2018 05 16 daybreak overall presentation

Page 1


1.97%

1.3

Q12018 Avg. Multifamily Vacancy

Months of resale supply 12/2017

Johnson Perkins Griffin Q1 2018 Apartment Survey

42,400

New residents by end of 2019 EPIC Report

Archcrest 2018 BANN Forecast

4.2%

52,400 New jobs by end of 2019

EPIC Report

2021

Unemployment

South Reno new lot supply gone

Johnson Perkins Griffin Q1 2018 Apartment Survey

Archcrest Market Analysis

Reno housing crisis!


Source: EPIC Report Observed Data, www.edawn.org


4000 3500 3000 2500 2000 1500 1000

Daybreak Home Sales Begin

2017 New Home Sales by Area

SE Reno Lot Supply

500 0 Dec, 2016

Dec, 2017

Dec, 2018

Dec, 2019

Dec, 2020

Lot absorption based on 2017 New Home Sales of 707

Source: Archcrest Market Analysis

Dec, 2021


Daybreak Provides Solutions Ø Provides much needed housing in Reno • Southeast Reno sub-market makes up approx. 40% of region’s new home stock • Current approved projects achieve buildout by the end of 2021 • New home permitting and development takes at least 2 years • Lack of supply = upward pressure on home prices Ø Introducing new and innovative housing solutions to increase attainability and attracts a myriad of buyers • Current Reno/Sparks median house prices highest on record • Median income households struggling with attainability • Creates downward pressure throughout the full spectrum of the housing market Ø Smart development that links existing neighborhoods • In-fill development that does not require extension of City services or utilities • Has very low environmental impact due to in-fill location


• 980± acre former ranch • Located on east and west sides of Veterans Parkway • Connects South Meadows and Donner Springs/Hidden Valley

Project Location


• Master Plan Amendment for a mix of • Single Family • Mixed Neighborhood • Multifamily Neighborhood • Suburban Mixed Use • Parks, Greenways and Open Space

Project Master Plan


• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking north and south neighborhoods • Trail network

Development Plan


• Daybreak – • 4,700 residences • 980-acres • 4.8 du/acre • Comparable communities: • Kiley Ranch – 6,733 du (4.3 du/acre) • Damonte Ranch – 4,905 du (5 du/acre) • Wingfield Springs – 4,824 du (4.7 du/acre) • Double Diamond – 3,300 du (4.1 du/acre) • Pioneer Meadows – 2,756 du (4.3 du/acre) • Bella Vista Ranch – 2,275 du (5.1 du/acre)

Comparables


• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking north and south neighborhoods • Trail network

Development Plan


• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking north and south neighborhoods • Trail network


• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking north and south neighborhoods • Trail network


• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking north and south neighborhoods • Trail network

Development Plan


Mixed Neighborhoods = Attainability

• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking north Townhouse and south Concept: Mansion • 3neighborhoods units per building network •• 2Trail story • Alley loaded garages • Appears as large mansion from front elevation • 1,700-2,100 s.f.

Row Townhouse Concept: • 4 to 6 units per building • 2/3 story • Alley loaded garages • 1,400-1,800 s.f.


Mixed Neighborhoods = Attainability

• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking Micronorth Houseand Concept: south • Mixneighborhoods of Single Family Detached (small lot) andnetwork Single Family Attached • Trail • Up to 21 du/acre • Small yards or patios with homes • 1,000-1,600 s.f

Duets: • 2-unit Single Family Attached • Shared wall • 2-story • Small Yards • 1,600-2,000 s.f.


Mixed Neighborhoods = Attainability

• Development Plan highlights: • 32% open space • 4,700 residences • Mix of residential products • Mix of commercial • Central park facility linking Villas:north and south neighborhoods • Patio home (Single • TrailDetached) network Family • Traditional block design • Small yards • 2,000-2,400 s.f.

6-Packs: • High density Single Family Detached • Cluster court design • Small yards • 1,600-2,100 s.f.


• Served by Station 6 to the north and Station 12 to the south • Entire development within a 6minute response time or less

Emergency Services


City of Reno Park Standards • Community Parks: • 1-2 mile service territory • 15-50 acres • 20,000-40,000 service population • Neighborhood/Pocket Parks: • ¼ to ½ mile service territory • Up to 1-acre (Pocket) and 515 acres (Neighborhood) • Up to 6,000 service population Daybreak Parks • Community Park dedicated to City & maintained by HOA • 3 Neighborhood/Pocket parks owned & maintained by HOA

Parks and Trails


• 11± acre Community Park coupled with a 120± acre open space and trails • 6± acres flat fields • Play structure • Covered area with picnic tables • Restrooms • Sport court • Trail head • Parking area • 3 Neighborhood/Pocket Parks • 3 to 5± acres in size • North, South and East portions of project area • Improvements will vary • Art and Interpretive signage

Parks and Trails


• Schools: • 8-acre elementary school • 11-acre charter school • 20-acre high school (potential, if in conjunction with BLM acquisition)

Development Plan


Daybreak Address Development Hurdles Ø Hydrology • Provides 125% of code required volume mitigation Ø Wetlands • Significant mitigation of disturbed wetlands Ø Mercury Contamination • Approved remedial action plan with Nevada Department of Environmental Protection Ø Traffic • Southeast Connector planned for development of Daybreak • Traffic calming measures planned with project Ø Feral Horses • Employing best practices, working with local equestrian advocates


• Portions located in City of Reno Critical Flood Pool Zone 1 • Requires mitigation to the 117year flood event • RTC currently constructing improvements under CLOMR for Southeast Connector • Project will mitigate 125% of flood impact

Hydrology


• Portions located in City of Reno Critical Flood Pool Zone 1 • Requires mitigation to the 117year flood event • RTC currently constructing improvements under CLOMR for Southeast Connector • Project will mitigate 125% of flood impact

Hydrology


The bathtub on the left represents the existing floodplain – wide and shallow. The floodplain will be improved with the development of Daybreak by making it deeper and a little bit more narrow, but retaining the same volume. This is demonstrated by the bathtub on the right. If the bathtub on the left hypothetically holds 100 gallons, the one on the right would also hold 100 gallons.

Flood Storage Analogy


• Various Waters of the United States associated with historic ranching activities • Currently 76-acres of various jurisdictional features

Wetlands


• Mitigation areas will include floodplain areas and reestablished Thomas Creek, including: • 11:1 mitigation of seasonal wetland/emergent marsh complex • 1.5:1 mitigation of intermittent stream as LID feature • 1:1 mitigation for Alexander Lake to reintroduce Thomas Creek corridor

Wetlands


• Steamboat Creek has historically transferred contaminated soils containing mercury from former mining operations • Steamboat Creek water was utilized to flood irrigate pastures on the ranch • All areas subject to flood irrigation were tested • Only four areas were identified having mercury levels above regulated levels

Soils


• These four areas were further tested to determine depth of contamination • Contaminated soils were not found more than 18” below the surface • Mitigation will include excavating 2-feet of contaminated soil, stockpiling and then burying under minimum of 2-feet of clean soil • Post grading testing protocol and confirmation • Contaminated soils will not be located in residential areas

Soils


• Two existing aggregate pits will provide all of the fill material required for the project • Greatly reduces heavy truck construction traffic during construction

Development Plan


• Traffic Impact Analysis conducted by Traffic Works • Primary Access to project will be • Two signalized intersections on Veterans Parkway • Signalized South Meadows/Echo Valley intersection • Extension of Rio Poco Road

Traffic


• Community and Neighborhood Collectors designed for posted 35 mph • Park Collector designed for posted 25 mph • Roundabouts: • Provide traffic calming • Provide landscape/art installations • Pedestrian safety elements included

Traffic


• Community and Neighborhood Collectors designed for posted 35 mph • Park Collector designed for posted 25 mph • Roundabouts: • Provide traffic calming • Provide landscape/art installations • Pedestrian safety elements included

Traffic


• Traffic Improvements • Two traffic signals on Veterans Parkway at project entry roads • Traffic signal on South Meadows at Echo Valley • Rio Poco/McCarran intersection improvements • Rio Poco traffic calming and safety improvements

Traffic


• Traffic Improvements • Two traffic signals on Veterans Parkway at project entry roads • Traffic signal on South Meadows at Echo Valley • Rio Poco/McCarran intersection improvements • Rio Poco traffic calming and safety improvements

Traffic


• Construct temporary fencing prior to any construction activities • Final fencing will consist of single family yard fencing and open space wire fencing • Horse guards installed at key locations • Developer is working with other adjacent property owners on additional water source

Feral Horses


• Development phased over a 1015 year period

Phasing Plan


Project Benefits Ø In-fill development that does not require extension of City services or utilities Ø Provides much needed housing supply for Reno’s growing economy and population Ø Provides full spectrum of housing products to address “missing middle” and create more attainably priced housing options Ø Mitigates floodplain impacts at 125% of code requirements Ø Will generate approximately $13.6 million in surplus revenue to City of Reno General Fund Ø Will generate approximately $22.8 million in surplus revenue to City of Reno Street Fund Ø Improves Rio Poco Drive to provide traffic calming and street scape beautification


Project Timeline Planned Unit Development Submitted City Staff and Community Collaboration

MPA Submitted

October

Planning Commission Hearing

November

December

January

February

Planning Commission Workshop March

April

May

City Council Certification

City Council Hearing #2

June

July

August

September

October

2018 Neighborhood Meeting #1

Neighborhood Meeting #2 February 8th Ward 2 NAB Ward 3 NAB

Ward 2 & 3 NAB’s

404 Permit Submitted

Neighborhood Meeting #3 CLOMR Submittal

City Council Hearing #1

Regional Planning Commission Hearing Kick-off Final Design: • Backbone Infrastructure • Mass Grading • Phase 1 Tentative Maps


www.daybreakreno.com


Andy Durling, AICP, LEED AP Vice President adurling@woodrodgers.com 775.823.5211 – direct 775.745.0913 – mobile


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