City council 12 17-13 downtown development plan

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City council 12 17-13 downtown development plan

  1. 1. Downtown San Angelo Master Development Strategy -- Summary of Recommendations -City Council Meeting 12/17/13 DOWNTOWN MASTER DEVELOPMENT
  2. 2. Discussion Agenda Process to Date Summary of Recommendations Implementation Timetables Work Accomplished Since Submission Next Steps DOWNTOWN MASTER DEVELOPMENT
  3. 3. Process to Date Authorized and Performed to Date: Phase 1: Implementation Action Plan Task 1.1: Investment/Horizontal Land Analysis Task 1.2: Market-Based Programming Task 1.3: Analyze Current Policy Context Task 1.4: Evaluation of Current Ownership Issues Task 1.5: Project and Location Prioritization Task 1.6: Implementation Timetable (1, 2-4, 5-10 yrs) Task 1.7: Project Packaging Task 1.8: Identify Potential Investors/Developers Task 1.9: City Review DOWNTOWN MASTER DEVELOPMENT
  4. 4. Process to Date Authorized and Performed to Date: Phase 1: Implementation Action Plan Task 1.1: Investment/Horizontal Land Analysis Task 1.2: Market-Based Programming Task 1.3: Analyze Current Policy Context Task 1.4: Evaluation of Current Ownership Issues Task 1.5: Project and Location Prioritization Task 1.6: Implementation Timetable (1, 2-4, 5-10 yrs) Task 1.7: Project Packaging Task 1.8: Identify Potential Investors/Developers Task 1.9: City Review Milestones • Completed Phase One Analysis 8/13 • Delivered Strategy Document 9/13 • Delivered MOU to City 9/13 • Private Underwriting 9/13 thru 12/13 • Staff Comments/Revisions thru 12/13 DOWNTOWN MASTER DEVELOPMENT
  5. 5. Anticipated Steps Future Activity (Not Authorized / Performed): Phase 2: Horizontal Development Positioning Task 2.1: Developer/Investor Discussions Task 2.2: Horizontal Funding Strategy Task 2.3: Zoning Task 2.4: Property Assembly Task 2.5: Market Outreach Task 2.6: Marketing Team and Packaging Phase 3: Vertical Development Positioning • Financial Analysis • Public/Private Partnership • Pricing of Public Improvements • Bond Strategy • Development Agreements Phase 4: Construction Management/Coord. • Master Infrastructure Design • Refined Pricing Analysis • Bidding and Contract Negotiation • Public Approvals and Permitting • Utility Provider Negotiation and Contracts • Construction Management DOWNTOWN MASTER DEVELOPMENT
  6. 6. Summary of Recommendations Identified Drivers of Economy Labor Training Facility credit: Bowman Melton Mixed-Use / Retail Streetscape credit: David Whitcomb San Angelo Office Streetscape Hotel / Hospitality credit:: David Whitcomb credit: Marriott Loft / Flex Office Residential Streetscape credit: Freese Nichols credit: David Whitcomb Energy Healthcare and Seniors credit: CJG Engineers DOWNTOWN MASTER DEVELOPMENT Intown Residences credit: Zillow
  7. 7. Summary of Targeted Programming Summary Sheet 2011 Population 2011 Household 2011 Employment Baseline Growth 10 year population 10 year household 10 year employment 92,334 people 39,458 households 46,392 jobs 5,557 people 2,488 households 2,828 jobs Additional Growth Expected from ASU & Energy Sector Population 11,381 people Household 5,097 households Employment 5,792 jobs Total Growth 10 year population total 10 year household total 10 year employment total 16,938 people 7,585 households 8,620 jobs New Development within Downtown San Angelo Class A MF Units 612 units Restaurants 4 restaurants Class A Office Space 414,622 sf Baseline 10 year growth patterns based on population and household patterns since 1980 provide approximately 5,500 new people, and 2,500 new households and jobs. Advances and new discoveries in the energy sector, along with ASU expansion, will provide additional opportunities. Considering baseline and additional growth expectations, we believe there will be demand for the following over 10 years: • 6 New Restaurants -- Provide critical mass and expand offering • 612 New Housing Units -- At low to medium density -- Catering to Citywide, GFAFB, ASU • 400,000 sf +/- Employment Uses -- Small business to light industrial users DOWNTOWN MASTER DEVELOPMENT
  8. 8. Real Estate Analysis Issues Analyzed: Infrastructure Ownership Land Assembly Assessed Value Tax Generation Historic Structures DOWNTOWN MASTER DEVELOPMENT
  9. 9. Opportunities Analysis – Restaurant Infill Focus on two blocks adjacent to Chadbourne from Harris to the river Prepare restaurant void analysis (by type) to determine areas of priority Identify locations for new stores Target successful regional operators Prepare joint marketing and communication program Pursue enhanced signage and tenant criteria program DOWNTOWN MASTER DEVELOPMENT
  10. 10. Implementation – Restaurant Infill Short Term (1 year) • Determine restaurant void (by type) • Inventory supply (lease and sale) with owners • Identify regional successes in these voids • Prepare targeted marketing material • Hold discussions with restaurant investors -- City ED, Downtown San Angelo, Chamber and/or Master Developer (approving 2nd – 4th phases of Master Development Scope) Labor Training Facility Office Streetscape credit: Bowman Melton credit:: David Whitcomb Mixed-Use / Retail Streetscape credit: David Whitcomb Loft / Flex Office credit: Freese Nichols Medium Term (2-4 years) • Implement through completion • Goal is 3 restaurants during this period Long Term (5-10 years) • Repeat short and medium term strategy • Goal is 3 additional restaurants during this period Hotel / Hospitality Healthcare and Seniors credit: Marriott credit: CJG Engineers DOWNTOWN MASTER DEVELOPMENT Residential Streetscape Intown Residences credit: David Whitcomb credit: Zillow
  11. 11. Opportunities Analysis – Residential Infill Medium Density Infill MOU has been prepared and delivered Finalize Development Agreement Lower Density Infill Canvas existing regional builders once initial phase of medium density complete DOWNTOWN MASTER DEVELOPMENT
  12. 12. Implementation -- Residential Short Term (1 year) • Execute Memorandum of Understanding (MOU) • Prepare and execute Development and Disposition Agreement (DDA) during 1st Quarter 2014 • Work with Master Developer on re-zoning • Define / budget potential public improvements • Work with Master Developer on permitting -- City Administration Labor Training Facility Office Streetscape credit: Bowman Melton credit:: David Whitcomb Mixed-Use / Retail Streetscape credit: David Whitcomb Loft / Flex Office credit: Freese Nichols Medium Term (2-4 years) • Construct necessary public improvements • Work with Master Developer on marketing • Determine available sites for development in lower density zone and reach out to regional developer/investor marketplace Hotel / Hospitality credit: Marriott Residential Streetscape credit: David Whitcomb -- City Public Works, Downtown San Angelo Long Term (5-10 years) • Repeat short / medium strategy on 2 nd phase Healthcare and Seniors credit: CJG Engineers DOWNTOWN MASTER DEVELOPMENT Intown Residences credit: Zillow
  13. 13. Opportunities Analysis – Workplace Infill Lower Density and Light Industrial Northern lots near rail spur Western lots near Bryant Small business infill Medium Density and Medical Uses Properties near Shannon Small business infill DOWNTOWN MASTER DEVELOPMENT
  14. 14. Implementation -- Workplace Short Term (1 year) • Inventory supply (lease and sale) with owners • Explore strategic programming concepts wiith Shannon, Goodfellow, SAISD, ASU and other primary employers to determine their expansion and programming needs (services, Labor Training Facility credit: Bowman Melton Mixed-Use / Retail Streetscape credit: David Whitcomb amenities, hospitality, education, offices, joint ventures) • Consider and refine existing economic development tools (TRZ, 380 agreements, reduced permitting fees, etc) • Devise small business amenity programming for downtown to attract new relocation • Prepare targeted marketing material • Prepare and advance targeted economic development and marketing through Chamber and ED approaches -- City ED, Downtown San Angelo, Chamber Office Streetscape Hotel / Hospitality credit:: David Whitcomb credit: Marriott Loft / Flex Office Residential Streetscape credit: Freese Nichols credit: David Whitcomb Medium Term (2-4 years) • This is the time period our market assessment has identified timing to advance opportunity Long Term (5-10 years) • Repeat short and medium term strategy Healthcare and Seniors credit: CJG Engineers DOWNTOWN MASTER DEVELOPMENT Intown Residences credit: Zillow
  15. 15. Discussion DOWNTOWN MASTER DEVELOPMENT

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