prairie vert
DESCRIPTION
ULI/Gerald D. Hines Student Urban Design Competition - 2009 Inter-disciplinary team competition working to sustainably re-imagine a strip mall complex outside of downtown Denver, COTRANSCRIPT
ical
Prairie Vert2185
Regional Context
Local Context
The • Denver Design District is situated in a rich, expanding
fabric of transit-oriented communities within Denver’s Smart
Growth Boundary.
According to • Metro Vision 2035, Denver’s population will increaseover50%from2.7millionto4.2millionresidentsby2035.
As the global economic climate continues to fluctuate, • cities are once again being considered a “smart living choice.”
While regionally linked by transit, the Denver Design Dis-•
trict (DDD) lacks connections to the local ecosystem and
surrounding areas. Dominated by big box retail, the DDD • lacks many of the
essential elements of a healthy community.
The DDD presents the • opportunity to serve as a model for
sustainable, mixed-use development within southern
Denver’s more affluent neighborhoods.
Community Elements
• American demographics are changing. Can a mixed-
use community provide for
the family while fulfilling the
needs of retirees, couples and
individuals?
Renewable Energy Affordability Fresh & local food
Approx.500sq.ft. Approx.1500sq.ft.Approx.1000sq.ft. Job Market Steady/Close Proximity Local/ Part-time
Public Transit Walkability Mobility
Activism Child Care Safety
Culture Parks/Play Areas Urban gardens/trails
Services Education Stewardship
Inefficient, incongruent land use
Development pressures
Disconnected regional
& local green spaces
Two
mile
s ea
st: W
ashi
ngto
n Pa
rk, C
herr
y Cr
eek
Shop
ping
, sch
ools
Two
mile
s w
est:
Cent
ral/
CVP
corr
idor
, Pla
tt Ri
ver
mul
ti-us
e tr
ail
Two miles south: Cherokee Denver redevelopment, golf courses
Two miles North: Downtown Denver
N
NTS
NTS
Singles/couples Families Seniors
2185
iPrairie Vert
calParti
Within • natural communities, living and non-living components join together to form interdepen-
dant relationships, which become greater than the sum of their parts. Prairie Vert emulates these
relationships in a modular form, merging the horizontal prairie and vertical city into a multi-lay-ered community: one that is highly responsive to social, environmental and economic stimuli.
A Holistic Modular Community
Land Use by level
6th
5th
4th
3rd
2nd
1st
Green network
The basic • modular unit measures540squarefeet:
the average size of a studio
apartment in Denver.
The module can then • build upon itself, creating various
sized living conditions serv-
ing the three target demo-
graphics.
N
Modularity
Modular Massing
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Modulated buildings• areeconomicallyattractiveThe36’x
15’basemoduleisthemaximumsizeatypicaltrailerortrain
car can transport. Mass production spreads inital costs over a
greater number of units, reducing overall construction cost and
waste, while allowing for future increases in density.
Joining and • stacking thebasemodulein36’x60’rectangles,creates a system of layered public, semi-public, and private
green spaces. These flexible spaces serve as a vertical continu-
ation of the prairie community, bringing all users closer to the
regional environment.
These elevated green spaces can grow • agricultural products to
supply the culinary heart and residents of Prairie Vert.
15’ x 4 15’ x 2 15’ x 4 15’ with terrace
Modular Flexibility
4 Bedroom Apartment 1 Bedroom Apartment 2 Bedroom Apartment Studio
iPrairie Vert
cal
2185Master PlanScale: 1” = 300’
Gateway District: major retail
Restaurant Alley: culinary focus
Design District
Civic District: major event venue
Structured parking:
wrapped in retail & roof park space
Greenway system with turf block
continuum across streets
Transit Village & Educational Facility
Existing electrical substation: heat
harvesting & community art space
Linear park space connecting green-
way system
West side Broadway retail consistent
with existing east side
Wide sidewalks to accomodate pe-
destrian traffic and continue existing
bike ways from adjacent neighbor-
hoods
Herbert Bayer’s ‘Articulated Wall’
continues to serve as a local land-
mark
Fitness center with roof access and
outdoor amenities
Subterranean parking below relocated
Sam’s Club
N
Typical street section with stormwater treatment•
Curb cuts allow stormwater to irrigate street trees before discharg-•
ing into the Platt River
Continuous growing pits with structural soil increase soil volume •
available to street trees, increasing biomass and shade
Layering of modules carves various flexible green spaces and mir-•
cohabitats for people, plants, and animals
Highest building roofs •
provideover400,000
square feet of space for
photo-voltaic energy
production
Mimicking prairie eco-•
systems provides rich
experiences for education,
recreation, and regional
place making
Passive stormwater harvest for irrigation and filtration•
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SUSTAINABILITY MODEL
GOALS
OBJECTIVES
ACTIONS
Social
To foster a responsive and interdependent network of communities
To create healthy, balanced human living
To build social capital and nurture people and neighborhoods
Higher density and optimal, mixed land use
Universal housing and services for families, seniors and youth
Build a sense of community and identity
Addition of approximately 2,000 adaptable, living units; accommodation of at least 4,000 new inhabitants
Modular, flexible units that accommodate all life stages, i.e. family-friendly and seniors
Cultural and recreational activities including various educational and stewardship programs
On-site community centers, child and daycare services for families with young children, medical facilities and assisted living adaptability
Environmental
To create greater interaction with the existing natural habitat
To enhance overall connectivity and mobility
To build food systems security and efficient use of natural resources
Promote outdoor recreation and activism
Promote alternative forms of renewable energy and sustainable transportation
Access to a variety of local, nutritional and energy resources
Creation of over 32 acres of green space including parks/multi-use trail networks
Transit village with facilities for cyclists, i.e. showers; hybrid parking, recycling centers, access to wi-fi
Approximately 400,000 sq.ft. of solar paneling; rainwater collection system, pervious surface materials
LEED-certified buildings, transit-oriented development, green/walkable trails
Urban gardens, organic supermarkets and restaurants, local farmers’ market
Economic
To ensure sustained, economic vitality and responsibility
To foster resilient local and regional economic growth
Integration into the national and global economy
Create tangible, economic benefits for the community
Access for lower-income families and minorities in Southern Denver
Promote public-private partnerships, new technologies and access to information
Balanced blend of big box, smaller, boutique retail and office space
Additional 500,000 sq. ft. of commercial space, creating hundreds of new jobs in the community; employee benefits
Increased revenue and tax base with expanded commercial andresidential space.
Community banks/credit unions and local financing options; 25% affordable housing; 60% rental units
Local government, community and business alliances; R&D
2185
-
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
900,000
I II III IV V VICommunity 66,960 - - - - 36,573 Retail (Engineered Tilt-up or Modified Modular) 170,000 46,436 49,668 66,698 74,200 36,625 Retail (Modular) 188,716 85,374 91,316 122,626 136,420 67,335 Office - 9,291 61,131 83,002 92,420 -Residential (Below Market For-Sale) 9,320 9,512 7,477 5,486 5,823 10,872 Residential (Below Market Rental) 83,877 85,611 67,297 49,377 52,405 97,852 Residential (Market For Sale) 223,673 228,295 179,460 131,673 139,747 260,938 Residential (Market Rental) 149,115 152,196 119,640 87,782 93,165 173,958
Squa
re Fee
t
Uses by PhasePhasing Plan
P1
P1P1
P2
P3
P4P5
P6
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ical
2009 ULI Hines Student Urban Design Competition Team Summary Board
1. Summary Pro Forma Team 2185Year 0 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6
2009-10 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Net Operating (Sales) Income Rental Housing -$ 650,227$ 1,341,279$ 2,512,953$ 3,507,634$ 4,310,746$ 5,204,622$ 6,828,846$ 8,400,224$ 8,663,717$ 8,935,444$ 9,215,661$
For-Sale Housing -$ -$ 48,956,223$ 51,466,878$ 41,671,169$ 31,492,238$ 34,426,014$ 66,209,074$ -$ -$ -$ -$ Rental Housing -$ 1,226,001$ 2,500,157$ 3,525,667$ 4,301,640$ 5,138,996$ 6,689,995$ 6,757,613$ 6,827,155$ 6,898,676$ 6,972,233$ 7,047,882$
For-Sale Housing -$ 973,480$ 92,265$ 1,140,636$ 1,033,050$ 898,647$ 1,010,685$ 1,707,582$ 480,061$ 480,061$ 480,061$ 480,061$ -$ -$ -$ 92,260$ 720,275$ 1,616,295$ 2,667,622$ 3,434,563$ 3,537,600$ 3,643,728$ 3,753,040$ 3,753,040$ -$ 1,432,844$ 1,412,997$ 1,773,573$ 2,149,214$ 2,648,499$ 3,190,578$ 3,564,372$ 3,524,218$ 3,483,974$ 3,443,640$ 3,411,553$ -$ 1,930,535$ 2,899,067$ 3,994,411$ 5,511,385$ 7,282,445$ 8,328,261$ 8,594,126$ 8,865,416$ 9,142,228$ 9,424,665$ 9,363,186$ -$ 344,746$ 352,036$ 359,453$ 436,681$ 516,952$ 600,342$ 612,798$ 625,461$ 638,332$ 651,412$ 664,702$ -$ 1,726,391$ 1,762,896$ 1,800,037$ 3,675,641$ 5,628,752$ 7,661,332$ 7,820,285$ 7,981,881$ 8,146,134$ 8,313,059$ 8,482,668$
14,133,708$ 5,506,204$ 5,506,204$ 5,506,204$ 3,313,184$ 2,764,384$ 2,215,584$ -$ -$ -$ -$ -$ -$ 130,814$ 181,684$ 244,006$ 340,250$ 433,841$ 527,381$ 586,158$ 600,000$ 600,000$ 600,000$ 600,000$
14,133,708$ 13,921,241$ 65,004,807$ 72,416,078$ 66,660,122$ 62,731,796$ 72,522,416$ 106,115,418$ 40,842,015$ 41,696,851$ 42,573,554$ 43,018,753$
Development Costs (Including Land & Construction Interest Expense)
Rental Housing -$ 21,721,529$ -$ 23,407,811$ 18,911,359$ 14,262,898$ 15,562,160$ 29,877,197$ -$ -$ -$ -$ For-Sale Housing -$ 111,880$ 35,682,660$ 37,458,832$ 30,191,783$ 22,716,015$ 24,725,139$ 47,352,157$ -$ -$ -$ -$
Rental Housing -$ 12,186,314$ -$ 13,062,459$ 10,524,716$ 7,916,034$ 8,613,330$ 16,490,427$ -$ -$ -$ -$ For-Sale Housing -$ 1,354,035$ -$ 1,451,384$ 1,169,413$ 879,559$ 957,037$ 1,832,270$ -$ -$ -$ -$
-$ -$ -$ 1,471,049$ 9,922,435$ 13,812,990$ 15,770,911$ -$ -$ -$ -$ -$ -$ 25,620,321$ -$ 7,352,226$ 8,061,806$ 11,099,683$ 12,661,821$ 6,409,185$ -$ -$ -$ -$ -$ 27,418,056$ -$ 13,026,383$ 14,281,048$ 19,659,052$ 22,421,980$ 11,347,701$ -$ -$ -$ -$ -$ 40,457,678$ -$ -$ 8,240,695$ 8,438,268$ 8,641,769$ -$ -$ -$ -$ -$ -$ 18,791,870$ -$ -$ 19,920,560$ 20,319,586$ 20,730,582$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 20,018,890$ -$ 8,777,869$ 13,194,077$ 13,146,803$ 14,280,522$ 10,959,903$ -$ -$ -$ -$
Community -$ 8,951,812$ -$ -$ -$ -$ -$ 5,519,394$ -$ -$ -$ -$ -$ 176,632,385$ 35,682,660$ 106,008,012$ 134,417,892$ 132,250,886$ 144,365,250$ 129,788,232$ -$ -$ -$ -$
Land Value -$ 32,395,345$ 5,712,368$ 15,750,253$ 22,984,773$ 22,235,359$ 23,449,353$ 17,472,549$ -$ -$ -$ -$ % of Development Cost 18.34% 16.01% 14.86% 17.10% 16.81% 16.24% 13.46%
Development Cost (excl. Land) -$ 144,237,040$ 29,970,292$ 90,257,759$ 111,433,118$ 110,015,528$ 120,915,897$ 112,315,684$ -$ -$ -$ -$
Annual Cash Flow32,820,732$ 13,921,241$ 65,004,807$ 72,416,078$ 66,660,122$ 62,731,796$ 72,522,416$ 106,115,418$ 40,842,015$ 41,696,851$ 42,573,554$ 43,018,753$
Total Property Taxes -$ 1,968,979$ 2,574,817$ 3,319,858$ 5,139,091$ 7,295,518$ 9,523,646$ 10,688,548$ 10,976,505$ 11,470,472$ 11,984,048$ 12,355,223$ Total Asset Value (Terminal Value) 495,445,086$
24,772,254$ Net Sale Price 470,672,832$
-$ 176,632,385$ 35,682,660$ 106,008,012$ 134,417,892$ 132,250,886$ 144,365,250$ 129,788,232$ -$ -$ -$ -$ Net Cash Flow $32,820,732 ($162,711,144) $29,322,147 ($33,591,935) ($67,757,770) ($69,519,090) ($71,842,833) ($23,672,815) $40,842,015 $41,696,851 $513,246,386
New Debt (repayment) 55,364,044$ 20,434,137$ 27,662,382$ 47,783,289$ 51,969,295$ 55,470,568$ 26,776,600$ -$ -$ ($285,460,315)Cash Flow Before Debt Service $32,820,732 ($107,347,100) $49,756,284 ($5,929,552) ($19,974,481) ($17,549,795) ($16,372,266) $3,103,785 $40,842,015 $41,696,851 $227,786,071
Debt Service (permanent financing) -$ 3,321,843$ 4,547,891$ 6,207,634$ 9,074,631$ 12,192,789$ 15,521,023$ 17,127,619$ 17,127,619$ 17,127,619$ Cash Flow After Financing $32,820,732 ($107,347,100) $46,434,441 ($10,477,443) ($26,182,115) ($26,624,427) ($28,565,055) ($12,417,238) $23,714,397 $24,569,232 $210,658,452
Net Present Value $11,526,173
Loan to Value Ratio (LVR) 60%
Leveraged IRR Before Taxes 12.21%
Year-by-Year Cumulative AbsorptionTotal Buildout 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Project Buildout by Development UnitsRental Housing (units) 71 142 258 349 416 487 620 739 739 739 739
For-Sale Housing (units) - 128 258 361 436 516 665 665 665 665 665Rental Housing (units) 93 188 263 318 376 485 485 485 485 485 485
For-Sale Housing (units) 9 9 19 26 32 38 48 48 48 48 48(s.f.) - - 7,433 56,338 122,739 196,675 245,844 245,844 245,844 245,844 245,844 (s.f.) 358,716 444,090 581,842 754,136 957,254 1,098,789 1,135,414 1,135,414 1,135,414 1,135,414 1,135,414
(rooms) - - - - - - - - - - - (spaces) 1,960 1,960 1,960 3,057 4,153 5,249 5,249 5,249 5,249 5,249 5,249 (spaces) - - - - - - - - - - -
(s.f.) 66,960 66,960 66,960 66,960 66,960 66,960 103,533 103,533 103,533 103,533 103,533 Project Buildout by Area 22% 30% 41% 57% 72% 88% 98% 100% 100% 100% 100%
Rental Housing (s.f.) 74,558 149,115 270,872 366,584 436,810 511,342 650,508 775,857 775,857 775,857 775,857 For-Sale Housing (s.f.) - 223,673 451,968 631,427 763,100 902,847 1,163,785 1,163,785 1,163,785 1,163,785 1,163,785
Rental Housing (s.f.) 75,490 152,539 213,107 257,546 304,711 392,777 392,777 392,777 392,777 392,777 392,777 For-Sale Housing (s.f.) 8,388 8,388 16,949 23,679 28,616 33,857 43,642 43,642 43,642 43,642 43,642
(s.f.) - - 7,433 56,338 122,739 196,675 245,844 245,844 245,844 245,844 245,844 (s.f.) 358,716 444,090 581,842 754,136 957,254 1,098,789 1,135,414 1,135,414 1,135,414 1,135,414 1,135,414 (s.f.) - - - - - - - - - - - (s.f.) 600,480 600,480 600,480 924,480 1,248,480 1,572,480 1,572,480 1,572,480 1,572,480 1,572,480 1,572,480 (s.f.) - - - - - - - - - - - (s.f.) 66,960 66,960 66,960 66,960 66,960 66,960 103,533 103,533 103,533 103,533 103,533 (s.f.) 1,184,591 1,645,245 2,209,610 3,081,150 3,928,670 4,775,728 5,307,984 5,433,332 5,433,332 5,433,332 5,433,332
Rental Housing 167,467$ ($ per unit)For-Sale Housing 298,094$ ($ per unit)
Rental Housing 141,868$ ($ per unit)For-Sale Housing 157,631$ ($ per unit)
167$ ($ per s.f.)158$ ($ per s.f.)
27,726 ($ per space)
140$ ($ per s.f.)Total Development Costs
Infrastructure CostsRoadsUtilities
Other Hardscaping (not incl. surf. pkg.)Landscaping
Other AmenitiesTotal Infrastructure CostsTotal Development Costs 859,145,318$
Operating Income
285,460,315$
Total Equity
Total DebtTotal
282,518,123$ 132,479,856$
Phase I
68,793,280$
Equity Sources (total)198,238,465$
Unit Cost
573,685,003
3. Unit Development and Infrastructure Costs
40,977,385$
Total Costs123,742,953$
Structured ParkingOther
Total Infrastructure
Total Development Costs
Total Costs of Sale
Total Development Costs
Market-rate
Structured ParkingSurface Parking
Other
Market-rate
Amount
140,000,000$
Market-rate
Affordable
Office/CommercialRetail Tilt & Big Box
Retail ModularUnderground Parking
Retail TiltRetail Modular
Underground Parking
Total Net Operating Income
Market-rate
Affordable
Office/Commercial
Structured ParkingOther - Existing Income
Other - Rental for Alternate Energy
Net Operating Income (Including Taxes)
2. Multiyear Development Program
Structured ParkingSurface Parking
OtherTotal
Development Costs
Market-rate
Affordable
Affordable
Office/CommercialRetailHotel
land contribution by DDDResidential Sales
4. Equity and Financing Sources
7,643,698$
Affordable
Office/CommercialRetailHotel
Office/Commercial
Hotel
Do not include public costs 859,145,318$
-$ 80,378,063$
22,832,126$ 8,562,047$
23,297,748$
Retail
OtherSurface Parking
Structured Parking
TIF 18,687,024$
Total Financed Construction Cost* 719,145,318$
-$ -$ 145,541,008$ Financing Sources (total)
Retired Construction * (719,145,318)$ 14,471,206$
borrowing, not total outstanding debt.
(*TIF Financing used for public infrastructure)
179,359,259$
-$
*Revolving Facility. $719 million represents total
Private778,767,255$ 285,460,315$ Total Mortagages (at Phase Stabilization)
Public25,686,142$
Prairie Vert
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Households and IncomeHouseholdsHousehold Income
Source: US Census Bureau
Projected
Households and Incomeare steadily increasing;;more housing demand.
$-
$200,000,000.00
$400,000,000.00
$600,000,000.00
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$1,000,000,000.00
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Denver Retail SpendingRetail SpendingProjected
Mild growth throughthe recession will leadto normal growth ratesin spending. Despitethe recession,Denver realized 4.9%growth in 3Q08. Retailsupply pipeline is "empty."
Source: US CensusBureau, Grubb & Ellis
0
500000
1000000
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500070009000
11000130001500017000190002100023000
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Total Residential Permits (Units) Issued vs. Population
Total Permits (Units) Issued
Estimated Population
Projected
Strong drop in supply asdemand is predicted to steadily increase through 2020.
Source: US Census Bureau
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2020
Households and IncomeHouseholdsHousehold Income
Source: US Census Bureau
Projected
Households and Incomeare steadily increasing;;more housing demand.
$-
$200,000,000.00
$400,000,000.00
$600,000,000.00
$800,000,000.00
$1,000,000,000.00
$1,200,000,000.00
2000
2001
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2005
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2011
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2013
2014
2015
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2018
2019
2020
Denver Retail SpendingRetail SpendingProjected
Mild growth throughthe recession will leadto normal growth ratesin spending. Despitethe recession,Denver realized 4.9%growth in 3Q08. Retailsupply pipeline is "empty."
Source: US CensusBureau, Grubb & Ellis
0
500000
1000000
1500000
2000000
2500000
3000000
3500000
500070009000
11000130001500017000190002100023000
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Total Residential Permits (Units) Issued vs. Population
Total Permits (Units) Issued
Estimated Population
Projected
Strong drop in supply asdemand is predicted to steadily increase through 2020.
Source: US Census Bureau
2050 Build Out
Cherokee Denver, LLC redevelopmentDenver Design District Phase One
Green spaceCentral/CVP transit corridorPrimary roadwaySecondary roadwayRail stationHerbert Bayer sculpture
2050 Build Out
Cherokee Denver, LLC redevelopmentDenver Design District Phase One
Green spaceCentral/CVP transit corridorPrimary roadwaySecondary roadwayRail stationHerbert Bayer sculpture
2185
ical
Prairie Vert2050 and Beyond
Pressure from the DDD
Pressure from existing neighborhoods
Continuation of existing grid
River front access
Pres
sure
from
exi
stin
g ne
ighb
orho
ods
Unified green network
Continuation of existing grid
Increased density
Increased density
By 2050, existing • pressures from surrounding areas will transform inconsistent,
incongruent land uses west of the DDD into a continuation of the mixed use
community of Prairie Vert. Flexible elements will easily accomodate new
energy technology and modes of transportation. Educational facilities will bridge
the gap created by the transit corridor. Modular building units allow density to
increase, meeting new social, economic, and environmental demands.