INVITATION TO NEGOTIATE DOWNTOWN DEVELOPMENT OF CITY- OWNED SITES WITH PRIVATE SECTOR INVESTMENT PARTICIPATION John Zobler, City Manager March 10, 2015
Review of Needs, Wants & Desires 2 2004 Downtown Master Plan 2010 Downtown Parking Plan 2010 Ocala 2035 Vision Plan 2013 Downtown Gibbs Retail Study February 10, 2015 City Council Strategic Planning Session Indicators of improving national and local economy, developer interest and construction momentum
Declining Unemployment 3 Unemployment Rates 16.00 14.00 12.00 Rate % 10.00 8.00 6.00 Ocala MSA Florida US 4.00 2.00-03 04 05 06 07 08 09 10 11 12 13 14
Local Indication 4 Current National Unemployment Rate = 5.5% Local Unemployment Rate = 6.4%
Building Department Permit Data 5
Project Area 6
Recommended Development in the Project Area 7 Create complementing and diverse mixed uses Build a parking garage as catalytic and supporting infrastructure for continued downtown development Increase downtown development intensity as envisioned Reactivate some underperforming areas of the CRA Recommend creation of a permanent Public Market Explore creative private sector ideas
Staff Recommendations to Council Concerning Incentives 8 Offer none; consider all requested incentives Do not consider incentives solely for risk Requested incentives must be for a specific need and justifiable through supporting evidence Incentives should require long-term equivalent return strategies directly linked to win/win scenarios for the developer and the city
Mixed Uses and Benefits 9 Mixed Use Types Retail Residential Office Hotel/conference Entertainment Restaurant Cultural Civic Education Mixed Use Benefits Adaptable buildings to allow flexibility for change Diverse flow of investment Interesting and vibrant streets Quicker take up rates when uses are synergistic Increase security to tenants because of mixed uses
Urban Design 10 Generates vibrant street life, pedestrian oriented Attractive, accessible buildings Buildings close to the street Corners that are focal points and landmarks Street level windows that respect human scale Integrate signage into architecture Sensitivity to location of mechanicals and deliveries Adaptable for future uses
Site A Bounded by SR40, SE Broadway St, Osceola Ave and SE 1 st Ave 11 Land Use: High Intensity/Central Core Zoning: B-3 (Central Business District) Setbacks: 0 FAR: 5.0 Maximum Height: 150 feet Density: Up to 50 units per acre Acreage: 1.10 Total Square Footage of the Site: 47,916 Gross Leasable Area: 35,937 per floor based on a FAR of 5.0 Access: Fronts on a State road (SR40) and three local roads Parking: Located in a parking exempt zone Parking Stall: Width of 9.5 and depth of 19 feet (see footnote) Footnote: The site plan review committee may reduce the size of parking stalls in garages from a width of 9.5 feet to 9 feet and a depth of 19 feet to 17 feet (with wheel stops). The decision to reduce the size of parking stalls in a garage shall be based on the following: design/layout, height, access aisles, type of parking, amount of parking being provided and the use.
Site A- Recommended Development 12 Desired Elements Synergistic mixed uses Complements existing businesses Attractive facades Fulfills previously identified demand needs Walkable environment 4 prominent corners Identified Supportable Retail Retail Category Apparel, Shoes & Jewelry Restaurants & Bars Jr. Department Stores Book & Music Stores Supportable Square Feet 28,500 10-15 26,400 10-15 17,000 1-2 4,800 1-3 Specialty Food 4,400 1 Florists 3,000 1-2 Electronics & Appliances 1,900 1-2 Total 86,000 25-40 Number of New Stores
Site B Bounded by SE Broadway St, SE Osceola Ave and SE Fort King St 13 Land Use: High Intensity/Central Core Zoning: B-3 (Central Business District) Setbacks: 0 FAR: 5.0 Maximum Height: 150 feet Density: Up to 50 units per acre Acreage: 1.15 Total Square Footage of the Site: 50,094 Gross Leasable Area: 37,951 per floor based on a FAR of 5.0 Access: Fronts on three local roads Parking: Located in a parking exempt zone Parking Stall: Width of 9.5 and depth of 19 feet (see footnote) Footnote: The site plan review committee may reduce the size of parking stalls in garages from a width of 9.5 feet to 9 feet and a depth of 19 feet to 17 feet (with wheel stops). The decision to reduce the size of parking stalls in a garage shall be based on the following: design/layout, height, access aisles, type of parking, amount of parking being provided and the use.
Site B Recommended Development 14 Desired Elements Site Specifics Parking garage Possible addition of mixed uses to the garage Sufficient façade treatments to complement downtown Safe and well lit environment Easy ingress and egress Consideration for private investment proposals 1.15 Acre Site/50,094 sq. ft. High Intensity/Central Core B-3 Central District Zoning Max building height 150 No setback requirements Gross leasable area est. 37,534 sq. ft. per floor Requires estimated $93,000 in geotechnical stabilization
January 2010 Data from Parking Study 15 and Master Plan Rich and Associates Parking Consultants Parking is one of the biggest factors in successful downtowns. It s the first and last experience of everyone who comes to Ocala. Parking Exempt Zone NW 2 Street, SW 2 Street, NW 2 Avenue and Watula Avenue 2010 262 parking space deficit at peak demand 2015 estimated 433 parking space deficit 2020 estimated 504 parking space deficit
16 Parking Garage Without Retail Component
17 Parking Garage With Mixed Use Added
18 Parking Garage With Mixed Use Added
Review of options for additional parking 19 2010 Downtown Parking Plan Do nothing option: this option will severely limit the development potential in the parking exempt zone downtown Provide New Surface Public Parking: no opportunities for additional spaces could not identify any potential sites for conversion look for deals with private lot owners Structured Parking: Sprint Property - Overall plan was for mixed use with a parking structure
Minimum Criteria and Estimates 20 Attractive façade complementary to Downtown Location on Site B 400 space parking garage no retail $4,800,000 construction 100,000 known geotechnical repair 500,000 contingency $5,400,000 total budget amount
3/4 mil Funding 21 Balance at 9/30/14 $ 8,852,273 FY15 Budgeted Revenue +2,758,424 FY15 Budgeted Expenditures - 1,062,693 Carryforward Expenditures -3,693,337 Reserve for Fund Balance $ 6,854,667
CRA Funding 22 Balance at 9/30/14 $4,054,507 FY15 Budgeted Revenue +581,260 FY15 Expenditures -1,238,292 Carryforward Expenditures -316,583 Reserve for Fund Balance $3,080,892
Garage Development Alternatives 23 City Development Parking garage only Proceed with RFP for design-build Largely ¾ mil funding Some CRA funding Complete design, construction and operational control City/Private Sector Development ITN may reveal alternative methods to achieve development Short-term relief for required capital Process could be faster, less expensive Requires ongoing potentially long-term relationship
Site C Bounded by Magnolia Ave, NE 1 st Ave, NE 1 st St and NE 2 nd St 24 Land Use: High Intensity/Central Core Zoning: G-U (Government - Best option is to rezone to B-3 Setbacks: TBD FAR: Minimum of 0.20 - Maximum of 8.0 Maximum Height: TBD Density: Minimum of 12 units per acre Maximum of 60 units per acre Acreage: 1.17 Total Square Footage of the Site: 50,965 Gross Leasable Area: 38,224 per floor based on a FAR of 8.0 Access: Fronts on four local roads Parking: Located in a parking exempt zone Parking Stall: Width of 9.5 and depth of 19 feet (see footnote) Footnote: The site plan review committee may reduce the size of parking stalls in garages from a width of 9.5 feet to 9 feet and a depth of 19 feet to 17 feet (with wheel stops). The decision to reduce the size of parking stalls in a garage shall be based on the following: design/layout, height, access aisles, type of parking, amount of parking being provided and the use.
Site C- Recommended Development 25 Desired Elements Site Specifics Creation of new Midtown energy and identity Highest and best use Synergistic mixed uses Single purpose catalytic development Attractive facades, prominent corners Well-lit and safe Incorporation of some parking Non-permanent development considered 1.17 Acre Site/50,965 sq. ft. Current GU zoning, best suited for B-3 Max building height 150 No setback requirements Gross leasable area est. 37,534 sq. ft. per floor 12 to 60 units per acre Parking Exempt Zone Traffic patterns may be changed
26 Site D Bounded by SE Osceola Ave, SE 3 rd Ave, SE 3 rd St and roughly by SE 5 th St The image cannot be displayed. Your computer may not have enough memory to open the image, or the image may have been corrupted. Restart your computer, and then open the file again. If the red x still appears, you may have to delete the image and then insert it again. Land Use: High Intensity/Central Core Zoning: G-U (Government Setbacks: TBD FAR: Minimum of 0.20 - Maximum of 8.0 Maximum Height: TBD Density: Minimum of 12 units per acre - Maximum of 60 units per acre Acreage: 0.87 Total Square Footage of the Site: 37,897 Access: Fronts on two local roads Parking: See LDC Sections 122-483 and 122-1010
Site D- Recommended Development 27 Desired Elements Site Specifics Permanent Public Market Creation of a familyoriented destination Food, craft, plant and pop-up retail merchandise vendors Inline food trucks Relaxed seating area Master lease operator.87 Acres 12,449 sq. ft. under roof 861 sq. ft. enclosed building 12,238 sq. ft. additional paved surface All infrastructure in place Connects to Osceola Linear Park Easily accessible, plenty of parking Abuts entrepreneurial Power Plant Business Incubator campus
Sample Public Market Rendering 28
Sample Public Market Rendering 29
Sample Public Market Rendering 30
Sample Pop-Up Retail 31
Sample Pop-Up Retail 32
33 Site E Bounded by SE 3 rd Ave, SE Watula Ave, SE 4 th St and roughly SE 5 th St The image cannot be displayed. Your computer may not have enough memory to open the image, or the image may have been corrupted. Restart your computer, and then open the file again. If the red x still appears, you may have to delete the image and then insert it again. Land Use: High Intensity/Central Core Zoning: G-U (Government Setbacks: TBD FAR: Minimum of 0.20 - Maximum of 8.0 Maximum Height: TBD Density: Minimum of 12 units per acre - Maximum of 60 units per acre Acreage: 0.53 Total Square Footage of the Site: 23,087 Access: Fronts on three local roads Parking: See LDC Sections 122-483 and 122-1010
Site E- Explore Developer Interest 34 Desired Elements Highest and best use Synergistic uses that complement the Public Market and surrounding properties Aesthetically attractive Some onsite parking Facades that clearly indicate use and access Site Specifics.5 Acre/23,087 sq. ft. High intensity/central core GU Zoning, B-3 best suited Borders residential living, schools and business 12 to 60 units per acre
ITN Checklist Direction to Staff 35 Include all 5 properties? Any incentives off the table? Mixed uses on Sites A, B, C and E? Any mixed uses excluded? Additional professional studies? 400 space garage? City-funded garage/rfp? $2M CRA + $3.4M ¾ mil? City/private or privately funded garage? Garage with or without retail or other mixed use? Development of Public Market on Site D? Food trucks and pop-up retail? Public Market CIP if no developer interest? 60 days for submissions? Make up of selection committees? Sufficient time for public and City Council review? Make up of negotiation team? Expectation for negotiation period?
36 Other questions, suggestions & direction