The Golden City
Yuri Watson
( Marketing Director)
Antonio Salinas
(Financial Analyst)
Melissa Quintana
(Site Planner)
Paola Robles
(Neighborhood Liaison)
Serrina Taffolla
(neighboorhood Liaison)
Matias Vega
(Marketing Director)
TABLE OF CONTENTS
Vision statement
01
2D site Plan
02
3D Site Plan
03
Summary Sheet
04
Market Sheet
06
Value Sheet
07
Target Tenants
08
Examples
09
05
Use Allocation Sheet
10-17 Neighboorhood Liaison Sectionn
Vision Statement
Elmwood will be a modern, mixed-income, connected, and relaxing place where families, young professionals, and couples can thrive.
1
2D Site Plan
2
3D Site Plan
3
Summary Sheet
4
| Developer Profit | $15,136,796 |
| Rate of Return | 15.1% |
| City Ten Year Net Revenues | $4,355,450 |
| Total Jobs | 1,424 |
| Total Land for Amenities | 11% |
Project Financial Performance | |
Market Value | $117,407,000 |
less Construction Cost | ($93,945,000) |
less Payment for Land | ($7,500,000) |
less Absorption Adjustment | ($1,910,204) |
plus City Subsidy | $1,085,000 |
Developer Profit | $15,136,796 |
Rate of Return | 15.1% |
City Revenue | |
Total Tax Revenue | $7,940,450 |
City Revenue from Sale of Land | $7,500,000 |
less: City's Cost of Land | ($10,000,000) |
less: City Costs for Subsidized Uses | ($1,085,000) |
City Ten Year Net Revenues | $4,355,450 |
Market Sheet
6
Residential | Total Units |
- Affordable Podium Apartments | - |
- Market-Rate Podium Apartments | 160 |
- Affordable Townhouses | 2 |
- Market-Rate Townhouses | 34 |
- Luxury High Rise Condos | 48 |
- Phoenix Hotel/Homeless Shelter | - |
- New Homeless Shelter | - |
Office | Total SF |
- Office: Phoenix Hotel | |
- Office: York Dry Goods | 19,500 |
- Office: Victorian Row | - |
- Low-Rise Office Building | 200,000 |
- Mid-Rise Office Building | 120,000 |
Market Sheet
6
Retail | Total SF |
- Retail: Phoenix Hotel | 10,000 |
- Retail: York Dry Goods | 12,000 |
- Retail: Victorian Row | 10,000 |
- Neighborhood Retail | 40,000 |
- Supermarket | 40,000 |
- Q-Mart | - |
Community Facilities | Total SF |
- York Dry Goods/Community Facilities | 1,500 |
- York Dry Goods/Univ. & Artist Studio | 15,000 |
- Victorian Row/Univ. & Artist Studios | - |
Amenities | Total SF |
- Park/Plaza | 45,000 |
- Sports Fields & Courts | 10,000 |
- Skate Park | - |
Value Sheet
7
- Market-Rate Podium Apartments | 160 |
- Affordable Townhouses | 2 |
- Market-Rate Townhouses | 34 |
- Luxury High Rise Condos | 48 |
- Office: York Dry Goods | 19,500 |
- Low-Rise Office Building | 200,000 |
- Mid-Rise Office Building | 120,000 |
- Retail: Phoenix Hotel | 10,000 |
- Retail: York Dry Goods | 12,000 |
- Retail: Victorian Row | 10,000 |
- Neighborhood Retail | 40,000 |
- Supermarket | 40,000 |
- York Dry Goods/Community Facilities | 1,500 |
- York Dry Goods/Univ. & Artist Studio | 15,000 |
- Park/Plaza | 45,000 |
- Sports Fields & Courts | 10,000 |
Total Units
Total Units
$ 117,407,000 | | $ 100,360,000 | | ($1,910,204) | | $15,136,796 |
Market Value | - | Developer Cost | - | Absorption Adjustment | = | Developer Profit |
Target Tenants
8
Examples
Introducing the Groups and Neighborhood Letters
Skate On !
Dear City Council Members:
Skate On! is a group of skateboarders who live and go to school in the neighborhood. We want the city to build a skatepark on the Elmwood redevelopment site. Our official membership is 30 people, but the number of skaters in Yorktown is in the hundreds. We range in age from ten years old to our mid-20s.
For years, we have tried to skateboard anywhere we could—from the sidewalks in the city to the open plaza in front of City Hall, and from the parking lot of the mall on the south side of town to the city streets. We have been yelled at, nearly run over by cars and trucks, and sometimes even given tickets by the police. We have been treated like criminals when, in fact, we are just trying to enjoy an all-American sport. In a last- ditch effort to stay out of trouble and out of the way of both foot and car traffic, we discovered a place where we could skate where no one would bother us. That’s the open foundation of the burned-down Franklin Academy on the corner of 9th and Adams.
This area is big enough—10,000 square feet—for us to get the necessary speed to make jumps and runs; the low walls give us another area to skate or sit on. We have also been able to construct some small quarter- and half-pipes to practice more pro-style moves. We are not bothering anybody and have not broken any laws. Now we understand that you are planning to bulldoze our skateboard spot and are preparing to put in a new building.
This letter serves as notice to City Council that we are a voice to be heard and reckoned with. If you are planning to redo our neighborhood for the betterment of its citizens, we deserve a skate park. On behalf of all skateboarders in this city, we have signed our names below.
Sincerely,
The members of Skate On! and their families and friends:
proArts
Yorktown City Council 1200 City Hall Plaza Yorktown, USA
Dear City Council Members:
ProArts is an organization of artists and our supporters in Yorktown. We know that without action by the City Council, 12 artists will be driven from their studios on Victorian Row when Elmwood is redeveloped.
Just ten years ago, there was plenty of affordable space for working artists, but no more. We have been driven from every other part of town because of rising rents. The Elmwood artists acknowledge that Elmwood is not zoned for live/work space and they have been living in Victorian Row without permission. If the city agrees to build this space rent free, the artists agree to conform to zoning regulations and use the space for work only. When you consider the size of this project, 10,000 square feet—or 800+ square feet per artist—is very little to ask.
A vibrant arts community is part of the reason people and businesses have moved back to Yorktown. How can any real city be truly “revitalized” without us?
Sincerely,
Michael DeWitt President, ProArts
Grace Memorial Church
Yorktown City Council 1200 City Hall Plaza Yorktown, USA
Dear Council Members:
As you are well aware, Grace Memorial Church has been operating the homeless shelter in the former Phoenix Hotel in Elmwood for more than ten years. The condition of this city- owned building is not simply shameful; it is dangerous. It does not meet any fire and safety codes or access standards for people with disabilities. We recognize that the population we serve is less organized and has less political power than other groups in and around Elmwood, so we must raise our voices on their behalf. When it became clear to us that the city would not allocate funds for the rehabilitation of this building, our congregation instituted an aggressive fundraising drive to raise money for a new shelter. This drive has been remarkably successful, and we have raised sufficient private funds to design, build, staff, operate, and maintain a new, aesthetically appealing, and highly efficient shelter. However, we do not have the funds to purchase the related land.
We are appealing to the city to donate 20,000 square feet in the Elmwood redevelopment site so that we can build a new three-story, 60,000-square-foot structure. We believe this is a beneficial solution for the city, the church, and our homeless brothers and sisters. The new building will provide them with a proper shelter closer to our resources at the church, and it will allow the city to use the current shelter site for other purposes. We believe you will see the wisdom of this proposal and look forward to working with you without the need for individual appeals from prominent members of our congregation or media exposure of our proposal.
Sincerely,
Reverend Charles E. Wellington, III Pastor
Jobs & Justice
Yorktown City Council 1200 City Hall Plaza Yorktown, USA
Dear City Council Members:
The city has poured millions of dollars into the redevelopment of downtown Yorktown over the past 20 years. Public officials speak with pride about the “remarkable success” of their revitalization efforts and the benefits to all the residents of the city. This is not the reality for low-income residents in the Elmwood District who lack decent affordable housing, the most basic retail services, playgrounds, and adequate police and social services. Jobs & Justice has formed to ensure that our voice is finally heard. We demand that the redevelopment of the Elmwood district bring social justice along with “revitalization”:
Affordable rental housing so that low-income families and seniors do not get priced out by the new development and can enjoy the benefits of the revitalized neighborhood; Entry-level jobs for low-skill workers in the neighborhood which they can walk to or access via safe, convenient public transportation; Affordable basic retail goods and services, including a full-service grocery with fresh fruits and vegetables, a laundromat, and a drugstore, so that we do not have to take 50-60-minute bus rides for these fundamental needs; Robust community service facilities, including a computer center to help bridge the digital divide so our children and their parents can compete in the new economy, a drug treatment center for those who need special help to become productive members of our community. While the community police substation might make some workers and residents feel safe, we also know that an increased police presence might make other workers and residents of Yorktown feel less safe in our new Elmwood.
Assurance that people experiencing homelessness and housing insecurity will continue to find shelter in Elmwood.�We strongly support the city’s efforts to bring in the jobs and affordable products offered by the Q-Mart. Additionally, Jobs & Justice received a commitment from Q-Mart to donate 50 computers and associated peripherals if the city provides a computer center in the project.�There are those in the neighborhood whose priorities are about restoring crumbling buildings; our priority is restoring crumbling families andcommunities. Elmwood Neighborhood Alliance’s assertion that “homeless are contributing to crime” is unsubstantiated and rooted in prejudice.�Our numbers may be few, but, if necessary, Jobs & Justice will use the courts, the media, and all political means available to ensure that along with the land being revitalized, the people of our neighborhood have access to opportunities to improve their quality of life and are not pushed out.�Sincerely,�Wilson H. Brown Executive Director
The Old Urbanists
Dear City Council Members:
We’re still here and we want to stay! We comprise over 200 households—many of us living in the homes in which we were born more than 75 years ago. Most of usare living on fixed incomes. We’re pleased that new folks have purchased homes in our neighborhood over the past ten or so years. We also appreciate their enthusiasm for their adopted neighborhood—Council certainly knows the name Elmwood Neighborhood Alliance. But, we believe they are clinging to a Disneyland image of Elmwood that never existed. Read the history of this place and point to a time that Elmwood actually was everything these folks fantasize it was. And even if Elmwood did look like their Disney village, replicating what it looked like doesn’t mean we’d replicate benefits that made this place wonderfully livable for so many people. We’ve lived long enough to know and accept that everything changes. We know that living neighborhoods are organic things that evolve and transform with the economic, technological, and cultural realities of the time. Actually, we like museums; we just aren’t interested in—and can’t afford—to live in one.
We share the city’s goal of cross-generational interaction. Bet somebody got paid a bundle to come up with that term—we used to call that living in the neighborhood! We are also grateful that you want to help us “age in place” so we can share our lives and experience with our multigenerational neighbors. But we need a little help from you. We need the Q-Mart. It may not be like the old days shopping at Tony Aducci’s butcher shop or Dan Kataoka’s produce market, but it seems to us that shops like that can survive only in affluent neighborhoods these days. At our age, we deal in reality. Q-Mart will finally give us one, easily accessible, affordable place to buy virtually EVERYTHING we need, including our prescription drugs. Some of us like the idea of getting one of their part-time jobs where you can pick up a little money for saying hello to the folks who come in to shop. Traffic? Your regulator fellas and gals surely can figure out how to put a few traffic barriers up by Grace Church to keep the cars away from our houses. We don’t have the financial clout of the Neighborhood Alliance to press our case, but we ALWAYS vote, pay our taxes, and have been loyal to this neighborhood for longer than anyone else. Besides, where else are you going to find the old people for that cross-generational interaction if we go off to senior-living homes? By the way, we understand old people are cute these days. Our grandchildren promised to produce a video of us advocating our case that will go viral on YouTube.
Respectfully,
Don and Bette Spagel Co-Presidents, The Old Urbanists
The Elmwood Neighborhood Alliance
Dear City Council Members:
The Elmwood Neighborhood Alliance speaks for more than 400 homeowners in the Elmwood District. We are eager for the return of the vibrant community that we have only heard about—the small town in the middle of a big city—a place where the neighborhood worked and shopped, where the children played in clean, safe parks, and where residents and community leaders congregated. Few symbols of that past have survived. Those that have must be preserved. The historic York Dry Goods Building is an architectural treasure, and, along with the Phoenix Hotel and the buildings of Victorian Row, symbolizes what once was our vibrant town center—9th Avenue. These structures must lead the rebirth of the Elmwood District. We are concerned, however, that the city will instead try to solve all its social and economic ills on the back of our small struggling neighborhood. Specifically: We acknowledge the city’s need for affordable housing; however, not all of the affordable housing can be located here. We believe affordable housing will lower our property values even further while putting an additional burden on our local schools. The Homeless Shelter has contributed to increased crime in the neighborhood; plus the shelter attracts new homeless people to the area—people who cannot be accommodated in the shelter. The shelter must be closed. Other more established Yorktown neighborhoods must now shoulder this burden.
You will not fill our neighborhood with large-scale, six-, eight-, and ten-story buildings in order to fill up city coffers, attracting hundreds of people, traffic, and noise. Likewise, we will not let the city’s scramble for revenues result in a massive and ugly Q-Mart in our neighborhood. The Q-Mart will bring nightmarish traffic and large numbers of people from outside the neighborhood seven days a week, destroying Elmwood’s character. We will continue to vigorously support the city’s redevelopment efforts as long as they reflect and preserve the qualities that once made Elmwood Yorktown’s best neighborhood: distinctive, human-scale buildings; shops and businesses that served the needs of our residents; quiet residential streets; parks, playgrounds, and civic spaces. We property-tax-paying and voting homeowners in Elmwood will be equally vigorous in preventing any development that further damages our neighborhood.
Cordially,
Judith Abelson
President, Elmwood Neighborhood Alliance
Who benefited? Who did not? Who got some of what they asked for from the “New Elmwood”?
Skate On !
Jobs & Justices
The Old Urbanists
Grace Memorial Church
The Elmwood Neighborhood Alliance
proArts