Transforming Communities Through Infill Design - International Builders' Show 2014
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Transcript of Transforming Communities Through Infill Design - International Builders' Show 2014
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Transforming Communities Through Infill Design
FEBRUARY 5, 2014 | 1 – 2 PM
Presenters:
Ron Nestor // William Hezmalhalch Architects, Santa Ana & San Ramon, CA
Chris Grady // KEPHART community :: planning :: architecture, Denver, CO
Sean Ruppert // OPaL, LLC, Cabin John, MD
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Session Description
Infill sites can be challenging, but they can also provide great
opportunities for builders - as many of today's buyers want to live in
close, walkable communities. Infills offer buyers the unique
opportunity to live in a new home with modern conveniences and
energy efficiency while enjoying the benefits of an established
community - with parks, restaurants, entertainment and a variety of
other attractive amenities located nearby. Learn how creative land
planning and innovative single and multifamily home designs can
maximize infill sites, while strategically targeting buyers and driving
sales.
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Learning Outcomes
Discover the rewards in taking on the challenges of infill development.
Create design and site maximization solutions to spark ideas for your next community.
Evaluate valuable infill sites as they relate to the surrounding neighborhood and development.
Integrate various development types into the existing context to create a diverse, walkable and transit-convenient community.
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American Institute of Architects (AIA) Continuing Professional Education
Credit(s) earned on completion of this course will be reported to AIA CES for AIA
members upon completion of the AIA/CES Session Participation Forms found in
the back of this session room and online at www.BuildersShow.com. Certificates of
Completion for both AIA members and non-AIA members are available upon
request.
This course is registered with AIA CES for continuing professional education. As
such, it does not include content that may be deemed or construed to be an
approval or endorsement by the AIA of any material of construction or any method
or manner of handling, using, distributing, or dealing in any material or product.
Questions related to specific materials, methods, and services will be addressed at
the conclusion of this presentation.
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Smart Growth, Compact Development
Climate Stabilization
California AB32-SB375
Market Demand
Walkable Communities
Infill Development
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Astounding Facts:
U.S. Population expected to grow to 420 million by 2050
According to Arthur C. Nelson of Virginia Tech… 89 million new or replacement homes & 190 billion square feet of new office, institutions, stores & other non-residential buildings by 2050
2/3 of all development on the ground in 2050 will be built between 2007 and then
Smart Growth
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Ambassador Gardens – City VenturesPasadena, California
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MoonStar Townhomes
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One Design, Multiple Infill Sites
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Townhome Locations
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A1,365
sf2 story1 car17’
B1,460 sf3 story2 car18’
C1,552 sf3 story2 car20’
1,557 sf2 story1 car23’
D
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Townhome Plan A
- 1,365 SF- 2 Bed- 2.5 Bath
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Townhome Plan C
- 1,552 SF- 2 Bed- 2.5 Bath
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SITE
1818 Clarkson
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A
B
C
2 story1 car17’
3 story2 car18’
3 story2 car20’
2 story1 car23’
D
B
B
B CCA
D
75’
145’
7.5’
1818 Clarkson
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1818 Clarkson
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1818 Clarkson
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1818 Clarkson
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1818 Clarkson
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SITE
Vine Street Towns
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A
B
C
2 story1 car17’
3 story2 car18’
3 story2 car20’
2 story1 car23’
D
AAD DC
C
C C
C
125’12
5’
7.5’
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SITE
Washington Street Towns
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A
B
C
2 story1 car17’
3 story2 car18’
3 story2 car20’
2 story1 car23’
D
CCC
D
D
A
75’
125’
10’
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SITE
Jackson Street Towns
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A
B
C
2 story1 car17’
3 story2 car18’
3 story2 car20’
2 story1 car23’
D
C
C
C
C
C
C
C
C
100’
119’
7.5’
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SITE
Gaylord Street Towns
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A
B
C
2 story1 car17’
3 story2 car18’
3 story2 car20’
2 story1 car23’
D
A
A
A
D
D
D
D
CC
C C C
C
CCC
18th Ave
Alle
y
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Washington Jackson Vine
Clarkson Gaylord
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Benefits of one design
• Reduced development costs
• Can adjust the mix to accommodate the location
• Can adjust the mix to address a flexible market
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Lombard Court Fells Point, Baltimore, MD
• 36 four level, garage, townhomes
• Walking distance to Inner Harbor & Johns Hopkins
• Federal & Victorian architecture
• Hard cost = $188,000 or $89 psf
• Land cost, entitled lots = $165,000
• Total $5,940,000
• Development = $35,000 per lot
• Total $1,260,000
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Lombard Court Fells Point, Baltimore, MD
• Financed $16 million A&D money at prime + 1, floor of 7%
• Financed $900,000 in mezzanine equity at 12%
• 7 Sales prior to closing on the land in 2005
• 1 Sale every other month from 2006-2009
• Prices $619,000 in 2005 to $399,000 in 2009
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Lombard Court Fells Point, Baltimore, MD
• Equity Lender offered a discount to be paid off early
• Susquehanna Bank “We were never your partner”
• Susquehanna Bank takes discount on loan only if another banks steps in / offered ‘friendly’ foreclosure
• Harbor Bank helps in refinancing debt
• Promises made to myself July 2, 2009
Why urban infill again.....
• Infill in the right location works
• Infill in the right location is easy to finance
• Infill in the right location sells well even in a downturn
• There are more options for exit plans
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Myrtle Hill at Washington Park
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Myrtle Hill, Denver, COInfill and Reuse
• Business Strategy – Independent Developer with private investors
• Development Strategy – Establish phases and mix product type to broaden market
• Product – Mix of single family detached, for-sale condo lofts, and for-sale townhomes. 27 homes @ 10 du/ac
Myrtle HillInfill and Reuse
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• 3 Blocks from Washington Park
– A++ property• Within walking
distance of the Gaylord District
SITE
Washington Park
Gaylord District
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Myrtle Hill
Denver, CO
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Alley loaded narrow lot homes more in character with the existing neighborhood
Original Plan
Myrtle Hill: Urban Infill
Original Concept• 2,800 – 3,400 SF• 18 lots• 6.6 DU/Acre
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Infill Dilemma
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Myrtle Hill at Washington Park - Challenges
• Neighbors threw curveball with Historic Designation of Original School structure on site
• Entitlement approval took 1 year, 28 neighborhood meetings, a third party liaison, and a lot of patience
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• A great compromise• 9 SFD Alley loaded
homes• 8 brownstone units• 10 Loft units in
renovated school• 10 DU/Acre
Solution
Myrtle Hill: Urban Infill
Consensus Plan
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SFD
CondosTowns
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The Lofts by the Lawrence Group
Neighborhood Influence
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Taking Advantage of Good Bones
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Becoming a Fixture
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Garage
Courtyard
Hearth Room
Kitchen
Nook
Dining
Living
Bed 2 Bed 3
Master
Solving the Interior Unit
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Myrtle Hill Take-Aways & Rewards• Patience is a virtue – It is all about building and
nurturing relationships. Do well by doing good.
• Expect the unexpected and roll with it
• Leverage existing amenities to bring value to your design. Reuse, Reuse, Reuse
• Mix it up! You can hit broader audience and it gives you a competitive edge
• Community sold well and was ultimately embraced by the neighborhood
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Naylor Court Stables
Washington, DC
• 3 Four level townhomes
• Designed to resemble an urban stable from 1800’s
• Detached carriage homes
• Just steps to the nucleus of DC night life
• 3 Blocks from Metro
• Hard costs = $119 psf
• Development = $97,000 per
• Land = $330,000 per
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Naylor Court StablesWashington, DC
• Joint Venture with land owner who owned the land free and clear
• Zero equity from my firm
• Land owner took $400,000 out of project loan
• Entitlements took place over 6 months
• Neighborhood and Historic support for project
• 1 Pre-Sale at $1,375,000
• Took the others off the market until complete
• Re-listed upon completion at $1,675,000
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Naylor Court Stables
Washington, DC
• Loan modification approved easily
• Construction paid of with 2 settlements
• 3rd home all profit
• Financing well located, infill projects
• Banks contact me to finance our projects
• Underwriting = proving your theory to a bank
• Sales process easier
• Margins are enough to protect against next slow down
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Triada – Related Companies of CaliforniaSanta Ana, California
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Ron Nestor, AIAWilliam Hezmalhalch Architects, Inc.
2850 Redhill Ave., Ste. 200Santa Ana, CA 92705949.250.0607
Speaker Contacts:
Chris GradyKEPHART
2555 Walnut StreetDenver, CO 80205303.832.4474
Sean RuppertOPaL, LLC
6428 79th St., Ste. 100Cabin John, MD 20818301.320.3979
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