FIRST COAST COMMUTER RAIL TOD STUDY | TOD VISIONING
FIRST COAST COMMUTER RAIL TOD STUDY | TOD VISIONING
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STATION AREA GROWTH SCENARIOS
The development capacity was assessed at each station area according to land use by considering: 1. Available soft sites within a 0.5-mile radius of the station 2. Development density 3. Potential capture rate of the 20+ year projected demand for the submarket The available soft sites around the station area were determined as presented in Chapter 3 - Existing Conditions. Development sites were selected from the soft sites for each station area. The available area (square footage) at each site was calculated, for both vertical and horizontal development, and distributed into multifamily, office and retail, according to three primary TOD typologies focused on for this study. Based on the analysis of the existing zoning, an average permitted lot coverage at each site was assumed; however, to leave room for potential TOD overlays or other zoning changes, a capacity analysis was conducted on a gross square footage basis. Specifically, the available development area in gross square feet was discounted with a percentage of development area suitable for TOD development to account for any site limitations to calculate horizontal development capacity. The further reduction in soft site suitability varies based on the station area to conservatively account for limitations, like required site assemblage for smaller parcels. The vertical development capacity was calculated at each site by assessing the comparable existing developments in the area to understand the implied Floor Area Ratio (FAR) possible at the site. For example, existing new residential and office development, the two TOD typologies being analyzed at the JRTC Station, average around four stories. With the assumption of 95% lot coverage, the implied FAR of development around the JRTC Station would be 3.8. Once the total vertical development capacity for each station area was determined, it was allocated between TOD land uses, multifamily, office, and retail. For these station areas, it was assumed that retail space would be ground floor retail in otherwise multifamily or office
buildings. Depending on the character of each station area, a share of buildings that would have ground floor retail was assumed. With this information, the average FAR for ground floor vs. for upper floors to was calculated to understand specifically how much capacity was available for ground floor retail vs. other uses. For example, it is assumed that 30% of buildings at the JRTC Station would have ground floor retail. Around the JRTC Station, the average ground floor FAR came to 0.29 and average for the four upper floors came to 3.52. With these two options of vertical capacity, the development potential was estimated for three demand scenarios: a baseline scenario assuming existing market conditions, a low TOD scenario that assumes increased submarket demand capture based on a TOD strategy, and a high TOD scenario that assumes the highest demand capture, driven by a more comprehensive TOD strategy. Submarket demand projects development demand over the next 20 years, so these programs would assume the same time horizon that would be paced based on type of TOD strategy.
JRTC
Brooklyn Park
Figure 5-2: JRTC STATION AREA SELECTED DEVELOPMENT SITES
SUITABLE DEVELOPMENT AREA2
DEVELOPMENT AREA¹
PRIMARY SECONDARY
TOD TYPOLOGIES3
Transportation Hub
Residential, Office, and Retail
JRTC
Urban Center
920,000 GSF
640,000 GSF
Multi-Use Suburban
Consolidated Centers
BAYMEADOWS
725,000 GSF
580,000 GSF Residential and Retail
Multi-Use Suburban
Consolidated Centers
Residential, Office and Retail
AVENUES WALK
1,270,000 GSF
1,020,000 GSF
Multi-Use Suburban
Emerging Communities
CR 210
3,065,000 GSF
1,840,000 GSF Residential and Retail
Multi-Use Suburban
Emerging Communities
PALENCIA
2,320,000 GSF
1,390,000 GSF Residential and Retail
Core Neighborhood
Emerging Centers
KING STREET
850,000 GSF
680,000 GSF Residential and Retail
Multi-Use Suburban
Consolidated Center
SR 312
530,000 GSF Residential and Office 4
760,000 GSF
9,810,000 GSF
5,800,000 NSF
¹ Initial calculations of parcel areas ² Based on market scan ³ Based on Primary and Secondary Station Type 4 This site has also contains light industrial, which could be consolidated as a cluster with street level retail and multifamily through near the station
Table 5-1: STATION DEVELOPMENT AREA DESCRIPTION
Figure 5-1: PROPOSED STATION AREA & TYPOLOGY
FCCR TOD STUDY
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