CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN

Transcription

1 CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN Project Purpose The City of Normandy Park is studying ways to help property owners in the Manhattan Village Redevelopment Area (MVRA) in Normandy Park transition their properties from a mixture of vacant, residential and small commercial land uses to uses that enhance the commercial, office and professional services available in Normandy Park, which will generate new property tax and sales tax revenues to support City services and, provide convenient services within walking distance for residents of Normandy Park and parts of Burien and Des Moines. Project Information Sheet Revised Sept. 15, 2010 Current land uses in the MVRA The MVRA redevelopment strategy and master plan will evaluate options that are flexible and respond to market conditions, as well as propose ways to guide long term redevelopment in the MVRA. This effort will build upon past planning and environmental studies, such as the First Avenue South Economic Redevelopment Study. The MVRA strategy will identify preferred land uses on a concept level, based on research and public feedback. This strategy will identify the potential environmental impacts of future development, related to traffic, surface water, building bulk and location, and parking. The redevelopment concept will acknowledge the desires of Normandy Park residents to preserve the small town character of the community. Overall Vision for the MVRA Through strategic, phased redevelopment over time, the MVRA will eventually transform into an area of uses compatible with the nearby single family residential uses and park like setting. Redevelopment will be responsive to regional economic conditions, adaptable to the physical and environmental limitations of the land, provide appropriate transitions with neighboring residential land uses, and consistent with the community s desires for the area. Objectives The MVRA strategy and master plan will: Build upon previous planning and studies Be flexible and phased to promote cost effective and timely decision making Identify specific tools and resources for implementation Intersection of 1 st Avenue S & Normandy Road Undeveloped property within MVRA Be realistic and attainable Provide maximum possible revenues and returns to the City of Normandy Park, and property owners Recognize and be designed to respond appropriately to economic conditions Be compatible with the community s desire to preserve the park like small town character of Normandy Park

2 Study Process and Schedule O N D J F M A M J J A S O N D PHASE Project Kick off and Ongoing Management and Coordination Background Research, Market Analysis, and Existing Conditions Analysis MVRA SWOT Analysis Partner, Stakeholder, and Community Workshop Series Master Planning and Financial Analysis (Concept Level Redevelopment Scenarios) Public Meeting to Present Refined Redevelopment Scenarios Master Plan Refinements and Implementation Strategy/Action Plan Development We Are Here DISCOVERY MASTER PLANNING & IMPLEMENTATION STRATEGY DEVELOPMENT Where We Are Now Work to date has included existing conditions analysis, wetland and sensitive area delineation, background research, and preliminary master planning of redevelopment scenarios on a conceptual level. Important Dates The Manhattan Village Redevelopment Area Strategy is scheduled to be completed by July During the course of the project there will be two public meetings. The first meeting is designed to gather input from the public on broad, conceptual ideas and possibilities for the area. This meeting is scheduled for September, The second public meeting will be held in November 2010 to gather input on more specific redevelopment strategies. Please watch for future meeting announcements and project updates. You may feel free to contact the City of Normandy Park Community Development Department with any questions at (206) or MVRA@ci.normandy park.wa.us.

3 CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN Redevelopment Concepts for Subareas in the MVRA Revised Sept. 15, 2010 Sub area A Fair visibility and access Retain existing retail and services Sub area B Good visibility and access Commercial retail, professional office use Greatest potential for first phase of redevelopment Provide new street access to Manhattan Village off of SW 178 th Street Sub area C Excellent visibility and access at intersection of Normandy Road and 1 st Avenue South Mixed use development with increased building height allowance has potential for increasing density Increased building heights could provide noise buffers for existing residential to the west Redevelopment of existing multi family housing to improve views of Puget Sound and increase available units Buffer housing from residential to other use Sub area D Single family lots between neighborhood commercial center and existing E.J. Nist Family Park Consider impacts on this area caused by commercial development to the east (Sub area C) Sub area E Opportunity for increased density with redevelopment of existing multi family housing Possible opportunity for cottage housing between SW 185 th and SW 186 th Street Green spaces should be created along 1 st Avenue South and parking areas should be located behind buildings consistent with 1 st Avenue South design guidelines.

4 Existing Conditions Under developed property at 1 st Avenue S and SW 178 th Street Under developed property Exterior storage and dilapidated structures Vacant structures

5 CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN Undeveloped land Under developed property Exterior storage and loading areas Undeveloped land

6 Parcel No. Address Appraised Value Economic Analysis Existing Condition Property Tax* Sales Tax Parcel Size Bldg SF Use Zone ST AVE S $1,384,400 $1,357 $2, ,360 Retail NC SW 178 TH ST $2,712,400 $2,658 $35, ,140 Retail NC st Ave S $226,500 $222 $ ,500 Retail NC st Ave S $232,100 $227 $ Vacant Vacant NC st Ave S $685,600 $672 $7, ,520 Retail NC st Ave S $391,700 $384 $ Vacant Vacant NC SW 178 th St $237,000 $232 $ ,470 SF Res NC SW 178 th St $334,000 $327 $ ,560 SF Res NC st Ave S $6,583,600 $6,452 $60, ,781 Retail NC None $220,500 $216 $ N/A Parking NC Kids Country $1,651,800 $1,619 $ ,195 Commercial RM SW Normandy Rd $245,700 $241 $ ,764 Commercial NC SW Normandy Rd $2,675,000 $2,622 $ ,336 MF Res RM None $120,000 $118 $ Vacant SF Res R rd Ave SW $392,000 $384 $ ,500 SF Res R rd Ave SW $319,000 $313 $ ,030 SF Res R rd Ave SW $456,000 $447 $ ,650 SF Res R SW Normandy Rd $394,000 $386 $ ,600 SF Res R SW Normandy Rd $248,000 $243 $ SF Res R rd Ave SW $479,000 $469 $ ,090 SF Res R 5 TOTAL $19,988,300 $19,589 $104, ,406 Commercial SF 139,260 Residential SF 52,146 *Property Tax is the City portion only ($0.98/$1,000). As of September 30, 2009, the property within the Manhattan Village Redevelopment Area includes a variety of commercial, multi family and single family residential uses. The area north of SW Normandy Road contains the commercial retail uses, which are primarily within the Manhattan Village Shopping Center. This area consists of approximately 140,000 square feet of commercial space on 10 acres. Two multi family structures are located on a ¾ acre parcel and 38 apartments. There are 9 single family parcels with 8 dwelling units on the remaining 3 acres within this area. A City owned parcel consisting of 5.23 acres is also within the redevelopment area and is dedicated park land (E.J. Nist Park). Total property tax revenue generated by this area is $19,589 ($19,988,300 AV x $0.98/$1,000) and sales tax revenue is approximately $104,600 annually.

7 CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN Sub area Address Appraised Value Economic Analysis Projected After Redevelopment Property Tax Sales Tax Parcel Size Bldg SF Use Zone A ST AVE S $1,384,400 $1,357 $1, ,360 Retail NC A 142 SW 178 TH ST $2,712,400 $2,658 $35, ,140 Retail NC B st Ave S $5,855,900 $5,750 $30, ,000 Retail/Office NC C st Ave S $30,000,000 $30,000 $150, ,000 Commercial NC D rd Ave SW $1,577,000 $0 $ TBD Public R 5 TOTAL $41,529,700 $39,765 $216, ,500 Assumptions: Sub area A existing parcel , Normandy Village and existing parcel , Dunn Lumber Company. No change or redevelopment. Currently zoned NC. The existing commercial structures are occupied by six businesses with one vacant space. Optimal Health Chiropractic, Lovely Nails, Salon in the Park, Teak House Thai Restaurant and Normandy Cleaners are current tenants of Normandy Village. Sub area B combine existing parcels (Pass It On), (undeveloped), (Abruzzi s, Park Place, Emerald Cove), (undeveloped), (SF residence) and (SF residence) to create a 3.26 acre parcel with a commercial zoning designation. Approximately 8,000 sf of retail space and 3,000 sf of single family residential space is currently located on this property. Assessed valuation of the combined tax parcels is $2,106,900. The property generates annual property taxes of $2,064 and sale taxes of about $7,500. Redevelopment consists of two retail buildings consisting of approximately 7,500 s.f. each and an office/professional building (3 5 floors) of approximately 15,000 25,000 sf. Based on an assessed value of $115 per square foot for retail/office space and sales per square foot of $200, redevelopment of this parcel has the potential to generate $36,000 annually in property taxes and sales taxes. Sub area C combine existing parcels (QFC, Strip Mall and vacant DQ), (parking), (Kid s Country), (Dental Office), (SF Residence), (undeveloped) and (SF Residence) to create a 8.03 acre parcel with a mixed use zoning designation. The existing QFC store is slightly less than 30,000 s.f. and has approximately 13,800 s.f. of parking. The Manhattan Village Shopping Center is 22,000 s.f. and the former Dairy Queen building is 2,360 s.f. The property currently generates annual property taxes of $11,965 and sales taxes of about $60,500. Redevelopment consists of a new 40,000 s.f. supermarket located at the southeast corner of the parcel with 3 4 floors of condominiums above. In addition, an office/professional building (3 5 floors) of approximately 15,000 25,000 s.f., three retail buildings with a combined total of 10,000 15,000 s.f. and two multifamily apartment buildings (3 5 floors each) with a combined total of 35,000 s.f. Based on an assessed value of $115 per square foot for retail/office space, $150 per square foot for condominium space and average sales per square foot of $600 for supermarket and $250 for other retail space, annual property taxes would be $30,000 and annual sales taxes would be over $150,000.

8 Sub area D combine existing parcels , , and (all SF Residences) to create a 1.11 acre parcel with a public use/open space zoning designation, which adjoins E.J. Nist Family Park to the west. Current assessed valuation of the single family parcels is $1,577,000, which generates annual property taxes of $1,545. Sub area E existing mult family and single family housing from Normandy Road on the north, SW 186 th on the south, 1 st Avenue South to the east and 2 nd Avenue SW to the west. Total of 41 existing parcels including, six multi family apartment complexes consisting of 240 units, 32 single family residences and one medical/dental office. Annual Sales per Square Foot of Stores in U.S. Shopping Centers Regional Community Neighborhood General Merchandise $ $ $ Food $ $ $ Food Services $ $ $ Clothing & Accessories $ $ $ Shoes $ $ $ Home Furnishings $ $ $ Home Appliances/Music $ $ $ Building Materials/Hardware $ $ Automotive $ Hobby/Special Interest $ $ $ Gifts/Specialty $ $ $ Jewelry $ $ $ Liquor $ $ Drugs $ $ Other Retail $ $ $ Personal Services $ $ $ Entertainment/Community $ $ $ Source: Dollars & Cents of Shopping Centers: 2004, Urban Land Institute, 2004

9 CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN Parcel No. Address Appraised Value Sub Area E Existing Conditions Property Sales Tax Tax* Parcel Size Bldg SF Use Zone SW Normandy Rd $559,000 $548 $ ,384 MF Res RM SW Normandy Rd $1,627,000 $1,594 $ ,834 MF Res RM st Ave S $3,663,000 $3,590 $ ,396 MF Res RM st Ave S $2,232,000 $2,187 $ ,640 MF Res RM st Ave S $1,495,000 $1,465 $ ,680 MF Res RM st Ave S $2,672,000 $2,619 $ ,280 MF Res RM st Ave S $2,364,000 $0 $ ,748 MF Res RM SW 185 th St $163,000 $160 $ SF Res R SW 185 th St $188,000 $184 $ SF Res R SW 185 th St $181,000 $177 $ SF Res R SW 185 th St $178,000 $174 $ SF Res R SW 185 th St $225,000 $221 $ ,130 SF Res R SW 185 th St $255,000 $250 $ ,420 SF Res R SW 185 th St $217,000 $213 $ ,130 SF Res R SW 185 th St $218,000 $214 $ ,030 SF Res R SW 185 th St $269,000 $264 $ ,660 SF Res R SW 185 th St $174,000 $171 $ SF Res R SW 185 th St $291,000 $285 $ ,580 SF Res R SW 185 th St $237,000 $232 $ ,050 SF Res R SW 185 th St $185,000 $181 $ SF Res R SW 185 th St $213,000 $209 $ ,080 SF Res R SW 185 th St $194,000 $190 $ SF Res R SW 185 th St $193,000 $189 $ SF Res R SW 185 th St $214,000 $210 $ SF Res R SW 185 th St $193,000 $189 $ SF Res R SW 185 th St $199,000 $195 $ SF Res R SW 185 th St $279,000 $273 $ ,650 SF Res R st Ave S $142,000 $139 $ Vacant MU st Ave S $158,000 $155 $ Vacant MU nd Ave SW $341,000 $334 $ ,250 SF Res R nd Ave SW $430,000 $421 $ ,230 SF Res R SW 186 th St $319,000 $313 $ ,710 SF Res R SW 186 th St $268,000 $263 $ ,440 SF Res R SW 186 th St $275,000 $270 $ ,380 SF Res R SW 186 th St $261,000 $256 $ ,360 SF Res R SW 186 th St $248,000 $243 $ ,220 SF Res R st Ave S $568,900 $558 $1, ,227 Office MU TOTAL $21,888,900 $19,136 $1, ,929 Commercial SF 182,189 Residential SF 30,740

10 Examples of Desirable Redevelopment for MVRA Mixed Use Possibility for northwest corner of Normandy Road/1 st Avenue S intersection Multi family Housing Possibility for area between SW 184 th St to SW 186 th Street Mixed Use Possibility for sub area E Multi family Housing Possibility for area between SW 184 th St to SW 186 th Street Cottage Housing Possibility for area between SW 184 th St to SW 186 th Street

11 CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN SUB AREA A SUB AREA B SUB AREA C SUB AREA D

12 SUB AREA E MF Residential Retail Mixed Use Office/Professional

13 CITY OF NORMANDY PARK MANHATTAN VILLAGE REDEVELOPMENT AREA STRATEGY AND CONCEPTUAL MASTER PLAN SUB AREA E

14 Multi family Mixed Use Cottage Housing