Leander City Council Workshop 8/3/17 - Overview from Alex Tynberg of Tynberg LLC on The District at Leander, a proposed development.

1. The District
at Leander
Overview

2. The District at Leander
Orientation

3. The District at Leander
Plan/Design
Based upon a
Collaboration with the
City’s Planning
Department and City’s
SmartCode Consultant

4. The District at Leander
Plan/Design
Aside from location, there
are 2 Primary Differentiator
Amenity Components for a
Vibrant New Urbanist Mixed-
Use “Town Center”
• Civic Spaces –
Streetscapes and
Parks/Plazas
• A Retail Component

5. The District at Leander
Plan/Design
The Retail Piece –
• Gibbs Planning Group
Hired to Complete a
Retail Market Study -
118,500 sf of Retail
Potential
• Gibbs Planning Group
Has Been Retained to
Continue to Consult
on the Project

6. The District at Leander
Plan/Design
The Retail Piece –
• Properly Executed Retail
Development Will Drive the
Success of a Majority of the
Other Development –
Residential/Multifamily/Condo/
Townhome, Office, Hotel, and
Prospective Civic
• Grocer Anchor is the Lead
Priority (who will choose its
location)
• Program Other Complementary
Retail around the Anchor and
our Central Park

7. The District at Leander
PUD Application
 Goals Align with the City’s SmartCode
Goals
 The Importance of Flexibility with the
Development Process to Ensure the Retail
Is Done Right

8. The District at Leander
Horizontal Infrastructure Costs
 Initial TIRZ Request on 6/1/17 of $33.55mm
 Current Cost Estimate – $43.355mm
 Baseline Pricing for Public Infrastructure and Building
Costs
• Estimated cost for streets and drainage for 60-80’
ROW – $350-$475 per linear foot
• Estimated base cost of urban commercial
construction for 2-5 stories (before finish-out) –
$120-300+ per square foot
• Estimated cost for surface (asphalt) parking –
$1,250-$2,500+ per space
• Estimated cost for a structured garage – $10,000-
$20,000 per space

9. The District at Leander
Public-Private Partnership with
the City
 Necessary to Make the Project Financially Viable
 Owner Roles/Contributions –
 Master Developing the Initial ~70 Acre Mixed-Use Core
of the TOD
 Managing the Infrastructure Construction and
Development Process with the City to Ensure a
Collaborative Outcome
 Dedicating Land to the City – Street Right-of-Way and
Civic Spaces Containing these Improvements
 Incurring the Soft Cost Expenditures for the
Infrastructure Work
 Covering the Financing Costs for the Infrastructure
Work
 Taking on Development Risks

10. The District at Leander
Phasing
 Initial Phase 1a Estimate for Drainage,
Street, Utility, and Civic Improvements
–$14.12mm
 Phase 1a Layering Slides –

11. Phase 1a #1 Bypass Drainage Along 183A - $1,530,000

12. Phase 1a #2 Water Lines and Systems - $1,365,000

13. Phase 1a #3 Waste Water Lines and Systems - $1,000,000

14. Phase 1a #4 Gas Lines and Systems- $800,000

15. Phase 1a #5 Electric Lines and Systems - $2,000,000

16. Phase 1a #6 Streets and Drainage - $3,900,000

17. Phase 1a #7 Traffic Infrastructure - $425,000

18. Phase 1a #8 Water Quality Infrastructure - $450,000

19. Phase 1a #9 Sidewalks - $500,000

20. Phase 1a #10 Sidewalk Amenities - $250,000

21. Phase 1a #11 Street Trees and Landscaping - $500,000

22. Phase 1a #12 Street Lighting - $900,000

23. Phase 1a #13 Central Park + - $500,000

24. Phase 1a Finale
Bypass Drainage $1,530,000
Water Lines 1,300,000
Water Quality 450,000
Waste Water 1,000,000
Electric 2,000,000
Gas 800,000
Streets/Drainage 3,900,000
Traffic 425,000
S.Walk Amen. 250,000
Sidewalks 500,000
Landscaping 500,000
Street Lighting 900,000
Central Park 500,000
Total
$14,120,000

25. The District at Leander
Rationale/Justification for
Consolidation of Public Funds
 Only a Committed Owner with an Urban Retail Philosophy
and a Patient Time Horizon Who Has a Significant Section of
Central TOD Land Will Be Able to Execute Development so
that the Civic Spaces and Retail are Done Right to
Beneficially Impact the Rest of the TOD
 Requiring that the Other Uses Have Specific Ground Floor
Locations Built for Retail
 Anticipated Pushback from Development Partners of These Retail
Requirements
 While the SmartCode does not Dictate Uses; an Owner in the
Proper Partnership with the City Can Require Those Uses
 The Retail Likely Will be a Loss-Leader in Terms of
Profitability and the Owner Will Need to Shoulder that
Burden
 Preventing a Piecemeal Approach Would Significantly
Increase the Likelihood for Success of the TOD

26. The District at Leander
Project Design Team
 Alex Tynberg – AREA Leander 1 LP/Owner
 Davies Collaborative – Land Planner
 Gibbs Planning Group – Urban Retail
Planning
 Big Red Dog – Engineer
 Design Workshop – Landscape Architect
 Page/Dyal Branding & Graphics –
Branding
 Graves Dougherty Hearon & Moody – Land
Use Counsel

27. The District at Leander
August 3, 2017

28. Outline
1
2
3
4
5
Design Workshop
Context and Connectivity
Site Plan
Streetscapes
Parks
THE DISTRICT AT LEANDER

29. Design Workshop Legacy Design
leaders
collaborative performance
based design
critical practice
THE DISTRICT AT LEANDER

30. Context & Connectivity | Nexus
— St. David’s HealthCare
— ACC San Gabriel Campus
— Drainage and creeks as green connectors
— Leander Station
— Convenient highway access and visibility
THE DISTRICT AT LEANDER

31. Context & Connectivity | Water & Drainage
— Project area within the Edwards Aquifer
Contributing Zone
— Project area not within the 100-year or 500-year
floodplains
— Prevailing wind from the southwest
THE DISTRICT AT LEANDER

32. Context & Connectivity | Transportation System
— Project area within a 5-10 minute walk to Leander Station
— Leander Station averages 430 daily riders on weekdays
— 73% increase in daily riders from April 2016
THE DISTRICT AT LEANDER

33. Site Plan
THE DISTRICT AT LEANDER

34. Street Rights-of-Way
THE DISTRICT AT LEANDER

35. Street Rights-of-Way | Sections
THE DISTRICT AT LEANDER

36. Streetscape | Activated Sidewalks
THE DISTRICT AT LEANDER

37. Streetscape | Pedestrian Amenities
THE DISTRICT AT LEANDER

38. Streetscape | Pedestrian Amenities
THE DISTRICT AT LEANDER

39. Streetscape | Safe Intersections
THE DISTRICT AT LEANDER

40. Streetscape | Residential Streets
THE DISTRICT AT LEANDER

41. Streetscape | Comfortable Streets
THE DISTRICT AT LEANDER

42. Parks
2
THE DISTRICT AT LEANDER

43. Central Park | Preliminary Design Concept
THE DISTRICT AT LEANDER

44. Central Park | Main Lawn
THE DISTRICT AT LEANDER

45. Central Park | Performance Plaza
THE DISTRICT AT LEANDER

46. Central Park | Water Feature
THE DISTRICT AT LEANDER

47. Central Park | Paseo
THE DISTRICT AT LEANDER

48. Central Park | Retail Kiosk
THE DISTRICT AT LEANDER

49. Central Park | Integrated Nature Play
THE DISTRICT AT LEANDER

50. Biergarten Park | Preliminary Design Concept
THE DISTRICT AT LEANDER

51. Biergarten Park | Flexible Plaza Space
THE DISTRICT AT LEANDER

52. Biergarten Park | Adjacent Food and Retail
THE DISTRICT AT LEANDER

53. Biergarten Park | Game Space
THE DISTRICT AT LEANDER

54. Biergarten Park | Communal Gathering Space
THE DISTRICT AT LEANDER

55. Neighborhood Park | Preliminary Design Concept
THE DISTRICT AT LEANDER

56. Neighborhood Park | Activity Lawn
THE DISTRICT AT LEANDER

57. Neighborhood Park | Seating and Gardens
THE DISTRICT AT LEANDER

58. Neighborhood Park | Artful Play
THE DISTRICT AT LEANDER

59. Neighborhood Park | Playground
THE DISTRICT AT LEANDER

60. Dog Park | Preliminary Design Concept
THE DISTRICT AT LEANDER

61. Dog Run | Shaded Amenity Area
THE DISTRICT AT LEANDER