Center Blocks Charrette Final

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

Michael Winstanley Architects Planners Washington DC

New York

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