HomeMy Public PortalAboutPKT-CC-2020-06-25DocuSign Envelope ID: FA49F68D-73CD-4481-A34D-D09CC83A90D7
217 East Center Street
Moab, Utah 84532-2534
Main Number (435) 259-5121
Fax Number (435) 259-4135
CITY OF
M
Memorandum
To: Councilmembers and Media
From: Mayor Emily S. Niehaus
Date: 6/24/2020
Re: Special City Council Meeting
AB
UTAH
Mayor: Emily S. Niehaus
Council Tawny Knuteson-Boyd
• Rani Derasary
Mike Duncan
Karen Guzman -
Newton
Kalen Jones
The City of Moab will hold a Special Moab City Council Meeting on Thursday, June 25,
2020 at 12:00 p.m. The purpose of this meeting will be:
1. Discussion of Walnut Lane Priorities
Per Executive Order 2020-5 issued by Governor Gary R. Herbert on March 18, 2020, this
meeting will be conducted electronically and may be viewed on the City's YouTube
channel: https://www.youtube.com/channel/UCloozoZgdmz4y1FoIol7CJA. An anchor
location will not be provided.
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In compliance with the Americans with Disabilities Act, individuals needing special accommodations during this meeting should
notify the Recorder's Office at 217 East Center Street, Moab, Utah 84532; or phone (435) 259-5121 at least three (3) working days
prior to the meeting.
Moab City Council Agenda Item Meeting Date: June 23, 2020
Title: Discussion of Walnut Lane Priorities
Disposition: Presentation and discussion
Staff Presenter: Kaitlin Myers, Senior Project Manager
Attachment(s): - Attachment 1: Example PDF of Walnut Lane Prioritization Sheet
Recommended Motion: N/A
Background/Summary: Since the issuing of the RFP for this project, Staff has prioritized including Council on key decision points for the Walnut Lane redevelopment project. As such, City Staff and Architectural Squared (“The Team”) are coming before Council to facilitate a discussion to identify the top priorities for master planning, acquiring funding, and performing other necessary predevelopment work. The Team has been working for several weeks on preliminary work for the master plan but has come to a few critical decision points; an understanding of the Council’s priorities will help move the project forward. Architectural Squared will first give a presentation to the Council like the one presented to the RFP Review Committee; the presentation will outline the Team’s initial priorities and will highlight several important challenges to address. After the presentation, the Team, led by Staff, will facilitate a discussion with Council to identify priorities, including the following:
• For the master plan, Council is asked to prioritize the amount of land dedicated to housing units, parking, and open space.
• For funding priorities, Council is asked to prioritize whether the Team should focus on emphasizing affordability, sustainability, or community amenities. Staff has included an example PDF in this packet to show Council the “Walnut Lane Prioritization” spreadsheet Staff will use to rank these priorities. As is shown in the example, Council members will be asked to rank each of the items respectively as a high, medium, or low priority to provide the Team with a clear list. It is important to note that the numbers reflected in this example were chosen at random and do not reflect projected priorities of the Council or the Team. Each of the three elements in each of these groupings are all high priority and are just as important as the others, and this project will only succeed if all the elements are included in the project. However, the Team developed this exercise to gain consensus amongst Council members about which priorities are most important.
This exercise will help guide the Team as it proceeds, but more importantly, it is intended to be a guide to the Council as it reviews various master plans, responds to public comments, and allocates funding for the project. In particular, the ranking of land allocated in the site plan is currently critical to the Team because it will inform whether to proceed with developing this project utilizing the Planned Affordable Development (PAD) ordinance or the R-4 Manufactured Housing Zone. Though the City has always intended to develop this project with the PAD, the Team has discovered challenges written into the ordinance, namely with the parking requirements. On one hand, to reach the intended density for this project to reach affordability and as allowed by the PAD, the Team cannot reach the parking spaces required. On the other, by proceeding in the R-4, the Team cannot reach the intended density, which will heavily impact the affordability of this project – both for current and future residents and for the City’s return on investment – but it will provide the required parking spaces. The Team will further explain this element of the discussion during the presentation portion of this item.
Walnut Lane Priorities: Site Plan
The goal of this spreadsheet is to identify the Council's priorities regarding how the land is utilized for this project.
Council Member 1 Council Member 2 Council Member 3 Council Member 4 Council Member 5 Council Member 6 Average
Housing 3 2 3 2 2 2 2.33 High Priority = 3
Parking 2 3 1 1 3 1 1.83 Medium Priority = 2
Open Space 1 1 2 3 1 3 1.83 Low Priority = 1
Housing = Prioritizing space for housing units over parking and open space; EITHER: lower density and fewer overall units (less height, larger building footprints) OR higher density and
overall more units (more building footprint, and possibly more height and/or mass)
Parking = Prioritizing adequate parking over housing units and open space; units would likely be lower in density and/or taller in height to accommodate for adequate parking
Open space = Prioritizing open space (and likely community amenities) over housing units and parking; units must either be fewer (requiring less parking) and/or taller in height
Density considerations: Higher density leads to increased affordability and a better pro forma over time, but it also requires more parking spaces. Lower density requires less parking but
makes each unit more expensive to build. As the Council considers proceeding with R-4 vs. PAD, it should consider the tradeoffs between density and parking.
EXAMPLE
ONLY
Walnut Lane Priorities: Funding
The goal of this spreadsheet is to identify the Council's priorities regarding how funding is prioritized for this project.
Council Member 1 Council Member 2 Council Member 3 Council Member 4 Council Member 5 Council Member 6 Average
Affordability 1 3 3 2 2 2 2.17 High Priority = 3
Sustainability 3 1 2 3 3 3 2.50 Medium Priority = 2
Amenities 2 2 1 1 1 1 1.33 Low Priority = 1
Affordability = Prioritizing maintaining the highest level of affordability for units over paying more for sustainability or community amenities
Sustainability = Prioritizing sustainable design, construction, and O&M of project over affordable development or providing amenities
Amenities = Prioritizing providing high quality indoor (communal kitchen, remote workspace, fitness equipment, etc.) and/or outdoor (playground equipment, gardens, rec equipment, etc.)
amenities over affordability and sustainability
Sustainability considerations: The design team is already planning on emphasizing sustainability in this project, as highlighted in the presentation to Council. This category represents support
from Council for the design team to, if necessary, spend more on sustainable elements (and potentially sacrifice some overall affordability) in exchange for achieving Net Zero, Living Building
Challenge, etc. However, it is also noted that increased investment in sustainable systems over time passes energy savings to tenants and property owner, as long as sustainable systems
implemented are not complicated for O&M.
EXAMPLE
ONLY
WALNUT LANE HOUSING
WALNUT LANE HOUSING
PROGRAM
•38-unit mobile home park
•193 Walnut Lane
•2.91 acres
•R -4
•Affordable, sustainable, mixed-income
•Apartment buildings, multiplexes,
cottage
•Replace utilities
•Avoid displacing residents
•Offer current residents housing in new
buildings
•Target service and low wage workers in
need of housing
Highland Affordable Senior Housing, Grand Junction
MASTER PLANNING CONSIDERATIONS
Efficient Building Efficient Site
Benefits:
Lower capital costs
Frees space for
landscaping and
amenities
More sustainable
Kane Creek Apartments, Moab
GOALS -Overview
Which of these facets of design are most important?
a)Meet City codes and standards
b)Sustainable Design and Construction
c)Density
a)Quality of Housing
b)Type of Housing (single family, townhome,
apartment)
c)Massing, Scale, Height
d)Parking
e)Amenities & Place Making
a)Open space
b)Community connectivity
f)Phasing approach
g)Community participation and support
h)Funding -Fiscally responsible
b. SUSTAINABILITY –Key Aspects
Environmental
•Passive and active techniques
•Energy efficiency
•Sustainable site and stormwater management
•Local, Natural and Durable materials
•Low embodied energy materials & approaches to framing
and Insulation
•Promote alternative transportation
•Low water use landscape
Social
•Inclusive process
•Healthy living
•Connected community
•Outdoor social spaces
•Improved quality of life
Economic
•Long term savings
•Low utility bills
" S i t e - O p t i m i z e B u i l d i n g O r i e n t a t i o n f o r
P a s s i v e S o l a r , S h a d i n g , a n d P V
" B u i l d i n g E n v e l o p e s - I n s u l a t i o n a n d R e d u c t i o n
i n F r a m i n g M a t e r i a l s . E l i m i n a t e T h e r m a l
B r i d g i n g . G o o d A i r S e a l i n g
" S t r u c t u r e - R e d u c e F r a m i n g M a t e r i a l s a n d
L a b o r C o s t s W i t h A l t e r n a t i v e F r a m i n g
M e t h o d s .
" S y s t e m s - S u p e r E f f i c i e n t H V A C S y s t e m s U s i n g A i r
S o u r c e H e a t P u m p s , U p t o 4 0 0 % E f f i c i e n t f o r
H e a t i n g a n d c o o l i n g
" E n e r g y S o u r c e s - C o n s i d e r A l l E l e c t r i c A p p l i a n c e s .
O f f s e t E n e r g y u s e w i t h P V
" M a t e r i a l s - U s e o f l o w V O C m a t e r i a l s t o i m p r o v e
i n d o o r a i r q u a l i t y
S k e t c h f r o m O m a
b . S U S T A I N A B I L I T Y - B u i l d i n g s
Stormwater Management
•Minimize impervious surfaces
•Maximize use of onsite stormwater by providing basins for
managing runoff.
Low Water Use
•Efficient fixtures
•Rainwater harvesting
•Consider Potential for Grey Water to offset landscape
watering costs. allows for high water use planting in landscape
like fruit trees and overstory.
Plant Selection
•Native, pollinator attractors , and drought tolerant
landscaping.
•Native landscapes use less water, generate less waste, and
require less maintenance that tradition lawns.
•Overstory of shade trees.
•Strategically placed shade trees to improve building efficiency.
b. SUSTAINABILITY -LANDSCAPE
Low cost, High Return /
Highly Recommended
1.Daylighting and Passive
Solar
2.Meet minimum IECC 2018
Code requirements
3.Natural Ventilation
4.Building Orientation
5.Energy Efficient Lighting
6.Water Efficient Fixtures
b. SUSTAINABILITY -LOW HANGING FRUIT
b. SUSTAINABILITY -SOLAR P.V
Pros
●Save up to 100% household energy use.
●Rebates up to 26% state tax credit UP TO1600
●Inline with Moab City commitment to 100%
renewables by 2030.
Cons
●Approximately 9k per 4kw
system.
b. SUSTAINABILITY -GREY WATER
Pros
●Repurpose an average 3,744 gal/year/household
●Recharge Ground Water
●offset cost of irrigating landscape.
●Grow High water use plants ike fruit Trees and large shade
trees
Cons.
●Cost up $2K per unit.
●Can only use
biodegradable soaps.
How do we get
community members to
adhere?
b. SUSTAINABILITY -LOW V.O.C. MATERIALS
Pros
●Better indoor air quality
●Fewer long and short term health effects
Cons.
●Increase costs vary depending on decreased VOC levels and
what products we want to prioritize.
○Example: Cost of Paint/gal
●High VOC $20-30
●Low VOC -$40-50
●Non VOC-$50-$60
Cons.
●2k -3k increased cost/unit
b. SUSTAINABILITY -MECHANICAL VENTILATION
Pros
●Better indoor air quality
●Improved health
●Reduced contraction of airborne disease
●Increase longevity of the structure
Cons.
●Higher upfront cost
b. ENERGY STAR APPLIANCES
Pros
●Reduced Energy Use
●Lower utility bills
●Rebate options Through WattSmart
b. SUSTAINABILITY -NATIVE AND CLIMATE ADAPTED
LANDSCAPING
Pros ◆86% fewer hours of maintenance.◆80% Reduced water use◆52% Reduced green waste
Cons.
●25% Increases up front cost.
https://www.smgov.net/Departments/OSE/Categories/Landscape/garden-garden.aspx
b. SUSTAINABILITY -CERTIFICATIONS
High Cost, Low Return/ Not
Recommended
➔Certifications -How important is
this?◆LBC-Approximate 50%
increase building Cost
●LBC Community?
●Petal Certification?◆LEED -+2% for construction+
150k in soft costs.
●Silver?
●Gold?
●Platinum?◆HERS ?
●Score under 50◆Net-Zero Energy?
c. DENSITY
MINIMUM PROJECT AREA
MINIMUM UNIT SIZE
OPEN SPACE
PARKING
STORAGE
ACCESSORY DWELLING UNITS
MARKET RATE UNITS
AFFORDABILITY REQUIREMENTS
MAXIMUM APPRECIATION
R -4 PAD
No max density as per 17.68.040
275 SF Interior Space
5% Site Area
=6,340 SF
•1 Bed = 1 space
•2 Bed = 2 spaces
•3 Bed = 2 spaces
= Apx 5 -10% Greater # of Spaces
Lockable, covered storage for each unit, large
enough for 1 bike / bedroom.
Not permitted
30%
NTE 130% AMI, Rental rate per income tier
Original Purchase Price + Capital
Improvements + 3% per year
Apartments, Townhomes, Triplex = 1800 SF
Site Area
Duplexes = 2500 SF Site Area
= Approx. 70 units for this site.
500 SF Ground floor units
200 SF / UNIT
=14,000 SF
•Apartments, Townhomes, Triplex = 1.5
spaces
•Duplexes = 2 spaces
Not required
Permitted
No limit
None
None
c. DENSITY
2 Story Townhomes
adjacent to Single
family neighborhoods
SCHEMATIC Site Plan from original RFP Response
2-3 Story Apartments
adjacent to Single
family neighborhoods
3 Story Apartments
adjacent major
roadway access and at
center of site
2 Story Duplex / Triplexadjacent to Single family neighborhoods
c. DENSITY -Typology
•Duplexes
•Townhomes
•Apartments /
Multifamily
c. DENSITY -Affordability
Duplexes
$165 -$200 / SF
2 –3
1000 –1300 SF
$165K -$260K
$$$
Townhomes
$140 -$180 / SF
1 –2
800 –1200 SF
$110K -$220K
$$
Apartments
$125 -$165 / SF
0 –2
400 –1000 SF
$60K -$180K
$
Single Family
$175 -$225 / SF
2 –3
1200 –1500 SF
$200K -$350K
$$$$
TYPE
COST / SF
BEDROOMS
UNIT AREA
UNIT COST
c. DENSITY -Height
•Additional height results in
increased site area for
parking, storage, amenities
& open space
•Consider the County HDHO
35b zone = 42’, 4 stories
d. PARKING
Variables to Balance:
•Number of units
•Density and height
•Amount of open space v. parking
Parking Design:
•Efficient Layout
•Covered parking, roof to have solar
•Provide parking close to each unit
•Covered bike parking
•Covered storage unit
Site
Open Space Building footprint Parking
" P r o v i d e I n t e r n a l A m e n i t i e s
" S u p p o r t H e a l t h y L i v i n g
" C o m m u n i t y g a r d e n s
" T o t l o t , K i d a n d P e t F r i e n d l y
e . A M E N I T I E S & U N I Q U E P L A C E M A K I N G
" M i x e d U s e C o m m u n i t y S p a c e
" B i k e p a r k i n g
" O u t d o o r g r i l l i n g p i c n i c k i n g a n d
s h a r e d s p a c e s
e . A M E N I T I E S & U N I Q U E P L A C E M A K I N G
g. COMMUNITY PARTICIPATION
•Complete feasibility studies and
incorporate council input before
involving the public
•Facilitate meaningful public
comment:
•Proactive and timely public notice
•Readily accessible information about plan
assumptions and findings
•Creative public engagement solutions
•A consistent message of listening
•Wide variety of opportunities for
comment
•An attitude of responsiveness on the part
of the design team
•Incorporate public comments into
the design as widely as feasible
g. COMMUNITY PLANNING
•Provide
quality site
organization
•Provide
walkway
connections
•Provide
buffers to
surrounding
residential
h. FUNDING
•Construction budget to be
determined based on priorities of
council, funding sources available
and project phasing.
•Low Income Housing Tax Credit -
Financial Modeling, Traditional and
Private Lender potential
•Understand Marketable Package
needed to secure funding
•Well documented plan and process
to support grants and overall
support
•Taxable bonds grants and equity
investments potential
PROJECT APPROACH
•Feasibility Analysis First
•Study Site Capacity
•Calculate Preliminary Pro Forma
•Understand Access And Utilities
•Review Code Conformance
•Address Constraints
•Define basic assumptions that
keep costs within a reasonable
range
•Determine quantity of
affordable housing / density
desired
•Confirm buy in on cost
reduction strategies:
-3 to 4 story height
-Apartment buildings versus single
family
-Leaning toward a high number of
total units
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" R e d u c e d o n - s i g h t c o n s t r u c t i o n t i m e
" R e d u c e d m a t e r i a l w a s t e
" E n e r g y e f f i c i e n t
" A i r T i g h t
" I m p r o v e d q u a l i t y c o n t r o l
S k e t c h f r o m O m a
b . S U S T A I N A B I L I T Y - P r e M a n u f a c t u r e d B u i l d i n g s
P H O E N I X H A U S - P R E M A N U F A C T U R E D
h t t p s : / / w w w . p h o e n i x h a u s . c o m /
M A S S T I M B E R
h t t p s : / / w w w . t h i n k w o o d . c o m / p r o d u c t s - a n d - s y s t e m s / m a s s - t i m b e r I N N S T R U C T S M A R T P A N E L S
h t t p : / / w w w . i n n s t r u c t . c o m /
f. PHASING APPROACH
•Strategic Phasing
•On Site Relocation
•Temporary solutions