Station Area Planning: The Fundamentals by W. Brian Keith

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

2. 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

3. •  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 Railvolution - Dallas | 2015

4. •  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 Railvolution - Dallas | 2015

5. •  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 Railvolution - Dallas | 2015

6. 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 Railvolution - Dallas | 2015

7. 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 ! Railvolution - Dallas | 2015 Station Area - TOD / MU Initiatives

8. 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 Railvolution - Dallas | 2015

9. •  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 Railvolution - Dallas | 2015

10. 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 Railvolution - Dallas | 2015

11. 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) Railvolution - Dallas | 2015

12. 3 Story Surface Parked Railvolution - Dallas | 2015 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

13. •  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 Railvolution - Dallas | 2015

14. FLEX SPACE RETAIL / READY OPTION LIVE WORK Ground-level Convertible Residential base use Basic Economics of TOD / MU Market Construction Types / Massing / Density Railvolution - Dallas | 2015

15. Basic Economics of TOD / MU Market 4 story Garage Parked Railvolution - Dallas | 2015

16. •  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 Railvolution - Dallas | 2015

17. Basic Economics of TOD / MU Market 4 or 5 Story with Podium Railvolution - Dallas | 2015

18. 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) Basic Economics of TOD / MU Market Railvolution - Dallas | 2015

19. Local | Regional TOD Perspective Railvolution - Dallas | 2015

20. 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 Railvolution - Dallas | 2015

21. 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) Railvolution - Dallas | 2015

22. •  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 Railvolution - Dallas | 2015

23. JHP - snap shots Railvolution - Dallas | 2015

24. •  Master planning & neighborhood redevelopment strategy •  Compatible with forwardDallas! comprehensive plan effort •  TOD relevance case study : district scale (redevelopment) vickery meadow improvement district - dallas, texas Railvolution - Dallas | 2015

25. Greenville Ave. Aerial View Looking North Northwest Hwy REI Half-Price Books Park Lane DART Station Northpark Park Lane “Five-Points” Intersection case study : district scale (redevelopment) vickery meadow improvement district - dallas, texas Railvolution - Dallas | 2015

26. case study : district scale (redevelopment) vickery meadow improvement district - dallas, texas Railvolution - Dallas | 2015 Greenville Ave. Aerial View Looking South Walnut Hill JHP Preston Hollow Village Central Expwy/75 Presbyterian Hospital Walnut Hill Dart Station

27. case study : district study VMID - dallas, texas Porosity - Connections - Links Railvolution - Dallas | 2015

28. case study : district study VMID - dallas, texas Railvolution - Dallas | 2015

29. case study : district study VMID - dallas, texas Railvolution - Dallas | 2015

30. 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) Railvolution - Dallas | 2015

31. case-study : station-area planning swmd tif district - dallas, texas Railvolution - Dallas | 2015

32. •  Phase one 280 Units •  5.7 Acres /49.1 u/ac •  40,000 SF of Retail •  Adjacent to light rail station case-study : station-area planning swmd tif district - dallas, texas Railvolution - Dallas | 2015

33. case study : district plan crestview station – austin, texas •  73-acre site •  Multi-phase •  CapMetro Rail stop Railvolution - Dallas | 2015

34. case study : district plan crestview station– austin, texas Railvolution - Dallas | 2015

35. 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 : district plan crestview station– austin, texas Railvolution - Dallas | 2015

36. case study : district plan crestview station– austin, texas Railvolution - Dallas | 2015

37. case study : first-tier suburb downtown station – carrollton , texas Railvolution - Dallas | 2015

38. •  City of Carrollton station area planning ( three light rail stations) •  Downtown/Main Street station case study : first-tier suburb downtown station – carrollton , texas Railvolution - Dallas | 2015

39. •  Phase 1 at Downtown/Main Street Station case study : first-tier suburb downtown station – carrollton , texas Railvolution - Dallas | 2015

40. •  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 : first-tier suburb downtown station – carrollton , texas Railvolution - Dallas | 2015

44. case study : institutional Station Area TOD universe project | University of Utah Railvolution - Dallas | 2015

45. Railvolution - Dallas | 2015 case study : institutional Station Area TOD universe project | University of Utah

46. case study : institutional Station Area TOD universe project | University of Utah Railvolution - Dallas | 2015

47. •  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 case study : institutional Station Area TOD universe project | University of Utah Railvolution - Dallas | 2015

48. Railvolution - Dallas | 2015

Station Area Planning: The Fundamentals by W. Brian Keith

Rail~Volution

Station Area Planning: The Fundamentals by W. Brian Keith