Station Area Planning: The Fundamentals by W. Brian Keith

Station Area Planning | Catalyst Scale TOD Railvolution - Dallas | 2015

Station Area Planning | Catalyst TOD | MU Market

•  Basic Urban Planning Strategies of TOD Station Planning (Texas/Mid-America/Medium Density)

•  Basic Typologies of TOD /M-U

(medium density centers) •  Associated Economics

(hard costs)

•  Snap Shots

Railvolution - Dallas | 2015

•  Framework plan / Regulatory plan / Guidelines

•  Knowing the Site’s role relative to Place

•  Walkability – the diagram vs. reality

•  Location as Amenity – as Value

•  Public realm

•  Open space / Parks / Linkage

Station Planning Basics


•  Ground floor uses: •  Livable for Residents •  Retail strategy •  Live/Work, Flex – Retail

•  “Plan” to add Value •  Leverage existing assets

•  Frontages, corners, adjacencies •  Locational options and premiums

Considerations / Options


•  Basic Real Estate Strategy: Add Value with Uses and Location (TOD or Place)

•  Basic Planning Formula:

Knit the Station’s Development into the Public/Community Realm

•  Enhancements: Public/Private financial incentives (TOD sometimes has cache’ with cities – especially with MU )

•  Entitlements: Generally achievable, especially within a Public/Private Partnerships

Station Area Planning - Development Perspective


Public/Private Partnership Motivations for TOD / MU / Infill Projects •  Revitalization thru Place Making

•  Economic Development & Increased Tax Revenues •  Improving Mobility •  Championing Smart(er) Growth to the Public

•  Solving for Growth, Density, Mobility

Station Area - TOD / MU Initiatives


P/P/P Alliances – Pivotal for Redevelopment •  Land Use Regulations – Development policy incentives

(creating Mixed-Use classifications)

•  Urban Design/Planning – Comprehensive Plans

•  Financial Incentives / Fee Waivers

•  But DON’T burden the deal with onerous zoning !


Station Area - TOD / MU Initiatives

Source : Reconnecting America (www.reconnectingamerica.org)

Value Creation •  Supportive Public Policy

•  Compatible entitlement process, zoning, and building codes

•  Reduced parking requirements •  Economic incentives

•  Reduced Pain (Congestion, Pollution and/or High Fuel Costs) •  Transit as the Alternative

Station Area Planning - Benefits of TOD Value Capture Attributed to Transit


•  3 or 4 or 5 Story Type V –

wood-framed construction

•  3 over 1 podium (non-combustible)

•  4 over 1 podium (non-combustible)

•  Mid-Rise | Type III or I •  High-Rise | Type I

Basic Economics of TOD / MU Market Construction Types / Massing / Density


Basic Economics of TOD / MU Market Moderate Density Texas Donut •  3 and 4 Story/Wrapped Garages – double

loaded corridors

•  50-90 units/acre

•  Option: Commercial at ground level •  Elevated podium deck •  Flex retail

•  Efficient site utilization; efficient garage


Basic Economics of TOD / MU Market Terminology •  NRSF

Net Rentable SF based on the Multifamily (major use)

•  Construction Cost Hard cost only; on-site, but “all-in” – includes parking (surface or structured) and podium (if applicable)


3 Story Surface Parked


Basic Economics of TOD / MU Market 3 Story Surface Parked

•  3 Story Type V Wood Construction

•  “stick”

construction from grade

•  surface parking •  approx. $90 – 100 /

NRSF •  30-35 units/ac

•  4 Story Type V – Wood Construction

•  “stick” construction from grade •  structured parking - precast or cast-in-place •  approx. $110 - 125 / NRSF •  parking Garages - approx. $9-10,000 per space •  may have soft or flex Retail

•  Urban Infill Station or new Station TOD Center (suburban/urban)

•  60-100 units/ac

Basic Economics of TOD / MU Market 4 Story Garage Parked


FLEX SPACE RETAIL / READY OPTION LIVE WORK

Ground-level Convertible Residential base use

Basic Economics of TOD / MU Market Construction Types / Massing / Density


Basic Economics of TOD / MU Market

4 story Garage Parked


•  4 Story Type V – Wood Construction

•  “stick” construction over podium deck •  structured parking - precast or cast-in-place •  approx. $140+ / NRSF •  parking garage approx. $10,000 per space

•  Urban Infill •  Commercial at-grade uses •  60-100 units/ac

Basic Economics of TOD / MU Market 4 or 5 Story with Podium



4 or 5 Story with Podium


Why these Building Typologies? •  Market-driven renter preferences

•  Rent Basis: general market and sub-market

•  Cost Basis: land cost + soft costs + hard costs + operational costs (within a competitive context)



Local | Regional TOD Perspective


Source : North Central Texas Council of Governments (nctcog.org)

HOUSEHOLD Growth Projections [NCTCOG] Dallas & Collin County

•  Approx. 16,000 / year •  At 250 units / development = 65 / year !

Tarrant County •  Approx. 11,000 / year •  At 250 units / development = 45 / year !

(based on 2000 – 2030 forecast)

Perspective and Trends Sidebar


TOD Station Area Planning / MU Practices Sustainability

•  USGBC LEED program – LEED ND (Neighborhood Development)

•  USGBC LEED program –

LEED NC (New Construction)

•  National Green Bldg Standard •  Greenbuilt North Texas

program (low-rise option)


•  MU as Penicillin for Towns & Cities

•  Transit is an automatic market magnet

•  Retail is just a matter of “they will come”

•  Live : Work is a no-brainer

•  The car is not king

•  Noise: the rail is the worst offender •  Lenders race to TOD and MU opportunities

TOD Station Planning / MU Myths


JHP - snap shots


•  Master planning & neighborhood redevelopment strategy

•  Compatible with forwardDallas! comprehensive plan effort

•  TOD relevance

case study : district scale (redevelopment) vickery meadow improvement district - dallas, texas


Greenville Ave.

Aerial View Looking North Northwest Hwy

REI Half-Price Books

Park Lane DART Station

Northpark

Park Lane “Five-Points” Intersection





Greenville Ave.

Aerial View Looking South

Walnut Hill

JHP

Preston Hollow Village

Central Expwy/75

Presbyterian Hospital

Walnut Hill Dart Station

case study : district study VMID - dallas, texas

Porosity - Connections - Links


case study : district study VMID - dallas, texas


case-study : station-area planning swmd tif district - dallas, texas

•  Master plan study for the Southwestern Medical District (SWMD) TIF district

•  139 acres •  Adjacent to the DART Green

line (SWMD Transit Station)


•  Phase one 280 Units •  5.7 Acres /49.1 u/ac •  40,000 SF of Retail •  Adjacent to light rail

station



case study : district plan crestview station – austin, texas

•  73-acre site •  Multi-phase •  CapMetro Rail stop


case study : district plan crestview station– austin, texas


Phase One •  Catalyst site includes Capitol

Metro Crestview Station Transit Plaza

•  316 Units on 10.4 Acres, 30 u/acre, net

•  62,500 SF commercial •  Structured parking



case study : first-tier suburb downtown station – carrollton , texas


•  City of Carrollton station area planning ( three light rail stations)

•  Downtown/Main Street station



•  Phase 1 at Downtown/Main Street Station



•  Catalyst site - first redevelopment opportunity

•  179 units (including Live/Work) •  6.08 acres, 46 u/ac (at buildout) •  10,500 sf Retail •  Structured parking



case study : institutional Station Area TOD universe project | University of Utah

•  University of Utah is developing a transit-oriented development (TOD) on prime 7.9-acre site at the southwest corner of the University of Utah Campus.

•  mixed-use project (the “Universe Project”) with commercial uses, housing, and public/student parking.


•  TOD on a 7.9 acre parking lot adjacent to stadium

•  282 Units

•  7.9 acres, 35.7 u/ac •  85,000 sf Retail &

Entertainment

•  45,000 sf Office

•  Structured parking



Station Area Planning: The Fundamentals by W. Brian Keith

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