The URL can be used to link to this page

Home My WebLink About03-30-15-WSPage 1 of 1 DATE: March 30, 2015 TO: Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator FROM: Jill Hutmacher, Community Development Director SUBJECT: Rice Creek Commons – Fit Test Option 1 Kimley-Horn has completed work on the first part of the Fit Test. A memo describing the methodologies and assumptions used for Option 1 is attached, as well as detailed information and a copy of the presentation for the March 30 work session. Attachments  Memo – Michael Lamb; March 30, 2015  Detailed Development Summary – Option 1  Summary Comparison of Acreage, Units, and Density  Presentation – March 30, 2015 MEMORANDUM Memorandum Date:March 30, 2015 To:Jill Hutmacher, Arden Hills Community Development Director Terry Maurer, Arden Hills Public Works Director From:Michael Lamb, Kimley-Horn Copy:Beth Engum, Ramsey County Subject:TCAAP TRC Design and Development Study The purpose of this memo is to provide the City Council with an update on the status of the TRC Design and Development Study (also referred to as the “Code Fit Test”). The study is focused on the TCAAP Redevelopment Code (TRC) to determine (or “test”) build-ability and overall residential unit yield based on the vision as defined in the TRC (as follows). The purpose of the TCAAP Redevelopment Code (TRC) is to implement the vision for a walkable, mixed-use, resilient, and vibrant TCAAP development (hereinafter, “Plan Area”) by: (a) Creating regulations that realize market potential and promote the creation of jobs and economic development; (b) Developing a regulatory process that encourages quality growth and saves time in development process; and (c) Focusing on predictability for both developers and the community. The study is organized around a two-step process. Step one focuses on the design and layout of each of three neighborhoods (Town, Creek and Hill) strictly adhering to the regulations and policies of the TRC, as well as the land use guidance and development densities as supported by the Council on January 26, 2015. The second step is to prepare a “test” that also adheres to the TRC but in a way that represents how development patterns and unit yields might be delivered more from a market-based approach. This step would rely on current conditions in the market place; a general understanding what is being developed in nearby communities; recent residential development precedents; and to some extent how the development community would approach design and implementation. Step one of the study has been completed working in conjunction with City and County staff. We have developed the attached design layouts for the Town, Creek and Hill neighborhoods adhering to the regulations and policies of the TRC and the land use and development densities approved by the Council. Each of these layouts and the resulting unit counts will be reviewed with the Council at the work session. The following methodology and assumptions were used to develop the design layouts: Methodology & Assumptions Option 1 ·Land Use Plan and corresponding density boundaries and guidance (January 26, 2015) ·Street and block patterns based (approximately) on most recent Master Plan illustrations ·Based on TRC and land use plan density boundaries Lot Size ·NB-1 lot:110’ x 150’ (16,500 sf) ·NB-2 lot:60-65’ x 150’ (9,000 - 9750 sf) ·NB-3 lot:50-55’ x 130’ (6500-7,150 sf) ·Twin home 95’ x 130’ (12,350) Lot Size variables ·pocket neighborhood ·detached townhouse ·manor apartment ·attached rowhouse ·multi-family Street Type (typical, unless designated as a Town Street or Collector) ·Neighborhood: 50’ ROW/28-32’ pavement/6’ planting/5’ walk (each side) Block Size (per the TRC) ·Modified grid system; min. block 200’; max. 400’; may be adjusted no more than 50% (600’); use of cul de sacs shall be minimized Parking (per the TRC) Retail: 1 space per 200 sf Multi-family: 1 space per bedroom; 2 spaces per two bedroom or greater Option 1 assumes 50% units are 1 bedroom; 50% units are 2 bedroom Precedents and Local Comparables ·The Reserve at Medina, Astor Model, by Toll Brothers, Medina ·Compass Pointe Twinhome development, by Ryland, Woodbury ·Attached Rowhouse & small lots based on the Enclave at New Brighton, by Pulte, New Brighton ·Liberty on the Lake, small lot model, Stillwater ·Detached townhouse based on Summit Hill subdivision, Eagan We are currently in the process of developing design layouts for step two of the Code Fit Test and are planning to present them to the City Council at a work session on April 13, 2015. Attachments ·Option 1 Layout – Creek ·Option 1 Layout – Hill ·Option 1 Layout – Town ·Option 1 Graphic Summary- All neighborhoods ·Option 1 Unit Count Summary 0 150 Scale in Feet 300 Park Trail Connection Trail Connection 1. NB-1 lots loosely based on the “Reserve” at Medina “Astor” model; Toll Brothers. 2. Twinhome based on Compass Pointe development by Ryland, Woodbury, MN. Option 1Creek Neighborhood March 26, 2015 TCAAP Site Design & Development Study Lot Type Units/Lots Area du/ac NB-1 (2 du/ac)51 25.1 ac 2.0 NB-2 (2-4 du/ac)37 11 ac 3.4 NB-3 (4-6 du/ac) Twinhome 23 5.4 ac 4.3 Total 111 41.5 ac 2.7 Right-of-Way 9.1 ac Net 111 32.4 ac 3.4 Development Summary Buildable Area by Lot Type Notes: NB-2: 60’x150’ NB-1: 110’x50’ Lot Area: 16,500 sf Buildable Area: 13,500 sf Building Height: 30 ft Example: 4,020 sf Lot Area: 9,000 sf Permeability: 6,351 sf Buildable Area: 6,750 sf Front Setback: 20 ft Porch: 7 ft Side & Rear Setback: 5 ft Building Height: 30 ft Example: 2,950 sf NB-3: Twinhome Lot Area: 6,175 sf Buildable Area: Building Height: 30 ft 0 200 Scale in Feet 400 Park Trail Connection Pedestrian Connection Option 1 TCAAP Site Design & Development StudyHill Neighborhood March 26, 2015 Lot Type Units/Lots Area du/ac NB-1 (2 du/ac)29 14.6 ac 2.0 NB-2 (2-4 du/ac)80 23.5 ac 3.4 NB-3 (4-6 du/ac)85 24.1 ac NB-3 Twin home 29 24.1 ac 4.7 Total 223 62.2 ac 3.6 Right-of-Way 15.1 ac Net 223 47.1 ac 4.7 Development Summary Buildable Area by Lot Type NB-3: 55’x130’ Notes:NB-2: 60’x150’ NB-1: 110’x150’ Lot Area: 16,500 sf Buildable Area: 13,500 sf Building Height: 30 ft Example: 4,020 sf Lot Area: 9,000 sf Buildable Area: 6,750 sf Building Height: 30 ft Example: 2,950 sf Lot Area: 7,150 sf Buildable Area: 5,175 sf Building Height: 30 ft Example: 2,500 sf NB-3: Twinhome Lot Area: 6,175 sf Buildable Area: Building Height: 30 ft 1. NB-3 lots loosely based on Pulte “Enclave” at New Brighton Exchange and “Liberty on the Lake” small lot. 2. Twinhome based on Compass Pointe development by Ryland, Woodbury, MN. 3. Minor adjustment to park boundaries to accommodate lot size and density. Park 0 200 Scale in Feet 400 Lot Type Units %Area du/ac NT-1: Detached Townhome (6-9 du/ac)24 NT-1: Rowhouse (6-9 du/ac)87 Subtotal 111 11.3%15 ac 7.4 NT-2: Rowhouse (9-12 du/ac)127 NT-2: Manor Apartment (9-12 du/ac)60 NT-2: Detached Townhome (9-12 du/ac)6 Subtotal 193 19.8%22.5 ac 8.7 TC/MF: Multi-Family (40 du/ac)644 TC/MF: Rowhouse (40 du/ac)36 Subtotal 680 67.1%17 ac 40 Total 984 100%54.5 ac Right of Way 12.6 ac Net 984 100%41.9 23.5 Option 1 TCAAP Site Design & Development Study Notes: Town Neighborhood March 26, 2015 Retail 42,000 sf Development Summary Creek Town Hill Option 1 TCAAP Site Design & Development StudyTCAAP March 26, 2015 Development Summary Town AC L.U.P.AC Option 1 NT-1 (6-9 du/ac)15 135 15 111 NT-2 (9-12 du/ac)22.5 270 22.5 193 TC (40 du/ac)17 680 17 680 Subtotal 1,085 984 Retail 2.6 42,000 sf Creek NB-1 (2 du/ac)25.1 50 25.1 51 NB-2 (2-4 du/ac)11 44 11 37 NB-3 (4-6 du/ac)5.4 33 5.4 23 Subtotal 127 111 Hill NB-1 (2 du/ac)14.6 29 14.6 29 NB-2 (2-4 du/ac)23.5 94 23.5 80 NB-3 (4-6 du/ac)24.1 145 24.1 114 Subtotal 268 223 Total 1,480 1,318 0 250 Scale in Feet 500 TCAAP Design & Development Study March 30 2015 Summary Comparison Unit Count, Density & %Land Use Plan Option 1 acres units du/ac %acres units du/ac % Creek NB -1 (2 du/ac)25.1 50 39.4%25.1 51 2 46.0% NB-2 (2-4 du/ac)11.0 44 34.6%11 37 3.4 33.3% NB-3 (4-6 du/ac)5.4 33 26.0%5.4 23 4.3 20.7% Total 41.5 127 3.1 41.5 111 2.7 ROW -9.1 21.9% Net Density 32.4 111 3.4 Hill NB -1 (2 du/ac)14.6 29 10.8%14.6 29 2 13.0% NB-2 (2-4 du/ac)23.5 94 35.1%23.5 80 3.4 35.9% NB-3 (4-6 du/ac)24.1 145 54.1%24.1 114 4.7 51.1% Total 62.2 268 4.3 62.2 223 3.6 ROW -15.1 24.3% Net Density 47.1 223 4.7 Town TC/Multi-family (40 du/ac)17 680 62.7%17 680 39.9 69.1% NT-1 (6-9 du/ac)15 135 12.4%15 111 7.4 11.3% NT-2 (9-12 du/ac)22.5 270 24.9%22.5 193 8.6 19.6% Total 54.5 1085 19.9 54.5 984 18.1 ROW -12.6 23.2% Net density 41.9 984 23.5 Total 158.2 1480 9.4 158.2 1318 8.3 TCAAP Design & Development Study City Council Work Session March 30, 2015 Outline i. TCAAP vision & values ii. Review scope, methodology & approach iii. Demographic & market background iv. Project examples v. Review Option 1 Creek Hill Town vi. Q & A vii. Summary comments Demographic trends Zimmerman Volk Associates bases market research according to the behavior characteristics of demographic sets or cohorts 59.5% of households are 1-2 people the two largest generations are 1-2 person HH 22.5% married couples w/children Other households w/children 12% 8-12% of home purchasers are single men 16-24% of home purchasers are single women 30-32% of home purchasers are couples 62% of all US dwellings are single family detached Liberty on the Lake Small lot SF 34 units ~ 4-6 units/ac gross Typical lot 60 x 129 Assessed value = $344,500 Market value = $365,000 Market Context Developments with significant amenities (trails, convenient goods/services, open space/natural resources, established vegetation/trees, etc.) usually sale at higher price Multi-family is very strong in the metro but mostly in established locations where developers can achieve top dollar for rents Increasing number of MF developments are being constructed near retail goods and services (and near light rail stations); developers seems to prefer these sites over ones with less amenity and convenience Rent levels generally higher when within easy walking distance to retail or public transit Liberty on the Lake Small lot SF 34 units ~ 4-6 units/ac gross Typical lot 60 x 129 Assessed value = $344,500 Market value = $365,000 Summit Hill Detached Townhomes 30 units Side loaded ~ 7-8 du/ac net Example: Assessed value = $304,000 (2014) Market value = $345,000 3110 sf typ Liberty on the Lake Attached Townhomes 51 units shown Rear loaded ~ 11-12 units/ac gross Assessed value = $298,800 Market value = $349,900 Main Street NE Pocket Neighborhood 6 units Alley loaded ~ 18-19 units/ac net Assessed value = $227,500 Market value = $255,000 Lodge at Little Canada Senior apartments in a mixed-use building 79 units ~ 38 units/ac Village Commons Affordable apartments 60 units ~ 44 units/ac gross Dakota County CDA $4.3 mil est. value Victoria Park Multi-family 215 units 2 buildings/3 flrs ~ 65 units/ac $14.1 est. value Arona Redevelopment Variety of unit types SF detached Two level TH One 1 level TH Multi-family Liberty on the Lake Small lot SF 34 units ~ 4-6 units/ac gross Typical lot 60 x 129 Assessed value = $344,500 Market value = $365,000 Creek Neighborhood Hill Neighborhood Town Center