Los Alamos Planning Charrette Town Center Master Plan Los Alamos, NM
June 12 - 14 2005
Michael Winstanley Architects Planners Washington DC New York
Town Center Master Plan Los Alamos, NM June 12 - 14 2005
Los Alamos National Bank Los Alamos Commerce and Development Corporation Los Alamos Main Street BUILD New Mexico
New York Washington DC
Los Alamos, New Mexico
Sponsors
Los Alamos Planning Charrette
Sponsorship
Michael Winstanley Architects Planners
Los Alamos Planning Charrette
04-05 Executive Summary 06
The Charrette
07
Agenda
08
List of Participants
09
Charrette Photos
10-12 Flip Chart Notes 13
Existing Conditions
14
Development Principles/Sketches
New York Washington DC
Los Alamos Design Charrette
Michael Winstanley Architects Planners
Contents
18 19
Final Option
20
Model Photos
21
Implementation
Phase One
Contents
15-17 Three Options
Los Alamos, New Mexico
29-31 Recommendations Financial Analysis
Los Alamos Planning Charrette
22-28 Recommendations Framework Diagrams
Los Alamos, New Mexico
Los Alamos Planning Charrette
Executive Summary
Washington DC
New York
Michael Winstanley Architects Planners
Executive Summary
day workshop, sponsored by Los Alamos National Bank, Los Alamos Commerce and Development Corporation, Los Alamos Main Street and
•
MODELING AND SCENARIO DEVELOPMENT REFINEMENT FOR IMPLEMENTATION OF A SCENARIO
These parking and traffic issues can be viewed in a positive perspective
The two-day/two week summary exercise has
as indicators of a population density that downtown development can
provided impetus and a specific model for
begin to capture and nurture toward the creation of an enriched city cen-
where and how to direct new development.
ter.
The findings would appear to justify additional investment of time and effort to detail these
Build New Mexico and conducted by the team of Michael Winstanley Architects Planners (MWAP), engaged the property owners to create
Conclusion
Very rough calculations of the study area indicated that in the Central
steps. The consensus of the charrette par-
Business District (bounded on the north and south by Central and Trinity
ticipants was that the Downtown Committee
market realities and the critical positioning of these blocks in the overall
The primary issue of the Los Alamos downtown is parking. Currently sur-
Avenues and on the east and west by Wall Street and 20th Street) the
should solicit the services of a master devel-
redevelopment of the downtown as well as addressing the Los Alamos
face parking located around the business properties is filling the demand.
potential development rights with 4 and 6 story structures as outlined in
oper whose role would be to prepare detailed
County strategic objectives for investment.
The parking, maximized in surface lots, has precluded new development
our framework plan can yield approximately 2.4 million square feet. After
development plans toward implementation of
due to the need to accommodate parking requirements for the new devel-
applying a 40% reduction to this number to accommodate for building
the first phase of change.
opment. The resulting lack of space has impacted the emergence of resi-
dimensions in housing (60’ widths) for the upper floors, we estimate an
dential development, amenities and services that are critical for a thriving
overall potential development of approximately 1.4 million square feet in
downtown. It is clear that some form of structured parking is pivotal to
the study area.
scenarios for redevelopment in the area. The scope of work considered
Goals The efforts of the sessions were focused on three goals:
increase the density of development. It is also clear that phasing the new
development will require “sister” sites to provide above grade parking to
Applying a rule of thumb percentages for retail, commercial office and
downtown without jeopardizing current occupancies
make up for parking lost on the development. Additional parking can be
residential, we calculate that the available space for each of these pro-
and revenue of existing buildings
found by providing on street parking on every downtown street. Parallel
grams is as follows:
• Define a plan for growth and/or expansion in center
parking makes for good urban activity and vibrant retail districts. Spurred
demand for downtown parking in such a manner to
by the revenue from this parking configuration, this modification to parking
Retail –
facilitate rather than thwart commercial/retail expansion
modes should be explored.
Commercial office-
420,000 sf
Residential-
700,000 sf (770 units)
• Unlock the issue of meeting the zoning and utilization
in the center blocks area.
280,000 sf
• Provide a specific phasing plan and probable timeline
Our work illustrates how to accomplish new development without effect-
for implementing the foundations of the accepted
ing existing leases and properties - a key goal of the charrette for the
While these numbers may seem large in relation to what exists today, the
master plan.
owners, investors and the county to unlock this issue.
numbers are completely compatible with a Central Business District of a municipality the size of Los Alamos. Additionally, based on the discus-
Methodology
Surface parking conditions, i.e. parking exclusively serving the adjacent
sion at the charrette demand seems to be there if not readily apparent at
retail destination, and lack of continuous urban street walkways have
this moment.
New York
•
Washington DC
redevelopment of the center blocks of downtown Los Alamos. The two-
Michael Winstanley Architects Planners
A master planning charrette was undertaken to specifically address the
Executive Summary
Executive summary
It would appear that demand for additional development is indicated in
sive two-day charrette followed by the refinement of the direction re-
troduce the means to reinvigorate the pedestrian connectivity within the
the fully leased condition of most existing downtown commercial build-
sulting from these sessions and summation for implementation:
two-block area. The implementation of these concepts will facilitate and
ings. While rents have not increased this may be a function of quality of
promote a pedestrian environment that further strengthens the cityscape.
space available or the flatness of viable alternatives to prospective com-
Tree-lined, landscaped streets and pedestrian environments will provide
mercial tenants. It is generally acknowledged that at this point in time,
Previous comprehensive master plans, including the Master
new open spaces centrally located in the two-block sector and connect
businesses must look outside the city to accommodate either growth or
Plan for Downtown Los Alamos, December 2000 and for the
pedestrian routes to the major population centers, i.e. the bank and the
new office needs.
Civic Center Complex prepared in November 2003, were stud-
prominent recreation center.
•
INFORMATION GATHERING
ied to understand ongoing issues and proposed resolutions. Trinity Road, the primary commuter route to Los Alamos National
zations located in Los Alamos commute out of the city for a variety of
viewed and interviews with city agents were conducted to un-
Laboratory campus runs along the south side of the downtown as a broad
reasons including the lack of housing in amenable environments and ser-
derstand the status of implementation and current activity as it
four lane expressway, with designated turning lanes, that is neither ame-
vices in the downtown area. Most of these people make a 30 to 60 min-
relates to the city of Los Alamos and this effort particularly.
nable to pedestrian crossing nor development on the south side of Trinity
ute commute to homes in the Santa Fe and Espanola areas. Capturing a
Road. Commuters are unencumbered in their drive through town. By
small percentage of this population would seem to be a realistic possibil-
providing parking on both sides of streets and a series of stoplights, pe-
ity. Census data indicate a median family income of $90,000 per year in
Today, it is estimated that 9,000 employees of businesses and organi-
The Los Alamos County Development Code were also re-
• ANALYSIS OF THE EXISTING DOWNTOWN
destrians can cross at intervening locations along the route; slowing traffic
Los Alamos, which further reflects a healthy market that can support pro-
STRUCTURE and ISSUES was generated from
increases the opportunities to draw off commuters to enter into the city
posed development downtown in housing and associated services and
the\ charrette process and discussion
center for retail errands etc.
businesses.
Los Alamos, New Mexico
economically healthy downtown. An integral aspect of our work is to in-
Los Alamos Planning Charrette
dramatically impacted the pedestrian environments that are critical to an Our methodology to accomplish these goals entailed the inten-
Los Alamos, New Mexico
Los Alamos Planning Charrette
The Charrette
Washington DC
New York
Michael Winstanley Architects Planners
The Charrette
June 12th-14th, Los Alamos, New Mexico
Sunday, June 12th
Attendees
2 – 4pm Site visit and walk around
Planning team
(KH, JT, SD, MW+team)
4 – 6pm Pre-charrette meeting
Planning team
(KH, JT, SD, MW+team)
7 – 9pm Design Team Preparation and set-up
(MW+team)
Monday, June 13th 7:30 – 8am Breakfast/Introductions 8 – 10 am
Presentation of Previous Master Plans
and Real Estate professionals on
demand and program mix.
10 – 12 am Property Owner’s comments and Goals
Open to all (TBD)
New York Washington DC
Los Alamos Planning Charrette
Michael Winstanley Architects Planners
Agenda
(TBD)
and selected members
4 – 5:30 pm Presentation of planning diagrams
Open to all
6:30 - ???pm Planning team option development
Planning team
Financial model framework
Tuesday, June 14th 8:30 – 9 am Presentation of Planning option(s)
Open to all
9 – 9:30 am Presentation of Financial Model
Open to all
9:30 – 11 am Open discussion
Open to all
11 – 12 pm Establishment of project goals
Open to all
and success criteria
12 – 4 pm Working Lunch - Workshop Charrette
Planning Team
and selected members
4 – 5 pm Presentation of planning option(s)
Open to all
and open discussion
5 – 5:30 pm Wrap –up and closing comments
Next Steps
Open to all
Los Alamos, New Mexico
Planning Team
Los Alamos Planning Charrette
12 – 4 pm Working Lunch – Workshop Charrette
The Charrette
Los Alamos County / representing Property Owner
Kevin Holsapple
LACDC / Los Alamos Main Street
Jim Trump
BNM / UDC
Toni Ponic
BNM / UDC
Andy Fox
CBFox / Property Owner
Dave Fox
CBFox / Property Owner
Lewis Muir
Property Owner
Denise Lane
Lane Prestige Group / Property Owner
Jill Cook
Los Alamos National Bank / Property Owner
Poe Corn
CB Richard Ellis / Property Owner
Bart Davis
JB Henderson Construction
Shad James
Jaynes Corp.
Gary Jeppson
LACCo. CDD
Anthony Johnson
Sedberry’s Associates
Don Power
Jaynes Corp.
Steven Shaw
Mosaic Architectural solutions, P.A.
Paul Stanford
LMC
Don Wiviott
The Lofts
Fred Brueggeman
Self
New York Washington DC
Rick Bohn
Michael Winstanley Architects Planners
Participants
The Charrette
List of Participants
Christen J Robbins
Michael Winstanley Architects & Planners
Steve Dixon
The Peninsula Group
Los Alamos, New Mexico
Michael Winstanley, AIA, AICP Michael Winstanley Architects & Planners
Los Alamos Planning Charrette
Charrette Team
market/demands, and their goals and ideas. All meetings, presentations and design development took place at this location. Master plans illustrations and models were created by the charrette team and presented to the participants.
New York Washington DC
ter plans, The County Development Code,
Michael Winstanley Architects Planners
Team presented and discussed previous mas-
The Charrette
at Fuller Lodge. Participants and the Charrette
Los Alamos, New Mexico
The Charrette was held in a community room
Los Alamos Planning Charrette
Charrette photos
strictions and provide flexibility to fill market
1. Denser Development w/ Efficient Land Use
Dealing w/ the Asphalt/ Building Ratio 2. Mixed Use development / diversifying the Downtown
and facilitate the property owners to develop.
3. County participation
4. More people downtown
5. New Urbanism Plan
needs and demand. Liberal height limits, reduced set backs, reduced minimum parking and zoning the downtown center as a mixed use are in the development code to foster development within the downtown district. All punitive responses to property owners who were not interested in development were
County Council/ Strategic Plan - Goals
rent state of their properties. This code is
Resources
·
$6,500,000 spent toward redevelopment
·
Funding will be provided $1 to every
private $5 spent Los Alamos Development
·
Uses – infrastructure
·
The County is looking to spark projects that will
opposed, to protect the owners and the cur-
provide community benefit.
ready to be overlaid onto the zones that are seen as the best location for the Los Alamos City Center Block. The Planning and Zoning
New York Washington DC
The development code was written to limit re-
Commission is holding a public hearing in July and the council will convene in August for Final Approval Ruling of the districts.
The New Urbanism Plan
Town Center Concept:
Zoning radiates out from the town center.
1. Allow height to 75’
Town center: 20th – 15th St
2. Designation not yet established
Neighborhood Center small scale buildings i.e. service stations
Public hearing in July 3. Town Center +
Parking survey is needed to identify the available spaces and use at dif-
Neighborhood Center
ferent times of the day to identify the current parking loads.
4. Will need Traffic Study
This information will be available at the end of June
5. Parking Study Underway
The Charrette
Goals of the County Development Code
Michael Winstanley Architects Planners
Flip Charts Notes
Development Code:
As county property Deacon St amounts to several acres of land that is not
currently being utilized effectively.
Requirements
Districts – Overlay Ordinance - Requires Parking
2. Market driven
·
Right of Way – for the trail on Inn Property along the
3. Existing Conditions Acceptance
canyon rim
4. Special Plan Overlay District
·
New Streets south of Trinity Drive
5. Town center up to 75’
Lab Participation In flux/ December 1st a final selection of the New Contractor Trinity ·
1. Reduced min.- parking
intolerant speed for pedestrian Traffic/ crossing The current speed limit 35 mph
Utility / Infrastructure: Concerns about the future capacity / Location
Diagram 1: Diagram of Los Alamos Existing Buildings
Los Alamos, New Mexico
July and goes to the council in August for final approval
Los Alamos Planning Charrette
Finalizing zone locations on the map / Public hearing in
10
– Redevelopment mixed use residential/ retail
12th – 15th retail
2 Central Site Plan The Caves
– Additional Residential on 9th – 15th St.
3 Trinity / County land 17 acres of land owned partially by the County and partially by the Los Alamos Public Schools. Possibly available for redevelopment on the south side of Trinity Drive. Plan is for the removal of all the existing stor-
- Concession Space
- Performing Arts Center
- Parking Question
- need garage
- ($6 million) ( ~ 400 cars)
- Multi Purpose space
The County has proposed developing a Civic / Performing Arts Center on the east side of Ashley Pond. A Referendum Vote will be conducted in September 2005 on the $23 million project that will result in additional taxes for
age buildings to make way for new development. (20 acres) adjoining?
the residents. $3 million of the project funds
4 Historic District
is proposed to be leased.
- Designation as a National Park
The weakness of the project is that the parking
- Marketing Los Alamos
issues have not been addressed. The building
- 10 years Possibility
is for multi use and possibly used daily creat-
Designation as a National Park: This designation would be good for the increase of tourism. The National Park Service would give the property to be managed by the County. This designation would put Los Alamos on the map for tourists. The houses would be linked to a larger meeting
New York Washington DC
1 Inn Site
6 Civic Center/Referendum
are allocated for the concession building that
ing parking demand greater than a facility that would be mainly used in the evenings.
The Charrette
Development and Restructuring Existing Proposals
Michael Winstanley Architects Planners
Flip Charts Notes
place and provide high end accommodations i.e. VIP housing and month long seminars will be some of its anchoring uses.
- Lab leases property from the Los Alamos Public Schools
- Office Retail Development
- Canyon School development is on the plan
Located at Town Entry
Diagram 2: Aerial Photo of Los Alamos
Los Alamos, New Mexico
Los Alamos Planning Charrette
5. Canyon School
11
Housing Product
$12 - $15 sq ft
Commercial
Housing – urban areas
New Houses
Core $168 sq ft Warm Shell $148 sq ft
Retail
Specialty Retail $18 - $25 sq ft Multi Family Condos
$187 - $213 sq ft
1. On going Demand for Housing
-Urban Downtown goods and services
Resale
200K (190K – 225K)
$150 - $180 sq ft
$ 130 sq ft
Office
Young professionals single
Rentals
$14 - $22 sq ft
Parking
-Housing market soft over 300K
$1 sq ft
Above grade $15,000 per space Below grade $20-25,000
Land Cost Relative to the cost of parking
Genral Comments:
2. Lab effect on housing
-December 1 determination of contract
3. New Construction
4. Post Doc Median Rate
- There is no space available
- No zone able land available
- Short term leases are an issue
- LANL Work Centers
- These numbers will rise with quality
- Not offered at this time
- Parking and storage
Commercial Products:
- Spouses amenities
- Standard Office Spaces
- Basic Services
- Power redundancy
- Safety and Security
- IT compatible
- mid range rentals
- Storage
Short Term Leases
- Community Center
Consistency
- Pool
Providing stable leases
- Cover Parking
GSA – 10 –15 yrs
- < $200,000
Research park one yr leases
(Range $190,00 - 225,00000)
Financing – Bank Loans
strong despite a soft market
-$240K Dwelling 1150-1250 sq. ft.
5. Amenities
Pre Leasing Long term viability work centers 200 person
People are more apt to rent due to the National Lab being in flux
Environmental standards and sustainability
and the amount of two year employees, i.e. post docs at the lab.
Benefits in economic growth Median 2 income household $92,000 Post Doc’s salary ………$ 60,000?
Santa Fe $.89 - $1.20 sq ft no mid range
New York
surrounding areas & Los Alamos
Washington DC
Construction Costs
Michael Winstanley Architects Planners
Lease Rates
The Charrette
Market and Demand:
Los Alamos, New Mexico
Commercial Real Estate
Los Alamos Planning Charrette
Flip Charts Notes
12
town is parking, currently the demand is being filled with vast amounts of surface parking located around the business properties Illustrated by the model of existing site plan. The surface parking strategy has prevented the open space from being developed to create an urban infill in the downtown area. The model was made to demonstrate the building to asphalt ratio it provides a visual compar-
Diagram 3: Model of Existing Conditions
New York
Los Alamos, New Mexico
Los Alamos Planning Charrette
The Charrette
ison with the final development model.
Washington DC
The primary issue of the Los Alamos down-
Michael Winstanley Architects Planners
Existing Conditions
13
Taking into consideration the information presented and discussed by the charrette participants, the design team prepared three diagrams to address the parking needs and development of the town center. Each option works within the framework of the Development Principles (listed below). The Perimeter Scheme locates structured parking in the blocks core providing one central loction for shared parking. The Four Corner Scheme divides the block up into smaller blocks of development.
New York Washington DC
Michael Winstanley Architects Planners
Development Principles / Sketches
The Park /Plaza Scheme opens up the core of the block further dividing the block and providing open space at the core of the block.
Development Principles Perimeter Scheme
1. No Demolition in Phase I of existing Buildings
2. No forced lease terminations 3. Create new development sites by shared parking Scenarios
The Charrette
P
6. Goal is to increase value of existing land / properties
Four Corners Scheme
Plaza / Park Scheme
Los Alamos, New Mexico
5. Let market forces / demand determine fate if existing properties
Los Alamos Planning Charrette
4. All streets to have on street Parking A. Metering
14
block units locating retail / office access at the perimeter of the blocks with parking consolidated to a few central locations. By consolidating the parking at the block core the design provides the town center with a large parking structure that becomes the shared parking for the businesses developed around the structure. The benefits of this scheme are that each block contains one primary location for parking that supports the surrounding buildings. This structure would release the current sur-
New York Washington DC
This Scheme organizes the area into large
Michael Winstanley Architects Planners
Option I / Perimeter Scheme
face parking around the perimeter for development. Additional street parking is created
denser the scale may not be appropriate for Los Alamos town center.
Los Alamos, New Mexico
already large in scale, becomes larger and
Los Alamos Planning Charrette
The drawbacks is that the town center block
The Charrette
around the perimeter of each block.
15
into a set of smaller blocks. A plaza in central location, creates an open place the town center the can fill programmatic needs of the surrounding businesses. As well as create an attractive area for pedestrian circulation and relaxation. The benifits of the plan up create more street frontage area, which provides an increased amount of store frontage as well as additional street parking. Functionally it increases accessibility to the surrounding buildings and activates the use of Deacon Street as a dominant town center circulation road for both automo-
New York Washington DC
This separates the existing core city block it
Michael Winstanley Architects Planners
Option II / Park / Plaza Scheme
Los Alamos, New Mexico
Los Alamos Planning Charrette
The Charrette
biles and pedestrians.
16
ing it through the Town Center block connecting Central Avenue to Trinity Drive, thus making Main Street, as its name suggest, a main thoroughfare. At the streets crossroads of Main and Deacon the buildings are set back to mark the location creating the â&#x20AC;&#x153;four cornersâ&#x20AC;?. This scheme provides many of the same benefits as the Park/Plaza Scheme such as increased street parking, division of the larger block into smaller units and activating Deacon St. as a dominate road for circulation through
New York Washington DC
This scheme focuses on Main Street, continu-
Michael Winstanley Architects Planners
Option III / Four Corners Scheme
the center of town. Parking structures introduced as part of the scheme, are smaller and
Los Alamos, New Mexico
Los Alamos Planning Charrette
porates them into the developed sites.
The Charrette
are located throughout the blocks. This incor-
17
posed options the charrette participants favored of the Four Corners Scheme and the Plaza Park Scheme. This final master plan is a consolidation of key elements of the two options. It also addresses the issues discussed with the charrette par-
New York
The Charrette
ticipants.
Washington DC
After presentation and discussion of the pro-
Michael Winstanley Architects Planners
Final Option
Corners” intersection at Main and Deacon streets. A more intimate open space was developed within the town center. “Four Corners” defines the location of the park; the intersection provides circulation to and around the town center park/plaza. The commercial zone on the south side of Trinity Drive was further developed. Existing buildings were retained in conjunction with the addition of residential zones facing the canyon rim. Trinity Drive provides access to the new expanded zones.
Los Alamos, New Mexico
located on the northeast corner of a “Four
Los Alamos Planning Charrette
The scheme provides a smaller park/ plaza
18
Retail Rent
Residential Sale $225 =
Parking Income
Sites” to relieve parking and provide a struc=
$4.1 (9% cap)
tured parking base for new development. A
11.0
preliminary financial analysis indicates a cost
TBD
of relocation of parking is acceptable since this
=
$15.1 m
Construction Cost Retail
$2.2 m
$0.62 m
Case Two: Retail Plus Office Income Cost Net
$10.3 m
Residential
Parking
“ “(2 stories)
Case Three:
$6.4 m $1.1 m
$10.4 m $9.2 m $1.2 m
Add Retail to Garage Income Cost Net
$3.0 m $1.8 m $1.2 m
Recommended Approach: Sister Site Plan
Total Development per model site
1.2 m sq. ft.
=
Retail
= 20%
Residential =
Office
=
= 30% =
240,000 sq ft 600 units 360,000 sq ft
Model Site: Area Program 17,250 s.f. gross Retail = 14,600 (85%) Residential = 12,300 (by plan) Office = 10,500
Support Garage Site: 14,400 s.f.
Assume: One Level Below
41 Spaces per floor
Grade = 50 spaces= $616,000.00
Displaced spaces = 62
Less 50 = 12 Plus Required by Use
Diagram 4: Sister Site Phase One
really becomes land cost.
Los Alamos, New Mexico
$25
Los Alamos Planning Charrette
New York
Income / sq.ft. =
Phase One takes a look at a concept of “Sister
Washington DC
Retail Plus Residential
Michael Winstanley Architects Planners
Case One:
The Charrette
Phase One
19
for the participants to get a better understanding of the master plan and a denser town center. The model is representative of the final scheme presented demonstrating the buildings of various heights and the development of the open spaces along Deacon Street and within the residential neighborhood on the south side of Trinity Drive. The final discussion produced a series of Development Goals by the participants. These goals reflect the series of issues relevant to this group and should be a foundation of all future decisions.
New York Washington DC
During the charrette process two models were produced
Michael Winstanley Architects Planners
Model Photos
Project Goals Represent work as two block development
- To speak as One Voice
- All Property Owners
2. Have representatives or group with expertise to run the project. (Master Developer, Design Consultants) 3. Engage County Staff and councilmen to help development
a. The Plan
b. LACDC
c. LANL Contractors
The Charrette
1.
4. Localize the project use, resources to develop the plan and development
7. Recommendations on zoning to county
a. (Parking + height + setbacks + uses)
b. Create zoning overlay for the two block area
8. Improve the quality of the environment of the
Diagram 4-6: Model Photos
downtown district 9. Increase the value of the property the CBD 10. Develop plan consistent with previous plans + approved plans ( Seeks to further develop the work) 11. Explore and encourage sustainable principles in the development plan 12. Develop financial Pro-Ferma to illustrate to the County how they can participate. Develop Case Study
Los Alamos, New Mexico
6. Identify funding sources for development costs
Los Alamos Planning Charrette
5. Illustrate path forward as a Work Plan
20
Arch. Planner (including this week) Financial Planning
$75,000.00 $30,000.00 $153,000.00
Legal * (not going in this direction) Eng. & Utilities Soft Cost (misc.) Studies – Market Traffic Environmental Plus out expense & taxes
$10,000.00 $30,000.00 $20,000.00 $15,000.00 $40,000.00 $30,000.00 $298,000.00
for development. Based on the Association’s
1. All Related Parties:
interest in joint development, a single master
a. Education
a. Owners
developer should be selected and engaged to
b. Support
b. County Staff
prepare more detailed plans and make sites
c. Agreements
c. Tenants
marketable for the development community.
d. Public/Associations
d. Community Estimated fees and a Scope of work for the
2. Development Work Plan
next steps were defined to conclude the char-
a. Focused by Flux
rette
b. Build on today with reports
3. Financing – Capitol/Long Term
a. County/TIF’s/Bond’s
b. Commercial/other/GAP/County
c. Education
4. Picking Lead Project
a. Financial Studies on each project
b. Identify other studies needed, i.e., traffic, etc.
c. Conduct demand/market studies =
Contractors, Market, Financing, Soft Cost
5. Zoning/Master Plan/Arch Cont
New York
The Charrette
$48,000.00
All stake holders, decision makers inform/educate
6. Outline Process
for a project to go from concept to construction.
7. Make Sites available 8. Master Developer
can purchase property or will in the future
a. Joint Venture
b. Financing
c. Any and all above
9. This is not a listing
a. No fee’s in this agreement for selling
or leasing– that is done by each owner
Los Alamos, New Mexico
$8,000.00 a month
more work should be performed to ready sites
Los Alamos Planning Charrette
Development Team Fee
A strong conclusion of this exercise is that
Washington DC
Implementation Scope for Master Development
Estimated Fees for Six Months
Michael Winstanley Architects Planners
Implementation
21
Los Alamos, New Mexico
Los Alamos Planning Charrette
Recommendations
Washington DC
New York
Michael Winstanley Architects Planners
Recommendations Framework Diagram
22
owned by multiple parties: corporations, private and county land. The area was the basis for the charrette.
New York Washington DC
town. The properties within the boundary are
Michael Winstanley Architects Planners
photo displays the existing layout of the down
Recommendations
ect area in downtown Los Alamos. The aerial
Los Alamos, New Mexico
This diagram shows the boundaries of the proj-
Los Alamos Planning Charrette
Project Area
23
center is circulation. The inherent conflicts between the necessity of the automobile and character of a pedestrian environment need to be managed to find the critical balance. Pedestrian circulation is normally a product of â&#x20AC;&#x153;desire linesâ&#x20AC;? between programs. A town that focuses the pedestrian activities along these desire lines creates active and vibrant environments for all its users. The circulation framework diagram illustrates a proposal to accomplish the proper balance of a pedestrian friendly town and to provide convenient access to the town center for automobiles. The
New York Washington DC
One of the most important aspects of any town
Michael Winstanley Architects Planners
Circulation Framework
basic principle of the framework is to provide
The primary roads, Trinity Drive and Central Avenue provide circulation through the town and out toward the National Lab. The secondary roads run perpendicular to the primary routes connecting them and provide direct access to the town center. Deacon Street, parallel to the primary roads, is
Recommendations
four types of roads though the town center.
the spine of the town center making it the dominant pedestrian path. Establishing this strong pedestrian spine and focusing major move-
the largest work center to the Ashley Pond Park area. The fourth type of road is along the Los Alamos canyon rim on the south side of Trinity Drive. It is a scenic route with access to the residential neighborhoods and a hiking trail along the canyon rim.
Los Alamos, New Mexico
ens the access to the town center connects
Los Alamos Planning Charrette
ment and population into one area strength-
24
the town center circulation diagram, we have established open spaces formed by a combination of existing and future building sites. Each of the paths have been located to reinforce the town organizational grids and to create new open spaces of various scale. The width and length of the new footprints are created by dividing up the existing blocks and therein creating open space. The Park/Plaza Space is created by the cross roads of Deacon and Main Streets and two pedestrian paths located the large open space in the center of town. Additional green space is
New York Washington DC
Based on the existing block organization and
Michael Winstanley Architects Planners
Open Space Framework
developed at the termination of Deacon Street at the foot of the Los Alamos National Bank. At
master planning the open spaces will be programmed and furthered developed with the addition of landscape architecture.
Los Alamos, New Mexico
our expectation that in the following phases of
Los Alamos Planning Charrette
nects to the existing Ashley Pond Park. It is
Recommendations
the opposite of this route Deacon Street con-
25
proposed for each of the areas where we indicate new development. Building on the existing conditions of the land use, per the Development Code classifications of zones, new building infill and open space development are by grouped together by similar use. The groupings provide distinct zones within the Los Alamos project area. Three classifications have been show here: The town center is zoned mixed-use allowing any combination of residential, office, and retail.
New York Washington DC
The Land Use Diagram illustrates the uses
Michael Winstanley Architects Planners
Land Use Framework
Along the road on the south side of Trinity Drive
The diagram illustrates how the blocks have been divided up to create an urbanized scale to the town development.
Los Alamos, New Mexico
dential zone has been defined.
Los Alamos Planning Charrette
And beyond that toward the canyon rim a resi-
Recommendations
a commercial zone has been designated
26
specifies a maximum building height of 75’ within the town center mixed-use zone. The building height frame work diagram illustrates two areas in the town center: the maximum allowed height can be built within the core of the block (shown as the darker orange color); a 45’ height limit is shown in the lighter orange color at street/block perimeters This concept of having the elevations change within the town center block creates diversity within the block and responds to the smallerscale of surrounding neighborhoods of Los
( 45’ )
New York
Los Alamos, New Mexico
( 25’ )
Los Alamos Planning Charrette
Recommendations
Alamos.
Washington DC
The Los Alamos County Development Code
Michael Winstanley Architects Planners
Building Height Framework
( 75’ )
27
Center Master Plan: Identifying the sites that are available for development based on the Development Principles. The Phase One Diagram shows all the existing conditions in Los Alamos and illustrates land that can be developed without any disturbance to the existing buildings. Provided that they supplement the consumed surface parking with new structured parking. Circulation in this phase illustrates functional
New York Washington DC
The first steps of implementing the Town
Michael Winstanley Architects Planners
Phase One Development
access to the new sites with no interference to
( 45’ ) ( 75’ )
Los Alamos, New Mexico
( 25’ )
Los Alamos Planning Charrette
Recommendations
the existing conditions.
28
Los Alamos, New Mexico
Los Alamos Planning Charrette
Recommendations
Washington DC
New York
Michael Winstanley Architects Planners
Recommendations Financial Analysis
29
costs, but do not include land costs. They are based on similar projects
town area. This included rental rates, ownership structures, expected land
completed in the Los Alamos area in recent months. Case Studies
values, construction costs, parking, etc. This section summarizes those This section takes the work from the various earlier sections and creates possible scenarios for next step development. The case studies are divided into two categories:
space within the target area are probably the most important financial considerations in the future plan viability. The consensus within the work-
1. Residential and Retail Development with Parking
shop group was that rates generally fell into the following categories:
2. Office and Retail Development with Parking
Retail Rates
$15.00 per square foot
The first scenario or case study uses the northwest corner property today
Specialty Retail
$18.00 to $20.00 per square foot
occupied by a surface parking lot and owned by the association, and a
Big Box – National
$10.00 to $16.00 per square foot
portion of the central parking lot to the south and east of that area for a
Office Rates
$14.00 to $22.00 per square foot
structured parking facility. See map below.
Residential Rates
$187.00 to $213.00 per square foot
– Purchase
$1 per square foot per month
Residential Rates
– Leased
Hospitality
$90.00 per night
Parking
No existing charges for parking
The retail and residential building is four stories with the first
floor as retail
·
The footprint is 17,250 sf.
·
The dimensions of the upper floors, residential area, are
excellent for efficient use as residences
·
Surface parking is maintained around the building
·
The building is setback from the existing Washington Capital
Building by 40 feet
·
The retail area is 14,600 sf or 85% of the gross building area.
This loss is for mechanical areas and lobby/elevator area for
the upper floor residences.
·
The residential floors are 12,300 sf
·
The supporting garage is 14,400 sf with 41 spaces per floor.
·
The garage is assumed to be two floors plus retail.
·
Total parking displaced is 62 and required from expanded
development is 96, a total of 158. New parking provides for
170 spaces.
The resultant cost and income model is shown below:
The group felt that with an improved CBD commercial and residential
Case One:
environment, rates could be increased. However, the first stages of that
Residential with Retail and Parking
redevelopment would need to be at rate levels similar to what is being
achieved and then the rates could be increased across later stages. This
was not true for residential, where supply was so tight that reasonable
SF/Units
It was also noted that office and residential offerings were well below class A levels and that better quality and more efficient spaces could also study following this section will illustrate the assumptions we have made in rates on a first phase step into the new plan.
Retail
14,600 sf
$160.00 per sf
$2,336,000
Residential
36,900 sf
$150.00 per sf
$5,535,000
Parking
50 below residential
$12,500.00 per space
$625,000
building
82 structured
$12,500.00 per space
$1,025,000
38 surface
$5,000.00 per space
$190,000
170 Total Parking
gested as follows:
Specialty Retail Costs
$170.00 per square foot
Office Costs
$193.00 per square foot
Residential Costs
$150.00 per square foot
Parking Costs
350 sf per space at a cost of $12,500
Construction costs related to these same categories of use were sug-
$160.00 per square foot
Total
achieve a higher rate. They were all willing to test this position. The case
Retail Costs
Unit Cost
Cost to Develop:
asking rate levels above the current rates should be tested immediately.
Income per SF
$9,711,000
Cap Rate
Total
Income from Development:
Retail
14,600 sf
$25.00
9.00% $4,055,556
Residential
36,900 sf
$225.00
9.00% $8,302,500
Parking 50
below residential
TBD
per space in a structured facility and the same for the first level for below grade, then $25,000 per space below that first level.
Diagram 6: Phase One “Sister Sites”
building
82
structured
TBD
38
surface
170
Total Parking
Gain:
Percentage Gain over Cost if All Cash:
$12,358,056
Los Alamos, New Mexico
The existing and potential rental and selling rates for various classes of
·
Los Alamos Planning Charrette
findings and draws conclusions and recommendations from them.
The scenario makes the following assumptions:
New York
These costs include hard costs for construction and a 15% uplift for soft
deal was discovered about the financial makeup of the Los Alamos down-
Washington DC
Michael Winstanley Architects Planners
During the workshop process as well as through other sources, a great
Recommendations
Financial Findings, Conclusions and Recommendations:
$2,647,056 27.26%
30
one level, on the street and in a structured garage to be developed. The scenario makes the following assumptions: ·
The office and retail building is four stories with the first floor
as retail
·
The footprint is 17,250 sf.
·
The dimensions of the upper floors, office area, are excellent
for efficient use as office space
·
Surface parking is maintained around the building
·
The retail area is 14,600 sf or 85% of the gross building area.
This loss is for mechanical areas and lobby/elevator area for
the upper floor residences.
·
The office floors are 10,500 sf and require parking for
3:1000 sf.
·
The supporting garage is 14,400 sf with 41 spaces per floor.
·
The garage is assumed to be two floors plus retail.
·
Total parking displaced is 62 and required from expanded
development is 96, a total of 158. New parking provides for
170 spaces.
The resultant cost and income model is shown below:
Case Two:
Office with Retail and Parking
SF/Units
Unit Cost
Total
New York Washington DC
The parking for this expanded use is provided on the site underground at
Michael Winstanley Architects Planners
The second case utilizes the site on Central Avenue for office and retail.
Recommendations
Financial Findings, Conclusions and Recommendations:
Retail
14,600 sf
$160.00 per sf
$2,336,000
Office
42,000 sf
$193.00 per sf
$8,106,000
Parking
50 below office
$12,500.00 per space
$625,000
82 structured
$12,500.00 per space
$1,025,000
50 surface
$5,000.00 per space
182 Total Parking
$250,000
$12,342,000
Income per SF
Cap Rate
Total
Income from Development:
Retail
14,600 sf
$25.00
9.00%
$4,055,556
Office
42,000 sf
$22.00
9.00%
$10,266,667
Parking 50
below residential
TBD
82
structured
TBD
38
surface
170
Total Parking
Gain:
Percentage Gain over Cost if All Cash:
Diagram 7: Phase One “Sister Sites”
$14,322,222 $1,980,222
Los Alamos, New Mexico
Los Alamos Planning Charrette
Cost to Develop:
16.04%
31
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New York
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