecttoaspecific
use?
Resources-AboutUrbanPlan:AnalyzingtheInformation;CreatinganEffectiveDevelopment
Team,DevelopingYourIdeasforElmwood,RFP,SitePlan,ExistingBuildingsandNewBuildings:
Buildingfactsheets,DesignGuidelines,ProjectChecklists:LandUseComparisonChart
21
MaterialstoassistinbuildingElmwood
1. SitePlan(81/2x11)
2. LandUseComparisonChartandChecklist(relativevalues,costs,jobs,coststoCityofdifferent
buildings)
3. Posterwithimagesofpre-builtbuildingformswithtitles(includesparking)–tobecompleted
4. 3DgraphicofElmwoodcontext
5. ExistingBuildingSummaries:PhoenixHotel/HomelessShelter,YorkDryGoodsandVictorian
Row
6. NewBuildingSummaries:Office,Retail,Residential,HomelessShelter
7. BuildingToolSheets
22
BUILDINGINFORMATION:OVERVIEWNOTES
OFFICE BUILDINGS
New buildings typically offer more efficient and flexible space than rehabilitated old or historic buildings—the
same amount of square footage can be used more productively. This is often very important to tenants who
lease large amounts of space. Additionally, large “open floor plates”—the amount of space per floor
unencumbered by columns or structural walls—allow firms to consolidate all their functions and staff on one
floor instead of on multiple floors.
OFFICE PARKING STRUCTURE
Soil and water table conditions do not permit underground garages. Separate above-ground parking structures
must be provided on same block as office building. Offices may not be built on top of these parking structures.
(See Lego shapes.) Offices must be entered at street level.
Parking structures must be accessible directly from street. They may not be accessed via alleys between
buildings.
AFFORDABLE HOUSING
The City of Yorktown requires all affordable units to be integrated into market-rate buildings. Whatever
percentage rate of affordable units the developer proposes for the housing category must be constant through
all properties developed with the same type of housing. No housing block may be 100 percent affordable
unless every housing unit in the entire project is affordable.
Affordable and market rate units are identical in appearance. The distinction between affordable and market
is determined by the team in the site plan and financial model (% affordable and market rate units).
Affordable housing is subsidized by the City (see “RFP”) and the developer to provide housing for low- and
moderate-income families and providers of essential city services providers: teachers, firefighters, and police
officers. (See “Glossary” for definition of affordable housing.)
23
Phoenix Hotel – used as the Homeless Shelter
BUILDING ICON
City of Yorktown purchased the hotel in the late 1960’s for use as a homeless shelter, which is currently
operated by Grace Memorial Church. Does not meet current building or fire codes. The city cannot afford to
bring the hotel up to code as a shelter. Site was found to have significant soil contamination, making the cost
of renovation extremely high.
Shelter provides beds nightly on a first-come, first-served basis only. Beds become available each afternoon at
4 p.m. Occupants must vacate the rooms by 9 a.m. Grace Memorial Church will pay to rehabilitate the building
and pay a $120,000 fee to the developer for the land.
DESIGN AND SITE PLANNING
Footprint: 20,000 SF
Total square feet: 60,000
Height: 3 stories
Parking: No additional parking required
Parking Advisory: Some tenant prospects may consider the lack of parking a drawback.
REUSE
Although the community has affection for this building, it is not officially designated as historic and may be
demolished.
PERMITTED USES
The developer may renovate the building as 100% low-rise office space; low-rise office with a maximum of 30%
ground-floor neighborhood retail; or as 100% homeless shelter.
If the developer does not retain a shelter either by renovating the Phoenix Hotel or by constructing a new
shelter elsewhere on the site, the developer must pay a $750,000 fee to the City’s Homeless Shelter Building
Fund.
24
York Dry Goods Building
BUILDING ICON
York Dry Goods Store (department store) defined the prime shopping area of Elmwood for more than 40 years.
Listedon both the State and National Register of Historic Places It may not be demolished, and significant
regulatory restrictions govern changes to the exterior and interior space. Restrictions limit the flexibility to
reconfigure office and retail spaces to maximize the efficiency of the space and needs of some prospective
tenants. The building is currently abandoned.
DESIGN AND SITE PLANNING
Footprint: 20,000 SF
Total square feet: 48,000
Height: 4 stories
Parking: No additional parking is required.
Parking Advisory: Some tenant prospects may consider the lack of parking a drawback.
REUSE
If retail vitality were to return to 9th Avenue, the first floor could accommodate new retail with offices on the
upper floors. Neighborhood groups have lobbied for the city to subsidize extensive community facilities in the
building. However, this would pose substantial financial challenges to the City.
PERMITTED USES
The developer is permitted to renovate the building for any of the following:
100 percent low-rise office
100 percent community facilities (see RFP for City-supported uses)
University classrooms
Artist work-only studios
A mix of some or all of the above uses with a maximum of 12,000 square feet (30 percent) groundfloor retail
25
Victorian Row
BUILDING ICON
None of the four Victorian Row buildings , date from the Victorian period. Both the former Odd Fellows Hall and
Masonic Hall buildings have large meeting rooms downstairs and single-room residences upstairs.
None of the buildings meet current fire or building codes, and recently the site was found to have significant
soil contamination, making the cost of renovation extremely high. Twelve artists are “squatters”—illegally living
and working in the building, attracting other squatters as well. The City is concerned about its liability for any
injuries incurred and the potential fire hazard caused by these squatters’ activities.
DESIGN AND SITE PLANNING
Footprint: 4 3-story buildings with a total footprint of 40,000 SF (includes parking alleys):
- Midland Bank 1: 15,250 SF
- Midland Bank 2: 12,000 SF
- Odd Fellows Hall: 10,750 SF
- Masonic Hall: 22,000 SF
Buildings: Developer must renovate or demolish buildings as a group.
Parking: No additional parking is required by the City of Yorktown.
Parking advisory: Some tenant prospects may consider the lack of parking a drawback.
REUSE
Although the neighborhood has protected these buildings over the years, they continue to deteriorate, do not
have historic status and may be demolished.
The developer has several options for renovation: 100 % low-rise office space, a mix of low-rise office and
neighborhood retail space (with retail not to exceed 30% of the space), or a mix of university classroom and/or
artist work-only studio with either or both office and retail.
26
Low-Rise Office #1A
PARKING ICON
BUILDING ICON
ICON
Each Low-Rise Office
#1A building icon
represents one
60,000-square-foot
building. Parking
structure icon equals
120 spaces.
Note: These
Lego
shapes
represe
nt the
Use
Office space for most types of small and moderate-sized businesses or professions that require office space—
for example, accounting, law, computer consulting, business consulting, software design, architecture,
engineering, medicine, insurance, real estate development, advertising agencies, advertising agencies, and
nonprofit organizations.
MARKET
Demand Forecast: 79,500 square feet per year for all low-rise buildings
FINANCE
Potential profit margin to developer: High
CITY
Projected ten-year financial return to City: High
Public funds required: None
Demands on City services: Low to moderate
Jobs: One skilled job/350 square feet
DESIGN AND SITE PLANNING
Footprint: 15,000 square feet
Total Square Feet: 60,000
Height: Four stories
Parking: Two spaces per 1,000 square feet of office space; 120 spaces per 60,000-square-foot building
27
Low-Rise Office #1B
PARKING ICON
BUILDING ICON
ICON
Each Low-Rise Office
#1B building icon
represents one
60,000-square-foot
building. Parking icon
equals 120 spaces.
Note: These Lego
shapes represent the
two separate
required buildings:
office building and
parking structure.
Use
Office space for most types of small and moderate-sized businesses or professions that require office space—
for example, accounting, law, computer consulting, software design, architecture, engineering, medicine,
insurance, real estate development, advertising agencies, and nonprofit organizations.
MARKET
Total annual demand forecast: 79,500 square feet for all low-rise buildings
FINANCE
Potential profit margin to developer: High
CITY
Projected ten-year financial return to City: High
Public funds required: None
Demands on City services: Low to moderate
Jobs: One skilled job/350 square feet
DESIGN AND SITE PLANNING
Footprint: 15,000 square feet
TOTAL SQUARE FEET: 60,000
Height: Four stories
Parking: Two spaces per 1,000 square feet of office space; 120 spaces per 60,000-square-foot building
28
Low-Rise Office #2
PARKING ICON
BUILDING ICON
ICON
Each Low-Rise Office
#2 building icon
represents one
80,000-square-foot
building. Each parking
structure icon
represents 160
spaces.
Note: These Lego
shapes represent the
two separate required
buildings: office
building and parking
.structure.
Use
Office space for most types of small and moderate-sized businesses or professions that require office space—
for example, accounting, law, computer consulting, business consulting, software design, architecture,
engineering, medicine, insurance, real estate development, advertising agencies, and nonprofit organizations.
MARKET
Total annual demand forecast: 79,500 square feet for all low-rise buildings
FINANCE
Potential profit margin to developer: High
CITY
Projected ten-year financial return to City: High
Public funds required: None
Demands on City services: Low
Jobs: One skilled job/350 square feet
DESIGN AND SITE PLANNING
Footprint: 20,000 square feet
Total square feet: 80,000
Height: Four stories
Parking: Two spaces per 1,000 square feet of office space; 160 spaces per 80,000-square-foot building.
.
29
Mid-Rise Office
ICON
Each Mid-Rise Office
building icon represents
one 120,000-squarefoot building. Parking
icon equals 240
spaces.
PARKING ICON
Note: The Lego shapes
represent the two
separate required
buildings: office
building and parking
BUILDING ICON
Use
Office space for many types of businesses or professions—for example, accounting, law, business consulting,
engineering, insurance, real estate development and real estate services, advertising, public relations,
computer consulting, software design, and architecture. Some of these firms want a more prestigious building
and location than low-rise office tenants do. The firms seek a high-visibility location, very close to mass transit
and freeway access. Proximity to restaurants, fitness facilities, and business services also influences these
tenants.
Convenience Retail
Building includes 5,000 square feet of retail on ground floor accommodating two to four small shops serving
office workers. Possibilities include a coffee bar, small copy shop, newsstand, ATM, etc. This retail is in addition
to and not included in the Neighborhood Retail demand of 17,500 square feet per year.
MARKET
Total annual demand forecast: 69,000 square feet for mid-rise office space
FINANCE
Potential profit margin to developer: High
CITY
Projected ten-year financial return to City: High plus
Public funds required: None
Demands on City services: Low to moderate
Jobs: One skilled job/350 square feet
DESIGN AND SITE PLANNING
Footprint: 15,000 square feet
Total square feet: 120,000
Height: Eight stories
Parking: Two spaces per 1,000 square feet of office space; 240 spaces per 120,000-square-foot parking
structure
30
Neighborhood Retail
INITIAL RETAIL BUILDING MUST BE
10,000 SF AND DEVELOPER MAY
ADD TO IT IN 5,000 SF
INCREMENTS.
BUILDING ICON
10,000 SF PARKING
(30 SPACES)
CORRESPONDING FLAT PARKING
PIECE MUST BE ADDED AS WELL.
ICON
Each
Neighborhood
Retail building
icon represents
one 10,000square-foot
building, which
will
accommodate
four to six
different stores.
The parking icons
represent the 30
surface-parking
spaces required.
Use
Small shops that serve households and workers within the immediate neighborhood, generally those living
within one mile. These shops could include a dry cleaner, barbershop/hair salon, coffee bar, deli, laundromat,
optometrist, brewpub, realtor, day spa, convenience store, pet grooming, and other small local businesses.
Specific retail tenants targeted by the developer will be ones that can be financially successful based on the
types/demographics of residents and workers in the neighborhood. (See Market Analysis in the “RFP” section
for additional retail tenant detail.)
MARKET
Total annual demand forecast: 17,500 square feet
FINANCE
Potential profit margin to developer: Average
CITY
Projected ten-year financial return to City: Moderate
Public funds required: None
Demands on City services: Low to moderate
Jobs: One entry-level job/300 square feet
DESIGN AND SITE PLANNING
Footprint: 10,000-square-foot minimum
Total square feet: 10,000 minimum
Building increment: Developer may add 5,000-square-foot increments to original structure (one Lego square—
see “Building Tools”).
Height: One story
Store units: Four to six store units per 10,000-square-foot building
Parking: Three spaces per 1,000 square feet of retail. Surface parking required behind building or elsewhere
on same block. If parking is placed directly behind retail building, parking may be accessed from street via alley
between buildings. If parking for retail is placed anywhere else on the block, parking must be accessed directly
from the street.
31
Parking increment: If building size is increased by 5,000 square feet, the developer must provide 15 additional
parking spaces (one flat Lego square—see “Building Tools”).
Note: See “Building Tools” for retail and parking “increment” icons.
32
Supermarket (Grocery with Drugstore)
ICON
AND
10,000 SF PARKING
(30 SPACES)
BUILDING ICON
5,000 SF PARKING
(15 SPACES)
Each Supermarket building
icon represents one
40,000-square-foot
building with 115
parking spaces
included on the roof.
The two parking icons
represent the 45
surface-parking spaces
required in addition to
the
parking on the
building’s roof (drawing
not to scale).
Use
National or regional chain grocery with pharmacy or drugstore similar to Safeway, Harris Teeter, or Giant,
offering traditional supermarket products and prices. This 40,000-square-foot format is available for Elmwoodtype locations. The typical supermarket is open seven days per week; 7 a.m. to 11 p.m. would be typical hours
for a location like Elmwood.
Advisory
This is a single-purpose building designed specifically for a supermarket. If the supermarket goes out of
business because of new or better competition, finding a new tenant for the space may be difficult.
This very large, empty building would represent blight to the neighborhood and a setback to the City’s
economic objectives.
MARKET
Demand forecast: The number of households within a three-mile radius of Elmwood can support one such use
in three years.
FINANCE
Potential profit margin to developer: Average
CITY
Projected ten-year financial return to City: Low, because food sales generate little sales tax
Public funds required: None
Demands on City services: Low to moderate
Jobs: One entry-level job/200 square feet
DESIGN AND SITE PLANNING
Footprint: 40,000 square feet
Total square feet: 40,000
Height: One story
Parking: Developer must provide four spaces per 1,000 square feet of grocery. Total of 160 spaces required.
The building’s roof accommodates 115 spaces. An additional 45 surface spaces must be provided on same
block as the grocery store.
33
Parking advisories: Cars must access roof parking via a ramp from street level. Surface parking must be
accessible directly from street and not via alleyways between buildings.
34
Q-Mart
ICON
Each Q-Mart building
icon represents one
80,000-square-foot
building plus the 240
parking spaces at the
base of the building.
The parking structure
icon represents the
additional 160
spaces required.
BUILDING ICON
PARKING ICON
Use
International discount retail chain similar to Target and Wal-Mart offering an extensive range of goods and
services including groceries, pharmacy or drugstore, financial services, home goods, electronics, clothing, and
related discount merchandise. These uses are open seven days per week; 8 a.m. to midnight would be a
typical minimum hours of operation for a location like the Elmwood District.
Note
Q-Mart has proposed Elmwood as a site for one of its experimental “HE” (High Efficiency) stores. Q-Mart has
also agreed to absorb the entire $2,500,000 cost of an 80,000square-foot green roof. The store will have a
large organic produce section and participate in the corporation’s Local Sourcing Initiative. (See Q-Mart letter
to the City Council in the “Non-Neighborhood Letters” section for complete details.)
Advisory
No competitors to Q-Mart currently exist in this area. Although unlikely, if a more competitive store opens nearby
and causes Q-Mart to fail, finding a new tenant for this massive single-purpose space will be difficult, creating
visual blight in the neighborhood and a major setback to Yorktown’s economic objectives.
MARKET
Demand forecast: The population within a 12-mile radius of Elmwood can support one such use in three years.
FINANCE
Potential profit margin to developer: Low plus
CITY
Projected ten-year financial return to City: Very high
Public funds required: None
Demands on City services: Low to moderate
Jobs: One entry-level job per 200 square feet
DESIGN AND SITE PLANNING
Footprint: 80,000 square feet
Total square feet: 80,000 Parking at base of building is not included in this calculation.
35
Height: Two stories
Parking: Developer must provide five spaces per 1,000 square feet, totaling 400 spaces per 80,000 square
feet building; 240 spaces provided at ground level at base of building. Additional 160 spaces required in
parking structure on same block as Q-Mart.
Parking advisory: Parking structures must be accessible directly from street. Parking may not be accessed via
alleys between buildings.
36
Townhouses (Market Rate and Affordable)
ICON
BUILDING ICON
Each Townhouse
building icon
represents six
residential units
over one level of
parking on a
10,000-squarefoot footprint
Use
Market-Rate Units
A single-family attached residence in a row of six such units. Each unit has its own front and rear access to the
outside. The townhouses are popular with empty nesters and upper-income families who wish to live close to
their jobs and the civic, cultural, educational, and entertainment opportunities of the city.
MARKET
Market rate: 17 units per year
Affordable: Subsidized, nonmarket use Qualified users exceed 100 units/year.
FINANCE
Potential profit margin to developer: Low—varies with market rate/affordable ratio
Market rate: Average
Affordable: Low to negative
CITY
MARKET RATE
Projected ten-year financial return to City: Low
Public funds required: None
Demands on City services: Low/moderate
Jobs: None
AFFORDABLE
Projected ten-year financial return to City: None
Public funds required: 10 percent of construction costs
Demands on City services: Moderate
Jobs: None
DESIGN AND SITE PLANNING
Footprint: 10,000 square feet
Units: Six per building
Height: Three stories including parking
Parking: 2 spaces per unit (12 spaces per building). Parking in street-accessed garages on the bottom level of
each building.
37
Podium Apartments (Market Rate and Affordable)
ICON
Each Podium
Apartment
building icon
represents 20
residential units
over one level of
parking on a
10,000-squarefoot footprint.
BUILDING ICON
Use
Market-Rate Units
Moderately priced market-rate rental apartments, primarily one, two, and three bedrooms. Attractive primarily
to empty nesters, young workers and professionals, and small families who wish to live close to their jobs and
the civic, cultural, educational, and entertainment opportunities of the city.
MARKET
Market rate: 75 units per year
Affordable: Subsidized, nonmarket use. Unlimited number of qualified users.
FINANCE
Potential profit margin to developer: Varies with market rate/affordable ratio
Market rate: Average
Affordable: Low to negative
CITY
MARKET RATE
Projected ten-year financial return to City: Low
Public funds required: None
Demands on City services: Moderate
Jobs: None
AFFORDABLE
Projected ten-year financial return to city: None
Public funds required: 10 percent of construction costs
Demands on City services: Moderate/high
Jobs: None
DESIGN AND SITE PLANNING
Footprint: 10,000 square feet
Units: 20 per building
Height: Five stories (four residential over one parking)
Parking: 1.5 spaces per unit (30 spaces per building). Parking is provided in street-accessed garages on the
bottom level of each building.
38
Luxury Condominium
ICON
Each Luxury
Condominium
building icon
represents 48
residential units
built over two
levels of parking
on a 20,000square-foot
footprint.
BUILDING ICON
Use
Luxury condominium apartment building for high-income empty nesters, professional individuals, and families
of all ages who wish to live close to their jobs and the civic, cultural, educational, and entertainment
opportunities of the city. The building provides many private amenities for residents, such as a fitness room
and tennis court. Each occupant owns the unit in which he or she resides.
MARKET
Demand forecast: 30 units per year
FINANCE
Potential profit margin to developer: High
CITY
Projected ten-year financial return to City: High
Public funds required: None
Demands on City services: Moderate
Jobs: None
DESIGN AND SITE PLANNING
Footprint: 20,000 square feet (10,000-square-foot footprint of residential units built over 20,000-square-foot
footprint of structured parking—see Icons below and “Building Tools”)
Units: 48 per building
Height: Ten stories (eight residential over two parking)
Parking: 2 spaces per condominium (96 spaces per 20,000-square-foot footprint). Parking is provided in two
stories of above-ground structured parking at the bottom level of each building.
ADVISORY
Primary building entry must face streets or public parks and plazas. Roof of parking structure will be landscaped with green space, tennis court, or swimming pool for private use of condominium owners.
39
Homeless Shelter
GRACE MEMORIAL CHURCH
WILL PROVIDE NEW DESIGN
BUILDING ICON
ICON
Homeless Shelter
icon represents
nightly
accommodations for
120 home-less
individuals, plus
social service
facilities on a 20,000square-foot footprint
(yellow Lego blocks).
Use
This is an attractively designed, modern shelter that can accommodate 120 homeless individuals each night.
The shelter only provides beds nightly on a first-come, first-served basis. Rooms become available at 4 p.m.
Occupants must vacate the rooms by 9 a.m. each morning.
ThegroundlevelofthenewshelterproposedbyGraceMemorialChurchincludessocialservicefacilities
includingcounseling,meetingrooms,andacommunitykitchen.GraceMemorialChurchwill
payfortheconstructionofthebuildingandpaya$120,000feetothedeveloperifthedeveloper
donatestheland.
MARKET
Demand forecast: This is a subsidized, nonmarket use, and desire for beds is unlimited.
FINANCE
Potential profit margin to developer: Very low—Grace Memorial Church will pay $120,000 fee to developer
CITY
Projected ten-year financial return to City: None
Public funds required: None
Demands on City services: High
Jobs: Minimal community jobs
DESIGN AND SITE PLANNING
Footprint: 20,000 square feet
Total square feet: 60,000
Height: Three stories (because of high ceilings on first floor, building is same height as four-story buildings)
Parking: No additional parking required
NOTE
The developer may build the new shelter on any block in the redevelopment site. If the developer
does not provide a homeless shelter within the site, either by renovating the Phoenix Hotel or by
constructing a new building elsewhere, the developer must pay $750,000 to the City’s Homeless
Shelter Building Fund
40